Loading...
HomeMy WebLinkAbout04-10-2019 PC Reading File - EID 1484-2018 Initial Study (660 Tank Farm Rd and 3985 Broad St) reduced CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 1 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For EID-1484-2018 / SBVD-1483-2018, ARCH-1486-2018, SPEC-1492-2018 1. Project Title: “Northwest Corner” (NWC) Broad & Tank Farm Mixed-Use Commercial / Assisted-Living Center including Vesting Tentative Map #3115 2. Lead Agency Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 3. Contact Persons and Phone Number: David Watson, Contract Planner Brian Leveille, Senior Planner dave@watsonplanning.us (805) 704-8728 bleveille@slocity.org (805) 781-7166 4. Project Location: 3985 Broad Street and 660 Tank Farm Road 5. Project Sponsor’s Name and Address: NKT Development LLC and Westmont Development LP c/o C. M. Florence, AICP Oasis Associates 3427 Miguelito Court San Luis Obispo, CA 93401 6. General Plan Designation: Community Commercial with Special Focus Overlay, Business Park and Conservation Open Space. 7. Zoning: Community Commercial with Special Focus Overlay (C-C-SF) and Airport Area Specific Plan Designations: Business Park with Airport Area Specific Plan Overlay, (BP-SP), and Conservation Open Space with Airport Area Specific Plan Overlay (C/OS-SP). Reading File Pg 1 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 2 Project location Figure 1: Regional Location Figure 2: Project Vicinity, Site and Zoning Designations Reading File Pg 2 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 3 8. Description of the Project: The applicant is proposing a seven (7) lot subdivision on two parcels with a combined area of approximately 10.07 acres. Lot 1 of Vesting Tentative Tract Map (VTTM) 3115 would include the assisted living facility on 4.79 acres, and Lots 2-7 would comprise the commercial shopping center on 5.28 acres. The proposal is located within the Airport Area Specific Plan (AASP) located at 3985 Broad Street and 660 Tank Farm Road, San Luis Obispo, CA 93401 (APNs: 053-421-003 and -004). The two-parcel, 10±-acre property, contains a single-family residence at 660 Tank Farm Road, while 3985 Broad Street is currently vacant (Attachment 2, project plans). The proposed development project includes a retail shopping center and assisted living facility. See description below for greater detail. The proposed retail shopping center consists of an anchor retail grocer space and additional buildings for retail/restaurant use totaling 49,269 square feet in six (6) independent detached buildings. The assisted living facility would occupy the westerly portion of the development and include approximately 139 living units, support and administrative space in 133,656 square feet, serving residents of 60 years in age and older. Westmont Living is a retirement community that provides a spectrum of living options. State licensing is required to operate an assisted living facility. However, the level of assisted service is tailored to the individual needs of each resident. This allows each resident to “age in place” rather than relocate as their service needs change. Based on Westmont’s operations, approximately 50% of residents are considered independent living. These are residents of the community but are not utilizing Assistance with Daily Living (“ADL”) Services. The other 50% of residents require some form of assistance. For example, ADL’s include medication reminders, dressing or bathing assistance, transportation or mobility utilizing the assistance services or are memory care residents. The project is proposed for development in three main phases beginning with mass grading and subsequent development of the Westmont assisted living project, followed by the retail portion of the project. Additional proposed project details include: 1. A seven-lot subdivision, six (6) commercial lots ranging in size from 0.37 acres to 1.76 acres, and one (1) assisted living site of 4.79 acres; 2. The assisted living facility would include 111 assisted living units. Of these, approximately 50 - 60% are independent living, with the balance being assisted living. and 28 memory care beds, constructed in two phases; 3. Phase 1 of the assisted living = 72 assisted units and 28 memory care beds comprising 98,473 square feet (49,610 sf 1st Floor, 48,863 sf 2nd Floor) in a single building. Phase 1 parking and site improvements would consist of 70 parking spaces; 4. Phase 2 of the assisted living = 39 assisted units comprising 35,183 square feet (17,764 sf 1st Floor, 17,418 sf 2nd Floor) in an expanded building attached to the main Phase 1 facility; 5. Assisted living amenities at the site are proposed to include full meal services, entertainment and exercise rooms, movie theater and beauty-barber services; Reading File Pg 3 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 4 6. As a 24-hour operation, the assisted living facility is expected to employ approximately 80 full and part time staff. At any given time, as many as 18 employees would be on site for a given shift; 7. The assisted living facility will include various delivery receiving and service needs throughout each day, and will accommodate family and guest visitors throughout each day; 8. Assisted living parking is proposed at 70 parking spaces dedicated to residents and staff; 9. The commercial site is proposed to be developed in 1 phase, with construction of each of the six (6) proposed businesses at varying timeframes based on project demand; 10. Commercial center site improvements include 211 vehicle parking spaces, 11 motorcycle spaces, 16 bicycle racks and 16 bike lockers to serve the proposed uses; 11. Commercial retail uses, building and lot sizes, and associated parking on each distinct commercial parcel include: a. Lot 2 Retail 0.54 ac / 23,718 sq ft Bldg = 8,026 sq ft Parking = 19 sps b. Lot 3 Retail 0.37 ac / 16,007 sq ft Bldg = 3,205 sq ft Parking = 10 sps c. Lot 4 Restaurant 0.75 ac / 33,015 sq ft Bldg = 4,835 sq ft Parking = 39 sps d. Lot 5 Restaurant 0.66 ac / 28,920 sq ft Bldg = 4,982 sq ft Parking = 34 sps e. Lot 6 Retail-Rest. 1.20 ac / 52,196 sq ft Bldg = 6,240 sq ft Parking = 34 sps f. Lot 7 Grocer 1.76 ac / 76,499 sq ft Bldg = 21,981 sq ft Parking = 81 sps 5.28 ac / 230,355 sq ft Bldg = 49,269 sq ft Total = 217 sps 12. Demolition of the existing single-family residence on Tank Farm Road, 13. Amendment to the Airport Area Specific Plan to modify the land use designation from Business Park with Specific Plan Overlay (BP-SP) to Community Commercial with Special Focus Area and Specific Plan Overlay (C-C-SF-SP) and associated text amendments to update the Specific Plan consistent with the proposed project and Special Focus Area policies (Attachment 1), 14. General Plan Amendment and rezone for the 1.37 acre parcel at 660 Tank Farm Road modifying the land use designation from Business Park to Community Commercial and the Zoning Designation from Business Park (BP-SP) to Community Commercial with Special Focus Overlay (C-C-SF-SP). 15. Design Exception for Tank Farm Road frontage improvements to allow 11-foot vs. 12- foot wide travel lanes, and 16. Frontage and on-site improvements (Attachment 2, Project Plans). Two points of access from Tank Farm Road are proposed via a north-south driveway that is shared with the assisted living portion of the site, and a signalized intersection at the MindBody intersection that connects to the Industrial Way/Broad Street signalized intersection. Access from Broad Street is provided by a driveway located along the northerly property line. This driveway will also provide access to the SESLOC Federal Credit Union building to the north. The existing right-in/right-out driveway access to SESLOC from Broad Street would be eliminated. Reading File Pg 4 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 5 The site plan is configured with the smaller commercial buildings near and along the Tank Farm-Broad Street intersection, with parking located between the perimeter buildings and the anchor grocer. The anchor building is located at the northwest quadrant with its entry set at the southeast corner of the footprint near the center of the site. The remaining buildings are oriented on the Broad Street and Tank Farm Road frontages. Pedestrian access from the public sidewalk is provided at each corner of the site and at intermediate points, both on Broad Street and Tank Farm Road. At the corner of Tank Farm Road and Broad Street, a pedestrian walkway leads from the intersection diagonally between Buildings Three and Four to an interior dining patio. From the northeast corner at the entry drive on Broad Street, the pedestrian access passes through a patio and between Buildings Five and Six to the interior parking area and storefronts. Internal walkways link the retail buildings and connect to the assisted living portion of the project and the SESLOC property. The commercial buildings are designed with shed roof forms and overhangs with board and batten siding. Materials consist of a mix of storefront, plaster surfaces and vertical siding which are incorporated to provide variation in wall finishes. Other architectural elements include cantilevered awnings, canopies and trellis elements. The color selections for the project reflect a neutral earth tone palette. The proposed two-story, thirty-two (32) foot high assisted living building’s design incorporates an architectural style and materials consistent with the surrounding neighborhood. The color palette is neutral, and materials consist of a mix of Alumawood, Hardie siding, stucco, board and batten, and stone. The assisted living facility design incorporates use of simple shed roof forms, and board & batten and lap siding, with the intent to provide complementary forms and materials between the assisted living and retail project components. The proposed project has been designed to collect stormwater runoff from the seven (7) proposed buildings, landscaping, parking and drive aisles, and direct the water into underground storage facilities as a strategy to address current post-construction stormwater regulations. The impervious areas on site have been designed with gradients to direct stormwater through a storm drain system that will route the stormwater to the two (2) proposed underground storage facilities. Mitigation of impacts to 0.19 acres of seasonal wetland and ephemeral drainage area is incorporated into the project design and proposes a 3:1 replacement ratio with the enhancement of approximately .60 acres along the Orcutt Creek corridor. The enhancement plan provides for the removal of invasive non-native species and planting of native plans in the northwest corner of the site and creek setback areas along Orcutt Creek. Attachment 3, Biological Wetland Resource Assessment Reading File Pg 5 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 6 9. Site Setting and Surrounding Land Uses: The site’s topography is relatively level and currently supports non-native annual grassland and ruderal habitats. There is an existing soil stockpile on the southern area, which is to be used for the site grading of the proposed development. The site’s north and west boundaries are defined by drainage swales that flow west to the confluence with Orcutt Creek. The site supports disturbed non-native annual grassland, non-native trees, and ruderal (previously disturbed) habitats. The project site is located at the northwest corner of Broad Street and Tank Farm Road within the Airport Area Specific Plan (AASP). Surrounding uses include SESLOC Federal Credit Union to the north, a mobile home park to the west, Marigold Shopping Center to the east, and Mindbody offices and the Edna Valley M arket and Gas Station to the south. Orcutt Creek is located along the western boundary of the project site. The majority of the site (8.5 acres) is zoned Community-Commercial with Special Focus Area Overlay (C-C-SF). The Business Park (BP-SP) zoned portion of the site is approximately 1-acre. Surrounding adjacent land uses and zoning are provided in the table below: Land Use Existing Uses / Tenants North Business Park (BP-SP) SESLOC Federal Credit Union South Business Park (BP-SP) Mindbody, Edna Valley Market & Gas Station East Community Commercial (C-C) Marigold Shopping Center / Vons West Medium-Density Residential (R-2-SP) Hidden Hills Mobile Home Park 10. Project Entitlements Requested: • Vesting Tentative Tract Map 3115 • Architectural Review • Creek setback exception • Airport Area Specific Plan Amendments including associated development standards and amendment of the Specific Plan zone designation from BP-SP to C-C-SF-SP to be consistent with the rezone of the property which occurred when the Gener al Plan Land Use and Circulation Element (LUCE) was adopted in 2014. • General Plan Amendment and rezone for the 1.37-acre parcel at 660 Tank Farm Road modifying the land use designation from Business Park to Community Commercial and the Zoning Designation from Business Park (BP-SP) to Community Commercial with Special Focus Overlay (C-C-SF-SP). 11. Other public agencies whose approval is required: • SLO County Airport Land Use Commission - Airport Land Use Plan Consistency Determination Reading File Pg 6 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 7 • US Army Corps of Engineers Nationwide Permit 39 Commercial and Institutional Developments • Regional Water Quality Control Board 401 Water Quality Certification • California Department of Fish and Wildlife Streambed Alteration 1600 Permit 12. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources code section 21080.3.1? If so, has consultation begun? A Cultural Resources Survey of the project site (Terry L. Joslin, Ph.D, RPA, Central Coast Archaeological Research Consultants) has been prepared. Native American Tribes have been notified about the project consistent with City and State regulations. Attachments 1. General Plan, Rezone, and Specific Plan exhibit and associated proposed text amendments 2. Project plans (Includes Assisted Living Center, Commercial Shopping Center, Public Improvement Plans, and Vesting Tentative Tract #3115) 3. Biological Wetland Resource Assessment, Sage Institute Inc., August 28, 2014, updated March 16, 2018 4. Rincon Consultants, Inc. Air Quality Technical Memorandum, February 26, 2019 5. Central Coast Archaeological Research Consultants Cultural Resources Survey, April 2018 6. ALUC consistency determination, September 19, 2018 7. Rincon Consultants, Technical Memorandum (GHG analysis), April 1, 2019 8. 45 db Acoustical Assessment, October 31, 2017 9. Multi-Modal Transportation Impact Study, November 2018 Reading File Pg 7 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 8 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 and Housing Agricultural Resources Hazards & Hazardous Materials Public Services X Air Quality Hydrology/Water Quality Recreation X Biological Resources Land Use and Planning X Transportation & Traffic X Cultural Resources Energy & Mineral Resources Utilities and Service Systems Geology/Soils X Noise Tribal Cultural Resources X Mandatory Findings of Significance FISH AND GAME FEES There is no evidence before the Department that the project will have any potential adverse effects on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees. 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 Game 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 Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). Reading File Pg 8 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 9 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 envi ronment, there will not be a significant effect in this case because revisions in the project have been made, or the mitigation measures described on an attached sheet(s) have been added and 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 onl y 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 of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. April 3, 2019 Signature Date David Watson, Contract Planner For: Michael Codron Doug Davidson, Deputy Director Community Development Director Reading File Pg 9 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 10 EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except “No Impact” answers that are adequat ely 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 ch ecklist 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, o r 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. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected. 9. 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 Reading File Pg 10 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 11 1. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? 1,5 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? 1,5, 9, 35, X c) Substantially degrade the existing visual character or quality of the site and its surroundings? 1,5, 35, X d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? 1,5, 18, 35 X Setting The City’s General Plan Conservation and Open Space Element and Circulation Element assign scenic value ratings of ‘moderate’ and ‘high’ to several roadways in the City, based on the availability of views of sce nic resources from these public viewpoints. According to the Circulation Element of the General Plan, the segment of U.S. Highway 101 (U.S. 101) through the City of San Luis Obispo is identified as having moderate and high scenic value. The City’s General Plan Conservation and Open Space Element identifies Tank Farm Road has having high scenic value west of the intersection with Santa Fe Road, and moderate scenic value east of the intersection with Santa Fe Road. The Conservation and Open Space Element does not identify any “cones of view” or other important scenic vistas in the project site vicinity. Evaluation a)-&c) The proposed project is on the north side of Tank Farm Road with frontage along the moderate scenic value, east of Santa Fe Road and is visible from the portion of Tank Farm Road that is high scenic value west of Santa Fe Road. Existing views of the site consist of security fencing, non-native grasses and trees. Views through the site looking to the north-northeast from Tank Farm Road consist of commercial development on parcels to the north (Sesloc) and east (Marigold). Distant hillside views can be seen through the site and to the east along Tank Farm Road. The project would modify foreground views to the north and northeast through the site by constructing new buildings for the assisted living facility and commercial center development. The assisted living facility building is predominantly 26-feet at its high point to the top of the parapet and the commercial center development building heights range from 21-24 feet in height with some architectural feature projections reaching in the 26-27 foot range with the main anchor tenant architectural projections reaching 34 feet. The project would modify the foreground and middle ground views fro m Tank Farm Road by constructing new structures generally two stories in height, with frontage on Tank Farm Road. New development visible in the foreground and would block views of other structures looking to the north and northeast but would not block views of hillsides or other natural resources. Although new structures would block views of hillsides from the moderate scenic value portion of Tank Farm Road, these hillsides are not within designated scenic vistas, and there are no identified scenic “cones of view” through the site. The visual character of the site would be modified, as the existing vacant residence and non-native grasses and trees would be replaced with the proposed new development. Removal of existing trees would not degrade or block any designated high scenic views or otherwise degrade the existing quality of the site or surroundings, and the project would incorporate on -site landscaping and new plantings as part of the riparian enhancement of Orcutt Creek. Additionally, the project has been reviewed by the Architectural Review Commission (ARC) which recommended the Planning Commission find the project consistent with the Community Design Guidelines and AASP. Less than significant impact b) The project site is located along Tank Farm Road, approximately one and a half miles from U.S. 101, which is the nearest state highway to the site. The section of U.S. 101 through the City of San Luis Obispo is classified as an Eligibl e State Scenic Highway, but is not officially designated (Caltrans 2015). However, due to the distance between U.S. 101 and the project site, there are no available views of the project site from U.S. 101. Reading File Pg 11 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 12 d) Existing sources of nighttime lighting in the vicinity of the site include streetlights along Tank Farm Road and Broad Street, spillover lighting from surrounding development to the south and east, light from the headlights of vehicles traveling along Tank Farm Road and Broad Street, and from the single-family residence to the southeast. Development of the project site would result in an increase in ambient nighttime lighting through the addition of parking lot and security/safety lighting, and exterior fixtures associated with the assisted living facility use and commercial structures. The site would also experience an increase of headlights and vehicle glare from vehicles accessing the site. In addition, exterior building materials, windows, and surface paving materials may cause glare that could affect the nearby residence to the southeast. The project would be required to conform to the City’s Night Sky Preservation Ordinance (Zoning Regulations Chapter 17.23), which sets operation standards and requirements for lighting installations. These include limits on outdoor lighting that is misdirected, excess, or unnecessary, and meeting the minimum requirements of the California Code of Regulations for Outdoor Lighting and Signs (CCR Title 24, Chapter 6). The project would also be required to comply with City General Plan policies pertaining to lighting and glare (Policy 9.2.3 Outdoor Lighting), as well as the City’s Community Design Guidelines. Prior to development of the site under the proposed project, the applicant would also be required to provide an overall lighting plan that demonstrates that the project complies with the requirements of City Ordinance No. 17.18.030, which prohibits lighting or illuminated devices that would create glare which results in a hazard or nuisance on other properties. Compliance with applicable City policies and regulations would ensure that impacts associated with the creation of new sources of exterior lighting and glare would be less than significant. Conclusion: Less Than Significant Impact 2. AGRICULTURE RESOURCES. Would the project: 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? 1,9, 19 X b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? 12 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 or conversion of forest land to non-forest use? 19 X Evaluation a) The proposed project is not in agricultural use, is not located on lands considered prime agricultural soils, is in an area long designated for infill development in the Airport Area Specific Plan. No Impact b) There is no agricultural zoning or Williamson Act Contract in effect on the subject site. No Impact c) The project site has not been used for grazing in the past. Therefore, this project will not result in any direct loss of productive farmland. Other lands in the vicinity of the project site are either already developed or are slated by the AASP for eventual non-agricultural use whether this project proceeds or not. Therefore, this project has no direct correlation to any planned conversions of farmland to non-agricultural uses. The impacts of conversion of these lands to non-agricultural uses was evaluated both in the environmental documents for the City’s Land Use and Circulation Elements and the AASP and found insignificant. This project complies with said policies by being consistent with approved land use designations. No Impact Conclusion: No impact. Reading File Pg 12 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 13 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: a) Conflict with or obstruct implementation of the applicable air quality plan? 20,21, 35 X b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? 20,21, 33,35 X 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 qualitative thresholds for ozone precursors)? 20,21, 33,35 X d) Expose sensitive receptors to substantial pollutant concentrations? 20,21, 32,33 X e) Create objectionable odors affecting a substantial number of people? 4, 32 X Setting The City of San Luis Obispo is in the San Luis Obispo County portion of the SCCAB, which is under the jurisdiction of SLOAPCD. SLOAPCD monitors air pollutant levels to assure that air quality standards are met, and if they are not met, develops strategies to meet the standards. Depending on whether the standards are met or exceeded, the air basin is classified as being in “attainment” or as “non-attainment.” San Luis Obispo County is in non-attainment for the state 24-hour standard for particulate matter (PM10) and the state eight-hour standard for ozone (O3).1 The major sources of PM10 in the SCCAB are agricultural operations, vehicle dust, grading, and dust produced by high winds. Additional sources of particulate pollution include diesel exhaust; mineral extraction and production; combustion products from industry and motor vehicles; smoke from open burning; paved and unpaved roads; condensation of gaseous pollutants into liquid or solid particles; and wind -blown dust from soils disturbed by demolition and construction, agricultural o perations, off-road vehicle recreation, and other activities. Ozone is a secondary pollutant that is formed by a reaction between nitrogen oxides (NOX) and reactive organic gases (ROGs) in the presence of sunlight. Therefore, ozone levels are dependent on the amount of these precursors. In the SCCAB, the major sources of ROGs are motor vehicles, organic solvents, petroleum production, and pesticides. The major sources of NOX are motor vehicles, public utility power generation, and fuel combustion by various industrial sources. 2 Evaluation a) The San Luis Obispo Air Pollution Control District (SLOAPCD) adopted the 2001 Clean Air Plan (CAP) in 2002. The 2001 CAP is a comprehensive planning document intended to provide guidance to the SLOAPCD and other local agencies, including the City, on how to attain and maintain the state standards for ozone and PM10. The CAP 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 an appropriate control strategy for reducing ozone precursor emissions, thereby improving air quality. The proposed project is consistent with the general level of development anticipated and projected in the CAP. The proposed development’s location, uses, and intensity is generally consistent with planning envisioned in the City’s 2014 Land Use and Circulation Element update and with the CAP’s land use planning strategies, including locating the proposed development within an urban area proximate to an existing roadway, near transit services and shopping areas. Therefore, potential impacts would be less than significant. b), c) Construction Emissions Temporary construction activities associated with development under the proposed pro ject would generate criteria pollutant emissions (i.e., fugitive dust and ozone precursor emissions) as well as toxic air emissions (i.e., DPM emissions), which 1 SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf 2 SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf Reading File Pg 13 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 14 would contribute to the existing San Luis Obispo County non-attainment status for ozone and PM10. Table 1 summarizes the estimated short-term emissions from construction. Table 1 shows maximum daily and quarterly emissions during construction compared to the applicable SLOAPCD construction emissions thresholds. Table 1 Maximum Construction Emissions Daily (lbs/day) Quarterly (tons/quarter) ROG + NOX (combined) ROG + NOX (combined)1 Fugitive PM10 (dust)2 DPM2,3 Maximum Construction Emissions 115.8 3.0 0.2 0.1 SLOAPCD Significance Threshold 137 2.5 (Tier 1) 2.5 (Tier 1) 0.13 (Tier 1) Threshold Exceeded? No Yes No No See Appendix A for CalEEMod results. 1 The combined ROG and NOX emissions were derived from the rolling maximum quarterly emissions for “ROG + NOX” from CalEEMod. 2 Quarterly emissions for Fugitive PM10 and DPM were calculated by dividing maximum annual construction emissions from CalEEMod by 4, since construction activities would extend for a duration exceeding 90 days, as recommended by SLOAPCD. 3 The DPM estimations were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. As shown in Table 1, maximum construction emissions would not exceed the quarterly SLOAPCD thresholds for PM10 or DPM or the daily SLOAPCD threshold for ROG and NOX. However, maximum quarterly construction emissions would exceed the quarterly SLOAPCD threshold for ROG and NOX during the first quarter of construction, which includes the site preparation and grading phases. Therefore, temporary construction impacts related to emissions of ROG and NOX would be potentially significant unless mitigation is incorporated. Measures AQ-1 and AQ-2 are recommended to reduce this potential impact to a less than significant level. Measures AQ-1 and AQ-2 incorporate the standard construction equipment mitigation measures and BACT measures required by SLOAPCD for construction projects that exceed the 2.5 tons per quarter threshold for ROG and NOX emissions (Attachment 4, Rincon Consultants Air Quality Technical Memorandum). Less than significant impact with mitigation incorporated. Operational Emissions Development of the proposed project would result in an increase in vehicle trips that would generate new criteria pollutant emissions in the SCCAB. In addition, operation of new land uses on the project site would result in ongoin g emissions associated with natural gas use and area sources, such as landscaping, consumption of consumer products, and off -gassing from architectural coatings. 3 shows the daily and annual operational emissions associated with the development under the proposed project compared to the applicable SLOAPCD operational emissions thresholds. The analysis of operational emissions does not consider toxic air contaminants because the project does not include a stationary source of toxic air emissions that would impact adjacent sensitive receptors and the project site is not located close to a freeway or urban road with daily traffic volumes of greater than 100,000 vehicles.3 Table 3 Operational Emissions ROG + NOX (combined) Fugitive PM10 (dust) DPM1 CO Proposed Project Daily Emissions 23.5 lbs/day2 9.2 lbs/day 0.4 lb/day2 50.1 lbs/day SLOAPCD Daily Threshold 25 lbs/day 25 lbs/day 1.25 lbs/day 550 lbs/day 3 The CARB Air Quality and Land Use Handbook (2005) recommends avoiding siting new sensitive land uses within 500 feet of a freeway or urban roads with 100,000 vehicles per day. Reading File Pg 14 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 15 Threshold Exceeded? No No No No Proposed Project Annual Emissions 3.8 tons/year 1.4 tons/year 0.06 ton/year 7.7 tons/year SLOAPCD Annual Threshold 25 tons/year 25 tons/year n/a n/a Threshold Exceeded? No No n/a n/a 1 DPM estimates were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimate represents a worst case scenario because it includes all PM10 exhaust. 2 SLOAPCD specifies that CalEEMod winter emission outputs be compared to operational thresholds for these pollutants. Note: All numbers may not sum exactly due to rounding. As shown in Table , daily operational emissions associated with development under the proposed project would not exc eed SLOAPCD operational daily and annual thresholds for ROG and NO X, PM10, DPM, or CO. Therefore, long-term operational emissions would be less than significant. d) The project does not include stationary sources of toxic air emissions that would impact adjacent sensitive receptors and the project site is not located close to a freeway urban road with daily traffic volumes of greater than 100,000 vehicles.4 The nearest potential sensitive receptors would be the planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank Farm Road). Mitigation Measure AQ-2 includes provisions to address the unlikely potential the residential project is constructed prior to construction of the proposed project. Less than significant Impact with Mitigation Measure incorporated. e) The project would amend the AASP land use designation consistent with the General Plan and Zoning to allow the proposed uses that are consistent with the Community Commercial Zone (C -C). None of the uses are identified by SLOAPCD as uses that typically create objectionable odors5. In addition, the project site is surrounded by service commercial/business park land uses, an existing residence to the southeast, and open space and agricultural operations further to the southwest. None of these land uses include operations listed in the CEQA Air Quality Handbook as potential odor-contributing sources. Therefore, development under the proposed General Plan Amendment and rezone would not result in objectionable odors that would affect a substantial number of people. Less than significant impact. Conclusion: Potentially Significant Unless Mitigation Incorporated. Mitigation Measures AQ-1 Standard Control Measures for Construction Equipment . The following standard air quality mitigation measures shall be implemented during the site preparation and grading phases of construction at the project site: ▪ Maintain all construction equipment in proper tune according to manufacturer’s specifications; ▪ Fuel all off-road and portable diesel-powered equipment with CARB-certified motor vehicle diesel fuel (non-taxed version suitable for use off-road); ▪ Comply with the State Off-Road Regulation; ▪ Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; ▪ Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NO X exempt area fleets) may be eligible by proving alternative compliance; ▪ 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; Reading File Pg 15 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 16 ▪ Diesel idling within 500 feet of sensitive receptors shall not be not permitted;6 ▪ Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6 ▪ Equipment shall be electrified when feasible; ▪ Gasoline-powered equipment shall be substituted in place of diesel-powered equipment, where feasible; and ▪ Alternatively-fueled construction equipment shall be used on-site where feasible, such as compressed natural gas, liquefied natural gas, propane or biodiesel. AQ-2 Best Available Control Technology. Diesel construction equipment used during the site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified off -road engines and 2010 on-road compliant engines. 4. BIOLOGICAL RESOURCES. Would the project: 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? 5,15, 28,29, 35, 38,39 X b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? 5,15, 28,29, 35, 38,39 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, marshes, vernal pools, etc.) through direct removal, filling, hydrological interruption, or other means? 5,15, 28,29, 35, 38,39 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 wildlife nursery sites? 5,15, 28,29, 35, 38,39 X e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? 5,10, 29 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? 5,10, 29 X 4 The CARB Air Quality and Land Use Handbook (2005) recommends avoiding siting new sensitive land uses within 500 feet of a freeway or urban roads with 100,000 vehicles per day. 5 SLOAPCD CEQA Air Quality Handbook (2012) 6 SLOAPCD recommends that diesel idling and staging/queuing areas be prohibited within 1,000 feet of sensitive receptors. However, these restrictions would be infeasible for the proposed project because the project site is approximately 850 feet in length, and the nearest sensitive receptors would be the planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank Farm Road). Therefore, the diesel idling and staging/queuing area restrictions has been reduced to 500 feet. Reading File Pg 16 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed-Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 17 Setting The urbanized area of the City of San Luis Obispo lies at the convergence of two main geologic features: Los Osos Valley, which drains westerly into Morro Bay via Los Osos Creek, and 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. Much of the areas outside the city limits consist of open rangeland grazed year-round, along with agricultural lands dominated by annual crop rotations and vineyards. 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. The site currently supports disturbed non-native annual grassland and ruderal habitats (i.e., previously disturbed). The majority of the site has been developed with site improvements and buildings, etc., as recent as 2003, and dating back to approximately 1937 with buildings and active equipment/materials storage. The site has been vacant since 2004 when buildings were removed and the surface was cleared leaving only the non-native trees, the remaining vacant residence, and a temporary soil stockpile. The existing residence at 660 Tank Farm Road is to be removed as part of the proposed development. An approved soil stockpile exists on the southwest corner of the property. An ephemeral drainage with a low-flow channel and a small adjacent wetland floodplain at the eastern reach enters the site through a 24 -inch culvert in the northeast corner of the property (across from the Marigold Center entry of Broad Street) and flows west to the confluence with Orcutt Creek, located in the northwest corner of the shopping center site. Orcutt Creek flows southwesterly along the west edge of the property to a culvert under Tank Farm Road. The property is bordered by urban development on the north, east, and south sides with residential development to the west. Part of the project(s) description is to enhance the riparian corridor and replace a small wetland removed to enable the entry off Broad Street. Based upon circulation between the proposed projects and the existing SESLOC facility, located north of the subject properties, the Broad Street access will impact 0.19 acres of seasonal wetland. Included in the impact area is a new crossing of the ephemeral drainage required to provide access from the subject properties to the existing SESLOC facility. Onsite enhancement of approximately 0.60 acre along the Orcutt Creek corridor is a part of the proposed project description to mitigate for impacts to the 0.19-acre seasonal wetland and ephemeral drainage crossing at a 3:1 replacement ratio. The enhancement plan will also include removal of noxious invasive non-native herbaceous and woody species, while a new native plant planting program is proposed in the northwest corner and creek setback areas along Orcutt Creek. Table CMMP-1 from the Sage Biological Assessment (Attachment 3) is a list of creek enhancement plantings proposed as part of the project. Methods of Survey and Assessment Sage conducted a review of available background information including the proposed project information, aerial photographs dating back to 1937, NRCS Soils Survey information, and a search and review of the current California Natural Diversity Data Base (CNDDB) within an approximate five-mile search radius of the proposed project site. The five -mile radius was used as the typical 10-mile search radius would have included areas well outside of the city limits that would not be relevant to this study in the urbanized City of San Luis Obispo. The CNDDB provided a list with mapped locations of special -status plant and wildlife species, as well as natural communities of special concern, that have been recorded within the region of the project site. Sage conducted field reconnaissance surveys of the proposed project site on May 20, July 10, and July 31, 2014; July 3, 2017; and February 22, 2018. The purpose of the field surveys was to document existing conditions within the project site in terms of habitat for plants and wildlife species, and the potential to support jurisdictional wetlands, riparian habitats, and/or waters of the U.S./State. Plant and wildlife species observed in the field were recorded. The field surveys included a thorough and Reading File Pg 17 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 18 complete springtime floristic inventory and rare plant survey in 2014 of observable and identifiable plants. The 2017 and 2018 field surveys affirmed conditions are unchanged from the 2014 initial field surveys. A wetland delineation and preliminary jurisdictional determination was completed identifying Army Corps of Engineers jurisdiction authority under their Nationwide Permitting Program. The study area habitat types were described by the aggregation of plants and wildlife based on the composition and struct ure of the dominant vegetation observed at the time the field reconnaissance was conducted. The determination of jurisdictional wetlands and/or waters of the U.S./State was made using the currently accepted U.S. Army Corps of Engineers (Corps) wetland delineation methodology and Clean Water Act Section 404 implementing regulations and guidance. PLANT COMMUNITIES - The project site supports the following distinct plant communities: 1) disturbed non-native annual grassland with non-native trees; and 2) an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non-native blackberry thicket. Orcutt Creek along the western edge of the project area is choked with non-native forbs and shrubs. Figure 4 of the Sage report provides a habitat map. Figure 6 provides a set of representative photographs of the existing conditions of the proposed project site. All plant species observed during the field surveys including rare plant survey are included in the Sage Report (Attachment 3) DISTURBED NON-NATIVE ANNUAL GRASSLAND – The disturbed annual grassland habitat, is dominated by nonnative annual grasses and herbaceous broadleaf plant species, along with very few native species. Disturbed non -native annual grassland habitat occurs as the dominant habitat type over the entire project site with the exception of the ephemeral drainage that runs along the north property border. The approximately 9.3-acres of disturbed annual grassland within the study area was observed to be very low in species diversity and dominated by a near pure stand of wild oats (Avena barbata). Other plant species observed in the non-native grassland habitat include, ripgut brome (Bromus diandrus), filaree (Erodium cicutarium), cheeseweed (Sidalcea sp.), fennel (Foeniculum vulgare), wild radish (Raphanus sativus), poison hemlock (Conium maculatum), harding grass (Phalaris aquatica), teasel (Dipsacus sativus), shortpod mustard (Hirschfeldia incana), bur -clover (Medicago polymorpha), milk thistle (Silybum marianum), narrow-leaf milkweed (Asclepias fascicularis), and bristly ox- tongue (Helminthotheca echioides). A few coyote brush shrubs (Baccharis pilularis) are scattered on the site along with non- native pine, cypress, acacia, and eucalyptus trees. WILDLIFE - The mosaic of remnant patches of ruderal and vacant lands within the urbanized landscape on and around the project area can provide habitat for a variety of wildlife species that have become adapted to the urban environment such as raccoons, opossums, ground squirrels and other rodents, and reptiles. Even in urbanized areas, drainage corridors and trees can provide high quality habitat for a variety of wildlife species that have become adapted to the urban environment, but in particular to resident and migratory birds. Common birds observed during field surveys included the northern mockingbird, house finch, American goldfinch, and red-tailed hawk. Given that the site is surrounded by urban development, other wildlife use is likely limited with generally low wildlife values attributed to this disturbed site. EPHEMERAL DRAINAGE & SEASONAL WETLAND – An ephemeral drainage swale and low-flow channel runs just offsite along the north property boundary from a 24 -inch culvert under Broad Street at the northeast property corner to the confluence with Orcutt Creek, which then cuts across the northwest corner of the site. For the most part, the drainage channel runs outside the property adjacent to the northern border. It appears to sheet flow over some of the property along an upper terrace above the drainage but below the general elevation of the rest of the property. A small s tand of arroyo willow (Salix lasiolepis) occurs at the northwest corner with one small isolated tree in the center of the drainage. A patch of bulrush (Schoenoplectus sp.), a Himalayan blackberry (Rubus armeniacus) thicket, and one Canary Island date palm (Phoenix canariensis) occur along the drainage. The upper terrace was dominated by Harding grass, teasel, soft chess, rab bitsfoot grass (Polypogon sp.), and bristly ox-tongue. A patch of yerba mansa (Anemopsis californica) is mostly offsite in the swale wi th a small amount encroaching onto the site along the property line. Orcutt Creek with an established bed, bank, and chan nel runs along the western property line and is choked with non-native Italian rye grass (Festuca perennis), harding grass, bristly oxtongue, and castor bean (Ricinus communis) for most of its length. WATERS OF THE U.S., WATERS OF THE STATE & WETLANDS - The ephemeral drainage swale with low-flow channel is located just offsite adjacent to the northern property line of the McBride parcel. The limits were shown on the SESLOC grading plans as jurisdictional waters of the U.S., subject to U.S. Army Corps of En gineers (Corps), and waters of the State by the California Department of Fish and Wildlife (CDFW). Currently it appears that any source of hydrology for the ephemeral drainage is from a culvert outfall just offsite at the northeast corner of the McBride pr operty from runoff from surrounding Reading File Pg 18 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 19 commercial and residential development. The drainage appears to become a prominent drainage feature between 1994 and 2002 with the development of the Marigold Shopping Center. Appendix B of the Sage report provides the details of a wetland delineation and preliminary jurisdictional determination evaluation performed on the terrace that runs on the McBride parcel adjacent to the ephemeral drainage that runs just offsite along the northern property boundary of the McBrid e parcel. There is evidence of overflow flooding wetland hydrology (drift lines of debris and sediment deposits) from the ephemeral drainage onto the McBride parcel on a terrace that runs along the drainage on the McBride property. The evaluation of soi ls indicated field indicators of hydric soils suggesting a regular flooding regime over time during the wet season. The upper re ach of the terrace was dominated by Harding grass (Phalaris aquatica), teasel (Dipsacus sativus), soft chess (Bromus hordaceous), rabbitsfoot grass (Polypogon sp.), and bristly ox -tongue (Helminthotheca echioides) that does not represent a wetland vegetation community. While some level of overland flow appears to occur, with the exception of the bulrush patch, the ephemeral natu re of the drainage overflow does not manifest a definitive wetland plant community. However, given several years of below normal rainfall at the time of the delineation in 2014, this area was treated as problem area wetland. As such, based on the presence of hydric soils and wetland hydrology, approximately 0.19 acre (8,166 square feet) of jurisdictional seasonal wetland occurs on the bench above the ephemeral drainage along the northern property boundary on the McBride parcel. Figures JD -1 and JD-2 in Appendix A of the Sage report show the location and extent of wetlands delineated adjacent to the ephemeral drainage as described above. The ephemeral drainage meets Orcutt Creek at the northwest corner of the McBride property becoming Orcutt Creek that exhibits a distinct bed, bank and channel. As described above, this reach of Orcutt Creek is choked with non -native grasses, forbs, and shrubs. Orcutt Creek has been in its current alignment as a tributary drainage since as far back as 1937. Given it flows through a sequence of creeks to San Luis Obispo Creek and the Pacific Ocean, Orcutt Creek is considered a tributary jurisdictional water of the U.S./State. The Ordinary High-Water Mark (OHWM) and top of bank are essentially the same along this reach representing the federal and state jurisdictional limits respectively. Approximately 0.23 acre of jurisdictional waters of the U.S./State are associated with Orcutt Creek through the project area. The botanical surveys resulted in no observations of any rare, threatened, or endangered plant species within the project sit e. Further, the observable and identifiable plants, disturbed soil surface from over 70 years of human use on the site is further evidence the site does not support any special -status plants. A field survey by Sage in 2018 confirmed that site conditions are unchanged since the 2014 floristic inventory and rare plant survey. Given the urban setting with a limited diversity of non-native grassland species, and the ephemeral nature of drainage along the north property line, the project site does not support suitable habitat for any special status wildlife species. Therefore, no impacts from site development are anticipated. a-b) Implementation of the proposed project would result in impacts to vegetation and wildlife utilizing disturbed non -native annual grassland habitat from the development of the site. Tree removal and ground disturbance, even to the ruderal annual grassland habitat, could impact nesting birds if conducted during the nesting season. This would be considered a potentially significant impact. Mitigation Measure BIO-1 is included to reduce potential impacts to less than significant levels. Less than significant impact with mitigation incorporated. c) Development of access from Broad Street along the north project boundary would impact approximately 0.19 acre of seasonal wetland habitat associated with the ephemeral drainage. This would be considered a potentially significant impact without mitigation. Mitigation Measures MM BIO-1, BIO-2 and BIO-3 are noted below to reduce potential impacts to a less than significant level. d) The proposed project includes creek restoration consistent with policies in the AASP for creeks which are in degraded condition. The project also would not remove protected trees and includes substantial plantings within the development plan and as a part of the restoration component of the project. The project does not conflict with local policies or ordinances regarding tree preservation or protection of biological resources. Less than significant impact. Reading File Pg 19 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 20 e) The project site is not part of a local, regional, or state habitat conservation plan and therefore would have not have an impact. The site does not contain any heritage trees or any biological resources that are protected by local policies or ordinances. No impact. Conclusion: Potentially Significant Unless Mitigation Incorporated. BIOLOGIC MITIGATION MEASURES The following mitigation measures are recommended to avoid, minimize and compensate for potentially significant impacts on biological resources. BIO-1 Vegetation removal and initial site disturbance for any project ele ments shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the bird nesting season (Febru ary 1st to August 31st), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non- disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts o n nesting birds to a less-than-significant level. BIO-2 The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for the proposed road crossing. S hould a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will b e implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mit igation for unavoidable permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation o f the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance wo uld reduce potential impacts on waters of the U.S. to a less-than-significant level. BIO-3 The applicant shall obtain compliance with Section 1602 of the California Fish and Ga me Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property own ers shall implement all the terms and conditions of the agreement to the satisfaction of the CDFG. The CDFG Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFG may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on wate rs of the U.S. to a less-than-significant level. Reading File Pg 20 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 21 5. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historic resource? (See CEQA Guidelines 15064.5) 12,23, 24,25 X b) Cause a substantial adverse change in the significance of an archaeological resource? (See CEQA Guidelines 15064.5) 12,24, 25,36 X c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? 12,24, 25 X d) Disturb any human remains, including those interred outside of formal cemeteries? 26, 36 X Pre-Historic Setting: As outlined in the City’s LUCE Update EIR, 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 central coast region may have begun during the late Pleistocene, as early as 9000 B.C., demonstrating that historical resources began their accumulation 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. Historic Resource Setting: The area of San Luis Obispo became colonialized by the Spa nish Incursion initially in 1542, with the first official settlement on Chumash T erritory occurring in 1772, when the Mission San Luis Obispo de Tolosa was established. By the 1870s (after the earliest arrivals of Chinese immigrants in 1869), a Chinatown district had been established in the downtown area near Palm and Morro Street. By 1875, 2,500 residents were documented in a 4-square mile area around what is now the City of San Luis Obispo. By 1901, the City was served by the Pacific Coast Railway and ma inline Southern Pacific, and in 1903 the California Polytechnic State University was established. The last era of growth generally lasted from 1945 to the present. Many of the residential subdivisions in the Foothill and Laguna Lake area were developed bet ween 1945 and 1970 and the city’s population increased by 53% during this time. Central Coast Archaeological Research Consultants (CCARC), April 2018 Analysis (Attachment 5): The purpose of this study was to determine if there are cultural resources wit hin the study area, pursuant to the California Environmental Quality Act (CEQA) of 1970, as amended, (Sections 21083.2 and 21084.1) and Sections 5020 through 5024 of the Public Resources Code which mandates public agencies to consider the effects of projec ts on historic properties. These regulations require public agencies to identify the environmental impacts of proposed undertakings, determine if the impacts will be significant and identify alternatives and mitigation measures that will substantially reduce or eliminate significant impacts to the environment. The CCARC study also adheres to the standards established by the San Luis Obispo County Department of Planning and Building, “A Guide to Archaeology and Historic Resources”. Archival research focused on primary and secondary sources to develop a general historic context and lot-specific information for the immediate project area. To identify previously recorded archaeological and historical sites, the author of this repor t reviewed archaeological site records, site location base maps, GIS layers and cultural resources survey and excavation reports on file at the Central Coast Information Center (CCIC), University of California, Santa Barbara. Records search included information on all surveys within a 0.25-mile radius of the current project area and sites within a 0.5-mile radius. In addition to this research effort, CCRAC consulted the National Register of Historic Places (NRHP) via the National Register Informatio n Service (NRIS), the official on-line database of the NRHP; the California Inventory of Historic Reso urces (California 1976); and the California Historical Landmarks (California 1995). The comprehensive records search revealed the current study area has not been surveyed, and no cultural resources are within or in the immediate vicinity of current study s urvey area. Over 29 cultural resources studies have been conducted within a 0.25 -mile radius, the majority of which are for small lot surveys, land use planning, and infrastructure development. Of the five documented surveys and adjacent to the current study area (Bertrando 2013; Conway 1999, 2004, 2005; Mikkelsen et al. 2001), no cultural resources were discovered within or in the vicinity of the 365 Prado Road survey area. Three studies (i.e ., Conway 1999, 2004; Mikkelsen et al. 2001) overlap with the cur rent study area, and the documents reveal no resources were identified on a highly modified landform. Gibson’s (1993, 2001) intensive surveys in the Tank Farm road region also failed to iden tify cultural resources. Additionally, the author of this report has Reading File Pg 21 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 22 conducted three studies in the general vicinity of the study area, and knowledge on the current survey area suggests a low likelihood of archaeological deposits within the project area. T hree prehistoric archaeological sites (CA-SLO-785, -1427, and -2044) are recorded within the 0.5 -miles of the project area, on a landforms that has been subject to severe alteration during construction of residential buildings, roads, landscaping, and util ities. The closest site is CA-SLO-1427 (four mortar cups) is situated approximately 450 meters north (Dills 1990). Approximately 525 meters to the southeast (along Route 227) is CA - SLO-2044, a highly disturbed, redeposited marine shell scatter. (Mikkelsen et al. 2001) CA-SLO-785 (a spare marine shell scatter) is situated approximately 575 meters southeast (Dills 1994). Also in the same vicinity of the project area is the expansive Union Oil Company Tank Farm (P-40-041195) which consists of an extensive oil tank farm and associated infrastructure (Conway 2008). A thorough review of the reports on file at the CCIC revealed that no archaeological materials associated with these sites have been found on the surface or during construction adjacent to the current Prado Road project. In an effort to insure the Northern Chumash community is apprised of the project, CCARC called individuals that had expressed an interest to CCARC in the current undertaking. The proposed project was reviewed, and CCARC provided the results of the records search and field survey of the project area. Prior to the field study Fred Collins, representative of the Northern Chumash Tribal Council was contacted (20 March 2018). Mr. Collins was the only Tribal representative to return CCARC calls (on 21 and 22 March 2018), and a collaborative conversation resulted in no cultural resources concerns within the project area. Although located within an area of moderate archaeological sensitivity − archival research, previous surveys, initial consultation with the Northern Chumash and an intensive archaeological field survey of the project area located at the Northwest Corner of Broad Street and Tank Farm Road San Luis Obispo, California identified no cultural resources. No further archaeological work is required or recommended within the acreage studied during this survey. a) The project site is not designated or listed as a historic resource and not located within a historic district. There are no historic structures on the site. Less than significant impact b-d) The project site is not located within a designated burial sensitivity area and the project is not considered an archaeologically sensitive site as described in the CCARC study (Attachment 5) or the City’s Archaeological Resource Preservation Program Guidelines. The project site is located in an area that does not contain any unique geological feature and possesses no known unique paleontological resources. No further archaeological work is recommended per the CCARC cultural resources survey. In the event cultural resources or human resources are discovered, mitigation measures CR-1 and CR-2 are recommended. Impacts are less than significant with mitigation included. CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources. In the event that historical or archaeological remains are discovered during earth disturbing activities associated with the project, an immediate halt work order shall be issued and the Community Development Director shall be notified. A qualified archaeologist shall conduct an assessment of the resources and formulate proper mitigation measures, if necessary. After t he find has been appropriately mitigated, work in the area may resume. A Chumash representative shall monitor any mitigation excavation associated with Native American materials. CR-2 Halt Work Order for Discovery of Human Remains. In the event that human remains are exposed during earth disturbing activities associated with the project, an immediate halt work order shall be issued and the Community Development Director shall be notified. State Health and Safety Code Section 7050.5 requires that no furt her disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If th e remains are determined to be of Native American descent, the coroner shall notify the Native American Heritage Commission within 24 - hours. Notices regarding local tribal consultation outreach per AB 52 have been provided. To date one reply has been made from a tribal representative requesting further clarification on the surface surveys conducted by the applicant’s archaeology consultants. No additional comments have been received. Conclusion: Less Than Significant with mitigation incorporated. Reading File Pg 22 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 23 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including risk of loss, injury or death involving: I. Rupture of a known earthquake fault, as delineated in 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. 4,17, 29 X II. Strong seismic ground shaking? 4,17 X III. Seismic-related ground failure, including liquefaction? 4,17 X IV. Landslides or mudflows? 4,17 X b) Result in substantial soil erosion or the loss of topsoil? 17,29 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 landslides, lateral spreading, subsidence, liquefaction, or collapse? 4,17 X d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? 4,14 X 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? 4,14, 17 X Evaluation As discussed in the recent City LUCE Update EIR, San Luis Obispo lies within the southern Coast Range Geomorphic Province. This province lies between the Central Valley of California and the Pacific Ocean and extends 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 o f 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 are al l comprised of these volcanic plugs. 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 East and West Huasna Faults, the Nacimiento Fault Zone, the Oceano Fault, the Oceanic Fault, Cambria Fault, the Edna Fault, the Hosgri Fault, and the Los Osos Fault. The East and West Huasna Faults, the Nacimiento Fault Zone, the Cambria Fault, and the Edna Fault have not yet been officially classified by the California Division of Mines and Geology. The Alquist‐Priolo Earthquake Fault Zone (formerly known as a Special Studies Zone) is an area within 500 feet from a known active fault trace that has been designated by the State Geologist. Per the Alquist‐Priolo legislation, no structure for human occupancy is permitted on the trace of an active fault. The portion of the Alquist‐Priolo 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, or upper‐bound earthquake ground motion, applied to public use facilities like schools or hospitals. Reading File Pg 23 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 24 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. Much of the development in San Luis Obispo is in valleys, where there is low potential for slope instability. However, the city contains extensive hillsides. Several are underlain by the rocks of the Franciscan group, which is a source of significant slope instability. The actual risk of slope instability is identified by investigation of specific sites, including subsurface sampling, by qual ified 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 as a consequence of increased pore water pressure. As a result, structures built on this material can sink into the alluvium, buri ed 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 underlyi ng 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 investigations have found that the risk of settlement for new construction can be reduced to an acceptable level through careful s ite 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. This compression can occur naturally with the accumulation of sediments over porous alluvial soils within river valleys. Settlement can also result 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. Portions of the City have been identified as possibly being underlain by soft organic soils, resulting in a high potential for settlement (General Plan Safety Element). Subsidence: Ground subsidence occurs where underlying geologic materials (typically loosely consolidated surficial silt, sand, and gravel) undergo a change from looser to tighter compaction. As a result, the groun d surface subsides (lowers). Where compaction increases (either naturally, or due to human activity), 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 (water is removed from pore space as the water table drops, causing the ground surface to settle) • Tectonic subsidence (ground surface is warped or dropped lower due to geologic factors such as faulting or folding); and • Earthquake‐induced shaking causes sediment liquefaction, which in turn can lead to ground ‐surface subsidence. Expansive Soils: Expansive soils are soils that are generally clayey, swell when wetted and shrink when dried. Wetting can occur in a number of ways (i.e., absorption from the air, rainfall, groundwater fluctuations, lawn watering, broken water or sewer lines, etc.). Soil expansion can cause subtle damage that can red uce structural integrity. Portions of the city are known to exhibit the soil types (refer to General Plan Safety Element) identified as having a moderate to high potential for expansion. Site Specific Analysis (Reference Source 17): The subject sites include gradually sloping conditions with scattered trees and a stockpile of soil from earlier earth moving activity. Subsurface investigations reveal a silty clayey sand material, noted by the study authors as “Site Classification D”, containing a medium range expansion classification, conforming to San Luis Obispo Building Codes. Perched groundwater was encountered in a thin gravel layer at approximately 9 -12 feet in depth. Infiltarion testing was also completed as part of the Geotechnical analysis. The a nalysis indicates that the site does not lie within identified Earthquake Fault Zones, but closest fa ults in the vicinity include Los Osos Fault (~2.8 miles) and San Luis Range Fault (~7.4 miles). Rinconada, Hosgri and San Andreas Faults are ~10, ~23 and ~58 miles distance respectively. The analysis concludes that liquefaction and landslide hazards at the site are minimal potential. A series of detailed geotechnical engineering recommendations are offered should the project proceed to the construction do cument phase, consistent with City codes and standards. Reading File Pg 24 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 25 a), b), c), d) Although there are no fault lines on the project site or within close proximity, the site is located in an area of “High Seismic Hazards,” specifically Seismic Zone D, which means that future buildings constructed on the site could be subjected to excessive ground shaking in the eve nt of an earthquake. The soils engineering report states that the potential for seismic liquefaction of soils at the site is minimal. Structures are required to be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone D and City Codes require new structures be built to resist such shaking or to remain standing in an earthquake. Based on conformance to city regulations, impacts are considered less than significant. e) The subject site will be connected to the city’s wastewater collection and disposal system and will therefore not impact septic or alternative waste disposal systems. No Impact Conclusion: Less than significant impact 7. GREENHOUSE GAS EMISSIONS. Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? 13,20, 21, X b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. 13,20, 21,33 X Setting In response to an increase in man-made GHG concentrations over the past 150 years, California has implemented legislation to reduce statewide emissions. Assembly Bill 32 (AB 32) codifies the Statewide goal of reducing emissions to 1990 levels by 2020 (essentially a 15% reduction below 2005 emission levels) and the adoption of regulations to require reporting and verification of statewide GHG emissions. Senate Bill 32 (SB 32) extends AB 32, requiring the State to further reduce GHGs to 40 percent below 1990 levels by 2030. On December 14, 2017, the California Air Resources Board (ARB) adopted the 2017 Scoping Plan, which provides a framework for achieving the 2030 statewide target set by SB 32. The 2017 Scoping Plan does not provide project-level thresholds for land use development. Instead, it recommends that local governments adopt policies and locally-appropriate quantitative thresholds consistent with a statewide per capita goal of six metric tons (MT) CO 2e by 2030 and two MT CO2e by 2050 (ARB 2017). As stated in the 2017 Scoping Plan, these goals may be appropriate for plan -level analyses (city, county, subregional, or regional level), but not for specific individual projects because they include all emissions sectors in the S tate. Significance Thresholds The California Environmental Quality Act (CEQA) Guidelines, Appendix G Environmental Checklist, includes the following two questions regarding assessment of GHG emissions: • Would the project generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment? • Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emission of GHGs? As stated in the CEQA Guidelines, these questions are “i ntended to encourage thoughtful assessment of impacts and do not necessarily represent thresholds of significance” (Title 14, Division 6, Chapter 3 Guidelines for Implementation of the CEQA, Appendix G, Environmental Checklist Form). The City of San Luis Obispo has not adopted GHG emissions thresholds for use in CEQA documents. According to the adopted SLOAPCD guidance, the following three quantitative thresholds may be used to evaluate the level of significance of GHG emissions impacts for residential and commercial projects: 1. A project would have a significant impact if it is not consistent with a qualified GHG reduction strategy that meets the requirements of the State CEQA Guidelines. If a project is consistent with a qualified GHG reduction strategy, it would not Reading File Pg 25 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 26 have a significant impact; OR, 2. Bright‐Line Threshold. A project would have a significant impact if it would generate GHG emissions in excess of the “bright‐line threshold” of 1,150 MT of CO2e per year; OR, 3. Efficiency Threshold. A project would have a significant impact if it would generate GHG emissions in excess of the efficiency threshold of 4.9 MT of CO2e per service population per year. The service population is defined as the number of residents plus employees for a given project. The efficiency threshold is specifically intended to avoid penalizing large‐scale plans or projects that incorporate emissions‐ reducing features and/or that are located in a manner that results in relatively low vehicle miles traveled. The City of San Luis Obispo Climate Action Plan (CAP), adopted in 2012, serves as the City’s qualified GHG reduction strategy. The GHG‐ reducing policy provisions contained in the CAP were prepared with the purpose of complying with the requirements of AB 32 and achieving the goals of the AB 32 Scoping Plan, which have a horizon year of 2020. Therefo re, the City’s CAP is not considered a qualified GHG reduction strategy for assessing the significance of GHG emissions generated by projects with a horizon year post‐2020. Therefore, to assess the proposed project, the SLOAPCD GHG thresholds were reduced by 40 percent to account for the continued reductions required by 2030 under SB 32. Therefore, the bright line threshold was reduced to 1,035 MT CO2e and the efficiency threshold was reduced to 4.41 MT of CO2e per service population for assessing 2022 (Attachment 7, Rincon GHG Analysis, Technical Memorandum). Evaluation Based on the methodology summarized in “Methodology and Assumptions”, the primary sources of direct and indirect GHG emissions have been calculated for year 2022. Table 2 summarizes the project’s GHG emissions. a) As shown in the above table, annual emissions associated with implementation of the proposed project would be 4.17 MT of CO2e per service person, which would not exceed the significance threshold of 4.41 MT of CO 2e per service person. Less than significant impact. b) The proposed project is consistent with goals from the City’s CAP (a qualified GHG reduction strategy) since it locates a mixed-use development in close proximity to stops on the SLO Transit 1A (Johnson/Tank Farm) route, as well as commercial business park and industrial uses south of Tank Farm and east of Broad Street. The project would not conflict with goals and policies adopted to reduce GHG emissions. Less than significant impact. Conclusion: Less than significant impact. Reading File Pg 26 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 27 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? 4,9 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? 2,4,9 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? 9,10 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, it would create a significant hazard to the public or the environment? 9,31 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? 1,4,27 43 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? 1,4 X g) Impair implementation of, or physically interfere with, the adopted emergency response plan or emergency evacuation plan? 4,27 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 residents are intermixed with wildlands? 4,9,27 X Evaluation As outlined in the recent City LUCE Update EIR, the analysis of hazards and hazardous material impacts relates to hazards regarding safety risks posed by airport flight patterns, impeding of adopted emergency response/evacuation plans, and wildland fires where wildlands are adjacent to urbanized areas; and hazardous materials or substances regarding routine transport or disposal of substances, explosion or release of substances, and emissions or handling of 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 in rural areas, including areas on the edge between urban and rural land (commonly called the wildland interface), are highly influenced by the slope of the landscape and site vegetation and climate. This risk is somewhat amplified by the native, Mediterranean vegetation common to the rural setting in which the City is located that has evolved to rely on wildfires for its ecological sustainability. Where wildland fires may be a threat, plant fuels are often managed by replacement planting, grazing, plowing, or mechanical clearing. 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. This includes, for example, chemical materials such as petroleum products, solvents, pesticides, herbicides, paints, metals, asbestos, and other regulate d chemical materials. Additionally, hazards i nclude 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 potential for risks associated with hazardous materials are varied regionally. The primary risk concerns identified by the City, as stipulated in the City’s General Plan Safety Element, include Reading File Pg 27 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 28 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 a rai l corridor 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. Aircraft flight operations are determined largely by the physical layout of the airport and rules of the Federal Aviation Administrati on. The County manages activities on the airport property through the Airport Land Use Commission (ALUC). As the means of fulfilling these basic obligations, the ALUC must prepare and adopt Airport Land Use Plans (ALUPs) for each airport within their jurisdiction. The policies in the ALUP are intended to minimize the public’s exposure to excessive noise and safety hazards while providing for the orderly expansion of airports (Public Utility Code Section 21670(a)(2). The ALUC has developed an ALUP for the San Luis Obispo County Regional Airport that was first adopted in 1973, was updated in May 2005 and is currently being updated. The ALUP has identified safety zones with associated land use density and intensity restrictions. The ALUP defines these as: • Runway Protection Zones – Areas immediately adjacent to the ends of each active runway, within which the level of aviation safety risk is very high and in which, consequently, structures are prohibited and human activities are restricted to those which require only very low levels of occupancy. • Safety Areas S‐1 a through c – The area within the vicinity of which aircraft operate frequently or in conditions of reduced visibility at altitudes less than 500 feet above ground level (AGL). • Safety Area S‐2 – The area within the vicinity of which aircraft operate frequently or in conditions of reduced visibility at altitudes between 501 and 1000 feet above ground level (AGL). Because aircraft in Area S ‐2 are at greater altitude and are less densely concentrated than in other portions of the Airport Planning Area, the overall level of aviation safety risk is considered to be lower than that in Area S‐1 or the Runway Protection Zones. a) The proposed project would not create a significant hazard to the public or to the environment through the routine transport, use, or disposal of hazardous materials. Construction of the proposed project would be required to comply with applicable building, health, fire, and safety codes. Hazardous materials would be used in varying amounts during construction and occupancy of the project. Construction and maintenance activities would use 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. The amount of materials used would be small, so the project would not create a significant hazard to the public or to the environment through the routine transport, use, or disposal of hazardous materials, as such uses would have to comply with applicable federal, state, and local regulations, 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. With respect to operation of the project, it is not anticipated any of the uses allowed on site would generate significant amounts of hazardous materials. This issue would be considered a less than significant impact. b) The proposed project uses 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. Implementation of Title 49, Parts 171–180, of the Code of Federal Regulations and stipulations in the General Plan Safety Element would reduce any impacts associated with the potential for accidental release during construction or occupancy of the proposed project or by transporters picking up or delivering hazardous materials to the project site. These regulations establish standards by which hazardous materials would be transported, within and adjacent to the proposed project. Where transport of these materials occurs on roads, the Californ ia Highway Patrol is the responsible agency for enforcement of regulations. Compliance with existing regulations would ensure impacts related to hazardous materials exposure would be less than significant. c) The proposed project is a commercial and mixed-use residential development with parking and associated amenities and is not located within ¼ mile of a school. The proposed project a small-scale commercial and residential use that would not result in the routine transport, use, disposal, handling, or emission of any hazardous ma terials that would create a significant hazard to the public or to the environment, therefore this is considered a less than significant impact. Reading File Pg 28 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 29 d) The project site is not on a parcel included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 (DTSC 2012) and, as a result, would not create a significant hazard to the public or the environment. No impact. e, f) The project site is located in the vicinity of the San Luis Obispo County Regional Airport and the County Airport Land Use Plan (ALUP). The project site is subject to the City’s Airport Overlay Zone (AOZ) which allows development based on the development standards for the zone (Table 10, Zoning Regulations). Because the proposed project includes an amendment to the Airport Area Specific Plan, the project was referred to the Airport Land Use Commission for a determination of consistency. On August 15, 2018 and again on September 19, 2018 the SLO County Airport Land Use Commission reviewed the proposed project for consistency with the ALUP. On September 19th the ALUC found the proposed project consistent with the ALUP based on a series of findings and conditions that would render the project consistent with the Airport Land Use Plan (Attachment 6). With incorporation of all conditions from the ALUC impacts will be less than significant impact in terms of safety hazards to those living and working in the project. g, h) The Fire Marshal has reviewed the design of the project and determined that the project would not interfere with any emergency response plan or emergency evacuation plans. The proposed project site is not within or adjacent to a wildland area and will not expose people or structures to a significant risk of loss, injury, or death. Less than significant impact Conclusion: Less than significant impact 9. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? 5,9, 15 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 for which permits have been granted)? 5,9, 15,17 X c) Substantially alter the existing drainage pattern of the site or area in a manner which would result in substantial erosion or siltation onsite or offsite? 5,9, 15,17 X d) Substantially alter the existing drainage pattern of the site or area in a manner which would result in substantial flooding onsite or offsite? 5,9, 15,17 X e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? 5,9, 15,17 X f) Otherwise substantially degrade water quality? 5,9 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? 5,9, 15,17 X h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? 5,9,17 X i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? 4,5,9, 17 X j) Inundation by seiche, tsunami, or mudflow? 4,9,17 X Reading File Pg 29 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 30 Evaluation As discussed in the City’s LUCE Update EIR, the project site is located within the San Luis Obispo Creek Hydrologic Subarea of the Estero Bay Hydrologic Unit, an area that corresponds to the coastal draining watersheds west of the Coastal Range. The Estero Bay Hydrologic Unit stretches roughly 80 miles between the Santa Maria River and the Monterey County line and includes numerous individual stream systems. Within the Estero Bay Hydrologic Unit, the San Luis Obispo Creek watershed drains approximately 84 square miles. The City of San Luis Obispo is generally located within a low‐lying valley centered on San Luis Obispo Creek. San Luis Obispo Creek is one of four major drainage features that create flood hazards in the city, with the others being Stenner Cree k, Prefumo Creek, and Old Garden Creek. In addition, many minor waterways drain into these creeks, and these can also present flood hazards. Because of the high surrounding hills and mountains in the area, the drainage sheds of these creeks are relatively small, but the steep slopes and high gradient can lead to intense, fast moving flood events in the city. According to the Central Coast Regional Water Quality Control Board (Central Coast 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. According to the RWQCB Total Maximum Daily Load (TMDL) Project for San Luis Obispo Creek, the creek has been reported t o exceed nutrient and pathogen levels. Groundwater within the San Luis Obispo Valley Sub‐basin flows toward the south‐southwest, following the general gradient of surface topography. Groundwater within the San Luis Obispo area is considered suitable for agricultural water supply, municipal and domestic supply, and industrial use. a, b) The project does not violate any water quality standards or waste discharge requirements or substantially degrade water quality because the project is required to comply with the Central Coast Regional Water Quality Control Board (RWQCB) requirements set forth in their Post-Construction Stormwater Management Requirements for Development Projects in the Central Coast Region. The project includes a Stormwater Control Plan (SWCP). Completion of this project would ensure that construction-related discharges are limited or adequately accommodated by properly engineered infrastructure design. Because ongoing use of the project area would also increase the potential for discharge of chemicals, oils and fuels, and waste into nearby waterways; the requirement for the implementation of Best Management Practices (BMPs) must be established to greatly reduce the potential for unwanted runoff. Therefore, implementation of the BMPs on the project will reduce the impa ct to a less than significant level. The project will be served by the City’s sewer and water systems and will not deplete groundwater resources. Conclusion: No impacts. c, d, e, f) Construction of the proposed project would result in an increase of impervious surfaces that would cause the timing and amount of surface water runoff to increase. However, the project is subject to the revised City Storm Drain Master Plan/Waterway Management Plan that discusses the necessary improvements that would ensure adequate transmission and detention of storm water flow created by any new development. Physical improvement of the project site will be required to comply with the drainage requirements of the City’s Waterways Management Plan. This plan was adopted for the purpose of ensuring water quality and proper drainage within the City’s watershed. The Waterways Management Plan and Low Impact Development (LID) stormwater treatment requires that sit e development be designed so that post-development site drainage does not significantly exceed pre-development run-off. In addition, the project is required to comply with the City’s engineering standards, water pollution control plan requirements, Post Co nstruction Stormwater Requirements, and adopted building and grading codes for water quantity/quality analysis. Compliance with these requirements will ensure impacts are less than significant. Reading File Pg 30 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 31 g-i) The project site is not within the boundaries of an area subject to inundation from flood waters in a 100 -year storm per the Federal Flood Hazard Boundary or Flood Insurance Rate Map . The project will not impede or re-direct the flow of any waters. No Impact j) The proposed development is outside the zone of impacts from seiche or tsunami, and the existing upslope projects do not generate significant storm water runoff such to create a potential for inundation by mudflow. No Impact Conclusion: Less than significant impact 10. LAND USE AND PLANNING. Would the project: a) Physically divide an established community? 1,2,9, 11 X b) Conflict with applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect? 1,6,9, 10,11 X c) Conflict with any applicable habitat conservation plan or natural community conservation plans? 5,9, 10 X Evaluation a) The site is currently undeveloped and does not contain an established community, nor would the site have the effect of dividing an established community on adjacent parcels or in the vicinity of the project site. T he site is designated for land uses consistent with the proposed land use amendment to designate the AASP land use designation Community Commercial to be consistent with the existing zoning and General Plan Land use designation of the site. The site is designed to fit among existing and developing/planned commercial infill development surrounding it and will not physically divide an established community. Less than significant impact b) The Land Use, Circulation, and Housing Elements of the City’s General Plan, and the Zoning Ordinance, are the primary land use planning guidance documents for the development pattern of the City. The proposed specific plan amendment is consistent with the existing general plan land use designation and zoning for the property. The proposed project is also subject to the review of the Architectural Review Commission, Planning Commission, and will re quire final approval by the City Council. Therefore, the project would be consistent with applicable City goals, policies and programs. Less than significant impact. c) The proposed project would not conflict with the provisions of an adopted habitat cons ervation plan, natural community conservation plan, or other approved local, regional, or state habitat conservation plan or natural community con servation plan. Less than significant impact Conclusion: Less than significant impact Reading File Pg 31 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 32 11. MINERAL RESOURCES. Would the project: 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? 5,9,17 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? 5,9,17 X Evaluation a), b) No known mineral resources are present at the project site. Implementation of the proposed project would not result in the loss of availability of a known mineral resource. The project site is not designated by the general plan, specific plan, or other land use plans as a locally important mineral recovery site. Conclusion: No Impact. 12. NOISE. Would the project result in: 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? 3,9, 10,11 40 X b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? 3,9, 10,11 X c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? 3,9, 10,11 X d) A substantial temporary, periodic, or permanent increase in ambient noise levels in the project vicinity above levels existing without the project? 3,9, 10,11 40 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? 1,3,9, 10,11 40 X 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? 3, 9,10 40 X Setting The project is located north of Tank Farm Road and west of Broad Street. These two arterial stre ets are the primary sources of ground transportation noise potentially impacting the site. The southwest corner of the site is closest to the San Luis Obisp o County Regional Airport, a separate potential source of on-site noise. Each of these potential sources of noise was observed and measured to evaluate their contribution to on -site noise levels. As analyzed in the City’s LUCE Update EIR, a number of noise‐sensitive land uses are present within the City, including various types of residential, schools, hospitals and care facilities, parks and recreation areas, hotels and transient lodging, and place of worship and libraries. Based on ambient noise level measurements throughout the City, major sources of noise include traffic noise on major roadways, passing trains, and aircraft overflights. Methods of Assessment Noise sources examined in this study are vehicular traffic along the two busy ground transportation corridors, as well as operations associated with the San Luis Obispo County Regional Airpo rt. In addition, there are potential existing or future Reading File Pg 32 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 33 stationary noise sources from neighboring commercial activities along the south boundary of the site. Existing sound levels were measured on the proposed site. SoundPLAN, an acoustic software soun d level modeling tool, was used to generate sound level contours which were based on physical chara cteristics of the topography, measured sound level values, and traffic volume data. Sound level measurements were made on September 30, 2017 with two calibr ated Type 1 Sound Level Meters. The two on-site sound level measurement locations are shown in Figure 7 of the 45dB Acoustics Report (Attachment 8). a) Exterior and interior noise thresholds can be achieved through application of standard building techniques, with the single exception of the Assisted Living Facility. The existing and future sound levels at the south elevation of the Assisted Living Facility will require noise mitigation to ensure interior habitable spaces facing south do not exceed annual CNEL = 45 dBA. The mitigation will most likely be wall, window and door assemblies with an enhanced Sound Transmission Class rating to resist the street noise coming from Tank Farm Road. Mitigation measure N-1 is recommended to ensure impacts are less than significant. b)-d) Long-term operational noise sources associated with the proposed project would be from community retail, restaurant, office and residential uses, which would not involve the use of any equipment or processes that would result in potentially significant levels of ground vibration. Increases in groundborne vibration levels attributable to the proposed project would be primarily associated with short-term construction-related activities. Construction activities would likely require the use of various types of heavy equipment, such as forklifts, concrete mixers, and haul trucks. Because construction activities are restricted to the days, hours, and sound levels allowed by City ordinance (Chapter 9.12 of the Municipal Code), impacts associated with groundborne vibration and noise would be less than significant. As discussed above, long-term operation of the project involves uses that are generally consistent with the range of uses in the project vicinity. These uses would not result in substantial changes to the existing noise environment. Operation of the project would be consistent with the planned uses in the vicinity of the project site and would not result in substantial changes to the existing noise environment. The proposed proj ect would therefore have a less than significant impact related to producing a substantial permanent increase in ambient noise levels in the project vicinit y. e, f) The project is not within the vicinity of a private airstrip. The project is located in the vicinity of the San Luis Obispo County Regional Airport and is subject to the County Airport Land Use Plan. The 45db acoustics sound study (Attachment 8) did not locate the subject site within existing or projected noise contours for the airport th at would necessitate specific mitigation measures beyond standard Uniform Building Code and City Noise Ordinance standards for temporary and on-going noise impact thresholds. According to the 45dB Acoustics report, use of standard noise insulating buildi ng techniques for the Assisted Living Facility south facing wall(s) would mitigate interior noise levels, and finds the impact is less than significant. Conclusion: Less than significant impact with mitigation. NOISE MITIGATION MEASURES N-1 Sound Wall and or Special Building Considerations South Elevation Assisted Living Facility. At the time of submittal of construction plans for the assisted living facility, an acoustical engineering report/analysis will be submitted detailing construction techniques for noise mitigation to ensure interior habitable spaces facing south do not exceed annual CNEL = 45 dBA. The mitigation will most likely b e wall, window and door assemblies, or a combination of these, with an enhanced Sound Transmission Class rating to resist the street noise coming from Tank Farm Road. Reading File Pg 33 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 34 13. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example by proposing new homes or businesses) or indirectly (for example, through extension of roads or other infrastructure)? 2,6,9, 35,43 X b) Displace substantial numbers of existing housing or people necessitating the construction of replacement housing elsewhere? 1,6,9 X c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? 6,9 X Evaluation a) The project site is already designated for commercial and mixed uses on the site. The proposed project site was already planned for uses on the site consistent with the Community Commercial Zoning and Special Focus Area designations adopted for the site with the 2014 Land Use and Circulation Element update. Therefore, the impact of inducing substantial population growth to the planning area would be less than signifi cant. b)-c) The project site contains one vacant residence and will not result in displacement of any significant population of residents. Less than significant impact Conclusion: Less than significant impact. 14. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision, or need, of new or physically altered government 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: a) Fire protection? 9,12 X b) Police protection? 9,12 X c) Schools? 9,12 X d) Parks? 12 X e) Roads and other transportation infrastructure? 2,9,12 X f) Other public facilities? 12 X Evaluation a) The project site is within the existing service area of the SLOFD. The closest fire station to the project site is City Fire Station 3, located at 1280 Laurel Lane, approximately two miles northeast of the project site. The City has a mutual aid agreement with CALFIRE which allows for additional fire or emergency assistance when needed, CALFIRE Fire Station 21 is located approximated 1 mile to the southeast. New development would be subject to the SLOFD standards and California Fire Code in all proposed buildings, including installation of fire hydrants, building sprinklers, provision of adequate wate r supply and pressure, placement of fire extinguishers, prov ision of adequate fire access to buildings, and other requirements. The City’s Fire Master Plan (FMP) discusses current and future operations and concludes that the City does not have enough primary neighborhood fire stations to deliver suburban response times to all outer areas, including the AASP. Since the FMP’s preparation in 2009, increasing population and new development have been further pressure on the department’s ability to respond to requested services. The 2016 San Luis Obispo Fire Department M aster Plan requires construction of a new fire station in the southern area of the City when the southern area of the City reaches 90 percent buildout. The project will be subject to impact fees pursuant to City Council adopted amendments the Capital Facilities Fee Program to pay for acquisition and construction of a new fire station in the southern area of the City. Less than significant impact. b), d), e) The AASP and LUCE EIRs determined that implementation and build out of the AASP will not result in any significant impacts related to any of the above -listed services due to the ability to offset service needs through the City’s Development Impact Fee program established via the City General Plan and/or infrastructure requirements of project proponents as projects occur. Since the proposed development is consistent with anticipated development in the Land Use Reading File Pg 34 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 35 Element as a Special Focus area, development will not result in any adverse impacts to these services. The project will not result in substantial adverse physical impacts associated with the provision of, or need for new or physically altered government facilities, the construction of which might have the potential to cause significant environmental impacts. The project is subject to City established Development Impact Fees that are charged in conjunction with approval of development projects to offset costs associated with increases in demand of public services. Thus, the impact is less than significant. c) The State has the authority to collect fees at the time of building permits to offset the costs to finance school site acquisition and school construction, and said fees, when collected by local school districts, are deemed by State law to provide adequate mitigation for school facility requirements. Section 65955 of the Government Code prohibits the City from denying a subdivision or collecting any fees beyond those required by the school district to mitigate effects associated with inadequate school facilities. Any increases in demand on school facilities caused by the project are considered to be mitiga ted by the district’s collection of adopted fees at the time of building permit issuance for each residence and co mmercial building. Less than significant impact. Conclusion: Less than significant impact. 15. RECREATION. Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? 35 X b) Include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? 35 X Setting There are 26 parks in the City of San Luis Obispo, including eight community parks, ten neighborhood parks, and eight mini parks. Collectively, these parks include approximately 152 acres of parkland, of which 34 acres are neighborhood parks. In addition to parks, the City owns or manages approximately 7,000 acres of open space within and adjacent to San Luis Obispo. This open space provides recreational opportunities such as fishing, hiking, and biking trails. Existing recreational facilities near the project site include the Damon-Garcia Sports Complex directly north of the project site, and E.A. French Park approximately a half mile east of the site. Damon-Garcia Sports Complex is a Community Park open space area available by reservation containing soccer fields, picnic area, and a large open space. E .A. French Park is a neighborhood park with amenities/activities such as an outdoor barbeque area, basketball court, picnic tables, tennis courts, playgrounds, and open space. Evaluation a)-b) As required by Sections 16.40.040 through 16.040.100 of the City Municipal Code, project applicants are required to pay parkland in-lieu fees to help finance additional park space, maintenance or equipment in the vicinity, offsetting potential impacts on City recreational facilities. With payment of required parkland in-lieu fees, the project would not result in the deterioration of existing neighborhood or regional parks and would not result in the need for new recreational facilities, the development of which could cause an adverse physical impact on the environment. Less than significant impact Conclusion: Less than significant impact Reading File Pg 35 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 36 16. TRANSPORTATION/TRAFFIC. Would the project: 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? 2,9, 10,22, 35,36 41 X 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? 1,2, 4,9,35 36,41 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? 9,10, 36 X d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? 2,9, 22,32 X e) Result in inadequate emergency access? 4,9 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? 2,9 X The applicant submitted a Multimodal Transportation Impact Study prepared by Central Coast Transportation Consulting, February 2018 (Attachment 9). This study evaluates the potential transportation impacts of the mixed-use project. Nine intersections were evaluated during the weekday morning (7-9 AM) and weekday evening (4-6 PM) time periods under Existing and Cumulative conditions with and without the project. The project is expected to generate 3,765 daily t rips, 181 AM peak hour trips, and 283 PM peak hour trips. Thresholds of Significance Significant impacts to transportation facilities are identified under the following circumst ances: For Unsignalized intersections, if Project traffic causes an intersection operating at LOS A, B, C, or D to degrade to unacceptable traffic conditions of LOS E or F; and the volume -demand-to-capacity ratio (V/C), which compares roadway demand (vehicle volumes) with roadway supply (roadway capacity), is increased by 0.01 o r more and signal warrants are met; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. For Signalized Intersections if project traffic causes an intersection operating at an acceptable LOS D or better to degrade to unacceptable traffic conditions, and the V/C ratio is increased by 0.01 or more; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. • For segments, if project traffic causes segment operation level of service degradation as follows: • For bicycles, a segment operating at LOS A, B, C, or D to degrade to LOS E or F. • For pedestrians, a segment operating at LOS A, B, or C to degrade to LOS D, E, or F. • For vehicles, segments operating at LOS A, B, C, or D to degrade to LOS E or F and an increase of the V/C ratio by .01 or more. • For transit service, a segment operating at LOS A, B, C, or D to degrade to LOS E or F; or a segment with a baseline LOS E or F to degrade in a contextually significant way. Site Access and On-Site Circulation Reading File Pg 36 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 37 On-site circulation deficiencies would occur if project designs fail to meet appropriate standards, fail to provide adequate truck access or would result in hazardous conditions. The Westmont and NWC Tank Farm/Broad sites share access to Broad Street (via Industrial Way and Tank Farm Road (via Mindbody traffic signal). New limited access driveways are proposed on Broad Street (right-in/right-out/left-in only) and Tank Farm Road (right-in/right-out only). Existing + Project Intersection Operations Tank Farm Road/MindBody Traffic Signal: with the addition of the project, this intersection operates unacceptably during the PM peak hour. Project traffic increases critical queues by at least one vehicle length. Providing a second westbound through lane on Tank Farm Road consistent with the cross section in the Airport Area Specific Plan would result in acceptable operations. Provide a second westbound through lane on Tank Farm Road consistent with the cross section in the Airport Area Specific Plan. Broad Street/Tank Farm Road Traffic Signal: The existing queue length for the eastbound left turn is near its capacity, and the addition of project traffic would increase the eastbound left turn queue by one to two vehicles. Most of the project traffic added to this movement comes from the 650 Tank Farm parcel going north on Broad Street. A vehicular connection from the 650 Tank Farm parcel to the Westmont site would allow use of the tra ffic signal at Industrial Way, thereby avoiding the impacted intersection, reducing the eastbound left turn queue, and improving site circulation. Alternatively, the eastbound left turn queue at Broad Street/Tank Farm Road could be reduced to acceptable levels by providing a second southbound left turn lane. This may require a slight widening of the southbound approach of Broad Street. No other new deficiencies were noted with the addition of project traffic to existing conditions. Segment Operations Auto: The westbound segment of Tank Farm Road from Santa Fe Road to Broad Street operates at LOS F dur ing the PM peak hour because its volume to capacity ratio is greater than one, resulting in an automatic LOS F. The addition of project traffic does not change the auto LOS score. No other new deficiencies were noted with the addition of project traffic. Pedestrian: The northbound segment of Broad Street from Orcutt Road to Industrial Way operates at LOS D during the PM peak hour both with and without the proj ect due to the high vehicular volumes and percentage of vehicles turning at the downstream intersection. The addition of project traffic increases the LOS score by less than two percent and increases vehicular volumes by less than five percent. This is an insignificant change that would not substantively worsen pedestrian conditions. Bicycle: No new bicycle deficiencies are reported. Transit: Multiple study segments operate below the desired transit service level due to relatively infrequent service or the lack of bus stops on a specific segment. The addition of project traffic would not overburden or otherwise impact the transit network. Cumulative + Project The following intersections operate below the LOS D threshold for vehicles: Tank Farm/South Higuera Street operates at LOS F during the AM peak hour and at LOS E during the PM peak hour. Queues exceed storage length during at least one peak hour on the westbound right, northbound right, and southbound left turning movements. Installing a second sout hbound left turn lane would improve operations to LOS D for the movement and LOS C for the approach and address this impact. This project is included in the City-wide impact fee program. Tank Farm Road/Santa Fe Road operates at LOS F on the northbound app roach. The northbound right turn queue length exceeds storage length during the AM and PM peak hours. Installation of a multi-lane roundabout is identified in the General Plan Circulation Element and the Airport Area Specific Plan. This project is included in the City-wide impact fee program. Reading File Pg 37 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 38 Broad Street/Capitolio Way operates at LOS F during t he PM peak hour. The westbound approach has a large delay due to the side street stop controlled intersection and the high volume of traffic along Broad Street. Capitolio Way is connected to both Orcutt Road and Industrial Way by Sacramento Drive, thereby providing an alternative access point for drivers seeking signalized access to Broad Street. No changes are recommended. Broad Street/Industrial Way operates at LOS F during the PM peak hour due to the presence of long pedestrian crossing times across the north and south approaches. Without pedestrian actuation, the intersection operates acceptably at LOS D. The southbound left turn queue exceeds storage length duri ng the PM peak hour. Converting the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes would result in LOS C operations. This project is not included in the Citywide impact fee program, therefore the project shall make a fair share contribution to these improvements. Broad Street/Tank Farm Road operates at LOS F during the AM and PM peak hours due to high volumes from all approaches of the intersection. During at least one peak hour, queues exceed storage on the eastbound left, e astbound right, northbound left, and southbound right movements. Adding a second southbound left turn lane (addressed in Existing + project impacts and mitigation), adding a dedicated northbound right turn lane, and converting the westbound right turn lane to a shared through/right lane would improve conditions. However, while some queue lengths would be decreased, others would be increased. The City’s Circulation Element EIR recommends establishing time-of-day timing plans at this intersection. These projects are included in the City-wide impact fee program. The following intersections operate below the LOS C threshold for pedestrians: Tank Farm Road/Santa Fe Road operates at LOS F during the AM and PM peak hours due to the presence of side street stop - controlled intersections and high volumes and speeds along Tank Farm Road. Installation of a multi-lane roundabout is identified in the General Plan Circulation Element and the Airport Area Specific Plan. This project is included in the City- wide impact fee program. Broad Street/Capitolio Way operates at LOS F during the AM and PM peak hours due to the presence of side street stop - controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. Broad Street/Aero Vista Lane operates at LOS F during the AM and PM peak hours due to the presence of side street stop- controlled intersections and high volumes and speeds alon g Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. The following intersection operates below the LOS D threshold for bicycles: Tank Farm Road/South Higuera Street operates at LOS E in the westbound direction during the PM peak hour. The addition of project traffic to would not degrade level of service in a contextually signifi cant way. Therefore, this is an insignificant impact. Segment Operations Auto: The following segments have a V/C ratio that is greater than one, resulting in an automatic LOS F, even though the LOS scores are acceptable. The addition of project traffic do es not change the auto LOS, and the nearby intersections would constrain flow before the segments did, so the project would have an insignificant effect on these segments. • Southbound Broad Street from Orcutt Road to Industrial Way – AM and PM • Northbound Broad Street from Orcutt Road to Industrial Way – PM • Southbound Broad Street from Industrial Way to Tank Farm Road – AM and PM • Northbound Broad Street from Industrial Way to Tank Farm Road – PM • Northbound Broad Street from Aero Vista Lane to Tank Farm Road – AM and PM • Southbound Broad Street from Aero Vista Lane to Aero Drive – AM and PM • Northbound Broad Street from South City Limits to Aero Drive – AM and PM • Westbound Tank Farm from Santa Fe to Broad – PM Reading File Pg 38 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 39 In addition to analysis above, generalized LOS thresholds were also applied to calculate Auto LOS on the segment of Tank Farm Road between Santa Fe Road and Old Windmill Lane to be consistent with the methods applied in the 2014 Circulation Element Update. Peak hour volumes between 2,406 and 3,224 vehicles correspond to LOS E operations. Under Cumulative conditions the PM peak hour volume along the study segment is 2,418 vehicles which corresponds to LOS E. The 660 Tank Farm project adds 15 vehicles, for a total of 2,433 vehicles under Cumulative Plus Proj ect conditions, also LOS E. The 660 Tank Farm project’s proportional share is 0.62 percent (15/2,433=.0062). The project shall make a fair share contribution of 0.62 percent of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane. Pedestrian: Multiple segments do not have a pedestrian LOS reported due to the absence of pedestrian facilities, or the presence of discontinuous pedestrian facilities. Several segments operate unacceptably at LOS D due to high vehicular volumes and speeds. No mitigations are recommended for the segments with deficient pedestrian LOS scores. On each of these segments, the addition of project traffic increases the pedestrian LOS score by less than two percent and increases vehicular volumes by less than three percent. The addition of project traffic to would not degrade level of service in a contextually significant way. Therefore, this is an insignificant impact. Bicycle: No bicycle deficiencies are reported. Transit: Several segments operate below the transit LOS threshold due to infrequent service to the study segmen ts. Given the relatively low boardings on stops in the area, the addition of project traffic to would not degrade level of service in a contextually significant way. Therefore, this is an insignificant impact. In summary, the proposed project would add ve hicular trips to streets that serve as entry/exit routes to the project site. These streets with the given improvements specified in the City’s adopted planning documents will serve to accommodate the added vehicular traffic. Evaluation a), b) The subject project, as well as all other development that occurs in the future pursuant to the AASP and the City General Plan, will increase traffic in the area. The Circulation Ele ment of the City General Plan identifies the essential primary road system that will be needed to accommodate development within the plan area and surrounding growth areas of the City. The LUCE Update EIR determined that the roadway plans of these plannin g documents are for the most part self-mitigating in that 1.) Roadway alignments, road extensions, and new intersections are designed and will be built in response to traffic projected at build-out and, 2.) Development projects in the AASP areas will also contribute their fair share either through adopted city- wide Traffic Impact Fees, improvements to the transportation network, assessments or dedications to specified roadway improvements, and a combination of one or more of these measures. The subject site is consistent with these requirements and will participate in its fair share of both on-site roadway improvements and fee payments for city-wide traffic improvement projects, in order to address project-specific and cumulative traffic impacts. As is reflected in the above discussion, with incorporation of mitigation measures noted below, which include payment of fair share fees and improvements to Tank Farm Road, Impacts will be less than significant. c), d) The project has been referred to the County of San Luis Obispo Airport Land Use Commission and found consistent with the Airport Land Use Plan. The Airport Area Specific Plan will require that the project provides roadways that are designed and developed in accordance with adopted City standards thereb y assuring predetermined standards necessary to limit safety hazards and provide adequate emergency access. Less than significant impact. e) The project is subject to the City’s parking requirements as it is outlined in the AASP and Zoning Regulations for each land use. The project build-out is required to fulfill all necessary parking requirements as presented in the project plans. Less than significant impact. f) The project provides improvements to implement the City adopted policies to encourage alternative means of transportation. The project includes pedestrian paths, bicycle paths and staging area and a mass transit bus stop with covered seating. Thes e Reading File Pg 39 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 40 path systems, bicycle staging area and bus stop meet or exceed the requirements called for in the AASP. Less than significant impact Conclusion: Less than significant impact with incorporation of mitigation measures. TRANSPORTATION MITIGATION MEASURES MM T-1 Tank Farm Road from Broad through Project Site to Mindbody intersection. Provide a second westbound through lane on Tank Farm Road consistent with the cross section in the Airport Area Specific Plan. Provide two westbound lanes, bike lanes, and sidewalks consistent with the parkway arterial designation in the Airport Area Specific Plan. MM T-2 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall make a fair share contribution of 0.62 percent of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane MM T-3 Broad Street/Industrial Way. Fair Share project contributions to convert the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes. MM T-4 Fair Share Contributions. The project applicant shall pay Citywide Traffic Impact Fees for the following project improvements: • Tank Farm Road/Higuera Street: Install a second southbound left turn lane. • Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout. • Broad Street/Tank Farm Road: Install a dedicated northbound right turn lane, convert the westbound right turn lane to a shared through/right lane, and establish time -of-day timing plans. Conclusion: Less than significant impact with mitigation incorporated. 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: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or 12,23 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. 24,26, 36 X Evaluation Central Coast Archaeological Research Consultants (CCARC) conducted site visits, records research and outreach to local tribal group as documented in their April 2018 Report. The results of their a rchival research, initial consultation with the Chumash community, and an intensive archaeological survey of the Northwest Corner of Broad and Tank Farm Road Archaeological Survey, identified no cultural resources. As a result, no further archaeological wo rk was recommended within the acreage investigated during this study. In the unlikely event that buried cultural materials are encountered during construction, all ground disturbances will cease until a qualified archaeologist is contacted to evaluate the nature, integrity, and significance of the deposit. Reading File Pg 40 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 41 On August 13, 2018, local Native American tribal groups were formally noticed that an Initial Study of Environmental Impact was being completed for the proposed project and invited to provide consultatio n on the proposed project. Notices regarding local tribal consultation outreach per AB 52 have been provided. To date one reply has been made from a tribal representative requesting further clarification on the surface surveys conducted by the applicant’s archaeology consultants. No concerns were noted regarding cultural resources concerns within the project area. No additional comments have been received as of this date. Due to the amount of prior surface improvements and subsequent demolition and rebuil ding since 1937, no surface indicators are anticipated at the site. Based on standard city conditions, in the unlikely event that any materials are encountered, pr otocols will be followed to notify and consult over any finds during construction (see Section 5: Cultural Resources for further discussion and Mitigation Measure CR-1). a) The project site does not contain any structures that are listed or eligible for listing in the Califo rnia Register of Historical Resources or local register as defined in P ublic Resources Section 5020.1(k). No impact. b) The site does not contain any known resources considered significant by any California Native American tribe. As discussed in Section 5: Cultural Resources, Mitigation Measure CR -1 requires an archeological monitoring plan to be in place prior to any ground disturbances in the unlikely event that any materials are encountered. Therefore, with the proposed mitigation the project would have a less than significant impact. Conclusion: Impacts are considered less than significant. 18. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? 7,9, 16,30, 31 X b) Require or result in the construction or expansion of new water treatment, waste water treatment, water quality control, or storm drainage facilities, the construction of which could cause significant environmental effects? 7,9, 16,27, 33,34, 37 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? 7,9, 16,27 X d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new and expanded water resources needed? 7,9, 16,37 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 commitment? 5,7,9, 16, 30,31 X f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? 5, 8, 9 X g) Comply with federal, state, and local statutes and regulations related to solid waste? 5, 8, 9 X Evaluation Water: As discussed in the City’s LUCE Update EIR, the City of San Luis Obispo 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. However, the City also uses groundwater to supplement surface water supplies and recycled water is u sed to supplement irrigation demand. With the update of the City’s General Plan Water and Wastewater Element in 2018, the City Council reaffirmed the policy for a multi‐source water supply. Consistent with the multi‐source water supply concept, the City obtains water from five sources: Reading File Pg 41 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 42 • Salinas Reservoir (Santa Margarita Lake) and Whale Rock Reservoir: Combined Safe Annual Yield 4,910 AF/year • Nacimiento Reservoir: 5,482 AF/year dependable yield/ contractual limit • Recycled water from the City’s Water Resource Recovery Facility (WRRF): 238 AF/year Wastewater: The wastewater system for the City includes facilities for wastewater collection and treatment. The City’s collection system serves residential, commercial, and industrial customers. Sewer service is provided only to properties within the city limits, with the exception of a few properties located just outside of the city limits, Cal Poly San Luis Obispo, and the County of San Luis Obispo Airport. There are approximately 14,000 service connections. The City’s Water Resource Recovery Facility (WRRF) processes wastewater in accordance with the standards set by the State’s 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. The WRRF has a current operational capacity of 5.1 million gallons per day (MGD), and is undergoing design for an average dry weather flow capacity of 5.4 million gallons per day (MGD) and a peak wet weather flow capacity of 19 MGD upon completion of this upgrade. In 2017, annual average flows to the WRRF were approximately 3.30 MGD. http://www.slocity.org/Home/ShowDocument?id=10532 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. Most solid waste collected in the city is disposed of at the Cold Canyon Landfill. Cold Canyon Landfill is currently (2016) permitted to receive up to 1,650 tons of solid waste per day, with an estimated remaining capacity of 14,500,000 cubic yards (60.1 percent remaining capacity). In 2015, the Cold Canyon Landfill operator estimated the landfill is expected to reach capacity i n 2040. a, b, c, e) The proposed project would result in an incremental increase in demand on City infrastructure, including water, wastewater and storm water facilities. Annual water use is estimated at 24.45 acre feet/year. Daily wastewater generation is estimated to be 21,820 gallons per day. Development of the site is required to be served by City sewer and domestic and recycled water service, which have adequate capacity to serve the proposed project. Existin g storm water facilities are present in the vicinity of the project site, and it is not anticipated the proposed project will result in the need for new facilities or expansion of existing facilities which could have significant environmental effects. The developer will be required to construct private sewer facilities to convey wastewater to the nearest public sewer on Tank Farm Road. The on-site sewer facilities will be required to be constructed according to the standards in the Uniform Plumbing Code and City standards. Impact fees are collected at the time building permits are issued to pay for wastewater collection infrastructure and capacity at the City’s Water Resource Recovery Facility (WRRF). The fees are set at a level intended to offset the potential impacts of the project. This project has been reviewed by the City’s Utilities Department and no resource/infrastructure deficiencies have been identified. Less than significant impact. d) The proposed project would result in an incremental increase in demand on water supplies, as anticipated under the recent General Plan Update. As analyzed in the LUCE Update EIR, the City has sufficient water supplies for build -out of the City’s General Plan. The incremental change created by the proposed project would be less than significant. This project has been reviewed by the City’s Utilities Department and no resource/infrastructure deficiencies have been identified. Less than significant impact. f), g) The Integrated Waste Management Act of 1989 (AB 939) re quires each city and county in California to reduce the flow of materials to landfills by 50% (from 1989 levels) by 2000. The proposed project is required to reduce the waste stream generated by development consistent with the City’s Conservation and Open Space Element policies to coordinate waste reduction and recycling efforts (COSE 5.5.3), and Development Standards for Solid Waste Services (available at http://www.slocity.org/home/showdocument?id=4384 ). A solid waste reduction plan for recycling discarded construction materials is a submittal requirement with the building permit application. The incremental additional waste stream generated by this project is not anticipated to create signi ficant impacts to solid waste disposal. This impact would be considered less than significant. Conclusion: Less Than Significant Impact. Reading File Pg 42 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 43 19. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project 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 Without mitigation, the project could have the potential to have adverse impacts on all of the issue areas identified herein. As discussed above, potential impacts to air quality, b iological resources, cultural resources, noise, and transportation/traffic will be less than significant with incorporation of recommended mitigation measures. b) Does the project 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 The impacts of the proposed project are individually limited and not considered “cumulatively considerable.” The proposed project is consistent with the Land Use Element, Zoning, and Special Focus Area designation for the site. Cumulative impacts of developing this site were analyzed as a part of the Land Use and Circulation Element (LUCE) EIR. Although incremental changes in certain issue areas can be expected as a result of the proposed project, all environmental impacts that could occur as a result of the proposed project would be reduced to a less than significant level through compliance with existing regulations and incorporation of recommended mitigation measures as discussed in this Initial Study. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X Implementation of the proposed project would result in no environmental effects that would cause substantial direct or indirect adverse effects on human beings, all environmental impacts that could occur as a result of the proposed project would be reduced to a less than significant level through compliance with existing regulations and incorporation of recommended mitigation measures as discussed in this Initial Study. 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. Identify earlier analyses and state where they are available for review. Airport Area Specific Plan (2014), 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: http://www.slocity.org/government/department-directory/community-development/planning-zoning/general-plan 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. Applicable excerpts, analysis and conclusions from the AASP and LUCE Update EIR have been added to each impact issue area discussion. Where project specific impacts and mitigation measures have been identified that are not addressed in the se EIRs, original analysis has been provided and mitigation has been recommended to reduce impact levels as needed. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions of the project. N/A Reading File Pg 43 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 44 21. SOURCE REFERENCES. 1. City of SLO General Plan Land Use Element, December 2014 and Final EIR, October 2014 2. City of SLO General Plan Circulation Element, December 2014 and Final EIR, October 2014 3. City of SLO General Plan Noise Element, May 1996 4. City of SLO General Plan Safety Element, March 2012 5. City of SLO General Plan Conservation & Open Space Element, April 2006 6. City of SLO General Plan Housing Element, January 2015 7. City of SLO General Plan Water and Wastewater Element, March 2018 8. City of SLO Source Reduction and Recycling Element, on file in the Utilities Department 9. City of SLO General Plan EIR 2014 for Update to the Land Use and Circulation Elements 10. City of San Luis Obispo Municipal Code (which includes the City Zoning Regulations, Chapter 17) 11. City of San Luis Obispo Community Design Guidelines, June 2010 12. City of San Luis Obispo, Land Use Inventory Database 13. City of SLO Climate Action Plan, August 2012 14. 2013 California Building Code 15. City of SLO Waterways Management Plan 16. Water Resources Status Report, July 2012, on file with in the Utilities Department 17. Beacon Geotechnical Engineering Analyses (for Commercial and Assisted Living) each dated February 9, 2018 18. Staff Knowledge 19. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: http://www.consrv.ca.gov/dlrp/FMMP/ 20. CEQA Air Quality Handbook, Air Pollution Control District, April 2012 21. Clean Air Plan for San Luis Obispo County, Air Pollution Control District, 2001 22. Institute of Transportation Engineers, Trip Generation Manual, 9th Edition, on file in the Community Development Department 23. City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Development Department 24. City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community Development Department 25. City of San Luis Obispo, Historic Site Map 26. City of San Luis Obispo Burial Sensitivity Map 27. San Luis Obispo County Airport Land Use Plan 28. Website of the California Environmental Protection Agency, Cortese List: https://calepa.ca.gov/SiteCleanup/CorteseList/ 29. Project Plans 30. 2012 Sanitary Sewer Flow Monitoring and Inflow/Infiltration Study 31. 2016 Wastewater Collection System Infrastructure Renewal Strategy 32. City of San Luis Obispo Zoning Regulations, March 2015 33. City of SLO Climate Action Plan, August 2012 34. Final Potable Water Distribution System Operations Master Plan, December 2015 35. Airport Area Specific Plan Updated 2014 36. Central Coast Archeological Research Consultants Report, April 2018 37. 2015 Urban Water Management Plan, June 14, 2016 38. Oasis Creek Setback Exhibit L-1, 10-3-2017 39. Sage Institute Biological and Wetland Resources Assessment, 3-16-2018 40. 45dB Acoustics Residential & Commercial Projects Acoustical Assessment, 10 -31-2017 41. Central Coast Transportation Consulting, Multimodal Transportation Impact Study, 2 -2018 42. CAP Compliance Checklist 43. Airport Land Use Commission Findings and Conditions of Consistency Staff Report 9-19-2018 Note: All documents listed above are available for review at the City of San Luis Obispo Community Development Department, 919 Palm Street, San Luis Obispo, California (805) 781-7101. Reading File Pg 44 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 45 Attachments 1. General Plan, Rezone, and Specific Plan exhibit and associated proposed text amendments 2. Project plans (Includes Assisted Living Center, Commercial Shopping Center, Public Improvement Plans, and Vesting Tentative Tract #3115) 3. Biological Wetland Resource Assessment, Sage Institute Inc., August 28, 2014, updated March 16, 2018 4. Rincon Consultants, Inc. Air Quality Technical Memorandum, February 26, 2019 5. Central Coast Archaeological Research Consultants Cultural Resources Survey, April 2018 6. ALUC consistency determination, September 19, 2018 7. Rincon Consultants, Technical Memorandum (GHG analysis), April 1, 2019 8. 45 db Acoustical Assessment, October 31, 2017 9. Multi-Modal Transportation Impact Study, November 2018 REQUIRED MITIGATION and MONITORING PROGRAMS AIR QUALITY MITIGATION Construction Phase Mitigation AQ-1 Standard Control Measures for Construction Equipment The following standard air quality mitigation measures shall be implemented during the site preparation and grading phases of construction at the project site: ▪ Maintain all construction equipment in proper tune according to manufacturer’s specifications; ▪ Fuel all off-road and portable diesel powered equipment with CARB-certified motor vehicle diesel fuel (non- taxed version suitable for use off-road); ▪ Comply with the State Off-Road Regulation; ▪ Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; ▪ Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOX exempt area fleets) may be eligible by proving alternative compliance; ▪ 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; ▪ Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7 ▪ Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6 7 SLOAPCD recommends that diesel idling and staging/queuing areas be prohibited within 1,000 feet of sensitive receptors. However, these restrictions would be infeasible for the proposed project because the project site is approximately 850 feet in length, and the nearest sensitive receptors would be the planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank Farm Road). Therefore, the diesel idling and staging/queuing area restrictions has been reduced to 500 feet. Reading File Pg 45 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 46 ▪ Equipment shall be electrified when feasible; ▪ Gasoline-powered equipment shall be substituted in place of diesel-powered equipment, where feasible; and ▪ Alternatively-fueled construction equipment shall be used on-site where feasible, such as compressed natural gas, liquefied natural gas, propane or biodiesel. AQ-2 Best Available Control Technology. Diesel construction equipment used during the site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified off-road engines and 2010 on-road compliant engines. • AQ-1 through AQ-2 Monitoring Program: These conditions shall be noted on all project grading and building plans. The Building Inspector and Public Works Inspectors shall conduct field monitoring. BIOLOGICAL RESOURCES MITIGATION MM BIO-1 Vegetation removal and initial site disturbance for any project elements shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the bird nesting season (February 1st to August 31st), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. MM BIO-2 The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for the proposed road crossing. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. MM BIO-3 The applicant shall obtain compliance with Section 1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the satisfaction of the CDFG. The CDFG Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFG may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement Reading File Pg 46 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 47 mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. • B-1 through B-3 Monitoring Program: Prior to issuance of any grading or building permits, Community Development Department staff will verify that necessary permitting and certification requirements have been met and that all improvement plans, landscaping plans and/or relevant construction permits include the required measures for mitigation plantings, creek enhancement, and any compensatory mitigation measures for impacts to Waters of the U.S. as required by the Corps of Engineers and RWQCB. CULTURAL RESOURCES MITIGATION CR-1 Halt Work Order for Discovery of Previously Unidentified Cultural Resources. In the event that historical or archaeological remains are discovered during earth disturbing activities associated with the project, an immediate halt work order shall be issued and the Community Development Director shall be notified. A qualified archaeologist shall conduct an assessment of the resources and formulate proper mitigation measures, if necessary. After the find has been appropriately mitigated, work in the area may resume. A Chumash representative shall monitor any mitigation excavation associated with Native American materials. CR-2 Halt Work Order for Discovery of Human Remains. In the event that human remains are exposed during earth disturbing activities associated with the project, an immediate halt work order shall be issued and the Community Development Director shall be notified. State Health and Safety Code Section 7050.5 requires that no further disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall notify the Native American Heritage Commission within 24-hours. • CR-1 to CR-2 monitoring program: Community Development Department staff will verify appropriate notes identifying requirements are listed prominently for contractor reference on applicable construction documents which involve significant ground disturbance including grading or trenching. NOISE MITIGATION N-1 Sound Wall and/or Special Building Considerations South Elevation Assisted Living Facility. At the time of submittal of construction plans for the assisted living facility, an acoustical engineering report/analysis will be submitted detailing construction techniques for noise mitigation to insure interior habitable spaces facing south do not exceed annual CNEL = 45 dBA. The mitigation will most likely be wall, window and door assemblies, or a combination of these, with an enhanced Sound Transmission Class rating to resist the street noise coming from Tank Farm Road. • N-1 monitoring program: Prior to issuance of building permits, the acoustical engineering report will be required by Community Development Reading File Pg 47 Issues, Discussion and Supporting Information Sources Northwest Corner Mixed -Use (NKT): SBDV-1483-2018 ARCH-1486-2018, SPEC-1492-2018, EID-1484-2018 Sources Potentially Significant Issues Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2018 48 Department staff to verify interior noise levels will not exceed 45 dBA, and any requirements will be clearly noted on all plans for building construction. TRANSPORTATION MITIGATION MEASURES MM T-1 Tank Farm Road from Broad through Project Site to Mindbody intersection. Provide a second westbound through lane on Tank Farm Road consistent with the cross section in the Airport Area Specific Plan. Provide two westbound lanes, bike lanes, and sidewalks consistent with the parkway arterial designation in the Airport Area Specific Plan. MM T-2 Tank Farm Road from Old Windmill Lane to Santa Fe Road. The project shall make a fair share contribution of 0.62 percent of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane MM T-3 Broad Street/Industrial Way. Fair Share project contributions to convert the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes. MM T-4 Fair Share Contributions. The project applicant shall pay Citywide Traffic Impact Fees for the following project improvements: • Tank Farm Road/Higuera Street: Install a second southbound left turn lane. • Tank Farm Road/Santa Fe Road: Install a multi-lane roundabout. • Broad Street/Tank Farm Road: Install a dedicated northbound right turn lane, convert the westbound right turn lane to a shared through/right lane, and establish time-of-day timing plans. • MM T-2, T-3, and T-4 monitoring program: The Transportation Division of Public Works, and the Community Development Department will require that fair share contributions are paid prior to issuance of building permits. • MM T-1 monitoring program: The Transportation Division of Public Works, and the Community Development Department will require that public improvements are completed prior to occupancy. Reading File Pg 48 Specific Plan: BP-SP to CC-SP-SF General Plan: Business Park to Community Commercial Zoning: BP-SP to CC-SF Specific Plan: BP-SP to CC-SP-SF 3985 Broad St 660 TankFarm Rd TANK F A R M BROADµ0 100 200 300 400 500 600 Feet GP Amendment, RZ, SPA 660 Tank Farm Road and 3985 Broad Street Attachment 1 Reading File Pg 49 **DRAFT** Airport Area Specific Plan Amendments (SPEC-1482-2018) NWC Broad Street and Tank Farm Road Mixed-use a shopping center & assisted living facility 3985 Broad Street & 660 Tank Farm Road, San Luis Obispo, CA 053-421-003, 053-421-004 20 July 2018; rev. 7 January 2019 I. INTRODUCTION The Broad Street at Tank Farm Road Site is identified as a special focus area in the General Plan within the Airport Area Specific Plan (“AASP”). It is unique, and the only location in the AASP with this particular designation and zoning. Therefore, the proposed amendment utilizes the “Special Areas” section of the AASP Land Use chapter to identify and describe the special focus area; it’s relationship to the General Plan and Specific Plan, and key development standards. Pursuant to the submitted applications for the Mixed-Use development at 3985 Broad Street and 660 Tank Farm Road, the following excerpts from the Airport Area Specific Plan Chapter 4.0- Land Use include the proposed text amendments. Inserted text is bold, blue and underlined. Deleted text is bold, red with strikethrough (strikethrough). II. AIRPORT AREA SPECIFIC PLAN CHAPTER 4.0 LAND USE RELATIONSHIP TO THE GENERAL PLAN [Amend Table 4.2] Community Commercial (Special Focus Area #12) Community Commercial (Special Focus) CC-SF Attachment 1 Reading File Pg 50 SPECIAL AREAS [Insert text at end of section] BROAD STREET AT TANK FARM ROAD SITE The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map as a Special Focus Area #121, and is further iterated by a zoning designation of Community Commercial with Special Focus Overlay (C-C-SF).2 Development of this site shall be consistent with the General Plan description “Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10 acre site will be used as a mixed use site, providing for a mix of uses as described under the Community Commercial and Office designations. The site will provide a strong commercial presence at the intersection. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner.” Source: 2014 General Plan Land Use Element- (8.13) Special Focus Area. The intent of the Office zone is to provide for offices and related functions close to medical facilities and the downtown, convenient to public transportation and related government and business services. The Office zone is also intended to provide for the continuation and development of residential uses where they will be compatible with neighboring offices. The Community Commercial zone is intended to provide for a wide range of retail sales and personal services within the context of distinctive, pedestrian-oriented shopping centers that serve customers and clients from all over the City. The development plans and project description for this mixed-use area includes: • A retail shopping center with uses consistent with the Community Commercial and Office zones at the northwest corner of the Tank Farm Road and Broad Street intersection, and a residential assisted living facility located on the western portion of the property. • North-south road connection from the signalized intersection of Tank Farm Road and Mindbody driveway to the drive aisle on SESLOC property to the north, that ultimately connects to Industrial Way. • Enhancement of the creek and riparian habitat areas. Limited encroachment into the creek setback area may be necessary for the north-south road connection. • The development shall comply with the following development standards Standard C-C-SF Standard Maximum Density Pursuant to Airport Land Use Plan Minimum Yards (Setbacks) Building to Broad and Tank Farm street frontage Parking lots to Broad and Tank Farm street frontage 15 feet 10 feet 1 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857 2 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf Attachment 1 Reading File Pg 51 Parking lots to interior property lines and adjacent parcels Building to interior property lines and adjacent parcels None None Maximum Height 35 feet Maximum coverage 75 percent Maximum floor area ratio 2.0 Standard Lot Dimensions See Tentative Tract Map 3115 Minimum Parking Requirements Assisted Living Bank and Credit Union General Market (Grocer) Office Retail Sales and Personal Service Restaurant Uses not listed Accessible, Clean Air, Motorcycle, Bike parking 1 space per every 5 beds (plus 1 space per 2 employees on shift 1 space per 300 SF 1 space per 250 SF 1 space per 500 SF 1 space per 300 SF 1 space per 100 SF of total restaurant area (including any food preparation/ service area) See Zoning Regulation requirements See Zoning Regulation requirements III. “CLEAN” TEXT The following duplication of the proposed text amendment is provided in a “clean” format for review reference and formatting purposes. RELATIONSHIP TO THE GENERAL PLAN Community Commercial (Special Focus Area #12) Community Commercial (Special Focus) CC-SF Attachment 1 Reading File Pg 52 SPECIAL AREAS BROAD STREET AT TANK FARM ROAD SITE The Broad Street at Tank Farm Road Site is identified in the General Plan Land Use Element and Map as a Special Focus Area #123, and is further iterated by a zoning designation of Community Commercial with Special Focus Overlay (C-C-SF).4 Development of this site shall be consistent with the General Plan description “Located at the northwest corner of Broad Street and Tank Farm Road, this approximate 10-acre site will be used as a mixed use site, providing for a mix of uses as described under the Community Commercial and Office designations. The site will provide a strong commercial presence at the intersection. Areas along the creek on the western edge of the site will be appropriately buffered to provide creek protections. Attention to connectivity, safety and comfort of bicycle and pedestrian circulation will be especially important in the development of this corner.” Source: 2014 General Plan Land Use Element- (8.13) Special Focus Area. The intent of the Office zone is to provide for offices and related functions close to medical facilities and the downtown, convenient to public transportation and related government and business services. The Office zone is also intended to provide for the continuation and development of residential uses where they will be compatible with neighboring offices. The Community Commercial zone is intended to provide for a wide range of retail sales and personal services within the context of distinctive, pedestrian-oriented shopping centers that serve customers and clients from all over the City. The development plans and project description for this mixed-use area includes: • A retail shopping center with uses consistent with the Community Commercial and Office zones at the northwest corner of the Tank Farm Road and Broad Street intersection, and a residential assisted living facility located on the western portion of the property. • North-south road connection from the signalized intersection of Tank Farm Road and Mindbody driveway to the drive aisle on SESLOC property to the north, that ultimately connects to Industrial Way. • Enhancement of the creek and riparian habitat areas. Limited encroachment into the creek setback area may be necessary for the north-south road connection. • The development shall comply with the following development standards Standard C-C-SF Standard Maximum Density Pursuant to Airport Land Use Plan Minimum Yards (Setbacks) Building to Broad and Tank Farm street frontage 15 feet 3 See Land Use Element Map (December 2014) http://www.slocity.org/home/showdocument?id=5857 4 See Zoning Map (January 2015) http://gis.slocity.org/Documents/ZoningMap2015.pdf Attachment 1 Reading File Pg 53 Parking lots to Broad and Tank Farm street frontage Parking lots to interior property lines and adjacent parcels Building to interior property lines and adjacent parcels 10 feet None None Maximum Height 35 feet Maximum coverage 75 percent Maximum floor area ratio 2.0 Standard Lot Dimensions See Tentative Tract Map 3115 Minimum Parking Requirements Assisted Living Bank and Credit Union General Market (Grocer) Office Retail Sales and Personal Service Restaurant Uses not listed Accessible, Clean Air, Motorcycle, Bike parking 1 space per every 5 beds (plus 1 space per 2 employees on shift1 space per 300 SF 1 space per 300 SF 1 space per 250 SF 1 space per 500 SF 1 space per 300 SF 1 space per 100 SF of total restaurant area (including any food preparation/ service area) See Zoning Regulation requirements See Zoning Regulation requirements Attachment 1 Reading File Pg 54 PROPERTY INFORMATION 10.20 Acres 3985 Broad Street (053-421-003) 660 Tank Farm Road (053-421-004) ZONING Community Commercial Special Focus Overlay (C-C-SF) Business Park with Specific Plan Overlay (BP-SP) SCOPE OF WORK A mixed-use development project comprised of general retail and senior assisted living facility. Includes 45,269 square feet of commercial building area, anchored by a 21,981 square foot grocer and five (5) other buildings make up the remaining 17,981 square feet for retail and restaurant uses. The assisted living facility is a two-story 133,655 square foot facility providing 111 assisted living suits and 28 memory care beds (constructed in two phases). Project includes a vesting tentative tract map 3115 for seven (7) lots , public improvements (with design exceptions), site improvements typical to new development, riparian and wetland enhancement, and an amendment to the Airport Area Specific Plan. NWC BROAD STREET at TANK FARM ROAD SAN LUIS OBISPO, CA 93401 SHEET INDEX Mixed Use Commerical Shopping Center Cover Sheet RE-01 Color Rendering RE-02 Color Rendering RE-03 Color Rendering A010 Site Plan C-1 Preliminary Grading Plan C-2 Preliminary Grading Plan C-3 Preliminary Utility Plan L1 Landscape Plan L2 Landscape Notes A101 Building-1 Floor Plan A131 Building-1 Roof Plan A201.1 Building-1 Elevations A201.2 Building-1 Elevations A301 Building-1 Wall Sections A102 Building-2 Floor Plan A132 Building-2 Roof Plan A202 Building-2 Elevations A302 Building-2 Wall Sections A103 Building-3 Floor Plan A133 Building-3 Roof Plan A203 Building-3 Elevations A303 Building-3 Wall Sections A104 Building-4 Floor Plan A134 Building-4 Roof Plan A204 Building-4 Elevations A304 Building-4 Wall Sections A105 Building-5 Floor Plan A135 Building-5 Roof Plan A205 Building-5 Elevations A305 Building-5 Wall Sections A106 Building-6 Floor Plan A136 Building-6 Roof Plan A206 Building-6 Elevations A306 Building-6 Wall Sections TR-01 Trash Enclosure EPH-01 Lighting Plan IM-01 Image Reference CM-01 Color Material Board Mixed Use Assisted Living Development A0.0a A1.1 A1.7 A3.1 A3.2 A5.1 A6.0 A6.3 L1 L2 E1.1 Cover Sheet Site Plan Site Details st Floor Plan 2nd Floor Plan Color Board Image Reference Building Sections Building Elevations Landscape Development Plan Courtyard Landscape Development Plan Site Lighting Plan 1 of 9 Rendering 1 2 of 9 Rendering 2 3 of 9 Rendering 3 4 of 9 Rendering 4 5 of 9 Rendering 5 6 of 9 Rendering 6 7 of 9 Rendering 7 8 of 9 Rendering 8 9 of 9 Rendering 9 C-1W Preliminary Grading Plan C-2W Preliminary Grading Plan Section and Details Public Improvement Plans 1 2 3 4 5 6 7 8 Title Sheet Tank Farm Road - Surface Plan and Profile Broad Street- Surface Plan and Profile Tank Farm Road- Underground Plan and Profile Broad Street- Underground Plan and Profile Tank Farm Road & Broad Street Striping Plan Tank Farm Road & Mindbody Signal Plan Phasing Plan Vesting Tentative Tract Map 3115 Sheet 1 Of 2 Sheet 2 Of 2 SUPPORTING DOCUMENTS, REPORTS AND ANALYSES PROVIDED WITH APPLICATION A.Creek Setback Exhibit, Oasis Associates, Inc., 03 October 2017 B.Stormwater Control Plan, Bethel Engineering, 12 March 2018 •Commercial Center •Westmont Assisted Living C.Flood Control: Drainage Study, Bethel Engineering, 12 March 2018 •Commercial Center •Westmont Senior Living D.Public Improvement Plan Exception Exhibits A, B, & C, Bethel E.Biological & Wetland Resource Assessment, Sage Institute 16 March 2018 F.Development Standards Comparison, Oasis Associates, Inc., 20 March 2018 G.Airport Land Use Commission Discussion Memo, Westmont Living, 28 July 2017 H.Preliminary Title Reports, Fidelity National Title Company, 27 September 2017 I.Acoustical Assessment, 45dB Acoustics, 31 October 2017 J.LEED Checklist (v4 for BD+C) •Commercial Shopping Center •Westmont of San Luis Obispo 30 January 2018 K.Determinant Project Schedule, 20 March 2018 L.Multimodal Transportation Impact Study, Central Coast Transportation Consulting, February 2018 PROPERTY OWNER NKT DEVELOPMENT, LLC c/o Nick Tompkins 684 Higuera Street, Suite B San Luis Obispo, CA 93401 (805)-541-9004 APPLICANT’S AGENT OASIS ASSOCIATES, INC. c/o C.M. Florence, AICP & Emily Ewer, AICP 3427 Miguelito Court San Luis Obispo, CA 93401 (805) 541-4509 cmf@oasisassoc.com emily@oasisassoc.com PROJECT LOCATION APPLICANT NKT DEVELOPMENT, LLC c/o Nick Tompkins 684 Higuera Street, Suite B San Luis Obispo, CA 93401 (805)-541-9004 ARCHITECT McKENTLY MALAK ARCHITECTS c/o Ken McKently, AIA 35 Hugus Alley Ste 200 Pasadena, CA 91103 (626) 583-8348 ken@mckently.com CIVIL ENGINEER BETHEL ENGINEERING c/o Lori Speer, PE 2624 Airpark Drive Santa Maria, CA 93455 (805) 934-5767 lori@dbaengineers.com LANDSCAPE ARCHITECT SMP ENVIRONMENTAL DESIGN c/o James L. Burrows 979 Osos Street, Suite B6, San Luis Obispo, CA 93401 (805) 439-3209 jburrows@smpinc.net ELECTRICAL ENGINEER THOMA ELECTRIC, INC. c/o James J. Dean 3562 Empleo Street Suite C San Luis Obispo, CA 93401 (805) 543-3850 Jdean@thomaelec.com MIXED USE COMMERCIAL SHOPPING CENTER SITE MIXED USE COMMERCIAL SHOPPING CENTERMIXED USE ASSISTED LIVING DEVELOPMENT APPLICANT WESTMONT DEVELOPMENT, LP c/o Michael O’Rourke 7660 Fay Avenue, Ste M La Jolla, CA 92037 (415) 317-9969 ARCHITECT LENITY ARCHITECTURE c/o Aaron Clark, AIA 3150 Kettle Court SE Salem, OR 97301 (503) 399-1090 aaronc@lenityarchitecture.com CIVIL ENGINEER BETHEL ENGINEERING c/o Lori Speer, PE 2624 Airpark Drive Santa Maria, CA 93455 (805) 934-5767 lori@dbaengineers.com LANDSCAPE ARCHITECT LENITY ARCHITECTURE c/o Brian Lind 3150 Kettle Court SE Salem, OR 97301 (503) 399-1090 brianl@lenityarchitecture.com BIOLOGIST SAGE INSTITUTE, INC. c/o David K. Wolff 1320 Van Beurden, Ste 202-D4 Los Osos, CA 93402 (805) 434-2804 x 102 dwolff@sageii.com MIXED USE ASSISTED LIVING CENTER A5.2 Date: December 18, 2018 SP-1 Consolidated Site Plan SP-2 Woonerf Render 1 SP-3 Woonerf Render 2 Attachment 2 Reading File Pg 55 NWC TANK FARM & BROAD STREET SAN LUIS OBISPO, CA CONCEPTUAL SITE PLAN 2/5/19 SP-1 SCALE: 1”=30’ KEYNOTE LEGEND 1 ENHANCED PAVING AT BUILDING ENTRY & PLAZAS 2 ENHANCED RIPARIAN CORRIDOR 3 OUTDOOR PLAZA SEATING AREA 4 TRAFFIC-CALMING WOONERF 5 PEDESTRIAN CONNECTION # ARC REVISION LEGEND A E-W PEDESTRIAN WALKWAY BETWEEN BUILDINGS 1 & 5 B N-S PEDESTRIAN WALKWAY BETWEEN BUILDINGS 4 & 5 C TRELLIS STRUCTURES ADDED ALONG PEDESTRIAN WALKWAYS D BUILDING 6 SHIFTED TO PROVIDE ADDITIONAL PLAZA SPACE E INCREASED N-S DRIVE AISLES BETWEEN BUILDINGS 2 & 3 F SIGNAGE MOVED FROM WALL TO CANOPY, ALL BUILDINGS G DECOMPOSED GRANITE PATHWAY H BICYCLE PARKING I ENHANCED PAVEMENT AT PEDESTRIAN CONNECTIONS WESTMONT SENIOR LIVING BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 BUILDING 5 BUILDING 6 BROAD STREETTANK FARM ROAD 1 1 1 3 3 4 4 5 5 5 5 5 5 5 55 5 5 2 3 5 5 5 5 5 5 # A B C C C C D E E G G G I I I I I H H H 2 2SITE SECTION A-A - NOT TO SCALE A A Attachment 2 Reading File Pg 56 NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, CaliforniaNKT COMMERCIAL, LLCVIEWKEYPLANVIEW OF WOONERF STREET BEHIND BUILDING-1 LOOKING SOUTHSP-2 Woonerf RenderingAttachment 2Reading File Pg 57 NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, CaliforniaNKT COMMERCIAL, LLCVIEWKEYPLANVIEW OF WOONERF STREET BEHIND BUILDING-1 LOOKING SOUTHWESTSP-3 Woonerf RenderingAttachment 2Reading File Pg 58 NKT COMMERCIAL, LLCMcKently Malak Architects35 Hugus Alley, Suite 200Pasadena, CA 91103T: 626.583.8348Contact: Ken MckentlyE-mail: ken@mckently.comARCHITECTSMP Environmental Design979 Osos Street., Suite B6San Luis Obispo, CA 93401T: 805.439.3209Contact: James L. BurrowsE-mail: jburrows@smpinc.netLANDSCAPEARCHITECTNKT DEVELOPMENT, LLC684 Higuera Street, Suite BSan Luis Obispo, CA 93401T: 805.541.9004Contact: Nick TompkinsE-mail: nick@nktcommercial.comContact: Steve SimoulisE-mail: steve@nktcommercial.comOWNER /APPLICANTBethel Engineering2624 Airpark DriveSanta Maria, CA 93455T: 805.934.5767Contact: Lori SpeerE-mail: lori@dbaengineers.comCIVILENGINEERThoma Electric, Inc.3562 Empleo Street, Suite CSan Luis Obispo, CA 93401T: 805.543.3850Contact: James J. DeanE-mail: JDean@thomaelec.comELECTRICALENGINEERCOVER SHEETRE-01 COLOR RENDERINGRE-02 COLOR RENDERINGRE-03 COLOR RENDERINGA010 SITE PLANC-1 PRELIMINARY GRADING PLANC-2 PRELIMINARY GRADING PLANC-3 PRELIMINARY UTILITY PLANL1 LANDSCAPE PLANL2 LANDSCAPE PLANA101 BUILDING-1 FLOOR PLANA131 BUILDING-1 ROOF PLANA201.1 BUILDING-1 ELEVATIONSA201.2 BUILDING-1 ELEVATIONSA301 BUILDING-1 WALL SECTIONSA102 BUILDING-2 FLOOR PLAN A132 BUILDING-2 ROOF PLANA202 BUILDING-2 ELEVATIONSA302 BUILDING-2 WALL SECTIONSA103 BUILDING-3 FLOOR PLANA133 BUILDING-3 ROOF PLANA203 BUILDING-3 ELEVATIONSA303 BUILDING-3 WALL SECTIONSA104 BUILDING-4 FLOOR PLANA134 BUILDING-4 ROOF PLANA204 BUILDING-4 ELEVATIONSA304 BUILDING-4 WALL SECTIONSSHEETINDEXA105 BUILDING-5 FLOOR PLANA135 BUILDING-5 ROOF PLANA205 BUILDING-5 ELEVATIONSA305 BUILDING-5 WALL SECTIONSA106 BUILDING-6 FLOOR PLANA136 BUILDING-6 ROOF PLANA206 BUILDING-6 ELEVATIONSA306 BUILDING-6 WALL SECTIONSTR-01 TRASH ENCLOSUREEPH-01 LIGHTING PLANIM-01 IMAGE REFERENCECM-01 COLOR MATERIAL BOARDSAN LUIS OBISPO, CALIFORNIANOVEMBER 14, 2018NWC TANK FARM ROAD & BROAD STREETAttachment 2Reading File Pg 59 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateVIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWESTCOLOR RENDERINGRE-01VIEWKEYPLANAttachment 2Reading File Pg 60 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateCOLOR RENDERINGRE-02VIEW FROM TANK FARM ROAD AND BROAD STREET LOOKING NORTHWESTKEYPLANVIEWAttachment 2Reading File Pg 61 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateCOLOR RENDERINGRE-03VIEW FROM BROAD STREET LOOKING SOUTHWESTKEYPLANVIEWAttachment 2Reading File Pg 62 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018Date5SITE PLANA-010BIKE RACKSREVISION04.25.201807.02.2018BIKE RACKS12.11.2018NO PARKING NO PARKINGNO PARKINGNO PARKING LOADING ONLY / NO PARKINGLOADING ONLY / NO PARKINGLOADING ONLY / NO PARKINGLOADING ONLY / N O P A R K I N G EVSTATIONEVSTATIONAMBULATORYEVSTATIONEVSTATIONEV STATION EV STATION EV STATION EVSTATIONVANACCESSIBLEEVSTATIONEVSTATIONEVSTATIONEVSTATIONEVSTATIONSTANDARDACCESSIBLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEAN AIR VEHICLE CLEAN AIR VEHICLE CLEANAIRVEHICLECLEANAIRVEHICLEPROJECTSIGNWALKLSTOP OF BANK35' SETBACK FROMTOP OF BANKPROPERTY LINEPROPERTY LINE1272239661510WALKGENEQLANDSCAPEPROPERTY LINE N 64°57'46" E704.23'93'-4"86'57'-10"74'35'20'25'37'CARTS119'-4"178'119'-4"24'-8"30'111162393012613916653123625850'124'-10"84'60'BUILDING 1PROPOSED±21,981 S.F.10'30'18'-6"25'18'-6"18'-6"25'18'-6"18'-6"30'18'-6"18'-6"30'18'-6"10'18'-6"26'18'-6"55'18'-6"26'26'26'18'-6"18'-6"25'18'-6"18'-6"30'25'18'-6"30'CARTSCARTSCARTS20'5'20'10'30'45'DRIVEWAYDRAINAGE EASEMENTSEWER EASEMENT65'-5"BLDG.BP-SP(BUSINESS PARK - SPECIFIC PLAN AREA)LANDSCAPED AREA26'18'-6"TRASHENCLOSURETRASHENCLOSUREPLAZAP L A N T E RLOADING DOCKP L A N T E RL A N D S C A P E D A R E AL A N D S C A P E D A R E ALANDSCAPED AREA9'TYP9'TYP9'TYP9'PROPERTY LINEPROPERTY LINEPROPERTY LINE18'-6"26'18'-6"9'TYP9'9'TYP9'TYP9'TYPP L A N T E RS I D E W A L K15'15'S I D E W A L KP L A N T E RCART STORAGECART STORAGEENTRY/EXITEXITSIGNALIZEDINTERSECTIONSIGNALIZEDINTERSECTION30'DRIVEWAY30' PUBLIC ACCESSEASEMENT6' PUBLIC PEDESTRIANEASEMENTFLOOR AREA: 6,188 SFROOF ACCESS 52 SFTOTAL AREA: ± 6,240 SFSWITCHGEARFLOOR AREA: 4,932 SFROOF ACCESS 50 SFTOTAL AREA: ± 4,982 SFELEC.BUILDING 6PROPOSEDBUILDING 5PROPOSEDFLOOR AREA: 4,785 SFROOF ACCESS 50 SFTOTAL AREA: ± 4,835 SFBUILDING 4PROPOSEDFLOOR AREA: 3,152 SFROOF ACCESS 53 SFTOTAL AREA: ± 3,205 SFBUILDING 3PROPOSEDFLOOR AREA: 7,973 SFROOF ACCESS 53 SFTOTAL AREA: ± 8,026 SFBUILDING 2PROPOSED5'12'26'FIRELANESWITCHGEARSWITCHGEARSWITCHGEARSWITCHGEAR02020303010104150404010103030503010306060607070707101010101111111111121313131414141414141425'18'-6"8'9'03010602148'4'01036'-6"MOTORCYCLEMOTORCYCLEGAS SERVICEELECTRICAL SERVICE6" FIRE LINE1 1/2" DOMESTIC WATERTELEPHONE SERVICE18'-6"30'15'-3"BLDG.11'-9"15'-4"BLDG.21'20'-3"BLDG.17'-9"35'-11"BLDG.13'8'20'18'-8"10'-6"33'13'11'7'12'6'PROPOSED SIGNPROPOSED SIGNPLAZATRASHENCLOSURE19'8'30'28'18'-10"BLDG.06OUTDOORSEATING16161616060606PROPOSED SITE PLANSCALE: 1" = 40'-0"VICINITY MAPNORTHNOT TO SCALENWC BROAD STREET & TANK FARM ROADSAN LUIS OBISPO, CALIFORNIAPRELIMINARY SITE PLAN SUBJECT TO CHANGE.1 inch = feetGRAPHIC SCALE0404080401602025'-0"STANDARD PARKING STALLGROSS SITE AREA BUILDING-5 (RESTAURANT)REQUIRED PARKING IS PER SPECIFIC PLAN TOTALSITE DATAZONINGZONINGCOMMUNITY COMMERCIAL WITHMIN. DRIVE AISLE MIN. WIDTHSITE LAYOUT DATAPARKING DATABUILDING AREA9'-0" x 18'-6"BUILDING DATABUILDING-4 (RESTAURANT)SITE AREASPECIAL FOCUS OVERLAY (C-C-SF)±236,348 SF053-421-003APN(S) ±5.42 AC214 STALLSBUILDING-1 (GROCERY)±4,982 SF ±21,981 SF BUILDING-2 (RETAIL)±8,026 SF ±49,269 SF ±4,835 SF AMENDMENT.PARKING PROVIDEDF.A.R. (±49,269 S.F. / ±230,355 S.F.) =0.214.34 / 1,000 S.F.PARKING RATIO169 STALLSSTANDARD:10 STALLSHANDICAPPED:BUILDING-3 (RETAIL)±3,205 SF BUILDING-6±6,240 SF 13 STALLSEV STATIONS:18 STALLSCLEAN AIR VEHICLES:053-421-004NET SITE AREA ±230,355 SF ±5.28 ACCITY OF SAN LUIS OBISPOJURISDICTION11 STALLSMOTORCYCLE (4'X8')8 LOCKERS FOR 16 BIKESBIKE LOCKERS20 RACKS FOR 40 BIKESBIKE RACKSRETAIL: ±3,240 SFRESTAURANT: ±3,000 SF0102ACCESSIBLE CURB RAMP, REFER TO CIVIL DRAWINGS.PROPOSED TRANSFORMER LOCATION, PROVIDE BOLLARDS ASREQUIRED BY POWER COMPANY. REFER TO CIVIL DWGS.TRUNCATED DOMES.TRASH ENCLOSURE.BOLLARDSBIKE RACK - PER CITY STANDARD 7930BIKE LOCKERPYLON SIGN030405060708KEYNOTESMONUMENT SIGNPEDESTRIAN PATH OF TRAVELELECTRIC SWITCHGEAREV STATION (ACCESSIBLE)EV STATION (STANDARD)CLEAN AIR STALLSTRASH BINPEDESTRIAN TRELLIS0910111213141516Attachment 2Reading File Pg 63 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateGRADING PLANC-1CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:PRELIMINARY GRADING PLANSHEET TITLE:C-1SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONAttachment 2Reading File Pg 64 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateGRADING PLANC-2CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILSSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONC-2Attachment 2Reading File Pg 65 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateUTILITY PLANC-3CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE:PRELIMINARY COMPOSITE UTILITY PLANSHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONC-3Attachment 2Reading File Pg 66 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateLANDSCAPE PLANL1Attachment 2Reading File Pg 67 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateLANDSCAPE PLANL2Attachment 2Reading File Pg 68 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-101BUILDING-1Attachment 2Reading File Pg 69 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-131BUILDING-1NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Reading File Pg 70 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-201.1BUILDING-1EAST ELEVATIONSCALE: 3/32” = 1’-0”1TENANTSOUTH ELEVATIONSCALE: 3/32” = 1’-0”2TENANTAttachment 2Reading File Pg 71 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-201.2BUILDING-1WEST ELEVATIONSCALE: 3/32” = 1’-0”3TENANTNORTH ELEVATIONSCALE: 3/32” = 1’-0”4TENANTAttachment 2Reading File Pg 72 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-301BUILDING-1WALL SECTIONSCALE: 3/8” = 1’-0”AEAST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONWEST ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”DDBACAttachment 2Reading File Pg 73 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-102BUILDING-2Attachment 2Reading File Pg 74 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateA-132ROOF PLANBUILDING-2NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Reading File Pg 75 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-202BUILDING-2EAST ELEVATIONSCALE: 3/32” = 1’-0”1NORTH ELEVATIONSCALE: 3/32” = 1’-0”2WEST ELEVATIONSCALE: 3/32” = 1’-0”3SOUTH ELEVATIONSCALE: 3/32” = 1’-0”4TENANTTENANTTENANTTENANTAttachment 2Reading File Pg 76 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-302BUILDING-2EAST ELEVATIONWEST ELEVATIONNORTH ELEVATIONSOUTH ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DDBCAAttachment 2Reading File Pg 77 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-103BUILDING-3Attachment 2Reading File Pg 78 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateA-133ROOF PLANBUILDING-3NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Reading File Pg 79 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-203BUILDING-3EAST ELEVATIONSCALE: 3/32” = 1’-0”1SOUTH ELEVATIONSCALE: 3/32” = 1’-0”4WEST ELEVATIONSCALE: 3/32” = 1’-0”3NORTH ELEVATIONSCALE: 3/32” = 1’-0”2TENANTTENANT TENANTTENANTTENANTAttachment 2Reading File Pg 80 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-303BUILDING-3WALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CNORTH ELEVATIONSOUTH ELEVATIONEAST ELEVATIONWEST ELEVATIONCABAttachment 2Reading File Pg 81 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-104BUILDING-4Attachment 2Reading File Pg 82 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-134BUILDING-4NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Reading File Pg 83 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-204BUILDING-4WEST ELEVATIONSCALE: 3/32” = 1’-0”1SOUTH ELEVATIONSCALE: 3/32” = 1’-0”2NORTH ELEVATIONSCALE: 3/32” = 1’-0”4EAST ELEVATIONSCALE: 3/32” = 1’-0”3TENANT TENANTTENANTTENANTTENANTTENANTTENANTTENANTAttachment 2Reading File Pg 84 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-304BUILDING-4WEST ELEVATIONSOUTH ELEVATIONNORTH ELEVATIONEAST ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DCBDAAttachment 2Reading File Pg 85 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-105BUILDING-5Attachment 2Reading File Pg 86 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-135BUILDING-5NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Reading File Pg 87 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-205BUILDING-5WEST ELEVATIONSCALE: 3/32” = 1’-0”1SOUTH ELEVATIONSCALE: 3/32” = 1’-0”2NORTH ELEVATIONSCALE: 3/32” = 1’-0”4EAST ELEVATIONSCALE: 3/32” = 1’-0”3TENANTTENANTTENANTTENANT TENANT TENANT TENANTTENANT TENANT TENANTAttachment 2Reading File Pg 88 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-305BUILDING-5EAST ELEVATIONNORTH ELEVATIONWEST ELEVATIONSOUTH ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DDCABAttachment 2Reading File Pg 89 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateFLOOR PLANA-106BUILDING-6F L O O R P L A NSCALE: 3/16" = 1'-0"1NORTHAttachment 2Reading File Pg 90 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateROOF PLANA-136BUILDING-6NOTE: SEE ELEVATIONS FOR PARAPET HEIGHTSAttachment 2Reading File Pg 91 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateELEVATIONSA-206BUILDING-6SOUTH ELEVATIONSCALE: 3/32” = 1’-0”1NORTH ELEVATIONSCALE: 3/32” = 1’-0”3WEST ELEVATIONSCALE: 3/32” = 1’-0”4EAST ELEVATIONSCALE: 3/32” = 1’-0”2Attachment 2Reading File Pg 92 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateWALL SECTIONSA-306BUILDING-6SOUTH ELEVATIONACDBEAST ELEVATIONWEST ELEVATIONNORTH ELEVATIONWALL SECTIONSCALE: 3/8” = 1’-0”AWALL SECTIONSCALE: 3/8” = 1’-0”BWALL SECTIONSCALE: 3/8” = 1’-0”CWALL SECTIONSCALE: 3/8” = 1’-0”DAttachment 2Reading File Pg 93 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateTRASH ENCLOSURE & MONUMENT SIGNTR-01TRELLIS ELEVATIONSSCALE: N.T.S.10Attachment 2Reading File Pg 94 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateLIGHTING PLANEPH-010.50.91.41.82.62.11.51.20.91.21.81.92.01.91.40.80.50.61.01.41.92.72.11.51.41.31.51.82.72.31.61.41.03.42.31.20.91.63.13.73.73.62.61.10.60.50.81.31.82.71.81.41.00.91.31.62.62.11.91.51.21.04.93.41.50.71.73.45.16.44.72.71.20.50.40.60.61.21.31.51.41.31.00.71.83.55.68.44.82.91.20.50.71.71.92.32.42.11.40.71.73.44.44.54.12.81.20.51.02.22.12.32.72.41.30.51.32.32.72.82.62.00.90.41.72.42.12.42.72.41.40.40.91.41.71.61.61.30.70.30.92.32.32.32.11.91.40.61.11.92.22.22.21.60.90.40.51.71.91.81.51.41.00.81.73.23.73.83.72.70.41.61.61.51.31.11.10.81.01.93.55.06.24.82.90.51.71.81.71.51.41.40.90.60.81.11.11.21.42.13.65.69.05.03.10.82.32.22.22.01.81.40.80.90.91.31.71.91.82.02.33.54.54.74.33.11.62.42.12.43.42.51.51.31.41.21.62.22.92.72.31.92.52.72.92.92.41.40.30.40.40.40.40.40.30.41.12.32.22.54.92.51.52.51.91.31.62.44.83.02.11.51.41.51.51.81.91.71.41.20.90.50.40.70.91.01.01.00.70.50.40.91.92.32.82.82.62.31.62.21.91.31.62.22.92.62.21.51.51.71.72.12.62.32.21.81.60.80.71.32.32.52.62.41.60.80.41.82.32.32.11.71.71.61.21.11.31.11.41.71.91.81.91.92.73.13.33.63.93.53.52.71.90.90.92.03.54.44.53.72.41.00.43.73.01.90.91.31.00.70.80.70.91.11.11.21.41.93.44.95.25.14.64.05.62.91.90.90.92.13.76.47.74.42.61.00.81.41.00.60.71.01.83.65.55.74.93.73.22.82.01.00.92.13.85.86.44.62.71.01.32.01.30.81.73.65.25.75.64.63.22.72.21.91.31.22.23.74.34.54.23.00.92.82.11.34.34.03.83.94.14.34.13.02.32.21.91.81.92.33.03.23.63.83.50.62.51.91.12.93.03.13.13.13.53.63.02.72.42.42.12.32.62.72.43.14.21.81.81.11.52.53.94.04.14.24.43.73.33.02.51.81.81.81.61.21.02.14.05.45.75.34.53.95.62.91.90.80.41.41.91.81.41.83.85.910.05.54.63.73.52.71.90.80.41.82.32.31.81.73.45.05.24.84.12.82.31.81.50.61.93.53.51.91.32.63.13.33.32.82.01.41.20.91.93.23.31.91.11.31.41.51.41.00.70.61.71.91.81.70.40.50.50.61.11.21.21.10.60.60.60.60.20.210.2S5 - 1S4 - 1S2 - 13S3 - 10S1 - 11S3 - 11S3 - 12S1 - 6S6 - 1S6 - 5S6 - 10S6 - 11S6 - 12S2 - 15S5 - 3S2 - 19S1 - 14S5 - 4S2 - 20S3 - 13S3 - 14S3 - 15S5 - 5StatisticsDescription Symbol Avg Min Avg/Min MaxMax/MinSITE2.2 fc 0.2 fc 11.0:1 10.2 fc51.0:1ScheduleSymbol Label QTY ManufacturerCatalog NumberDescriptionLampNumberLampsLumensper LampLLF WattageS13 Lithonia LightingDSX1 LED P2 40K T2M MVOLTDSX1 LED P2 40K T2M MVOLTLED1 8876.506 0.95 70S24 Lithonia LightingDSX1 LED P2 40K T3M MVOLTDSX1 LED P2 40K T3M MVOLTLED1 8640.771 0.95 70S36 Lithonia LightingDSX1 LED P2 40K T3M MVOLTDSX1 LED P2 40K T3M MVOLTLED1 8640.771 0.95 140S41 Lithonia LightingDSX1 LED P2 40K T4M MVOLTDSX1 LED P2 40K T4M MVOLTLED1 8707.222 0.95 70S54 Lithonia LightingDSX1 LED P2 40K LCCO MVOLTDSX1 LED P2 40K LCCO MVOLTLED1 5426.61 0.95 70S65 Lithonia LightingDSX1 LED P2 40K T3M MVOLTDSX1 LED P2 40K T3M MVOLTLED1 8640.771 0.95 280Luminaire LocationsNo. Label X YZLocationMH Tilt Orientation6 S1 -59.84 278.00 20.00 20.00 0.00 269.851 S4 126.57 -27.96 20.00 20.00 0.00 0.001 S5 -50.98 469.03 20.00 20.00 0.00 -90.003 S5 168.43 396.36 20.00 20.00 0.00 270.004 S5 205.16 71.54 20.00 20.00 0.00 0.005 S5 235.19 353.80 20.00 20.00 0.00 180.661 S6 170.87 317.03 20.00 20.00 0.00 89.74S6-1 172.44 317.04 20.00 20.00 0.00 89.74S6-2 170.88 315.47 20.00 20.00 0.00 179.74S6-3 169.31 317.02 20.00 20.00 0.00 269.74S6-4 170.87 318.60 20.00 20.00 0.00 -0.265 S6 269.81 140.10 20.00 20.00 0.00 179.74S6-1 269.82 138.53 20.00 20.00 0.00 179.74S6-2 268.24 140.09 20.00 20.00 0.00 269.74S6-3 269.80 141.66 20.00 20.00 0.00 -0.26S6-4 271.37 140.11 20.00 20.00 0.00 89.7411 S1 -61.41 24.35 20.00 20.00 0.00 -90.0014 S1 -59.84 386.65 20.00 20.00 0.00 269.8513 S2 95.04 401.57 20.00 20.00 0.00 0.0015 S2 201.15 468.75 20.00 20.00 0.00 10.7519 S2 -1.81 401.57 20.00 20.00 0.00 0.0020 S2 242.51 278.23 20.00 20.00 0.00 -90.0010 S3 292.42 480.21 20.00 20.00 0.00 179.7411 S3 -8.46 470.10 20.00 20.00 0.00 179.7412 S3 101.89 470.81 20.00 20.00 0.00 179.7413 S3 120.74 57.25 20.00 20.00 0.00 179.74S3-1 120.76 53.31 20.00 20.00 0.00 179.74S3-2 120.73 61.20 20.00 20.00 0.00 -0.2614 S3 163.70 203.63 20.00 20.00 0.00 179.74S3-1 163.72 199.68 20.00 20.00 0.00 179.74S3-2 163.68 207.57 20.00 20.00 0.00 -0.2615 S3 258.17 203.56 20.00 20.00 0.00 179.74S3-1 258.19 199.61 20.00 20.00 0.00 179.74S3-2 258.16 207.50 20.00 20.00 0.00 -0.2610 S6 182.00 141.75 20.00 20.00 0.00 179.74S6-1 182.01 140.18 20.00 20.00 0.00 179.74S6-2 180.44 141.74 20.00 20.00 0.00 269.74S6-3 182.00 143.31 20.00 20.00 0.00 -0.26S6-4 183.57 141.75 20.00 20.00 0.00 89.7411 S6 71.21 140.25 20.00 20.00 0.00 179.74S6-1 71.22 138.69 20.00 20.00 0.00 179.74S6-2 69.65 140.24 20.00 20.00 0.00 269.74S6-3 71.20 141.82 20.00 20.00 0.00 -0.26S6-4 72.78 140.26 20.00 20.00 0.00 89.7412 S6 -34.60 139.84 20.00 20.00 0.00 179.74S6-1 -34.60 138.27 20.00 20.00 0.00 179.74S6-2 -36.17 139.83 20.00 20.00 0.00 269.74S6-3 -34.61 141.40 20.00 20.00 0.00 -0.26S6-4 -33.04 139.84 20.00 20.00 0.00 89.74NORTHSCALE:SITE LIGHTING PHOTOMETRIC PLANSCALE 1"=50'Attachment 2Reading File Pg 95 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateIMAGE REFERENCEIM-01Attachment 2Reading File Pg 96 3 5 H u g u s A l l e y S u i t e 2 0 0P a s a d e n a , C a l i f o r n i a 9 1 1 0 3T : 6 2 6.5 8 3.8 3 4 8 F : 6 2 6.5 8 3.8 3 8 713215TMA03.20.2018CONCEPTUAL SUBJECT TO CHANGENKT COMMERCIAL, LLC684 HIGUERA STREET, SUITE B, SAN LUIS OBISPO, CA 93401T: 805.541.9094NWC TANK FARM ROAD & BROAD STREETSan Luis Obispo, California1#2341ST SUBMITTAL2ND SUBMITTALDescription03.20.201811.14.2018DateCOLOR MATERIAL BOARDCM-01BIKE RACKS04.25.2018BPAINT: DEC 750 BISON BEIGEBY: DUNN EDWARDSCPAINT: DEC 751 ASH GRAYBY: DUNN EDWARDSDPAINT: DE 6369 LEGENDARY GRAYBY: DUNN EDWARDSEPAINT: DEC 770 DRIFTINGBY: DUNN EDWARDSAPAINT: DET 637 SEAGULL WAILBY: DUNN EDWARDS1STANDING SEAM METAL ROOFMODEL: SCR-16 STANDING SEAMCOLOR: ZINC GRAYBY: MORIN2STOREFRONT GLASSGLASS: 1” CLEAR FLOAT GLASSBY: PPG3STOREFRONTFINISH: CLEAR ANODIZED ALUMINUMBY: ARCADIA4SIDINGMODEL: VINTAGE COLLECTIONCOLOR: CYPRESS (70%), MAHOGANY (30%)BY: AZEK5TILE BASEMODEL: COLORBODY PORCELAIN-INVOKECOLOR: MYSTIC WAY ID02, 12”x24”TILE GROUT: CUSTOM PRODUCT-335 WINTER GRAYBY: DALTILE9SPANDREL GLASSCOLOR: WARM GRAYBY: VIRACON10WOOD EAVES / KICKERS (FIRE-RETARDANT-TREATED WHERE REQUIRED)FINISH: PAINTED SEMI TRANSPARENTCOLOR: DEC 770 DRIFTING, DUNN EDWARDS12WALL SCONCEMODEL: LASER LED LAS5562 NFCOLOR: GRAYBY: US ARCHITECTURAL LIGHTING13PEDESTRIAN LIGHTSMODEL: ECLIPSE MAXI-LED, EC 811, POLE-PAA 512COLOR: GUN METALBY: LUMINIS15STUCCOFINISH: SMOOTH STEEL TROWELBY: HIGHLAND STUCCO17DECORATIVE PAVERSMODEL: CALARC LARGE SCALE NARROW MODULAR PAVERS - 12”x18”COLOR: 1413 PORCELAIN-SANDBLASTBY: STEP STONE18CONCRETE PAVINGFINISH: MEDIUM BROOM FINISH, SAW CUT LINESCOLOR: NATURAL GRAYBY: GENERAL CONTRACTOR16BOARD AND BATTEN VERTICAL SIDINGWITH 1”X3” VERTICAL BATTENSFINISH: CEDARMILL COLOR: CHESTNUT BROWNBY: HARDIE PANEL19TRASH RECEPTACLESMODEL: SDC-36COLOR: BLACKBY: VICTOR STANLEY7METAL TRELLIS FRAME / INFILLFINISH: PAINTED STEEL TUBECOLOR: DE 6369 LEGENDARY GRAY, DUNN EDWARDSBY: GENERAL CONTRACTOR8METAL EYEBROWFINISH: PAINTED STEEL TUBECOLOR: DE 6369 LEGENDARY GRAY, DUNN EDWARDSBY: GENERAL CONTRACTOR6METAL CANOPYFINISH: PAINTED STEEL TUBECOLOR: DE 6369 LEGENDARY GRAY, DUNN EDWARDSBY: GENERAL CONTRACTOR15ACORNICEFINISH: SMOOTH STEEL TROWELCOLOR: DEC 751 ASH GRAY BY: HIGHLAND STUCCO14WALL SCONCEMODEL: ECLIPSE MAXI-LED, EC 852COLOR: GUN METALBY: LUMINIS11WIRE GRIDBY: GENERAL CONTRACTORBIKE RACKSMODEL: PER CITY STANDARDSCOLOR: INDUSTRIAL HIGH GLOSS POWDER-COATEDBY: CONTRACTOR20Attachment 2Reading File Pg 97 WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/28/2018 6:25 PM melanie plot:11/29/2018 11:13 AM melanie ryan file:\\lenitynas\projects\westmont living\ca-san luis obispo\prelim\a0.0 cover sheet.dwg A0.0c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIACOVER SHEETA0.0 SAN LUIS OBISPO, CA ASSISTED LIVING AND MEMORY CARE FACILITY PROJECT DATA LENITY ARCHITECTURE 3150 KETTLE CT. SE SALEM, OR 97301 PHONE: (503) 399-1090 FAX: (503) 399-0565 Contact: Aaron Clark DEVELOPMENT SERVICES/ ARCHITECT: SITE ADDRESS: PROPOSED USE: APPLICANT: CIVIL ENGINEER: LANDSCAPE ARCHITECT:BRIAN LIND, LANDSCAPE ARCHITECT / LENITY ARCHITECTURE 3150 KETTLE CT. SE SALEM, OR 97301 PHONE: (503) 399-1090 FAX: (503) 399-0565 Contact: Brian Lind WESTMONT DEVELOPMENT, LP 7660 FAY AVENUE, SUITE N LA JOLLA, CA 92037 PHONE: (415) 317-9969 Contact: Michael O'Rourke Andy Plant 660 & 670 TANK FARM ROAD SAN LUIS OBISPO, CA 93401 TAX LOT# 053-421-004 RESIDENTIAL CARE FACILITY TYPE CONSTRUCTION: 5A OCCUPANCY: R2.1 BETHEL ENGINEERING 2624 AIRPORT DRIVE SANTA MARIA, CA 93455 PHONE: (805) 934-5767 Contact: Russ Garrison DRAWING INDEX CONTINUED BUILDING ELEVATIONSA6.3 L2 COURTYARD LANDSCAPE DEVELOPMENT PLAN A1.1 A1.7 LANDSCAPE DEVELOPMENT PLANL1 E1.1 SITE LIGHTING PLAN A3.1 SITE PLAN A0.0 SITE DETAILS 1ST FLOOR PLAN COVER SHEET 2ND FLOOR PLANA3.2 A6.0 BUILDING SECTIONS ELECTRICAL LANDSCAPE ARCHITECTURAL 1 OF 9 RENDERING 1 RENDERINGS 2 OF 9 3 OF 9 4 OF 9 RENDERING 2 RENDERING 3 RENDERING 4 A5.1 COLOR BOARD 5 OF 9 RENDERING 5 6 OF 9 RENDERING 6 7 OF 9 RENDERING 7 8 OF 9 RENDERING 8 9 OF 9 RENDERING 9 A5.2 IMAGE REFERENCE VICINITY MAP PROJECT LOCATION TANK FARM RD.SANTA FEBROAD ST.S. HIGUERA ST.U.S. HIGHWAY 101VIEW AT ENTRY OWNER:NKT DEVELOPMENT, LLC. 684 HIGUERA ST., SUITE B SAN LUIS OBISPO, CA 93401 PHONE: (805) 541-9004 FAX: (805) 544-0394 GEOTECHNICAL ENGINEER:BEACON GEOTECHNICAL, INC P.O. BOX 4814 PASO ROBLES, CA 93447 PHONE: (805) 239-9457 Contact: Greg McKay MICHAEL O'ROURKE ANDREW PLANT TIM DAVIES JAY NICCUM OWNER SD PHASE APPROVAL SIGNATURES: DATE DATE DATE DATE Attachment 2 Reading File Pg 98 MEMORY CARE WITH ASSISTED LIVING ABOVE SERVICE / DELIVERIES CONNECTION TO RETAIL PROJECT SIGN EMPLOYEE PARKINGASSISTED LIVING COURTYARD ASSISTED LIVING ASSISTED LIVING COVEREDENTRYPUBLIC ART ACCESSROADASSISTED LIVING COURTYARD MEMORY CARE COURTYARD ENTRYWAYPROPOSEDPROPERTY LINEWALKWALKTOP OF BANK35' SETBACK FROMTOP OF BANKPROPERTY LINE PROPERTY LINEPROPERTY LINE ASSISTED LIVING COURTYARD SHORT TERM BIKE PARKING, (6) SPACES LONG TERM BIKE PARKING, (5) SPACES, (WEATHERPROOF LOCKERS) PROPOSED TRANSFORMER LOCATION AND FUTURE GENERATOR 6' 18'59'-9"25' x 12' LOADING ZONE 16' 16'-338" 24'9'18' 7 6' 56'-8" 26' NOTE: DEMO EXISTING DWELLING AND ACCESSORY STRUCTURES c PROJECT SCOPE ASSOCIATED WITH THIS APPLICATION FACILITY VAN SEE TRACT MAP 3115 FOR PROPOSED PROPERTY LINES FLAG POLE ADJACENT DEVELOPMENT SHOWN FORREFERENCE ONLY 1 8'-0" 9'-012" STONE VENEER TO MATCH BUILDING. FINISH GRADE 3"x3" SQ. METAL LEGS W/ BASE ATTACHMENTS SIGN FONT, COLOR AND LOGO PER SIGN COMPANY AND OWNER 3" DEEP FABRICATED ALUMINUM CABINET SCALE: PROJECT SIGN 1/4" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/SIGN/PROJ SIGN CONTROL JOINT COLD JOINT EXPANSION JOINT EXP. JOINT W/ CAULK AT 30'-0" OC (MAX) OR AT INTERSECTION OF ANY STRUCTURAL ELEMENTS ROUGH BROOM FINISH (TYP) SMOOTH FINISH COMPACTED SUBGRADE SCORE AT 5'-0" OC SIDEWALKS, 10'-0" OC PATIO AREAS 4" CONC WALK (TYP) ROUGH BROOM FIN SMOOTH FINISH SCALE: WALK/PATIO DETAIL (CONCRETE WALK JOINTS) 1 1/2" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02520004 4" 38" 4" 12" SCALE: PARKING LOT LIGHT BASE 3/4" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02850001 20 FT. #4 CU "U.F.E.R." GROUND COILED UNDER BASE 3/4" PVC CONDUIT, BURY 24" OR AS REQ. BY AUTHORITY HAVING JURISDICTION. SEE PLANS NOTES: ·COORDINATE WITH ELECTRICAL SPECIFICATIONS, SEE STRUCTURAL FOR ADDITIONAL INFORMATION ·PROVIDE SHOP DRAWINGS TO ARCHITECT FOR APPROVAL ·MIN. 24" CLEAR BETWEEN POLE BASE AND BACK OF CURB EXPOSED CONCRETE TO HAVE RUBBED FINISH, SURFACES - TOP AND SIDES 2 PIECE BASE COVER CONFIRM BOLT SIZE, PATTERN, HEIGHTS & CONDUIT REQUIREMENTS W/ POST BASE SHOP DRAWINGS FINISHED GRADE GROUND LUG INSIDE POLE FIXTURE POLE RADIUS TROWLED BULL NOSED EDGE 24" @ CURB ONLY 24" SCALE: PARKING SIGN (CALIFORNIA) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840007 SHALL BE LOCATED ON A POST AT THE FRONT OF EACH PARKING SPACE. THE BOTTOM OF THE SIGN SHOULD BE A MAXIMUM HEIGHT OF SIX FEET FROM THE GROUND. IF THE PARKING SPACE IS HEADED INTO A BUILDING THE SIGN MAY BE FASTENED TO THE SIDE OF THE STRUCTURE. A STANDARD R7-8 ACCESSIBLE PARKING SIGN SHALL BE USED TO MARK EACH PARKING SPACE. MINIMUM SIGN SIZE SHALL BE 12"x18". ALL SIGNS MUST BE PERMANENTLY MOUNTED IN THE GROUND OR ON A WALL. UNAUTHORIZED VEHICLES PARKED IN DESIGNATED HANDICAPPED SPACES NOT DISPLAYING DISTINGUISHING PLACARDS OR LICENSE PLATES ISSUED FOR PHYSICALLY DISABLED PERSONS MAY BE TOWED AWAY AT OWNERS EXPENSE. TOWED VEHICLES MAY BE RECLAIMED AT _______ OR BY TELEPHONING _______. 1" MIN. HT. LETTERS 12" R99 (CA)R100B (CA) WHITE BLUE NOTES: ONLY $250 FINE PARKING NOTES: HANDICAP SIGNAGE DETAIL SCALE: HANDICAP SIGN DETAIL CALIFORNIA NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840006CAL 1'-0"x1'-6"x.080 ALUMINUM HANDICAPPED PARKING SIGN. BOLT TO STEEL TUBE WITH 2-1/8" 316 STAINLESS STEEL BOLTS, NUTS AND WASHERS. SEE DETAIL 10/A1.8. $250 FINE SIGN VAN-ACCESSIBLE SIGN 2"x2"x.188 STEEL TUBE EXTENDED INTO CONCRETE FILLED PIPE 2'-0". PROVIDE WELDED WATERTIGHT CAP. PAINT P&L #6118 BLACK COFFEE PAINT PIPE BASE YELLOW PAVEMENT/SIDEWALK CONCRETE 1. HANDICAPPED PARKING SIGN SHALL CONFORM WITH CURRENT STATE AND LOCAL AND FEDERAL CODES AND REGULATIONS. 2. ALL SIGNS SHALL BE DESIGNED TO WITHSTAND 120 M.P.H. WINDLOAD. 1. WHEN HEADER CURB IS USED IN LIEU OF WHEEL STOPS, SIDEWALK ABUTTING CURB MUST BE WIDENED BY 18" SO THAT THE TOTAL SIDEWALK WIDTH IS 62", ALLOWING FOR 44" MINIMUM CLEAR ACCESSIBLE ROUTE. 2. FOR COMPLETE DETAIL OF HANDICAPPED SIGN, REFER TO DETAIL. HANDICAP SPACE STRIPING DETAIL R7-8b (CA) R99b (CA) R99 (CA) VAN ACCESSIBLE 1-1/2"R SCALE: VAN ACCESSIBLE (PARKING SIGN) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02840004 12" (18") FOUNDATION PER MANUFACTURES RECOMMENDATIONS (MAY VARY W/ SOILS AND WIND CONDITIONS) FIBERGLASS OR ALUMINUM TAPERED FLAGPOLE SCALE: FLAG POLE (GROUND SET CONE) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/10350001 3 - MOUNTING PLATES PER MANUFACTURER 5" DIA. x 35'-0" MAX. FLAG POLE AND A-BOLTS BY MANUFACTURER 24" DIA. CENTER UNDER FLAG POLE 2" CLR. (3) #3 TIES WITHIN TOP 5" OF FOOTING F.G. (4) #4 EVENLY SPACED AROUND SIDES OF FOOTING #3 TIES AT 12" o.c. F' = 2500 psi F' = 60,000 psi (#4 BARS) c y F' = 40,000 psi (#3 BARS)y 4'-0" x 8'-0" FLAG MAX. SCALE: FLAG POLE (FOOTING DETAIL) NOT TO SCALE P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/FLAGPOLE-FOOTING DETAIL FLAG POLE FOOTING PER MANUFACTURER RECOMMENDATIONS, COORDINATE REQUIREMENTS VAN 8'-0"10'-0"10'-0" NO PARKING MAX. SLOPE 1:50 AT H.C. PARKING SPACES AND AISLE SHOWN DASHED TYPICAL SYMBOL ACCESS AISLE W/ 4" PAINTED STRIPES. 12" WHITE LETTERING CROSSWALK TO RAMP ACCESSIBLE PARKING SIGN SEE 12/A1.7 TYP. COLOR EQUAL TO No. 15090 FEDERAL STANDARD 595B TWO COATS OF PAINT ON SURFACE OF PARKING AREA CENTERED ON STALL 2" WIDE WHITE STRIPING TYP. TWO COATS AT FLOOR PAINT COND. NOTE: DIMENSIONS ARE FOR THE 3'-0" SQUARE SIGN 9" SQ STEEL SIGN TO BE PROPORTIONAL 3'-0" SQ. (FLOOR PAINTED) 9" SQ. (POST MOUNTED) AC PAVEMENT AGGREGATE BASE CONC. PER PLAN 3'-0"3'-0"1'-0"1'-0" SCALE: PAVEMENT TRANSITION (PAVEMENT AND CONCRETE) 1/2"=1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02520025 NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. #4 REBAR STIRRUPS & HORIZONTAL REINFORCEMENT EMBEDMENT SLEEVE & HINGING LID LOCKABLE LID 4" Ø LOCKABLE REMOVABLE BOLLARD DOMED TOP CAL PIPE SECURITY BOLLARD IBP04040, OR APPROVED EQUAL SCALE: BOLLARD (LOCKABLE / REMOVABLE) N.T.S P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02830022 21" 21" MIN. OR TO FROST DEPTH, WHICHEVER IS GREATER BREAKAWAY LOCK 1'-6" CONFIRM BOLT SIZE, PATTERN, HEIGHTS & CONDUIT REQUIREMENTS WITH FLANGE. 3/4" PVC CONDUIT, BURY 24" OR AS REQ. BY AUTHORITY HAVING JURISDICTION. SEE PLANS. (INCLUDE EQUIPMENT GROUND CONDUCTOR PER NEC, BACK TO SOURCE) PROVIDE EQUIPMENT GROUNDING CONDUCTOR BACK TO PANEL. INSULATE AS REQUIRED BY NEC. NOTE: SEE E1.1 FOR ROUTING AND CIRCUITING. FINISHED GRADE BOLLARD LIGHT PER FIXTURE SCHEDULE. PLAN VIEW EDGE OF SIDEWALK BOLLARD CENTERED IN BASE 1'-6" SCALE: WALKWAY LIGHT BASE/POLE NTS P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/LANDSCAPE_BOLLARD NOTE: WHEN LIGHT BOLLARD OCCURES AS COLORED CONCRETE, THE BASE CONCRETE SHALL ALSO BE COLORED. 1/2" EXPANSION JOINT FILLER REFER TO SOILS INVESTIGATION REPORT FOR ADDITIONAL PAVEMENT INSTALLATION SPECIFICATIONS. SEE ARCHITECTURAL & LANDSCAPE SITE PLANS FOR DECORATIVE STAMPED PATTERN LOCATIONS IF APPLICABLE. LONGITUDINAL JOINTS MAYBE CONST JOINTS AT CONTRACTORS OPTION. TRANSVERSE CONSTR JOINTS SHALL BE INSTALLED WHENEVER THE PLACING OF CONCRETE IS SUSPENDED A SUFFICIENT LENGTH OF TIME THAT THE CONCRETE MAY BEGIN TO HARDEN. SAW CUT PER JOINT LAYOUT (SEE PLAN) NOTE: USE AT ALL FIXED OBJECTS WITHIN OR ABUTTING PAVED AREA. INSTALL 1/2"ɸ x 12"L AT 24" 0C SMOOTH STEEL DOWEL W/ GREASE AT ONE END - INSTALL WHEN REQ'D BY SOILS ENGINEER. 1/4" MAX (W/ PRE- MOLDED JOINT FILLER FLUSH W/ SURFACES) 1/4" MAX. RADIUS AT HAND FORMED JTS. 1/4" MAX. (SAWED JOINT) ISOLATION EXPANSION JOINT GENERAL NOTES: 1. 2. 3. 4.SAWED JOINT CONSTRUCTION JOINTS PREMOLDED TOOLED JOINT 1/4" SCALE: TYPICAL JOINT CONSTRUCTION (ALTERNATE CONCRETE PARKING) 1 1/2" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/TYP-JOINT CONST-ALT CONC PARKING 5 2 3 4 7 6 9 8 10 11 1214 13 SCALE: ENCLOSURE (TRASH & RECYCLING) 3/16" = 1'-0"P:/WESTMONT LIVING/CA-LA MESA/DETAILS/02877021 (SEPARATE PERMIT REQUIRED) METAL OPAQUE DOOR, FIELD INSTALL GATE HINGES - TYP. OF 2 NOTE: ·CONSTRUCTION SHALL BE OF NON-COMBUSTABLE CONSTRUCTION ·ALL GATES TO BE PRE-MANUFACTURED ·GATES AND HINGES TO BE FIELD INSTALLED ·GATES WILL BE METAL AND OPAQUE (3) PAIRS OF 16 GA. RIBBED METAL GATES WITH MIN. 2" X 2" X 14" STEEL ANGLE FRAME AND DIAGONAL BRACING. CONTINUOUS WELDS ON ALL JOINTS. FIELD INSTALL GATE HINGES VENEER STONE OVER 8" CMU - PAINT INSIDE GATE POST (TYP.) 9 - 9 - 9 - 10'-0" METAL TRELLIS CURB STOP (TYP.) 15'-0" CONCRETE APRON - SEE SITE PLAN 1 12% SLOPE 1 12% SLOPE 1 12% SLOPE F.O.G. STORAGE TRASH RECYCLING TRASH PEDESTRIAN ACCESS 15 SCALE: BIKE DOCK (SHORT TERM BIKE PARKING) 1/8" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/02830032PS NOTE: ·INSTALL PER CITY STANDARDS ·SEE CITY BICYCLE RACK DETAIL # 7930 (2) 6" x 6" x 2" DIA., FLANGE MOUNTING PLATE W/ 1" DIA. MOUNTING HOLES 36" SCALE: 1/4" - 1'-0" 36"36"36"36"36" 21' 4'-6"4'-6" PLAN SINGLE SIDE 26" R=4" 2" WHITE REFLECTIVE TAPE WRAPPED AROUND PIPE, TYP. OF 3 2" DIA. STEEL PIPE, 1/16" THICK , MIN. 3/8" DIA TAMPER RESISTANT ANCHOR, 2 3/8" LONG, TYP. (4) EA. PLATE BASE PLATE, 1/8" THICK , TYP. (SEPARATE PERMIT REQUIRED) CANE BOLTS (TYP.) 6" O.H. 6" O.H. (3) SETS 16 GA. RIBBED METAL GATES WITH MIN. 2" X 2" X 14" STEEL ANGLE FRAME AND DIAGONAL BRACING. CONTINUOUS WELDS ON ALL JOINTS. FIELD INSTALL GATE HINGESELEVATION - FRONT SCALE: 3/16" = 1'-0" ELEVATION - END SCALE: 3/16" = 1'-0" NOTE: ·CONSTRUCTION SHALL BE OF NON-COMBUSTABLE CONSTRUCTION ·ALL GATES TO BE PRE-MANUFACTURED ·GATES AND HINGES TO BE FIELD INSTALLED ·GATES WILL BE METAL AND OPAQUE METAL OPAQUE DOOR, FIELD INSTALL GATE HINGES. TYPICAL OF (2) METAL TRELLIS METAL TRELLIS SCALE: TRASH AND RECYCLING ENCLOSURE 1/8" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/TRASHELEV VENEER STONE OVER 8" CMU - PAINT INSIDE GATE POST GATE POST (TYP.)WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/13/2018 11:20 AM samt plot:11/28/2018 6:28 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a1.7 site details.dwg A1.7c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIASITE DETAILSA1.7 Attachment 2 Reading File Pg 100 2154215424602448 2436 246024422436 24422436 244224422436 244224602460 244224482460KITCHEN FRZ. DRY STOR. ELEC WALK-IN COOLER FCR MECH R.R. ELEV. EQ.ELEVATORBEAUTY BEAUTY CHARTS MEDS MAIL MEDS RECEPT. DIRECTOR EXECUTIVE DISCOVERY WORK SPACE SALESSALES CHARTS RSD L.D. HALL R.R. ACTIVITY R.R. LINEN MDF DINING ROOM COVERED POOL 14' x 25'-6" 4'-0" MAX. DEPTH STOR. AL HOUSE- KEEPING FITNESS 18 x 37 "MAIN STREET" WARM KIT. LIN. STOR CHAIR STOR THEATER / CHAPEL 23 SEATS (21 FIXED, 2 H'CAP) ASSISTED LIVING COURTYARD STOR. DINING SITTING ELEC OFFICE SEATINGR.R. DYE. HOUSE KEEPING ACTIVITY 24 x 45 STOR. OFFICE BISTRO 23 x 25 SHWR. STOR. MECH. R.R. R.R R.R MCMCMC MC MC MC MC C MC EMER. FOOD STOR. MAINT. STOR. AB STOR. 1055 011031 1040 LIN./ STOR ELEV. CORRIDOR CORRIDOR 1093 CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR HALL CORRIDOR CORRIDOR CORRIDOR CORRIDORCORRIDORWAIT STAFF STAIR-3 FIRE SHUTTER FIRE SHUTTER FIRE SHUTTER STAIR-2 SEATING ELEVATOR 03 C BBC C A A B B A B A W/DA A A ABBBBB B ELEVATOR EQUIPMENT ROOM MCMCMCMC MC MCMC MC MC MC MC MC MCMCMCMCMCMCMCMC B CORRIDOR CORRIDOR ELECT. RM. B MEMORY CARE COURTYARD B ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD 119 1042 117 115 113 111 109 107 103 101 02 1088 1023 1089 1037 1038 1027 1026 1087 1021 1020 28 27 26 25 24 23 22 21 10851086 1018 1016 101710191030 1029 1039 1032 102104 106 141 139138 140 110 1091 1102 1090 112 116 1041 121 123 125 127 129 131 1095 128 130 132 134 133 135 136 1066 1043 1068 1096 137 1050 1049 1048 1047 1046 1044 1097 1053 1052 1057 1060 1054 1064 1062 1042 1063 1061 1059 1065 1001 1080 1058 1051 1007 1004 02 04 06 08 09 10 11 12 13 14 1008 1009 1103 15 16 07 05 10820301 1002 1003 17 1012 1011 1013 1010 18 1084 19 20 1014 1015 1081 1005 1006 1083 1094 1098 OFFICE B.O.D 10451067 EXIT PASSAGEWAY107710781079 A B B B B DYE. 1056 1092 CORRIDOR STAIR-1 1101 1028 EXIT PASSAGEWAY EXIT PASSAGEWAY B.O.H. B.O.H.WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/13/2018 10:26 AM samt plot:11/28/2018 6:32 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a3.1 1st floor.dwg A3.1c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA1ST FLOOR SCALE: 1/16" = 1'-0" "A" Studio Units = 32 "B" One Bedroom Units = 68 "C" Two Bedroom Units = 11 TOTAL = 111 TOTAL UNIT MIX "A" Studio Units = 10 "B" One Bedroom Units = 19 "C" Two Bedroom Units = 4 UNIT MIX - LEVEL ONE = 33 "MC" Studio Units = 28"MC" Studio Units = 28 GRAND TOTAL = 139 Level One = 67,374 sq. ft. BUILDING AREA Level Two = 66,281 sq. ft. TOTAL = 133,655 sq. ft.1ST FLOORPLANA3.1 Attachment 2 Reading File Pg 101 STOR ELEVATORR.R. ELEVATOR ELEC.12 20972085 2093 2103 ELEVATOR 3 ELEVATOR EQUIPMENT ROOM ELECT. RM. 2009 269 2010 267 265 2087 266 262 263 261 259 249 260 2085 2102 247 245 2007 2008 2006 237 235 233 231 229 227 225 223 2084 221 217 215 220 218 216 228230232 2005 238 240 242 2004 2003 208206204 2001 2002 2081 213211209207205203201 2080 299297295293291289287 285 283 281 2089 2090 279 277 2088 275 273 271 278 280 282 284 257 255 253 251 252 254 256 292 2011 294 296 243 241 239 2012 244246248250 2096209120922082208320862101 20942095WINDOWS TO BELOW / FIRE SPRINKLER CURTAIN AL HOUSE- KEEPING SEATING ELEV LOBBY KITCHEN HOOD CHASE OPEN TO BELOW IDF / STOR. ADA LAUNDRY IDF / STOR. SEATING OPEN TO BELOW C B A B B B B A OFFICE/ TRAINING DATA IDF OPEN TO BELOW B B SEATING B "MAIN STREET"CORRIDOR CORRIDORCORRIDORCORRIDOR CORRIDORCORRIDOR CORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDOR STAIR 2 STAIR 3 SEATING B A B B B B AB C B B B B BAAAAAACBB B B A AABA A A BB B B B AA C CORRIDOR CORRIDORSEATING C BBC C A B B B A A BBB B B B B B B B CORRIDOR CORRIDOR B B CORRIDOR DECK B A STAIR 1 B B WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/13/2018 10:25 AM samt plot:11/28/2018 6:33 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a3.2 2nd floor.dwg A3.2c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIA2ND FLOORPLANA3.2 2nd FLOOR SCALE: 1/16" = 1'-0" "A" Studio Units = 22 "B" One Bedroom Units = 49 "C" Two Bedroom Units = 7 TOTAL LEVEL TWO = 78 UNIT MIX - LEVEL TWO BUILDING AREA LEVEL TWO = 66,281 sq. ft. Attachment 2 Reading File Pg 102 Attachment 2Reading File Pg 103 Attachment 2Reading File Pg 104 KITCHENFRZ.DRY STOR.ELECWALK-INCOOLERFCRMECH R.R.ELEV. EQ.ELEVATORBEAUTYBEAUTYCHARTSMEDSMAILMEDSRECEPT.DIRECTOREXECUTIVEDISCOVERYWORK SPACESALESSALESCHARTSRSDL.D.HALLR.R.ACTIVITY R.R.LINENMDFDINING ROOMCOVEREDPOOL14' x 25'-6"4'-0" MAX.DEPTHSTOR.AL HOUSE-KEEPINGFITNESS18 x 37"MAIN STREET"WARMKIT.LIN.STORCHAIRSTORTHEATER / CHAPEL23 SEATS (21 FIXED, 2 H'CAP)ASSISTEDLIVINGCOURTYARDSTOR.DININGSITTINGELECOFFICESEATINGR.R.DYE.HOUSEKEEPINGACTIVITY24 x 45STOR.OFFICEBISTRO23 x 25SHWR.STOR.MECH.R.R.R.RR.RMCMCMCMCMCMCMCCMCEMER.FOODSTOR.MAINT.STOR.ABSTOR.10550110311040LIN./STORELEV.CORRIDORCORRIDOR1093CORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORHALLCORRIDORCORRIDORCORRIDORCORRIDORCORRIDORWAIT STAFFSTAIR-3STAIR-2SEATINGELEVATOR03CBBCCAABBABAAAAABBBBBBELEVATOREQUIPMENTROOMMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCMCBCORRIDORCORRIDORELECT. RM.BMEMORYCARECOURTYARDBASSISTED LIVINGCOURTYARDASSISTED LIVINGCOURTYARD119104211711511311110910710310102108810231089103710381027102610871021102028272625242322211085108610181016101710191030102910391032102104106141139138140110109111021090112116104112112312512712913110951281301321341331351361066104310681096137105010491048104710461044109710531052105710601054106410621042106310611059106510011080105810511007100402040608091011121314100810091103151607051082030110021003171012101110131010181084192010141015108110051006108310941098OFFICEB.O.D10451067EXITPASSAGEWAY107710781079ABBBBDYE.10561092CORRIDORSTAIR-111011028EXITPASSAGEWAYEXITPASSAGEWAYB.O.H.B.O.H.12'-1"1'-634"10'-1"15'-034"29'-5"12'-1"1'-634"10'-1"25'-034"31'-714"SUITE CORRIDOR ELEV. EQUIP.KITCHEN DINING SITTING PATIO SEATING T.O. PARAPET T.O. PLATE T.O. SLAB SOIL CORRIDOR WAIT STAFF CORRIDOR DECKCORRIDOR T.O. PARAPETT.O. PLATE T.O. SLAB 155.00' 150.00' 160.00' 155.00' 150.00' 160.00' ENTRY DRIVEWAY 161.2' FFE 161.2' FFE T.O. PARAPET TANK FARM ROAD SUITE SUITE SUITE SUITE SUITE SUITE DINING CORRIDORCORRIDOR CORRIDOR MEMORY CARE COURTYARD 12'-1"1'-634"10'-1"26'-434"T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 12'-1"1'-634"10'-1"26'-434"T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 155.00' 150.00' 160.00' 161.2' FFE 161.2' FFE ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD 12'-1"1'-634"10'-1"26'-434"ROAD (DRIVEWAY) ℄ SUITE SUITE SUITE SUITE SUITE SUITE SUITE SUITE CORRIDOR CORRIDOR CORRIDOR CORRIDOR T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 12'-1"1'-634"10'-1"26'-434"T.O. PARAPET T.O. PLATE T.O. SLAB T.O. SHEATHING T.O. PLATE 155.00' 150.00' 160.00' CREEK 161.2' FFE 161.2' FFE ASSISTED LIVING COURTYARD ASSISTED LIVING COURTYARD WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/13/2018 10:51 AM michaelb plot:11/28/2018 6:34 PM melanie ryan file:p:\westmont living\ca-san luis obispo\arch\a6.0 building sections.dwg A6.0c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIABUILDINGSECTIONSA6.0SECTIONA A6.0 SCALE: 3/32" = 1'-0" SECTION KEY PLAN NOT TO SCALE SECTIONB A6.0 SCALE: 3/32" = 1'-0" B B AA Attachment 2 Reading File Pg 105 SCALE : D NORTH ELEVATION 1/16"=1'-0" SCALE : C EAST ELEVATION 1/16"=1'-0" SCALE : B SOUTH ELEVATION 1/16"=1'-0" SCALE : A WEST ELEVATION 1/16"=1'-0" A D 1 2 3 4 5 6 7 = STANDING SEAM METAL ROOFING COLOR: SW 2844 ROYCROFT MIST GRAY ROOF = PARAPET ROOF HEIGHTS PER ELEVATIONS = VINYL FRAMED INSULATED WINDOWS W/ TRIM COLOR: BEIGE = BOARD AND BATT SIDING SIDING SIDING WINDOW = PTAC COLOR: TO MATCH ADJACENT BUILDING COLOR, TYP. PTAC = STUCCO FINISH (MAIN BODY) MFR: OMEGA COLOR: SW 9117 URBAN JUNGLE SIDING = HARDIPLANK HORIZONTAL SIDING COLOR: SW 7507 STONE LION MFR: SHERWIN WILLIAMS KEY NOTES 8 9 10 = FASCIA TRIM COLOR: SW 2844 ROYCROFT MIST GRAY = DECORATIVE CORBEL MFR: TRIM FASCIA = CULTURED STONE VENEER: EASTERN MOUNTAIN LEDGE COLOR: PROVO CANYON GREY COLOR: WESTERN RED CEDAR: STAMPED / ALUMAWOOD 11 = TRELLIS STONE COLOR: SW 7040 SMOKEHOUSE C B ELEVATION KEY PLAN SCALE: N.T.S. 4' 8'0 16' 4' 8'0 16' 4' 8'0 16' 4' 8'0 16' KITCHEN FRZ. DRY STOR. ELEC WALK-INCOOLER FCR MECH R.R. ELEV. EQ. BEAUTY BEAUTY CHARTS MEDS MAIL MEDS RECEPT. DIRECTOREXECUTIVE DISCOVERY WORK SPACE SALESSALES CHARTS RSD L.D. HALL R.R. ACTIVITY LINEN MDF DINING ROOM COVEREDPOOL14' x 25'-6"4'-0" MAX.DEPTH STOR. AL HOUSE-KEEPING FITNESS18 x 37 "MAIN STREET" WARMKIT. LIN.STOR CHAIRSTOR THEATER / CHAPEL23 SEATS (21 FIXED, 2 H'CAP) ASSISTEDLIVINGCOURTYARD STOR. DINING SITTING ELEC OFFICE SEATINGR.R. DYE. HOUSEKEEPING ACTIVITY24 x 45 STOR. OFFICE BISTRO23 x 25 SHWR. STOR. MECH. R.R. R.R R.R MCMCMC MC MC MC MC C MC EMER.FOODSTOR. MAINT.STOR. AB STOR. 1055 1031 1040 LIN./STOR ELEV. CORRIDOR CORRIDOR1093 CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR HALL CORRIDOR CORRIDOR CORRIDOR CORRIDOR WAIT STAFF STAIR-3 STAIR-2 SEATING ELEVATOR 03 C BBC C A A B B A B A A A A ABBBBB B ELEVATOREQUIPMENTROOM MCMCMCMC MC MCMC MC MC MC MC MC MCMCMCMCMCMCMCMC B CORRIDOR CORRIDOR ELECT. RM. B MEMORYCARECOURTYARD B ASSISTED LIVINGCOURTYARD ASSISTED LIVINGCOURTYARD 119 1042 117 115 113 111 109 107 103 101 02 1088 1023 1089 1037 1038 1027 1026 1087 1021 1020 28 27 26 25 24 23 22 21 10851086 1018 1016 101710191030 1029 1039 1032 102104 106 141 139138 140 110 1091 1102 1090 112 116 1041 121 123 125 127 129 131 1095 128 130 132 134 133 135 136 1066 1043 1068 1096 137 1050 1049 1048 1047 1046 1044 1097 1053 1052 1057 1060 1054 1064 1062 1042 1063 1061 1059 1065 1001 1080 1058 1051 1007 1004 02 04 06 08 09 10 11 12 13 14 1008 1009 1103 15 16 07 050301 1002 1003 17 1012 1011 1013 1010 18 1084 19 20 1014 1015 1081 1005 1006 1083 1094 1098 OFFICEB.O.D 10451067 EXITPASSAGEWAY107710781079 A B B B B DYE. 1056 1092CORRIDOR STAIR-11101 1028 EXITPASSAGEWAYEXITPASSAGEWAY B.O.H. B.O.H. D 12'-1"1st FLR.13'-734"2nd FLR.10'-1"23'-834"1'-634" 6 559 288971346 553 443 610108 29 10 842121223 46 8512 4 2 2 2 6 6 6 4 2 6 2 2444 10 4 6 5 2 4 8 6 2 5 2 3 2 4 2 26 5 2 6 4 6 6 8 4 8 9 1 5 2 6 1 5 8 5 2 2 3 5 2 3 2 5 2 3 2 6 2 8 5 2 2 5 8 2 2 8 2 5 6 2 8 5 2 3 2 4 6 4 3 410 10 4 6 3 38 3 6 3 6 6 4 612'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. PLATE 12'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. SLAB12'-1"1'-634"10'-1"T.O. PLATE T.O. SHEATHINGT.O. PLATE T.O. SLAB 5222155 777 7 3 6 10 7 6 454 82 2 2 3 5 2 2 2 5 2 6 4 9 5 1 2 4 2 3 2 8 4 2 METAL AWNING ASSEMBLY (BALCONY AND WINDOW) 1" = 1'-0"P:/WESTMONT LIVING/CA-SAN LUIS OBISPO/DETAILS/MTL AWNING (2) 1/4" x 5" LAG BOLT AT 6" SQUARE PLATE WELD TO ROD PER MANUF. TYP. 1"x3" HSS SUPPORT WELDED TO PLATE A 6 12 A WINDOW / DOOR RECESSED TRIM EDGE OF WINDOW TRIM 2" CLR OF STUCCO CORNER 15 A7.2a SIM STANDING SEAM METAL ROOFING HSS CAP ENDS HSS SUPPORTS AT 2'-0" O.C. 2"x2" HSS SUPPORT BEAM SEE ELEVATIONS FOR LOCATION AND PLAN FOR OPENING SIZE STANDING SEAM METAL ROOFING OVER WRB WINDOW / DOOR AS OCCURS T.O. PLATE T.O. PLATE BIDDER DESIGN AWNING TO SUPPORT SELF WEIGHT + 20PSF ROOF LIVE LOAD CONTINUOUS VERTICAL 6x6 POST LOCATED AT CENTERLINE OF AWING SUPPORT BIDDER DESIGNED 3" VERTICAL GRAIN T&G EXPOSED AT UNDERSIDE STAIN TO MATCH TRELLIS CONTINUOUS 1x3 LEDGER WITH 1/4" X 5" LAG BOLTS AT 12" O.C. SIM. 6" 114" CLR. TYP SECTION 'A'ELEVATION 'B' PLAN VIEW A ELEV. 6'-3" (TYP.) OR 11'-2" PER PLAN ELEV. VERTICAL GRAIN T&G EXPOSED AT UNDERSIDE STAIN TO MATCH TRELLIS 1x2 HSS AT 2'-0" O.C. (TYP.) CONTUINUOUS 3x1 HSS LEDGER STANDING SEAM METAL ROOFING 1x2 HSS AT 2'-0" O.C. (TYP.) 2x2 HSS SUPPORT 3x1 HSS LEDGER NORTH FACING SIDE OF AWNING TO HAVE A SHADE (WEST ELEVATION ONLY) 1 1 A6.3 TYP. 4 11 11 EXTERIORBUILDING ELEVATIONSA6.3WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/13/2018 10:31 AM melanie plot:11/29/2018 10:55 AM melanie ryan file:p:\westmont living\ca-san luis obispo\bldgs\elevations-mcf.dwg Layoutc2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIAAttachment 2 Reading File Pg 106 3018'-6"25'18'-6"18'-6"25'18'-6"18'-6"30'18'-6"LOADING DOCKP L A N T E RLANDSCAPED AREAPROPERTY LINEPROPERTY LINE9' TYP 9' TYP P L A N T E R FLOOR AREA: 7,973 SF ROOF ACCESS 53 SF TOTAL AREA: ± 8,026 SFSWITCHGEAREVSTATIONEVSTATIONAMBULATORYEVSTATIONEVSTATIONCLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEANAIRVEHICLECLEAN AIR VEHICLE CLEAN AIR VEHICLECLEANAIRVEHICLECLEANAIRVEHICLE Rhaphiolepis indica 'Ballerina' Indian Hawthorn, 27-5 gal. Lavandula angustifolia 'Munstead' Dwarf English Lavender, 7-1 gal. Clytostoma callistegioides, 1-15 gal. Lavender Trumpet Vine, train up trellis post Rosa floribunda 'Iceberg' Iceberg Rose, 9-5 gal. Trachelospermum jasminoides Star Jasmine (shrub form) 6-1 gal. Ophiopogon japonicus Mondo Grass 41-1 gal. Aspidistra elatior Cast Iron Plant, 6-5 gal. Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo, 3-5 gal. Magnolia grandiflora 'Little Gem' Little Gem Magnolia, 1-24" box Heuchera 'Lime Rickey' Lime Rickey Coral Bells 23-1 gal. Agapanthus africanus 'Peter Pan White' Dwarf White Lily-of-the-Nile, 24-1 gal. Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo, 4-5 gal.COURTYARD 3 LIV Annual Flowers 4" pots @ 12" o.c. Phormium 'Maori Queen' Hybrid New Zealand Flax, 1-15 gal. Rosmarinus officinalis 'Tuscan Blue' Tuscan Blue Rosemary, 2-5 gal. Rhaphiolepis indica 'Ballerina' Indian Hawthorn, 6-5 gal. Rhaphiolepis indica 'Ballerina' Indian Hawthorn, 8-5 gal. Woodwardia fimbriata Giant Chain Fern, 1-5 gal. Nandina domestica 'Gulf Stream' Gulf Stream Heavenly Bamboo, 9-5 gal. Pittosporum tobira 'Dwarf Variegata' Dwarf Variegated Tobira, 8-5 gal. COURTYARD 2 Syringa patula 'Miss Kim' Miss Kim Lilac, 1-15 gal. Syringa patula 'Miss Kim' Miss Kim Lilac, 1-15 gal. Hebe 'Veronica Lake' Veronica Lake Hebe, 6-5 gal. Escallonia 'Fradesii' Pink Escallonia, 5-5 gal. Agapanthus africanus 'Peter Pan White' Dwarf White Lily-of-the-Nile, 7-1 gal. Rosa x. 'Noala' Coral Carpet Rose, 3-5 gal. Rosa x. 'Noala' Coral Carpet Rose, 4-5 gal. Agapanthus africanus 'Peter Pan White' Dwarf White Lily-of-the-Nile, 17-1 gal. Heuchera 'Lime Rickey' Lime Rickey Coral Bells 10-1 gal. Nandina domestica 'Gulf Stream' (Typical symbol) Gulf Stream Heavenly Bamboo, 7-5 gal. Aspidistra elatior Cast Iron Plant, 2-5 gal. Aspidistra elatior Cast Iron Plant, 2-5 gal. Buddleia davidii 'Blue Chip Jr.' Blue Chip Jr. Butterfly Bush, 1-5 gal. Anigozanthos 'Tequila Sunrise' Tequila Sunrise Kangaroo Paw, 2-1 gal. Rosmarinus officinalis 'Roman Beauty' Roman Beauty Rosemary, 1-1 gal. COURTYARD 1 WESTMONT OF SAN LUIS OBISPODATE SHEET REVISED DATE save:11/13/2018 11:29 AM brianl plot:11/28/2018 6:44 PM melanie ryan file:p:\westmont living\ca-san luis obispo\prelim\landscape.dwg L2c2018 Lenity Architecture11/29/18 SAN LUIS OBISPO, CALIFORNIAL2 Courtyard Landscape Plans SCALE: 1" = 8' Courtyard 1Courtyard 2 Courtyard 3 EXP. 11 - 30 - 18 COURTYARDLANDSCAPE PLANL2 DATE: 1/23/2018, rev. 3/7/2018, rev. 11/29/2018 Attachment 2 Reading File Pg 109 Attachment 2Reading File Pg 110 Attachment 2Reading File Pg 111 Attachment 2Reading File Pg 112 Attachment 2Reading File Pg 113 Attachment 2Reading File Pg 114 Attachment 2Reading File Pg 115 Attachment 2Reading File Pg 116 Attachment 2Reading File Pg 117 Attachment 2Reading File Pg 118 EVSTATIONAMBULATORY CLEANAIRVEHICLECLEAN AIR VEHICLE CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE: WESTMONT ASSISTED LIVING PRELIMINARY GRADING PLAN SHEET TITLE:C-1WSHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONAttachment 2Reading File Pg 119 CITY SPECIFICATION NO.03/16/18DATE:PROJECT TITLE: WESTMONT ASSISTED LIVING PRELIMINARY GRADING PLAN/ SECTIONS AND DETAILS SHEET TITLE:SHEET NO.DESIGNED BY:A.G.DRAWN BY:A.G.CHECKED BY:L.S.APPROVED BY:SCALE:1"=20'PLAN FILE NO. / LOCATIONC-2WAttachment 2Reading File Pg 120 BROAD STREETTANK FARM ROADLOADING ONLY / NO PARKING2A2C2 B 2 D··Attachment 2Reading File Pg 121 Attachment 2Reading File Pg 122 NWC TANK FARM & BROAD STREET SAN LUIS OBISPO, CA CONSTRUCTION PHASING PLAN 12/18/18 8 SCALE: 1”=30’ WESTMONT SENIOR LIVING BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 BUILDING 5 BUILDING 6 PHASE 2A PHASE 3A & 3B PHASE 1PHASE 1BROAD STREETTANK FARM ROAD PHASE 2B CONSTRUCTION PHASING PLAN PHASE 1: MASS GRADING OF 10 ACRES • INCLUDES CREEK CROSSING FOR INDUSTRIAL WAY ROAD EXTENSION • EXCLUDES GRADING IN WETLAND AREA ON NORTH-EAST CORNER OF THE RETAIL SITE PHASE 2A: WESTMONT SITEWORK PHASE 2B: PIP’S REQUIRED FOR WESTMONT TO OPERATE • TANK FARM ROAD WIDENING IN FRONT OF WESTMONT • FRONTAGE IMPROVEMENTS (SIDEWALK & LANDSCAPE) ALONG WESTMONT PARCEL ON TANK FARM ROAD • INDUSTRIAL WAY CONNECTION (SESLOC ROAD CREEK CROSSING) & TRAFFIC SIGNAL MODIFICATIONS ON TANK FARM ROAD • WOONERF • LANDSCAPE WETLAND MITIGATION AREA ON WESTMONT PARCEL PHASE 3A: RETAIL SITEWORK • INCLUDES GRADING IN WETLANDS AT NORTH EAST CORNER OF PARCEL PHASE 3B: PIP’S • BROAD STREET DRIVEWAY REMOVAL AT SESLOC • FRONTAGE IMPROVEMENT (SIDEWALK & LANDSCAPE) ON BROAD STREET FRONTAGE AND TANK FARM RETAIL • ROAD WIDENING ON BROAD STREET & TANK FARM ROAD ALONG RETAIL FRONTAGE Attachment 2 Reading File Pg 123 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT APNS 053-421-003 &-004 BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT August 28, 2014 Updated March 16, 2018 Prepared for: NKT DEVELOPMENT, LLC AND OASIS ASSOCIATES, INC. Attachment 3 Reading File Pg 124 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT i TABLE OF CONTENTS 1.0 INTRODUCTION AND PURPOSE ............................................................................................................................ 1 2.0 EXISTING CONDITIONS ...................................................................................................................................... 2 3.0 METHODS ....................................................................................................................................................... 3 4.0 RESULTS ......................................................................................................................................................... 3 4.1 SOILS ............................................................................................................................................................. 3 4.2 PLANT COMMUNITIES ....................................................................................................................................... 4 4.3 WILDLIFE ........................................................................................................................................................ 5 4.4 WATERS OF THE U.S., WATERS OF THE STATE & WETLANDS ................................................................................... 5 4.5 SPECIAL-STATUS SPECIES AND NATURAL COMMUNITIES OF SPECIAL CONCERN ........................................................... 6 4.5.1 Special-Status Botanical Resources.............................................................................................................. 6 4.5.2 Special-Status Wildlife ................................................................................................................................. 6 5.0 IMPACT ASSESSMENT AND RECOMMENDED MITIGATION MEASURES ........................................................................ 7 5.1 IMPACT ASSESSMENT ........................................................................................................................................ 7 5.2 RECOMMENDED MITIGATION MEASURES ............................................................................................................. 7 6.0 CONCLUSIONS .................................................................................................................................................. 9 7.0 REFERENCES .................................................................................................................................................... 9 APPENDIX A – FIGURES FIGURE 1: REGIONAL LOCATION MAP FIGURE 2: VICINITY AERIAL OVERVIEW MAP FIGURE 3: SOILS MAP FIGURE 4: HABITAT MAP FIGURE 5: CNDDB OCCURRENCES MAP (FIVE-MILE SEARCH RADIUS) FIGURE 6: REPRESENTATIVE PHOTOGRAPHS FIGURE JD-1: WETLAND DELINEATION MAP FIGURE JD-2: WETLAND DELINEATION MAP FIGURE JD-3: WETLAND DELINEATION MAP APPENDIX B – WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION Attachment 3 Reading File Pg 125 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 1 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 1.0 INTRODUCTION AND PURPOSE Sage Institute, Inc. (SII) has completed this biological and wetland resources assessment (SII 2018 BA) to describe and map the existing conditions of the NWC Broad Street / Tank Farm Road Mixed-Use Project (proposed project) consisting of the combined approximately 10.6-acre± “McBride” and “Curry” properties, APNs 053-421-003 &-004, respectively. The proposed project includes development of the approximate 9.3-acre McBride parcel and 1.28-acre Curry parcel for commercial uses including site ingress/egress access from Broad Street, Tank Farm Road, and the recently constructed SESLOC development. The purpose of this biological assessment is to document existing conditions of the proposed project site and to evaluate the potential for any direct or indirect potentially significant impacts on biological or wetland resources or adverse effects on any rare, threatened, or endangered plant or wildlife species (special-status species). This report is intended to support the City of San Luis Obispo’s environmental review process for the projects. Detailed maps and representative photographs of the properties showing the biological/wetland resources are included in Appendix A. The Wetland Delineation and Preliminary Jurisdictional Determination report is included as Appendix B. SII conducted the initial biological and wetland resources field reconnaissance and data collection in 2014. The existing conditions documented at that time have been affirmed by SII in subsequent field surveys in both 2017 and 2018, as the site conditions and related biological resources are unchanged over that time period. Additionally, the top of creek bank was established, surveyed, and approved by the City’s Natural Resource Manager in 2017. 1.1 PROJECT LOCATION The proposed project site is composed of two parcels located at the northwest corner of Broad Street and Tank Farm Road in the City of San Luis Obispo. Figure 1 and Figure 2 in Appendix A provided regional and detailed location maps, respectively. 1.2 PROJECT DESCRIPTION The proposed project includes the development of a retail shopping center and assisted living facility on two parcels located generally on the northwest corner of Broad Street and Tank Farm Road. Access to the project sites will be provided from both Broad Street and Tank Farm Road. Based upon circulation between the proposed projects and the existing SESLOC facility, located north of the subject properties, the Broad Street access will impact 0.19 acres of seasonal wetland. Included in the impact area is a new crossing of the ephemeral drainage required to provide access from the subject properties to the existing SESLOC facility. Onsite enhancement of approximately 0.60 acre along the Orcutt Creek corridor is a part of the proposed project description and will mitigate for impacts to the 0.19-acre seasonal wetland and ephemeral drainage crossing at a 3:1 replacement ratio. The enhancement plan will also include removal of noxious invasive non-native herbaceous and woody species, while a new native plant planting program is proposed in the northwest corner and creek setback areas along Orcutt Creek. Table CMMP-1 below is a proposed list of creek enhancement plantings proposed as part of the project. Attachment 3 Reading File Pg 126 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 2 TABLE CMMP-1 MCBRIDE AND CURRY PROPERTIES COMPENSATORY MITIGATION AND MONITORING PLAN CREEK ENHANCEMENT PLANTING PALETTE SCIENTIFIC NAME COMMON NAME SPACING NOTES TOP OF BANK HINGE POINT (ALTERNATING PATCHES) Carex barbarae Santa Barbara sedge 3-foot centers Cluster in 3’s to 5’s Juncus patens spreading rush 3-foot centers Cluster in 3’s to 5’s Leymus condensatus giant wild rye 5-foot centers Cluster in 3’s to 5’s Muhlenbergia rigens deer grass 5-foot centers Cluster in 3’s to 5’s 35-FOOT CREEK SETBACK TREES Quercus agrifolia coast live oak 25 to 50-foot centers Alternating tree pattern Platanus racemosa western sycamore 25 to 50-foot centers Alternating tree pattern Acer macrophyllum big leaf maple 25 to 50-foot centers Alternating tree pattern California black walnut Juglans californica 25-foot centers Alternating tree pattern Umbellularia californica California bay 25-foot centers Alternating tree pattern Shrubs Artimesia californica California sagebrush 5-foot centers Cluster in 3’s to 5’s Eriogonum fasciculatum* California buckwheat 5-foot centers Cluster in 3’s to 5’s Frangula californica California coffeeberry 5-foot centers Cluster in 3’s to 5’s Heteromeles arbutifolia toyon 10-foot centers Cluster in 3’s to 5’s Rosa californica* California wild rose 3-foot centers Cluster in 3’s to 5’s Rubus ursinus* California blackberry 3-foot centers Cluster in 3’s to 5’s Salvia melifera Black sage 5-foot centers Cluster in 3’s to 5’s *Plant adjacent to row of top of bank hinge point plantings Herbaceous Species Hydroseed (40 lbs./acre) Artemesia douglasiana mugwort 5 Bromus carinatus California brome grass 5 Elymus glaucus blue wildrye 5 Eschscholzia californica California poppy 5 Hordeum brachyantherum meadow barley 5 Leymus triticoides beardless wild rye 3 Lupinus bicolor miniature lupine 3 Lupinus nanus sky lupine 4 Stipa pulchra Purple needlegrass 5 2.0 EXISTING CONDITIONS The McBride parcel proposed project site is zoned for commercial development that currently supports disturbed non-native annual grassland, non-native trees, and ruderal (previously disturbed) habitats. The majority of the site has been occupied in the past as recent as 2003 and dating back to at least 1937 with buildings and active equipment/materials storage. The site appears to have been idle from 2004 to present after buildings were removed and the surface was cleared leaving only the non-native trees. A temporary soil stockpile has been placed on the southwest corner of the property in 2014. An Attachment 3 Reading File Pg 127 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 3 ephemeral drainage enters the site through a 24-inch culvert in the northeast corner of the property and flows west to the confluence with Orcutt Creek in the northwest corner of the site, then veers southward as Orcutt Creek to a culvert under Tank Farm Road (Figure 2). The property is bordered by urban development on the north, east, and south sides with residential development to the west. The Curry parcel is developed and ruderal site with residence and storage yards dating back to at least 1959. 3.0 METHODS SII conducted a review of available background information including the proposed project information, aerial photographs dating back to 1937, NRCS Soils Survey information, and a search and review of the current California Natural Diversity Data Base (CNDDB) within an approximate five-mile search radius of the proposed project site. The five-mile radius was used as the typical 10-mile search radius would have included areas well outside of the city limits that would not be relevant to this study in the urbanized City of San Luis Obispo. The CNDDB provided a list with mapped locations of special-status plant and wildlife species, as well as natural communities of special concern, that have been recorded within the region of the project site. The CNDDB records help focus the field survey efforts and evaluation of potential project effects on specific species or habitats. SII Principal Ecologist David Wolff conducted field reconnaissance surveys of the proposed project site on May 20, July 10, and July 31, 2014; July 3, 2017; and February 22, 2018. The purpose of the field surveys was to document existing conditions within the project site in terms of habitat for plants and wildlife species, and the potential to support jurisdictional wetlands, riparian habitats, and/or waters of the U.S./State. Plant and wildlife species observed in the field were recorded. The field surveys included a thorough and complete springtime floristic inventory and rare plant survey in 2014 of observable and identifiable plants. The 2017 and 2018 field surveys affirmed conditions are unchanged from the 2014 initial field surveys. A wetland delineation and preliminary jurisdictional determination are summarized in Section 4.4 below and detailed in Appendix B to this report. The study area habitat types were described by the aggregation of plants and wildlife based on the composition and structure of the dominant vegetation observed at the time the field reconnaissance was conducted. The determination of jurisdictional wetlands and/or waters of the U.S./State was made using the currently accepted U.S. Army Corps of Engineers (Corps) wetland delineation methodology and Clean Water Act Section 404 implementing regulations and guidance. SII Principal Ecologist David Wolff reviewed the available background information, conducted all the field surveys, and is the primary author and principal in charge of report preparation. The survey data collected on plant and wildlife species and conclusions presented in this biological assessment are based on the methods and field reconnaissance conducted over the project site, as described above. 4.0 RESULTS 4.1 SOILS The project site supports mostly Cropley clay soils mapping unit as shown in Figure 3. Given the past developed uses and ground clearing, the surface no longer appears to represent the natural surface material of this mapping unit. Aside from review of many years of aerial photography and a cursory view of the surface material during SII field surveys, no further analysis of the onsite soils was conducted as part of this study. Attachment 3 Reading File Pg 128 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 4 4.2 PLANT COMMUNITIES The plant communities within the study area are generally described by the assemblages of observed plant species that occur together in the same area forming habitat types. Plant community descriptions are generally based on A Manual of California Vegetation, 2nd Edition (Sawyer et al. 2009). Plant names used in this report follow The Jepson Manual, Vascular Plants of California, Second Edition Thoroughly Revised and Expanded (Baldwin et al. 2012). The following describes the plant communities and habitat characteristics observed within the project site. The project site supports the following distinct plant communities: 1) disturbed non-native annual grassland with non-native trees; and 2) an ephemeral drainage with mostly herbaceous vegetation along with several willow trees, a patch of bulrush, and a non-native blackberry thicket. Orcutt Creek along the western edge of the project area is choked with non-native forbs and shrubs. Figure 4 provides a habitat map. Figure 6 provides a set of representative photographs of the existing conditions of the proposed project site. All plant species observed during the SII field surveys including rare plant survey are included in the text below. DISTURBED NON-NATIVE ANNUAL GRASSLAND – The disturbed annual grassland habitat, is dominated by non- native annual grasses and herbaceous broadleaf plant species, along with very few native species. Disturbed non-native annual grassland habitat occurs as the dominant habitat type over the entire project site with the exception of the ephemeral drainage that runs along the north property border. The approximately 9.3-acres of disturbed annual grassland within the study area was observed to be very low in species diversity and dominated by a near pure stand of wild oats (Avena barbata). Other plant species observed in the non-native grassland habitat include, ripgut brome (Bromus diandrus), filaree (Erodium cicutarium), cheeseweed (Sidalcea sp.), fennel (Foeniculum vulgare), wild radish (Raphanus sativus), poison hemlock (Conium maculatum), harding grass (Phalaris aquatica), teasel (Dipsacus sativus), shortpod mustard (Hirschfeldia incana), bur-clover (Medicago polymorpha), milk thistle (Silybum marianum), narrow-leaf milkweed (Asclepias fascicularis), and bristly ox-tongue (Helminthotheca echioides). A few coyote brush shrubs (Baccharis pilularis) are scattered on the site along with non-native pine, cypress, acacia, and eucalyptus trees. EPHEMERAL DRAINAGE & SEASONAL WETLAND – An ephemeral drainage swale and low-flow channel runs just offsite along the north property boundary from a 24-inch culvert under Broad Street at the northeast property corner to the confluence with Orcutt Creek, which then cuts across the northwest corner of the site. For the most part, the drainage channel runs outside the property adjacent to the northern border. It appears to sheet flow over some of the property along an upper terrace above the drainage but below the general elevation of the rest of the property. A small stand of arroyo willow (Salix lasiolepis) occurs at the northwest corner with one small isolated tree in the center of the drainage. A patch of bulrush (Schoenoplectus sp.), a Himalayan blackberry (Rubus armeniacus) thicket, and one Canary Island date palm (Phoenix canariensis) occur along the drainage. The upper terrace was dominated by Harding grass, teasel, soft chess, rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue. A patch of yerba mansa (Anemopsis californica) is mostly offsite in the swale with a small amount encroaching onto the site along the property line. Orcutt Creek with an established bed, bank, and channel runs along the western property line and is choked with non-native Italian rye grass (Festuca perennis), harding grass, bristly ox- tongue, and castor bean (Ricinus communis) for most of its length. See Section 4.4 below, Figures JD-1, JD-2, and JD-3 in Appendix A, and the preliminary jurisdictional determination report included as Appendix B. Attachment 3 Reading File Pg 129 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 5 4.3 WILDLIFE The mosaic of remnant patches of ruderal and vacant lands within the urbanized landscape on and around the project area can provide habitat for a variety of wildlife species that have become adapted to the urban environment such as raccoons, opossums, ground squirrels and other rodents, and reptiles. Even in urbanized areas, drainage corridors and trees can provide high quality habitat for a variety of wildlife species that have become adapted to the urban environment, but in particular to resident and migratory birds. Common birds observed during SII field surveys included the northern mockingbird, house finch, American goldfinch, and red-tailed hawk. Given that the site is surrounded by urban development, other wildlife use is likely limited with generally low wildlife values attributed to this disturbed site. 4.4 WATERS OF THE U.S., WATERS OF THE STATE & WETLANDS The ephemeral drainage swale with low-flow channel is located just offsite adjacent to the northern property line of the McBride parcel. The limits were shown on the SESLOC grading plans as jurisdictional waters of the U.S., subject to U.S. Army Corps of Engineers (Corps), and waters of the State by the California Department of Fish and Wildlife (CDFW). Currently it appears that any source of hydrology for the ephemeral drainage is from a culvert outfall just offsite at the northeast corner of the McBride property from runoff from surrounding commercial and residential development. The drainage appears to become a prominent drainage feature between 1994 and 2002 with the development of the Marigold Shopping Center. Appendix B provides the details of a wetland delineation and preliminary jurisdictional determination evaluation performed by SII on the terrace that runs on the McBride parcel adjacent to the ephemeral drainage that runs just offsite along the northern property boundary of the McBride parcel. The following summarizes the wetland delineation findings. There is evidence of overflow flooding wetland hydrology (drift lines of debris and sediment deposits) from the ephemeral drainage onto the McBride parcel on a terrace that runs along the drainage on the McBride property. The evaluation of soils indicated field indicators of hydric soils suggesting a regular flooding regime over time during the wet season. The upper reach of the terrace was dominated by Harding grass (Phalaris aquatica), teasel (Dipsacus sativus), soft chess (Bromus hordaceous), rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue (Helminthotheca echioides) that does not represent a wetland vegetation community. While some level of overland flow appears to occur, with the exception of the bulrush patch, the ephemeral nature of the drainage overflow does not manifest a definitive wetland plant community. However, given several years of below normal rainfall at the time of the delineation in 2014, this area was treated as problem area wetland. As such, based on the presence of hydric soils and wetland hydrology, approximately 0.19 acre (8,166 square feet) of jurisdictional seasonal wetland occurs on the bench above the ephemeral drainage along the northern property boundary on the McBride parcel. Figures JD-1 and JD-2 in Appendix A show the location and extent wetlands delineated adjacent to the ephemeral drainage as described above. The ephemeral drainage meets Orcutt Creek at the northwest corner of the McBride property becoming Orcutt Creek that exhibits a distinct bed, bank and channel. As described above, this reach of Orcutt Creek is choked with non-native grasses, forbs, and shrubs. Orcutt Creek has been in its current Attachment 3 Reading File Pg 130 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 6 alignment as a tributary drainage since as far back as 1937. Given it flows through a sequence of creeks to San Luis Obispo Creek and the Pacific Ocean, Orcutt Creek is considered a tributary jurisdictional waters of the U.S./State. The Ordinary High Water Mark (OHWM) and top of bank are essentially the same along this reach representing the federal and state jurisdictional limits respectively. Approximately 0.23 acre of jurisdictional waters of the U>S./State are associated with Orcutt Creek through the project area. 4.5 SPECIAL-STATUS SPECIES AND NATURAL COMMUNITIES OF SPECIAL CONCERN Special-status species are those plants and animals listed, proposed for listing, or candidates for listing as threatened or endangered by the United States Fish and Wildlife Service (USFWS) or the National Marine Fisheries Service (NMFS) under the federal Endangered Species Act (FESA); those considered “species of concern” by the USFWS; those listed or proposed for listing as rare, threatened, or endangered by the CDFW under the California Endangered Species Act (CESA); animals designated as “Species of Special Concern” by the CDFW; and plants occurring on lists 1B, 2, and 4 of the CNPS Inventory of Rare and Endangered Vascular Plants of California. Natural Communities of Special Concern are habitat types considered rare and worthy of tracking in the California Natural Diversity Database (CNDDB) by the CNPS and CDFW because of their limited distribution or historic loss over time. The search and review of the CNDDB revealed numerous historic and extant (presumed existing) occurrences of special-status plant and wildlife species within the five-mile search radius of the project site. A five-mile radius was selected, as a 10-mile CNDDB search radius would have captured a large area not relevant to the urbanized landscape surrounding the proposed project site. Figure 5 in Appendix A provides a map and and list of the CNDDB special-status plant and wildlife species recorded occurrences falling within the five-miles of the project site. The following briefly describes or summarizes the special- status species issues and observations or potential for occurrence on the project site. 4.5.1 Special-Status Botanical Resources The CNDDB search revealed the recorded occurrences of 21 special-status plant species and three natural communities of special concern within a five-mile radius of the project site. While the CNDDB list is exhaustive, most of the species and natural communities are associated with undisturbed lands and specific soil types, such as serpentine outcrops or heavy clay soils, or specific habitat characteristics such as seasonal wetlands. While the ephemeral drainage swale supported wetland plants offsite and a bulrush patch onsite, it does not represent a freshwater marsh habitat as it only seasonally has surface water. The SII field surveys were conducted during the spring and summer 2014 and represent a thorough floristic inventory and rare plant survey for this highly disturbed site. The botanical surveys resulted in no observations of any rare, threatened, or endangered plant species within the project site. Further, the observable and identifiable plants, disturbed soil surface from over 70 years of human use on the site is further evidence the site does not support any special-status plants. Field survey in 2018 confirmed that site conditions are unchanged since the 2014 floristic inventory and rare plant survey. 4.5.2 Special-Status Wildlife The CNDDB search revealed the recorded occurrences of 16 special-status wildlife species within the five-mile search radius of the project site. Special-status wildlife species known from the region evaluated for this study have specific habitat use requirements (i.e., terrestrial or aquatic). Given the Attachment 3 Reading File Pg 131 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 7 urban setting with a limited diversity of non-native grassland species, and the ephemeral nature of drainage along the north property line, the project site does not support suitable habitat for any special- status wildlife species. This conclusion is discussed further below. Aquatic Species – The CNDDB has recorded occurrences of the steelhead (Oncorhynchus mykiss), California red-legged frog (Rana draytonii), foothill yellow-legged frog (Rana boylii), coast range newt (Taricha torosa), and western pond turtle (Emys marmorata) within the five-mile search radius. These are all highly aquatic species for all or a significant portion of their lifecycle and suitable habitat is not represented in the small remaining reach of the ephemeral drainage or Orcutt Creek. Vernal pool fairy shrimp (Branchinecta lynchi) require static seasonal pools, and the San Luis Obispo pyrg (a freshwater snail) requires aquatic habitat neither of which occur within the project site. Upland Species – The CNDDB includes occurrences for the ferruginous hawk, a wide-ranging winter visitor and a historic occurrence of the western yellow-billed cuckoo that is no longer present. The compacted soils and human use of the site over time are unsuitable habitat for the American badger, coast horned lizard, northern California (silvery) legless lizard, or Atascadero June beetle. No evidence of these species was observed during SII field surveys. The burrowing owl has been observed wintering on the SLO Tank Farm but breeds further inland. The tricolored blackbird is associated with cattail/tule marshes that do not occur on the project site. Other resident and migratory birds such s the loggerhead shrike may use the onsite trees/shrubs for nesting, feeding, and roosting. The pallid bat and western mastiff bat are associated with crevices in rocks and caves not present on the project site. The disturbed urbanized upland site with compacted and altered soil profile, and long-term recent human use does not support habitat for any of the upland special-status species listed in the CNDDB. 5.0 IMPACT ASSESSMENT AND RECOMMENDED MITIGATION MEASURES SII reviewed available background information and conducted multiple field surveys of the project site from 2014 to 2018 that included a floristic inventory and rare plant survey. The available data and field surveys provided sufficient information to establish existing conditions of the project site for plant and wildlife species, to evaluate potential project impacts on biological and wetland resources, and to identify any potentially significant impacts that may result from project implementation. 5.1 IMPACT ASSESSMENT Implementation of the proposed project would result in impacts to vegetation and wildlife utilizing disturbed non-native annual grassland habitat from the development of the site. Tree removal and ground disturbance, even to the ruderal annual grassland habitat, could impact nesting birds if conducted during the nesting season. This would be considered a potentially significant impact. Development of access from Broad Street along the north project boundary would impact approximately 0.19 acre of seasonal wetland habitat associated with the ephemeral drainage. This would be considered a potentially significant impact. 5.2 RECOMMENDED MITIGATION MEASURES The following mitigation measures are recommended to avoid, minimize and compensate for potentially significant impacts on biological resources. Attachment 3 Reading File Pg 132 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 8 Nesting Birds–The proposed conversion of the disturbed annual grassland and tree removal may impact ground nesting and/or tree nesting bird species if activities are conducted during the nesting season typically February 1st to August 31st. To reduce potential impacts to nesting birds to a less than significant level, the following mitigation measures are recommended: MM BIO-1: Vegetation removal and initial site disturbance for any project elements shall be conducted between September 1st and January 31st outside of the nesting season for birds. If vegetation removal is planned for the bird nesting season (February 1st to August 31st), then preconstruction nesting bird surveys shall be required to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by a qualified biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival as determined by a qualified biologist. As such, avoiding disturbance or take of an active nest would reduce potential impacts on nesting birds to a less-than-significant level. Seasonal Wetland Habitat and Waters of the U.S./State Impacts – Approximately 0.19 acre of seasonal wetland habitat would be impacted by construction of the new road access to the site from Broad Street. A road crossing of the ephemeral swale is needed for public access from the SESLOC development. This would result in fill of waters of the U.S./State and removal of an herbaceous seasonal wetland habitat that would require regulatory compliance from federal and state agencies. Impacts resulting in fill of waters of the U.S./State would be considered a potentially significant impact. The proposed project includes a creek enhancement planting plan as described above to offset impacts on the waters of the U.S./State. However, to affirm acceptable regulatory compliance to reduce potential impacts on waters of the U.S./State to a less than significant level, the following mitigation measures are recommended: MM BIO-2: The applicant shall obtain Clean Water Act (CWA) regulatory compliance in the form of a permit from the Corps or written documentation from the Corps that no permit would be required for the proposed road crossing. Should a permit be required, the applicant shall implement all the terms and conditions of the permit to the satisfaction of the Corps. Corps permits and authorizations require applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts on aquatic resources to the extent practicable. Compliance with Corps permitting would also include obtaining and CWA 401 Water Quality Certification from the Regional Water Quality Control Board (RWQCB). In addition, the Corps and RWQCB may require compensatory mitigation for unavoidable permanent impacts on waters of the U.S./State to achieve the goal of a no net loss of wetland values and functions. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. Attachment 3 Reading File Pg 133 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT 9 MM BIO-4: The applicant shall obtain compliance with Section 1602 of the California Fish and Game Code (Streambed Alteration Agreements) in the form of a completed Streambed Alteration Agreement or written documentation from the CDFW that no agreement would be required for the proposed road crossing. Should an agreement be required, the property owners shall implement all the terms and conditions of the agreement to the satisfaction of the CDFG. The CDFG Streambed Alteration Agreement process encourages applicants to demonstrate that the proposed project has been designed and will be implemented in a manner that avoids and minimizes impacts in the stream zone. In addition, CDFG may require may require compensatory mitigation for unavoidable permanent impacts on waters of the State. As such, with implementation of the 3:1 ratio of creek enhancement mitigation plantings and regulatory compliance would reduce potential impacts on waters of the U.S. to a less-than-significant level. 6.0 CONCLUSIONS Based on the findings described above establishing the existing conditions of biological and wetland resources within the project site, and incorporation of the recommended mitigation measures, implementation of the proposed project would not result in any substantial adverse effects on biological, botanical, wetland habitat resources. Therefore, with mitigation measures incorporated into the project, direct and indirect project impacts on biological resources would be considered less than significant. 7.0 REFERENCES 1. Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, Editors. 2012. The Jepson Manual, Vascular Plants of California, Second Edition Thoroughly Revised and Expanded. UC Press. 2. California Native Plant Society (CNPS). 2014. Online Inventory of Rare and Endangered Vascular Plants of California. 3. Zeiner, D.C., W.F. Laudenslayer, Jr., K.E. Mayer, and M. White, Editors. 1988-1990. California Wildlife Habitat Relationships (CWHR). California's Wildlife. Vol. I-III. California Department of Fish and Wildlife, Sacramento, California. 4. California Department of Fish and Wildlife (CDFW). 2018. Natural Diversity Data Base (CNDDB) of recorded occurrences of special-status species. 5. California Department of Fish and Wildlife (CDFW). 2017. Endangered and Threatened Animals List. The Resources Agency of California, Department of Fish and Game, Natural Heritage Division, Natural Diversity Database. Sacramento, California. 6. Hickman, J.C., Editor. 1993. The Jepson Manual, Higher Plants of California. University of California Press. 7. Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California. California Department of Fish and Wildlife Nongame-Heritage Program. 8. Holland, V.L., and D.J. Keil. 1990. California Vegetation. Biological Sciences Department, California Polytechnic State University, San Luis Obispo, California. 9. Mayer, W. and W. Laudenslayer, Editors. 1988. A Guide to Wildlife Habitats of California. California Department of Forestry and Fire Protection. 10. Peterson, R.T. 1990. A Field Guide to Western Birds, Houghton Mifflin Company. 11. Stebbins, R.C., and McGinnis, S.M. 2012. Field Guide to Amphibians and Reptiles of California: Revised Edition (California Natural History Guides) University of California Press, 2012 12. Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition. California Native Plant Society Press, Sacramento. Attachment 3 Reading File Pg 134 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT APPENDIX A FIGURES FIGURE 1: REGIONAL LOCATION MAP FIGURE 2: VICINITY AERIAL OVERVIEW MAP FIGURE 3: SOILS MAP FIGURE 4: HABITAT MAP FIGURE 5: CNDDB OCCURRENCES MAP (FIVE-MILE SEARCH RADIUS) FIGURE 6: REPRESENTATIVE PHOTOGRAPHS FIGURE JD-1: WETLAND DELINEATION MAP FIGURE JD-2: WETLAND DELINEATION MAP FIGURE JD-3: WETLAND DELINEATION MAP Attachment 3 Reading File Pg 135 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedImagery ©2018 , AMBAG, City of Paso Robles, Data CSUMB SFML, CA OPC, Data MBARI, Data USGS, DigitalGlobe, Landsat / Copernicus, U.S. NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Regional Location Figure 1 0 6,100 12,200Feet ¨ updated March 16, 2018 GF Site Location Attachment 3 Reading File Pg 136 E a s tF o rk SanLuisObispoCreekAcaciaCreekOrcuttCreekSources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedMap data ©2018 Google Imagery ©2018 , Data CSUMB SFML, CA OPC, DigitalGlobe, USDA Farm Service Agency, Map data ©2018 Google NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Vicinity Aerial Overview Figure 2 0 920 1,840Feet ¨ updated March 16, 2018 GF Site LocationAerial Date: 06/14/2017 Attachment 3 Reading File Pg 137 AcaciaCreekOrcuttCreekSources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedImagery ©2018 , DigitalGlobe, USDA Farm Service Agency, Google 2018 NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment NRCS Soils Map Figure 3 0 300 600Feet ¨ updated March 16, 2018 Approximate Site Boundary NRCS Soil Map Units Concepcion loam, 2-5% Cropley clay, 0-2% Cropley clay, 2-9% Gazos-Lodo clay loams, 30-50% Los Osos loam, 5-9% Obispo-Rock outcrop complex, 15- 75% Salinas silty clay loam, 0-2% Xererts-Xerolls-Urban land complex, 0-15% Aerial Date: 06/14/2017 Attachment 3 Reading File Pg 138 OrcuttCreekSources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Habitat Map Figure 4 0 90 180Feet ¨updated March 16, 2018 Approximate Site Boundary Existing Stockpile Area Orcutt Creek Centerline Ephemeral Drainage Approximate Grading Limit / Variable Creek Setback (March 2018) Habitat Types Developed / Ruderal (1.27ac) Disturbed Non-Native Annual Grassland (7.89ac) Non-Native Trees (0.87ac) Orcutt Creek (0.09ac onsite) Seasonal Wetland (0.19ac) McBride Property Curry Property Attachment 3 Reading File Pg 139 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubedImagery ©2018 , AMBAG, City of Paso Robles, Data CSUMB SFML, CA OPC, Data MBARI, Data USGS, DigitalGlobe, Landsat / Copernicus, U.S. NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment CNDDB Occurrences Figure 5 0 5,800 11,600Feet ¨ updated March 16, 2018 GF Site Location 5-mile CNDDB Search Radius CNDDB Occurrences (March 2018) !(adobe sanicle !(American badger !(Atascadero June beetle !(Betty's dudleya !(black-flowered figwort !(Blochman's dudleya !(Brewer's spineflower !(burrowing owl !(California red-legged frog !(Cambria morning-glory !(Central Maritime Chaparral !(chaparral ragwort !(coast horned lizard !(Coast Range newt !(Coastal and Valley Freshwater Marsh !(Congdon's tarplant !(dune larkspur !(dwarf soaproot !(Eastwood's larkspur !(ferruginous hawk !(foothill yellow-legged frog !(Hoover's bent grass !(Hoover's button-celery !(Indian Knob mountainbalm !(Jones' layia !(La Panza mariposa-lily !(loggerhead shrike !(mesa horkelia !(Miles' milk-vetch !(monarch - California overwintering population !(most beautiful jewelflower !(mouse-gray dudleya !(northern California legless lizard !(Ojai fritillary !(pallid bat !(Palmer's monardella !(Pismo clarkia !(saline clover !(southern curly-leaved monardella !(San Luis Obispo County lupine !(San Luis Obispo fountain thistle !(San Luis Obispo owl's-clover !(San Luis Obispo pyrg !(San Luis Obispo sedge !(San Luis mariposa-lily !(Santa Lucia manzanita !(Santa Margarita manzanita !(Serpentine Bunchgrass !(steelhead - south-central California coast DPS !(tricolored blackbird !(vernal pool fairy shrimp !(western mastiff bat !(western pond turtle Attachment 3 Reading File Pg 140 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 1 of 6 Photo 1: View west from temporary stockpile at McBride parcel non-native annual grassland habitat, non-native trees, and Curry parcel storage yard (arrow). 5/20/2014 Photo 2: View northeast across McBride parcel at non-native annual grassland habitat, non- native trees, and adjacent SESLOC buildings construction site to the north. 5/20/2014 Photo 3: View east across McBride parcel at non-native annual grassland habitat, non-native trees, former building pads, intersection of Tank Farm Road and Broad Street. 5/20/2014 Photo 4: View south at ruderal vegetation at temporary stockpile and MindBody building construction site across Tank Farm Road to the south. 5/20/2014 Attachment 3 Reading File Pg 141 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 2 of 6 Photo 5: View north at Curry parcel driveway from Tank Farm Road showing non-native ruderal grassalnd and developed residence/storage area. 7/31/2014 Photo 6: View south at Curry parcel towards Tank Farm Road showing developed residence/storage yard. 7/31/2014 Photo 7: View south (downstream) at confluence of ephemeral drainage and Orcutt Creek across the NW corner of the McBride parcel showing ruderal weedy vegetation along channel. 7/31/2014 Photo 8: View south (downstream) at Orcutt Creek across the west side of the Curry parcel showing ruderal weedy vegetation and non-native trees/shrubs along channel. 7/31/2014 Attachment 3 Reading File Pg 142 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 3 of 6 Photo 9: View north (upstream) at Orcutt Creek from Tank Farm Road showing ruderal vegetation (bristly ox-tongue) in channel. 7/3/2017 Photo 10: View north (upstream) at Orcutt Creek from Tank Farm Road showing ruderal vegetation in channel. 7/3/2017 Photo 11: View west at wetland Data Point 1 (shovel) in overflow flooding area of ephemral drainage. 7/31/2014 Photo 12: View south at wetland Data Point 2 (shovel) at bulrush patch in overflow flooding area of ephemral drainage. 7/31/2014 Attachment 3 Reading File Pg 143 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 4 of 6 Photo 13: View northwest at upland Data Point 3 (shovel) outside of overflow flooding area of ephemeral drainage. 7/31/2014 Photo 14: View west at wetland Data Point 4 (shovel) at edge of overflow flooding area of offsite ephemeral drainage. Fenceline is property boundary. 7/31/2014 Photo 15: View west at wetland Data Point 5 (shovel) within overflow flooding area of offsite ephemeral drainage. Fenceline is property boundary. 7/31/2014 Photo 16: View west at upland Data Point 6 (shovel) in terrace area outside influence of offsite ephemeral drainage flooding. 7/31/2014 Attachment 3 Reading File Pg 144 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 5 of 6 Photo 17: View northeast upstream at seasonal wetland terrace adjacent to ephemeral drainage along northern property line. 2/22/2018 Photo 18: View west downstream where seasonal wetland terrace tapers into the adjacent to ephemeral drainage along northern property line. 2/22/2018 Photo 19: View southwest at Orcutt Creek channel and creek restoration area along creek and northwest corner of the project site. 2/22/2018 Photo 20: View northwest at developed/ruderal Curry Parcel along western property line with the McBride property. 2/22/2018 Attachment 3 Reading File Pg 145 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT – REPRESENTATIVE PHOTOGRAPHS Figure 6 Page 6 of 6 Photo 21: View northeast at annual grassland across the McBride property at the SESLOC building facility along northern property line. 2/22/2018 Photo 22: View east across McBride property at non-native annual grassland and non-native trees. 2/22/2018 Photo 23: View south at annual grassland and stockpile on McBride property with MindBody building across Tank Farm Road in background. 2/22/2018 Photo 24: View southeast across McBride property towards the intersection of Broad Street and Tank Farm Road from atop the stockpile. 2/22/2018 Attachment 3 Reading File Pg 146 Outfall MATCH LINE DP-3DP-1 DP-2 DP-4DP-5 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Jurisdictional Determination JD-1 0 30 60Feet ¨updated March 16, 2018 Approximate Site Boundary Ephemeral Drainage !C JD Data Points Jurisdictional Areas Seasonal Wetland (0.19ac) Aerial Date: 06/14/2017 Attachment 3 Reading File Pg 147 OrcuttCreek MATCH LINE MATCHLINEDP-6 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Jurisdictional Determination JD-2 0 30 60Feet ¨updated March 16, 2018 Approximate Site Boundary Orcutt Creek Centerline Ephemeral Drainage Approximate Grading Limit / Variable Creek Setback (March 2018) !C JD Data Points Jurisdictional Areas Approx. Riparian Setback / Restoration Area (0.59ac) Seasonal Wetland (0.19ac) Top of Bank / waters of the State (0.09ac onsite) Aerial Date: 06/14/2017 Attachment 3 Reading File Pg 148 TextOrcuttCreekOrcuttCreekTextMATCHLINE Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, © OpenStreetMap contributors, and the GIS User Community, Copyright:© 2013 National Geographic Society, i-cubed Imagery ©2018 NWC Broad Street Tank Farm Road Mixed-Use Project Biological and Wetland Resources Assessment Jurisdictional Determination JD-3 0 60 120Feet ¨ updated March 16, 2018 Approximate Site Boundary Existing Stockpile Area Orcutt Creek Centerline Ephemeral Drainage Approximate Grading Limit / Variable Creek Setback (March 2018) Jurisdictional Areas Approx. Riparian Setback / Restoration Area (0.59ac) Top of Bank / waters of the State (0.09ac onsite) Aerial Date: 06/14/2017 Attachment 3 Reading File Pg 149 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT BIOLOGICAL AND WETLAND RESOURCES ASSESSMENT APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION Attachment 3 Reading File Pg 150 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT APNS 053-421-003 &-004 APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION August 28, 2014 Updated March 16, 2018 Prepared for: NKT DEVELOPMENT, LLC AND OASIS ASSOCIATES, INC. Attachment 3 Reading File Pg 151 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-i TABLE OF CONTENTS 1.0 INTRODUCTION AND PURPOSE ........................................................................................................................ B-1 2.0 METHODS ................................................................................................................................................... B-1 3.0 RESULTS ..................................................................................................................................................... B-2 3.1 SETTING ...................................................................................................................................................... B-2 3.2 ORCUTT CREEK AND EPHEMERAL DRAINAGE ORIGIN .......................................................................................... B-2 3.3 SEASONAL WETLAND .................................................................................................................................... B-3 4.0 PRELIMINARY JURISDICTIONAL DETERMINATION ................................................................................................ B-4 5.0 REFERENCES ................................................................................................................................................ B-4 APPENDIX A – HISTORIC AERIAL PHOTOGRAPHS APPENDIX B – WETLAND DELINEATION DATA FORMS Attachment 3 Reading File Pg 152 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-1 APPENDIX B NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION 1.0 INTRODUCTION AND PURPOSE The NWC Broad Street / Tank Farm Road Mixed-Use Project (proposed project) includes development of the combined approximately 10.6-acre sites for commercial uses. The purpose of this wetland delineation and preliminary jurisdictional determination is to document the methods and results for delineating the location and extent of potential jurisdictional wetlands and other waters of the U.S., and waters of the State within the proposed project boundaries. This wetland delineation is appended as supporting documentation to the existing conditions detailed in the March 16, 2018 Biological and Wetland Resources Assessment (2018 BA). Baseline conditions and jurisdictional limits are illustrated in the figures included above in Appendix A of the 2018 BA. 1.1 PROJECT LOCATION The proposed project site is composed of two parcels located at the northwest corner of Broad Street and Tank Farm Road in the City of San Luis Obispo. Figure 1 and Figure 2 in Appendix A provided regional and detailed location maps respectively. 1.2 PROJECT DESCRIPTION The proposed project includes the development of a retail shopping center and assisted living facility on two parcels located generally on the northwest corner of Broad Street and Tank Farm Road. Access to the project sites will be provided from both Broad Street and Tank Farm Road. Based upon circulation between the proposed projects and the existing SESLOC facility located north of the subject properties, the Broad Street access will require impacts on 0.19 acre of seasonal wetland including an area for a new crossing of the ephemeral drainage required to provide access from the subject properties to the existing SESLOC facility. Onsite enhancement of approximately 0.60 acre along the Orcutt Creek corridor is a part of the proposed project to mitigate for impacts to the 0.19-acre seasonal wetland and ephemeral drainage crossing at a 3:1 ratio. The enhancement plan will include removal of noxious invasive non-native herbaceous and woody species and a native plant planting program in the northwest corner and creek setback areas along Orcutt Creek. Table CMMP-1 in the 2018 BA provides a list of creek enhancement plantings proposed as part of the project. 2.0 METHODS SII Principal Ecologist and wetland specialist David Wolff collected and reviewed available background information and conducted wetland delineation field reconnaissance of the two properties on July 31, 2014. The February 22, 2018 field survey affirmed conditions are unchanged from the 2014 initial field surveys and wetland determination data collection. Available background information included multiple years of aerial photography dating back to 1937 and available soils survey information. The routine and Attachment 3 Reading File Pg 153 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-2 problem areas methodology detailed in the 1987 U.S. Army Corps of Engineers Wetland Delineation Manual (Corps Manual) were used as the basis to delineate waters of the U.S. including wetlands on the site. The basis of determining and recording indicators for hydrophytic vegetation, hydric soils, and wetland hydrology was the 2008 Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Arid West Region (Version 2.0) (Arid West Supplement). Both the Corps Manual (Section G – Problem Areas) and Arid West Supplement (Chapter 5 – Difficult Wetland Situations in the Arid West) were used for the determination and evaluation of normal circumstances, atypical situations, and problem area wetlands as needed. Field observations data were collected on vegetation, soils, and hydrology at the project site for recording on the Arid West Data Observation Form at six data points as shown on Figures JD-1 and JD-2 in Appendix A. Plant species wetland indicator status was based on the U.S. Army Corps of Engineers, State of California 2014 Wetland Plant List and updated by the most recent State of California 2016 Wetland Plant List (Lichvar, et.al. 2016). The centerline and top of bank of Orcutt Creek was field surveyed and mapped as shown on Figures JD-2 and JD-3 in Appendix A. 3.0 RESULTS 3.1 SETTING The proposed project site is zoned for commercial development and currently supports disturbed non- native annual grassland and ruderal (previously disturbed) habitats. The majority of the site has been occupied in the past as recent as 2003 and dating back to at least 1937 with buildings and active equipment/materials storage. The site appears to have been idle between 2004 and 2018 when buildings were removed and the surface was cleared leaving only the non-native trees. A soil stockpile mound has been placed on the southwest corner of the property in 2014. An ephemeral drainage enters the site through a 24-inch culvert in the northeast corner of the property and flows west to the confluence with Orcutt Creek in the northwest corner of the McBride Property site. Orcutt Creek then flows southwesterly along the west edge of the Curry property to a culvert under Tank Farm Road. The property is bordered by urban development the north, east, and south sides with residential development to the west. The Curry parcel is developed and ruderal site with residence and storage yards dating back to at least 1959. 3.2 ORCUTT CREEK AND EPHEMERAL DRAINAGE ORIGIN The review of aerial photographs dating back as far as 1937 show Orcutt Creek essentially in the same alignment through the two parcels as exists today. Exhibit 1 below provides a set of historic aerial photographs from 1937 to 2005. A short segment of Orcutt Creek upstream of the project site was permitted for realignment in 2003 for construction of the City of San Luis Obispo Damon-Garcia ball fields. Orcutt Creek flows through a culvert under Tank Farm Road southwest of the Curry parcel. Downstream of the Tank Farm Road culvert Orcutt Creek joins Acacia Creek briefly before becoming East Fork San Luis Obispo Creek that then joins San Luis Obispo Creek near Highway 101. As such, Orcutt Creek should be considered a jurisdictional tributary waters of the U.S. as shown on Figure 2, and Figures JD-2 and JD-3 in Appendix A. The ephemeral drainage swale with low-flow channel is located just offsite adjacent to the northern property line of the McBride parcel. The limits were shown on the SESLOC grading plans as jurisdictional waters of the U.S., subject to U.S. Army Corps of Engineers (Corps), and waters of the State by the California Department of Fish and Wildlife (CDFW). Currently it appears that any source of hydrology for Attachment 3 Reading File Pg 154 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-3 the ephemeral drainage is from a culvert outfall just offsite at the northeast corner of the McBride property from runoff from surrounding commercial and residential development. The drainage appears to become a prominent drainage feature between 1994 and 2002 with the development of the Marigold Shopping Center (see Exhibit 1). 3.3 SEASONAL WETLAND There is evidence of overflow flooding wetland hydrology (drift lines of debris and sediment deposits) from the ephemeral drainage onto the McBride parcel on a terrace that runs along the drainage on the McBride property. The evaluation and comparison of soils at six data point locations revealed field indicators of hydric soils on a portion of the terrace suggesting a regular flooding regime over time during the wet season (Data Points 1, 2, 4, and 5). The apparent overflow supports a small stand of arroyo willow (Salix lasiolepis) at the northwest corner with one small isolated tree in the center of the drainage. Two patches of bulrush (Schoenoplectus acutus), a Himalayan blackberry (Rubus armeniacus) thicket, and one Canary Island date palm (Phoenix canariensis) occur along the drainage. The upper reach of the terrace was dominated by Harding grass (Phalaris aquatica), teasel (Dipsacus sativus), soft chess (Bromus hordaceous), rabbitsfoot grass (Polypogon sp.), and bristly ox-tongue (Helminthotheca echioides). The lower reach along the terrace characterized by Data Point 6 lacked the rabbitsfoot grass component, and did not have any indicators of hydric soils or wetland hydrology. Harding grass and soft chess are facultative upland plants (FACU), and teasel is presumed upland (UPL) that does not have any wetland indicator status. The Himalayan blackberry is also a FAC plant but not considered in the dominance structure. There is some representation of rabbitsfoot grass that is a facultative wetland plant (FACW). To meet the wetland vegetation criteria, an area needs to be dominated by greater than 50 percent of obligate (OBL), facultative wetland (FACW), and/or facultative (FAC) wetland plants that is not the case here. Updates to from the 2016 wetland indicator plant list changed bristly ox-tongue from FACU to FAC but did not change the wetland vegetation determination as it did not shift to greater than 50 percent of dominant species. To be considered a jurisdictional wetland under the Federal definition it must meet all three parameters of soils, hydrology, and vegetation. The overflow terrace has evidence of debris drift lines and sediment deposits that are wetland hydrology indicators. Soils test pits revealed low chroma matirix and a significant percentage of redox features considered field indicators of hydric soils. While some level of overland flow appears to occur, with the exception of the bulrush patch, the ephemeral nature of the drainage overflow does not manifest a definitive wetland plant community. However, given several years of below normal rainfall, this area was treated as problem area wetland. As such, based on the presence of hydric soils and wetland hydrology, approximately 0.19 acre (8,166 square feet) of jurisdictional wetland occurs on the bench above the ephemeral drainage along the northern property boundary of the McBride parcel. Figure JD-1 and JD-2 in Appendix A show the location and extent seasonal wetland delineated as described above. Field survey on February 22, 2018 confirmed that the topography of the seasonal wetland adjacent to the ephemeral drainage was unchanged maintaining the hydrologic regime as documented in 2014. See represented photographs of the wetland feature, ephemeral drainage, and Orcutt Creek provided Appendix A Figure 6. Attachment 3 Reading File Pg 155 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION B-4 4.0 PRELIMINARY JURISDICTIONAL DETERMINATION U.S. Army Corps of Engineers Preliminary Jurisdictional Determination – Approximately 0.19 acre of seasonal wetland occurs on the overflow terrace along a portion of the northern property boundary of the McBride parcel adjacent to an offsite ephemeral drainage. This is based on application of the problem area methodology that considers evidence of hydric soils and wetland hydrology in the absence of meeting any definitive wetland vegetation criteria. Orcutt Creek has been in its current alignment as a tributary drainage since as far back as 1937. Given it flows through a sequence of creeks to San Luis Obispo Creek and the Pacific Ocean, Orcutt Creek is considered a jurisdictional waters of the U.S. California Fish and Game Code Section 1600 et.seq. Jurisdictional Determination – Based the evaluation of available background information and the field survey of the McBride and Curry parcels, Orcutt Creek exhibits a bed, bank, and channel that would fall under the 1600 jurisdiction of the California Department of Fish and Wildlife (CDFW). The overflow terrace wetland falls within the floodplain of the offsite ephemeral drainage but is not within a discernable bed, bank or channel. As such, it does not likely fall under CDFW 1600 jurisdiction. However, the CDFW may still exert jurisdiction on a case by case basis on areas within the floodplain of creeks and drainages. 5.0 REFERENCES 1. Baldwin, B.G., D.H. Goldman, D.J. Keil, R. Patterson, T.J. Rosatti, Editors. 2012. The Jepson Manual, Vascular Plants of California, Second Edition Thoroughly Revised and Expanded. UC Press. 2. Hickman, J.C., Editor. 1993. The Jepson Manual, Higher Plants of California. University of California Press. 3. Lichvar, R.W., D.L. Banks, W.N. Kirchner, and N.C. Melvin. 2016. The National Wetland Plant List: 2016 wetland ratings. Phytoneuron 2016-30: 1-17. Published 28 April 2016. ISSN 2153 733X 4. Sawyer, J.O., T. Keeler-Wolf, and J.M. Evens. 2009. A Manual of California Vegetation, Second Edition. California Native Plant Society Press, Sacramento. 5. U.S. Army Corps of Engineers. 2008. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Arid West Region (Version 2.0). September 2008. 6. U.S. Army Corps of Engineers. 1987. Corp of Engineers Wetlands Delineation Manual. January 1987. Attachment 3 Reading File Pg 156 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION EXHIBIT 1 HISTORICAL AERIAL PHOTOGRAPHS Attachment 3 Reading File Pg 157 INQUIRY #: YEAR: 2614784.5 1937 = 555' Attachment 3 Reading File Pg 158 INQUIRY #: YEAR: 2614784.5 1949 = 555' Attachment 3 Reading File Pg 159 INQUIRY #: YEAR: 2614784.5 1959 = 333' Attachment 3 Reading File Pg 160 INQUIRY #: YEAR: 2614784.5 1965 = 333' Attachment 3 Reading File Pg 161 INQUIRY #: YEAR: 2614784.5 1972 = 428' Attachment 3 Reading File Pg 162 INQUIRY #: YEAR: 2614784.5 1989 = 666' Attachment 3 Reading File Pg 163 INQUIRY #: YEAR: 2614784.5 1994 = 666' Attachment 3 Reading File Pg 164 INQUIRY #: YEAR: 2614784.5 2002 = 666' Attachment 3 Reading File Pg 165 INQUIRY #: YEAR: 2614784.5 2005 = 604' Attachment 3 Reading File Pg 166 NWC BROAD STREET / TANK FARM ROAD MIXED-USE PROJECT – APPENDIX B WETLAND DELINEATION AND PRELIMINARY JURISDICTIONAL DETERMINATION EXHIBIT 2 WETLAND DELINEATION DATA FORMS Attachment 3 Reading File Pg 167 US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-1 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249700 Long: -120.644251 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Ephemeral drainage swale from from culvert outfall from urbanized watershed; prolonged low rainfall drought conditions VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Polypogon monspeliensis 60% yes FACW 2. Stipa miliacea var. miliacea 40% yes UPL 3. Epilobium ciliatum 10% no FACW 4. Lolium perenne 10% no FAC 5. Briza minor 5% no FAC 6. 7. 8. = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 20% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 2 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 50% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species 70 x 2 = 140 FAC species 15 x 3 = 45 FACU species x 4 = UPL species 40 x 5 = 200 Column Totals: 125 (A) 385 (B) Prevalence Index = B/A = 3.0 Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Attachment 3 Reading File Pg 168 US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-1 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-8 N/A Root/Gravel gravely possible non-native matieral 8-14 10YR 3/1 100% None Clay 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: Low Chroma matrix HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Likely floodplain overflow from offsite culvert outfall and ephemeral drainage channel. Attachment 3 Reading File Pg 169 US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-2 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249614 Long: -120.644370 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Ephemeral drainage swale from from culvert outfall from urbanized watershed; prolonged low rainfall drought conditions VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Schoenoplectus acutus 100% yes OBL 2. 3. 4. 5. 6. 7. 8. = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 1 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 100% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Attachment 3 Reading File Pg 170 US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-2 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-5" 10YR 3/1 100% None Blocky clay 5"-12" 2.5Y 3/1 80% 7.5YR 4/6 20% RM PL Clay loam 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: Low Chroma matrix with observable redox features HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Likely floodplain overflow from offsite culvert outfall and ephemeral drainage channel. Attachment 3 Reading File Pg 171 US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-3 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249501 Long: -120.644299 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Upland outside of floodplain overflow flooding from ephemeral drainage VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Avena sativa 80% yes UPL 2. Lolium perenne 20% yes FAC 3. Phalaris aquatica 20% yes FACU 4. 5. 6. 7. 8. 120% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 3 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 33% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Less than 50% of the dominant species are wetland indicators. Attachment 3 Reading File Pg 172 US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-3 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-12" 10YR 3/2 100% None Clay loam No redox features 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Uplands outside of floodplain overflow influence from offsite culvert outfal and ephemeral drainage channel. Attachment 3 Reading File Pg 173 US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-4 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249495 Long: -120.644604 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Charactarizes foodplain terrace overflow flooding from ephemeral drainage. VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Phalaris aquatica 80% yes FACU 2. Dipsacus sativus 20% yes UPL 3. Polypogon monspeliensis 20% yes FACW 4. Helminthotheca echioides 20% yes FAC 5. 6. 7. 8. 140% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 2 (A) Total Number of Dominant Species Across All Strata: 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 50% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Not greater than 50% of dominant species are wetland indicators. Several years of low rainfall drought conditions may have affected the dominant vegetation. Attachment 3 Reading File Pg 174 US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-4 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-4" Root zone 4"-12" 10YR 3/1 70% 5YR 4/4 30% RM PL Clay 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: High percentage of reduced matrix features. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Floodplain terrace adjacent to offsite ephemeral drainage channel. Attachment 3 Reading File Pg 175 US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-5 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249531 Long: -120.644661 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Charactarizes foodplain terrace overflow flooding from ephemeral drainage. VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Phalaris aquatica 80% yes FACU 2. Dipsacus sativus 20% yes UPL 3. Polypogon monspeliensis 20% yes FACW 4. Helminthotheca echioides 20% yes FACU 5. 6. 7. 8. 140% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 4 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 25% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Less than 50% of dominant species are wetland indicators. Several years of low rainfall drought conditions may have affected the dominant vegetation. Attachment 3 Reading File Pg 176 US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-5 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-4" Root zone 4"-12" 10YR 3/1 70% 5YR 4/4 30% RM PL Clay 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: High percentage of reduced matrix features. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Floodplain terrace adjacent to offsite ephemeral drainage channel. Attachment 3 Reading File Pg 177 US Army Corps of Engineers Arid West – Version 2.0 WETLAND DETERMINATION DATA FORM – Arid West Region Project/Site: McBride and Curry Property City/County: San Luis Obispo, San Luis Obispo Sampling Date:July 31, 2014 Applicant/Owner: NKT Development, LLC State: CA Sampling Point: DP-6 Investigator(s): David Wolff Section, Township, Range: Landform (hillslope, terrace, etc.): Urban flat lands Local relief (concave, convex, none): floodplain Slope (%): < 3% Subregion (LRR): LRRC Lat: 35.249208 Long: -120.64 Datum: NAD83 Soil Map Unit Name: Cropley Clay NWI classification: Are climatic / hydrologic conditions on the site typical for this time of year? Yes No (If no, explain in Remarks.) Are Vegetation No, Soil No, or Hydrology No significantly disturbed? Are “Normal Circumstances” present? Yes No Are Vegetation No, Soil No, or Hydrology Yes naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS – Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes No Hydric Soil Present? Yes No Wetland Hydrology Present? Yes No Is the Sampled Area within a Wetland? Yes No Remarks: Charactarizes foodplain terrace overflow flooding from ephemeral drainage. VEGETATION – Use scientific names of plants. Absolute Dominant Indicator Tree Stratum (Plot size: ) % Cover Species? Status 1. 2. 3. 4. = Total Cover Sapling/Shrub Stratum (Plot size: ) 1. 2. 3. 4. 5. = Total Cover Herb Stratum (Plot size: 25'x25') 1. Phalaris aquatica 70% yes FACU 2. Dipsacus sativus 30% yes UPL 3. Helminthotheca echioides 20% yes FAC 4. 5. 6. 7. 8. 120% = Total Cover Woody Vine Stratum (Plot size: ) 1. 2. = Total Cover % Bare Ground in Herb Stratum 0% % Cover of Biotic Crust 0% Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) Total Number of Dominant Species Across All Strata: 3 (B) Percent of Dominant Species That Are OBL, FACW, or FAC: 33% (A/B) Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = Hydrophytic Vegetation Indicators: Dominance Test is >50% Prevalence Index is ≤3.01 Morphological Adaptations1 (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation1 (Explain) 1Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. Hydrophytic Vegetation Present? Yes No Remarks: Less than 50% of dominant species are wetland indicators. Several years of low rainfall drought conditions may have affected the dominant vegetation. Attachment 3 Reading File Pg 178 US Army Corps of Engineers Arid West – Version 2.0 SOIL Sampling Point: DP-6 Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features (inches) Color (moist) % Color (moist) % Type1 Loc2 Texture Remarks 0-12" 10YR 4/4 100 None Gravely sandy loam 1Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: Histosol (A1) Sandy Redox (S5) 1 cm Muck (A9) (LRR C) Histic Epipedon (A2) Stripped Matrix (S6) 2 cm Muck (A10) (LRR B) Black Histic (A3) Loamy Mucky Mineral (F1) Reduced Vertic (F18) Hydrogen Sulfide (A4) Loamy Gleyed Matrix (F2) Red Parent Material (TF2) Stratified Layers (A5) (LRR C) Depleted Matrix (F3) Other (Explain in Remarks) 1 cm Muck (A9) (LRR D) Redox Dark Surface (F6) Depleted Below Dark Surface (A11) Depleted Dark Surface (F7) Thick Dark Surface (A12) Redox Depressions (F8) 3Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) wetland hydrology must be present, Sandy Gleyed Matrix (S4) unless disturbed or problematic. Restrictive Layer (if present): Type: Depth (inches): Hydric Soil Present? Yes No Remarks: No hydric soil indicators. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required; check all that apply) Secondary Indicators (2 or more required) Surface Water (A1) Salt Crust (B11) Water Marks (B1) (Riverine) High Water Table (A2) Biotic Crust (B12) Sediment Deposits (B2) (Riverine) Saturation (A3) Aquatic Invertebrates (B13) Drift Deposits (B3) (Riverine) Water Marks (B1) (Non riverine) Hydrogen Sulfide Odor (C1) Drainage Patterns (B10) Sediment Deposits (B2) (Non riverine) Oxidized Rhizospheres along Living Roots (C3) Dry-Season Water Table (C2) Drift Deposits (B3) (Non riverine) Presence of Reduced Iron (C4) Crayfish Burrows (C8) Surface Soil Cracks (B6) Recent Iron Reduction in Tilled Soils (C6) Saturation Visible on Aerial Imagery (C9) Inundation Visible on Aerial Imagery (B7) Thin Muck Surface (C7) Shallow Aquitard (D3) Water-Stained Leaves (B9) Other (Explain in Remarks) FAC-Neutral Test (D5) Field Observations: Surface Water Present? Yes No Depth (inches): Water Table Present? Yes No Depth (inches): Saturation Present? Yes No Depth (inches): (includes capillary fringe) Wetland Hydrology Present? Yes No Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Terrace above ephemeral drainage lacking evidence of overflow flooding. Attachment 3 Reading File Pg 179 Rinc on Consultants, Inc. 1530 Monterey Street, Suite D San Luis Obispo, California 93401 805 547 0900 OFFI CE AND FAX info @rinconconsultants.com www.rinconconsultants.com E n v i r o n m e n t a l S c i e n t i s t s P l a n n e r s E n g i n e e r s February 26, 2019 Project No: 19-07096 Brian Leveille City of San Luis Obispo Community Development Long Range Planning 919 Palm Street San Luis Obispo, California 93401 Subject: Tank Farm Road Assisted Living Facility and Retail Project 3985 Broad Street and 660 Tank Farm Road, San Luis Obispo, California 93401 Dear Mr. Leveille: This technical memorandum analyzes the potential air quality impacts of the proposed assisted living facility and retail development on an approximately 10.24-acre project site located at 3985 Broad Street and 660 Tank Farm Road in San Luis Obispo, California (Assessor’s Parcel Numbers 053-421-003 and 053-421-004). Rincon Consultants, Inc. (Rincon) prepared this memorandum under contract to the City of San Luis Obispo, in support of the environmental documentation being prepared pursuant to the California Environmental Quality Act (CEQA). The project is located in the South Central Coast Air Basin (SCCAB) under the jurisdiction of the San Luis Obispo Air Pollution Control District (SLOAPCD). This assessment is based on significance thresholds and methodologies in the SLOAPCD’s 2012 CEQA Air Quality Handbook and 2017 “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook.”1 Project Description The proposed project would involve construction of an approximately 133,655-square foot assisted living facility with 111 suites and 28 memory care beds, and six retail buildings with a total floor area of 45,269 square feet. The project would also include a surface parking lot with approximately 288 vehicle spaces and 67 bicycle parking spaces. The project site is bound by Tank Farm Road to the south, Broad Street to the east, commercial development to the north, and a partially-vacant mobile home park to the west.2 The following sections discuss the SLOAPCD regional thresholds, project impact analysis, and recommendations and conclusions related to air pollutant emissions from project construction and operation. 1 SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at: http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf ____. 2017. “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook.” November 14, 2017. Available at: https://storage.googleapis.com/slocleanair- org/images/cms/upload/files/FINAL_Clarification%20Memorandum%2020172.pdf 2 The mobile home park located at 650 Tank Farm is planned for redevelopment as a mixed-use development with 249 residential units and 17,500 square feet of commercial space. On completion, these planned residential units would be sensitive receptors. Attachment 4 Reading File Pg 180 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 2 Setting The City of San Luis Obispo is in the San Luis Obispo County portion of the SCCAB, which is under the jurisdiction of SLOAPCD. SLOAPCD monitors air pollutant levels to assure that air quality standards are met, and if they are not met, develops strategies to meet the standards. Depending on whether the standards are met or exceeded, the air basin is classified as being in “attainment” or as “non- attainment.” San Luis Obispo County is in non-attainment for the state 24-hour standard for particulate matter (PM10) and the state eight-hour standard for ozone (O3).3 The major sources of PM10 in the SCCAB are agricultural operations, vehicle dust, grading, and dust produced by high winds. Additional sources of particulate pollution include diesel exhaust; mineral extraction and production; combustion products from industry and motor vehicles; smoke from open burning; paved and unpaved roads; condensation of gaseous pollutants into liquid or solid particles; and wind-blown dust from soils disturbed by demolition and construction, agricultural operations, off-road vehicle recreation, and other activities. Ozone is a secondary pollutant that is formed by a reaction between nitrogen oxides (NOX) and reactive organic gases (ROGs) in the presence of sunlight. Therefore, ozone levels are dependent on the amount of these precursors. In the SCCAB, the major sources of ROGs are motor vehicles, organic solvents, petroleum production, and pesticides. The major sources of NOX are motor vehicles, public utility power generation, and fuel combustion by various industrial sources. 4 Thresholds The SLOAPCD CEQA Air Quality Handbook (2012) provides project-level air quality thresholds for project construction and operation. These project-level thresholds, described below, represent the levels at which a project’s individual emissions of criteria air pollutants, precursors, or toxic air pollutants would result in a cumulatively considerable contribution to the SCCAB’s existing air quality status. The project would result in a significant air quality impact if construction or operational emissions would exceed any of the thresholds described below. Construction Emissions The SLOAPCD has developed specific daily and quarterly quantitative thresholds that apply to construction projects within the SCCAB. Daily ROG and NOX thresholds are for all projects, and daily diesel particulate matter (DPM) thresholds are for projects that would be completed in less than one quarter (90 days).5 Quarterly ROG and NOX, DPM, and PM10 thresholds are applicable to the project because construction would last for more than one quarter. The applicable thresholds from SLOAPCD’s 3 SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf 4 SLOACPD. 2016. 2015 Annual Air Quality Report. September 2016. Available at: http://www.slocleanair.org/images/cms/upload/files/2015aqrt-FINAL.pdf 5 SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at: http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf ____. 2017. “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook.” November 14, 2017. Available at: https://storage.googleapis.com/slocleanair- org/images/cms/upload/files/FINAL_Clarification%20Memorandum%2020172.pdf Attachment 4 Reading File Pg 181 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 3 CEQA Air Quality Handbook (2012) and “Clarification memorandum for the San Luis Obispo Air Pollution Control District’s 2012 CEQA Air Quality Handbook” (2017) are described below. ROG AND NOX EMISSIONS  Daily. Exceedance of the 137 pounds per day threshold requires Standard Mitigation Measures;  Quarterly – Tier 1. Exceedance of the 2.5 tons per quarter threshold requires Standard Mitigation Measures and Best Available Control Technology (BACT) for construction equipment. Off-site mitigation may be required if feasible mitigation measures are not implemented, or if no mitigation measures are feasible for the project; and  Quarterly – Tier 2. Exceedance of the 6.3 tons per quarter threshold requires Standard Mitigation Measures, BACT, implementation of a Construction Activity Management Plan (CAMP), and off-site mitigation. DIESEL PARTICULATE MATTER (DPM) EMISSIONS  Quarterly – Tier 1. For construction projects lasting more than one quarter, exceedance of the 0.13 tons per quarter threshold requires Standard Mitigation Measures, BACT for construction equipment; and  Quarterly – Tier 2. For construction projects lasting more than one quarter, exceedance of the 0.32 ton per quarter threshold requires Standard Mitigation Measures, BACT, implementation of a CAMP, and off-site mitigation. FUGITIVE PARTICULATE MATTER (PM10), DUST EMISSIONS  Quarterly. Exceedance of the 2.5 tons per quarter threshold requires Fugitive PM10 Mitigation Measures and may require the implementation of a CAMP. Operational Emissions SLOAPCD‘s long-term operational emission thresholds are summarized in Table 1. Table 1 SLOAPCD Operational Emissions Significance Thresholds Pollutant Daily Thresholds (lbs/day) Annual Thresholds (tons/year) ROG + NOX (combined)1 25 25 Diesel Particulate Matter (DPM)1 1.25 – Fugitive Particulate Matter (PM10), Dust 25 25 CO 550 – 1 SLOAPCD specifies that CalEEMod winter emission outputs be compared to operational thresholds for these pollutants. Source: SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at: http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf Methodology SLOAPCD recommends the use of the most recent version of California Emissions Estimator Model (CalEEMod) (version 2016.3.2) to estimate construction and operational emissions of a project. Attachment 4 Reading File Pg 182 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 4 CalEEMod uses project-specific information, including the project’s land uses, square footages for different uses, and location, to estimate a project’s emissions. The emissions model for the project was based on buildout under the proposed project which would include an assisted living facility with 111 suites and 28 memory care beds and 45,269 square feet of retail and office space. Because the project site is undeveloped, no demolition would occur. CalEEMod default values for the SCCAB developed by SLOAPCD were used to determine construction equipment, while construction phase modeling was based on information provided by the applicant, as outlined below:  Site Preparation: September 2019 – October 2019  Grading: September 2019 – November 2019  Building Construction: February 2020 – February 2022  Asphalt Paving: August 2021 – December 2021  Architectural Coating: August 2021 – December 2021 In addition, the emissions modeling assumes export of 1,029 cubic yards of soil to the site during the grading phase of project construction. The CalEEMod model file and output results are included as Attachments 1 and 2. Operational emissions modeled include area, energy, and mobile source emissions (i.e., vehicle emissions). Area source emissions are generated by landscape maintenance equipment, consumer products, and architectural coatings. Emissions from energy are generated through the transport and use of electricity and natural gas. The following project design features, which would reduce energy usage, were included in CalEEMod using the “mitigation” tabs”:  Low-flow plumbing fixtures  Energy-efficiency appliances  Use of reclaimed water for outdoor irrigation Mobile source emissions include emissions generated by trips to and from the project site. The trip generation rates applied for project were from the Institute of Traffic Engineers (ITE) 9th Edition for congregate care (assisted living) and regional shopping center (ITE codes 253 and 820, respectively) based on CalEEMod default values for the proposed land uses. Impact Analysis Construction Emissions Temporary construction activities associated with development under the proposed project would generate criteria pollutant emissions (i.e., fugitive dust and ozone precursor emissions) as well as toxic air emissions (i.e., DPM emissions), which would contribute to the existing San Luis Obispo County non- attainment status for ozone and PM10. Table 2 summarizes the estimated short-term emissions from construction. Table 2 shows maximum daily and quarterly emissions during construction compared to the applicable SLOAPCD construction emissions thresholds (see Attachments 1 and 2 for complete CalEEMod model file, results, and assumptions). Attachment 4 Reading File Pg 183 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 5 Table 2 Maximum Construction Emissions Daily (lbs/day) Quarterly (tons/quarter) ROG + NOX (combined) ROG + NOX (combined)1 Fugitive PM10 (dust)2 DPM2,3 Maximum Construction Emissions 115.8 3.0 0.2 0.1 SLOAPCD Significance Threshold 137 2.5 (Tier 1) 2.5 (Tier 1) 0.13 (Tier 1) Threshold Exceeded? No Yes No No See Appendix A for CalEEMod results. 1 The combined ROG and NOX emissions were derived from the rolling maximum quarterly emissions for “ROG + NOX” from CalEEMod. 2 Quarterly emissions for Fugitive PM10 and DPM were calculated by dividing maximum annual construction emissions from CalEEMod by 4, since construction activities would extend for a duration exceeding 90 days, as recommended by SLOAPCD. 3 The DPM estimations were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. As shown in Table 2, maximum construction emissions would not exceed the quarterly SLOAPCD thresholds for PM10 or DPM or the daily SLOAPCD threshold for ROG and NOX. However, maximum quarterly construction emissions would exceed the quarterly SLOAPCD threshold for ROG and NOX during the first quarter of construction, which includes the site preparation and grading phases. Therefore, temporary construction impacts related to emissions of ROG and NOX would be potentially significant. See Recommendations and Conclusions for recommendations that would reduce this impact to a less than significant level. Operational Emissions Development of the proposed project would result in an increase in vehicle trips that would generate new criteria pollutant emissions in the SCCAB. In addition, operation of new land uses on the project site would result in ongoing emissions associated with natural gas use and area sources, such as landscaping, consumption of consumer products, and off-gassing from architectural coatings. Table 3 shows the daily and annual operational emissions associated with the development under the proposed project compared to the applicable SLOAPCD operational emissions thresholds (see Attachments 1 and 2 for complete CalEEMod model files, results, and assumptions). The analysis of operational emissions does not consider toxic air contaminants because the project does not include a stationary source of toxic air emissions that would impact adjacent sensitive receptors and the project site is not located close to a freeway or urban road with daily traffic volumes of greater than 100,000 vehicles.6 6 The CARB Air Quality and Land Use Handbook (2005) recommends avoiding siting new sensitive land uses within 500 feet of a freeway or urban roads with 100,000 vehicles per day. Attachment 4 Reading File Pg 184 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 6 Table 3 Operational Emissions ROG + NOX (combined) Fugitive PM10 (dust) DPM1 CO Proposed Project Daily Emissions 23.5 lbs/day2 9.2 lbs/day 0.4 lb/day2 50.1 lbs/day SLOAPCD Daily Threshold 25 lbs/day 25 lbs/day 1.25 lbs/day 550 lbs/day Threshold Exceeded? No No No No Proposed Project Annual Emissions 3.8 tons/year 1.4 tons/year 0.06 ton/year 7.7 tons/year SLOAPCD Annual Threshold 25 tons/year 25 tons/year n/a n/a Threshold Exceeded? No No n/a n/a 1 DPM estimates were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimate represents a worst case scenario because it includes all PM10 exhaust. 2 SLOAPCD specifies that CalEEMod winter emission outputs be compared to operational thresholds for these pollutants. Note: All numbers may not sum exactly due to rounding. As shown in Table 3, daily operational emissions associated with development under the proposed project would not exceed SLOAPCD operational daily and annual thresholds for ROG and NOX, PM10, DPM, or CO. Therefore, long-term operational emissions would be less than significant. Recommendations and Conclusions Recommendations Construction-related air quality impacts during site preparation and grading would exceed the quarterly SLOAPCD threshold for ROG and NOX during the first quarter of construction. Measures AQ-1 and AQ-2 are recommended to reduce this potential impact to a less than significant level. Measures AQ-1 and AQ-2 incorporate the standard construction equipment mitigation measures and BACT measures required by SLOAPCD for construction projects that exceed the 2.5 tons per quarter threshold for ROG and NOX emissions. As discussed under Thresholds, because the project would not exceed the quarterly Tier 2 threshold of 6.3 tons per quarter for ROG and NOX emissions, implementation of a Construction Activity Management Plan and off-site mitigation would not be required by SLOAPCD. AQ-1 Standard Control Measures for Construction Equipment The following standard air quality mitigation measures shall be implemented during the site preparation and grading phases of construction at the project site:  Maintain all construction equipment in proper tune according to manufacturer’s specifications;  Fuel all off-road and portable diesel powered equipment with CARB-certified motor vehicle diesel fuel (non-taxed version suitable for use off-road);  Comply with the State Off-Road Regulation;  Use on-road heavy-duty trucks that meet the CARB’s 2007 or cleaner certification standard for on- road heavy-duty diesel engines, and comply with the State On-Road Regulation;  Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g. captive or NOX exempt area fleets) may be eligible by proving alternative compliance; Attachment 4 Reading File Pg 185 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 7  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;  Diesel idling within 500 feet of sensitive receptors shall not be not permitted;7  Staging and queuing areas shall not be located within 500 feet of sensitive receptors;6  Equipment shall be electrified when feasible;  Gasoline-powered equipment shall be substituted in place of diesel-powered equipment, where feasible; and  Alternatively-fueled construction equipment shall be used on-site where feasible, such as compressed natural gas, liquefied natural gas, propane or biodiesel. AQ-2 Best Available Control Technology Diesel construction equipment used during the site preparation and grading phases shall be equipped with CARB Tier 3 or Tier 4 certified off-road engines and 2010 on-road compliant engines. REQUIREMENTS AND TIMING Standard control measures and BACT measures for construction equipment shall be shown on grading and construction plans prior to issuance of permits. MONITORING The City of San Luis Obispo Community Development Department shall verify compliance prior to issuance of grading or construction permits. The Community Development Department shall site inspect to ensure construction activities are completed in accordance with approved construction equipment control measures and BACT measures. SIGNIFICANCE AFTER MITIGATION The standard construction equipment mitigation measures and BACT measures have been developed by SLOAPCD to enhance the consistency of projects with the goals and policies of the Clean Air Plan, and SLOAPCD has identified the measures as contributing to achieving and maintaining attainment of State and federal ambient air quality standards. SLOAPCD does not quantify the potential emission reductions achieved by these measures. However, CalEEMod is capable of estimating emissions reductions that would result from implementation of Measure AQ-2, which requires the use of minimum CARB Tier 3 certified off-road engines during the site preparation and grading phases. Table 4 summarizes mitigated maximum daily and quarterly emissions during construction compared to the applicable SLOAPCD construction emissions thresholds (see Attachments 1 and 2 for complete CalEEMod model file, results, and assumptions). 7 SLOAPCD recommends that diesel idling and staging/queuing areas be prohibited within 1,000 feet of sensitive receptors. However, these restrictions would be infeasible for the proposed project because the project site is approximately 850 feet in length, and the nearest sensitive receptors would be the planned residential units located on the parcel immediately adjacent to the project site’s western boundary (650 Tank Farm Road). Therefore, the diesel idling and staging/queuing area restrictions has been reduced to 500 feet. Attachment 4 Reading File Pg 186 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 8 Table 4 Mitigated Maximum Construction Emissions Daily (lbs/day) Quarterly (tons/quarter) ROG + NOX (combined) ROG + NOX (combined)1 Fugitive PM10 (dust)2 DPM2,3 Mitigated Maximum Construction Emissions 65.8 1.7 0.2 0.1 SLOAPCD Significance Threshold 137 2.5 (Tier 1) 2.5 (Tier 1) 0.13 (Tier 1) Threshold Exceeded? No No No No See Appendix A for CalEEMod results. 1 The combined ROG and NOX emissions were derived from the rolling maximum quarterly emissions for “ROG + NOX” from CalEEMod. 2 Quarterly emissions for Fugitive PM10 and DPM were calculated by dividing maximum annual construction emissions from CalEEMod by 4, since construction activities would extend for a duration exceeding 90 days, as recommended by SLOAPCD. 3 The DPM estimations were derived from the “PM10 Exhaust” and “PM2.5 Exhaust” output from CalEEMod as recommended by SLOAPCD. This estimation represents a worst case scenario because it includes other PM10 exhaust other than DPM. As shown in Table 4, implementation of Measure AQ-2 would reduce maximum quarterly emissions of ROG and NOX to below the SLOAPCD significance threshold. Implementation of Measure AQ-1 would further reduce ROG and NOX emissions. Therefore, implementation of Measures AQ-1 and AQ-2 during the site preparation and grading phases would reduce construction-related air quality impacts to a less than significant level. Conclusion As discussed under Project Impacts, construction-related emissions of ROG and NOX would be reduced to below applicable thresholds with implementation of Measures AQ-1 and AQ-2. During the site preparation and grading phases, implementation of Measure AQ-1 would provide for the use of standard construction equipment control measures, and implementation of Measure AQ-2 would provide for the use of construction equipment equipped with minimum CARB Tier 3 certified engines and 2010 on-road compliant engines. No measures are recommended for operational emissions because the project’s operational emissions would be below SLOAPCD thresholds and would therefore be less than significant. Sincerely, Rincon Consultants, Inc. Chris Bersbach, MESM Richard Daulton, MURP Senior Environmental Planner Principal/Vice President Attachments Attachment 1 CalEEMod Model File Attachment 2 CalEEMod Modeling Results Attachment 4 Reading File Pg 187 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 641.35 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Annual CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 1 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 188 Project Characteristics - Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Solid Waste - Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 2 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 189 2.0 Emissions Summary tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 3 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 190 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.2551 2.8019 1.6159 3.0000e- 003 0.6906 0.1302 0.8208 0.3384 0.1198 0.4582 0.0000 269.8991 269.8991 0.0817 0.0000 271.9408 2020 0.3928 3.1536 3.1270 6.9600e- 003 0.2805 0.1393 0.4197 0.0753 0.1310 0.2063 0.0000 623.9450 623.9450 0.0828 0.0000 626.0142 2021 1.0329 3.9382 4.2652 9.2000e- 003 0.3370 0.1716 0.5086 0.0904 0.1609 0.2513 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 2022 0.0554 0.4473 0.4935 1.1600e- 003 0.0481 0.0172 0.0653 0.0129 0.0161 0.0291 0.0000 104.3177 104.3177 0.0137 0.0000 104.6603 Maximum 1.0329 3.9382 4.2652 9.2000e- 003 0.6906 0.1716 0.8208 0.3384 0.1609 0.4582 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 Unmitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 4 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 191 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.0838 1.4525 1.7424 3.0000e- 003 0.6906 0.0651 0.7557 0.3384 0.0644 0.4027 0.0000 269.8988 269.8988 0.0817 0.0000 271.9405 2020 0.3651 3.0769 3.1399 6.9600e- 003 0.2805 0.1369 0.4173 0.0753 0.1308 0.2061 0.0000 623.9446 623.9446 0.0828 0.0000 626.0139 2021 1.0077 3.9017 4.2837 9.2000e- 003 0.3370 0.1738 0.5108 0.0904 0.1652 0.2555 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 2022 0.0522 0.4494 0.4972 1.1600e- 003 0.0481 0.0183 0.0664 0.0129 0.0175 0.0304 0.0000 104.3176 104.3176 0.0137 0.0000 104.6602 Maximum 1.0077 3.9017 4.2837 9.2000e- 003 0.6906 0.1738 0.7557 0.3384 0.1652 0.4027 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 13.09 14.12 -1.70 0.00 0.00 14.02 3.54 0.00 11.69 5.29 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter) 1 9-2-2019 12-1-2019 2.9852 1.5005 2 12-2-2019 3-1-2020 0.2972 0.2885 3 3-2-2020 6-1-2020 0.9719 0.9432 4 6-2-2020 9-1-2020 0.9696 0.9409 5 9-2-2020 12-1-2020 0.9638 0.9354 6 12-2-2020 3-1-2021 0.8973 0.8778 7 3-2-2021 6-1-2021 0.8833 0.8678 8 6-2-2021 9-1-2021 1.1733 1.1578 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 5 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 192 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 389.2549 389.2549 0.0158 4.2700e- 003 390.9214 Mobile 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Waste 0.0000 0.0000 0.0000 0.0000 35.4240 0.0000 35.4240 2.0935 0.0000 87.7613 Water 0.0000 0.0000 0.0000 0.0000 3.9370 29.4177 33.3547 0.4057 9.8200e- 003 46.4246 Total 1.4227 2.3400 7.7181 0.0157 1.3600 0.0316 1.3916 0.3641 0.0305 0.3946 39.3610 1,819.034 3 1,858.395 3 2.5785 0.0141 1,927.057 3 Unmitigated Operational 9 9-2-2021 12-1-2021 1.7343 1.7190 10 12-2-2021 3-1-2022 1.0902 1.0840 Highest 2.9852 1.7190 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 6 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 193 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 389.2549 389.2549 0.0158 4.2700e- 003 390.9214 Mobile 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Waste 0.0000 0.0000 0.0000 0.0000 35.4240 0.0000 35.4240 2.0935 0.0000 87.7613 Water 0.0000 0.0000 0.0000 0.0000 3.1496 21.5575 24.7071 0.3245 7.8400e- 003 35.1552 Total 1.4227 2.3400 7.7181 0.0157 1.3600 0.0316 1.3916 0.3641 0.0305 0.3946 38.5736 1,811.174 1 1,849.747 7 2.4973 0.0121 1,915.788 0 Mitigated Operational 3.0 Construction Detail Construction Phase ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.00 0.43 0.47 3.15 14.05 0.58 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 7 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 194 Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating – sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 8 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 195 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 9 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 196 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0954 1.0026 0.4854 8.4000e- 004 0.0526 0.0526 0.0484 0.0484 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Total 0.0954 1.0026 0.4854 8.4000e- 004 0.3975 0.0526 0.4501 0.2185 0.0484 0.2669 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 10 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 197 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0252 0.4375 0.5039 8.4000e- 004 0.0219 0.0219 0.0215 0.0215 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Total 0.0252 0.4375 0.5039 8.4000e- 004 0.3975 0.0219 0.4193 0.2185 0.0215 0.2400 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 11 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 198 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1540 1.7719 1.0847 2.0200e- 003 0.0774 0.0774 0.0712 0.0712 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Total 0.1540 1.7719 1.0847 2.0200e- 003 0.2820 0.0774 0.3594 0.1169 0.0712 0.1881 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 12 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 199 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0530 0.9876 1.1926 2.0200e- 003 0.0430 0.0430 0.0427 0.0427 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Total 0.0530 0.9876 1.1926 2.0200e- 003 0.2820 0.0430 0.3250 0.1169 0.0427 0.1596 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 13 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 200 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Total 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 14 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 201 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Total 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 15 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 202 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Total 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 16 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 203 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Total 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 17 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 204 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Total 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 18 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 205 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Total 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 19 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 206 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 20 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 207 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 21 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 208 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 22 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 209 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 23 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 210 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 24 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 211 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Unmitigated 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,695,948 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,621,533 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 25 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 212 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 319.4459 319.4459 0.0144 2.9900e- 003 320.6976 Electricity Unmitigated 0.0000 0.0000 0.0000 0.0000 0.0000 319.4459 319.4459 0.0144 2.9900e- 003 320.6976 NaturalGas Mitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 NaturalGas Unmitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 26 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 213 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 27 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 214 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 28 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 215 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 573841 166.9368 7.5500e- 003 1.5600e- 003 167.5909 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 11.7296 5.3000e- 004 1.1000e- 004 11.7755 Regional Shopping Center 483926 140.7795 6.3700e- 003 1.3200e- 003 141.3311 Total 319.4459 0.0145 2.9900e- 003 320.6976 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 29 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 216 6.1 Mitigation Measures Area 6.0 Area Detail 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 573841 166.9368 7.5500e- 003 1.5600e- 003 167.5909 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 11.7296 5.3000e- 004 1.1000e- 004 11.7755 Regional Shopping Center 483926 140.7795 6.3700e- 003 1.3200e- 003 141.3311 Total 319.4459 0.0145 2.9900e- 003 320.6976 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 30 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 217 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 31 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 218 Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 32 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 219 Total CO2 CH4 N2O CO2e Category MT/yr Mitigated 24.7071 0.3245 7.8400e- 003 35.1552 Unmitigated 33.3547 0.4057 9.8200e- 003 46.4246 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.94211 1.9774 9.0000e- 005 2.0000e- 005 1.9852 Congregate Care (Assisted Living) 9.05641 / 5.70948 22.9424 0.2960 7.1600e- 003 32.4751 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 3.35326 / 2.05523 8.4349 0.1096 2.6500e- 003 11.9643 Total 33.3547 0.4057 9.8300e- 003 46.4246 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 33 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 220 8.1 Mitigation Measures Waste 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.16527 1.1865 5.0000e- 005 1.0000e- 005 1.1911 Congregate Care (Assisted Living) 7.24513 / 3.42569 17.1913 0.2368 5.7100e- 003 24.8129 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 2.68261 / 1.23314 6.3294 0.0877 2.1200e- 003 9.1513 Total 24.7071 0.3245 7.8400e- 003 35.1552 Mitigated 8.0 Waste Detail CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 34 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 221 Total CO2 CH4 N2O CO2e MT/yr Mitigated 35.4240 2.0935 0.0000 87.7613 Unmitigated 35.4240 2.0935 0.0000 87.7613 Category/Year 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.14 0.0284 1.6800e- 003 0.0000 0.0704 Congregate Care (Assisted Living) 126.84 25.7474 1.5216 0.0000 63.7880 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 47.53 9.6482 0.5702 0.0000 23.9029 Total 35.4240 2.0935 0.0000 87.7614 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 35 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 222 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.14 0.0284 1.6800e- 003 0.0000 0.0704 Congregate Care (Assisted Living) 126.84 25.7474 1.5216 0.0000 63.7880 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 47.53 9.6482 0.5702 0.0000 23.9029 Total 35.4240 2.0935 0.0000 87.7614 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 36 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 223 11.0 Vegetation User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:08 AMPage 37 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 4 Reading File Pg 224 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 641.35 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Summer CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 1 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 225 Project Characteristics - Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Solid Waste - Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 2 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 226 2.0 Emissions Summary tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 3 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 227 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 9.2726 100.9300 57.1137 0.1052 27.1528 4.7796 31.9324 13.6367 4.3974 18.0341 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 2020 3.2606 26.2486 26.2844 0.0592 2.4087 1.1648 3.5735 0.6453 1.0956 1.7409 0.0000 5,849.710 8 5,849.710 8 0.7630 0.0000 5,868.784 6 2021 14.6819 38.5150 43.4370 0.0894 2.9821 1.7633 4.7455 0.7974 1.6498 2.4472 0.0000 8,780.975 1 8,780.975 1 1.4957 0.0000 8,818.368 8 2022 2.6768 21.7157 24.1903 0.0576 2.4088 0.8360 3.2448 0.6453 0.7865 1.4319 0.0000 5,698.475 6 5,698.475 6 0.7361 0.0000 5,716.878 7 Maximum 14.6819 100.9300 57.1137 0.1052 27.1528 4.7796 31.9324 13.6367 4.3974 18.0341 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 Unmitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 4 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 228 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 2.9729 51.1110 61.2762 0.1052 27.1528 2.3226 29.4754 13.6367 2.2968 15.9335 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 2020 3.0293 25.6062 26.3924 0.0592 2.4087 1.1448 3.5534 0.6453 1.0940 1.7392 0.0000 5,849.710 8 5,849.710 8 0.7630 0.0000 5,868.784 6 2021 14.4891 38.2353 43.5788 0.0894 2.9821 1.7802 4.7624 0.7974 1.6822 2.4796 0.0000 8,780.975 1 8,780.975 1 1.4957 0.0000 8,818.368 8 2022 2.5231 21.8175 24.3707 0.0576 2.4088 0.8904 3.2992 0.6453 0.8535 1.4988 0.0000 5,698.475 6 5,698.475 6 0.7361 0.0000 5,716.878 7 Maximum 14.4891 51.1110 61.2762 0.1052 27.1528 2.3226 29.4754 13.6367 2.2968 15.9335 0.0000 10,439.51 61 10,439.51 61 3.1571 0.0000 10,518.44 37 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 23.01 27.02 -3.04 0.00 0.00 28.16 5.53 0.00 25.26 8.47 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 5 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 229 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 Total 8.6646 14.5975 48.2280 0.1041 8.9688 0.1940 9.1628 2.3959 0.1875 2.5835 0.0000 10,677.60 59 10,677.60 59 0.4539 7.7300e- 003 10,691.25 66 Unmitigated Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 Total 8.6646 14.5975 48.2280 0.1041 8.9688 0.1940 9.1628 2.3959 0.1875 2.5835 0.0000 10,677.60 59 10,677.60 59 0.4539 7.7300e- 003 10,691.25 66 Mitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 6 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 230 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating – sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 7 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 231 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 8 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 232 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 4.3350 45.5727 22.0630 0.0380 2.3904 2.3904 2.1991 2.1991 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 4.3350 45.5727 22.0630 0.0380 18.0663 2.3904 20.4566 9.9307 2.1991 12.1298 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 9 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 233 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Total 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 1.1445 19.8857 22.9065 0.0380 0.9931 0.9931 0.9761 0.9761 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 1.1445 19.8857 22.9065 0.0380 18.0663 0.9931 19.0594 9.9307 0.9761 10.9068 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 10 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 234 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Total 0.0846 0.0729 0.7233 1.7200e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 171.6027 171.6027 6.3000e- 003 171.7603 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 4.7389 54.5202 33.3768 0.0620 2.3827 2.3827 2.1920 2.1920 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 4.7389 54.5202 33.3768 0.0620 8.6763 2.3827 11.0589 3.5969 2.1920 5.7890 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 11 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 235 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0202 0.6832 0.1469 1.5900e- 003 0.0346 4.1100e- 003 0.0387 9.4800e- 003 3.9300e- 003 0.0134 170.7713 170.7713 9.5000e- 003 171.0087 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0940 0.0810 0.8037 1.9200e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 190.6697 190.6697 7.0000e- 003 190.8448 Total 0.1141 0.7642 0.9506 3.5100e- 003 0.2323 5.4200e- 003 0.2378 0.0619 5.1400e- 003 0.0671 361.4410 361.4410 0.0165 361.8535 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 1.6298 30.3882 36.6958 0.0620 1.3229 1.3229 1.3144 1.3144 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 1.6298 30.3882 36.6958 0.0620 8.6763 1.3229 9.9991 3.5969 1.3144 4.9113 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 12 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 236 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0202 0.6832 0.1469 1.5900e- 003 0.0346 4.1100e- 003 0.0387 9.4800e- 003 3.9300e- 003 0.0134 170.7713 170.7713 9.5000e- 003 171.0087 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0940 0.0810 0.8037 1.9200e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 190.6697 190.6697 7.0000e- 003 190.8448 Total 0.1141 0.7642 0.9506 3.5100e- 003 0.2323 5.4200e- 003 0.2378 0.0619 5.1400e- 003 0.0671 361.4410 361.4410 0.0165 361.8535 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 13 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 237 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2212 6.2954 1.8041 0.0123 0.2832 0.0342 0.3173 0.0816 0.0327 0.1143 1,310.290 1 1,310.290 1 0.0753 1,312.173 7 Worker 0.9196 0.7671 7.6318 0.0200 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,986.357 7 1,986.357 7 0.0648 1,987.976 4 Total 1.1408 7.0625 9.4359 0.0323 2.4087 0.0478 2.4564 0.6453 0.0452 0.6905 3,296.647 8 3,296.647 8 0.1401 3,300.150 1 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 14 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 238 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2212 6.2954 1.8041 0.0123 0.2832 0.0342 0.3173 0.0816 0.0327 0.1143 1,310.290 1 1,310.290 1 0.0753 1,312.173 7 Worker 0.9196 0.7671 7.6318 0.0200 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,986.357 7 1,986.357 7 0.0648 1,987.976 4 Total 1.1408 7.0625 9.4359 0.0323 2.4087 0.0478 2.4564 0.6453 0.0452 0.6905 3,296.647 8 3,296.647 8 0.1401 3,300.150 1 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 15 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 239 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1808 5.7658 1.5910 0.0122 0.2832 0.0162 0.2994 0.0816 0.0155 0.0970 1,302.694 2 1,302.694 2 0.0734 1,304.529 2 Worker 0.8565 0.6861 6.9305 0.0193 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,918.664 8 1,918.664 8 0.0576 1,920.105 3 Total 1.0373 6.4519 8.5214 0.0315 2.4087 0.0293 2.4381 0.6453 0.0276 0.6729 3,221.359 0 3,221.359 0 0.1310 3,224.634 5 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 16 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 240 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1808 5.7658 1.5910 0.0122 0.2832 0.0162 0.2994 0.0816 0.0155 0.0970 1,302.694 2 1,302.694 2 0.0734 1,304.529 2 Worker 0.8565 0.6861 6.9305 0.0193 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,918.664 8 1,918.664 8 0.0576 1,920.105 3 Total 1.0373 6.4519 8.5214 0.0315 2.4087 0.0293 2.4381 0.6453 0.0276 0.6729 3,221.359 0 3,221.359 0 0.1310 3,224.634 5 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 17 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 241 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1672 5.4831 1.4673 0.0121 0.2833 0.0142 0.2975 0.0816 0.0136 0.0952 1,294.081 0 1,294.081 0 0.0725 1,295.893 2 Worker 0.8034 0.6170 6.3596 0.0186 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,850.061 0 1,850.061 0 0.0517 1,851.353 3 Total 0.9706 6.1001 7.8269 0.0307 2.4088 0.0270 2.4358 0.6453 0.0254 0.6707 3,144.142 0 3,144.142 0 0.1242 3,147.246 5 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 18 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 242 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1672 5.4831 1.4673 0.0121 0.2833 0.0142 0.2975 0.0816 0.0136 0.0952 1,294.081 0 1,294.081 0 0.0725 1,295.893 2 Worker 0.8034 0.6170 6.3596 0.0186 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,850.061 0 1,850.061 0 0.0517 1,851.353 3 Total 0.9706 6.1001 7.8269 0.0307 2.4088 0.0270 2.4358 0.6453 0.0254 0.6707 3,144.142 0 3,144.142 0 0.1242 3,147.246 5 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 19 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 243 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Total 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 20 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 244 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Total 0.0598 0.0479 0.4835 1.3400e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 133.8603 133.8603 4.0200e- 003 133.9608 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 21 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 245 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Total 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 22 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 246 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Total 0.1713 0.1372 1.3861 3.8500e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 383.7330 383.7330 0.0115 384.0211 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 23 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 247 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 Unmitigated 4.0847 14.1327 36.5604 0.1014 8.9688 0.1037 9.0726 2.3959 0.0973 2.4932 10,235.23 30 10,235.23 30 0.4257 10,245.87 51 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,695,948 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,621,533 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 24 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 248 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day NaturalGas Mitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 NaturalGas Unmitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 25 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 249 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3290.09 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 293.938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 26 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 250 6.1 Mitigation Measures Area 6.0 Area Detail 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3.29009 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 0.293938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 27 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 251 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 28 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 252 8.1 Mitigation Measures Waste Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 8.0 Waste Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 29 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 253 11.0 Vegetation 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:14 AMPage 30 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Summer Attachment 4 Reading File Pg 254 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 641.35 0.029CH4 Intensity (lb/MWhr) 0.006N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Winter CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 1 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 255 Project Characteristics - Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Solid Waste - Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 2 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 256 2.0 Emissions Summary tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 3 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 257 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 9.2977 100.9562 57.0898 0.1050 27.1528 4.7797 31.9325 13.6367 4.3975 18.0342 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 27 2020 3.4020 26.3209 26.3048 0.0579 2.4087 1.1659 3.5746 0.6453 1.0966 1.7419 0.0000 5,717.106 4 5,717.106 4 0.7660 0.0000 5,736.257 0 2021 14.8482 38.5946 43.3859 0.0879 2.9821 1.7643 4.7464 0.7974 1.6507 2.4481 0.0000 8,626.920 4 8,626.920 4 1.4984 0.0000 8,664.379 6 2022 2.8042 21.7588 24.1844 0.0564 2.4088 0.8369 3.2457 0.6453 0.7874 1.4327 0.0000 5,571.547 5 5,571.547 5 0.7394 0.0000 5,590.032 3 Maximum 14.8482 100.9562 57.0898 0.1050 27.1528 4.7797 31.9325 13.6367 4.3975 18.0342 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 27 Unmitigated Construction CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 4 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 258 2.1 Overall Construction (Maximum Daily Emission) ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year lb/day lb/day 2019 2.9980 51.1372 61.2523 0.1050 27.1528 2.3227 29.4755 13.6367 2.2968 15.9336 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 26 2020 3.1707 25.6785 26.4129 0.0579 2.4087 1.1458 3.5545 0.6453 1.0950 1.7403 0.0000 5,717.106 4 5,717.106 4 0.7660 0.0000 5,736.257 0 2021 14.6554 38.3149 43.5277 0.0879 2.9821 1.7812 4.7633 0.7974 1.6831 2.4805 0.0000 8,626.920 4 8,626.920 4 1.4984 0.0000 8,664.379 5 2022 2.6504 21.8606 24.3648 0.0564 2.4088 0.8913 3.3001 0.6453 0.8543 1.4996 0.0000 5,571.547 5 5,571.547 5 0.7394 0.0000 5,590.032 3 Maximum 14.6554 51.1372 61.2523 0.1050 27.1528 2.3227 29.4755 13.6367 2.2968 15.9336 0.0000 10,420.16 56 10,420.16 56 3.1571 0.0000 10,499.09 26 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 22.66 26.99 -3.04 0.00 0.00 28.15 5.53 0.00 25.25 8.47 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 5 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 259 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 Total 8.5183 15.0179 50.0643 0.1001 8.9688 0.1955 9.1643 2.3959 0.1889 2.5849 0.0000 10,263.01 26 10,263.01 26 0.4665 7.7300e- 003 10,276.97 96 Unmitigated Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Area 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Energy 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mobile 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 Total 8.5183 15.0179 50.0643 0.1001 8.9688 0.1955 9.1643 2.3959 0.1889 2.5849 0.0000 10,263.01 26 10,263.01 26 0.4665 7.7300e- 003 10,276.97 96 Mitigated Operational CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 6 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 260 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating – sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 7 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 261 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 8 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 262 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 4.3350 45.5727 22.0630 0.0380 2.3904 2.3904 2.1991 2.1991 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 4.3350 45.5727 22.0630 0.0380 18.0663 2.3904 20.4566 9.9307 2.1991 12.1298 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 9 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 263 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Total 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 18.0663 0.0000 18.0663 9.9307 0.0000 9.9307 0.0000 0.0000 Off-Road 1.1445 19.8857 22.9065 0.0380 0.9931 0.9931 0.9761 0.9761 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Total 1.1445 19.8857 22.9065 0.0380 18.0663 0.9931 19.0594 9.9307 0.9761 10.9068 0.0000 3,766.452 9 3,766.452 9 1.1917 3,796.244 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 10 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 264 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Total 0.0962 0.0828 0.7075 1.6400e- 003 0.1780 1.1800e- 003 0.1791 0.0472 1.0900e- 003 0.0483 163.5759 163.5759 6.1400e- 003 163.7294 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 4.7389 54.5202 33.3768 0.0620 2.3827 2.3827 2.1920 2.1920 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 4.7389 54.5202 33.3768 0.0620 8.6763 2.3827 11.0589 3.5969 2.1920 5.7890 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 11 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 265 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0207 0.6885 0.1564 1.5600e- 003 0.0346 4.2000e- 003 0.0388 9.4800e- 003 4.0200e- 003 0.0135 168.3664 168.3664 9.8200e- 003 168.6118 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1069 0.0920 0.7861 1.8300e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 181.7510 181.7510 6.8200e- 003 181.9215 Total 0.1276 0.7805 0.9425 3.3900e- 003 0.2323 5.5100e- 003 0.2379 0.0619 5.2300e- 003 0.0672 350.1174 350.1174 0.0166 350.5333 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Fugitive Dust 8.6763 0.0000 8.6763 3.5969 0.0000 3.5969 0.0000 0.0000 Off-Road 1.6298 30.3882 36.6958 0.0620 1.3229 1.3229 1.3144 1.3144 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Total 1.6298 30.3882 36.6958 0.0620 8.6763 1.3229 9.9991 3.5969 1.3144 4.9113 0.0000 6,140.019 5 6,140.019 5 1.9426 6,188.585 4 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 12 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 266 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0207 0.6885 0.1564 1.5600e- 003 0.0346 4.2000e- 003 0.0388 9.4800e- 003 4.0200e- 003 0.0135 168.3664 168.3664 9.8200e- 003 168.6118 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1069 0.0920 0.7861 1.8300e- 003 0.1977 1.3100e- 003 0.1990 0.0524 1.2100e- 003 0.0537 181.7510 181.7510 6.8200e- 003 181.9215 Total 0.1276 0.7805 0.9425 3.3900e- 003 0.2323 5.5100e- 003 0.2379 0.0619 5.2300e- 003 0.0672 350.1174 350.1174 0.0166 350.5333 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 2.1198 19.1860 16.8485 0.0269 1.1171 1.1171 1.0503 1.0503 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 13 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 267 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2339 6.2641 2.0314 0.0120 0.2832 0.0353 0.3184 0.0816 0.0337 0.1153 1,270.694 9 1,270.694 9 0.0806 1,272.708 9 Worker 1.0482 0.8707 7.4249 0.0190 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,893.348 4 1,893.348 4 0.0626 1,894.913 6 Total 1.2822 7.1348 9.4563 0.0310 2.4087 0.0488 2.4575 0.6453 0.0463 0.6915 3,164.043 3 3,164.043 3 0.1432 3,167.622 5 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Total 1.8885 18.5437 16.9566 0.0269 1.0970 1.0970 1.0487 1.0487 0.0000 2,553.063 1 2,553.063 1 0.6229 2,568.634 5 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 14 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 268 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.2339 6.2641 2.0314 0.0120 0.2832 0.0353 0.3184 0.0816 0.0337 0.1153 1,270.694 9 1,270.694 9 0.0806 1,272.708 9 Worker 1.0482 0.8707 7.4249 0.0190 2.1255 0.0136 2.1391 0.5637 0.0125 0.5763 1,893.348 4 1,893.348 4 0.0626 1,894.913 6 Total 1.2822 7.1348 9.4563 0.0310 2.4087 0.0488 2.4575 0.6453 0.0463 0.6915 3,164.043 3 3,164.043 3 0.1432 3,167.622 5 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.9009 17.4321 16.5752 0.0269 0.9586 0.9586 0.9013 0.9013 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 15 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 269 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1925 5.7281 1.8014 0.0119 0.2832 0.0171 0.3003 0.0816 0.0164 0.0980 1,262.721 7 1,262.721 7 0.0786 1,264.686 7 Worker 0.9782 0.7785 6.7245 0.0184 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,828.819 9 1,828.819 9 0.0556 1,830.209 4 Total 1.1707 6.5066 8.5259 0.0302 2.4087 0.0303 2.4390 0.6453 0.0285 0.6738 3,091.541 6 3,091.541 6 0.1342 3,094.896 2 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Total 1.7081 17.1525 16.7170 0.0269 0.9755 0.9755 0.9337 0.9337 0.0000 2,553.363 9 2,553.363 9 0.6160 2,568.764 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 16 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 270 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1925 5.7281 1.8014 0.0119 0.2832 0.0171 0.3003 0.0816 0.0164 0.0980 1,262.721 7 1,262.721 7 0.0786 1,264.686 7 Worker 0.9782 0.7785 6.7245 0.0184 2.1255 0.0132 2.1387 0.5637 0.0121 0.5759 1,828.819 9 1,828.819 9 0.0556 1,830.209 4 Total 1.1707 6.5066 8.5259 0.0302 2.4087 0.0303 2.4390 0.6453 0.0285 0.6738 3,091.541 6 3,091.541 6 0.1342 3,094.896 2 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.7062 15.6156 16.3634 0.0269 0.8090 0.8090 0.7612 0.7612 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 17 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 271 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1781 5.4432 1.6653 0.0118 0.2833 0.0151 0.2984 0.0816 0.0144 0.0960 1,253.759 3 1,253.759 3 0.0777 1,255.701 0 Worker 0.9199 0.6999 6.1557 0.0177 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,763.454 7 1,763.454 7 0.0498 1,764.699 0 Total 1.0980 6.1432 7.8210 0.0295 2.4088 0.0279 2.4367 0.6453 0.0262 0.6716 3,017.214 0 3,017.214 0 0.1275 3,020.400 1 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Total 1.5525 15.7174 16.5438 0.0269 0.8634 0.8634 0.8281 0.8281 0.0000 2,554.333 6 2,554.333 6 0.6120 2,569.632 2 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 18 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 272 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.1781 5.4432 1.6653 0.0118 0.2833 0.0151 0.2984 0.0816 0.0144 0.0960 1,253.759 3 1,253.759 3 0.0777 1,255.701 0 Worker 0.9199 0.6999 6.1557 0.0177 2.1255 0.0128 2.1383 0.5637 0.0118 0.5755 1,763.454 7 1,763.454 7 0.0498 1,764.699 0 Total 1.0980 6.1432 7.8210 0.0295 2.4088 0.0279 2.4367 0.6453 0.0262 0.6716 3,017.214 0 3,017.214 0 0.1275 3,020.400 1 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 19 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 273 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Total 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Off-Road 1.2556 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Paving 0.1046 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3601 12.9191 14.6532 0.0228 0.6777 0.6777 0.6235 0.6235 0.0000 2,207.210 9 2,207.210 9 0.7139 2,225.057 3 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 20 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 274 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Total 0.0683 0.0543 0.4692 1.2800e- 003 0.1483 9.2000e- 004 0.1492 0.0393 8.5000e- 004 0.0402 127.5921 127.5921 3.8800e- 003 127.6890 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 281.4481 281.4481 0.0193 281.9309 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 21 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 275 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Total 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Archit. Coating 9.9337 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.2189 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Total 10.1526 1.5268 1.8176 2.9700e- 003 0.0941 0.0941 0.0941 0.0941 0.0000 281.4481 281.4481 0.0193 281.9309 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 22 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 276 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Total 0.1956 0.1557 1.3449 3.6700e- 003 0.4251 2.6300e- 003 0.4277 0.1128 2.4300e- 003 0.1152 365.7640 365.7640 0.0111 366.0419 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 23 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 277 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 Unmitigated 3.9384 14.5532 38.3967 0.0974 8.9688 0.1052 9.0740 2.3959 0.0987 2.4946 9,820.639 7 9,820.639 7 0.4383 9,831.598 1 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 925,584 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,695,948 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,621,533 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 24 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 278 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day NaturalGas Mitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 NaturalGas Unmitigated 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 25 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 279 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3290.09 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 293.938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 26 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 280 6.1 Mitigation Measures Area 6.0 Area Detail 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr lb/day lb/day City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 3.29009 0.0355 0.3032 0.1290 1.9400e- 003 0.0245 0.0245 0.0245 0.0245 387.0696 387.0696 7.4200e- 003 7.1000e- 003 389.3698 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 0.293938 3.1700e- 003 0.0288 0.0242 1.7000e- 004 2.1900e- 003 2.1900e- 003 2.1900e- 003 2.1900e- 003 34.5810 34.5810 6.6000e- 004 6.3000e- 004 34.7865 Total 0.0387 0.3320 0.1532 2.1100e- 003 0.0267 0.0267 0.0267 0.0267 421.6506 421.6506 8.0800e- 003 7.7300e- 003 424.1563 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 27 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 281 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category lb/day lb/day Mitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 28 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 282 8.1 Mitigation Measures Waste Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 8.0 Waste Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory lb/day lb/day Architectural Coating 0.2994 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 3.8920 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.3499 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 20.7223 20.7223 0.0201 21.2252 Total 4.5413 0.1327 11.5144 6.1000e- 004 0.0636 0.0636 0.0636 0.0636 0.0000 20.7223 20.7223 0.0201 0.0000 21.2252 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 29 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 283 11.0 Vegetation 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 2/22/2019 10:12 AMPage 30 of 30 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Winter Attachment 4 Reading File Pg 284 ● tjoslin@ccarchaeology.com ● www.CCArchaeology.com CULTURAL RESOURCES SURVEY OF THE NORTHWEST CORNER OF BROAD STREET AND TANK FARM ROAD, SAN LUIS OBISPO, CALIFORNIA April 2018 Prepared by: Terry L. Joslin, Ph.D., RPA Archaeologist Central Coast Archaeological Research Consultants 491 Lawrence Drive San Luis Obispo, California 93401 Prepared for: C.M. Florence, ACIP Agent Oasis Associates, Inc. 3427 Miguelito Ct. San Luis Obispo, CA 93401 USGS Topographic Quadrangles: Pismo Beach and San Luis Obispo 7.5-Minute Cultural Resources: None Area: 10± acres Attachment 5 Reading File Pg 285 Cultural Resources Survey – Broad St. & Tank Farm Rd. 2 CCARC INTRODUCTION On 21 March 2018 a request was made by Carol Florence − Oasis Associate, Inc., to conduct an archaeological study the Northwest Corner of Broad and Tank Farm Road Archaeological Survey, 660 Tank Farm Road and 3985 Broad Street, San Luis Obispo, California (APN 053-421-004 and 053-421-003). The study area is depicted on the attached Figure 1 survey map (topographic quadrangle), APN mapping, site plan, and photographs of the existing site condition. The existing property includes a two-parcel, 10±-acre property, that contains a single-family residence at 660 Tank Farm Road (APN 053-421-004) (to be demolished, while 3985 Broad Street (APN 053-421-003) is currently vacant; an earlier development was demolished several years ago. The site topography is relatively level and currently supports non-native annual grassland and ruderal habitats. There is existing soil stockpile on the southern area, which is to be used for the site grading of the proposed development. The site’s north and west boundaries are defined by drainage swales that flow west to the confluence with Orcutt Creek. The undertaking proposes a mixed-use development project comprised of general retail and senior assisted living facility. As posed, this includes 45,269 square feet of commercial building area, anchored by a 21,981 square foot grocer and five other buildings make up the remaining 17,981 square feet for retail and restaurant uses. The assisted living facility is a two-story 133,655 square foot facility providing 111 assisted living suits and 28 memory care beds (constructed in two phases). The project includes a vesting tentative tract map 3115 for seven lots, public improvements (with design exceptions), site improvements typical to new development, riparian and wetland enhancement, and an amendment to the Airport Area Specific Plan. The purpose of this study is to determine if there are cultural resources within the study area, pursuant to the California Environmental Quality Act (CEQA) of 1970, as amended, (Sections 21083.2 and 21084.1) and Sections 5020 through 5024 of the Public Resources Code which mandates public agencies to consider the effects of projects on historic properties. These regulations require public agencies to identify the environmental impacts of proposed undertakings, determine if the impacts will be significant and identify alternatives and mitigation measures that will substantially reduce or eliminate significant impacts to the environment. This study also adheres to the standards established by the San Luis Obispo County Department of Planning and Building, “A Guide to Archaeology and Historic Resources”. The author of this report holds a M.A. and Ph.D. in Anthropology, Archaeology emphases, from the University of California, Santa Barbara. She is also certified as a Register of Professional Archaeologist (prehistory) with over twenty five years of experience in archaeological research and cultural resources management. Although located within an area of moderate archaeological sensitivity − archival research, previous surveys, initial consultation with the Northern Chumash and an intensive archaeological field survey of the project area located at the Northwest Corner of Broad Street and Tank Farm Road San Luis Obispo, California identified no cultural resources. No further archaeological work is required or recommended within the acreage studied during this survey. Attachment 5 Reading File Pg 286 Cultural Resources Survey – Broad St. & Tank Farm Rd. 3 CCARC PROJECT CONTEXT NATURAL ENVIRONMENT The study area is located on a level valley floor east of the Irish Hills in the modern San Luis Obispo community (Figure 1). This area is marked by a low lying landform approximately 140 feet above mean sea level, with a locally steep gradient from sea level to the crest of the San Luis Range (approximately 1000 feet above mean sea level) to the north and east. As a result, the survey area is situated in an area that was once marked with riparian, annual grasses, chaparral, and oak woodland habitats. The Pacific Ocean is less than nine miles southwest-southwest from the current study location. Rocky intertidal is the closest marine habitat. San Luis Obispo and the general central California Coast are characterized by a Mediterranean climate, with cool, wet winters and warm, dry summers. Due to the moderating marine influence, seasonal temperature variability is minimal, with modest monthly mean temperatures fluctuating during a normal annual cycle. Summer (15° − 18° C) and winter (11° − 13° C) daily temperatures vary around 10° C (Schoenherr 1995). Most of the annual precipitation occurs during the winter months between December and March. The annual precipitation averages 46 cm (18 in), although above-average years have reached 89 cm (35 in). During summer months, coastal fog frequently blankets the coastline and provides modest moisture to plants. The project location geology is represented by late Mesozonic sandstones and shales, early to mid-Cenozoic siltstones, igneous and intrusive rock, and Quaternary alluvium (Chipping 1987). Native soils within and in the project area are Cropley clay, very deep moderately well drained nearly level soil common in the area on alluvial fans and plains (Chipping 1987; US Department of Agriculture Conservation Service 1980). It forms on alluvial fans and plains. Fresh water is readily available in the highly modified section of Orcutt Creek that bounds the western project area, and San Luis Obispo Creek which is situated approximately 2500 meters west. Additionally, small fresh water springs and seeps are located along the hillslopes to the north of the current study area. The environments of the central California Coast are exceptionally productive, with an abundance of marine rocky intertidal, nearshore sandy bottoms, kelp beds, estuarine, and pelagic waters in addition to terrestrial resources. Resources include an array of estuarine, sandy-beach, rocky- shore, pelagic, and fresh-water fish species; a varied suite of sandy beach, open rocky coast, and estuarine adapted shellfish; several marine mammals including sea otters, sea lions, seals, dolphins and California gray whales; and a diverse assemblage of waterfowl and shore birds. Terrestrial fauna attracted to the rich riparian areas consist of animals such as elk, rabbit, deer, black bears, and various rodents such as mice, squirrels and gophers. Vegetation zones in the project vicinity include riparian, annual grasses, chaparral, and oak woodland (Küchler 1977). Marsh and riparian habitats exist along Orcutt and San Luis Obispo creeks, and around the associated lagoons system. Plants in this environment include California bulrush, cattail, rush, and common spikerrush. The margins of the coastal and marsh environments are Attachment 5 Reading File Pg 287 Cultural Resources Survey – Broad St. & Tank Farm Rd. 4 CCARC composed primarily of coast live oak, this vegetation type covers the low-lying hills, and along with bay, elderberry, and blackberry, borders the creeks and drainages. PREHISTORIC CONTEXT Along the central California coast a suite of similar of cultural changes evident in the archaeological record, and often related to local and regional environmental changes, has framed the local chronology into six periods (Table 1; Jones et al. 2007; King 1990). To understand cultural patterns pertinent to the study area, the chronological sequence is briefly discussed here with regard to significant natural events and changes in behavioral strategies and technology reflected in subsistence and settlement patterns. Table 1. Chronological Sequence of the California Central Coast. PERIOD TEMPORAL SPAN HOLOCENEa Late 700 B.P. – Historic A.D. 1250 – 1769 Late Middle/Late Transition 1000 – 700 cal BP A.D. 1000 –1250 Late Middle 3000 – 1000 cal BP 600 B.C. – A.D.1000 Late Early 5500 – 3000 cal BP 3500 – 600 B.C. Middle Millingstone 10,000 – 5500 cal BP 8000 – 3500 B.C. Early Paleoindian Pre–10,000 cal BP Pre–8000 B.C. Early Paleoindian - Millingstone Period (10,000 to 5500 cal BP) Once considered an anomaly characterized only by projectile points in private collections (Bertrando 2004), the central coast now has a well defined continuity of human coastal and nearshore adaptations over the past 10,000 years, with hints of occupation as early as 12,000 to 13,000 years ago (Jones et al. 2007; Jones et al. 2008a, 2008b). As suggested by the abundance of millingstones and high density of shellfish remains, the collection and processing of seeds and shellfish were important economic pursuits during the early Holocene. Except for interior locations, early Holocene sites along the central California Coast have components that contain shellfish assemblages that are dominated by estuarine and rocky intertidal species and they contain a limited range of marine fish compared to later periods. Significant information from the Cross Creek-Diablo Canyon complex has expanded our understanding of local central coast habitats. Jones et al. (2008a:195) suggest that by 10,000 years ago related, inter-dependant populations had distinctive settlement preferences, with inland people who made forays to the coast but specialized in hunting small game and collecting vegetal resources, and coastal inhabitants who exploited a wider variety of marine and terrestrial resources. To date, at least six coastal and pericoastal sites have radiocarbon dates Millingstone Period, some which extend into the Paleoindian Period. Early Period (5500 to 3000 cal BP) The diachronic continuity of artifact assemblages and local adaptations led Greenwood (1972) and later Jones (1993) to apply Rogers’s (1929) term “Hunting” Culture to Early, Middle, and Attachment 5 Reading File Pg 288 Cultural Resources Survey – Broad St. & Tank Farm Rd. 5 CCARC Middle/Late Transition deposits along the central coast. The rise of new technology, particularly large quantities of stemmed and notched projectile points, and adaptive changes entailing greater emphasis on marine mammals and fish stimulated researchers to offer a range of explanations of cultural changes during this time. Favorable climatic conditions may have stimulated population growth, leading to subsistence intensification and giving rise to the adoption of mortars and pestles at the onset of the Early Period. This explanation seems possible, as researchers have suggested that the earliest mortars and pestles were not necessarily used for acorns (Glassow 1996). Perhaps mortars and pestles were used to process small terrestrial animals, shellfish, pulpy plant parts, as well as minerals such as ochre. Evidence of Early Period occupation on the central California Coast is extensive. Site distribution and radiocarbon date frequencies suggest that people during this interval may have been one of fairly mobile populations (Erlandson 1997; Glassow 1997; Joslin 2010). Middle Period (3000 to 1000 cal BP) Diagnostic assemblages of the Middle Period consist of a wider range and density of artifact types. Perhaps most significant is the innovation of the circular shell fishhook during this interval and an increase in the use of net sinkers (Jones et al. 2007), signaling an increased importance of marine fish. Bone tools and ornaments are relatively abundant and include needles, pins, awls, strigils, whistles, spatulas, gorge hooks, and antler tines. Based primarily on large samples of excavated material from two sites situated on the San Simeon Reef (CA-SLO-175 and SLO-267), Jones (2003) assigned these Middle Period artifacts to the Little Pico II Phase. Along the north-central coast, many of the subsistence-settlement trends set in motion during the Early Period continue into the Middle Period, including an increased use of mortars and pestles, a great significant focus on small schooling fish and sea otters and a decreased dependence on shellfish (Jones and Ferneau 2002). Subsistence pursuits in general appear to reflect a broad-spectrum diet with distinct signs of local resource intensification over time. Middle/Late Transition Period (1000 to 700 cal BP) Central California Coast populations experienced dramatic changes around the onset of the Middle/Late Transition, sometime after 1000 cal BP, evidenced in the increase use of arrow points, the disappearance of most stemmed points, and changes in bead types (Codding and Jones 2007; Jones et al. 2007:139). Along the San Luis Obispo Coast site frequencies decline during the Middle/Late Transition (Jones 1995, 2003; Jones and Ferneau 2002, Jones et al. 2008c). Archaeological sites dating to this interval are quite rare, limited to two known deposits along the San Simeon Reef: Arroyo de los Chinos (CA-SLO-273/274H) and Little Pico Creek (CA-SLO-175); consequently, our understanding of this interval is still unfolding. Recent research at single-component sites located on the open coastline the Coon Creek site (CA-SLO-9), south of Estero Bay, and the Ravine Site (CA- SLO-2563) demonstrates that some sites were occupied during this interval and provides significant new information (Codding and Jones 2007; Codding et al. 2009; Joslin 2010). In a synthesis of Morro Bay sites, Mikkelsen et al. (2000) proposed that the productive estuary may have served as refugium during this period of environmental disruption. Located just south of Morro Bay, the Coon Creek site was a year-round residential base, where people procured rocky intertidal fish, shellfish, marine Attachment 5 Reading File Pg 289 Cultural Resources Survey – Broad St. & Tank Farm Rd. 6 CCARC birds, marine mammals, and small terrestrial mammals with stemmed points, small leaf-shaped arrow points, notched line sinkers and circular shell fishhooks (Codding and Jones 2007). Late Period (700 cal BP to Historic) Compared to the Hunting Culture sites, Late Period assemblages are easily distinguished by new patterns of technology, subsistence, and settlement. Jones (1991) suggested that local populations along the coast recovered from the effects of the environmental changes during the Middle/Late Transition; however, they never returned to the maritime adaptations observed during the Middle Period. This contradicts earlier interpretations by Greenwood (1972, 1978), who argued for a more socially complex population reliant on littoral resources. The discovery of Late Period middens in Big Sur (Hildebrandt and Jones 1998; Wohlgemuth et al. 2002), San Simeon Reef (Joslin 2007; 2010), and Morro Bay (Joslin and Bertrando 2000) have improved our understanding of this interval prior to Spanish contact with local Chumash communities. ETHNOGRAPHIC CONTEXT At the time of Spanish contact speakers of the Obispeño language of the Chumash language family occupied the lands in the Pismo vicinity (Milliken and Johnson 2005:128, Figure 13). The project area is located south of the boundary of the Obispeño or Northern Chumash (to the south) and speakers of the putative Playano language and Salinan groups that resided to the north near Big Sur. Ethnohistorical populations along the northern San Luis Obispo Coast practiced a hunting- gathering-fishing economy similar to most areas of precontact coastal California, where groups occupied a wide range of microenvironments and employed a diverse array of material culture to acquire resources. The division of labor for collecting and gathering these resources is generally expected to have followed general worldwide patterns of gender-specific tasks, in which women gathered, processed, and manufactured basketry and nets, and flake and bone tools, while men predominantly fished, hunted and manufactured associated procurement tools (Kroeber and Barrett 1960). The relative participation of men and women in various tasks associated with subsistence undoubtedly varied over the short term (e.g., in response to seasonal resource fluctuations) as well as over the long prehistory prior to contact. All social group members, including children, probably collected shellfish and small intertidal fish, to varying degrees of dietary importance (Bird and Bird 2000). Fishing was also an activity that, although primarily ascribed to men, also may have been accomplished by women, children, and elderly members of the groups. Nearshore netting and pole- poking presumably would be the focus of less mobile groups more tethered to land and a residential base, while male groups would have fished in the open sea locations. Spanish explorers’ descriptions of their encounters with Native Americans along the coast, including the number of individuals, village locations and whether or not they were abandoned villages and locations, and the activities in which people were engaged, provide key details about pre-contact settlement and subsistence systems (Jones 2003:30-33; Jones et al. 2008a:2287-2289; Milliken and Johnson 2005). A detailed analysis of ethnohistoric information collected by the 1767-1770 Portolá Attachment 5 Reading File Pg 290 Cultural Resources Survey – Broad St. & Tank Farm Rd. 7 CCARC expeditions on the distribution of Native populations shows clear patterns, notably a year-round presence on the coast by at least small groups over the course of seasons or multiple seasons (Jones et al. 2008a:2289). HISTORIC CONTEXT The current undertaking is in the vicinity of the large historic era archaeological site recorded as the Unocal Tank Farm Site (P-40-041195) (Conway 2008). During the records review, no evidence of historic use associated with the Unocal Tank Farm of the current project area was identified. Due to the low likelihood of encountering historic cultural resources, an expansive review of the local San Luis Obispo history is not provided here. For a detailed historic context, the reader is referred to primary sources such as Thompson and West (1883). Conway (2008) also provides historic information and photographs relative to the Unocal Tank Farm. RECORDS SEARCH Archival research focused on primary and secondary sources to develop a general historic context and lot-specific information for the immediate project area. To identify previously recorded archaeological and historical sites, the author of this report reviewed archaeological site records, site location base maps, GIS layers and cultural resources survey and excavation reports on file at the Central Coast Information Center (CCIC), University of California, Santa Barbara. On 29 March 2018 the author of this report conducted an in-house records search included information on all surveys within a 0.25-mile radius of the current project area and sites within a 0.5-mile radius. In addition to this research effort, I consulted the National Register of Historic Places (NRHP) via the National Register Information Service (NRIS), the official on-line database of the NRHP; the California Inventory of Historic Resources (California 1976); and the California Historical Landmarks (California 1995). The comprehensive records search revealed the current study area has not been surveyed, and no cultural resources are within or in the immediate vicinity of current study survey area. Over 29 cultural resources studies have been conducted within a 0.25-mile radius, the majority of which are for small lot surveys, land use planning, and infrastructure development. Of the five documented surveys and adjacent to the current study area (Bertrando 2013; Conway 1999, 2004, 2005; Mikkelsen et al. 2001), no cultural resources were discovered within or in the vicinity of the 365 Prado Road survey area. Three studies (i.e., Conway 1999, 2004; Mikkelsen et al. 2001) overlap with the current study area, and the documents reveal no resources were identified on a highly modified landform. Gibson’s (1993, 2001) intensive surveys in the Tank Farm road region also failed to identify cultural resources. Additionally, the author of this report has conducted three studies in the general vicinity of the study area, and knowledge on the current survey area suggests a low likelihood of archaeological deposits within the project area. Three prehistoric archaeological sites (CA-SLO-785, -1427, and -2044) are recorded within the 0.5-miles of the project area, on a landforms that has been subject to severe alteration during Attachment 5 Reading File Pg 291 Cultural Resources Survey – Broad St. & Tank Farm Rd. 8 CCARC construction of residential buildings, roads, landscaping, and utilities. The closest site is CA-SLO-1427 (four mortar cups) is situated approximately 450 meters north (Dills 1990). Approximately 525 meters to the southeast (along Route 227) is CA-SLO-2044, a highly disturbed, redeposited marine shell scatter. (Mikkelsen et al. 2001) CA-SLO-785 (a spare marine shell scatter) is situated approximately 575 meters southeast (Dills 1994). Also in the same vicinity of the project area is the expansive Union Oil Company Tank Farm (P-40-041195) which consists of an extensive oil tank farm and associated infrastructure (Conway 2008). A thorough review of the reports on file at the CCIC revealed that no archaeological materials associated with these sites have been found on the surface or during construction adjacent to the current 365 Prado Road project. The first archaeological efforts along the San Luis Obispo County coastal region, including the Pismo Beach area between Point San Luis and the Santa Maria River, were initiated in 1874 by Paul Shumacher for the Smithsonian Institution. Schumacher (1875) traveled along the coastline and inland along permanent creeks or river drainages, namely the Cuyama River, Santa Maria River, Arroyo Grande- Los Berros Creek, and San Luis Obispo Creek. He mapped the location of shell heaps, caves, graves, and large settlements, excavating at a number of locations to recover collections for the Smithsonian. Following Shumacher’s work, a series of early exploration and surveys followed along the coast and coastal interiors. These included the French government scientific expedition was undertaken by Léon de Cessac and Phillip Mills Jones under the patronage of Phoebe Hearst to collect artifacts for the University of California, Museum of Anthropology. CHUMASH CONSULTATION In an effort to insure the Northern Chumash community is apprised of the project, I called individuals to that expressed an interest in the current undertaking. I explain the proposed project, and provide the results of the records search and field survey of the project area. Prior to the field study I called and left a phone message with Fred Collins, representative of the Northern Chumash Tribal Council (20 March 2018). He was the only one to return my calls on 21 and 22 March 2018, and a collaborative conversation resulted in no cultural resources concerns within the project area. FIELD METHODS On 4 April 2018, the author of this report conducted an intensive survey of the acreage at 660 Tank Farm Road and 3985 Broad Street, San Luis Obispo, California (APN 053-421-004 and 053- 421-003). The properties are predominately vacant, with one single family home on the western margin. Tank Farm Road and Broad Street bound the property to the south and east, with metal fencing defining the area on all parameters. The location of the survey area is mapped on the attached Figure 1 Survey Area, APN mapping, associated plan layout, and presented in photographs. The entire survey area, was systematically walked in 5 meter transects. Open areas of exposed soils were inspected along the paved roads and in bioturbation that allowed for inspection of subsurface soils. Attachment 5 Reading File Pg 292 Cultural Resources Survey – Broad St. & Tank Farm Rd. 9 CCARC STUDY FINDINGS The field investigation identified no prehistoric or historic cultural materials located within the Northwest Corner of Broad and Tank Farm Road Archaeological Survey. Although in an area characterized with moderate archaeological sensitivity, the landform has been severely altered during previous development, grading, and construction of fencing, in addition to the adjacent street construction and utility installation. Indicative of the previous ground alteration is a large soil stockpile on the southern survey area. The potential for intact archaeological deposits existing on the property is considered to be low. Surface soils are a culturally sterile clay loam, mixed with construction gravels and rubble. Ground surface visibility was poor (0-30%) in areas of invasive grasses, and improved to moderate to good (50-75%) were native soils were exposed in rodent back dirt and along the fence lines and a large mound of fill soils. On site vegetation is characterized as invasive grasses with small stands of Native California grasses and forb species, particular along the Orcutt Creek watercourse. The survey thus confirms the records search conducted at the Central Coast Information Center, and the previous archaeological studies in the vicinity, that found no evidence of archaeological material in adjacent projects. SUMMARY AND CONCLUSION Archival research, initial consultation with the Chumash community, and an intensive archaeological survey of the Northwest Corner of Broad and Tank Farm Road Archaeological Survey, 660 Tank Farm Road and 3985 Broad Street, San Luis Obispo, California (APN 053-421-004 and 053- 421-003) identified no cultural resources. As a result, no further archaeological work is required or recommended within the acreage investigated during this study. In the unlikely event that buried cultural materials are encountered during construction, all ground disturbances will cease until a qualified archaeologist is contacted to evaluate the nature, integrity, and significance of the deposit. Attachment 5 Reading File Pg 293 Cultural Resources Survey – Broad St. & Tank Farm Rd. 10 CCARC REFERENCES CITED California, State of 1976 California Inventory of Historic Resources. California Department of Parks and Recreation, Sacramento. 1995 California Historical Landmarks. California Department of Parks and Recreation, Office of Historic Preservation, Sacramento. Bertrando, E. 2004 Evidence and Models for Late Pleistocene Chronology and Settlement along the California Central Coast In Emerging from the Ice Age Early Holocene Occupations on the Central Coast: A Compilation of Research in Honor of Roberta Greenwood, edited by Ethan Bertrando and Valerie A. Levulett, pp. 93-105. San Luis Obispo Archaeological Society Occasional Paper Series 17. 2013 Cultural Resources Inventory of 600 Tank Farm Road, APN 0531-421-002, San Luis Obispo. On file Central Coast Information Center, University of California, Santa Barbara. Bird, D. W., and R. B. Bird 2000 The Ethnoarchaeology of Juvenile Foragers: Shellfishing Strategies among Meriam Children. Journal of Anthropological Archaeology 19:461–476. Chipping, D. 1987 The Geology of San Luis Obispo County: A Brief Description and Travel Guide. Kinko’s Copies Publishing, San Luis Obispo. Codding, B.F., and T. Jones 2007 2007 History and Behavioral Ecology during the Middle-Late Transition on the Central California Coast: Findings from the Coon Creek Site (CA-SLO-9), San Luis Obispo County. Journal of California and Great Basin Anthropology 27(2):125-151. Codding B.F., A. M. Barton, E. J. Hill, E. Wheeler, N. E. Stevens, and T. L. Jones 2009 The Middle-Late Transition on the Central California Coast: Final Report on Archaeological Salvage at CA-SLO-9, Montanta de Oro State Park, San Luis Obispo, California. San Luis Obispo Archaeological Society Occasional Paper Series 19. Conway, T. 1999 Phase I Archaeological Surface Survey at Gateway Center, Tank Farm and Broad, San Luis Obispo, San Luis Obispo County, California. On file Central Coast Information Center, University of California, Santa Barbara. Attachment 5 Reading File Pg 294 Cultural Resources Survey – Broad St. & Tank Farm Rd. 11 CCARC 2004 Phase I Archaeological Surface Survey at Lathrop Property, San Luis Obispo, San Luis Obispo County, California. On file Central Coast Information Center, University of California, Santa Barbara. 2008 An Archaeological Surface Survey at the Unocal San Luis Obispo Tank Farm, San Luis Obispo County, California. On file Central Coast Information Center, University of California, Santa Barbara. Dills, C. 1984 CA-SLO-785 San Luis Obispo County Archaeological Society Archaeological Record. On file Central Coast Information Center, University of California, Santa Barbara. 1990 CA-SLO-1427 San Luis Obispo County Archaeological Society Archaeological Record. On file Central Coast Information Center, University of California, Santa Barbara. Erlandson, J. M. 1997 The Middle Holocene on the Western Santa Barbara Coast. In Archaeology of the California Coast During the Middle Holocene, edited by J. M. Erlandson and M. A. Glassow, pp. 91-110. Perspectives in California Archaeology, Vol 4. Institute of Archaeology, University of California, Los Angeles. Mikkelsen, P., Leach-Palm, L., J. Hatch, E. Kallenbach, and J. King 2001 Cultural Resources Inventory of Caltrans District 5 Rural Highways, San Luis Obispo County, California. Manuscript on file at the Central Coast Information Center, UCSB. Gibson, R. O. 1983 Ethnogeography of the Salinan People: A Systems Approach. Unpublished M.A. Thesis, Department of Anthropology, California State University, Hayward. 1991 Inventory of Cultural Resources for the Water Reclamation Project, City of San Luis Obispo, CA. On file Central Coast Information Center, University of California, Santa Barbara. 2001 Results of Archival Records Search and Phase One Archaeological Surface Survey for the Water Reuse Project, City of San Luis Obispo, CA. On file Central Coast Information Center, University of California, Santa Barbara. Glassow, M. A. 1996 Purisimeño Chumash Prehistory: Maritime Adaptations along the Southern California Coast. Case Studies in Archaeology. Harcourt Brace College Publishers, New York. 1997 Research Issues of Importance to Coastal California Archaeology of the Middle Holocene. In Archaeology of the California Coast During the Middle Holocene, edited by J. M. Erlandson and M. A. Glassow, pp. 151-161. Perspectives in California Archaeology 4. Institute of Archaeology, University of California, Los Angeles. Attachment 5 Reading File Pg 295 Cultural Resources Survey – Broad St. & Tank Farm Rd. 12 CCARC Greenwood, R. S. 1972 9000 Years of Prehistory at Diablo Canyon, San Luis Obispo County, California. Occasional Papers of the San Luis Obispo County Archaeological Society 7. Hildebrandt, W. R., and D. A. Jones 1998 Archaeological Investigations at CA-MNT-1892: A Late Period Occupation Site at the Mouth of Limekiln Creek, Monterey County, California. Submitted to California Department of Transportation, District 05, San Luis Obispo. Hoover, Robert L. 1975 Notes on Northern Chumash Ecology and Settlement Patterns. Robert E. Schenk Archives of California Archaeology. Society for California Archaeology, San Francisco. 1979 Archaeological Reconnaissance, Cheapskate Hill Subdivision, City of SLO. On file Central Coast Information Center, University of California, Santa Barbara. Jones, D., P. Mikkelsen, and J. Meyer 2012 Archaeological Study for Inadvertent Impacts to Sites CA-SLO-80/H, CA-SLO-1345, and CA-SLO-1346 for Operational Improvements Along US 101, Pismo Beach, Obispo County, California. On file Central Coast Information Center, University of California, Santa Barbara.Jones, T. L. 1995 Transitions in Prehistoric Diet, Mobility, Exchange, and Social Organization along California’s Big Sur Coast. Unpublished Ph.D. dissertation, University of California, Davis. 2003 Prehistoric Human Ecology of the Big Sur Coast, California. Contributions of the University of California Archaeological Research Facility, 61. Berkeley. Jones, T. L., and J.A. Ferneau 2002 Prehistory at San Simeon Reef: Archaeological Data Recovery at CA-SLO-179 and - 267, San Luis Obispo County, California. San Luis Obispo County Archaeological Society Occasional Paper 16. Jones, T. L., N. E. Stevens, D. A. Jones, R. T. Fitzgerald, and M. G. Hylkema 2007 The Central Coast: A Mid-Latitude Milieu. In California Prehistory: Colonization, Culture, and Complexity, edited by Terry L. Jones and Kathryn Klar, pp. 125-146. Altamira Press, New York. Jones, T. L., J. F. Porcasi, J. W. Gaeta, and B. F. Codding 2008 The Diablo Canyon Fauna: A Coarse-Grained Record of Trans-Holocene Foraging from the Central California Mainland Coast. American Antiquity 73(2):289-316 Jones, T.L., D. J. Kennett, J. Kennett, and B. F. Codding Attachment 5 Reading File Pg 296 Cultural Resources Survey – Broad St. & Tank Farm Rd. 13 CCARC 2008a Diablo Canyon Fauna: A Course-grained Record of Trans-Holocene Foraging from the Central California Mainland Coast. American Antiquity 73:289-316. Jones, T. L., R. T. Fitzgerald, and J. F. Porcasi 2008b The Cross Creek-Diablo Canyon Complex of Southern Central California: Mid- latitude Pacific Forages at the Pleistocene- Holocene Boundary. North Pacific Prehistory Maritime Adaptations and Seaside Settlement along the Pacific Coast of North American During the Pleistocene-Holocene Boundary 2:169-202. Jones, T., D. Kennett, J. P. Kennett, and B. F. Codding 2008c Seasonal Stability in Late Holocene Shellfish Harvesting on the Central California Coast. Journal of Archaeological Science 35:2286-2294. Joslin, T. L. 2006 Late Prehistoric Coastal Adaptations along the San Simeon Reef, San Luis Obispo County, California. Master’s thesis, Department of Anthropology, University of California, Santa Barbara. 2010 Middle and Late Holocene Hunter-Gatherer Adaptations to Coastal Ecosystems, Southern San Simeon Reef, California. Ph.D. Dissertation. Department of Anthropology, University of California, Santa Barbara. Joslin, T. L., and E. Bertrando 2000 Shifts in Land Use Patterns During Middle and Late Holocene in Los Osos. Paper presented at the 34th Society for California Archaeology Annual Meetings, Riverside. King, C. D. 1990 The Evolution of Chumash Society: A Comparative Study of Artifacts Used in Social System Maintenance in the Santa Barbara Channel Region Before AD 1804. Garland Publishing, New York. Kroeber, A.L., and S. A. Barrett 1960 Fishing among the Indians of Northwest California. University of California Anthropological Records 21:1–210. Kuchler, A. W. 1977 The Map of the Natural Vegetation of California. In Terrestrial Vegetation of California, edited by M. G. Barbour and J. Major. John Wiley and Sons, New York. Mikkelsen, P., and J. Berg Attachment 5 Reading File Pg 297 Cultural Resources Survey – Broad St. & Tank Farm Rd. 14 CCARC 1993 Phase II Archaeological Test Excavation at Site CA-SLO-394, Oceano, San Luis Obispo County, California. SLO-1, PM 13.02. Far Western Anthropological Research Group Inc., Davis, California. On file Central Coast Information Center, University of California, Santa Barbara. Mikkelsen, P., W. Hildebrandt, and D. Jones 2000 Prehistoric Adaptations on the Shores of Morro Bay Estuary, Excavations at Site CA- SLO-165, Morro Bay, California. San Luis Obispo County Archaeological Society Occasional Paper No. 14. Milliken, R. and J. R. Johnson 2003 Salinan and Northern Chumash Communities of the Early Mission Period. Far Western Anthropological Research Group, Inc., Davis, California. Submitted to California Department of Transportation, District 5, San Luis Obispo, California. Pilling, A. R. 1951 The Surface Archaeology of the Pecho Coast, San Luis Obispo County, California. Masterkey 25:196-200. Southwest Museum, Los Angeles. Schoenherr, A. A. 1995 A Natural History of California. California Natural History Guides, 56. University of California Press. Schumacher, P. 1875 Ancient Graves and Shellheaps of California. Smithsonian Institution Annual Report, 1874, pp. 335-350. Washington. Tompson and West 1883 History of San Luis Obispo County. Howell-North Books, Berkeley, California. US Department of Agriculture Conservation Service 1980 Soil Survey of San Luis Obispo County. US Department of Agriculture Conservation Service, Washington, DC. Wallace, W. J. 1962 Archaeological Investigations in the Arroyo Grande Watershed, San Luis Obispo County, California. Archaeological Survey Annual Report 1961-1962. University of California, Los Angeles. Wohlgemuth, E., W. R. Hildebrandt, and K. Ballantyne Attachment 5 Reading File Pg 298 Cultural Resources Survey – Broad St. & Tank Farm Rd. 15 CCARC 2002 Data Recovery Excavations for Unanticipated Discovery at CA-MNT-1942, Big Creek Bridge, Monterey County, California. Manuscript on file at the Northwest Information Center, Sonoma State University, Rohnert Park. Attachment 5 Reading File Pg 299 Sources: 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 0 425 850 Meters µ Figure 1. NWC of Broad and Tank Farm Road Archaeological Survey, 660 Tank Farm Road and 3985 Broad Street, San Luis Obispo, California. Source: San Luis Obispo 7.5' USGS Quadrangle (1965, 1979);Pismo Beach 7.5' USGS Quadrangle (1965, 1979). Survey Area Attachment 5 Reading File Pg 300 Attachment 5 Reading File Pg 301 Attachment 5 Reading File Pg 302 Photograph 1. NWC of Broad and Tank Farm Road Survey Area − View Looking East. Photograph 2. NWC of Broad and Tank Farm Road Survey Area − View Looking North. Attachment 5 Reading File Pg 303 Photograph 3. NWC of Broad and Tank Farm Road Survey Area − View Looking East. Photograph 4. NWC of Broad and Tank Farm Road Survey Area− View LookingNorthwest. Attachment 5 Reading File Pg 304 Attachment 6Reading File Pg 305 Attachment 6Reading File Pg 306 Attachment 6Reading File Pg 307 Attachment 6Reading File Pg 308 Attachment 6Reading File Pg 309 Rincon Consultants, Inc. 1530 Monterey Street, Suite D San Luis Obispo, California 93401 805 547 0900 OFFICE AND FAX info@rinconconsultants.com www.rinconconsultants.com Environmental Scientists Planners Engineers April 1, 2019  Project No: 19‐07096  Brian Leveille  City of San Luis Obispo Community Development  Long Range Planning  919 Palm Street  San Luis Obispo, California 93401  Subject:  Tank Farm Road Assisted Living Facility and Retail Project   3985 Broad Street and 660 Tank Farm Road, San Luis Obispo, California 93401  Dear Mr. Leveille:  This technical memorandum analyzes the potential greenhouse gas emissions impacts of the proposed  assisted living facility and retail development on an approximately 10.24‐acre project site located at  3985 Broad Street and 660 Tank Farm Road in San Luis Obispo, California (Assessor’s Parcel Numbers  053‐421‐003 and 053‐421‐004). Rincon Consultants, Inc. (Rincon) prepared this memorandum under  contract to the City of San Luis Obispo, in support of the environmental documentation being prepared  pursuant to the California Environmental Quality Act (CEQA). The project is located in the South Central  Coast Air Basin (SCCAB) under the jurisdiction of the San Luis Obispo Air Pollution Control District  (SLOAPCD). This assessment is based on significance thresholds and methodologies in the SLOAPCD’s  2012 CEQA Air Quality Handbook and 2012 GHG Thresholds and Supporting Evidence.”1  Project Description The proposed project would involve construction of an approximately 133,655‐square foot assisted  living facility with 111 suites and 28 memory care beds, and six retail buildings with a total floor area of  45,269 square feet. The project would also include a surface parking lot with approximately 288 vehicle  spaces and 67 bicycle parking spaces. The project site is bound by Tank Farm Road to the south, Broad  Street to the east, commercial development to the north, and a partially‐vacant mobile home park to  the west.2 If approved, the project would begin construction in September 2019 and would be  operational by March 2022.   The following sections discuss the SLOAPCD regional thresholds, project impact analysis, and  recommendations and conclusions related to air pollutant emissions from project construction and  operation.                                                                  1 SLOAPCD. 2012. CEQA Air Quality Handbook. April 2012. Available at:  http://www.slocleanair.org/images/cms/upload/files/CEQA_Handbook_2012_v1.pdf  ____. 2012. Greenhouse Gas Thresholds and Supporting Evidence. March 28. Available at: https://storage.googleapis.com/slocleanair‐ org/images/cms/upload/files/Greenhouse%20Gas%20Thresholds%20and%20Supporting%20Evidence%204‐2‐2012.pdf   2 The mobile home park located at 650 Tank Farm is planned for redevelopment as a mixed‐use development with 249 residential units and  17,500 square feet of commercial space. On completion, these planned residential units would be sensitive receptors.  Attachment 7 Reading File Pg 310 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 2 Setting Climate Change and Greenhouse Gases Gases that absorb and re‐emit infrared radiation in the atmosphere are called greenhouse gases (GHGs).  The gases that are widely seen as the principal contributors to human‐induced climate change include  carbon dioxide (CO2), methane (CH4), nitrous oxides (N2O), fluorinated gases such as hydrofluorocarbons  (HFCs) and perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). Water vapor is excluded from the list  of GHGs because it is short‐lived in the atmosphere, and its atmospheric concentrations are largely  determined by natural processes, such as oceanic evaporation.  GHGs are emitted by both natural processes and human activities. Of these gases, CO2 and CH4 are  emitted in the greatest quantities from human activities. Emissions of CO2 are largely by‐products of  fossil fuel combustion, whereas CH4 results from off‐gassing associated with agricultural practices and  landfills.  Man‐made GHGs, many of which have greater heat‐absorption potential than CO2, include fluorinated  gases and SF6.3 Different types of GHGs have varying global warming potentials (GWPs). The GWP of a  GHG is the potential of a gas or aerosol to trap heat in the atmosphere over a specified timescale  (generally, 100 years). Because GHGs absorb different amounts of heat, a common reference gas (CO2) is  used to relate the amount of heat absorbed to the amount of the gas emissions, referred to as “carbon  dioxide equivalent” (CO2e), and is the amount of a GHG emitted multiplied by its GWP. Carbon dioxide  has a 100‐year GWP of one. By contrast, methane has a GWP of 25, meaning its global warming effect is  25 times greater than carbon dioxide on a molecule per molecule basis.4  Regulatory Setting In response to an increase in man‐made GHG concentrations over the past 150 years, California has  implemented AB 32, the “California Global Warming Solutions Act of 2006.” AB 32 codifies the  Statewide goal of reducing emissions to 1990 levels by 2020 (essentially a 15% reduction below 2005  emission levels) and the adoption of regulations to require reporting and verification of statewide GHG  emissions. Furthermore, on September 8, 2016, the governor signed Senate Bill 32 (SB 32) into law,  which requires the State to further reduce GHGs to 40 percent below 1990 levels by 2030. SB 32 extends  AB 32, directing the California Air Resources Board (CARB) to ensure that GHGs are reduced to 40  percent below the 1990 level by 2030.   On December 14, 2017, CARB adopted the 2017 Scoping Plan, which provides a framework for achieving  the 2030 target. The 2017 Scoping Plan does not provide project‐level thresholds for land use  development. Instead, it recommends that local governments adopt policies and locally‐appropriate  quantitative thresholds consistent with a statewide per capita goal of six metric tons (MT) of CO2e by  2030 and two MT of CO2e by 2050. As stated in the 2017 Scoping Plan, these goals may be appropriate                                                                 3 United States Environmental Protection Agency (U.S. EPA). 2018. Inventory of U.S. Greenhouse Gas Emissions and Sinks: 1990‐2016. U. S. EPA  #430‐R‐18‐003. April 2018. Available at: https://www.epa.gov/sites/production/files/2018‐01/documents/2018_complete_report.pdf  4 Intergovernmental Panel on Climate Change (IPCC). 2007. Summary for Policymakers. In: Climate Change 2007: The Physical Science Basis.  Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change.  Attachment 7 Reading File Pg 311 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 3 for plan‐level analyses (city, county, subregional, or regional level), but not for specific individual  projects because they include all emissions sectors in the State.  Local Climate The project site is located in the South Central Coast Air Basin (SCCAB), which includes all of San Luis  Obispo, Santa Barbara, and Ventura counties. The climate of the Santa Barbara County area and all of  the SCCAB is strongly influenced by its proximity to the Pacific Ocean and the location of the semi‐ permanent high pressure cell in the northeastern Pacific. The Mediterranean climate of the region  produces moderate average temperatures, although extreme temperatures can be reached in the  winter and summer.   Cool, humid marine air causes frequent fog and low clouds along the coast, generally during the night  and morning hours in the late spring and early summer months. The project area is subject to a diurnal  cycle in which daily onshore winds from the west and northwest are replaced by mild offshore breezes  flowing from warm inland valleys during night and early morning hours. This alternating cycle can create  a situation where suspended pollutants are swept offshore at night, and then carried back onshore the  following day. Dispersion of pollutants is further degraded when the wind velocity for both day and  nighttime breezes is low. The region is also subject to seasonal Santa Ana winds. These winds are  typically hot, dry northerly winds which blow offshore at 15 to 20 miles per hour (mph), but can reach  speeds in excess of 60 mph.   Two types of temperature inversions (warmer air on top of cooler air) are created in the area:  subsidence and radiational. The subsidence inversion is a regional effect created by the Pacific high in  which air is heated as it is compressed when it flows from the high pressure area to the low pressure  areas inland. This type of inversion generally forms at about 1,000 to 2,000 feet and can occur  throughout the year, but it is most evident during the summer months. Radiational, or surface,  inversions are formed by the more rapid cooling of air near the ground during the night, especially  during winter. This type of inversion is typically lower (0 to 500 feet at Vandenberg Air Force Base, for  example) and is generally accompanied by stable air. Both types of inversions limit the dispersal of air  pollutants within the regional airshed, with the more stable the air (low wind speeds, uniform  temperatures), the lower the amount of pollutant dispersion.  Significance Criteria and Analysis Methodologies Significance Thresholds The California Environmental Quality Act (CEQA) Guidelines, Appendix G Environmental Checklist,  includes the following two questions regarding assessment of GHG emissions:    Would the project generate GHG emissions, either directly or indirectly, that may have a significant  impact on the environment?   Would the project conflict with an applicable plan, policy or regulation adopted for the purpose of  reducing the emission of GHGs?  As stated in the CEQA Guidelines, these questions are “intended to encourage thoughtful assessment of  impacts and do not necessarily represent thresholds of significance” (Title 14, Division 6, Chapter 3  Guidelines for Implementation of the CEQA, Appendix G, Environmental Checklist Form).   Attachment 7 Reading File Pg 312 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 4 The CEQA Guidelines require lead agencies to adopt GHG thresholds of significance. When adopting  these thresholds, the Guidelines allow lead agencies to develop their own significance thresholds and/or  to consider thresholds of significance adopted or recommended by other public agencies, or  recommended by experts, provided that the thresholds are supported by substantial evidence.  The City of San Luis Obispo has not adopted GHG emissions thresholds for use in CEQA documents.  According to the adopted SLOAPCD guidance, the following three quantitative thresholds may be used  to evaluate the level of significance of GHG emissions impacts for residential and commercial projects:   Qualified GHG Reductions Strategies. A project would have a significant impact if it is not consistent 1. with a qualified GHG reduction strategy that meets the requirements of the State CEQA Guidelines.  If a project is consistent with a qualified GHG reduction strategy, it would not have a significant  impact; OR,  Bright‐Line Threshold. A project would have a significant impact if it would generate GHG emissions 2. in excess of the “bright‐line threshold” of 1,150 MT of CO2e per year; OR,  Efficiency Threshold. A project would have a significant impact if it would generate GHG emissions in 3. excess of the efficiency threshold of 4.9 MT of CO2e per service population per year. The service  population is defined as the number of residents plus employees for a given project.  The efficiency threshold is specifically intended to avoid penalizing large‐scale plans or projects that  incorporate emissions‐reducing features and/or that are located in a manner that results in relatively  low vehicle miles traveled. The City of San Luis Obispo Climate Action Plan (CAP), adopted in 2012,  serves as the City’s qualified GHG reduction strategy. The GHG‐reducing policy provisions contained in  the CAP were prepared with the purpose of complying with the requirements of AB 32 and achieving the  goals of the AB 32 Scoping Plan, which have a horizon year of 2020. Therefore, the City’s CAP is not  considered a qualified GHG reduction strategy for assessing the significance of GHG emissions generated  by projects with a horizon year post‐2020. Therefore, to assess the proposed project, the SLOAPCD GHG  thresholds were reduced by 40 percent to account for the continued reductions required by 2030 under  SB 32. Therefore, the bright line threshold was reduced to 1,035 MT CO2e and the efficiency threshold  was reduced to 4.41 MT of CO2e per service population for assessing 2022.   Methodology and Assumptions GHG emissions were estimated using CalEEMod, version 2016.3.2.5 In brief, the model estimates GHG  emissions by multiplying emission source intensity factors by estimated quantities of emission sources  based on the land use information. All CalEEMod estimates are in terms of total MT of CO2e.   Emission estimates were calculated for the three GHGs of primary concern (CO2, CH4, and N2O) that  would be emitted from the five primary operational sources that would be associated with buildout of  the proposed project: mobile sources, area sources, energy use, water use, and solid waste disposal.  GHG emissions were quantified and projected to year 2022.   Construction Emissions Construction activities emit GHGs primarily though combustion of fuels (mostly diesel) in the engines of  off‐road construction equipment and through combustion of diesel and gasoline in on‐road construction                                                                 5 California Emissions Estimator Model, 2016.3.2. Available at: http://www.caleemod.com/  Attachment 7 Reading File Pg 313 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 5 vehicles and in the commute vehicles of the construction workers. Smaller amounts of GHGs are also  emitted indirectly through the energy use embodied in any water use for fugitive dust control and  lighting for the construction activity. Every phase of the construction process, including demolition,  grading, paving, and building, emits GHG emissions in volumes proportional to the quantity and type of  construction equipment used. Heavier equipment typically emits more GHGs per hour of use than the  lighter equipment because of their greater fuel consumption and engine design.  CalEEMod estimates construction emissions by multiplying the amount of time equipment is in  operation by emission factors. Construction was assumed to begin in September 2019 and be complete  by March 2022. Construction emissions were amortized over a 25 period per SLOAPCD guidelines.   Mobile Source Emissions GHG emissions from vehicles are generated by the combustion of fossil fuels in vehicle engines. Vehicle  emissions are calculated based on the vehicle type and the trip rate for each land use. The vehicle  emission factors and fleet mix used in CalEEMod are derived from CARB’s Emission Factors 2011 model,  which includes GHG reductions achieved by implementation of Pavley I (Clean Car Standards) and the  Low Carbon Fuel Standard and are thus considered in the calculation of standards for project emissions.   The trip generation rates applied for project were sourced from the Institute of Traffic Engineers (ITE) 9th  Edition for congregate care (assisted living) and regional shopping center (ITE codes 253 and 820,  respectively) based on CalEEMod default values for the proposed land uses.  Energy Use Emissions As a result of the consumption of electricity and natural gas during project operation, GHGs are emitted  on‐site during the combustion of natural gas for space and water heating and off‐site during the  generation of electricity from fossil fuels in power plants. CalEEMod estimates GHG emissions from  energy use by multiplying average rates of residential and non‐residential energy consumption by the  quantities of residential units and non‐residential square footage entered in the land use module to  obtain total projected energy use. This value is then multiplied by electricity and natural gas GHG  emission factors applicable to the project location and utility provider.   Building energy use is typically divided into energy consumed by the built environment and energy  consumed by uses that are independent of the building, such as plug‐in appliances. Non‐building energy  use, or “plug‐in energy use,” can be further subdivided by specific end‐use (refrigeration, cooking, office  equipment, etc.). In California, Title 24 governs energy consumed by the built environment, mechanical  systems, and some types of fixed lighting.  The project would be served by Pacific Gas & Electric (PG&E). Therefore, PG&E’s specific energy  intensity factors (i.e., the amount of CO2, CH4, and N2O per kilowatt‐hour) are used in the calculations of  GHG emissions. PG&E currently has renewable energy procurement of 33.0 percent as of 20176. Per SB  100, the statewide Renewable Portfolio Standard (RPS) Program requires electricity providers to  increase procurement from eligible renewable energy sources to 33 percent by 2020 and 60 percent by  2030. However, the energy intensity factors included in CalEEMod are based on 2009 data by default at                                                                 6 2018 California Renewables Portfolio Standard Annual Report to the Legislature. Available at:   http://www.cpuc.ca.gov/uploadedFiles/CPUC_Public_Website/Content/Utilities_and_Industries/Energy_‐ _Electricity_and_Natural_Gas/Renewables%20Portfolio%20Standard%20Annual%20Report%202018.pdf  Attachment 7 Reading File Pg 314 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 6 which time PG&E had only achieved a 14.1 percent procurement of renewable energy7. To account for  the continuing effects of the RPS, the energy intensity factors included in CalEEMod were reduced based  on the percentage of renewables reported by PG&E. PG&E energy intensity factors that include this  reduction are shown in Table 1.  Table 1 Pacific Gas & Electric Energy Intensity Factors   2009  (lbs/MWh)  2020  (lbs/MWh)  Percent Procurement 14.1% 33.0%  Carbon dioxide (CO2) 641.35  499.66  Methane (CH4)  0.029 0.022  Nitrous oxide (N2O)  0.006 0.005  Area Source Emissions Area sources include GHG emissions that would occur from the use of landscaping equipment. The use  of landscape equipment emits GHGs associated with the equipment’s fuel combustion. The landscaping  equipment emission values were derived from the 2011 Off‐Road Equipment Inventory Model.   Water and Wastewater Emissions The amount of water used and the amount of wastewater generated by a project generate indirect GHG  emissions. These emissions are a result of the energy used to supply, convey, and treat water and  wastewater. In addition to the indirect GHG emissions associated with energy use, the wastewater  treatment process itself can directly emit both CH4 and N2O.  The indoor and outdoor water use consumption data for each land use subtype comes from the Pacific  Institute’s Waste Not, Want Not: The Potential for Urban Water Conservation in California (2003).8  Based on that report, a percentage of total water consumption was dedicated to landscape irrigation,  which is used to determine outdoor water use. Wastewater generation was similarly based on a  reported percentage of total indoor water use.   New development would be subject to CalGreen, which requires a 20 percent increase in indoor water  use efficiency. Thus, in order to account for compliance with CalGreen, a 20 percent reduction in indoor  water use was included in the water consumption calculations for new development. The project would  also use 100 percent recycled water for exterior areas.   In addition to water reductions associated with building code compliance and project design features,  the GHG emissions from the energy used to transport the water for both existing and new development  account for compliance with the RPS as discussed under “Energy Emissions”.   Solid Waste Emissions The disposal of solid waste produces GHG emissions from the transportation of waste, anaerobic  decomposition in landfills, and incineration. To calculate the GHG emissions generated by solid waste                                                                 7 California Public Utilities Commission (CPUC). Renewables Portfolio Standard Quarterly Report. 1st Quarter 2011. Available at:  http://www.cpuc.ca.gov/WorkArea/DownloadAsset.aspx?id=5858   8 California Emissions Estimator Model, User Guide, Appendix D. Available at: http://www.caleemod.com/   Attachment 7 Reading File Pg 315 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 7 disposal, the total volume of solid waste was calculated using waste disposal rates identified by the  California Department of Resources Recycling and Recovery (CalRecycle). The methods for quantifying  GHG emissions from solid waste are based on the Intergovernmental Panel of Climate Change (IPCC)  method, using the degradable organic content of waste. GHG emissions associated with the project’s  waste disposal were calculated using these parameters. According to a CalRecyle report to the  Legislature, as of 2013 California had achieved a statewide 50 percent diversion of solid waste from  landfills through “reduce/recycle/compost” programs9. However, AB 341 mandates that 75 percent of  the solid waste generated be reduced, recycled, or composted by 2020. Therefore, to account for the  continuing actions of recycling requirements under state law (i.e., AB 341), a 25 percent solid waste  diversion rate was included in the modeled.  Service Population The service population is defined as the number of residents plus employees for a given project. The  number of residents was calculated assuming one person per memory care bed and 1.25 person per  suite. The number of employees was calculated assuming 0.33 nurse/employee per resident (multiplied  by three for 24‐hour care) for the assisted living facility10 and 2.5 employees per 1,000 square feet for  the retail component11. Therefore, the proposed project would have a service population of 417.  Impact Analysis GHG Emissions As discussed under “Significance Thresholds,” the project would result in a significant GHG impact if  implementation of the proposed project would generate GHG emissions that exceed an annual  efficiency threshold of 4.41 MT of CO2E per service population.  Based on the methodology summarized in “Methodology and Assumptions”, the primary sources of  direct and indirect GHG emissions have been calculated for year 2022. Table 2 summarizes the project’s  GHG emissions. The complete model outputs for year 2022 GHG emission calculations are included in  Attachment 1.                                                                 9 CalRecycle. AB 341 Report to the Legislature, August 2015. Available at: https://www2.calrecycle.ca.gov/Publications/Download/1168   10 City of San Diego. 2015. The Glen at Scripps Ranch Project Final Environmental Impact Report, Sch #:2013071013. October 30. .  http://docs.sandiego.gov/citybulletin_publicnotices/CEQA/PN1300%20%23264823%20Draft%20EIR%20Part%202%20Date%203‐30‐15.pdf   11 City Of Los Angeles. 2003. Final Master Environmental Impact Report For Corbin And Nordhoff Redevelopment Project Sch #: 2002051125.  Available at: https://planning.lacity.org/eir/Corbin_Nordhoff/FINAL_MEIR/index.htm   Attachment 7 Reading File Pg 316 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 8 Table 2 Year 2022 Annual GHG Emissions Emission Source  Year 2022 GHG Emissions  (MT of CO2e)  Construction1 73.10  Area Sources  2.2  Energy Use 302.4  Mobile Sources 1,283.4  Solid Waste Disposal 65.8  Water Use 25.2  Total 1,739.9  Service Population 417  GHG Emissions per Service Population 4.17  See Attachment 2 for modeling  results.  1 Construction emission were amortized over a 25 year period per SLOAPCD guidance.     As shown in Table 2, annual GHG emissions associated with implementation of the proposed project  would be 1,739.9 MT CO2e, or 4.17 MT of CO2e per service person, which would not exceed the  significance threshold of 4.41 MT of CO2e per service person.  Applicable Adopted Plans, Policies, and Regulations Intended to Reduce GHG Emissions CAP Consistency The City of San Luis Obispo CAP serves as a qualified GHG reduction strategy consistent with State CEQA  Guidelines. The CAP outlines a course of action to improve environmental, social, and economic  sustainability and includes six emission reductions strategies: 1) buildings, 2) renewable energy, 3)  transportation and land use, 4) water, 5) solid waste, and 6) parks and open space. A project is  considered consistent with the City’s CAP if it includes provisions to further the emissions reduction  goals in the Plan. Measures and goals from the CAP include transportation and land use goals that  promote residential developments in close proximity to transit development and commercial areas to  reduce the need for commuting, promoting mixed–use development, and to implement water  conservation techniques. The proposed project would locate mixed‐use development in close proximity  to stops on the SLO Transit 1A (Johnson/Tank Farm) route, as well as commercial business park and  industrial uses south of Tank Farm and east of Broad Street. The project would not conflict with any of  the goals, policies, and programs of the CAP; therefore, the project would be consistent with the CAP.  2017 Scoping Plan The 2017 Scoping Plan provides a framework for achieving the 2030 statewide emissions target codified  by SB 32 and recommends that local governments adopt policies and locally‐appropriate quantitative  thresholds consistent with a statewide per capita goal of six MT CO2e by 203012. As discussed above, the  project would not conflict with the goals of the locally‐adopted GHG reduction strategy. Furthermore,                                                                 12 California Air Resources Board (CARB). 2017. California’s 2017 Climate Change Scoping Plan. December 14, 2017. Available at:  https://www.arb.ca.gov/cc/scopingplan/scoping_plan_2017.pdf  Attachment 7 Reading File Pg 317 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 9 the project’s GHG emissions would not exceed the adjusted SLOAPCD GHG emissions threshold of 4.41  MT of CO2e per service person in 2022, which was developed in light of the 2030 target of a 40 percent  reduction below 2020 levels established by SB 32. Because the project would be consistent with SB 32,  the project would also be consistent with the 2017 Scoping Plan, which was developed to achieve the  statewide emissions target set by SB 32.  Conclusions As summarized in Table 2, in year 2022, the proposed project would result in GHG emissions of  4.17 MT of CO2e per service population annually. By emitting less than 4.41 MT of CO2e per service  population, the project’s contribution of GHG emissions to cumulative statewide emissions would be  less than cumulatively considerable. Therefore, the project’s direct and indirect GHG emissions would  have a less than significant impact on the environment. In addition, the project would not conflict with  the goals and strategies of local and state plans, policies, and regulations adopted to reduce GHG  emissions. Thus, impacts associated with applicable policies, plans, and regulations would be less than  significant.  If you have any questions, please contact us at bmaddux@rinconconsultants.com or (805) 644‐4455,  extension 2038.  Sincerely,   Rincon Consultants, Inc.      William A. Maddux  Senior Environmental Scientist  Attachment Attachment 1 GHG Modeling Results     Attachment 7 Reading File Pg 318 City of San Luis Obispo Tank Farm Road Assisted Living Facility and Retail Project Page 10                               Attachment 1 GHG Modeling Results   Attachment 7 Reading File Pg 319 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Other Asphalt Surfaces 1.20 Acre 1.20 52,272.00 0 Parking Lot 288.00 Space 3.19 115,200.00 0 City Park 1.63 Acre 1.63 71,002.80 0 Congregate Care (Assisted Living)139.00 Dwelling Unit 2.52 133,655.00 398 Regional Shopping Center 45.27 1000sqft 1.70 45,269.00 0 1.2 Other Project Characteristics Urbanization Climate Zone Urban 4 Wind Speed (m/s)Precipitation Freq (Days)3.2 44 1.3 User Entered Comments & Non-Default Data 1.0 Project Characteristics Utility Company Pacific Gas & Electric Company 2022Operational Year CO2 Intensity (lb/MWhr) 499.38 0.023CH4 Intensity (lb/MWhr) 0.005N2O Intensity (lb/MWhr) Tank Farm Road Assisted Living and Retail Project - Mitigated San Luis Obispo County APCD Air District, Annual CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 1 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 320 Project Characteristics - PG&E was at 14% renewables in 2008 aaccording to the PG&E website, as of 2019 they had achieved 33% per the CEC. Land Use - Adjustments based on site plan. Other Asphalt Surfaces for circulation roadways. City Park for landscaping+sidewalk on west, north, and east. Construction Phase - Construction schedule provided by applicant. Grading - Architectural Coating - 2016 CALGreen Building Code - 50 g/L for flat coatings and 100 g/L for traffic markings Vehicle Trips - City park proxy for landscaping and sidewalk. Area Coating - 2016 CALGreen Code - 50g/L for flat coatings and 100 g/L for traffic markings Energy Use - High efficacy lighting not inlcuded in CalEEMod Concregate Care 741.44-75%=185.36 Water And Wastewater - CalGreen Code -20% indoor water use 9,056,409.56-20%=7245127.65, 3,353,263.05-20%=2682610.44 Solid Waste - 25% waste diversion congregate Care 126.84-25%=95.13, Park 0.14-25%=0.105, and retail 47.53-25%=35.65 Construction Off-road Equipment Mitigation - SLOAPCD BACT mitigation Mobile Land Use Mitigation - Energy Mitigation - Water Mitigation - Waste Mitigation - Area Mitigation - Table Name Column Name Default Value New Value tblArchitecturalCoating EF_Nonresidential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Nonresidential_Interior 250.00 50.00 tblArchitecturalCoating EF_Parking 150.00 100.00 tblArchitecturalCoating EF_Residential_Exterior 250.00 50.00 tblArchitecturalCoating EF_Residential_Interior 250.00 50.00 tblAreaCoating Area_EF_Nonresidential_Exterior 250 50 tblAreaCoating Area_EF_Nonresidential_Interior 250 50 tblAreaCoating Area_EF_Parking 150 100 tblAreaCoating Area_EF_Residential_Exterior 250 50 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 2 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 321 tblAreaCoating Area_EF_Residential_Interior 250 50 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 1.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 4.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 2.00 tblConstEquipMitigation NumberOfEquipmentMitigated 0.00 6.00 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstEquipMitigation Tier No Change Tier 3 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 300.00 541.00 tblConstructionPhase NumDays 30.00 65.00 tblConstructionPhase NumDays 20.00 110.00 tblConstructionPhase NumDays 10.00 44.00 tblEnergyUse LightingElect 741.44 185.36 tblGrading MaterialExported 0.00 1,029.00 tblLandUse LandUseSquareFeet 139,000.00 133,655.00 tblLandUse LandUseSquareFeet 45,270.00 45,269.00 tblLandUse LotAcreage 2.59 3.19 tblLandUse LotAcreage 8.69 2.52 tblLandUse LotAcreage 1.04 1.70 tblProjectCharacteristics CH4IntensityFactor 0.029 0.023 tblProjectCharacteristics CO2IntensityFactor 641.35 499.38 tblProjectCharacteristics N2OIntensityFactor 0.006 0.005 tblSolidWaste SolidWasteGenerationRate 0.14 0.11 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 3 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 322 2.0 Emissions Summary 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.2551 2.8019 1.6159 3.0000e- 003 0.6906 0.1302 0.8208 0.3384 0.1198 0.4582 0.0000 269.8991 269.8991 0.0817 0.0000 271.9408 2020 0.3928 3.1536 3.1270 6.9600e- 003 0.2805 0.1393 0.4197 0.0753 0.1310 0.2063 0.0000 623.9450 623.9450 0.0828 0.0000 626.0142 2021 1.0329 3.9382 4.2652 9.2000e- 003 0.3370 0.1716 0.5086 0.0904 0.1609 0.2513 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 2022 0.0554 0.4473 0.4935 1.1600e- 003 0.0481 0.0172 0.0653 0.0129 0.0161 0.0291 0.0000 104.3177 104.3177 0.0137 0.0000 104.6603 Maximum 1.0329 3.9382 4.2652 9.2000e- 003 0.6906 0.1716 0.8208 0.3384 0.1609 0.4582 0.0000 821.7842 821.7842 0.1259 0.0000 824.9304 Unmitigated Construction tblSolidWaste SolidWasteGenerationRate 126.84 95.13 tblSolidWaste SolidWasteGenerationRate 47.53 35.65 tblVehicleTrips ST_TR 22.75 0.00 tblVehicleTrips SU_TR 16.74 0.00 tblVehicleTrips WD_TR 1.89 0.00 tblWater IndoorWaterUseRate 9,056,409.56 7,245,127.65 tblWater IndoorWaterUseRate 3,353,263.05 2,682,610.44 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 4 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 323 2.1 Overall Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Year tons/yr MT/yr 2019 0.0838 1.4525 1.7424 3.0000e- 003 0.6906 0.0651 0.7557 0.3384 0.0644 0.4027 0.0000 269.8988 269.8988 0.0817 0.0000 271.9405 2020 0.3651 3.0769 3.1399 6.9600e- 003 0.2805 0.1369 0.4173 0.0753 0.1308 0.2061 0.0000 623.9446 623.9446 0.0828 0.0000 626.0139 2021 1.0077 3.9017 4.2837 9.2000e- 003 0.3370 0.1738 0.5108 0.0904 0.1652 0.2555 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 2022 0.0522 0.4494 0.4972 1.1600e- 003 0.0481 0.0183 0.0664 0.0129 0.0175 0.0304 0.0000 104.3176 104.3176 0.0137 0.0000 104.6602 Maximum 1.0077 3.9017 4.2837 9.2000e- 003 0.6906 0.1738 0.7557 0.3384 0.1652 0.4027 0.0000 821.7837 821.7837 0.1259 0.0000 824.9299 Mitigated Construction ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 13.09 14.12 -1.70 0.00 0.00 14.02 3.54 0.00 11.69 5.29 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter)Maximum Mitigated ROG + NOX (tons/quarter) 1 9-2-2019 12-1-2019 2.9852 1.5005 2 12-2-2019 3-1-2020 0.2972 0.2885 3 3-2-2020 6-1-2020 0.9719 0.9432 4 6-2-2020 9-1-2020 0.9696 0.9409 5 9-2-2020 12-1-2020 0.9638 0.9354 6 12-2-2020 3-1-2021 0.8973 0.8778 7 3-2-2021 6-1-2021 0.8833 0.8678 8 6-2-2021 9-1-2021 1.1733 1.1578 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 5 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 324 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 301.0335 301.0335 0.0120 3.5900e- 003 302.4044 Mobile 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 Waste 0.0000 0.0000 0.0000 0.0000 26.5695 0.0000 26.5695 1.5702 0.0000 65.8248 Water 0.0000 0.0000 0.0000 0.0000 3.1496 19.8637 23.0134 0.3244 7.8400e- 003 33.4591 Total 1.4227 2.3400 7.7181 0.0157 1.3600 0.0316 1.3916 0.3641 0.0305 0.3946 29.7191 1,721.258 9 1,750.978 0 1.9701 0.0114 1,803.638 4 Unmitigated Operational 9 9-2-2021 12-1-2021 1.7343 1.7190 10 12-2-2021 3-1-2022 1.0902 1.0840 Highest 2.9852 1.7190 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 6 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 325 2.2 Overall Operational ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Area 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Energy 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 301.0335 301.0335 0.0120 3.5900e- 003 302.4044 Mobile 0.5764 2.1237 5.3941 0.0138 1.2118 0.0147 1.2265 0.3244 0.0138 0.3382 0.0000 1,258.367 7 1,258.367 7 0.0562 0.0000 1,259.771 4 Waste 0.0000 0.0000 0.0000 0.0000 26.5695 0.0000 26.5695 1.5702 0.0000 65.8248 Water 0.0000 0.0000 0.0000 0.0000 2.5197 14.3519 16.8716 0.2595 6.2500e- 003 25.2218 Total 1.4061 2.2062 7.3219 0.0142 1.2118 0.0301 1.2419 0.3244 0.0292 0.3536 29.0892 1,576.854 9 1,605.944 0 1.9008 9.8400e- 003 1,656.399 6 Mitigated Operational 3.0 Construction Detail Construction Phase ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Percent Reduction 1.17 5.72 5.13 9.59 10.90 4.63 10.76 10.90 4.49 10.40 2.12 8.39 8.28 3.52 13.91 8.16 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 7 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 326 Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Site Preparation Site Preparation 9/2/2019 10/31/2019 5 44 2 Grading Grading 9/2/2019 11/29/2019 5 65 3 Building Construction Building Construction 2/3/2020 2/28/2022 5 541 4 Paving Paving 8/2/2021 12/31/2021 5 110 5 Architectural Coating Architectural Coating 8/2/2021 12/31/2021 5 110 OffRoad Equipment Residential Indoor: 270,651; Residential Outdoor: 90,217; Non-Residential Indoor: 67,904; Non-Residential Outdoor: 22,635; Striped Parking Area: 10,048 (Architectural Coating – sqft) Acres of Grading (Site Preparation Phase): 0 Acres of Grading (Grading Phase): 162.5 Acres of Paving: 4.39 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 8 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 327 Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Site Preparation Rubber Tired Dozers 3 8.00 247 0.40 Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38 Grading Graders 1 8.00 187 0.41 Grading Rubber Tired Dozers 1 8.00 247 0.40 Grading Scrapers 2 8.00 367 0.48 Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37 Building Construction Cranes 1 7.00 231 0.29 Building Construction Forklifts 3 8.00 89 0.20 Building Construction Generator Sets 1 8.00 84 0.74 Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45 Paving Pavers 2 8.00 130 0.42 Paving Paving Equipment 2 8.00 132 0.36 Paving Rollers 2 8.00 80 0.38 Architectural Coating Air Compressors 1 6.00 78 0.48 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Number Vendor Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Vehicle Class Hauling Vehicle Class Site Preparation 7 18.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 129.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 215.00 61.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 43.00 0.00 0.00 13.00 5.00 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 9 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 328 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0954 1.0026 0.4854 8.4000e- 004 0.0526 0.0526 0.0484 0.0484 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Total 0.0954 1.0026 0.4854 8.4000e- 004 0.3975 0.0526 0.4501 0.2185 0.0484 0.2669 0.0000 75.1711 75.1711 0.0238 0.0000 75.7657 Unmitigated Construction On-Site 3.1 Mitigation Measures Construction Use Cleaner Engines for Construction Equipment CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 10 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 329 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.3975 0.0000 0.3975 0.2185 0.0000 0.2185 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0252 0.4375 0.5039 8.4000e- 004 0.0219 0.0219 0.0215 0.0215 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Total 0.0252 0.4375 0.5039 8.4000e- 004 0.3975 0.0219 0.4193 0.2185 0.0215 0.2400 0.0000 75.1710 75.1710 0.0238 0.0000 75.7656 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 11 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 330 3.2 Site Preparation - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Total 1.9000e- 003 1.7900e- 003 0.0155 4.0000e- 005 3.8100e- 003 3.0000e- 005 3.8400e- 003 1.0100e- 003 2.0000e- 005 1.0400e- 003 0.0000 3.2913 3.2913 1.2000e- 004 0.0000 3.2943 Mitigated Construction Off-Site 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1540 1.7719 1.0847 2.0200e- 003 0.0774 0.0774 0.0712 0.0712 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Total 0.1540 1.7719 1.0847 2.0200e- 003 0.2820 0.0774 0.3594 0.1169 0.0712 0.1881 0.0000 181.0293 181.0293 0.0573 0.0000 182.4612 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 12 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 331 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Fugitive Dust 0.2820 0.0000 0.2820 0.1169 0.0000 0.1169 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0530 0.9876 1.1926 2.0200e- 003 0.0430 0.0430 0.0427 0.0427 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Total 0.0530 0.9876 1.1926 2.0200e- 003 0.2820 0.0430 0.3250 0.1169 0.0427 0.1596 0.0000 181.0291 181.0291 0.0573 0.0000 182.4610 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 13 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 332 3.3 Grading - 2019 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 6.6000e- 004 0.0227 4.9100e- 003 5.0000e- 005 1.1000e- 003 1.3000e- 004 1.2300e- 003 3.0000e- 004 1.3000e- 004 4.3000e- 004 0.0000 5.0052 5.0052 2.8000e- 004 0.0000 5.0123 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.1200e- 003 2.9300e- 003 0.0254 6.0000e- 005 6.2600e- 003 4.0000e- 005 6.3000e- 003 1.6600e- 003 4.0000e- 005 1.7000e- 003 0.0000 5.4023 5.4023 2.0000e- 004 0.0000 5.4074 Total 3.7800e- 003 0.0256 0.0303 1.1000e- 004 7.3600e- 003 1.7000e- 004 7.5300e- 003 1.9600e- 003 1.7000e- 004 2.1300e- 003 0.0000 10.4075 10.4075 4.8000e- 004 0.0000 10.4196 Mitigated Construction Off-Site 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Total 0.2533 2.2927 2.0134 3.2200e- 003 0.1335 0.1335 0.1255 0.1255 0.0000 276.7739 276.7739 0.0675 0.0000 278.4620 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 14 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 333 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Total 0.2257 2.2160 2.0263 3.2200e- 003 0.1311 0.1311 0.1253 0.1253 0.0000 276.7736 276.7736 0.0675 0.0000 278.4617 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 15 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 334 3.4 Building Construction - 2020 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0271 0.7588 0.2299 1.4500e- 003 0.0331 4.1400e- 003 0.0373 9.5700e- 003 3.9600e- 003 0.0135 0.0000 140.2416 140.2416 8.4400e- 003 0.0000 140.4524 Worker 0.1124 0.1021 0.8837 2.2900e- 003 0.2474 1.6200e- 003 0.2490 0.0657 1.5000e- 003 0.0672 0.0000 206.9295 206.9295 6.8100e- 003 0.0000 207.0998 Total 0.1395 0.8609 1.1136 3.7400e- 003 0.2805 5.7600e- 003 0.2862 0.0753 5.4600e- 003 0.0808 0.0000 347.1710 347.1710 0.0153 0.0000 347.5522 Mitigated Construction Off-Site 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Total 0.2481 2.2749 2.1631 3.5100e- 003 0.1251 0.1251 0.1176 0.1176 0.0000 302.2867 302.2867 0.0729 0.0000 304.1099 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 16 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 335 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Total 0.2229 2.2384 2.1816 3.5100e- 003 0.1273 0.1273 0.1218 0.1218 0.0000 302.2863 302.2863 0.0729 0.0000 304.1095 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 17 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 336 3.4 Building Construction - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0243 0.7578 0.2220 1.5800e- 003 0.0362 2.1600e- 003 0.0383 0.0105 2.0700e- 003 0.0125 0.0000 152.2328 152.2328 8.9800e- 003 0.0000 152.4573 Worker 0.1144 0.0997 0.8747 2.4200e- 003 0.2701 1.7200e- 003 0.2718 0.0718 1.5800e- 003 0.0734 0.0000 218.2758 218.2758 6.6100e- 003 0.0000 218.4410 Total 0.1386 0.8574 1.0967 4.0000e- 003 0.3063 3.8800e- 003 0.3102 0.0822 3.6500e- 003 0.0859 0.0000 370.5086 370.5086 0.0156 0.0000 370.8983 Mitigated Construction Off-Site 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Total 0.0350 0.3201 0.3355 5.5000e- 004 0.0166 0.0166 0.0156 0.0156 0.0000 47.5037 47.5037 0.0114 0.0000 47.7882 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 18 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 337 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Total 0.0318 0.3222 0.3392 5.5000e- 004 0.0177 0.0177 0.0170 0.0170 0.0000 47.5036 47.5036 0.0114 0.0000 47.7881 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 19 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 338 3.4 Building Construction - 2022 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 3.5300e- 003 0.1131 0.0322 2.5000e- 004 5.6800e- 003 3.0000e- 004 5.9800e- 003 1.6400e- 003 2.9000e- 004 1.9300e- 003 0.0000 23.7511 23.7511 1.3900e- 003 0.0000 23.7859 Worker 0.0169 0.0141 0.1259 3.7000e- 004 0.0424 2.6000e- 004 0.0427 0.0113 2.4000e- 004 0.0115 0.0000 33.0629 33.0629 9.3000e- 004 0.0000 33.0862 Total 0.0204 0.1272 0.1581 6.2000e- 004 0.0481 5.6000e- 004 0.0487 0.0129 5.3000e- 004 0.0135 0.0000 56.8140 56.8140 2.3200e- 003 0.0000 56.8721 Mitigated Construction Off-Site 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1291 110.1291 0.0356 0.0000 111.0196 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 20 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 339 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Off-Road 0.0691 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Paving 5.7500e- 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0748 0.7106 0.8059 1.2500e- 003 0.0373 0.0373 0.0343 0.0343 0.0000 110.1290 110.1290 0.0356 0.0000 111.0195 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 21 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 340 3.5 Paving - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Total 3.3600e- 003 2.9300e- 003 0.0257 7.0000e- 005 7.9400e- 003 5.0000e- 005 7.9900e- 003 2.1100e- 003 5.0000e- 005 2.1600e- 003 0.0000 6.4182 6.4182 1.9000e- 004 0.0000 6.4230 Mitigated Construction Off-Site 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Unmitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 22 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 341 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Unmitigated Construction Off-Site ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Archit. Coating 0.5464 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0120 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Total 0.5584 0.0840 0.1000 1.6000e- 004 5.1800e- 003 5.1800e- 003 5.1800e- 003 5.1800e- 003 0.0000 14.0429 14.0429 9.6000e- 004 0.0000 14.0670 Mitigated Construction On-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 23 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 342 4.0 Operational Detail - Mobile 4.1 Mitigation Measures Mobile Increase Density Increase Diversity Increase Transit Accessibility Integrate Below Market Rate Housing Improve Pedestrian Network 3.6 Architectural Coating - 2021 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Total 9.6400e- 003 8.4000e- 003 0.0737 2.0000e- 004 0.0228 1.4000e- 004 0.0229 6.0500e- 003 1.3000e- 004 6.1800e- 003 0.0000 18.3987 18.3987 5.6000e- 004 0.0000 18.4127 Mitigated Construction Off-Site CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 24 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 343 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.5764 2.1237 5.3941 0.0138 1.2118 0.0147 1.2265 0.3244 0.0138 0.3382 0.0000 1,258.367 7 1,258.367 7 0.0562 0.0000 1,259.771 4 Unmitigated 0.5930 2.2575 5.7903 0.0153 1.3600 0.0162 1.3762 0.3641 0.0152 0.3793 0.0000 1,397.259 9 1,397.259 9 0.0605 0.0000 1,398.772 9 4.2 Trip Summary Information 4.3 Trip Type Information Average Daily Trip Rate Unmitigated Mitigated Land Use Weekday Saturday Sunday Annual VMT Annual VMT City Park 0.00 0.00 0.00 Congregate Care (Assisted Living)380.86 305.80 339.16 925,584 824,696 Other Asphalt Surfaces 0.00 0.00 0.00 Parking Lot 0.00 0.00 0.00 Regional Shopping Center 1,933.03 2,262.14 1142.61 2,695,948 2,402,090 Total 2,313.89 2,567.94 1,481.77 3,621,533 3,226,786 Miles Trip %Trip Purpose % Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by City Park 13.00 5.00 5.00 33.00 48.00 19.00 66 28 6 Congregate Care (Assisted Living) 13.00 5.00 5.00 35.80 21.00 43.20 86 11 3 Other Asphalt Surfaces 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Parking Lot 13.00 5.00 5.00 0.00 0.00 0.00 0 0 0 Regional Shopping Center 13.00 5.00 5.00 16.30 64.70 19.00 54 35 11 CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 25 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 344 5.0 Energy Detail ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 231.2245 231.2245 0.0107 2.3200e- 003 232.1806 Electricity Unmitigated 0.0000 0.0000 0.0000 0.0000 0.0000 231.2245 231.2245 0.0107 2.3200e- 003 232.1806 NaturalGas Mitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 NaturalGas Unmitigated 7.0500e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2800e- 003 70.2238 5.1 Mitigation Measures Energy 4.4 Fleet Mix Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH City Park 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Congregate Care (Assisted Living) 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Other Asphalt Surfaces 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Parking Lot 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Regional Shopping Center 0.575581 0.029595 0.198288 0.120539 0.026172 0.006482 0.012911 0.019591 0.002354 0.001214 0.005068 0.000784 0.001422 Historical Energy Use: N CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 26 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 345 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 27 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 346 5.2 Energy by Land Use - NaturalGas NaturalGa s Use ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Land Use kBTU/yr tons/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 1.20088e +006 6.4800e- 003 0.0553 0.0236 3.5000e- 004 4.4700e- 003 4.4700e- 003 4.4700e- 003 4.4700e- 003 0.0000 64.0837 64.0837 1.2300e- 003 1.1700e- 003 64.4645 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 107288 5.8000e- 004 5.2600e- 003 4.4200e- 003 3.0000e- 005 4.0000e- 004 4.0000e- 004 4.0000e- 004 4.0000e- 004 0.0000 5.7253 5.7253 1.1000e- 004 1.0000e- 004 5.7593 Total 7.0600e- 003 0.0606 0.0280 3.8000e- 004 4.8700e- 003 4.8700e- 003 4.8700e- 003 4.8700e- 003 0.0000 69.8090 69.8090 1.3400e- 003 1.2700e- 003 70.2238 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 28 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 347 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 496546 112.4750 5.1800e- 003 1.1300e- 003 112.9401 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 9.1331 4.2000e- 004 9.0000e- 005 9.1709 Regional Shopping Center 483926 109.6164 5.0500e- 003 1.1000e- 003 110.0697 Total 231.2245 0.0107 2.3200e- 003 232.1806 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 29 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 348 6.1 Mitigation Measures Area 6.0 Area Detail 5.3 Energy by Land Use - Electricity Electricity Use Total CO2 CH4 N2O CO2e Land Use kWh/yr MT/yr City Park 0 0.0000 0.0000 0.0000 0.0000 Congregate Care (Assisted Living) 496546 112.4750 5.1800e- 003 1.1300e- 003 112.9401 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 40320 9.1331 4.2000e- 004 9.0000e- 005 9.1709 Regional Shopping Center 483926 109.6164 5.0500e- 003 1.1000e- 003 110.0697 Total 231.2245 0.0107 2.3200e- 003 232.1806 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 30 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 349 ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e Category tons/yr MT/yr Mitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 31 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 350 Use Reclaimed Water Install Low Flow Bathroom Faucet Install Low Flow Kitchen Faucet Install Low Flow Toilet Install Low Flow Shower 7.1 Mitigation Measures Water 7.0 Water Detail 6.2 Area by SubCategory ROG NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e SubCategory tons/yr MT/yr Architectural Coating 0.0546 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer Products 0.7103 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Landscaping 0.0577 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Total 0.8227 0.0219 1.8999 1.0000e- 004 0.0105 0.0105 0.0105 0.0105 0.0000 3.1018 3.1018 3.0100e- 003 0.0000 3.1771 Mitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 32 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 351 Total CO2 CH4 N2O CO2e Category MT/yr Mitigated 16.8716 0.2595 6.2500e- 003 25.2218 Unmitigated 23.0134 0.3244 7.8400e- 003 33.4591 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.94211 1.5397 7.0000e- 005 2.0000e- 005 1.5461 Congregate Care (Assisted Living) 7.24513 / 5.70948 15.7052 0.2367 5.7100e- 003 23.3239 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 2.68261 / 2.05523 5.7685 0.0876 2.1100e- 003 8.5892 Total 23.0134 0.3244 7.8400e- 003 33.4591 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 33 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 352 8.1 Mitigation Measures Waste 7.2 Water by Land Use Indoor/Out door Use Total CO2 CH4 N2O CO2e Land Use Mgal MT/yr City Park 0 / 1.16527 0.9238 4.0000e- 005 1.0000e- 005 0.9277 Congregate Care (Assisted Living) 5.7961 / 3.42569 11.6589 0.1893 4.5600e- 003 17.7501 Other Asphalt Surfaces 0 / 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 / 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 2.14609 / 1.23314 4.2889 0.0701 1.6900e- 003 6.5441 Total 16.8716 0.2595 6.2600e- 003 25.2218 Mitigated 8.0 Waste Detail CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 34 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 353 Total CO2 CH4 N2O CO2e MT/yr Mitigated 26.5695 1.5702 0.0000 65.8248 Unmitigated 26.5695 1.5702 0.0000 65.8248 Category/Year 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.11 0.0223 1.3200e- 003 0.0000 0.0553 Congregate Care (Assisted Living) 95.13 19.3105 1.1412 0.0000 47.8410 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 35.65 7.2366 0.4277 0.0000 17.9284 Total 26.5695 1.5702 0.0000 65.8248 Unmitigated CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 35 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 354 8.2 Waste by Land Use Waste Disposed Total CO2 CH4 N2O CO2e Land Use tons MT/yr City Park 0.11 0.0223 1.3200e- 003 0.0000 0.0553 Congregate Care (Assisted Living) 95.13 19.3105 1.1412 0.0000 47.8410 Other Asphalt Surfaces 0 0.0000 0.0000 0.0000 0.0000 Parking Lot 0 0.0000 0.0000 0.0000 0.0000 Regional Shopping Center 35.65 7.2366 0.4277 0.0000 17.9284 Total 26.5695 1.5702 0.0000 65.8248 Mitigated 9.0 Operational Offroad Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type 10.0 Stationary Equipment Fire Pumps and Emergency Generators Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 36 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 355 11.0 Vegetation User Defined Equipment Equipment Type Number CalEEMod Version: CalEEMod.2016.3.2 Date: 4/1/2019 8:32 AMPage 37 of 37 Tank Farm Road Assisted Living and Retail Project - Mitigated - San Luis Obispo County APCD Air District, Annual Attachment 7 Reading File Pg 356 232825 Gasoline vehicles 3226786 Project VMT (CalEEMod output) 12777 Diesel vehicles 3058923 94.8% Gasoline vehicle %167863 5.2% Diesel vehicle % 94.8% 2.12 Tons per year mobile NOX emissions (annual output in CalEEMod) 2.01 4.16% 0.0838 0.0760 0.3316 17.26 0.01921 3224.2 0.0032242 0.0792 298 23.6 CO2E emissions per year from N2O emissions from gasoline + diesel vehicles *Vehicle population source: EMFAC2014 (v1.0.7) Emissions Inventory Region Type: District Region: San Luis Obispo Calendar Year: 2022 Season: Annual Vehicle Classification: EMFAC2011 Categories **Methodology source: EMFAC2011 Frequently Asked Questions https://www.arb.ca.gov/msei/emfac2011‐faq.htm ***GWP source: Intergovernmental Panel on Climate Change (IPCC). 2007.   AR4 Climate Change 2007: The Physical Science Basis.  Contrbution of Working Group I to the Fourth Assessment Report of the  Intergovernmental Panel on Climate Change. Project Code & Title: 19‐07096,Tank Farm Road Assisted Living Facility and Retail Project  N2O Operational GHG Emission Mobile Calculations Metric tons per year from gasoline + diesel vehicles GWP of N2O*** VMT per Vehicle Type Gasoline vehicle VMT Diesel vehicle VMT CO2E Emissions from N2O Gasoline vehicle % Gasoline vehicle tons per year NOX emissions  Percentage to convert NOX emissions to N2O ** Tons per year N2O emissions for gasoline vehicles Metric tons per year N2O emissions for gasoline vehicles grams N2O per gallon of fuel for diesel vehicles** Diesel average miles per gallon* grams per mile N2O for diesel vehicles Sources Vehicle Population Breakdown* Gasoline Vehicles Diesel Vehicles Metric tons per year N2O emissions for diesel vehicles grams per year N2O for diesel vehicles Attachment 7 Reading File Pg 357 David Lord, PhD dl@45dB.com Sarah Taubitz, MSME st@45dB.com (805) 704-8046 P.O. Box 1406 San Luis Obispo, CA 93406 October 31, 2017 Project 1758 RE: Acoustical Assessment of Proposed Residential & Commercial projects at Northwest Corner, Tank Farm and Broad Street San Luis Obispo, CA Requested by: NKT Commercial, LLC 684 Higuera St., Suite B San Luis Obispo, CA 93423 1 Introduction The subject of this assessment is the proposed development at the northwest corner of Tank Farm Road and Broad Street in San Luis Obispo, with regard to the potential impact of all surrounding noise sources. Noise sources examined in this study are vehicular traffic along the two busy ground transportation corridors, as well as operations associated with the San Luis Obispo County Regional Airport. In addition, there are potential existing or future stationary noise sources from neighboring commercial activities along the south boundary of the site. Existing sound levels were measured on the proposed site. SoundPLAN, an acoustic software sound level modeling tool, was used to generate sound level contours which were based on physical characteristics of the topography, measured sound level values, and traffic volume data. Attachment 8 Reading File Pg 358 45dB Acoustics, LLC NWC Broad and Tank Farm page 2 of 28 noise management : room acoustics : environmental impact www.45dB.com Contents 1 Introduction ........................................................................................................................................................ 1 3 Location .............................................................................................................................................................. 4 3.1 Airport Sound Level ........................................................................................................................................ 5 3.2 Calculated Airport SENEL .............................................................................................................................. 8 3.1 Helicopter Flight Training .............................................................................................................................. 8 4 Sound Level Measurement ................................................................................................................................ 9 5 Site Sound Level Contours .............................................................................................................................. 12 6 Contour Disparities .......................................................................................................................................... 15 7 Regulatory Setting ............................................................................................................................................ 17 7.1 State Regulation ............................................................................................................................................ 17 7.2 Local Regulation ........................................................................................................................................... 18 8 Traffic Characteristics ..................................................................................................................................... 19 8.1 Traffic Volume on Broad Street and on Tank Farm Road ............................................................................. 19 8.1 Traffic Growth ............................................................................................................................................... 19 8.2 Traffic Flow and Sound Level ....................................................................................................................... 21 9 Conclusion ........................................................................................................................................................ 23 10 Glossary ............................................................................................................................................................ 24 11 Appendix ........................................................................................................................................................... 26 11.1 Sound level modeling ................................................................................................................................ 26 11.2 Sound Level Measurement ........................................................................................................................ 26 11.3 Wind Speed ............................................................................................................................................... 26 12 References ......................................................................................................................................................... 27 Attachment 8 Reading File Pg 359 45dB Acoustics, LLC NWC Broad and Tank Farm page 3 of 28 noise management : room acoustics : environmental impact www.45dB.com List of Figures FIGURE 1: VICINITY MAP SHOWING RELATIONSHIP OF SITE TO POTENTIAL NOISE SOURCES ................................................................. 4 FIGURE 2: AIRPORT NOISE CONTOURS IN RELATION TO THE SITE, ALUP ........................................................................................ 5 FIGURE 3: GRAPHICAL DEPICTION OF A SINGLE EVENT SOUND EXPOSURE LEVEL.............................................................................. 6 FIGURE 4: DESCRIPTION OF SINGLE EVENT NOISE EXPOSURE LEVEL ............................................................................................. 7 FIGURE 5: SINGLE EVENT NOISE CONTOURS, ALUP ................................................................................................................. 7 FIGURE 6: ATTENUATION WITH DISTANCE FROM END OF RUNWAY TO ASSISTED LIVING FACILITY ....................................................... 8 FIGURE 7: LOCATION OF ON-SITE SOUND LEVEL MEASUREMENTS, SEPTEMBER 30, 2017 ............................................................... 10 FIGURE 8: TANK FARM ROAD AND BROAD STREET SIMULTANEOUS SOUND LEVELS........................................................................ 11 FIGURE 9: THIRD OCTAVE BAND SOUND LEVELS, A-WEIGHTED, TANK FARM ROAD ....................................................................... 11 FIGURE 10: THIRD OCTAVE BAND SOUND LEVELS, A-WEIGHTED, BROAD STREET .......................................................................... 12 FIGURE 11: SOUND LEVEL CONTOURS AT THE NORTHWEST CORNER OF ...................................................................................... 13 FIGURE 12: SOUND LEVEL CONTOURS AT NWC BROAD AND TANK FARM FROM TRAFFIC NOISE ..................................................... 14 FIGURE 13: CROSS SECTION NOISE CONTOURS FROM ............................................................................................................. 15 FIGURE 14: 1990 NOISE CONTOURS FROM CITY OF SAN LUIS OBISPO ....................................................................................... 16 FIGURE 15: BUILDOUT NOISE CONTOURS FROM CITY OF SAN LUIS OBISPO .................................................................................. 17 FIGURE 16. COMMUNITY NOISE EXPOSURE LDN / CNEL ......................................................................................................... 18 FIGURE 17. MAXIMUM EXPOSURE FOR NOISE SENSITIVE USES DUE TO TRAFFIC ........................................................................... 19 FIGURE 18: TRAFFIC VOLUMES FOR TANK FARM ROAD, WITH 2-DAY AVERAGE FLOW .................................................................... 20 FIGURE 19: TRAFFIC VOLUMES FOR BROAD STREET, WITH 2-DAY AVERAGE FLOW ........................................................................ 20 FIGURE 20. GROWTH OF NOISE FROM AVERAGE DAILY TRAFFIC, TANK FARM ROAD ..................................................................... 21 FIGURE 21. RELATIONSHIP BETWEEN PEAK-HOUR AND AVERAGE DAILY TRAFFIC VOLUMES. .......................................................... 22 FIGURE 22. LEVEL OF SERVICE VS GENERAL OPERATING CONDITIONS ......................................................................................... 23 FIGURE 23: SEPTEMBER 30, 2017 CLIMATE DATA ................................................................................................................ 27 Attachment 8 Reading File Pg 360 45dB Acoustics, LLC NWC Broad and Tank Farm page 4 of 28 noise management : room acoustics : environmental impact www.45dB.com 3 Location The project is located north of Tank Farm Road and west of Broad Street. These two arterial streets are the primary sources ground transportation noise potentially impacting the site. The southwest corner of the site is closest to the San Luis Obispo County Regional Airport, a separate potential source of on-site noise. Another potential source of noise is the helicopter training flight path that passes over the site. Each of these potential sources of noise was observed and measured to evaluate their contribution to on-site noise levels. The general vicinity and configuration of the site are shown in Figure 1. Figure 1: Vicinity map showing relationship of site to potential noise sources Attachment 8 Reading File Pg 361 45dB Acoustics, LLC NWC Broad and Tank Farm page 5 of 28 noise management : room acoustics : environmental impact www.45dB.com 3.1 Airport Sound Level The California Airport Noise Regulations define airport noise compatibility as follows: “The level of noise acceptable to a reasonable person residing in the vicinity of an airport is established as a community noise equivalent level (CNEL) value of 65 dB for purposes of these regulations. This criterion level has been chosen for reasonable persons residing in urban residential areas where houses are of typical California construction and may have windows partially open. It has been selected with reference to speech, sleep and community reaction.” It is important to understand, however, that the compatibility criterion (i.e., 65 dB CNEL) identified in the Airport Noise regulations is only mandated for a few airports (less than a dozen) that have been formally declared to have a “noise problem”, the regulations do not establish a mandatory criterion for evaluating the compatibility of proposed land use development around other airports. Airport noise contours in relation to the site are shown in Figure 2. Figure 2: Airport Noise Contours in relation to the site, ALUP The Equivalent Sound Level, abbreviated Leq, is a measure of the exposure resulting from the accumulation of sound levels over a particular period of interest; e.g., an hour, an eight-hour Attachment 8 Reading File Pg 362 45dB Acoustics, LLC NWC Broad and Tank Farm page 6 of 28 noise management : room acoustics : environmental impact www.45dB.com school day, nighttime, or a full 24-hour day. The applicable period should always be identified or clearly understood when discussing the metric. The Equivalent Sound Level may be thought of as a constant sound level over the period of interest that contains as much sound energy as the actual varying level. It is a way of assigning a single number to a time-varying sound level. The Community Noise Equivalent Level (CNEL) is the Leq of the A-weighted noise level over a 24-hour period with a 5dB penalty applied to noise levels between 7 p.m. and 10 p.m. and a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m. CNEL is similar to Ldn. Sound levels resulting from aircraft operations at San Luis Obispo County Airport have been measured for this report as Leq sound equivalent level. The SEL or Sound Exposure Level, explained below is derived from Leq sound level data. Refer to the Glossary at the end of this report for more definitions and terminology. Sound Exposure Level: This metric is used to describe and measure aircraft flyover. The Sound Exposure Level, or SEL is a summation of the A-weighted sound energy over the entire duration of a noise event. SEL expresses the accumulated energy in terms of the one-second-long steady- state sound level that would contain the same amount of energy as the actual time-varying level. In simple terms, SEL “compresses” the energy into a single second. Figure 3 below depicts this compression: Figure 3: Graphical depiction of a single event Sound Exposure Level Single Event Noise Exposure Level, or SENEL: Caltrans Division of Aeronautics noise standards regulations require use of a measure called the Single Event Noise Exposure Level, or SENEL, to describe the cumulative noise exposure for an individual noise event, such as an aircraft flyover. SENEL is a very slight variation on SEL. Just like SEL, it is the one-second- long steady-state level that contains the same amount of energy as the actual time-varying level. However, unlike SEL, it is calculated only over the period when the level exceeds a selected threshold. Figure 4 illustrates the Single Event Noise Exposure Level. Attachment 8 Reading File Pg 363 45dB Acoustics, LLC NWC Broad and Tank Farm page 7 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 4: Description of Single Event Noise Exposure Level Because of the normalization procedure, for most aircraft overflights, the SENEL is on the order of 7 to 12 dBA higher than the Lmax. SENEL measurements generally correlate well with the degree of annoyance generated by a noise event. The SENEL is also the mandated measure of noise for a single aircraft fly-over in California. Single Event Noise contours for San Luis Obispo County Airport shown in the Airport Land Use Plan are shown Figure 5. Figure 5: Single Event Noise Contours, ALUP Attachment 8 Reading File Pg 364 45dB Acoustics, LLC NWC Broad and Tank Farm page 8 of 28 noise management : room acoustics : environmental impact www.45dB.com 3.2 Calculated Airport SENEL Calculated Single Event Noise Exposure Level for the loudest departing flight during a 24-hour measurement period is determined, based on the distance from the end-of-runway measurement point, illustrated by the graphic shown below in Figure 6. A departing jet aircraft was measured at 89 dB Lmax at the end of the runway; the SENEL is 103 dBA. Meanwhile, the edge of Assisted Living Facility on Tank Farm Road is 776 meters away and has an SENEL of 56.3 dBA. Figure 6: Attenuation with distance from End of Runway to Assisted Living Facility Along with single event metric SENEL, the 24-hour metric CNEL is also used to describe noise around airports. The U.S. Environmental Protection Agency identified CNEL as the most appropriate measure of evaluating airport noise based on the following considerations: 1. It is applicable to the evaluation of pervasive long-term noise in various defined areas and under various conditions over long periods of time. 2. It correlates well with known effects of noise on individuals and the public. 3. It is simple, practical, and accurate. In principal, it is useful for planning as well as for enforcement or monitoring purposes. 4. The required measurement equipment, with standard characteristics, is commercially available. 5. It is closely related to existing methods currently in use. Representative values of CNEL in an urban environment range from a low of 40 to 45 dB in extremely quiet, isolated locations, to highs of 80 or 85 decibels immediately adjacent to a busy transportation route. CNEL is typically in the range of 50 to 55 dB in a quiet suburban residential community and 60 to 65 decibels in an urban residential neighborhood. 3.1 Helicopter Flight Training In general, helicopter operations at airports are a minor issue in terms of overall noise exposure, although they generate a more specific type of noise complaint due to the nature of helicopter flight paths at relatively low altitudes. An international helicopter flight training school operates Attachment 8 Reading File Pg 365 45dB Acoustics, LLC NWC Broad and Tank Farm page 9 of 28 noise management : room acoustics : environmental impact www.45dB.com from San Luis Obispo County Regional Airport. In the year 2016, 22 pilots earned certification, which requires 70 to 200 hours of flight training for each pilot. During each year there are about 3,000 hours of helicopter operations in and around the airport. At an average 30 minutes per flight, this would potentially be 20 departures per day during 300 days of operation. Flight patterns during and after departure might mean that student training flights occasionally overfly the 760 Tank Farm Road site. The observed, estimated altitude of the overflights is about 500 to 1,000 feet above ground level. The primary training aircraft is the Robinson model R22 helicopter, which is powered by a Lycoming O-320-A2B or a Lycoming O-320-B2C reciprocating engine. According to the type- certificate for this aircraft, a level overflight at an altitude of 492 ± 30 feet (150 ± 9 meters) creates a ground-level noise impact of 81 dB EPNL during the overflight. The duration of an overflight is typically 10 to 20 seconds, and may occur as many as ten times per day and only during daytime hours. EPNL (effective perceived noise level) is a measurement value which recognizes the psychological annoyance of single event aircraft noise, taking into account duration of the overflight and predominant tonal components of the noise. The EPNL, specified in units of EPNdB, is a single number measure calculated from objective acoustic measurements in accordance with the procedures defined by the Federal Aviation Administration (FAA) and the American National Standards Institute (ANSI). EPNL is calculated from a time sequence of tone-adjusted perceived noise levels which are calculated from one-third octave band noise spectra. The tone adjustments are determined from one-third octave band spectra, by a procedure which estimates the extent of discrete frequency (tone) components from irregularities in the shape of the one-third octave band noise spectra. Periodic helicopter overflights were observed and measured during this study, and are judged to have a less-than-significant impact on the site when duration and frequency are considered against the total background daytime wall of noise from Tank Farm Road and Broad Street traffic noise sources. 4 Sound Level Measurement Sound level measurements were made on September 30, 2017 with two calibrated Type 1 Sound Level Meters. The two on-site sound level measurement locations are shown in Figure 7. Weather data including wind speed during the period of measurement is shown in Figure 23 in the Appendix to this report. Attachment 8 Reading File Pg 366 45dB Acoustics, LLC NWC Broad and Tank Farm page 10 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 7: Location of on-site sound level measurements, September 30, 2017 The on-site sound level measurements are used to verify the SoundPLAN acoustic model of sound level contours across the site. The two stations plotted simultaneously yielded results that are superimposed and shown in Figure 8. Third Octave Band data was also collected. These data are important in evaluating sound transmission of traffic noise through building assemblies, such as walls, windows and roofs facing the noise source. Third Octave Band data for Tank Farm Road are shown in Figure 9. Third Octave Band data for Broad Street are shown in Figure 10. Attachment 8 Reading File Pg 367 45dB Acoustics, LLC NWC Broad and Tank Farm page 11 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 8: Tank Farm Road and Broad Street simultaneous sound levels Figure 9: Third Octave Band sound levels, A-weighted, Tank Farm Road Attachment 8 Reading File Pg 368 45dB Acoustics, LLC NWC Broad and Tank Farm page 12 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 10: Third Octave Band sound levels, A-weighted, Broad Street 5 Site Sound Level Contours A Sound Level Contour is a line on a map that represents equal levels of noise exposure. In this case, noise exposure is calculated and modeled as a CNEL value over a 24-hour period. SoundPLAN is the acoustics modeling software program used to calculate noise contours, based on topographic relationships of noise sources and noise receivers. Measured traffic flow and sound level values are used to verify the SoundPLAN generated contours. The following sound level contours depict sound level on the site under two major conditions. Attachment 8 Reading File Pg 369 45dB Acoustics, LLC NWC Broad and Tank Farm page 13 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 11: Sound Level Contours at the northwest corner of Broad and Tank Farm Road with no project Attachment 8 Reading File Pg 370 45dB Acoustics, LLC NWC Broad and Tank Farm page 14 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 12: Sound Level Contours at NWC Broad and Tank Farm from Traffic Noise Attachment 8 Reading File Pg 371 45dB Acoustics, LLC NWC Broad and Tank Farm page 15 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 13: Cross Section Noise Contours from Tank Farm Road toward Assisted Living Facility 6 Contour Disparities The difference between the sound level contours shown by the City in its 1996 Noise Element exhibit and the measured and modeled contemporaneous sound level contours presented in this report can be attributed to the difference in technology utilized in the 1990s and that used today. In 1990, when the City’s commissioned noise study was completed by Brown-Buntin Associates, the method for drawing sound level contours was based on a mathematical calculation of sound level at fixed and specific distances from the centerline of the roadway. The calculations ignored the effects of topography, shielding by buildings, ground surface variations, absorption and reflection. In 1990, sound level contours were drawn at a constant distance along major roads in the city that ended at the city limits. The calculations accommodated three vehicle types: autos, heavy trucks, and medium trucks at constant speeds. Described at the time, “the noise contour information prepared by the consultants and staff generally reflects conservative (worst case) assumptions, so significant noise exposure concerns are not likely to be omitted or understated.” Attachment 8 Reading File Pg 372 45dB Acoustics, LLC NWC Broad and Tank Farm page 16 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 14: 1990 Noise Contours from City of San Luis Obispo Noise Element of the General Plan Attachment 8 Reading File Pg 373 45dB Acoustics, LLC NWC Broad and Tank Farm page 17 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 15: Buildout Noise Contours from City of San Luis Obispo Noise Element of the General Plan In the present era, using contemporary sound level mapping techniques, there are measurable reflection and absorption effects and multiple variations due to terrain, ground absorption, reflection and blocking of sound by the built environment. Noise contours change as urban density and traffic patterns change. Contemporary sound level contours are an accurate and realistic representation of actual conditions. 7 Regulatory Setting Noise is regulated at the federal, state and local levels through regulations, policies and/or local ordinances. Local policies are generally adaptations of federal and state guidelines, adjusted to prevailing local condition. 7.1 State Regulation The State of California’s Guidelines for the Preparation and Content of Noise Element of the General Plan (1987) makes reference to land use compatibility standards for community noise environments as developed by the California Department of Health Services, Office of Noise Control. Sound levels up to 65 Ldn or CNEL are determined to be normally acceptable for multi-family residential land uses. Sound levels up to 70 CNEL are normally acceptable for buildings containing professional offices or defined as business commercial. All new Multi-Family housing must comply with California Code of Regulations (CCR) Attachment 8 Reading File Pg 374 45dB Acoustics, LLC NWC Broad and Tank Farm page 18 of 28 noise management : room acoustics : environmental impact www.45dB.com Title 24. This is included in the California Building Code (CBC), Section 1207, “Sound Transmission” – which specifies the maximum level of interior noise due to exterior sources allowable for new residential developments. 7.2 Local Regulation CCR Title 24 also defers to local requirements if applicable. The Noise Element of the City of San Luis Obispo General Plan specifies a maximum allowable interior noise level of 45 dBA Ldn for multi-family projects which is consistent with the above policies for interior noise, and also extends this requirement to new single-family dwellings. The City of San Luis Obispo Noise Element also states that 60 dBA Ldn or less is the exterior noise goal for outdoor common areas, defined as areas intended for the use and enjoyment of residents. Guidelines for transportation noise exposure are contained in City of San Luis Obispo, General Plan Noise Element and Noise Guidebook (1996). The maximum noise exposure standards for noise-sensitive land uses are shown in Figure 16. The maximum noise exposure standards for noise-sensitive land uses due to traffic are shown in Figure 17. Figure 16. Community Noise Exposure Ldn / CNEL Attachment 8 Reading File Pg 375 45dB Acoustics, LLC NWC Broad and Tank Farm page 19 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 17. Maximum Exposure for Noise Sensitive Uses due to Traffic 8 Traffic Characteristics This section examines the effects of traffic volume and traffic growth over the next 20 years and its effect on growth of sound level at the site. 8.1 Traffic Volume on Broad Street and on Tank Farm Road The City of San Luis Obispo Transportation and Planning Engineering Division counts selected intersections and segments every two years, and performs speed surveys as required by state law. This data is used for signal timing and other engineering studies. See the maps below for current traffic count information, available in PDF format. Interactive traffic volumes for each of the streets bounding the project are found in Figure 18, and Figure 19. 8.1 Traffic Growth Federally funded projects and environmental reviews typically require the projection of traffic volumes 10–30 years in the future, typically assuming a 1%–2% annual growth in vehicle volume. In this report, we have assumed a 20-year period of growth to year 2037, at an annual growth rate of 1 percent (0.01) and an annual growth rate of 1.6 percent (0.016) for Tank Farm Road, as this street is closest to the proposed residential use, the Assisted Living Facility. The calculation in Figure 20 shows the result for Tank Farm Road at two different growth rates, 1% and 1.6%. Attachment 8 Reading File Pg 376 45dB Acoustics, LLC NWC Broad and Tank Farm page 20 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 18: Traffic Volumes for Tank Farm Road, with 2-day average flow Figure 19: Traffic Volumes for Broad Street, with 2-day average flow Attachment 8 Reading File Pg 377 45dB Acoustics, LLC NWC Broad and Tank Farm page 21 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 20. Growth of Noise from Average Daily Traffic, Tank Farm Road 8.2 Traffic Flow and Sound Level Consulting the book, A Policy on Geometric Design of Highways and Streets , helps to understand the issues in measuring sound level resulting from traffic flow. There are several descriptors of traffic flow from Average Daily Traffic (ADT) to Design Hourly Volume (DHV) of traffic on a road or highway. DHV is sometimes used as a benchmark for sound level measurements. However, the DHV is defined as the 30th highest hourly volume in the “design” year, whereas the Peak Hour Volume (PHV) is defined as the highest hourly volume during an average day. Depending on the type of roadway, the PHV may be from 5 to 45 percent lower than the DHV. Attachment 8 Reading File Pg 378 45dB Acoustics, LLC NWC Broad and Tank Farm page 22 of 28 noise management : room acoustics : environmental impact www.45dB.com The definition infers that if a highway or street is to adequately serve throughout its life, its physical capacity will only be exceeded for about 30 hours out of the total 8,760 hours in the “design” year. The choice of the 30th highest hourly volume is a long-held concept which stems from research published in A Policy on Geometric Design of Highways and Streets (reference 1 .) Figure 21. Relationship Between Peak-Hour and Average Daily Traffic Volumes. Visually comparing the traffic flow trend lines above indicates that significant traffic flow changes occur at the inflection point of the 30th highest volume hour of the year. The difference in volume of traffic between the 1st highest hourly volume and the 30 th increases rapidly. For the remainder of the hours between the 30th and the 170th, there is very little change in the slope of the curves. This indicates that designing for that 30th hour would cover the expected traffic volume at almost any given hour in a given day of a given week in a given month of a given year. Noise impacts are measured during the one-hour period when the worst-case noise levels are expected to occur. This may or may not be the peak hour of traffic. That is, higher traffic volumes can lead to higher congestion and lower operating speeds. Since higher speeds lead to higher noise emissions from motor vehicles, the worst-case noise levels may occur in hours with lower volumes and higher speeds. In addition, vehicle mix may also change hourly. On many highways, the percentage of heavy trucks is reduced during peak hour. Since heavy trucks have greater sound emissions than passenger cars, vehicle mix is an important component in determining the peak hour of noise impact. shows Level of Service vs General Operating Conditions. Attachment 8 Reading File Pg 379 45dB Acoustics, LLC NWC Broad and Tank Farm page 23 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 22. Level of Service vs General Operating Conditions During the sound level measurement for this project, Level of Service (LOS) was observable and gives us confidence that we are measuring during a busy-but-not-congested time period. The LOS during the measurements was generally Level B to Level C and at one time became Level of Service D. 9 Conclusion The measured and predicted sound levels affecting the proposed NWC Tank Farm Road and Broad Street project are primarily a result of transportation noise along the two arterial transportation routes. Airport noise levels at the site are considerably lower than traffic noise levels and are mostly inaudible at the southern and western boundary of the site. Future additional noise level from transportation sources at buildout will be less than three decibels, which is a barely noticeable difference, subjectively. The existing and future sound levels at the south elevation of the Assisted Living Facility will require noise mitigation to insure interior habitable spaces facing south do not exceed annual CNEL = 45 dBA. The mitigation will most likely be wall, window and door assemblies with an enhanced Sound Transmission Class rating to resist the street noise coming from Tank Farm Road. for 45dB Acoustics, LLC David Lord, PhD Attachment 8 Reading File Pg 380 45dB Acoustics, LLC NWC Broad and Tank Farm page 24 of 28 noise management : room acoustics : environmental impact www.45dB.com 10 Glossary A-Weighted Sound Level (dBA) The sound pressure level in decibels as measured on a sound level meter using the internationally standardized A-weighting filter or as computed from sound spectral data to which A-weighting adjustments have been made. A-weighting de-emphasizes the low and very high frequency components of the sound in a manner similar to the response of the average human ear. A- weighted sound levels correlate well with subjective reactions of people to noise and are universally used for community noise evaluations. Air-borne Sound Sound that travels through the air, differentiated from structure-borne sound. Ambient Sound Level The prevailing general sound level existing at a location or in a space, which usually consists of a composite of sounds from many sources near and far. The ambient level is typically defined by the Leq level. Background Sound Level The underlying, ever-present lower level noise that remains in the absence of intrusive or intermittent sounds. Distant sources, such as Traffic, typically make up the background. The background level is generally defined by the L90 percentile noise level. Community Noise Equivalent Level (CNEL) The Leq of the A-weighted noise level over a 24-hour period with a 5 dB penalty applied to noise levels between 7 p.m. and 10 p.m. and a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m. CNEL is similar to Ldn. Day-Night Sound Level (Ldn) The Leq of the A-weighted noise level over a 24-hour period with a 10 dB penalty applied to noise levels between 10 p.m. and 7 a.m. Ldn is similar to CNEL. Decibel (dB) The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure, sound power, sound intensity) with respect to a reference quantity. DBA or dB(A) A-weighted sound level. The ear does not respond equally to all frequencies, but is less sensitive at low and high frequencies than it is at medium or speech range frequencies. Thus, to obtain a single number representing the sound level of a noise containing a wide range of frequencies in a manner representative of the ear’s response, it is necessary to reduce the effects of the low and high frequencies with respect to the medium frequencies. The resultant sound level is said to be A-weighted, and the units are dBA. The A-weighted sound level is also called the noise level. Attachment 8 Reading File Pg 381 45dB Acoustics, LLC NWC Broad and Tank Farm page 25 of 28 noise management : room acoustics : environmental impact www.45dB.com Energy Equivalent Level (Leq) Because sound levels can vary markedly in intensity over a short period of time, some method for describing either the average character of the sound or the statistical behavior of the variations must be utilized. Most commonly, one describes ambient sounds in terms of an average level that has the same acoustical energy as the summation of all the time-varying events. This energy-equivalent sound/noise descriptor is called Leq and the time period is specified, i.e., ten minutes, or one hour. Field Sound Transmission Class (FSTC) A single number rating similar to STC, except that the transmission loss values used to derive the FSTC are measured in the field. All sound transmitted from the source room to the receiving room is assumed to be through the separating wall or floor-ceiling assembly. Outdoor-Indoor Transmission Class (OITC) A single number classification, specified by the American Society for Testing and Materials (ASTM E 1332 issued 1994), that establishes the A-weighted sound level reduction provided by building facade components (walls, doors, windows, and combinations thereof), based upon a reference sound spectrum that is an average of typical air, road, and rail transportation sources. The OITC is the preferred rating when exterior façade components are exposed to a noise environment dominated by transportation sources. Single Event Noise Exposure Level (SENEL) The time-integrated A-weighted sound pressure level of a single aircraft flyover (which exceeds a threshold noise level) which is expressed by the level of an equivalent one-second duration reference signal. Sound Transmission Class (STC) STC is a single number rating, specified by the American Society for Testing and Materials, which can be used to measure the sound insulation properties for comparing the sound transmission capability, in decibels, of interior building partitions for noise sources such as speech, radio, and television. It is used extensively for rating sound insulation characteristics of building materials and products. Structure-Borne Sound Sound propagating through building structure. Rapidly fluctuating elastic waves in gypsum board, joists, studs, etc. Subjective Loudness Level In addition to precision measurement of sound level changes, there is a subjective characteristic which describes how most people respond to sound:  A change in sound level of 3 dBA is barely perceptible by most listeners.  A change in level of 6 dBA is clearly perceptible.  A change of 10 dBA is perceived as being twice (or half) as loud. Attachment 8 Reading File Pg 382 45dB Acoustics, LLC NWC Broad and Tank Farm page 26 of 28 noise management : room acoustics : environmental impact www.45dB.com 11 Appendix 11.1 Sound level modeling Sound level contours based on topographic data, reflection and absorption are generated for assessment using SoundPLAN noise simulation software. The software calculates sound attenuation of environmental noise around buildings. For this project, the land between the sources (road and airport operations) and receiver project boundary, is generally flat and partially paved. The modeling software calculates the sound field in accordance with ISO 9613-2 “Acoustics - Attenuation of sound during propagation outdoors, Part 2: General Method of Calculation.” This standard states that “this part of ISO 9613 specifies an engineering method for calculating the attenuation of sound during propagation outdoors in order to predict the levels of environmental noise at a distance from a variety of sources. The method predicts the equivalent continuous A-weighted sound pressure level under meteorological conditions favorable to propagation from sources of known sound emissions.” 11.2 Sound Level Measurement The protocol used for the sound level measurements is prescribed in detail by the American Society for Testing and Materials (ASTM) in their E 1014 publication. The procedures and standards in that document were met or exceeded for sound level measurements shown in this report. The standards of ASTM E 1014 are exceeded by using Type 1 (Class 1) sound level meters for all measurements in this report instead of less accurate Type 2 meters. Therefore, the precision of the measurements in this report is likely to be better than +/- 1 dB. The sound level meters used for measurements shown in this report are Norsonic Nor140 Sound Analyzers. These sound level meters meet all requirements of ANSI s1.4, IEC 651 for Class 1 accuracy. The sound level meters were calibrated before and after each sound level measurement. The measurement results from both sound level meters running simultaneously were compared and found to be in close agreement. 11.3 Wind Speed Temperature, pressure and wind speed and direction data at San Luis Obispo County Regional Airport weather station are shown in Figure 23. During the measurement period from on September 30, 2017, the sky was essentially clear, and at the measurement locations the wind speed was generally less than 10 mph from the west and north. Wind speed above 12 mph has an increasing adverse effect on the accuracy of sound level measurements (reference: Federal Highway Administration, Noise Measurement). Attachment 8 Reading File Pg 383 45dB Acoustics, LLC NWC Broad and Tank Farm page 27 of 28 noise management : room acoustics : environmental impact www.45dB.com Figure 23: September 30, 2017 Climate Data 12 References 1. Airport Land Use Commission of San Luis Obispo County. 2005. Airport Land Use Plan 2. American Association of State Highway and Transportation Officials. 2011. A Policy on Geometric Design of Highways and Streets, 6th Edition. 3. American National Standards Institute, Inc. 2004. ANSI 1994 American National Standard Acoustical Terminology. ANSI S.1.-1994, (R2004), New York, NY. 4. American Society for Testing and Materials. 2004. ASTM E 1014 - 84 (Reapproved 2000) Standard Guide for Measurement of Outdoor A-Weighted Sound Levels. 5. Bolt, Beranek and Newman. 1973. Fundamentals and Abatement of Highway Traffic Noise, Report No. PB-222-703. Prepared for Federal Highway Administration. 6. California Airport Noise Regulations – Section 5000 et seq. of the California Code of Regulations (Title 21, Division 2.5, Chapter 6) 7. California Department of Transportation (Caltrans). 1982. Caltrans Transportation Laboratory Manual. Attachment 8 Reading File Pg 384 45dB Acoustics, LLC NWC Broad and Tank Farm page 28 of 28 noise management : room acoustics : environmental impact www.45dB.com 8. ______. 1998. Caltrans Traffic Noise Analysis Protocol for New Highway Construction and Highway Reconstruction Projects 9. California Resources Agency. 2007. Title 14. California Code of Regulations Chapter 3: Guidelines for Implementation of the California Environmental Quality Act Article 5. Preliminary Review of Projects and Conduct of Initial Study Sections, 15060 to 15065. 10. City of San Luis Obispo, California, General Plan Noise Element 11. City of San Luis Obispo, California, Public Works, Traffic Data. https://goo.gl/aRJIRq 12. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model User’s Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01 13. Federal Highway Administration. 2011. Measurement of Highway-Related Noise. https://goo.gl/dKlwZk 14. Federal Highway Administration. 2006. FHWA Roadway Construction Noise Model User’s Guide Final Report. FHWA-HEP-05-054 DOT-VNTSC-FHWA-05-01 15. Harris, Cyril M., editor. 1979 Handbook of Noise Control. 16. A Policy on Geometric Design of Highways and Streets 17. Interactive Sound Level Calculator, MAS Environmental https://goo.gl/23zTnQ Attachment 8 Reading File Pg 385   660 Tank Farm Mixed Use Project  Multimodal Transportation Impact Study    Central Coast Transportation Consulting 895 Napa Avenue, Suite A-6 Morro Bay, CA 93442 (805) 316-0101 November 2018 Prepared For: City of San Luis Obispo Attachment 9 Reading File Pg 386 Central Coast Transportation Consulting November 2018 1 660 Tank Farm Mixed Use Project Transportation Impact Study Executive Summary      This study evaluates the potential transportation impacts of the 660 Tank Farm mixed-use project located on the north side of Tank Farm Road between Broad Street and Santa Fe Road in the City of San Luis Obispo. The project proposes ten apartments, 130 beds in an assisted living facility, and 45,000 square feet of retail uses. Nine intersections were evaluated during the weekday morning (7-9 AM) and weekday evening (4-6 PM) time periods under Existing and Cumulative conditions. The 660 Tank Farm project is expected to generate a total of 1,930 new daily trips, 67 new AM peak hour trips, and 130 new PM peak hour trips. Impacts and mitigation measures are summarized below. Existing Plus Project # Location Impact Mitigation Measure 1 Broad / Tank Farm Addition of project traffic extends EBL turning queue by one to two vehicles Either provide vehicular connection from the 650 Tank Farm project to the 660 Tank Farm site to allow the 650 Tank Farm site to use Industrial Way to turn north onto Broad Street, or widen Broad Street and add a second SBL lane at the intersection 2 Mindbody road extension Addition of project traffic will increase use of the Mindbody road extension adjacent to SESLOC. Install a single-lane roundabout at the intersection of the Mindbody road extension adjacent to SESLOC on the north property line to encourage smooth traffic flow between the sites. 3 SESLOC RIRO driveway Installation of the project driveway on Broad Street as proposed is too close to the existing SESLOC right-in/right-out driveway. Eliminate the SESLOC RIRO driveway. Cumulative Plus Project 4 Tank Farm / South Higuera Intersection operates unacceptably, and addition of project traffic increases V/C by 0.1 Install a second SBL turn lane. 5 Tank Farm / Santa Fe Northbound approach operates at LOS F with and without the project. Install a multi-lane roundabout. 6 Broad / Industrial Operates at LOS F during the PM peak hour with and without the project due to long pedestrian crossing times and split phasing. Convert east and west approaches from split phasing to permissive phasing and restripe both approaches to provide dedicated left turn lanes and shared through/right turn lanes. 7 Broad / Tank Farm Operates at LOS F for both peak hours. Add a second southbound left turn lane, add a dedicated northbound right turn lane, and convert the westbound right turn lane to a shared through/right lane. Establish time-of- day timing plans as recommended in the City’s Circulation Element EIR. 8 Tank Farm between Santa Fe and Old Windmill Operates at LOS E during PM peak hour. Widen segment to four lanes. Further details are provided in the body of this report. Attachment 9 Reading File Pg 387 Central Coast Transportation Consulting November 2018 2 660 Tank Farm Mixed Use Project Transportation Impact Study Contents  Executive Summary .................................................................. 1  Contents ...................................................................................... 2  Introduction ............................................................................... 3  Analysis Methods....................................................................... 6  Existing Conditions ................................................................... 8  Existing Plus Project Conditions .......................................... 18  Cumulative Conditions ........................................................... 29  References ................................................................................. 42  Figure 1: Project and Study Locations .............................................................................................................. 4  Figure 2: Project Site Plan ................................................................................................................................... 5  Figure 3: Existing Peak Hour Volumes and Lane Configurations .............................................................17  Figure 4: Project Trip Distribution and Assignment ....................................................................................20  Figure 6: Cumulative and Cumulative Plus Project Volumes .....................................................................30  Figure 7: Cumulative Plus Project Volumes ..................................................................................................31  Appendix A: Traffic Counts Appendix B: Intersection LOS Calculation Sheets Appendix C: Segment LOS Calculation Sheets Attachment 9 Reading File Pg 388 Central Coast Transportation Consulting November 2018 3 660 Tank Farm Mixed Use Project Transportation Impact Study Introduction  This study evaluates the potential transportation impacts of the 660 Tank Farm mixed-use project located on the north side of Tank Farm Road between Broad Street and Santa Fe Road in the City of San Luis Obispo. The project proposes ten apartments, 130 beds in an assisted living facility, and 45,000 square feet of retail uses. The project was formerly analyzed including the adjacent property (650 Tank Farm), which was subsequently analyzed as a stand-alone project. This study relies on that prior analysis to identify impacts. The project’s location and study intersections are shown on Figure 1, while Figure 2 shows the project site plans. Study intersections were identified in consultation with City staff. The following intersections were analyzed during the weekday morning (7-9 AM) and evening (4-6 PM) time periods: 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/Mindbody Traffic Signal 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane 9. Broad Street/Aero Drive Vehicular, pedestrian, and bicycle levels of service are reported for each study intersection consistent with the City’s Multimodal Transportation Impact Guidelines. The study segments were identified in consultation with City staff consistent with City policies. Four roadway segments were analyzed for bicycle, pedestrian, transit, and auto level of service during the AM and PM peak hours: 1. Tank Farm Road (Broad Street to Higuera Street) 2. Tank Farm Road (Broad Street to Orcutt Road) 3. Broad Street (Orcutt Road to Tank Farm Road) 4. Broad Street (Tank Farm Road to South City Limits) The study locations were evaluated under these scenarios: 1. Existing Conditions reflects 2016 traffic counts and the existing transportation network. 2. Existing Plus Project adds Project-generated traffic to Existing Conditions volumes. Note that this scenario includes both the 650 and 660 Tank Farm projects, thereby slightly overstating project trips and associated impacts. 3. Cumulative Plus Project represents future traffic conditions reflective of the buildout of land uses in the area, including the proposed Project. Each scenario is described in more detail in the appropriate chapter. Attachment 9 Reading File Pg 389 660 Tank Farm TIS Figure 1: Project and Study Locations Legend: x - Study Intersection- Project Sites 2 7 3 5 41 8 9 6 Attachment 9 Reading File Pg 390 Figure 2: Project Site Plan 660 Tank Farm TIS Attachment 9 Reading File Pg 391 Central Coast Transportation Consulting November 2018 6 660 Tank Farm Mixed Use Project Transportation Impact Study Analysis Methods  The analysis approach was developed based on the City of San Luis Obispo’s standards and policies. Facilities operated by the City of San Luis Obispo were evaluated using thresholds identified in the 2014 Circulation Element. Table 2 of the Circulation Element specifies that level of service (LOS) D or better operations shall be maintained for bicycle, transit, and vehicle modes in the study area. The minimum LOS standard for pedestrians is LOS C. The Circulation Element establishes priorities of each mode as presented in Table 1. Project impacts are considered significant if the project degrades a higher priority mode. Intersection Analysis The level of service thresholds for intersections and the pedestrian, bicycle, and transit modes based on the 6th Edition Highway Capacity Manual (HCM) are presented in Table 2. The study intersections were analyzed with the Synchro 10 software package applying the HCM 6th Edition methods. Segment Analysis The study roadway segments were evaluated for auto, transit, pedestrians, and bicycles using the LOS+ software, which applies the HCM 2010 methods. The LOS score thresholds are shown in Table 3. Priority Residential Corridors & Neighborhoods Commercial Corridors & Areas Regional Arterial and Highway Corridors 1 Pedestrians Vehicles Vehicles 2 Bicycles Bicycles Transit 3 Vehicle Transit Bicycles 4 Transit Pedestrians Pedestrians Table 1: Modal Priorities for Level of Service1 1. Source: Table 3 City of San Luis Obispo TIS Guidelines Control Delay (sec/vehicle) Level of Service Control Delay (seconds/vehicle) Level of Service LOS Score Level of Service Control Delay (sec/ped) Level of Service ≤ 10 A ≤ 10 A ≤ 1.5 A ≤ 5A > 10 - 20 B > 10 - 15 B >1.5 - 2.5 B >5 - 10 B > 20 - 35 C > 15 - 25 C >2.5 - 3.5 C >10 - 20 C > 35 - 55 D > 25 - 35 D >3.5 - 4.5 D >20 - 30 D > 55 - 80 E > 35 - 50 E > 4.5 - 5.5 E >30 - 45 E > 80 F > 50 or v/c > 1 F > 5.5 F >45 F Table 2: Intersection Level of Service Thresholds 1. Source: Exhibit 19-8 of the 6th Edition Highway Capacity Manual. 2. Source: Exhibit 20-2 of the 6th Edition Highway Capacity Manual. 4. Source: Exhibit 20-3 of the 6th Edition Highway Capacity Manual. Signalized Intersections1 Two-Way Stop Sign Controlled2 Pedestrian and Bicycle Modes, TWSC4 Pedestrian and Bicycle Modes, Signal Control3 3. Source: Exhibit 19-9 of the 6th Edition Highway Capacity Manual Attachment 9 Reading File Pg 392 Central Coast Transportation Consulting November 2018 7 660 Tank Farm Mixed Use Project Transportation Impact Study The segment of Tank Farm Road between Old Windmill Road and Santa Fe Road was also evaluated using generalized LOS thresholds applied in the City’s Circulation Element Update. Thresholds of Significance Significant impacts to transportation facilities are identified under the following circumstances: Unsignalized intersections: Project traffic causes an intersection operating at LOS A, B, C, or D to degrade to unacceptable traffic conditions of LOS E or F; and the volume-demand-to-capacity ratio (V/C), which compares roadway demand (vehicle volumes) with roadway supply (roadway capacity), is increased by 0.01 or more and signal warrants are met; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. Signalized Intersections Project traffic causes an intersection operating at an acceptable LOS D or better to degrade to unacceptable traffic conditions, and the V/C ratio is increased by 0.01 or more; or the project buildout causes or exacerbates 95th percentile turning movement queues exceeding available turn pocket capacity. Segments: Project traffic causes segment operation level of service degradation as follows:  For bicycles, a segment operating at LOS A, B, C, or D to degrade to LOS E or F.  For pedestrians, a segment operating at LOS A, B, or C to degrade to LOS D, E, or F.  For vehicles, segments operating at LOS A, B, C, or D to degrade to LOS E or F and an increase of the V/C ratio by .01 or more.  For transit service, a segment operating at LOS A, B, C, or D to degrade to LOS E or F; or a segment with a baseline LOS E or F to degrade in a contextually significant way. The City’s Multimodal Transportation Impact Study Guidelines allow discretion when identifying impacts to non-auto modes based on whether the impacts are contextually significant. LOS Score Level of Service ≤ 2.00 A > 2.00-2.75 B > 2.75-3.50 C > 3.50-4.25 D > 4.25-5.00 E > 5.00 F Table 3: Roadway Segment Level of Service Thresholds 1. Source: Exhibits 16-5 and 16-6 of the 2010 Highway Capacity Manual, assuming 60 ft2/p for pedestrian mode. Pedestrian, Bicycle, and Transit Modes, Segments4 Attachment 9 Reading File Pg 393 Central Coast Transportation Consulting November 2018 8 660 Tank Farm Mixed Use Project Transportation Impact Study Existing Conditions  This section describes the existing transportation system and current operating conditions in the study area. EXISTING ROADWAY NETWORK Broad Street is a north-south, two-way road. North of its intersection with South Street and Santa Barbara Avenue, it is a 2-lane residential arterial street with a speed limit of 35 mph. This section of road functions as a main connection between residential areas and the downtown core. South of the Broad/South/Santa Barbara intersection, Broad Street is a 4-lane highway/regional route with a speed limit ranging from 40 mph at the north end of the segment to 45 mph at the southern end. This segment serves as a main route to and from the southern industrial and commercial centers to the downtown core and other regions. Tank Farm Road is an east-west, 2- lane arterial road with a speed limit of 45 mph in the study area. Tank Farm Road serves a major connection from South Higuera Street to Broad Street, connecting residential with commercial and industrial areas. Santa Fe Road is a two-lane, two-way commercial collector. Santa Fe Road connects Buckley Road and Hoover Ave to Tank Farm Road. Industrial Way is a two-lane commercial collector with a speed limit of 40 mph. Industrial Way connects the commercial properties of Broad Street to the rest of the region via Broad Street. West of Broad Street Industrial Way serves Damon Garcia Park and a commercial development. Aero Vista Lane is a two-lane, two-way highway/regional route with a speed limit of 25 mph. Aero Vista Lane links commercial properties to Broad street, which provides access to the airport region. Aero Drive is a two-lane, two-way local road with a speed limit of 25 mph. Aero Drive serves as the primary access point for the San Luis Obispo County Regional Airport. Capitolio Way is a two-lane, two-way commercial collector with a speed limit of 35 mph. It links commercial properties to Sacramento Drive and Broad Street. Long Street is a two-lane, two-way local road. Long street connects Hind Lane to Tank Farm Road. South Higuera Street is a north-south, 4-lane arterial with a speed limit of 45 mph in the study area. South Higuera Street serves as the primary north-south route on the east side of US 101 serving local traffic. Mindbody Driveway is the main entrance serving the main campus of Mindbody, Inc., along with other businesses in the same business park. EXISTING PEDESTRIAN AND BICYCLE FACILITIES Pedestrian facilities include sidewalks, crosswalks, and pedestrian signals at signalized intersections. South of Rockview Place, Broad Street has a paved sidewalk only on the east side of the street. Broad Street between Tank Farm Road and Aero Vista Lane has a discontinuous sidewalk on the east side of the street. East of the Union Pacific Railroad overhead crossing, Tank Farm Road has a discontinuous sidewalk on its north side. West of Broad Street, Tank Farm Road has no sidewalks on the north side of the road, and between Santa Fe Road and Old Windmill Lane has no sidewalks on either side. All other study segments have paved sidewalks on both sides of the street. The intersection of Tank Farm Road and Long Street, with stop control only on Long Street, does not have striped crosswalks for any pedestrian movements. The intersection of Tank Farm Road and Santa Attachment 9 Reading File Pg 394 Central Coast Transportation Consulting November 2018 9 660 Tank Farm Mixed Use Project Transportation Impact Study Fe Road, with stop control only on Santa Fe Road, does not have striped crosswalks for any pedestrian movements. The signalized intersection of Tank Farm Road and the Mindbody driveway has no pedestrian phases or striped crosswalks. The intersection of Broad Street and Capitolio Way, with stop control only on Capitolio Way, does not have any striped crosswalks. The intersection of Broad Street and Aero Vista Lane, with stop control only on Aero Vista Lane, does not have any striped crosswalks. The signalized intersection of Broad Street and Aero Drive only has pedestrian phases for the north, east, and west legs. All other intersections have crosswalks on all legs. Bicycle facilities in the study area consist of Class II bike lanes. A Class II bike lane provides a striped lane for one-way bicycle travel on the side of a street. Broad Street and Tank Farm Road both have Class II bike lanes on both sides of the road throughout the study segments. EXISTING TRANSIT SERVICE The San Luis Obispo Regional Transit Authority (RTA) and the City of San Luis Obispo Transit Division (SLO Transit) provide transit service to the study area. SLO Transit Routes 1 and 3 provide fixed-route service to the study area. RTA offers Dial-A-Ride curb to curb services within the city limits. An acceptable transit LOS is primarily predicated on the presence of shelters and benches at bus stops, as well as the frequency and on-time performance of each route. If there are no bus stops on a segment, transit LOS is marked as N/A. SLO Transit Route 1A passes through the vicinity of the project as it travels north and southbound along Broad Street. Route 1A services the Downtown Transit Center, the Orcutt Road/Johnson Avenue area and the San Luis Obispo County Regional Airport. It enters the vicinity of the project traveling westbound on Tank Farm Road, before turning south to serve the airport and going north on Broad Street to serve the Downtown Transit Center. It has stops at the airport near Aero Drive, Aero Vista Lane, Broad and Tank Farm (Marigold Center), Broad and Industrial, and stops to the north and south of Capitolio Way. It is important to note that the stops along Broad Street north of Tank Farm Road are located on the east side of Broad Street. Route 1A runs daily with hourly headways. Buses typically run from 6:15 AM to 10:00 PM on weekdays and from 8:15 AM to 8:00 PM on weekends. SLO Transit implemented their latest Short-Range Transit Plan (SRTP) in mid-2017, so long-term boarding data is not available. Before implementation of the SRTP, Route 3 served stops around the Marigold shopping center, which is located on the northeast corner of the Tank Farm Road and Broad Street intersection. The SRTP notes that the stop at the Marigold center served 37 boardings and 10 alightings per day. The stop nearer to Capitolio Way was served 24 boardings and alightings per day. Attachment 9 Reading File Pg 395 Central Coast Transportation Consulting November 2018 10 660 Tank Farm Mixed Use Project Transportation Impact Study EXISTING TRANSPORTATION CONDITIONS This section is divided into the following subsections: 1) intersection operations, 2) segment operations. 1. Intersection Operations Traffic counts were collected in 2016 by the City of San Luis Obispo as a part of their biannual traffic count data collection program, with the exceptions of Tank Farm Road/Long Street, Tank Farm Road/Santa Fe Road, Tank Farm Road/Mindbody Traffic Signal, and Broad Street/ Aero Vista Lane, which were collected independently in 2016 and 2017. Traffic count sheets are provided in Appendix A. Figure 3 shows the Existing and Existing Plus Project peak hour traffic volumes. Table 4 shows the LOS for the study intersections and Table 5 summarizes the vehicular queuing, with detailed calculation sheets included in Appendix B. The following intersections operate below the LOS D threshold for vehicles:  Tank Farm Road/Long Street (#2): The southbound approach operates at LOS E during the PM peak hour due to long delays experienced by left-turning traffic.  Tank Farm Road/Santa Fe Road (#3): The northbound approach operates at LOS E during the PM peak hour due to long delays experienced by left-turning traffic and high volumes on Tank Farm Road. Attachment 9 Reading File Pg 396 Central Coast Transportation Consulting November 2018 11 660 Tank Farm Mixed Use Project Transportation Impact Study Tables 5 presents a summary of the existing queues for the study intersections. Existing queue calculations can be found in Appendix B. Existing 95th Percentile Queues (ft)1 AM 125 PM #311 AM 63 PM 93 AM 30 PM 61 AM #324 PM #471 AM 7 PM 31 AM 42 PM 20 AM 24 PM #183 AM 3 PM 16 AM 18 PM 67 AM 63 PM #96 AM 79 PM #274 AM 145 PM #277 AM 89 PM 58 AM #265 PM #273 AM 120 PM #210 AM 95 PM #244 AM 83 PM 167 AM 11 PM 51 AM 32 PM 83 Bold indicates queue length longer than storage length. SBL 250 SBR 300 3. Tank Farm Road/Santa Fe Road NBR 25 4. Tank Farm Road/MindBody Traffic Signal WBL 210 NBL 330 5. Broad Street/Capitolio Way WBL - Table 5: Existing Queue Summary Intersection Movement Storage Length (ft)Peak Hour 1. Tank Farm Road/South Higuera Street WBL 670 WBR 250 NBR 140 SBL 165 8. Broad Street/Aero Vista Lane EBL 75 9. Broad Street / Aero Drive EBT/L 310 1. Queue length that would not be exceeded 95 percent of the time. # indicates that 95th percentile volume exceeds capacity, queue may be longer. Detailed queues provided in Appendix B. 6. Broad Street/Industrial Way EBT/L 350 NBL 150 SBL 150 7. Broad Street/Tank Farm Road EBL 300 EBR 90 WBL 150 NBL 290 Attachment 9 Reading File Pg 397 Central Coast Transportation Consulting November 2018 12 660 Tank Farm Mixed Use Project Transportation Impact Study The following instances of queue spillback or overcapacity movements are noted:  Tank Farm Road/South Higuera Street (#1): The westbound left turning movement is over capacity and occasionally does not clear in a single cycle during the PM peak hour. The southbound left turning movement queues sometimes require more than one cycle to clear. The reported queues are longer than field-observed conditions due to the high vehicular volumes and the minimum green times required to serve pedestrians. There are relatively few pedestrian calls, so the intersection operates with shorter queues than shown in Table 5. However, some of the observed queues still exceeded the turn pocket lengths and did not clear within a cycle. Additionally, vehicles making a southbound left turning movement can utilize the two-way left turn lane to effectively extend the turn pocket without blocking through movements.  Tank Farm Road/Santa Fe Road (#3): The northbound right queue exceeds the turn pocket slightly in the PM peak hour. The northbound approach is flared, without a marked turn pocket, so a pocket length of 25 feet was assumed for this analysis. However, the wide flare at this intersection prevents the right-turning queue from blocking left-turning traffic, even if queues slightly exceed 25 feet.  Broad Street/Industrial Way (#6): In the PM peak hour, the southbound left turning movement is over capacity and the queue length exceeds the turn pocket length. At this location, the pedestrian walk and flashing don’t walk times and split phasing dictate long cycle lengths on the east and westbound approaches, resulting in green times longer than are needed to serve the vehicular volumes. Traffic counts and field observations indicate that there are relatively few pedestrian crossings and the reported overcapacity queue operates acceptably in the field.  Broad Street/Tank Farm Road (#7): In the PM peak hour, the eastbound left movement is over capacity. The westbound left movement is over capacity and exceeds the turn pocket length for both peak hours. The northbound and southbound left movements are over capacity during the PM peak hour. This intersection experiences high turning volumes, which results in queues for many turning movements. Tables 6 and 7 show the existing pedestrian and bicycle LOS for the study intersections. Attachment 9 Reading File Pg 398 Central Coast Transportation Consulting November 2018 13 660 Tank Farm Mixed Use Project Transportation Impact Study Pedestrian service levels exceed the acceptable levels at intersections 2, 3, 5, and 8 due to the presence of side-street stop controlled intersections. There are signalized intersections providing pedestrian signals near all of these locations. No other pedestrian deficiencies are reported. Attachment 9 Reading File Pg 399 Central Coast Transportation Consulting November 2018 14 660 Tank Farm Mixed Use Project Transportation Impact Study No bicycle intersection LOS deficiencies are reported. Intersection Direction LOS Score 2 LOS1 LOS Score4 LOS1 NB 3.41 C 3.60 D SB 3.04 C 3.47 C EB 3.12 C 3.10 C WB 3.55 D 4.44 D EB WB EB WB NB 2.51 C 2.87 C SB ---- EB 2.89 C 3.10 C WB 4.13 D 4.50 D NB SB NB 3.12 C 3.28 C SB 3.14 C 3.21 C EB 2.71 C 2.86 C WB 2.89 C 3.25 C NB 3.58 D 3.73 D SB 3.69 D 3.80 D EB 3.27 C 3.57 D WB 3.89 D 3.85 D NB SB NB 3.43 C 2.89 C SB 2.85 C 3.28 C EB 2.70 C 2.90 C WB 2.71 C 2.76 C 1. HCM 6th bicycle score and LOS. 2. The HCM 6th does not establish LOS standards for bicycles at stop-controlled intersections. 9. Broad Street/Aero Drive 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane Table 7: Existing Intersection Bicycle Levels of Service AM Peak Hour PM Peak Hour N/A N/A N/A N/A N/A N/A N/A N/A 4. Tank Farm Road/MindBody Traffic Signal Attachment 9 Reading File Pg 400 Central Coast Transportation Consulting November 2018 15 660 Tank Farm Mixed Use Project Transportation Impact Study 2. Segment Operations Tables 8 and 9 show the existing segment operations during the AM and PM peak hours. The following deficiencies are reported:  Auto: Multiple segments of Broad Street operate deficiently because their volume to capacity ratios are greater than one, which results in an automatic LOS F. The segment of westbound Tank Farm from Old Windmill Lane to Santa Fe Road (#1a) also operates unacceptably at LOS F during the PM peak hour due to a volume to capacity ratio greater than one. The remaining segments operate acceptably.  Pedestrian: Multiple segments do not have a pedestrian LOS reported due to the absence of pedestrian facilities, or discontinuous pedestrian facilities. The segment of northbound Broad Street from Orcutt Road to Industrial Way (#3a) operates unacceptably at LOS D during the PM peak hour. This segment has a relatively wide sidewalk (over eight feet in most places) with narrower sections separated from the travel lanes by a landscaped buffer. This buffer was not included in the MMLOS analysis because it is discontinuous; however, coding even a one foot buffer improves this segment to LOS C. The remaining segments operate acceptably. The remaining segments with pedestrian facilities operate accpetably.  Bicycle: All bicycle segments operate acceptably at LOS D or better.  Transit: Multiple study segments operate below the desired transit service level due to relatively infrequent service or the lack of bus stops on a specific segment. Segment Direction Score LOS 1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.78 C N/A N/A WB 2.34 B N/A N/A 2.69 B N/A N/A EB 2.75 B 2.79 C2.05BN/AN/A WB 2.75 B N/A N/A 2.44 B N/A N/A EB 2.47 B 2.84 C2.18BN/AN/A WB 2.47 B 3.14 C2.38B3.33C EB 3.13 C 1.12 A0.30AN/AN/A WB 3.13 C N/A N/A 0.47 A 4.17 D NB 2.14 B 3.14 C2.21B4.65 E SB 2.14 B N/A N/A 2.09 B N/A N/A NB 2.14 B 2.83 C2.09B5.55 F SB 2.14 F N/A N/A 2.06 B N/A N/A NB 2.52 F N/A N/A 2.08 B N/A N/A SB 2.52 B 3.22 C0.98A4.69 E NB 2.14 B 2.89 C1.24AN/AN/A SB 2.14 B 2.18 B0.92AN/AN/A NB 2.93 F N/A N/A 2.10 B N/A N/A SB 2.93 C N/A N/A 1.22 A 5.70 F Transit3 2b. Tank Farm Road - UPRR to Orcutt Road 2. LOS is not established for segments without a sidewalk. Auto Pedestrian 2 Bicycle 1. HCM 2010 LOS score and LOS. 3. LOS is not established for segments without a directional transit route. 2a. Tank Farm Road - Broad Street to UPRR 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street 3b. Broad Street - Industrial Way to Tank Farm Road 4b. Broad Street - Aero Vista Lane to Aero Drive 4c. Broad Street - Aero Drive to South City Limits 4a. Broad Street - Tank Farm Road to Aero Vista Lane 3a. Broad Street - Orcutt Road to Industrial Way Table 8: Existing AM Segment MMLOS1 Attachment 9 Reading File Pg 401 Central Coast Transportation Consulting November 2018 16 660 Tank Farm Mixed Use Project Transportation Impact Study Segment Direction Score LOS1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.80 C N/A N/A WB 2.34 B N/A N/A 2.92 C N/A N/A EB 2.75 B 3.11 C 2.20 B N/A N/A WB 2.75 B N/A N/A 2.57 B N/A N/A EB 2.47 B 3.30 C 2.59 B N/A N/A WB 2.47 B 3.13 C 2.37 B 3.32 C EB 3.13 C 1.72 A 0.66 A N/A N/A WB 3.13 C N/A N/A 0.33 A 4.14 D NB 2.14 F 3.64 D 2.39 B 4.71 E SB 2.14 B N/A N/A 2.11 B N/A N/A NB 2.14 B 2.80 C 2.11 B 5.53 F SB 2.14 F N/A N/A 2.08 B N/A N/A NB 2.52 F N/A N/A 2.06 B N/A N/A SB 2.52 B 3.38 C 1.05 A 4.72 E NB 2.14 B 2.32 B 0.83 A N/A N/A SB 2.14 F 2.68 B 1.18 A N/A N/A NB 2.93 C N/A N/A 1.77 A N/A N/A SB 2.93 C N/A N/A 1.53 A 5.71 F Table 9: Existing PM Segment MMLOS1 2. LOS is not established for segments without a sidewalk. 3a. Broad Street - Orcutt Road to Industrial Way Auto Pedestrian 2 Bicycle Transit 3 1. HCM 2010 LOS score and LOS. 4a. Broad Street - Tank Farm Road to Aero Vista Lane 4b. Broad Street - Aero Vista Lane to Aero Drive 3. LOS is not established for segments without a directional transit route. 4c. Broad Street - Aero Drive to South City Limits 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR 2b. Tank Farm Road - UPRR to Orcutt Road 3b. Broad Street - Industrial Way to Tank Farm Road 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road Attachment 9 Reading File Pg 402 660 Tank Farm TIS Figure 3: Existing Peak Hour Volumes and Lane Configurations Legend: - Study Intersection - Project Site- AM(PM) Peak Hour Traffic Volumes x - Stop Sign - Traffic Signal 1.2.3. 4.5.6. 7.8.9. 2 7 3 5 41 8 9 6 Attachment 9 Reading File Pg 403 Central Coast Transportation Consulting November 2018 18 660 Tank Farm Mixed Use Project Transportation Impact Study Existing Plus Project Conditions  This section evaluates the impacts of the proposed project on the surrounding transportation network. PROJECT TRAFFIC ESTIMATES The amount of project traffic affecting the study locations is estimated in three steps: trip generation, trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by the site. Trip distribution identifies the general origins and destination of these trips, and trip assignment specifies the routes taken to reach these origins and destinations. Trip Generation The project’s trip generation estimate was developed using weekday daily, AM peak hour, and PM peak hour data provided in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual. Table 10 shows the estimated trip generation from the proposed project. The 660 Tank Farm project is expected to generate a total of 1,930 new daily trips, 67 new AM peak hour trips, and 130 new PM peak hour trips. Net new trips were found by taking the total daily, AM, and PM project generated trip totals and subtracting internal capture trips, and pass-by trips. Trip Distribution and Assignment Trip distribution and assignment for the project trips were estimated using a select zone procedure in the City’s Travel Demand Model, refined based on the site plan and local knowledge. Figure 4 shows the trip distribution percentages and project traffic assignment. Figure 5 shows the Existing Plus Project volumes. Planned Improvements The current site plans do not show detailed dimensions of all frontage improvements. Consistent with the Airport Area Specific Plan (AASP), 6-foot sidewalks with a 5-foot landscaped buffer were assumed along the west side Broad Street adjacent to the project site. Inconsistent with the Airport Specific Plan, however, no continuous landscaped buffer is proposed along the north side of Tank Farm Road. Land Use Size Unit 1 Daily In Out Total In Out Total Assisted Living (254)6 94 beds 250 851391221 Nursing Home (620)7 36 beds 99 336358 Apartment (220)2 10 DU 67 145426 Shopping Center (820)3 45 KSF 1,922 27 16 43 80 87 167 148 0 0 0 10 10 20 260 0 0 0 26 26 52 1,930 39 28 67 60 70 130 6) ITE Land Use Code #254, Assisted Living. Fitted curve equations used. 7) ITE Land Use Code #620, Nursing Home. Average rates used. Source: ITE Trip Generation Manual , 9th Edition, 2012; CCTC, 2017. 1) DU = dwelling unit, KSF = thousand square feet 2) ITE Land Use Code #220, Apartment. Fitted curve equations used. 3) ITE Land Use Code #820, Shopping Center. Average rates used. Internal Trips 4) PM Peak Hour rate multiplied by a factor of 5 to determine daily trips. 5) PM Peak Hour rate multiplied by a factor of 10 to determine daily trips. Pass-By Trips4 Net New Trips PM Table 10: Weekday Vehicle Trip Generation AM Attachment 9 Reading File Pg 404 Central Coast Transportation Consulting November 2018 19 660 Tank Farm Mixed Use Project Transportation Impact Study However, a sidewalk is proposed and was assumed to be 6 feet wide, the standard provided by the Airport Specific Plan. Site access is proposed via one full access driveway on the north leg of the Mindbody signal, one right- in right-out left-in driveway on Broad Street, and one right-in right-out driveway on Tank Farm Road, all of which would serve the commercial, assisted living and memory care land uses. These improvements and recommended access changes are discussed in detail in the Site Access and Circulation section of this report. Attachment 9 Reading File Pg 405 Figure 4: Project Trip Distribution and Existing Project Volumes 660 Tank Farm TIS Legend: - Study Intersection - Project Site - AM(PM) Peak Hour Traffic Volumes x - Existing% (Cumulative %) Project Trip Distribution 1.2.3. 4.5.6. 7.8.9. 2 3 5 41 8 9 6 7 Attachment 9 Reading File Pg 406 Figure 5: Existing Plus Project Volumes 660 Tank Farm TIS Legend: - Study Intersection - Project Site - AM(PM) Peak Hour Traffic Volumes x 1.2.3. 4.5.6. 7.8.9. 2 3 5 41 8 9 6 7 Attachment 9 Reading File Pg 407 Central Coast Transportation Consulting November 2018 22 660 Tank Farm Mixed Use Project Transportation Impact Study EXISTING PLUS PROJECT IMPACT ANALYSIS 1. Intersection Operations Figure 3 shows the Existing and Existing Plus Project peak hour traffic volumes. Table 11 shows the LOS for the study intersections and Table 12 summarizes the vehicular queuing under Existing Plus Project conditions, with detailed calculation sheets included in Appendix B. Note that Existing Plus Project conditions include both the 650 and 660 Tank Farm project trips. The following intersection operates below the LOS D threshold for vehicles:  Tank Farm Road/Long Street (#2): the side street approaches to this intersection operate unacceptably both with and without the project during the PM peak hour. A traffic signal is in final design for this location and is required as a condition of approval for a nearby project. Installation of a traffic signal would result in acceptable operations.  Tank Farm Road/MindBody Traffic Signal (#4): with the addition of the project, this intersection operates unacceptably during the PM peak hour. The remaining intersections operate at an acceptable service level. Table 12 presents the key queues for the study intersections. Detailed queue and LOS results are provided in Appendix B. Intersection Peak Hour V/C 1 Delay2 (sec/veh) LOS V/C 1 V/C Delta Delay2 (sec/veh) LOS AM 0.87 26.7 C 0.87 0.00 27.2 C PM 0.93 32.7 C 0.95 0.02 33.9 C AM 0.19 1.9 (23.4) - (C) 0.19 0.00 1.9 (24.1) - (C) PM 0.40 3.8 (41.7) - (E)0.46 0.06 4.3 (57.9) - (F) AM 0.15 1.3 (20.5) - (C) 0.15 0.00 1.2 (16.6) - (C) PM 0.46 3.7 (39.6) - (E)0.48 0.02 2.7 (28.6) - (D) AM 0.77 7.4 A 0.83 0.06 10.8 B PM 0.91 14.7 B 1.20 0.29 65.1 E AM 0.20 1.0 (14.7) - (B) 0.21 0.01 1.1 (15.8) - (C) PM 0.38 1.7 (23.5) - (C) 0.40 0.02 1.8 (26.1) - (D) AM 0.79 13.5 B 0.79 0.00 14.2 B PM 0.97 26.9 C 1.02 0.05 32.3 C AM 0.87 38.2 D 0.87 0.00 39.4 D PM 0.88 43.8 D 0.89 0.01 46.4 D AM 0.14 0.8 (19.9) - (C) 0.15 0.01 0.8 (20.2) - (C) PM 0.47 2.1 (28.0) - (D) 0.49 0.02 2.1 (29.0) - (D) AM 0.66 7.6 A 0.66 0.00 7.7 A PM 1.07 32.9 C 1.16 0.09 35.2 D 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 8. Broad Street/Aero Vista Lane 4. Tank Farm Road/MindBody Traffic Signal 1. Volume to capacity ratio reported for worst movement. Existing Table 11: Existing and Existing Plus Project Intersection Auto Levels of Service Existing + Project 7. Broad Street/Tank Farm Road 9. Broad Street/Aero Drive 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road Note: Unacceptable operations shown in bold text. 2. HCM 6th average control delay in seconds per vehicle. For side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. Attachment 9 Reading File Pg 408 Central Coast Transportation Consulting November 2018 23 660 Tank Farm Mixed Use Project Transportation Impact Study Existing Existing + Project AM 125 130 PM #311 #323 AM 63 63 PM 93 94 AM 30 30 PM 61 64 AM #324 #328 PM #471 #482 AM 77 PM 31 33 AM 42 56 PM 20 23 AM 24 35 PM #183 184 AM 3 5 PM 16 22 AM 18 38 PM 67 106 AM 63 64 PM #96 #96 AM 79 #82 PM #274 #274 AM 145 174 PM #277 #316 AM 89 105 PM 58 60 AM #265 #266 PM #273 #278 AM 120 124 PM #210 #229 AM 95 97 PM #244 #249 AM 83 100 PM 167 236 AM 11 11 PM 51 55 AM 32 32 PM 83 86 8. Broad Street/Aero Vista Lane EBL 75 9. Broad Street / Aero Drive EBT/L 310 1. Queue length that would not be exceeded 95 percent of the time. # indicates that 95th percentile volume exceeds capacity, queue may be longer. 3. Tank Farm Road/Santa Fe Road NBR 25 4. Tank Farm Road/MindBody Traffic Signal WBL 210 NBL 330 5. Broad Street/Capitolio Way WBL - Table 12: Summary Existing and Existing Plus Project Queues Intersection Movement Storage Length (ft) Bold indicates queue length longer than storage length. 6. Broad Street/Industrial Way EBT/L 350 NBL 150 SBL 150 7. Broad Street/Tank Farm Road EBL 300 EBR 90 WBL 150 NBL 290 SBL 250 SBR 300 Peak Hour 95th Percentile Queues (ft)1 1. Tank Farm Road/South Higuera Street WBL 670 WBR 250 NBR 140 SBL 165 Attachment 9 Reading File Pg 409 Central Coast Transportation Consulting November 2018 24 660 Tank Farm Mixed Use Project Transportation Impact Study The addition of project traffic increases critical queues by at least one vehicle length at the following intersection:  Broad Street/Tank Farm Road (#7): The existing queue length for the eastbound left turn is near its capacity, and the addition of project traffic would increase the eastbound left turn queue by one to two vehicles. Most of the project traffic added to this movement comes from the 650 Tank Farm parcel going north on Broad Street. Intersection Mitigations  Tank Farm Road/Long Street (#2): Installation of a traffic signal would result in acceptable operations. This signal is currently in design as mitigation for another development project.  Tank Farm Road/MindBody Traffic Signal (#4): Providing a second westbound through lane on Tank Farm Road consistent with the cross section in the Airport Area Specific Plan would result in acceptable operations.  Broad Street/Tank Farm Road (#7): A vehicular connection from the 650 Tank Farm parcel to the Westmont site would allow use of the traffic signal at Industrial Way, thereby avoiding the impacted intersection, reducing the eastbound left turn queue, and improving site circulation. Alternatively, the eastbound left turn queue at Broad Street/Tank Farm Road could be reduced to acceptable levels by providing a second southbound left turn lane. This may require a slight widening of the southbound approach of Broad Street. Tables 13 and 14 show the Existing and Existing Plus Project pedestrian and bicycle levels of service at the study intersections. Note that Existing Plus Project conditions include both the 650 and 660 Tank Farm project trips. The intersection of Tank Farm Road and Santa Fe Road (#3) changes from LOS C to LOS E with the addition of the project. This is due to the widening of Tank Farm Road at the project frontage. Crosswalks are available at the intersection of Tank Farm Road and Broad Street and there are currently very few pedestrians crossing Tank Farm Road at Santa Fe Road, so this change is not anticipated to impact pedestrians. No other new deficiencies are reported from Existing to Existing Plus Project conditions. Attachment 9 Reading File Pg 410 Central Coast Transportation Consulting November 2018 25 660 Tank Farm Mixed Use Project Transportation Impact Study Attachment 9 Reading File Pg 411 Central Coast Transportation Consulting November 2018 26 660 Tank Farm Mixed Use Project Transportation Impact Study Intersection Direction LOS Score 1 LOS1 LOS Score1 LOS1 NB 3.41 C 3.41 C SB 3.04 C 3.05 C EB 3.12 C 3.12 C WB 3.55 D 3.58 D NB 3.60 D 3.61 D SB 3.47 C 3.47 C EB 3.10 C 3.10 C WB 4.44 D 4.48 D AM - PM - AM - PM - NB 2.51 C 2.57 C SB --2.31 B EB 2.89 C 2.98 C WB 4.13 D 3.84 D NB 2.87 C 2.92 C SB --2.36 B EB 3.10 C 3.16 C WB 4.50 D 4.36 D AM - PM - NB 3.12 C 3.17 C SB 3.14 C 3.17 C EB 2.71 C 2.73 C WB 2.89 C 2.90 C NB 3.28 C 3.31 C SB 3.21 C 3.28 C EB 2.86 C 2.93 C WB 3.25 C 3.26 C NB 3.58 D 3.59 D SB 3.69 D 3.88 D EB 3.27 C 3.34 C WB 3.89 D 3.88 D NB 3.73 D 3.75 D SB 3.80 D 4.03 D EB 3.57 D 3.62 D WB 3.85 D 3.85 D AM - PM - NB 3.43 C 3.43 C SB 2.85 C 2.86 C EB 2.70 C 2.70 C WB 2.71 C 2.71 C NB 2.89 C 2.90 C SB 3.28 C 3.29 C EB 2.90 C 2.90 C WB 2.76 C 2.77 C 1. HCM 2010 bicycle score and LOS. 2. The 2010 HCM does not establish LOS standards for bicycles at stop-controlled intersections. PM 2. Tank Farm Road/Long Street 1. Tank Farm Road/South Higuera Street AM PM 7. Broad Street/Tank Farm Road 5. Broad Street/Capitolio Way AM Table 14: Existing and Existing Plus Project Intersection Bicycle Levels of Service Existing Existing + Project N/A N/A 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/MindBody Traffic Signal PM AM N/A 6. Broad Street/Industrial Way 8. Broad Street/Aero Vista Lane N/A AM PM 9. Broad Street/Aero Drive AM PM Attachment 9 Reading File Pg 412 Central Coast Transportation Consulting November 2018 27 660 Tank Farm Mixed Use Project Transportation Impact Study 2. Segment Operations Tables 15 and 16 show the Existing Plus Project segment operations during the AM and PM peak hours. Note that Existing Plus Project conditions include both the 650 and 660 Tank Farm project trips. The following deficiencies are reported:  Auto: The westbound segment of Tank Farm Road from Santa Fe Road to Broad Street (#1b) operates at LOS F during the PM peak hour because its volume to capacity ratio is greater than one, resulting in an automatic LOS F. The addition of project traffic does not change the auto LOS score. No other new deficiencies were noted with the addition of project traffic.  Pedestrian: The northbound segment of Broad Street from Orcutt Road to Industrial Way operates at LOS D during the PM peak hour both with and without the project due to the high vehicular volumes and percentage of vehicles turning at the downstream intersection. The addition of project traffic increases the LOS score by less than two percent and increases vehicular volumes by less than five percent. This is an insignificant change that would not substantively worsen pedestrian conditions.  Bicycle: No new bicycle deficiencies are reported.  Transit: Multiple study segments operate below the desired transit service level due to relatively infrequent service or the lack of bus stops on a specific segment. The addition of project traffic would not overburden or otherwise impact the transit network. Attachment 9 Reading File Pg 413 Central Coast Transportation Consulting November 2018 28 660 Tank Farm Mixed Use Project Transportation Impact Study SITE ACCESS AND ON-SITE CIRCULATION This section discusses issues related to site access and on-site circulation. On-site circulation deficiencies would occur if project designs fail to meet appropriate standards, fail to provide adequate truck access, or would result in hazardous conditions. The site plan is shown on Figure 2. The Westmont and NWC Tank Farm/Broad sites share access to Broad Street (via Industrial Way and Tank Farm Road (via Mindbody traffic signal). New limited access driveways are proposed on Broad Street (right-in/right-out/left-in only) and Tank Farm Road (right-in/right-out only). Recommendations  Widen Tank Farm Road along the project frontages to provide two westbound lanes, bike lanes, and sidewalks consistent with the parkway arterial designation in the Airport Area Specific Plan.  Install single lane roundabout at the internal site intersection of the Mindbody road extension adjacent to SESLOC on the north property line to encourage smooth traffic flow between the sites.  Eliminate the SESLOC right-in/right-out driveway on Broad Street.   Attachment 9 Reading File Pg 414 Central Coast Transportation Consulting November 2018 29 660 Tank Farm Mixed Use Project Transportation Impact Study Cumulative Conditions  Cumulative Conditions represent build-out of the land uses in the region. CUMULATIVE VOLUME FORECASTS Cumulative, Cumulative Project, and Cumulative Plus Project traffic volume forecasts, shown on Figures 6 and 7, were developed using the City’s Travel Demand Model, which includes planned network and land use changes expected upon buildout of the City’s General Plan. The following key network changes will shift travel patterns in the study area:  Prado Road would extend as a four-lane regional route arterial from S Higuera Street to Broad Street with a new intersection between Capitolio Way and Industrial Way.  A full interchange would be constructed at Prado Road and US 101.  Victoria Avenue would be extended from Woodbridge Street to High Street.  Orcutt Road would be widened as a four-lane arterial from the railroad tracks to Johnson Avenue.  Tank Farm Road would be widened to four lanes west of 250 Tank Farm Road and east of Santa Fe Road.  The intersection of Tank Farm Road/Long Street would be signalized.  Transit conditions were assumed to remain the same as those in Existing conditions. Figures 6 and 7 show the Cumulative, Cumulative Project, and Cumulative Plus Project traffic volumes. Attachment 9 Reading File Pg 415 Figure 6: Cumulative Volumes and Cumulative Project Volumes Cumulative VolumesCumulative ProjectVolumes660 Tank Farm TIS Legend: - AM(PM) Peak Hour Traffic Volumes 1.2.3. 4.5.6.7. 8.9.1. 2.3.4.5. 6.7.8.9. Attachment 9 Reading File Pg 416 Figure 7: Cumulative Plus Project Volumes 660 Tank Farm TIS Legend: - Study Intersection - Project Site - AM(PM) Peak Hour Traffic Volumes x 1.2.3. 4.5.6. 7.8.9. 2 3 5 41 8 9 6 7 Attachment 9 Reading File Pg 417 Central Coast Transportation Consulting November 2018 32 660 Tank Farm Mixed Use Project Transportation Impact Study CUMULATIVE TRANSPORTATION CONDITIONS This section describes 1) intersection operations and 2) segment operations under Cumulative Plus Project conditions. 1. Intersection Operations Figures 6 and 7 show the Cumulative Plus Project peak hour traffic volumes. Table 17 shows the LOS for the study intersections and Table 18 summarizes the vehicular queuing under and Cumulative Plus Project conditions, with detailed calculation sheets included in Appendix B. The following intersections operate below the LOS D threshold for vehicles under Cumulative Plus Project conditions:  Broad Street/South Higuera Street (#1) operates at LOS F during the AM peak hour and at LOS E during the PM peak hour.  Tank Farm Road/Santa Fe Road (#3) operates at LOS F on the northbound approach.  Broad Street/Capitolio Way (#5) operates at LOS F during the PM peak hour. The westbound approach has a large delay due to the side street stop controlled intersection and the high volume of traffic along Broad Street.  Broad Street/Industrial Way (#6) operates at LOS F during the PM peak hour due to the presence of long pedestrian crossing times across the north and south approaches. Without pedestrian actuation, the intersection operates acceptably at LOS D.  Broad Street/Tank Farm Road (#7) operates at LOS F during the AM and PM peak hours due to high volumes from all approaches of the intersection. Intersection Peak Hour V/C 1 Delay2 (sec/veh) LOS AM 1.35 94.9 F PM 0.71 79.2 E AM 0.83 17.0 B PM 0.76 12.1 B AM >1.00 - (>200) - (F) PM >1.00 - (>200) - (F) AM 0.85 18.7 B PM 0.99 42.5 D AM 0.26 1.3 (26.6) - (D) PM 1.70 14.6 (>200) - (F) AM 1.06 36.8 D PM 1.38 113.9 F AM 1.37 105.2 F PM 1.91 142.6 F AM 0.31 1.2 (27.8) - (D) PM 1.13 8.4 (142.6) - (F) AM 0.95 32.2 C PM 0.94 38.4 D 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane 9. Broad Street/Aero Drive Table 17: Cumulative Plus Project Intersection Auto Levels of Service 1. Tank Farm Road/South Higuera Street 2. Tank Farm Road/Long Street 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/MindBody Traffic Signal 1. Volume to capacity ratio reported for worst movement. 2. HCM 6th average control delay in seconds per vehicle. For side-street-stop controlled intersections the worst Note: Unacceptable operations shown in bold text. Attachment 9 Reading File Pg 418 Central Coast Transportation Consulting November 2018 33 660 Tank Farm Mixed Use Project Transportation Impact Study  Broad Street/Aero Vista Lane (#8) operates at LOS F during the PM peak hour. The eastbound approach has high delays due to the side street stop control, and the high volumes and speeds along Broad Street. Attachment 9 Reading File Pg 419 Central Coast Transportation Consulting November 2018 34 660 Tank Farm Mixed Use Project Transportation Impact Study AM 153 PM #440 AM 71 PM #342 AM #298 PM 63 AM #681 PM #706 AM 48 PM 174 AM #176 PM #196 AM 75 PM #303 AM 22 PM 202 AM 41 PM 111 AM #67 PM #98 AM #115 PM #311 AM #245 PM #553 AM #347 PM 57 AM #554 PM #409 AM #256 PM #346 AM #237 PM #529 AM #824 PM #450 AM 26 PM 176 AM 73 PM #361 95th Percentile Queues (ft)1 300 EBR 90 WBL 150 NBL 290 SBL 250 WBL - EBT/L 350 NBL 1. Queue length that would not be exceeded 95 percent of the time. # indicates that 95th percentile volume exceeds capacity, queue may be longer. Detailed queues provided in Appendix B. 1. Tank Farm Road/South Higuera Street 3. Tank Farm Road/Santa Fe Road 4. Tank Farm Road/MindBody Traffic Signal 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 7. Broad Street/Tank Farm Road 8. Broad Street/Aero Vista Lane 9. Broad Street / Aero Drive EBT/L 310 SBR 300 EBL 75 EBL 150 SBL 150 NBR 25 WBL 210 NBL 330 WBL 670 WBR 250 NBR 140 SBL 165 Table 18: Summary Cumulative Plus Project Queues Intersection Movement Storage Length (ft) Peak Hour Bold indicates queue length longer than storage length. Attachment 9 Reading File Pg 420 Central Coast Transportation Consulting November 2018 35 660 Tank Farm Mixed Use Project Transportation Impact Study The following queue deficiencies are noted:  Tank Farm Road/S Higuera Street (#1): Queues exceed storage length during at least one peak hour on the westbound right, northbound right, and southbound left turning movements.  Tank Farm Road/Santa Fe Road (#3): The northbound right turn queue length exceeds storage length during the AM and PM peak hours.  Broad Street/Industrial Way (#6): The southbound left turn queue exceeds storage length during the PM peak hour.  Broad Street/Tank Farm Road (#7): During at least one peak hour, queues exceed storage on the eastbound left, eastbound right, northbound left, and southbound right movements.  Broad Street/Aero Vista Lane (#8): The eastbound left movement exceeds storage during the PM peak hour. Recommendations The recommendations below would address Cumulative LOS and queueing deficiencies.  Tank Farm Road/S Higuera Street (#1): Installing a second southbound left turn lane would improve operations and address this impact.  Tank Farm Road/Santa Fe Road (#3) operates at LOS F on the northbound approach. Installing a multi-lane roundabout would provide acceptable operations.  Broad Street/Capitolio Way (#5) operates at LOS F during the PM peak hour. The planned future intersection of Prado Road/Broad Street would be signalized, making signalization of the nearby Broad Street/Capitolio Way intersection undesirable. Capitolio Way is connected to both Orcutt Road and Industrial Way by Sacramento Drive, thereby providing an alternative access point for drivers seeking signalized access to Broad Street. No changes are recommended.  Broad Street/Industrial Way (#6) operates at LOS F during the PM peak hour due to the presence of long pedestrian crossing times across the north and south approaches and the split phasing. Converting the east and west approaches from split phasing to permissive phasing and restriping both approaches to provide dedicated left turn lanes and shared through/right turn lanes would result in LOS C operations.  Broad Street/Tank Farm Road (#7) operates at LOS F during the AM and PM peak hours due to high volumes from all approaches of the intersection. Adding a second southbound left turn lane, adding a dedicated northbound right turn lane, and converting the westbound right turn lane to a shared through/right lane would improve conditions. However, while some queue lengths would be decreased, others would be increased. The City’s Circulation Element EIR recommends establishing time-of-day timing plans at this intersection.  Broad Street/Aero Vista Lane (#8) operates at LOS F during the PM peak hour. The eastbound approach has high delays due to the side street stop control and the high volumes and speeds along Broad Street. The signalized intersection of Broad Street/Aero Drive provides a viable alternative route for drivers in this area. No improvements are recommended. Tables 19 and 20 show the bicycle and pedestrian levels of service at the study intersections. Attachment 9 Reading File Pg 421 Central Coast Transportation Consulting November 2018 36 660 Tank Farm Mixed Use Project Transportation Impact Study Intersection Direction LOS Score 1 LOS1 NB 3.03 C SB 2.88 C EB 1.99 B WB 2.89 C NB 3.24 C SB 3.29 C EB 2.00 B WB3.00 C NB 2.06 B SB 2.02 B EB 2.74 C WB 2.77 C NB 2.07 B SB 2.03 B EB 2.74 C WB 2.78 C EB 118.40 F WB >200 F EB 121.30 F WB >200 F NB 2.17 B SB 1.97 B EB 2.95 C WB 2.95 C NB 2.21 B SB 1.98 B EB 3.01 C WB 3.02 C NB >200 F SB >200 F NB >200 F SB >200 F NB 3.01 C SB 2.99 C EB 2.01 B WB 2.10 B NB 3.08 C SB 3.08 C EB 2.05 B WB 2.19 B NB 3.00 C SB 3.05 C EB 2.99 C WB 2.61 C NB 3.02 C SB 3.09 C EB 3.04 C WB 2.71 C NB >200 F SB >200 F NB >200 F SB >200 F NB 2.82 C SB 2.97 C EB 2.03 B WB 2.18 B NB 2.85 C SB 3.03 C EB 2.10 B WB 2.21 B 2. Tank Farm Road/Long Street AM PM 4. Tank Farm Road/MindBody Traffic Signal AM 5. Broad Street/Capitolio Way AM 8. Broad Street/Aero Vista Lane 9. Broad Street/Aero Drive PM PM AM PM AM 6. Broad Street/Industrial Way AM AM PM 7. Broad Street/Tank Farm Road Table 19: Cumulative Plus Project Intersection Pedestrian Levels of Service Cumulative + Project 1. Tank Farm Road/South Higuera Street AM PM 3. Tank Farm Road/Santa Fe Road AM PM PM 1. HCM 2010 pedestrian score and LOS. 2. HCM 2010 reports pedestrian LOS at two-way stop controlled intersections in delay (seconds). PM Attachment 9 Reading File Pg 422 Central Coast Transportation Consulting November 2018 37 660 Tank Farm Mixed Use Project Transportation Impact Study The following intersections operate below the LOS C threshold for pedestrians:  Tank Farm Road/Santa Fe Road (#3) operates at LOS F during the AM and PM peak hours due to the presence of side street stop controlled intersections and high volumes and speeds along Tank Farm Road. Installation of the recommended roundabout at this intersection would provide acceptable pedestrian operations.  Broad Street/Capitolio Way (#5) operates at LOS F during the AM and PM peak hours due to the presence of side street stop controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases.  Broad Street/Aero Vista Lane (#8) operates at LOS F during the AM and PM peak hours due to the presence of side street stop controlled intersections and high volumes and speeds along Broad Street. Pedestrians seeking to cross Broad Street would use one of the nearby signalized intersections with dedicated pedestrian phases. . Attachment 9 Reading File Pg 423 Central Coast Transportation Consulting November 2018 38 660 Tank Farm Mixed Use Project Transportation Impact Study Intersection Direction LOS Score 1 LOS1 NB 3.89 D SB 3.4 C EB 3.15 C WB 3.59 D NB 3.85 D SB 3.84 D EB 3.12 C WB 4.90 E NB 2.72 C SB 2.61 C EB 3.35 C WB 2.83 C NB 2.85 C SB 2.62 C EB 2.90 C WB 3.29 C AM - PM - NB 2.83 C SB 2.50 C EB 3.42 C WB 3.56 D NB 3.47 C SB 2.54 C EB 3.54 D WB 3.46 C AM - PM - NB 3.35 C SB 3.68 D EB 2.75 C WB 2.94 C NB 3.77 D SB 3.54 D EB 2.95 C WB 3.34 C NB 3.93 D SB 4.42 D EB 3.53 D WB 4.46 D NB 4.31 D SB 4.38 D EB 3.94 D WB 3.98 D AM - PM - NB 3.5 D SB 3.71 D EB 2.76 C WB 2.94 C NB 3.36 C SB 3.74 D EB 3.18 C WB 3.38 C 2. Tank Farm Road/Long Street AM PM Cumulative + Project AM PM N/A 4. Tank Farm Road/MindBody Traffic Signal AM PM 3. Tank Farm Road/Santa Fe Road N/A PM 7. Broad Street/Tank Farm Road AM AM Table 20: Cumulative Plus Project Intersection Bicycle Levels of Service 5. Broad Street/Capitolio Way 6. Broad Street/Industrial Way 9. Broad Street/Aero Drive AM PM 1. HCM 2010 bicycle score and LOS. 2. The 2010 HCM does not establish LOS standards for bicycles at stop-controlled intersections. 8. Broad Street/Aero Vista Lane N/A PM 1. Tank Farm Road/South Higuera Street Attachment 9 Reading File Pg 424 Central Coast Transportation Consulting November 2018 39 660 Tank Farm Mixed Use Project Transportation Impact Study The following intersection operates below the LOS D threshold for bicycles:  Tank Farm Road/South Higuera Street (#1) operates at LOS E in the westbound direction during the PM peak hour. The addition of project traffic to this intersection would not noticeably change bicycle comfort, so this is an insignificant impact. 2. Segment Operations Tables 21 and 22 show the segment operations during the AM and PM peak hours under Cumulative Plus Project conditions. Segment Direction Score LOS1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.98 C N/A N/A WB 2.34 B N/A N/A 2.88 C N/A N/A EB 2.75 B 3.22 C2.25BN/AN/A WB 2.75 B 3.13 C2.38BN/AN/A EB 2.47 B 2.99 C2.35BN/AN/A WB 2.47 B 3.51 D 2.60 B 3.38 C EB 3.13 C 0.95 A0.13AN/AN/A WB 3.13 C N/A N/A 0.34 A 4.14 D NB 2.14 B 3.36 C2.30B4.69 E SB 2.14 F N/A N/A 2.29 B N/A N/A NB 2.14 B 3.08 C2.22B5.58 F SB 2.14 F 3.57 D 2.28 B N/A N/A NB 2.52 F N/A N/A 2.23 B N/A N/A SB 2.52 B 3.66 D 1.15 A 4.76 E NB 2.14 B 3.23 C1.35AN/AN/A SB 2.14 F 2.94 C1.27AN/AN/A NB 2.93 F N/A N/A 2.13 B N/A N/A SB 2.93 C N/A N/A 1.49 A 5.85 F 4c. Broad Street - Aero Drive to South City Limits 1. HCM 2010 LOS score and LOS. 3. LOS is not established for segments without a directional transit route. 4b. Broad Street - Aero Vista Lane to Aero Drive 3a. Broad Street - Orcutt Road to Industrial Way 2. LOS is not established for segments without a sidewalk. 2b. Tank Farm Road - UPRR to Orcutt Road 3b. Broad Street - Industrial Way to Tank Farm Road 4a. Broad Street - Tank Farm Road to Aero Vista Lane Table 21: Cumulative Plus Project AM Segment MMLOS1 Auto Pedestrian 2 Bicycle Transit 3 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR Attachment 9 Reading File Pg 425 Central Coast Transportation Consulting November 2018 40 660 Tank Farm Mixed Use Project Transportation Impact Study In addition to the methods above, generalized LOS thresholds were also applied to calculate Auto LOS on the segment of Tank Farm Road between Santa Fe Road and Old Windmill Lane to be consistent with the methods applied in the 2014 Circulation Element Update. Peak hour volumes between 2,406 and 3,224 vehicles correspond to LOS E operations. Under Cumulative conditions the PM peak hour volume along the study segment is 2,418 vehicles which corresponds to LOS E. The 650 Tank Farm project adds 15 vehicles, for a total of 2,433 vehicles under Cumulative Plus Project conditions, also LOS E. The 660 Tank Farm project’s proportional share is 0.62 percent (15/2,433=.0062). The following deficiencies are reported: Auto: The following segments have a V/C ratio that is greater than one, resulting in an automatic LOS F, even thought the LOS scores are acceptable. The addition of project traffic does not change the auto LOS, and the nearby intersections would constrain flow before the segments did, so the project would have an insignificant effect on these segments.  #3a: Southbound Broad Street from Orcutt Road to Industrial Way – AM and PM  #3a: Northbound Broad Street from Orcutt Road to Industrial Way – PM  #3b: Southbound Broad Street from Industrial Way to Tank Farm Road – AM and PM  #3b: Northbound Broad Street from Industrial Way to Tank Farm Road – PM  #4a: Northbound Broad Street from Aero Vista Lane to Tank Farm Road – AM and PM  #4b: Southbound Broad Street from Aero Vista Lane to Aero Drive – AM and PM Segment Direction Score LOS1 Score LOS Score LOS Score LOS EB 2.34 B N/A N/A 2.89 C N/A N/A WB 2.34 B N/A N/A 3.00 C N/A N/A EB 2.75 B 3.59 D 2.37 B N/A N/A WB 2.75 B 3.08 C 2.37 B N/A N/A EB 2.47 B 3.88 D 2.86 C N/A N/A WB 2.47 B 3.23 C 2.44 B 3.34 C EB 3.13 C 1.55 A0.58AN/AN/A WB 3.13 C N/A N/A 0.06 A 4.10 D NB 2.14 F 4.26 E 2.56 B 4.81 E SB 2.14 F N/A N/A 2.24 B N/A N/A NB 2.14 F 3.23 C2.30B5.60 F SB 2.14 F 3.36 C 2.22 B N/A N/A NB 2.52 F N/A N/A 2.31 B N/A N/A SB 2.52 B 3.64 D 1.14 A 4.76 E NB 2.14 B 3.27 C1.19AN/AN/A SB 2.14 F 3.13 C 1.34 A N/A N/A NB 2.93 F N/A N/A 2.07 B N/A N/A SB 2.93 C N/A N/A 1.62 A 5.78 F 1a. Tank Farm Road - Old Windmill Lane to Santa Fe Road 1b. Tank Farm Road - Santa Fe Road to Broad Street 2a. Tank Farm Road - Broad Street to UPRR 4a. Broad Street - Tank Farm Road to Aero Vista Lane 4b. Broad Street - Aero Vista Lane to Aero Drive 4c. Broad Street - Aero Drive to South City Limits 1. HCM 2010 LOS score and LOS. 2. LOS is not established for segments without a sidewalk. 2b. Tank Farm Road - UPRR to Orcutt Road 3b. Broad Street - Industrial Way to Tank Farm Road 3a. Broad Street - Orcutt Road to Industrial Way 3. LOS is not established for segments without a directional transit route. Bicycle Table 22: Cumulative Plus Project PM Segment MMLOS1 Auto Pedestrian 2 Transit3 Attachment 9 Reading File Pg 426 Central Coast Transportation Consulting November 2018 41 660 Tank Farm Mixed Use Project Transportation Impact Study  #4c: Northbound Broad Street from South City Limits to Aero Drive – AM and PM Pedestrian:  Multiple segments do not have a pedestrian LOS reported due to the absence of pedestrian facilities, or the presence of discontinuous pedestrian facilities.  The eastbound segment of Tank Farm Road from Santa Fe Road to Broad Street (#1b) operates unacceptably at LOS D during the PM peak hour due to high vehicular volumes and speeds.  The segment of Tank Farm Road from UPRR to Orcutt Road (#2a) operates unacceptably at LOS D westbound during the AM peak hour and eastbound during the PM peak hour due to high vehicular volumes and speeds.  The segment of northbound Broad Street from Orcutt Road to Industrial Way (#3a) operates unacceptably at LOS E with the project during the PM peak hour due to the high vehicular volumes and speeds.  The segment of southbound Broad Street from Industrial Way to Tank Farm Road (#3b) operates unacceptably at LOS D during the PM peak hour due to the high vehicular volumes and speeds along Broad Street.  The segment of southbound Broad Street from Tank Farm Road to Aero Vista Lane (#4a) operates unacceptably at LOS D during both peak hours due to high vehicular volumes and speeds. Bicycle: No bicycle deficiencies are reported. Transit: Several segments operate below the transit LOS threshold due to infrequent service to the study segments. Given the relatively low boardings on stops in the area, the addition of project traffic would not overburden or otherwise impact the transit network. Recommendations We recommend that the project make a fair share contribution of 0.62 percent of the cost of widening Tank Farm Road to four lanes between Santa Fe Road and Old Windmill Lane. No mitigations are recommended for the segments with deficient pedestrian LOS scores. On each of these segments, the addition of project traffic increases the pedestrian LOS score by less than two percent and increases vehicular volumes by less than three percent. These are insignificant changes that would not substantively worsen pedestrian conditions. Attachment 9 Reading File Pg 427 Central Coast Transportation Consulting November 2018 42 660 Tank Farm Mixed Use Project Transportation Impact Study References City of San Luis Obispo. 2010. Orcutt Area Specific Plan. ______. 2014. Circulation Element of the General Plan. ______. 2014. Airport Area Specific Plan. ______. 2014. Bicycle Transportation Plan. ______. 2014. South Broad Street Area Plan. ______. 2015. Multimodal Transportation Impact Guidelines. ______. 2016. SLO Transit Short Range Transit Plan. Central Coast Transportation Consulting. 2018. 650 Tank Farm Transportation Impact Study. Florida DOT. 2018. Quality/Level of Service Handbook. Institute of Transportation Engineers (ITE). 2012. Trip Generation, 9th Edition. ______. 2014. Trip Generation Handbook. San Luis Obispo Council of Governments. 2014. Regional Transportation Plan/Sustainable Communities Strategy. Transportation Research Board. 2016. Highway Capacity Manual, 6th Edition. Attachment 9 Reading File Pg 428