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Home My WebLink About11/20/2001, C9 - RFP REQUESTING EIR CONSULTANT FOR THE COSTCO/FROOM RANCH DEVELOPMENT, ER173-00 counciL Wain Do. -aa DI acen6A nepoiA «mNumber q CITY O F SAN LUIS 0 B I S P O FROM: John Mandeville, Community Development Direct q��/ yt By: John Shoals, Associate Planne 7/� SUBJECT: RFP REQUESTING EIR CONSULTANT FOR THE COSTCO/FROOM RANCH DEVELOPMENT, ER173-00 CAO RECOMMENDATION: A. Approve the workscope for Environmental Impact Report (EIR) consultant services in connection with the Costco 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 a 30% administrative fee. DISCUSSION: Situation Costco Wholesale has filed an application for construction of a warehouse retail store on a 16.5- acre site on the west side of Los Osos Valley Road between Madonna Road and U.S. Highway 101. The subject property carries a General Plan land use designation of General Retail and is zoned C-R (Retail-Commercial). The proposed project involves the development of 33 acres with approximately 260,000 square feet of commercial uses and site improvements. The specific proposal includes a 138,000-square foot Costco store and 867 parking spaces on a 16.5-acre parcel, 122,000+/- square feet of general commercial on the two remaining Froom Ranch parcels on Los Osos Valley Road, parking, landscaping and various site improvements. Attachment 1 is a conceptual site plan. In order to proceed with the applicant's proposal, the project must be processed consistent with the California Environmental Quality Act (CEQA) and all applicable City Regulations. The Community Development Department staff has completed a preliminary review of the project and determined that it will require the preparation of an Environmental Impact Report (EIR) to evaluate the potential impacts of the project and to comply with the California Environmental Quality Act. The EIR will address potential impacts in the areas of: aesthetics, air quality, biological resources, cultural resources, General Plan consistency, geology, hazards, hydrology and drainage, noise, transportation/circulation, and utilities. These impacts will be evaluated for project-specific and cumulative effects. The EIR will also include review of the potential uses and architectural design for the remaining Froom Ranch parcels that front onto Los Osos Valley . Road. The EIR will also examine project alternatives, including the "No-Project" scenario. Council Agenda Report ostco/Froom Ranch Project EIR 1L Page 2 Attachment 2 is a copy of the proposed EIR workscope. It should be noted that the workscope would be refined with input from the Council and the selected EIR consultant. It should be noted that an initial environmental study was initiated, but was not finalized because it was determined that an EIR is required for the project. The EIR is being processed consistent with Section 15060 of the CEQA Guidelines, which states: If the lead agency can determine that an EIR will be clearly required for a project, the agency may skip further initial review of the project and begin work directly on the EIR process described in Article 9, commencing with Section 15080. In the absence of an initial study, the lead agency shall still focus the EIR on the significant effects of the project and indicate briefly its reasons for determining that other effects would not be significant or potentially significant. Potentially significant impacts are briefly discussed in the EIR workscope. Less than significant impacts were identified in the areas of. energy and mineral resources, population and housing, public services, recreation and utilities and service systems. The EIR will discuss why these issue areas were determined to be less than significant. Impact of Building Size Ordinance On November 6, 2001, the San Luis Obispo City Council voted 3-2 to introduce Ordinance No. 1404 (2001 series) amending the Zoning Regulations to establish building size limits for large- scale retail establishments in all commercial zoning districts, to set a maximum parking requirement for large-scale retail establishments over 45,000 square feet and to exempt existing large retail establishments. The ordinance sets a building size limit of 60,000 square feet in the C-R zoning district with the possibility of going up to 120,000 square feet in the C-R zone and a provision to exceed the 120,000 square foot limitation by up to 20%(144,000 square feet) with a ground floor maximum of 80,000 square feet, if the retail building includes multiple floors and meets community- and design-based performance standards. The City Council will be considering final passage of Ordinance 1404 (2001 series) on November 20, 2001 with the ordinance going into effect 30 days thereafter. Since the City Council did not exempt "pipeline" projects from the ordinance, the Costco proposal will be subject to the recently approved size limitations and parking requirements. Approval of the retail size ordinance means that the Costco application would eventually need to be revised to comply with the standards. In staff s opinion, it is possible for Costco to design a facility that provides 138,000 square feet of floor area and complies with the building size ordinance. Staff has been in contact with Costco to discuss these alternatives. If revisions are pursued, the draft EIR workscope would be refined with input from the public agencies, interested parties and the EIR consultant. So, there will be an opportunity to revise the project description before commencing work on the EIR. CY z Council Agenda Report _—ostco/Froom Ranch Project EIR RI, Page 3 Previous Environmental Studies and Resources The EIR will use information provided in previous environmental documents. Four EIRs provide information about the project area: • Final Supplemental Environmental Impact Report for Madonna/Eagle Hardware & Garden,prepared by Morro Group, Inc. for San Luis Obispo County, October 1998. • San Luis Obispo Area Plan Update EIR prepared by San Luis Obispo County, certified in 1996. • Land Use Element/Circulation Element Updates Final EIR, prepared by the City of San Luis Obispo in August 1994. • DeVaul Ranch Planned Development Final EIR, prepared by the City of San Luis Obispo in October 1998. Select information from these documents will be used in the preparation of the recommended EIR. Each document will receive a peer review prior to incorporation of any information into the Costco/Froom EIR. Schedule for EIR Preparation With City Council endorsement of the RFP and workscope, RFPs would be sent out to qualified consultants on November 26,2001,with consultant proposals due back to the City on December 30, 2001. The schedule included in the RFP anticipates interviews to be held after the first of the year and a consultant contract awarded on January 25, 2002. The RFP specifies that the Administrative Draft EIR would be delivered to the City within 90 days after execution of the contract. CONCURRENCES The proposed plans were distributed to other departments for review and comments. Those comments have been included in the EIR workscope. It should also be noted that all City departments and other governmental agencies will be given another opportunity to comment on the Notice of Preparation that will be sent out prior to beginning work on the EIR. FISCAL IMPACT Once a qualified consultant is selected and a contract negotiated, the project applicant will pay all of the costs for the consultant services to prepare the EIR, plus a 30% administrative fee, 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 EIRs. Therefore, the project will have no direct fiscal impact. C � ,3 Council Agenda Report'=--...ostco/Froom Ranch Project EIR Ri_ ' Page 4 ALTERNATIVES 1. Approve the workscope, but direct staff to prepare the EIR. If a consultant were not retained to prepare the EIR, it would be the responsibility of the Cityto do so. With staff responsible for EIR production, the timeframe for completion of the document would be lengthier than that estimated above for a consultant, and other staff work program items would be further postponed. In addition, staff would need to hire sub-consultants to adequately evaluate certain technical issues. 2. Continue consideration of the workscope and RFP with direction to staff on necessary changes. ATTACHMENTS Attachment 1—Conceptual Site Plan Attachment 2-Excerpts from Draft RFP including the Scope of Work Attachment 3—Proposers List The entire draft RFP and workscope are available in the Council reading file. ' - . . - o I® �I i•.1—. __ I :•11 Ilial tl 1'\ e � ::u::: -Cin j � •� �: 3, Ail 0>•� w�9 qr; ash>•�ol ` • ' 7 a:0[at♦� I9t4 RIS wl n��n I � t ,E'-'�-'-.3u. .ton�.L.V•B!!10 -71,E- �- AIR ju pi biq Q� �• __ _ice in 1_■1 yp1_. `■_ ` I` I I I - — — — — — �I dl �I � der rr 1!:► � 1M �� ' I � ! != f el cl :� 8 ' i7i�:Du•~�•-�3�.p`^:::iiriii� I- � I II 1 � a i Section A Attachment 2 DESCRIPTION OF WORK Project Description An application has been filed to develop of 34 acres of land with approximately 260,00 square feet of commercial uses and related site improvements. The project includes a 138,000 square foot Costco Wholesale store with tire sales/installation and gas pumps, and approximately 137,000+/- square feet of general commercial uses in multiple buildings. The project involves: site grading, utility installation, parking, landscaping and various other site improvements. The project is described in greater detail in application materials submitted by the applicant, which are available for public review in the Community Development Department. A reduced site plan is attached. Scope of Work An preliminary review of this project determined that there may be significant environmental impacts associated with development and that an environmental impact report (EIR) is required. The applicant 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. EIR Workscope Items 1. Aesthetics The General Plan Circulation Element (Scenic Roadways Map) designates this segment of Los Osos Valley Road as a roadway of moderate scenic value. From this segment are views of Cerro San Luis, the Santa Lucia Foothills and the Irish Hills. The project could block views of these scenic resources and permanently alter views along this roadway. A visual study must be completed for the project. The visual study should emulate views of the hillsides from vehicles and pedestrians in the vicinity of Los Osos Valley Road, from Highway 101 to beyond Madonna, as they will be with the proposed buildings in place. Mitigation should be included for significant impacts on these views. The consultant shall complete a visual analysis, identify potential impacts on views of important scenic resources, and suggest appropriate mitigation measures. 2. Air Quality The proposed project will create result in short-term (construction activities)and long-term (operational) air quality impacts. Air quality impacts from this project shall be evaluated for both short-term and long- term conditions and compliance with the San Luis Obispo Air Quality Plan. • In conjunction with trip generation figures provided from the required traffic study, interpolate expected emissions generated by the project. • Quantify expected emissions from construction-related activities. • Discuss modifications that could be made to the proposed project to result in a more compact development pattern and improve transit and pedestrian orientation. - - Attachment 2 • Evaluate the reduction in trips to outlying areas for shopping with development of the site and the associated impacts to air quality on a regional scale. • Discuss prevailing wind patterns in the area and the impacts of wind on site development. 3. Biological Resources Previous environmental studies have verified the presence of seasonal wetlands in the project area. The biological study should map the location and extent of affected wetland and grassland habitat that would be affected by proposed development. Wetland delineation should be determined consistent with the Army Corps of Engineers Delineation Manual. The study should determine the type and significance of impacts that proposed on- and off-site improvements could have on habitat areas, with particular attention to potential impacts on wildlife migration routes across the project site. The report should include recommended mitigation measures where impacts may be significant. The Congdon's tarplant was found in the development area of the DeVaul annexation. The project site was surveyed for Congdon's tarplant in July 1998. Two small population of the plant was found along the northerly property boundary. These discoveries indicate that the plant could be found throughout the project site. 4. Geologic Problems The proposed project is located within, or in close proximity to, the Los Osos fault zone as defined by consultants to Pacific Gas and Electric in a 1987 report of the Diablo Canyon Long Term Seismic study. Geologic hazards, seismic hazards (earthquake shaking and liquefaction) and soil hazards (shrink-swell potential, subsidence) were analyzed in the EIR Supplement prepared for the Madonna/Eagle Hardware &Garden project. The EIR will address geologic problems on a project-specific basis. It will provide an overview on the soils and geologic conditions of the site. Discussion should focus on the site's potential for liquefaction and subsidence, and identify necessary earthwork, special grading, construction techniques and foundation design criteria for the site development proposed. 5. Hazards and Hazardous Materials The project includes the installation of fueling pumps in conjunction with Costco Wholesale. Construction and operation of the wholesale store and general commercial uses would not create significant hazards. Construction of the proposed gas pumps could create a significant hazard to the public or the environment though the routine use and transport of hazardous materials (gasoline)as well as the placement of underground storage tanks. During transportation and filling, spills and accidents leak oil into the environment. Vaporization and underground tank leakage add even more chemicals to the neighborhood environment. The EIR will assess the potential impacts associated with the fuel pumps and identify mitigation measures to address this impact. 6. Hydrology and Water The proposed project will increase runoff from the site as a result of the increase in impervious surfaces Attachment 2 associated with the roof areas and paved parking. The applicant proposes to mitigate the effects of the increased runoff by detaining runoff in a detention basin. The Madonna/Eagle Hardware & Garden EIR evaluated drainage for that hardware 'store, but did not address runoff from development of the two parcels on Los Osos Valley Road. This EIR will evaluate drainage impact from overall site development. • Describe impacts of the project in terms of absorption rates, drainage patterns, and the rate and amount of surface runoff. • 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 to adjacent or downstream properties. • Review and evaluate the proposed recommendations included in the submitted drainage and flood analysis for the project, and suggest any additional mitigation measures to address project impacts. 7. Land Use& Planning Provide a summary of the relevant general plan policies that relate to development. Discuss briefly how proposed land uses were established for this site with the update of the City's Land Use Element. The EIR will evaluate the project's effect on the City's growth management policy for non-residential development. The applicant is proposing to construct a 138,000 square foot commercial building, 867 parking spaces (one space per 159 square feet of floor area) and landscaping. On November 6, 2001, the City Council voted to introduce a retail size cap ordinance that would limit the size of the building to 60,000 square feet with provisions to allow the building to go up to 120,000 square feet with compliance with certain performance standards. The ordinance would also set are a maximum parking requirement of one space per 250 square feet of gross floor area. The project will be evaluated for consistency with the retail size limit ordinance. It should also be noted that a smaller size store will be evaluated an alternative project. 8. 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. • Suggest mitigation measures for short-term noise impacts from construction activities. • Analyze the potential impacts of the project and identify appropriate noise attenuation measures consistent with the 1996 Noise Element and Noise Guidelines. 9. Transportation/Circulation The proposed project will generate additional vehicular trips that will increase traffic volumes on the nearby road system. Preliminary estimates indicate that this project could significantly increase the amount of traffic on Los Osos Valley Road between Madonna Road and U.S. 101. Necessary changes to the highway interchange, the roadway and affected intersections must be clearly identified. City staff is working with project representatives, the California Department of Transportation (Caltrans) and interested property owners to develop a work scope for traffic studies. -3- Ahathmen't 2 Traffic Study Workscope Items A traffic study will need to be prepared and incorporated into the environmental document for the project. All calculations and analysis shall be conducted using the most recent Highway Capacity Manual (HCM) and Highway Design manual methodologies. Proposed Trip Generation characteristics and distribution are to be submitted to the City for review and comment/approval prior to proceeding with the traffic analysis. All mitigation measures proposed to address significant impacts must be feasible. The consultant shall utilize the San Luis Obispo Citywide Traffic Model (SLOCTM) to develop the background traffic projections for future year analyzes. The study facilities are to be analyzed as existing and existing with traffic generated by the proposed project. The consultant shall supply exhibits illustrating proposed mitigations. Along arterial corridors traffic signal progression analysis may be necessary for Level of Service determinations and mitigations. Regarding the SLOCTM, the consultant shall provide the City with a copy of disk and documentation of the project with the project land uses and loaded network. If the consultant utilizes another software other than MINUTP, a licensed copy of the program shall be provided to the City along with the project disks. This traffic study will need to evaluate the following: A. Streets/Traffic 1. Provide a description of existing traffic conditions, including LOS on the current road system, in the vicinity of the project. Evaluate the project's impact on LOS at: the Los Osos Valley Road intersections with Madonna Road and Highway 101; the Highway 101 ramps with Madonna Road, Los Osos Valley Road and Prado Road; and the Prado and Los Osos Valley Road intersections with South Higuera Street. What specific mitigation measures will maintain LOS D or better? 2. Development of the proposed project may occur incrementally. Complete an Existing Condition Analysis and Sensitivity Analysis for the project to determine if project traffic exceeds intersection thresholds (LOS D) and freeway ramp thresholds, and at what development level. Identify a phasing of road improvements to mitigate the phased development. B. Transit Service 1. How might the project's site plan and transportation improvements be modified to encourage greater transit use(e.g. Transit oriented development concepts)? 2. What facilities need to be provided to satisfy transit demand? 3. How will planned increase in traffic on existing roadways and street intersections affect current transit service to the site? Provide recommendation(s)of how on-time performance might be maintained. CH r � 10. utilities Attachment 2 Water Supply& Distribution.Workscope Items • Discuss projected water demand for new retail development and its potential impacts on citywide water supplies. • What is the anticipated yield from on-site wells? What types of improvements will be necessary to improve the quality of the groundwater to meet State and local standards? • What is the best approach to tie water rights to project entitlements (development agreement, PD zoning)? • Are additional offsets required to mitigate the impacts of the new development on the City's water supply? Wastewater Service& Facilities Workscope Items • What are the projected flows for the project? • How will projected flows impact the capacity of the wastewater treatment plant? • Evaluate the status of the Laguna sewer lift.station and its schedule for replacement as it relates to the development of the project Sewer Service • Evaluate the adequacy of the proposed sewer system to accommodate the expected development and discuss any need to provide improvements to the City's existing treatment facilities. • Evaluate alternatives to the provision of sewer service that does not require a lift station (i.e., gravity flow). Discuss concerns with sewer service being provided in the event of a power outage. Landfill Capacity • What will be the impact of this project on the provision of solid waste disposal? 11. Cumulative Effects The EIR must address cumulative impacts within each area of analysis. 12. Alternatives 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: • the"no" project alternative; • a commercial project of a more limited size and scope; and • other comparable sites where the project might be developed. -5- Attachment 3 PROPOSERS LIST COSTCO/FROOM DEVELOPMENT EIR SPECIFICATION NO. Envicom ESA Fugro West, Inc. 28328 Agoura Rd. 4221 Wilshire Blvd., Suite 480 1012 Pacific St., Ste. A Agoura Hills, CA 91301 Los Angeles, CA 990010 San Luis Obispo, CA 93401 Dudek & Associates, Inc. Jones and Stokes Associates The Morro Group 621 Chapala St. 2600 V St., Ste. 100 1107 Johnson Santa Barbara, CA 93101 Sacramento, CA 95818-1914 San Luis Obispo, CA 93401 Ogden Environmental & SAIC FIRMA Energy Services Co., Inc. 816 State St., Ste. 500 849 Monterey St. 510 State St., Ste. B Santa Barbara, CA 93101 San Luis Obispo, CA 93401 Santa Barbara, CA 93101 Woodward Clyde Law/Crandall, Inc. Michael Brandman Associates Consultants Attn: Roberta Tassey Attn: Patricia Hughes 5951 Encina Rd., Ste. 200 2710 Gateway Oaks Dr., Ste. 150N 15901 Red Hill Ave., Ste. 200 Santa Barbara, CA 93117 Sacramento, CA 95833 Tustin, CA 92780-7318 Kleinfelder Wetlands Research Associates, Inc. Planetek, Inc. Attn: Susan Charles Attn: Michael Josselyn 41 E. Foothill Blvd., Suite 200 1370 Valley Vista Dr., Ste. 150 2169-G East Francisco Blvd. Arcadia, CA 91006 Diamond Bar, CA 91765-3910 San Rafael, CA 94901 Greystone Leighton and Associates, Inc. Brady and Associates Attn- Jeffrey Harvey Attn: Andrew Price Attn: David Clore 1211 H Street, Ste. A 31344 Via Colinas, Ste. 102 2215 Fifth Street Sacramento, CA 95814 Westlake Village, CA 91362 Berkeley, CA 94710 Rincon Consultants, Inc. Emcon Bio Systems Attn: Stephen Svete Attn: Ilona Rubino Attn: Cathy Newmann 790 E. Santa Clara St. 1921 Ringwood Ave. 303 Potrero St., Ste. 29-203 Ventura, CA 93001 San Jose, CA 95131-1721 Santa Cruz, CA 95060 Tetra Tech, Inc. Chambers Group, Inc. Regional Environmental Consult 4213 State Street, Suite 205 17671 Cowan Ave., Suite 100 Attn: Sandra Fayette Santa Barbara, CA 93110 Irvine, CA 92614 4241 Jutland Dr., Ste. 201 San Diego, CA 92117-3653 C9-f( Attachment 3 Zeiser Kling Consultants Robert Bein, William Frost& PRA Group Attn: Barbara Associates Attn: John Larson 3187 Red Hill Ave., #135 14725 Alton Pkwy. 1190 Marsh St. Costa Mesa, CA 92626 Irvine, CA 92618-2069 San Luis Obispo, CA 93401 Takata Associates Perspective Planning David Evans & Associates, Inc. Attn: Kathleen Takata Attn: John Ashbaugh 23382 Mill Creek Dr., Suite 225 600 Fremont Ave. 979 Osos St., Suite E Laguna Hills, CA 92653 South Pasadena, CA 91030 San Luis Obispo, CA 93401 McLaren/Hart, Inc. Padre Associates, Inc. EIP Associates 16755 Von Karman Aave., 5450 Telegraph Rd., Suite 101 601 Montgomery St., Suite 500 #200 Ventura, CA 93003 San Francisco, CA 94111 Irvine, CA 92606-2667 Dames & Moore Burns & McDonnell Ultrasystems Environmental Inc. 3445 West Shaw Ave., Suite 2102 Business Center Dr., Suite 6 Jenner, Suite 210 101 130 Irvine, CA 92618-3811 Fresno, CA 93711 Irvine, CA 92612 Douglas Wood & Associates, Duane A. Morita TPG Consulting, Inc. Inc. 14312 Shadybrook Dr. Attn. Quincy Struve 1461 Higuera St., Suite A Tustin, CA 92680 679 Monterey Street San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 C -!a