HomeMy WebLinkAbout11/07/1995, C-14 - ENVIRONMENTAL IMPACT REPORT CONSULTANT SERVICES FOR THE PREFUMO CREEK HOMES ANNEXATION PROJECT (CITY FILES: ANNX 26-95, ER 26-95, TR 26-95, GP/R 26-95) PROPOSED ON A SITE LOCATED ON THE SOUTH SIDE OF PREFUMO CANYON ROAD, NEAR CASTILLO C Illu^IMI�IIIIII�p II I f MEETING DATE:
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lul II�IIIIIII C� o san tuts oBispo M N BER:
u COUNCIL AGENDA REPORT
FROM: Arnold B. Jona,sdd.,Community Development Director; �o
By: Pam Ricci;'Associate Planner
SUBJECT:
Environmental Impact Report consultant services for the Prefumo Creek Homes Annexation
Project (City Files: ANNX 26-95, ER 26-95, TR 26-95, GP/R 26-95)proposed on a site located
on the south side of Prefumo Canyon Road, near Castillo Court (1855 Prefumo Canyon Road).
CAO RECOMMENDATION:
A. Approve workscope for consultant services to prepare an Environmental Impact Report
(EIR) for the Prefumo Creek Homes Annexation Project and authorize staff to proceed
with sending out Request for Proposal (RFP) documents to qualified consulting firms.
B. Authorize the CAO to award the contract to a qualified consulting firm, contingent upon
the developer depositing with the City the amount of the contract plus 30%.
DISCUSSION:
Background
The Community Development Department has received an application from Laguna Hill Estates
to develop a 38-lot single-family residential development. Rick Webster is the contact person
for the applicant and is being represented by the engineering firm Engineering Design Associates
(EDA). The application specifically includes:
■ Annexation of a total of 384 acres of property to the City limits. The developable
portion of the site contains about 18 acres; the remainder of the site, consisting of about
366 acres of creek area and hillside, would be retained as open space.
■ General Plan Map Amendment to designate the developable portion of the site as Low
Density Residential and the remainder as Open Space, and to modify the location of the
Urban Reserve Line to include the developable portion of the site.
■ Prezoning of the developable portion of the site as R-1, Single-Family Residential, and
the remainder as C/OS, Conservation Open Space. .
■ Tract Map to create a 38-lot subdivision.
Planning staff has determined that an EIR will be required to evaluate the potential impacts of
the project. The Community Development Department periodically hires consultants to
supplement staff in carrying out work that arises as part of the development review process,
especially the preparation of EIRs. The City's Purchasing Guidelines state that the RFP
documents for consultant services over $15,000 should generally be approved by the Council
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COUNCIL AGENDA REPORT
Prefumo Creek Homes EIR
Page 2
before they are issued. Based on previous experience, staff estimates that this EIR contract will
be substantially more than $15,000, but does not know now what the specific cost will be.
Staff has developed a workscope for the EIR which is attached to this report and provides a
detailed discussion of potential project issues and work tasks that need to be performed to fully
evaluate these issues. RFP information including a project description, project background and
requirements for proposal contents is attached as a cover to the workscope. The initial study
environmental checklist form and standard City RFP attachments outlining general and special
terms and conditions will be mailed out to consultants, but are not attached to this report.
Significant Impacts
The Council's decision on this item will not incur any City expense. Once a qualified consultant
is selected and a contract negotiated, the cost of the EIR production will be borne by the
developer with the administration of the consultant contract overseen by the Community
Development Department, in conjunction with the Finance Department. This is the approved
procedure for City-required E1Rs.
Consequences of Not Taking the Recommended Action
If a consultant is not retained to prepare the EIR, it would be the responsibility of the City to
do so. Given the extensive and complex workscope that has been developed for the EIR, staff
would have great difficulty fitting this project into its existing workload. In addition, staff would
need to hire sub-consultants to adequately evaluate certain technical issues.
Citizen Participation
On October 18, 1995, Community Development Department staff held an EIR scoping meeting
with neighbors and other interested persons. The meeting was not mandatory, but was held
because several neighbors had expressed deep concerns with the project and its potential impacts
to the area. Project issues identified in an earlier draft version of the attached workscope were
discussed. Based on input received at the meeting, staff made changes to the draft workscope.
At its October 17, 1995 meeting, a group of neighbors that live in the vicinity of the project
addressed the Council. The neighbors voiced concerns with the subject project, as well as the
nearby Emerald Hills development. A study session has been tentatively set for January 9,
1996, to discuss the projects as they relate to the City's current General Plan policies, including
annexation policies contained in the Land Use Element.
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Conclusion
Once the Council approves the EIR workscope and authorizes staff to proceed with sending out
RFPs to qualified consultants, then staff plans to follow the following schedule in terms of hiring
a consultant and completing the Administrative Draft EIR:
■ Issue RFP. November 8, 1995
■ Receive Proposals. December 4, 1995
■ Complete evaluation of proposals. December 6, 1995
■ Conduct finalist interviews. December 13, 1995
■ Finalize staff recommendation. December 15, 1995
■ Award contract. December 20, 1995
■ Execute contract. December 29, 1995
■ Complete Draft EIR (90 days). March 29, 1996
CONCURRENCES
Other City Departments were routed project plans and materials and prepared written comments
that were used in identifying issue areas and developing the attached workscope.
FISCAL BWACT
None are anticipated since the developer will be responsible for funding the cost of EIR
production, plus 30% for administrative and review services.
ALTERNATIVES
1. Approve the workscope, but direct staff to prepare the EIR.
With staff responsible for EIR production, the timeframe for completion of the document
would be more lengthy than that estimated above for a consultant, and other staff work
program items would be further postponed.
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Prefumo Creek Homes EIR
Page 4
2. Continue consideration of the workscope and RFP with direction to staff on necessary
changes.
The Council may wish to pursue this alternative if it would like to hold the recently-
discussed study session on this project and .the Emerald Hills project (tentatively
scheduled for January 9; 1996) in advance of authorizing the workscope/RFP.
Attached:
Vicinity Map (labelled "Rezoning" Map)
County Tract Map No. 2193 (City No.TR 2&95) showing proposed 38-lot subdivision
Draft RFP/Workscope
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
PREFUMO CREEK HOMES EIR
REQUEST FOR PROPOSALS (RFP)
Request for Services
The City of San Luis Obispo wants to hire a consultant to prepare an EIR which will document
the project's adverse impacts, and identify appropriate mitigation measures and project
alternatives. The EIR must comply with the CEQA Guidelines and address the topics identified
in the attached workscope.
Project Description
The Community Development Department has received an application from Laguna Hill Estates
to develop a 38-lot single-family residential development. The project site, 1855 Prefumo
Canyon Road, is located outside the city limits and beyond the City's urban reserve line. It is
designated on the City's Land Use Element map as Open Space. Rick Webster is the contact
person for the applicant and is being represented by the engineering firm EDA. The application
specifically includes:
■ Annexation of a total of 384 acres of property to the City limits. The developable
portion of the site contains about 18 acres; the remainder of the site, consisting of about
366 acres of creek area and hillside, would be retained as open space.
■ General Plan Map Amendment to designate the developable portion of the site as Low
Density Residential and the remainder as Open Space, and to modify the location of the
Urban Reserve Line to include the developable portion of the site.
■ Prezoning of the developable portion of the site as R-1, Single-Family Residential, and
the remainder as C/OS, Conservation Open Space.
■ Tract Map to create a 38-lot subdivision.
Background
An application for annexation, a general plan amendment/prezoning and environmental review
was submitted in December of 1988. The application included a proposed subdivision map
which showed 39 lots. Many neighbors in the vicinity expressed concerns with the project and
became actively involved in its review. The project was formally withdrawn by the applicant
on September 4, 1990 because of the impending update of the Land Use Element.
® The City of San Luis Obispo is committed to including the disabled in all of its services,programs and activities.
Telecommunications Device for the Deaf(805)781-7410. /! /'
Prefumo Creek Homes RFP
Page 2
Content of Proposals
Proposals must reflect a clear understanding of the workscope to be performed and include the
following information:
1. Resumes of your firm, the project manager, key technical staff and any sub-consultants
you plan to employ. Work on previous projects with similar workscopes should be
highlighted and telephone numbers of references included. An organizational and
manpower chart to show the names of all key personnel assigned to the project should
also be included.
2. A draft work progam which expands on the attached EIR workscope. The work
program shall itemize major tasks and work products, responsible staff, special
information or studies required, and special methods or equipment, if any, you anticipate
using. Procedures should be included regarding how the consultant plans to coordinate
with key City staff. The work program shall also specify information , equipment, or
services to be provided by the City that is not already identified in the workscope. The
work program should identify all other elements of the EIR needed to assure CEQA
compliance which may not be listed in the workscope, and should explain how this will
be accomplished.
3. A preliminary estimate of consultant costs, including costs for each major task and an
estimate of the total cost of the services. The cost for firm members to attend public
hearings where the EIR is considered (minimum of four) should be included as part of
the total cost.
4. A schedule of completion for major tasks identified under #3 above, including a draft
payment schedule tied to the completion of major tasks. Examples of key tasks are: data
collection, data verification and analysis, response to comments for consultant's
responsible sections, completion of the Draft EIR (camera-ready, City responsible for
reproduction), completion of public hearings and the public review period, and
certification of the Final EIR. It is the City's intent that an administrative draft of the
EIR would be prepared within 90 days of a signed agreement between the City and the
consultant for requested services.
Review of the project by City decision makers is dependent on completion of the Draft EIR.
Therefore, timely completion and circulation of the Draft EIR is essential to expeditious
processing of the project consistent with CEQA and will be considered in evaluating consultant
proposals.
Proposals will be evaluated by City Staff. Consultant selection will be based on the clarity and
content of proposals, and the consultant's experience and technical expertise.
Prefumo Creek Homes RFP
Page 3
If you have any questions regarding this letter or its attachments, please call Pamela Ricci, AICP
at (805) 781-7168.
S' ly,
Arnold B. Jonas,
Community De ment Director
PREFUMO CREEK HOMES
EIR WORKSCOPE
Based on the completed initial study environmental checklist form (available for viewing in the
project file), staff has found that there may be significant environmental impacts associated with
project development and has determined that an environmental impact report (EIR) is required.
The applicant is aware of staff's conclusion and is not disputing the need for preparation of an
EIR. The following workscope more specifically identifies issues and tasks that need to be
performed to evaluate potential impacts of the project.
1. LAND USE & PLANNING
Annexation of the project site to the City and development of the proposed residential
subdivision on land located outside the City's urban reserve line raises a number of issues in
terms of consistency with adopted plans and policies. Key policy documents that relate directly
to the proposal and will require specific analysis of consistency include:
Land Use Element (LUE)
a. Evaluate the project's consistency with the LUE focussing on policies relating to
the following topics: urban edges character, open space and habitat protection,
provision of services, annexation, site constraints, compatible development,
creeks and affordable housing.
Open Space Element
b. Evaluate the project's consistency with the Open Space Element focussing on
policies relating to hills and mountains and creeks.
Housing Element
C. Evaluate the project's consistency with housing policies including adopted
affordable housing standards.
References to other specific general plan elements and policy documents are included throughout
the workscope under specific topic headings.
Expected Work Products
The City will provide copies of general plan elements and other relevant policy documents to
the consultant. The City can also provide the text of certain documents, like the LUE, on
computer diskette that will likely involve the need for extensive policy extraction into the EIR
document. City staff has produced a draft document that highlights and evaluates the project's
consistency with the LUE and will be provided to the consultant. The consultant, with
assistance from City staff as needed, will be expected to evaluate consistency issues and propose
mitigation measures as necessary.
C7 i0
Prefumo Creek Homes
EIR Workscope
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Available Information
Applicant's project statement (8-3-95)
Land Use Element (8/94)
Final EIR for LUE/Circulation Element Update (8/94)
Open Space Element (1/94)
Housing Element (9/94)
2. POPULATION & HOUSING
The project site is currently undeveloped and located outside the city limits and beyond the urban
reserve line. Given that the current Land Use Element (LUE) map shows the site being retained
as open space, the potential growth-inducing impacts of the project with its proposed change in
land use need to be examined.
a. Look at the influence that the development of this project could have on
surrounding rural properties to similarly develop to urban densities.
b. Identify the anticipated increases in population and the impacts to projections
included in the LUE EIR for City build-out.
C. Evaluate whether the added number of residents generated by the project will
negatively affect neighborhood character.
Expected Work Products
Analysis of the identified issues. The analysis of other impact categories and the resultant
conclusions will influence the evaluation of land use impacts.
Available Information
General Plan Land Use Element (August 1994)
Final EIR Land Use Element/Circulation Element Updates (August 1994)
3. GEOLOGIC PROBLEMS
Physical evidence at the project site suggests that low angle, reverse fault segments of the Los
Osos fault are present. The primary concerns with the geologic structure and soils at the site
are the expansive nature of the soil, the potential for differential settlement, slope stability,
liquefaction potential, erosion of the creek bank and the possibility of debris flows.
e'J/ .%
Prefumo Creek Homes
EIR Workscope
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a. Identify areas subject to landslides and suggest alternatives to lot configurations
and mitigation as appropriate.
b. Discuss potential impacts of the project on both localized sedimentation and
erosion of Prefumo Creek.
C. Evaluate proposed grading and its conformity with City grading regulations and
its impacts on sensitive resource areas (Prefumo Creek, hillsides, oak woodlands
and view corridors). Identify potential issues with private wells serving more
than one lot in terms of City policy consistency.
d. Identify areas subject to seismic safety problems, including areas subject to
liquefaction and fault rupturing.
Expected Work Products
Analysis of the issues identified above. Prepared reports for this site provide good information,
but additional analysis will be needed since project design has changed since these reports were
prepared.
Available Information
Memo from the Public Works Department dated 10-24-95 highlighting specific concerns with
the proposed subdivision design in terms of recommendations from the geologic/seismic and soils
engineering investigations listed below.
City Construction Codes (August 1992) incorporating grading regulations
City Seismic Element (July 1975) .
Geologic/Seismic Investigation for Prefumo Creek Homes (3-28-89)
Soils Engineering Investigation for Prefumo Creek Homes (4-24-89)
4. WATER
Prefumo Creek crosses the portion of the project site nearest Prefumo Canyon Road where the
home sites are proposed. Its presence raise issues with flooding and concerns with the impacts
of homes on creek bank erosion and water quality.
a. Describe impacts of the project in terms of absorption rates, drainage patterns,
and the rate and amount of surface runoff.
Prefumo Creek Homes
EIR Workscope
Page 4
b. Evaluate the flood hazard for the site and the potential adverse impact of flooding
on the project. Evaluate the potential impacts of the project on flooding of the
site and upstream/downstream properties.
C. Describe any potential impacts of the project on the water quality of Prefumo
Creek and Laguna Lake.
d. Describe the existing conditions of the Prefumo Creek corridor including any
known areas of bank erosion. Evaluate the impacts of the project on creek
erosion, flow and habitat.
e. Evaluate the proposed on-site irrigation system in terms of impacts to creek flow
and groundwater resources. Discuss the reliability of such a system and suitable
locations for well housings and water storage tanks.
f. Identify whether any jurisdictional wetlands exist on the site and propose
mitigation measures for their protection.
Expected Work Products
Analysis of the identified issues.
Available Information
City of San Luis Obispo Flood Management Policy (June 1983)
City of San Luis Obispo Flood Damage Prevention Regulations (Chapter 17.84 of Municipal
Code)
San Luis Obispo Flood Insurance Rate Map (7-7-81)
5. AIR QUALITY
a. Quantify expected emissions from mobile sources associated with the project.
b. Quantify expected emissions from construction-related activities.
C. Recommend and quantify mitigation measures.
Expected Work Products
Analysis of issues associated with each criteria pollutant.
Prefumo Creek Homes
EIR Workscope
Page 5
Available Information
Page 16 of CEQA Air Quality Handbook (August 1995)
Creating Transportation Choices through Development Design & Zoning, (County APCD &
SLOCOG, July 1995)
6. TRANSPORTATION/CIRCULATION
Trn& Generation and Level of Service
Based on a 38-lot subdivision, traffic levels on Prefumo Canyon Road will increase by about 380
vehicles a day--an 11% increase in average daily traffic (ADT)volumes. The hourly traffic carrying
capacity of Prefumo Canyon Road is estimated to be about 1,300 vehicles. Therefore, pre-project
level of service (LOS) during the peak traffic period for two-way traffic is estimated at LOS A (v/c
= 24%). The post-project level of service remains at LOS A (v/c = 26%).
Conclusion: Post-project traffic levels on Prefumo Canyon Road will not exceed Level of Service
(LOS) standards set by the San Luis Obispo Circulation Element.
Prefumo Canyon Road Traffic Level Changes
Pre-'Prof eq f Pre-Prod ect Fstim�ated .; Post Prod ect Post Project
Peak:(1) Project ADT ADT Peak
3,358 307 380 39738 342
(1) Pre-project conditions are based on traffic counts conducted by the City of San Luis
Obispo in October, 1992.
Circulation Element Standards for Traffic Volumes
The Circulation Element classifies Prefumo Canyon Road as a collector street. The element sets the
desired maximum ADT levels for collector streets at 3,000: Therefore, existing traffic levels exceed
this Circulation Element standard by 12%. Post-project traffic levels will increase the level on non-
compliance to 25%.
Prefumo Creek Homes
EIR Workscope
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Conclusion: Construction of the project will cause the Circulation Element's standards to be further
exceeded — which may be considered significant.
The Circulation Element includes a proposal to install landscaped medians in Prefumo Canyon Road
west of Los Osos Valley Road to improve the street's visual quality (reference Project D.3, page 29).
Landscaped medians and other similar features may help to mitigate the concern for exceeding the
ADT standard. The Circulation Element shows that the City has primary responsibility for funding
the median project. However, the project is not part of the City's 1995-97 Financial Plan nor listed
as part of the four-year Capital Improvement Program
a. Conduct new traffic counts to verify that current traffic levels on Prefumo Canyon
Road exceed existing standards.
b. Evaluate traffic conditions on nearby roads and intersections, considering additional
project traffic in relation to road capacity and expected cumulative traffic. Specifically,
discuss the impact of the project on traffic volumes and levels of service on Prefumo
Canyon Road and its intersection with Los Osos Valley Road.
C. Evaluate the proposed access points for turning movement safety, sight distance and
level of service. Evaluate alternative access points to the project as well as internal
circulation alternatives.
d. Evaluate pedestrian circulation and the adequacy of bicycle circulation to the site and
within the site. Look at the possibility of creating a pedestrian/bicycle path along the
top of creek bank that also would satisfy Public Works Department requirements for
an access road to allow for creek maintenance.
e. Determine whether there is a need to modify bus stop locations/service routes to the
area.
L Suggest mitigation measures that minimize traffic growth on Prefumo Canyon Road
from the project and other area development. Mitigation measures may include
physical changes to the roadway that might be completed to provide safe access to the
site and improve the residential character of Pref imo Canyon Road between Los Osos
Valley Road and the proposed project's street entrance. The developer would be
responsible for funding a proportion of the cost of improvements that are suggested as
mitigation commensurate with the project's contribution to the problem (eg. project
trips divided by number of trips on Prefumo Canyon Road exceeding 3,000 ADT after
the project is built).
Prefumo Creek Homes
EIR Workscope
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Expected Work Products
The City will perform necessary traffic counts. Analyses of traffic impacts, mitigation measures,
alternatives and the need for improvements at intersections, bike and pedestrian paths and bus stops
shall be the responsibility of the consultant.
Available Information
Circulation Element (11-29-94)
Bicycle Transportation Plan (10-27-93)
City and County Engineering traffic counts
ITE Trip Generation Standards
Forecasted traffic models (MMUTP)
7. BIOLOGICAL RESOURCES
This site is currently undeveloped and designated on the City's LUE map as open space. Prefumo
Creek flows through the site near Prefumo Canyon Road and provides a relatively undisturbed and
healthy riparian corridor. The riparian zone, adjacent meadow and rugged hillside area of the site
provide a rich variety of plant life and habitat for a range of animals. The proposed project needs
to minimize impacts to the important biological resources of this site.
a. Provide a botanical study that inventories existing plant species in various plant
communities such as grasslands, riparian and oak woodland located on the site,
including open space areas.
b. Determine whether any rare and endangered or other sensitive plant species exist on
the site, including open space areas, and propose mitigation measures that assure their
protection with project development.
C. Provide a wildlife study documenting the confirmed, probable and possible animals that
exist on the project site, including a more detailed discussion of any rare, threatened,
endangered or special concern animal species. Propose mitigation measures that assure
that animal habitat on the site is preserved to the greatest degree possible with project
development. Include discussion of the importance of the site as a corridor for animals
in the context of the surrounding area.
d. Determine whether past illegal grading operations in the proposed open space area have
been abated or whether revegetation and/or other mitigation measures are warranted.
Prefttmo Creek Homes
EIR Workscope
Page 8
Expected Work Products
Preparation of botanical and wildlife studies and analysis of potential impacts of the project on plant
and animal communities.
Available Information
California Department of Fish & Game Natural Diversity Data Base
Holland, V.L., and David Keil, California Vegetation, Second Edition (1989), El Corral Publications.
Hoover, R.F., The Vascular Plants of SLO County (1970), U.C. Berkeley Press.
Final EIR Emerald Hills Estates Volumes I & II (December 1994)
8. ENERGY & NENERAL RESOURCES
The orientation of the site should be set up to maximize solar access to help reduce the collective
energy costs.
a. Assess solar access for the proposed lot layout.
b. Quantify energy use and identify mitigation measures for any significant impacts.
Expected Work Products
Analysis of issues identified.
Available Information
Energy Conservation Element (4-7-81)
9. HAZARDS
Electric & Magnetic Fields (EMF)
Pacific Gas and Electric Company has a transmission line supported by tower structures that cross the
open space area of the site. High-voltage powerlines generate electric and magnetic fields (EMF).
The strength of the fields is dependent on the amount of current flow and diminish with distance from
the source. The amount of current flow is dependent on energy consumption; and therefore, varies
with the season and time of day.
More than forty studies have found a positive association between exposure to EMF and disease
(usually cancer), although some studies have shown no association. Despite the indications from the
Prefumo Creek Homes
EIR Workscope
Page 9
epidemiological studies, the scientific community has not established any precise threshold for safe
exposure to EMF. The particular aspects of EMF that are responsible for the observed higher rates
of cancer and other health effects have also been heavily debated.
Wildland f7re Danger
The project site is located on the edge of the City of San Luis Obispo and surrounded by open space
areas that are covered by dense shrubbery and grasses. Given the long constricted layout of the
subdivision between the street and the hillside and the amount of fuel represented by the hillside
vegetation, the potential for wildland fires is a significant concern.
a. Analyze the proposed development in relation to exposure to EMF. Determine whether
proposed lots are far enough away that impacts will be insignificant or suggest any
needed mitigation measures.
b. Evaluate the reliability of the design of the proposed emergency-access roadway given
the potential drainage from hillside areas and blockage of the existing bridge by
floodwaters.
C. Identify any appropriate mitigation measures to offset the potential wildland fire danger
including a "clear greenbelt" between proposed lots and the open hillsides.
Expected Work Products
Analysis of the issues identified above.
Available Information
Initial Study ER 14-91 for 40 Prado Road office project (discussion of EMFs)
Community Development Department Library - various publications on EMFs
CDF brochures - "Green Fireman Plan", "Fire Hazard Reduction", "Fire Safe Landscaping"
10. NOISE
The project is not expected to result in long-term adverse noise impacts. However, there may be
short-term impacts during grading, when subdivision improvements are installed and when individual
homes are constructed.
a. Suggest mitigation measures for short-term noise impacts from construction activities.
Q
Prefumo Creek Homes
E1R Workscope
Page 10
Expected Work Products
Analysis of the issues identified above.
Available Information
Noise Element (9/75)
11. PUBLIC SERVICES
a. Evaluate the impacts of the project on the demand for police and fire services and
suggest appropriate mitigation measures. Consider the design of the subdivision.in
terms of access for these services in evaluating impacts.
b. Document the expected increase in school age population attributable to the project and
discuss the associated impacts on school capacities in the area.
Expected Work Products
Analysis of the issues identified above.
Available Information
City Fire and Police Department
SLO School District
12. UTILITIES & SERVICE SYSTEMS
Water
It appears that an elevated water storage tank will be required to provide adequate water storage and
to meet fire flow requirements.
a. Analyze appropriate locations for the necessary storage tank and clarify maintenance
responsibilities given City policies.
b. Discuss the anticipated water use attributable to the project, taking into account the
proposed well system for irrigation of landscaping, and impacts to the City's water
supply. This discussion should include the need for water offsets and the project's
applicability to the City's designated 33 acre feet of offset potential available to
annexations.
Prefumo Creek Homes
EIR Workscope
Page 11
Sewer Service
C. Evaluate the adequacy of the proposed sewer system to accommodate the expected
development. For example, the Utilities Department has questioned whether Lot No.
12 can be served by the proposed sewer.
d. Evaluate alternatives to the provision of sewer service which does not require a lift
station (ie, gravity flow). Discuss concerns with sewer service being provided in the
event of a power outage.
Landfill Capacity
e. What will be the impact of this project on the provision of solid waste disposal.
Expected Work Products
The developer's engineer shall provide the necessary calculations for determining tank size and fire
flows. The Utilities Engineer can provide technical advice on City service requirements. With
information from these sources, the consultant will be responsible for the evaluation of issues outlined
above, including alternatives and mitigation.
Available Information
Water & Wastewater Management Element (11/94)
Uniform Design Criteria (Water) -- Engineering Design Standards
Water Distribution System Maps
Los Osos Valley and Lower Higuera Area Water System Improvements (1973, Penfield and Smith
Engineers)
Municipal Code Chapter 13.04 (Water Service)
EIR for Sewage Treatment Plant Expansion (1990)
Fire Department Development Guide/California Department of Forestry requirements
Urban Water Management Plan
County Division of Environmental Health
Regional Water Quality Control Board
Wastewater Management Report, Brown and Caldwell (1/89)
13. AESTHETICS
a. Evaluate the visual impacts of the project from nearby vantage points,particularly from
the north side of Prefumo Canyon Road. Recommend mitigation.
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Expected Work Products
The consultant shall evaluate and produce for hearings exhibits depicting a realistic interpretation of
the project superimposed on the backdrop of the site consisting of on-scene photography and/or video,
3-dimensionalcomputer-aided design (CAD), architectural models or other acceptable visual
simulation techniques to the approval of the Community Development Director.
Available information
Emerald Hills Estates Final EIR (12/94)
14. CULTURAL RESOURCES
The project site being vacant and greater than one acre in size will require more extensive evaluation
for possible archaeological resources consistent with adopted City guidelines and procedures.
a. Prepare an Archaeological Resource Inventory (ARI) to determine if archaeological
resources may be present at the site. The ARI involves a check of maps, records, an
other historical literature, and requires a surface field survey by a qualified
archaeologist.
b. If the ARI indicates the presence of, or the probable presence of, archaeological
resources, and development near those resources cannot be avoided, the Community
Development Director shall require a Subsurface Archaeological Resource Evaluation
(SARE) to verify the presence of archaeological resources, location of the resources,
and to determine the site's integrity, archaeological significance, and where
appropriate, the effects of the proposed project on the resources.
Expected Work Products
This section must include an ARI, possibly a SARE, and mitigation plan for any archaeological
resources present on the site, consistent with the City's adopted guidelines, to be prepared by the
consultant.
Available Information
Archaeological Resource Preservation Guidelines (10/95)
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15. RECREATION
A key component of the project is the large dedication of open space to the City (366 acres of creek
area and hillside areas). This dedication would clearly benefit the City in terms of its long-term goals
to bolster the inventory of open space lands under its direct control. However, the land will
primarily be beneficial from a passive, rather than active recreation perspective. Other projects with
substantial open space dedications have still been required to pay park-in-lieu fees to help finance the
development of new area and regional parks or improvements to existing parks.
a. Discuss the projected population of the project and the impacts to the City's park land
needs.
b. Discuss the pros and cons of acceptance of the open space areas in fee versus
recordation of an open space easement over the lands.
Expected Work Products
Analysis of the identified issues by the consultant with appropriate mitigation measures.
Available Information
Parks & Recreation Element (4/95)
Open Space Element (1/94)
Stoneridge II Final EIR (4/92)
16. ALTERNATIVES
The project site with its identified constraints provides a number of challenges to providing a viable
and ecologically-sensitive development plan. Alternatives to the proposed project design need to be
evaluated. Alternatives need to clearly indicate how they would address identified project impacts
and should at minimum evaluate the following:
a. The "no" project alternative.
b. A reduced lot subdivision that responds to identified issues.
C. Other comparable sites.
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Expected Work Products
The consultant will, at minimum, evaluate the .identified alternatives. City staff can assist :in
suggesting suitable comparable sites.
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