HomeMy WebLinkAbout11/12/2002, C6 - CONSULTANT SERVICES FOR AN ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE DALIDIO/SAN LUIS MARKETPLACE A council ,/ 1
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CITY O F SAN LUIS O B I S P O
FROM: John Mandeville, Community Development Direct
Prepared By: Ronald Whisenand, Deputy Director
SUBJECT: CONSULTANT SERVICES FOR AN ENVIRONMENTAL IMPACT REPORT
(EIR) FOR THE DALIDIO/SAN LUIS MARKETPLACE ANNEXATION,
PREZONING, AND DEVELOPMENT PLAN.
CAO RECOMMENDATION
A. Approve the workscope for preparation of an Environmental Impact Report (EIR) for
the Dalidio/San Luis Marketplace Annexation/Prezone/Development Plan.
B. Award the contract in the amount of $118,116 to Rincon Consultants, Inc, contingent
upon the developer depositing with the City the amount of the contract plus 30% for
administrative and review services (total of$153,551).
Background
An application has been filed by SLO Marketplace Associates, LLC and the Dalidio family to
annex and prezone 131 acres adjacent to the City of San Luis Obispo and within the City's
"urban reserve" (see Attachment No. 1). Approximately 59 acres of land will be prezoned to
Retail Commercial with a possible Planned Development Overlay Zone (CR-PD), which will
include 42 acres of retail development, 5 acres for a planned hotel, and 12 acres for roads and
infrastructure. An additional area of approximately 13 acres will be prezoned either Office (O-
PD) or Business Park that will be developed with professional offices or other business park
uses. Approximately 59 acres will be prezoned Conservation Open Space. Finally the applicants
are proposing the preservation of approximately 20 acres of additional open space off-site, but at
the southern gateway to the City.
The applicant's site plan for the SLO Marketplace proposes approximately 650,000 square feet of
retail commercial space of which 50,000 will be designated for restaurant use. In addition a 130-
room hotel will be included. The project is dependent on a full interchange being developed at
Prado Road and Highway 101. An extension of Prado Road is proposed in the northern portion
of the site that connects to Madonna Road north of the post office. The project layout is shown
on Attachment No. 2.
Planning staff has determined that an EIR will be required to evaluate the potential impacts of
the project. A similar proposal by the applicant went through the City process in 2000 that
also required an EIR. That EIR, however was never certified by the City Council and
therefore cannot be used to evaluate the impacts of this project which has changed somewhat
in scope.
Council Agenda Report—Dalidio/San Luis Marketplace EIR Contract
Page 2
Staff is recommending the preparation of a new EIR to address the revised project as well as
evaluate several changes in circumstances that have occurred over the two-year period between
projects. In addition, the City Council specifically indicated in their review of the project that
they felt that the hydrology and drainage component of the EIR needed additional analysis.
The EIR workscope that is before the Council (Attachment No. 3) includes new analysis of
drainage issues, evaluation of impacts of the new project, and updated analysis based on
changes of circumstances in the community (i.e. new projects that were not previously known
or changed land use assumptions).
Rincon Consultants, Inc. (Rincon) performed as contracted in the preparation of earlier EIRs
on this project. A good portion of the earlier research and analysis will be applicable to this
proposal and should result in a time and cost savings by having Rincon prepare the current
EIR. At the City's request, Rincon has kept the same traffic consultants (Fehr & Peers
Associates, Inc.) on their team but have brought Cuesta Engineering to model and evaluate
drainage and flooding impacts for the project. The consultant team is qualified and has
presented a workscope (Attachment No. 3) that addresses all the environmental issues likely to
be associated with the revised project.
Cost Issues
As addressed above, Rincon should be able to use earlier work to keep time and costs down
with the preparation of the new EIR. This time savings is reflected in the latest proposal.
However since the cost to prepare this EIR is somewhat higher than the document that was
evaluated in 2000, the applicant and Council may question how time savings has resulted in a
cost that exceeds the earlier EIR contract by 13%. The increase in cost is attributed to the
following circumstances:
1. The project has changed. In addition to the replacement of the senior housing
proposal with a business park to address concerns of the Airport Land Use
Commission, a hotel project has been added and the size of the retail component has
increased from 515,000 to 650,000 square feet.
2. Additional drainage/hydrologic analysis is needed. At the Council meeting where
the earlier EIR was discussed, several Council Members discussed the inadequacy of
the hydrologic analysis contained in the EIR. As the Council may recall, the EIR did a
peer review of the drainage and flooding analysis prepared by Cannon Assoc. Cuesta
Engineering, who has extensive knowledge of the hydrology of San Luis Obispo, will
join the EIR team to revise the drainage evaluation. Their presence in the EIR team
will add $11,700 to the cost of the document.
3. The traffic analysis needs to be updated. Due to the change in the project, the
changes in area wide development assumptions and areas of benefit for public facilities,
and new development that has occurred over the past two years, a new traffic analysis
is needed. Fehr & Peers' subcontract will add $52,800 to the cost of the document.
4. Consultant costs have risen over the years. Rincon indicates that one reason for the
high relative cost with the current contract is that consultant costs have risen over the
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Council Agenda Report—Dalidio/San Luis Marketplace EIR Contract
Page 3
past two years. Rincon's costs alone rose 15% over the time period between the initial
and latest proposal. Staff would also note that we too have seen a consistent trend in
higher EIR preparation costs with the numerous EIR proposals that have been evaluated
for various projects currently in process with the City.
Consequences of Not Taking the Recommended Action
If a consultant were 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 difficulty fitting this project into its existing workload. In addition, staff
would need to hire consultants to adequately evaluate certain technical issues.
Conclusion
If the Council approves the EIR workscope and awards the EIR contract to Rincon, it is
anticipated that the project and EIR will proceed through the following tentative schedule:
Council Approve Workscope and Award Contract November 12, 2002
Applicant Deposits Funds for EIR Preparation November 22, 2002
Draft EIR Available for Public Review February 21, 2003
Planning Commission Review/Comment on Draft EIR March 12, 2003
End of Public Review Period May 16, 2003
Planning Commission Hearing on EIR and Project June 25,2003
City Council Hearing on EIR and Project August 19, 2003
CONCURRENCES
The Planning Commission received an "early presentation" of the project developer on July 24,
2002 where they also provided comments on the EIR workscope. Those recommendations have
been included in the attached workscope. Review of the project plans and EIR by City
departments will occur throughout the process. Feedback will be included in project specific
mitigation measures, conditions, and code requirements.
FISCAL IMPACT
The Council's decision on this item will not incur any City expense. The cost of the EIR
production, including a fee for management of the process by City staff, 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 EIRs.
CU-3
Council Agenda Report—Dalidio/San Luis Marketplace EIR Contract
Page 4
ALTERNATIVES
1. Approve the workscope, but direct staff to prepare the EIR.
If staff is 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.
2. Direct staff to utilize a Request for Proposal (RFP) process to select a suitable
consultant team if either the Council is uncomfortable with the recommended EIR
preparation team or would like to see if a less expensive consultant contract is possible.
This is not the recommendation because a less expensive contract is not likely. As the
"Cost Issues" section of the staff report explains, Rincon will be able to use the work
and experience they already have for the project site to minimize their costs.
3. Continue consideration of the workscope with direction to staff on necessary changes.
Attachments
1. Vicinity map
2. Reduced site plan
3. Consultant Proposal/EIR Workscope
L:\Dalidio EIR Contract Council Report.doc
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Rinwn Consultants,Inc. Attachment 3
790 East Santa Clara Street
Ventura, California 93001' -
so 5 641 1000
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info®rinconconsultants.com
www. rinconconsultants.com
October 10,2002
Ron Whisenand,Assistant Director
City of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo, CA 93401-3249
Subject: Revised Dalidio Property Annexation Project
EIR Proposal 10-10-02
Dear Mr.Whisenand:
Thank you for the opportunity to submit this proposal to prepare the EIR for the revised
Dalidio Properly/San Luis Marketplace project. As you know,our firm possesses extensive
knowledge of the features of the project application as well as the community concerns. I
believe that the experience we have in working with the Dalidio project will greatly benefit the
City in processing the new CEQA review.
As you are likely aware,Rincon Consultants has established an office in San Luis Obispo that
currently employs 11 professionals in environmental sciences and planning. Our assigned
project manager for this project,Richard Daulton,works from our San Luis Obispo office,
thereby ensuring improved coordination with City staff in executing the analysis. I will remain
as Principal-in-Charge. We have included two subconsultants at your request: Fehr&Peers for
transportation,and Questa Engineering Corporation for hydrology and water quality. We
developed an excellent working relationship with Fehr&Peers during the earlier study,and I
have been impressed with Questa in developing this proposal.
Our cost for the CEQA process is $118,116,as detailed in the table submitted with the proposal.
This is $4,300 less than the cost we submitted in August 2002 due to the elimination of the 10-
year cumulative traffic evaluation. This compares with $145,385 expended during the earlier 2
'/year review process. In general,the cost reflects the need to analyze fundamental changes in
the project description,the need to review and update background information for each issue
area,and the need to manage an anticipated high-level of community involvement. The Fehr&
Peers fee alone is over$57,000. This reflects:
• more modeling work and review of Higgins &Associates PSR work;
• the CORSIM analysis to evaluate site access and corridor operations is new;
• the freeway analysis will be using HCS software which is new;
• F&P will not be using any of the technical analyses from the previous study(e.g.,
creating a new SYNCHRO model);
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E n v i r o n m e n t a l S C i e n I i 5 t 5 P l a n n e r s E n g i n e e r s
Attachment 3
• F&P rates are substantially higher than 2 to 3 years ago;
• adequate time for meetings and hearings;
• trying to budget realistically to avoid asldng for additional money later.
We appreciate the opportunity to assist the City in providing a new EIR analyzing the Dalidio
application. As always,I welcome your input and questions regarding this proposal.
Sincerely,
RINCON CONSULTANTS,INC
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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
Attachment 3
Dalidio/San Luis Marketplace Annexation & Development EIR
Proposal to Prepare EIR
1.0 INTRODUCTION
Rincon Consultants,Inc. is pleased to submit this proposal to prepare the Environmental
Impact Report for the revised Dalidio/San Luis Marketplace Annexation&Development
proposal. To ensure continuity with the analysis from its last hearing in February 2000,we have
enaged the services of the same traffic subconsultant Fehr&Peers Associates. To augment the
credentials of the hydrology and flood control analysis,we have engaged the services of
Questa Engineering Consultants. In the event that the City wishes to engage Rincon to
independently prepare photosimulations of the revised project,we have engaged the services
of ArchFX Studios. All other analysis and editorial tasks will be completed by Rincon
Consultants.
1.1 Understanding The Project
The Proposed Project under CEQA. An application has been filed to pre-zone and annex
131 acres in the Dalidio Area,which is adjacent to the City of San Luis Obispo and within its
Urban Reserve Line. The proposed actions to be examined under CEQA include the following:
An annexation of 131 acres of land,as follows:
Land Use Acres
Commercial 47.00
Business Park 13.00
Total Development 60.00
Park and Open Space 58.67
Total Open Space 58.67
Public Roads 12.33
Total Project 131.00
The development program would include
• a 650,000 square foot shopping center,
• a 130-room hotel, and
• approximately 140,000 square feet of office/business park uses (based on a 0.25 FAR on 13
acres).
Use of the 2001 Final EIR The new EIR will be a freestanding document that does not
tier from the Final EIR acted upon by the City Council in Spring 2001. The City Council action
was not to certify that document. Nevertheless,much of the analysis can be used in the new EIR.
Ultimately,the report will serve as an informational document for the public and City of San Luis
Obispo decision-makers. The process will culminate with Planning Commission and City
Dalidio/San Luis Marketplace ki,._,<ation&Development EIR
Proposal to Prepare EIR Attachment 3
Council hearings to consider certification of a Final EIR and a decision whether to approve the
proposed project. The Final EIR will then be used by the City and other agencies (including the
San Luis Obispo LAFCO) for annexation hearings and future site-specific work.
2.0 STUDY METHODOLOGY
This section details Rincon s approach to tasks necessary to complete the EIR, including details
relative to the research and evaluation techniques to be employed. Rincon proposes a scope of
work designed to refine project objectives and prepare an EIR that will allow the City of San
Luis Obispo to take action on the proposed project.
2.1 Scope Of Work
Task I Kickoff Meeting and Project Definition Refinement
Within one week of authorization to proceed,Rincon will organize a kickoff meeting with City
staff and key members of the consultant team. This meeting will serve as a forum to:
• Review and confirm study objectives;
• Establish an operational protocol;
• Confirm project schedule and deliverable due dates;
• Resolve details for scheduled tasks as necessary, and
• Determine the details of the project description.
A particular focus of this kickoff meeting will be the discussion of the project description.
Although the description of the project provided within the RFP appears to be well defined,the
kickoff meeting will provide the opportunity to come to agreement concerning the elements to be
included in the EIR project description.
The consultant team will also use this kickoff meeting to collect copies of any of the studies that
are available and any other information not already transmitted. The meeting also allows the City
and the consultant team an opportunity to discuss any responses to the Notice of Preparation
(NOP) and any verbal input received regarding the project. Rincon will work with City staff to
clarify the focus of environmental concerns of the community and other agencies,allowing the
team to verify the scope of the study.
We will also have an opportunity to identify the cumulative project list and the nature of the
alternatives to the proposed project that will be addressed in the EIR.
Output. Agenda and Follow-up Memorandum on Project Definition Refinement
Task 2 Prepare Project Description and Alternative Descriptions
Based on the project application and other materials received at the kickoff meeting,Rincon
will prepare a detailed Project Description for review by the City. This review is critical,since it
forms the basis for environmental evaluation under CEQA. The project description will detail
the project proposal through textual, tabular,and graphic presentation,as necessary, to
City of San Luis Obispo
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Dalidio/San Luis Marketplace An.._..ation&Development EIR Attachment 3
Proposal to Prepare EIR
facilitate a thorough understanding of the proposed project. It will also indicate the timeline
and phasing of the project. The project description will include:
• A site plan;
• A thorough explanation of proposed land use changes and controls;
• A description of the phasing pian (if any);
• Features that have been incorporated into the,project to minimize potential environmental
or land use conflicts;
• Tables illustrating the degree of change from the currently adopted development pattern,
including buildout potential;
• Graphics illustrating land use patterns and regulatory conditions;and
• Graphics (if appropriate) illustrating the design concept.
It is our understanding that five alternatives will be examined in the EIR,including the CEQA-
required"no project" scenario. We anticipate that the alternatives will focus on either reducing
the land area disturbed or the amount of commercial development proposed. One off-site
alternative will be considered,assuming that an appropriate site can be identified. At a
minimum; the EIR will discuss the appropriate application of evaluating off-site alternatives.
The issue of alternatives is further discussed below,under Task 3.
Output. Rincon will deliver five copies of the Project Description and
Alternative Descriptions
Task 3 Administrative Draft EIR
The EIR for the proposed San Luis Marketplace project will be prepared in accordance with the
State CEQA Guidelines and methodologies and thresholds accepted in San Luis Obispo. Rincon
will adhere to the same standard of adequacy provided for EIRs in the Guidelines,which
specifically state that:
An EIR should be prepared with a sufficient degree of analysis to provide decision-makers
with information that enables them to make a decision that intelligently takes account of
environmental consequences. An evaluation of the environmental effects of a proposed
project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in light of
what is reasonably feasible.
Summary. The EIR will contain a summary of the proposed project and associated
environmental consequences. This information will be presented in tabular format to simplify
review by decision-makers and the general public. This section will identify:
• Each potential environmental impact,
• The level of significance of each impact;
• Mitigation measures required;and
• Residual impacts after mitigation.
The summary will also note areas of known controversy and an assessment of the alternatives
reviewed and their associated impacts. The summary will note the environmentally superior
alternative of the alternatives discussed in the EIR and the rationale for its selection as such.
City of San Luis Obispo
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Dalidio/San Luis Marketplace An,._,.ation&Development EIR Attachment 3
Proposal to Prepare EIR
Introduction and Environmental Setting. The EIR will provide introductory sections (required
by CEQA) that lay the groundwork for and summarize the substantive analysis to follow. The
introduction will describe the purpose and legal authority of the study. It will also provide a
discussion of lead, responsible and trustee agencies. The environmental setting will provide a
general description of the existing geographic character of the San Luis Obispo area and the
immediate site vicinity. This section will also contain the list of pending and approved projects
within the San Luis Obispo area that will be considered in the cumulative analysis. As an
option,we could consider buildout under the City's General Plan as the basis for the
cumulative impact analysis.
Environmental Analysis. Each environmental issue addressed in the EIR will incorporate four
sub-topics:
• Setting,
C Impact analysis (significance thresholds, methodology, project impacts, cumulative
impacts);
• Mitigation measures,and
• Level of significance after mitigation.
A substantial amount of baseline data is already available to be incorporated within the EIR.
The setting will be based on several existing data sources,including the City General Plan,
technical reports prepared for the City, and other planning documents and recent EIRs. When
appropriate,this information will be summarized and incorporated by reference. Where
possible,impacts will be quantified. If existing data does not allow definitive quantification,
reasonable assumptions will be used to qualitatively forecast potential impacts. Cumulative
impacts will also be discussed within this analysis.
Mitigation measures may include a range of design measures and programs as proposed by
City staff and the consultant team. All mitigation measures will be presented in wording that
can be directly applied to conditions of approval and will include monitoring requirements.
The technical approach to analyzing each issue identified in the City's RFP is described in
Technical Approach to Environmental Issues. If the public review process leads to a determination
that additional issues are required for examination or that particular issues require a greater
depth of analysis than proposed,additional budget and a modified scope of work would be
required.
Alternatives. This proposal assumes that four alternatives,including the"no project"
alternative,will be identified and analyzed. Evaluation of alternatives will be in less detail than
that for the proposed project, though the analysis will provide decision-makers and the public
adequate information to decide among alternatives. Based on the City's RFP,we anticipate
evaluating the following conceptual alternatives:
1. No Project Alternative;
2. Project proposed in 2001 FEIR
3. Reduced commercial square footage (less than 500,000 SF);
4. Reduced land area for proposed commercial development(500,000 SF);
City of San Luis Obispo
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CC, 6
Dalidio/San Luis Marketplace An,_, etion&Development EIR Attachment 3
Proposal to Prepare EIR
During the kickoff meeting,we will refine these alternatives,and possibly suggest others to
evaluate instead. For example,if it were known that no suitable alternative sites exist,we
would recommend that the EIR include a discussion of the reasons why alternative sites are not
feasible,pursuant to the Goleta decision. If intensification at the Central Coast Plaza or
Madonna Center were proposed,we would need to understand the realistic parameters of such
development, and whether this would meet City and applicant objectives. A reduction of
commercial square footage would be an appropriate alternative,particularly as the land use
pattern evaluated in the Land Use Element/Circulation Element EIR anticipated only 420,000
square feet of commercial development within the project site (see Section 1.0 of this proposal
for further discussion). A reduction in land area (alternative 4 above) could mitigate several
impacts,including effects on agriculture,aesthetics,land use, drainage,biological issues,and
pedestrian circulation.
For each alternative, the EIR will evaluate impacts to determine whether it would have greater,
lesser or similar impacts to the proposed project and whether mitigation measures for the
proposed project would apply. The results of this analysis will be presented graphically in
matrix form. We will direct the evaluation to provide a comparison among alternatives in
order to determine the environmentally superior alternative,as required in State CEQA Guidelines
Section 15126(d)(1).
Other CEQA-Required Sections. The EIR will include all other sections required by the State
CEQA Guidelines,including growth-inducing impacts and a discussion of irreversible changes.
Because this project would involve annexation to the City and extension of infrastructure
(including roads),it may remove various obstacles to growth in the area. Therefore,the potential
for growth inducement is likely to be highly controversial.
City Review of the Administrative Draft. Rincon will provide five copies of the
Administrative Draft EIR for City staff review. Thereafter,key consultant team members
would meet with the staff in order to discuss any concerns,modifications, and input to the
analysis and proposed mitigation measures.
Output. Five copies of the Administrative Draft EIR.
Task 4 Publication of Draft EIR
This task involves the production, editorial work and communication processes anticipated to
publish the Draft EIR for circulation,public and agency review,and comment. We understand
that the City will be responsible for: filing a Notice of Completion with the State Office of
Planning and Research;for circulating the Draft EIR to commenting agencies and interested
groups or individuals;and receiving their written commentary. In addition,we have assumed
that the City will give notice to all organizations and individuals who have expressed interest
in receiving such notice and the notice will also be published in a local newspaper.
Output. Rincon will deliver 60 bound(two-sided) copies and one reproducible
master of the Draft EIR, and one copy of the document on computer
disk A set of graphics will also be provided.
City of San Luis Obispo
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Dalidio/San Luis Marketplace AnAttachment 3.._..ation&Development EIR ,
Proposal to Prepare EIR
Task 5 Public Hearings
Rincon's Project Manager or Principal-in-Charge will attend up to four public hearings.
Attendance will include oral presentations to the hearing body,supplemented with graphic
presentations,if necessary. These hearings can be scheduled and selected at the City's
discretion. We will attend additional formal hearings on a time and materials basis,in
accordance with our standard fees. However,our budget assumes a reasonable number of
working meetings with staff as the documents are being prepared.
Output. Rincon will prepare overhead slides to supplement the oral
presentation before the Planning Commission and City Council.
Task 6 Final EIR
The final formal stages of the EIR and project review process involve responding to comments,
public hearings, and final publication tasks. At this point,all of the discretionary permit
applications and the EIR are brought'together for final public governmental scrutiny leading to
decisions regarding approval. Through this process,final changes and policy decisions
concerning the project are made. Our work effort for this task is delineated below.
Response to Comments/Administrative FEIR. Within 15 days of the receipt of all public
comments on the Draft EIR,Rincon will submit five copies of the Administrative Final EIR for
City review. The document would be published as a unified FEIR,and will include both the
responses to comments and changes to the Draft EIR necessary as a result of these responses.
Publication of the Final EIR. Subsequent to City review of the ADEIR,Rincon will deliver one
reproducible master of the Final EIR. Digital files will be provided for posting on the City's
web site. Upon certification of the Final EIR and project approval (if approved),we understand
that the City will be responsible for filing a Notice of Determination with the County Clerk's
office.
Reports will be produced in double-sided format on recycled paper.
Output. Rincon will deliver five copies of the Administrative Final EIR, one
reproducible master of the Final EIR,20 bound copies (two-sided) of
the Final EIR, and digital files.
2.2 Technical Approach To Environmental Issues
Our proposed technical approach is to review,verify, and utilize information to the maximum
extent practical,augmented available data with original research as appropriate. Our analysis
will include an assessment of each issue area identified below and development of technically
sound mitigation measures.
The final scope of work for environmental and land use issues to be examined during the
environmental review process will be based on the Initial Study,responses to the NOP and
other input received during the public review process. Based on the City's requirements in the
request for proposal,the following issues will be addressed in the EIR:
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Dalidio/San Luis Marketplace Arn_,.ation&Development EIR Attachment 3
Proposal to Prepare EIR
• Land Use and Planning
• Geologic Hazards
• Drainage and Water Quality .
• Air Quality
• Transportation/Circulation
• Biological Resources
• AgricuItural Conflicts
• Noise
• Utilities (water and wastewater)
• Aesthetics
• Cultural Resources
Other issues included in the broader scope of the EIR include growth inducing impacts,
cumulative impacts, and alternatives. The following describes our approach to the analysis of
the environmental issue areas.
a. Land Use and Planning. This section of the EIR will describe potential physical and
policy conflicts related to proposed land use on the site. The discussion will be framed in terms
of how the land use designations for the site were established in the Land Use Element. The
1996 Land Use Element was the product of several years of planning efforts related to updating
the previous (1977) Land Use Element. The land use designations for the Dalidio Area were
intended to recognize its possibilities for commercial use because of its proximity to Madonna
Road and the freeway,while acknowledging important environmental constraints,including
prime soils,biological resources associated with Prefumo Creek, and flood hazards. In 1993,
these issues were evaluated in the EIR for the adopted Land Use Element. This analysis will
build on that and other previous studies that address the project site. (Please refer to Section
1.1 of this proposal,which discusses Rincori s understanding of the Dalidio Area's history and
environmental constraints).
Poligy Consistency. Specifically, the analysis will evaluate the proposed project in terms
of relevant General Plan policies that pertain to the site. For example, several Land Use
Element policies relating to open space and agriculture (1.1,1.6.3,1.8.1,1.8.2,1.9.2,1.9.4,
1.13.5.E) are relevant to this project. In addition,relevant policies related to urban growth and
design will be discussed,as well as policies related to the location of commercial expansion,
particularly LUE policy 3.1.3. The EIR will also discuss the intent of existing land use
designations,and whether the proposed project fulfills the intent of these designations. Most
critically, the section will evaluate the improvements needed within the 10-acre portion of the
site designated as Interim Conservation Open Space to allow its eventual urbanization.
Housing. The analysis will evaluate the proposed project effects on housing supply in
the region. Using ratios and employment assumptions developed by SLOCOG and available in
research of the issue, Rincon will generate an expected housing supply demand figure. This
will be compared with the expected supply of housing in the regional commute shed,as
defined by market analyses. The analysis will factor in the amount of potential housing supply
removed from future inventories by the General Plan Amendment.
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Attachment 3
DalidiolSan Luis Marketplace An.._..ation&Development EIR
Proposal to Prepare EIR
Airport CompatibilitX. The project would be subject to Airport Land Use Commission
review,as it is within the general air pattern of the County Airport. Whereas it is
acknowledged that the land use change for Phase II of the project responds to ALUC direction,
this analysis will analyze conformance of the current development proposal. Mitigation
measures may involve limiting certain activities that result in the congregation of large,
organized groups on the project site.
The EIR will discuss the airport's accident history,including a map showing the most recent
Lear jet accident, and will also evaluate the project's impact on continued airport operations.
In summary, the Rincon land use analysis will focus on the project's:
• Policy consistency with the City's regulatory environment;
• Compatibility with.adjacent properties,
• Impact on open space and agricultural land,
• Impact on housing supply in the region;and
• Compatibility with airport operations.
b. Geologic Hazards.The project site is located in an area identified as having very
high liquefaction potential,as it is overlain with unconsolidated alluvium. Its general
proximity to the Los Osos Fault and the potential for earthquakes from this or any other
regional fault put the project area at high risk in terms liquefaction,subsidence and
groundshaking. Buildings constructed on the site may require special foundation parameters
to minimize these risks to lives and property.
A Rincon registered geologist would conduct the evaluation of this issue. Specifically,we will use
reviews of available reports and a site visit to address the following:
• Methods and phasing of site preparation;
• Erosion control plans and measures,
• General concept for cut and fill balancing,
• Evaluation of proposed foundation design parameters,and
• Soil stabilization measures, if pertinent.
Mitigation measures to be included in the EIR will focus on appropriate methods to reduce the
risk from geologic hazards,particularly with regard to liquefaction. As a result of our analysis,
it is likely that a full geotechnical evaluation would be required prior to project construction,
and the EIR findings will lay the groundwork for this report in the form of prescriptive
measures,as with the 2001 Final EIR.
c. Drainage and Water Quality. Questa Engineering Corporation will complete the
Draft EIR sections regarding hydrology / water quality. Questa's Hydrologic analysis will
focus on review of the project proponents analysis and the potential affect on upstream and
downstream flooding from the loss of floodplain storage capacity. A site reconnaissance will
be completed by Questa staff. The reconnaissance will include observation of existing surface
drainage,patterns and infrastructure.
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Attachment 3
Dalidio/San Luis Marketplace An,.-..ation&Development EIR
Proposal to Prepare EIR
Questa will peer-review the Drainage Study provided by the applicant.The contents of the
study will be summarized and included in the Draft EIR. Runoff impacts to the drainages that
cross the.property will be presented and will cover both the effects on annual/seasonal runoff
as well as peak storm flow. If appropriate, the Zone 9 computer hydrology model will be used
to estimate peak flow. The potential for the project to affect flooding either upstream or
downstream of the site as a result of loss of floodplain storage will be evaluated. A primary
source of information for this analysis will be the Zone 9 hydrologic and hydraulic computer
models. If necessary,these models will be updated to account for attenuation of SLO Creek
and Prefumo Creek hydrographs by floodplain.storage located on the project site.. Appropriate
mitigation measures will be presented if these impacts are found to be significant or potentially
significant.
The potential impacts on ground and surface water hydrology will be identified and described.
Appropriate methods for mitigating potential flooding impacts will be analyzed. These
methods may include on-site detention or off site projects,as appropriate. The report will
provide a discussion of the appropriateness of on-site detention as a potential mitigation
method. The potential for soil erosion during and after construction will be evaluated.
Potential changes to groundwater and surface runoff water quality will be analyzed and
described.This will consider existing water quality conditions (to the extent that they are
known),and the likely changes in the types and amount of runoff pollutants associated with
site development. Surface runoff water quality effects are anticipated to relate primarily to
erosion and sedimentation;but other effects from parking lot runoff and site development will
also be considered. Water quality management practices and design features planned for the
project will be taken into account in this analysis. Additional storm water quality source-
control and treatment practices will be recommended, as appropriate.
Mitigation measures will be identified for surface and groundwater impacts determined to be
significant or potentially significant under the proposed project. Mitigations may include
avoidance of certain critical drainage areas,alternative on-site detention methods if
appropriate, design/management practices,and drainage facility improvements.
Questa will examine the hydrology and water quality impacts associated with the proposed
project. Questa will identify and evaluate the potentially significant and significant surface and
ground water drainage and water quality impacts associated with the proposed development
of the site.Of particular concern will be potential on-and off-site flooding impacts. Cumulative
impacts associated with hydrology and water quality will also be addressed.
Questa will develop reasonable and appropriate additional mitigation measures to offset the
identified impacts. The mitigation measures may include development restrictions in sensitive
or constraining project areas,on-and off-site infrastructure improvements,structural and non-
structural best management practices and design recommendations related to the development
of the project site. Additionally,Questa may develop monitoring and reporting strategies for
hydrology and water quality.
d. Air Quality. The air quality section will be prepared in accordance with the
methodologies outlined in the San Luis Obispo Air Pollution Control District(APCD)
guidelines. Emission factor data,when not identified in the APCD guidelines,will be obtained
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Dalidio/San Luis Marketplace Ar _..ation&Development EIR J A'ctaChment 3
,
Proposal to Prepare EIR
from EPA AP-42,Compilation of Air Pollutant Emissions Factors,Third Edition,and any
updates published on the EPA Technology Transfer Bulletin Board System. The motor vehicle
constituents of concern include ROG, NOX,CO,and PMlo. Significance criteria will be based on
APCD thresholds.
Potential long-term emissions associated with the project are primarily a result of increased
traffic and/or increased vehicle miles traveled. This input data will be carefully coordinated
with subconsultants from Fehr&Peers and City staff. The question is an important one,
because trip-generation is subject to varying assumptions regarding localized travel behavior.
In addition, the City of San Luis Obispo has committed to the development of a variety of trip-
reduction strategies,which must be taken into account. These factors will be weighed prior to
establishing new trip data to be used in both transportation and air quality analyses. The
analysis will partially rely on the publication Creating Transportation Choices through
Development Design &Zoning,published by the County APCD and SLOCOG (July 1995).
Mobile emissions will be associated with employees and customers and clients of downtown-
based trip generators. Mobile emissions will be quantified using either the URBEMIS7 software
or the latest version of EMFAC7 obtained from the State Air Resources Board. Vehicle usage
factors to be employed in the analysis will be coordinated with the traffic study based upon the
increase in trips associated with the proposed project,as determined by the project traffic
analysis. The analysis will include:
• Number of vehicle trips
• Percent cold-hot start
• Types of trips and average speed
• Vehicle miles traveled per day
Given the extent of site preparation and grading,and the level of construction anticipated,
construction related air emissions may have a significant short-term effect. This evaluation will
include an assessment of dust impacts,as well as emissions associated with heavy construction
equipment. These emissions will be compared to state and federal Air Quality Standards and
APCD construction emissions thresholds for determination of significance.
The EIR will also address the 1996 changes in the National Ambient Air Quality Standards and
the relationship of these changes to the County's Clean Air Plan. A reduction in the ozone
standard to a .08 mg/1 and the change from a one hour averaging period to an eight hour
running may alter the County's current attainment status of the federal ozone standard. The
new particulate matter standards for.2.5 micron particulates could also have a substantial effect
on the current federal attainment status of the County for particulate matter.
Cumulative impacts will be addressed based on pending projects that are envisioned in the
immediate area as defined at project initiation, as determined in consultation with City staff.
The impact analysis will also include a generalized review of consistency with regional
planning efforts such as:
• Consistency with the Clean Air Plan;and
• Consistency with the emission forecasts of the Plan.
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Dalidio/San Luis Marketplace An.._..ation&Development EIR �%` Attachment 3
Proposal to Prepare EIR
Where necessary, the EIR will identify measures required to mitigate air quality impacts
identified,such as:
• Dust control measures during construction;
• General transportation measures,
• Project design to promote alternative trip modes;and
• Measures to minimize engine idling.
e. Transportation and Circulation. The purpose of the transportation impact analysis
is to evaluate the impacts of the proposed mixed-use project located between Madonna Road
and U.S. Highway 101 south of Dalidio Drive. The impacts of the development will be
evaluated following guidelines of the City of San Luis Obispo and Caltrans.The focus of the
analysis will be the roadway system(the key intersections and freeway segments in the area),
but will also include evaluation of potential impacts to the bicycle,pedestrian,and transit
systems.
This proposal is based on an analysis of 14 key intersections and four freeway segments of U.S.
Highway 101. The intersections will be evaluated during the evening(PM) weekday peak hour
for the following scenarios:
Scenario 1: Existing Conditions- Existing volumes obtained from either new counts or
previous traffic studies.
Scenario 2: Background or Baseline Conditions- Existing volumes plus traffic from
approved but not yet constructed developments in the area.
Scenario 3: Project Conditions-Background volumes plus traffic generated by buildout of
the proposed project.
Scenario 4: 10-Year No Project Conditions- Volumes under Background Conditions plus
traffic from approved and pending developments expected to be completed within
the next 10 years.
Scenario 5: 10-Year Plus Project Conditions- Volumes under Scenario 4 plus project traffic.
Scenario 6: Buildout No Project Conditions -Traffic volumes anticipated with buildout of
the City's General Plan but no change to the project site.
Scenario 7. Buildout Plus Project Conditions - Conditions with buildout of the General
Plan plus traffic from the proposed project.
According to City staff and the previous transportation analysis for the Dalidio project, the
study intersections include the following:
1. Madonna Road/South Higuera Street
2. Madonna Road/U.S. Highway 101 Northbound Ramps
3. Madonna Road/U.S. Highway 101 Southbound Ramps
4. Madonna Road/El Mercado
5. Madonna.Road/Dalidio Drive
6. Madonna Road/Oceanaire Drive
7. Madonna Road/Los Osos Valley Road
8. Los Osos Valley Road/Auto Park Way
9. Los Osos Valley Road/U.S. Highway 101 Southbound Off-Ramp
10. Los Osos Valley Road/U.S. Highway 101 Northbound Ramps
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Dalidio/San Luis Marketplace An.^ation&Development EIR /_j Attachment 3
Proposal to Prepare EIR
11. Los Osos Valley Road/South Higuera Street
12. Prado Road/South Higuera Street
13. Prado Road/ U.S. Highway 101 Northbound Ramps
14. Prado Road/ U.S.Highway 101 Southbound Ramps (Future Intersection)
The following freeway segments on U.S. Highway 101 will be addressed:
1. South of Los Osos Valley Road
2. Los Osos Valley Road to Prado Road
3. Prado Road to Madonna Road
4. Madonna Road to Marsh Street
An important part of the transportation analysis will be the phasing of infrastructure
improvements based on incremental development of the proposed project, especially as it
relates to the planned Prado Road interchange and the proposed new roadway connection
between Dalidio Drive and Los Osos Valley Road. The evaluation of site access on Prado Road
and its effect on circulation at the existing Central Coast Mall and the Post Office will also be
included.
The tasks to be conducted in the analysis are:
Step 1 — Prepare Tri Estimates and Finalize Scope of Work. The amount of traffic
generated by the proposed development will be estimated using standard Institute of
Transportation Engineers (ITE) trip generation rates for shopping centers,hotel and office uses.
Per City guidelines, standard trip generation will be increased by 1/2 standard deviation.
Reductions for pass-by trips to the retail uses and internalization among the uses will be
applied (e.g.,pedestrian or linked vehicle trips between the office,retail,and hotel uses).
The directions trips use to approach and depart from the site will be estimated based on
existing travel patterns,relative locations of complementary land uses (i.e. locations of
residential land uses in the area),and.information from previous traffic studies.The net new
site-generated traffic will be assigned to the roadway system based on the directions of
approach and departure discussed above and the anticipated location of vehicular site access.
The trip distribution pattern and trip assignments will be submitted to City staff for review and
approval. Refinements to the trip assignments will be made based on City staff comments and
the list of study intersections may be modified based on these refinements (Our fee proposal is
based on the analysis of 14 off-site study intersections).
We will also request pertinent background data (available intersection and freeway counts and
a list of approved and pending projects in the City). Our scope of work will be refined to
address issues raised by City staff and comments on the Notice of Preparation.
Step 2-Collect Data and Evaluate Existing;Conditions. The physical characteristics of
the site and the surrounding roadway network will be reviewed during a.site visit to verify
existing roadway cross-sections,intersection lane configurations, traffic control devices,
surrounding land uses,and the locations of pedestrian,bicycle,and transit facilities.
City of San Luis Obispo
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Dalidio/San Luis Marketplace An,._.,ation&Development EIR �/ Attachment
Proposal to Prepare EIR
Observations of traffic operations will be conducted to verify or explain calculated service
levels.
Existing traffic data within the immediate study area is limited and in some cases outdated.
Available PM peak-hour intersection traffic volumes will be supplemented with new peak
period intersection counts at up to nine (9) study intersections during evening (4:00 to 6:00 PM)
peak periods (a total of 9 new peak period counts). This number may need to be adjusted based
on available data. Additional intersection counts,if needed,will be conducted as an additional
service. City staff will be asked to advise Fehr&Peers on the best time to conduct traffic counts
given the summer season and any planned or on-going construction activities.
The addition of project traffic to the Madonna Road corridor has the potential to increase
through traffic diversion on Oceanaire Drive west of Madonna Road and to other facilities such
as Broad Street west of U.S. Highway 101. Available data will be used to assess existing
conditions based in part on the City's Neighborhood Traffic Management policies. To
supplement existing data,one 48-hour machine count is included as part of this scope of work.
The existing operations of the key intersections will be evaluated with level of service
calculations using the 2000 Highway Capacity Manual (HCM) operations method to provide
consistency with City and Caltrans guidelines. The SYNCHRO 5.0 software package will be
used and we anticipate reporting Webster's (as opposed to percentile) delay in the technical
analysis to maintain consistency with the HCM methodology and CEQA studies. To provide
more accurate results,the number of right turns on red at selected intersections will be counted.
This approach will be reviewed with Caltrans staff prior to initiating the study.
Existing data for freeway segments will be obtained from the Caltrans traffic volume data and
available traffic studies (e.g., LOVR Project Study Report). Freeway operations will be
evaluated on segments and ramps using the 2000 HCM methodology for all mainline,weaving,
and merge/diverge areas.
A description of existing transit,bicycle, and pedestrian facilities will also be included as part of
this Step.
Step 3-Evaluate Background Conditions. Anticipated traffic volumes from approved
but not yet constructed developments will be obtained from City staff. This list preliminarily
includes Home Depot,DeVaul Ranch,Copeland's,Trader Joe's,and Dioptic. The projections
from corresponding traffic studies or new trip estimates will be added to the existing volumes
to obtain traffic volumes for Background (or Existing Baseline) Conditions. Any roadway
improvements expected to be completed prior to project completion or fully funded by
approved projects will be included in this analysis. Intersection level of service calculations
will be performed to evaluate Background Conditions. This scenario will be used to establish
the baseline for evaluating near-term project intersection impacts.
Step 4-Evaluate Project Conditions. The project trips estimated in Step 1 including
those from the business park will be added to the Background traffic volumes developed in
Step 3 to represent Project Conditions. Completion of the new Prado Road interchange will be
assumed with implementation of proposed project because of the conditions associated with
the development and the fact that the interchange is part of the project. Under this scenario,
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Dalidio/San Luis Marketplace Ar.- ..ation&Development EIR Attachment 3
Proposal to Prepare EIR
Prado Road between U.S. 101 and S. Higuera Street will be assumed to remain as a 2-lane
roadway without being extended to Broad Street. Also,no improvements to the U.S.
101/LOUR interchange will be included.
The change in traffic volumes associated with the new Prado Road interchange will be
estimated using the City's traffic model. The baseline model currently being developed by
Higgins and Associates will be provided to Fehr&Peers. We will modify the land uses and
roadway network to reflect development of the proposed project to estimate re-distribution of
background traffic and to verify the trip distribution developed in Step 1.
Intersection level of service calculations will be conducted to estimate the operating levels of
the study intersections during the PM peak hour with project-generated traffic under this
scenario. This represents a reasonable analysis since the proposed project will take several
years to develop and be fully occupied.
The number of peak-hour project-generated trips added to freeway segments near the project
site will be determined using the directions of approach and departure refined in Step 1.
Project trips on freeway segments will be added to Background freeway volumes and the
resulting Project volumes will be analyzed using the HCM methodology.
Step 5-Ido*Significant Impacts and Recommend Mitigation Measures. Significant
impacts will be identified using appropriate criteria from each jurisdiction. Intersection
impacts from the proposed development will be identified by comparing the results of the level
of service calculations for Background Conditions to the results for Project Conditions. The
need for widening Prado Road east of U.S. 101 will be evaluated based on intersection
operations and projected queues from the SYNCHRO analysis. Freeway impacts will be
evaluated based on an LOS D minimum operating standard and the need for additional
capacity.
Potential impacts to transit,bicycle and pedestrian facilities,neighborhood streets,and
emergency access will also be identified.Neighborhood impacts will be addressed using the
based on the City's Neighborhood traffic Management guidelines.
For significant impacts,feasible mitigation measures will be recommended to reduce impacts to
a less than significant level where possible. Measures could include physical improvements
(such as adding tum lanes, installing traffic signals,restricting turning movements, or adding
auxiliary lanes to the freeway),as well as methods to modify the traffic demand of the project
such as reducing the size of the project, enhancing facilities for alternative modes,and
instituting Transportation Demand Management(TDM) measures. Schematic diagrams of
physical improvements will be provided and potential secondary impacts of those mitigation
measures (e.g.,additional right-of-way,tree removal) will be identified based on field
measurements.
Project impacts to the surrounding transit,bicycle,pedestrian facilities and parking will be
identified.Measures to mitigate project impacts on these facilities will be recommended
including providing linkages to adjacent land uses,and improving facilities for all modes
including bus turnouts,shelters,bicycle lockers,etc. The extension of Prado Road is already
planned to include bike lanes and sidewalks.
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Attachment 3
Dalidio/San Luis Marketplace An.._,ation&Development Elk -
Proposal to Prepare EIR
Sensitivity Analyses
Interim Mitigation. An iterative process and the results of the LOS analysis with the complete
project will be used to determine the level of development that can be accommodated by:1) the
existing roadway network, and 2) the existing roadway network plus the Prado Road
interchange with no other improvements.The need for project mitigation with and without the
business park portion of the project will also be identified separately since this use may be
constructed at a later date.
Dalidio/LOVR Connector Road. Implementation of a new roadway linking Dandio Drive to
LOVR will be coded into the City's traffic model to estimate the potential shift in traffic and
benefit of providing a parallel facility to Madonna Road. The roadway network detail in the
model will be enhanced in this area prior to running this scenario. Two runs will be completed
with this roadway coded with both two and four lanes under General Plan Buildout Conditions
to determine the effect of providing additional capacity in this corridor. The need for this
improvement as mitigation for project impacts will be quantified based on model forecast
changes in traffic volumes to intersections on Madonna Road and to the Prado Road
interchange. Based on the results of the traffic analysis,a finding will be made to support the
extension or to recommend amendment of the General Plan to remove the roadway from the
Circulation Plan.
Step 6-Evaluate Cumulative Conditions. Cumulative conditions will be analyzed for
one future scenario,the General Plan Buildout Condition. Traffic volumes for this scenario will
be obtained from the City's traffic model. Land use and network assumptions for this scenario
will be reviewed in consultation with City staff to ensure consistency with other planning
efforts.
The buildout model will be provided by Higgins&Associates and will only be reviewed by
Fehr& Peers Associates. This model should include updated development levels for Froom
Ranch,Avila Ranch (including Dioptics),Morbido Subdivision,Orcutt area (if different from
the Airport Area Specific Plan),Orcutt Road residential,Margarita Expansion Area
(replacement of 1/3 of residential with service commercial uses). Under Buildout Conditions,
Prado Road from Higuera Street to Broad Street is assumed to.be built as a four-lane divided
roadway.
Model forecasts will be adjusted using a Furness process that incorporates existing traffic.
patterns and helps to normalize model output. Under the cumulative buildout scenario,
intersection and freeway operations will be evaluated for without and with the proposed
project. Project volumes will be manually added to the"No Project" scenarios and analyzed
consistent with the methodologies described for previous technical Steps.
Mitigation measures will be provided for each impact where feasible. Improvements will also
be identified to provide acceptable operating levels (i.e.,LOS D or better) at all study locations.
Alternative mitigation measures,improvements,or project size reductions will be identified if
capacity improvements are considered infeasible because of physical or right-of-way
constraints.
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Dalidio/San Luis Marketplace An._..ation&Development EIR Attachment 3
Proposal to Prepare EIR
Step 7-Evaluate Site Access,On-Site Circulation,and Parking. Site access and on-site
circulation will be evaluated based on the proposed site plan. The number of proposed access
points,the type of traffic control devices, and the alignment of driveways with adjacent
properties will be evaluated as part of this Step. This evaluation relates specifically to
driveways serving the Central Coast Mall, the U.S. Post Office, operation of the Dalidio Drive
corridor between the freeway and Madonna Road,and the location of access driveways for the
business park use.
To analyze site access,we will develop a CORSIM model that includes all of the signalized and
unsignalized intersections between Madonna Road and the Prado Road/U.S. 101 northbound
ramp intersection. The CORSIM model network will be based on access shown on the project
site plan and will be evaluated under Baseline,10-Year and Buildout Conditions with the
proposed project in place. Using the SYNCRHO signal timings as inputs and the animated
simulation to quantify the results,operations will be evaluated to determine if adequate
progression,vehicle storage length,and gaps for unsignalized turning movements are
provided. The need for traffic signals will be verified based on satisfaction of peak hour signal
warrant criteria only.
Optional Item: The VISSIM software package could be used instead of CORSIM to assess site
access and simulate corridor operations,but would be substantially higher in cost to
implement. The additional work is required because SYNCHRO is a pre-processor to CORSIM,
while the VISSIM model would have to be built separately.
Access options to the proposed business park will be identified based on input.from the project
sponsor or City staff and will be reviewed to determine if adequate access is provided to the
site. The adequacy of access will be based on several factors including the projected operation
of the Madonna/Dalidio and Dalidio/Connector Road intersections, the need for modifications
to the median on Madonna Road,and potential secondary impacts of new driveways.
We will review the planned bicycle,pedestrian,and transit components of transportation
system to ensure that use of these modes are properly accommodated and encouraged. The
location of pedestrian paths/sidewalks,potential transit/shuttle stops,and other facilities and
services will be recommended to enhance transit utilization. Links to adjacent properties will
also be addressed. The effect of additional traffic in the Dalidio Road corridor and its impact on
transit service will be qualitatively addressed based on the progression results from the
CORSIM analysis.
On-site circulation will be reviewed to ensure adequate flow will be maintained and queues
from parking aisles will not negatively impact driveway access operations on Prado Road or
the new Dalidio-LOVR connector roadway. Deliveries and accommodation of truck traffic and
transit vehicles will also be addressed.
The number of proposed parking spaces will be compared to City code and the results will be
evaluated. A list of similar projects from other jurisdictions and the corresponding number of
parking spaces provided will be prepared and submitted to city staff for informational
purposes. A parking deficit according to City code requirements by itself will not necessarily
result in a significant environmental impact;however,parking intrusion into adjacent
City of San Luis Obispo
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Attachment 3
Dalidio/San Luis Marketplace An._..ation&Development EIR
Proposal to Prepare EIR
properties or excessive re-circulation around the site could exacerbate congestion and may
result in a significant traffic operations impact.
The results of this Step will be used to develop recommendations to modify the site plan to
avoid significant impacts. Appropriate lane configurations, driveway alignments and turn
pocket storage lengths will be identified.
Step 8 - Alternatives Analysis. Up to three alternatives to the proposed project will be
evaluated. The evaluation will consist of a trip generation comparison and a qualitative
assessment of potentially significant impacts based on the geographic location or proposed
change to the transportation system. Any quantitative analysis including calculation of
intersection operations or other technical method will be conducted as an additional service.
Step 9-Prepare Documentation. We will prepare the transportation section of the
ADEIR,which will include text,graphics, and tables to describe the potential impacts of the
proposed project and corresponding mitigation measures. Based on editorial comments from
the City and EIR consultant on the ADEIR,we will prepare the DEIR transportation section
(Comments requiring changes to the technical analysis will be conducted as an additional
service). We have assumed up to 12 hours to respond to comments and prepare the DEIR.
We have assumed 24 hours of staff time to respond to public and agency comments on the
DEIR and to help prepare the FEIR.
Step 10-Attend Meetings and Hearings. Fehr&Peers Associates will attend two
project meetings and three public hearings in conjunction with this study. Staff time to prepare
presentations and graphics for all meetings is included in the cost estimate.
Additional Services. The scope of work has been developed to include the Steps
necessary to provide a transportation impact analysis that will meet City and Caltrans
guidelines. The budget has been developed accordingly. During the course of the study,
additional services may be required. Additional services will be conducted with written
authorization and would include conducting additional intersection or roadway counts(more
than nine (9) intersection and one (1) segment count),analyzing more than 14 off-site
intersections,analyzing additional study locations,preparing detailed designs of mitigation
measures,preparing a detailed TDM plan,attending additional meetings or public hearings, or
providing more staff time to respond to comments.
f. Biological Resources. The project site is adjacent to Prefumo Creek,which is a
drainage that supports important.riparian habitat,including wetlands. Such areas are notable
for their abundance of plant and wildlife species,including sycamore,cottonwood and willow,
as well as various understory plants. Steelhead have been known to occur in San Luis Obispo
and Chorro creeks,as well as a variety of other fish species. The creek may also provide habitat
for red-legged frog and the southwestern pond turtle,both considered sensitive species
associated with riparian areas.
The EIR will propose avoidance of any biological resources,including riparian habitat, and
would specify setbacks consistent with City,State and Federal requirements.
City of San Luis Obispo
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Dalidio/San Luis Marketplace Ar —.ation&Development EIR Attachment 3
Proposal to Prepare EIR
Rincon will consult with the State Department of Fish and Game,the United States Fish and
Wildlife Service,and other appropriate resource agencies and conservation organizations for
information on the potential presence of specially designated species, species of local
importance, and the potential migration corridors present onsite. In addition to the site specific
work,the immediate surrounding area, and those areas immediately upstream and
downstream of the site will be evaluated to determine sensitive biological resources in
proximity to the project that could be either directly or indirectly affected by the subject
development. We will also discuss the jurisdictional requirements of the Army Corps of
Engineers and California Fish and Game regarding any mapped wetlands at the site..
The red-legged frog has been listed as a threatened species under the federal ESA. It is unclear
whether proposed development would impact this species,but the proposed business park
component of the project has the potential to do so because of its proximity to Prefumo Creek.
We will recommend mitigation measures that ensure adequate setbacks in accordance with
USFWS protocol. In the event that such setbacksare infeasible,we propose to follow up with a
red-legged hog survey,as discussed below.
The assessment will include a discussion of the possible impacts on the red-legged frog and
other amphibians of concern,including the impact of disturbance,the effect of any proposed
stream channel restoration,and the change in volume of overflow irrigation water,if necessary
(depending on the likelihood of presence). Rincon will also discuss the regional ecological
implications of the project area in terms of wildlife movement pathways and habitat linkages.
Impacts on any other sensitive species identified as being present or likely to be located at the
site will also be addressed. Cumulative impacts will be addressed by using the City's Land Use
Element/Circulation Element EIR to discuss anticipated future growth.in this portion of the City.
Mitigation measures will focus on the preservation of sensitive species and resources,if
possible,either onsite or offsite. Revisions.in the building site locations and design of the
project that could preserve significant resource locations will also be recommended. Habitat
restoration methods,amphibian habitat development,controls on access to planned open space
areas,water use restrictions,pesticide use restrictions,and other measures will be discussed as
appropriate.
While new field surveys may not be required,we are prepared to provide this service if the
analysis indicates that field work would be needed to support the analysis. Such tasks may
include:
• Verification of existing wetland delineations;
• Field surveys for endangered or threatened amphibians;
• Additional botanical or wildlife surveys.
g. Agricultural Conflicts. Much of the proposed project site is currently in irrigated
agriculture. Consequently,there may be conflicts between proposed urban development and
agricultural uses. This section of the EIR will evaluate potential impacts of the project on the
viability of sustained agriculture. We will draw on recent publications developed by the state and
private interests to quantify such impacts to the extent possible. We will also draw on our
experience with rural projects involving agricultural/urban conflicts to augment our analysis.
Our recommended mitigation measures may include a combination of development standards,
City of San Luis Obispo
18
Clio rel.
Dalidio/San Luis Marketplace An,._..ation&Development EIR _ Attachment 3
Proposal to Prepare EIR
land use management practices,and physical buffers. Typical impacts we anticipate examining
are described below.
The EIR will evaluate the potential for such impacts to occur,and recommend mechanisms to
ensure that an adequate agricultural buffer could be created that is consistent with the City's
Open Space Element(Chapter II,Section 1.2). The analysis will also consider that Land Use
Element policy 8.8 requires that at least a portion of the Dalidio be maintained in agriculture.
At least 55 acres of the project site (closest to the freeway) are intended to remain in agriculture
under the applicant's proposal.
h. Noise. The project site is located in the southern half of the City,with roadway noise
primarily associated with U.S. Highway 101 and Madonna Road. The proposed project could
therefore be subjected to significant noise levels from this roadway. The City's Noise Element
prioritizes mitigation strategies to minimize such impacts,giving preference to buffers. In the
event that a buffer area cannot achieve the necessary noise reduction,earthem berms would be
considered preferable to sound walls. The EIR would assess noise impacts,and evaluate the
effectiveness of these mitigation strategies.
The Noise section of the EIR will adhere to the City of San Luis Obispo's Noise Element use of
the 60 dBA CNEL as the exterior threshold to determine the significance of impacts to sensitive
receptors. However,substantial increases in noise levels that do not exceed this threshold may
be considered significant on a case by case basis. We propose to include additional significance
criteria based on recommendations of the Federal Interagency Committee on Noise (1992) that
are related to the percentage of people reporting high annoyance with various changes in noise
level.
The primary construction noise source will be heavy equipment associated with grading of the
site. Construction noise will be evaluated based on the type and number of equipment and the
time and duration of equipment usage. We will employ a methodology that sums the
individual maximum noise levels of the equipment typically used. Noise levels associated with
construction activities will be quantified and projected at sensitive use areas for the project.
Mitigation requirements will be established and conditions of project approval will be provided
if necessary. Mitigation measures may include restrictions on construction equipment usage,
the construction of temporary sound barriers,recommendations for alternative transportation
modes,and paving of streets with quieter materials.
i. Utilities (Water and Wastewater). The proposed project would generate demand for
various public utilities,including water service and wastewater conveyance. In the EIR,these
would be based on maximum buildout of the proposed project.
Water. The project has the potential to affect the City's water supply,which comes from
several sources,including Whale Rock and Salinas Reservoirs,as well as groundwater. The
analysis will project water demand and qualitatively evaluate whether onsite wells have the
potential to meet this projected demand. The analysis will discuss impacts to the groundwater
basin underlying the project area,and the measures necessary to ensure that consumption is
minimized. The EIR will also discuss measures to improve the quality of groundwater consumed
by the project.
City of San Luis Obispo
19
11 lOO
i
Attachment 3
Dalidio/San Luis Marketplace Am._„ation&Development EIR -
Proposal to Prepare EIR
Wastewater. Wastewater collection,treatment,and disposal would also be required by
the proposed project. The EIR would project wastewater flows,and compare this to the capacity
of the City's wastewater treatment plant to accommodate these flows. The analysis will also
evaluate the status of the Laguna sewer lift station and its schedule for replacement,which could
be a factor affecting the project,depending on the timing of proposed development.
j. Aesthetics. Aesthetics is increasingly an important issue when dealing with
development projects. The proposed project represents a major change in the visual character
of this currently agricultural area. The introduction of extensive building and nighttime
lighting into rural lands will alter views and aesthetic character. Public views of nearby Cerro
San Luis could be altered as a result of the proposed project,as would foreground views of
agricultural resources.
The proposed project may include design standards,which will be critically evaluated in the EIR.
Though design plans have yet to be finalized,the proposed project buildout can be conceptually
described in terms of potential to alter the aesthetic character of the area. Rincon will prepare a
critical evaluation of the proposed development at whatever level of detail is available. Critical
viewing locations will be identified and photo-documented. Photo-sim ilations of proposed
development(prepared by the applicant) will be included in the EIR,if appropriate. If requested
by the City,Rincon could provide additional photo-simulations for inclusion.in the document.
The visual impact analysis will also identify City policies that pertain to visual resources,and
use them as the basis to establish significance threshold criteria. Mitigation measures that may
alter applicant-proposed design standards will be specified in the EIR.
The aesthetic assessment will include the following specific tasks:
• Visual characterization of the proposed site;
• Discussion of the consistency of the project with City policies related to aesthetics;
• Discussion of the impact of the proposed land use changes on the current and anticipated
future aesthetic character of the project area,and
• Identification of appropriate measures to mitigate visual impacts.
Mitigation measures may specify general requirements for lighting,setbacks,building materials
and color,and roofline treatment.
k. Cultural Resources. The proposed project site includes several potentially historic
structures,now occupied by Zapata Farms. The cultural resources analysis will evaluate the
historical significance of these structures,as well as the potential for any subsurface
archaeological resources. The analysis will summarize information already included in the
2001 FEIR,since such information has not changed.
A new records search at the Central Coast Information Center of the California Historical
Resources File System will be conducted to rule out any new background information relative to
listings on the National Register of Historic Places and California Inventory of Historic Resources,
California Historical Landmarks,and historic map data. Similar update research will be
conducted at the San Luis Obispo County records office,and other local archives including those.
City of San Luis Obispo
20
Dalidio/San Luis Marketplace An,—„ation&Development EIR - Attachment 3
Proposal to Prepare EIR
maintained at the City Planning Department,the San Luis Obispo County Museum,and other
local sources. Archival research will provide information on known or potential historic
resources in the proposed project area,the likelihood of encountering previously undocumented
historic resources in these locations,and preliminary contextual data with which to assess the
potential importance of any identified resources;
A Field Inspection and Documentation of historic buildings and structures in the Project area.
Resources will be documented on standard inventory forms.
1. Other CEQA Issues. The EIR will also include other CEQA-required features,
including a discussion of alternatives,growth-inducing impacts,and an evaluation of
cumulative impacts. These are discussed below.
• Growth Inducing Impacts. Growth inducement potential is related'to two factors: (1)
the extension of urban infrastructure to the site,and(2) the development of urban uses
in this area as a precedent-setting action. A review of City of San Luis Obispo policies
regarding urban expansion will be addressed.
• Alternatives. The EIR will analyze four alternatives to the proposed project site as
discussed previously in this proposal. These will include three onsite alternatives,
one offsite alternative,and the CEQA-required-No Project alternative. Please refer
to Section 2.1,Task 3 of this proposal for further discussion of these alternatives.
The evaluation of the alternatives will be in.less detail than that for the
proposed project,but will be commensurate with the level of detail
provided in the earlier environmental assessments. This will provide
decision-makers and the public adequate information to decide among
alternatives. This section will also identify the environmentally superior
alternative,as required in State CEQA Guidelines Section 15126(d)(1).
• Cumulative Impacts. The cumulative impact analysis will focus on each
issue addressed in the EIR. The cumulative scenario will be based on
buildout information of the San Luis Obispo planning area under the
adopted General Plan,unless otherwise directed to address a cumulative
projects list provided by the City.
3.0 COST AND SCHEDULE
3.1 Cost
Rincon Consultants will prepare the Dalidio/San Luis Marketplace EIR for the City of San Luis
Obispo,in accordance with our proposed scope of services,for a cost not to exceed$132,456.
The attached table provides a breakdown of costs by major work item,while the tables that
follow provide detailed cost breakdowns for each of our team's subconsultants. The not-to-
exceed cost includes preparation of the Administrative Draft EIR, Draft.EIR,comments and
responses, and Final EIR. Optional tasks are listed as separate items,and not considered part of
the total cost of the proposal.
City of San Luis Obispo
21
Dalidio/San Luis Marketplace k.._.ation&Development EIR Attachment 3
Proposal to Prepare EIR
Working meetings with City staff are assumed to be part of the environmental review process
and are not specifically called out. We will attend meetings with City staff as needed. At a
minimum,it can be assumed that the consultant team will meet with City staff prior to each
milestone and upon conclusion of City review of administrative draft products. Including the
kickoff meeting,this would be a total of four meetings.
All aspects of this proposed scope of services and associated costs are fully negotiable to meet
the needs of the City of San Luis Obispo. Additional work not included within our proposed
work program will be completed only upon written City authorization on a time-and-materials
basis in accordance with our standard fee schedule,included in the Appendix to this proposal.
This offer for professional services will remain in effect for a period of 60 days from the date of
this proposal. During this period,questions regarding our proposed scope of services may be
directed to Stephen Svete, AICP,President of Rincon Consultants.
3.2 Schedule and Deliverables
Note: The schedule for this project will be driven by delivenj of the baseline and buildout traffic
models being prepared by Higgins &Associates for the LOVR PSR Project.
Rincon proposes to adhere to the schedule outlined below,which allows the Draft EIR to be
circulated in December 2002,assuming a two week review of the ADEIR by City Staff. This
suggests that the FEIR could be before decision-makers in March 2003. The schedule discussed
below includes a list of deliverables.
Kickoff Meeting. Rincon will arrange and manage a project kickoff meeting within one week
of the notice of contract award. This meeting will include City staff,members of the applicant
group,and key members of the consultant team.
Project and Alternatives Description: Within two weeks of the kickoff meeting,Rincon will
submit a detailed description of the proposed project and alternatives. This description will not
only contain all legally required information (CEQA Guidelines Section 15124),but it will form
the basis for all technical analysis. Rincon assumes a two-week review period by the City.
Administrative Draft EIR (5 copies): The Administrative Draft EIR can be delivered within 12
weeks of authorization to proceed,assuming the delivery upon authorization to proceed of the
Higgins&Associates for the LOUR PSR Project,as discussed above. We assume that the City
will have provided all input regarding the Project Description at least four weeks prior to the
delivery date.
Draft EIR(60 copies and 1 unbound master): Assuming that the City would deliver comments on
the Administrative DER within two weeks,Rincon could produce the Draft EIR within 15 working
days of receipt of City comments. This schedule would allow for publication and initiation of
public review approximately 16 weeks after authorization to proceed,provided that the Higgins&
Associates report is available upon authorization to proceed.
Response to Comments/Administrative Final EIR (5 copies): Within 15 working days (three
weeks) of the close of the Draft EIR circulation period and receipt of all written and oral
City of San Luis Obispo
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A-V ^.31
i
Dalidio/San Luis Marketplace An. _ ition&Development EIR Attachment 3
Proposal to Prepare;E1R
comments,Rincon will deliver an Administrative Final EIR. This will include all written
comments,responses thereto,and any changes that might be required to the Draft EIR. Any
oral comments received during the public hearing held prior to this time will also be addressed.
We have assumed a level of effort for responses to 200 individual comments among the letters
received.
Final EIR (20 copies and 1 unbound master): Within two weeks of receipt of City comments
on the Response to Comments/Administrative Final EIR,we will deliver the Final EIR(printed
on recycled paper),including a set of graphics transparencies and a digital file copy.
Note: It is assumed that the City intends to prepare the Mitigation Monitoring and Reporting
Program and the Findings/Statement of Overriding Consideration, if applicable. If desired, Rincon
Consultants has extensive experience in the preparation of these documents and can add such tasks
into the overall work program.
City of San Luis Obispo
23
0,10�3a�
t
Attachment 3
City of San Luis.Obispo
Dalidio/San Luis Marketplace Annexation $ Development EIR
Cost Estimate revised. 9232002
Rincon Consultants
Tasks Cost Hours Principal Manager Sr.Analyst Analyst Graphics Clerical
_ $1251hwur $10"our $Whour $75/hour $55/hour $45/hour
1. KickoSMee6ng/ProjectDefrhidonRefinement $840 8 4 4
2. Prepare Project and Alternative Descriptions $1,960 24 4 12 8
3. Administrative Draft SEIR .
3.1 Summary $1,355 23 1 6 16
3.2 Introduction and Environmental Setting $360 4 1 3
3.3 Environmental Impact Analysis
a.Land Use and Planning $1,660 20 4 12 4
b. Geologic Hazards $1,040 12 2 8 2
c.Drainage and Water Quality $1,130 14 2 8 2 2
d.Air Quality $1,690 18 2 4 12
e. TransportationlCirculation $1,400 16 4 8 4
f. Biological Resources $1,850 22 8 12 2
g.Agnculturdl Conflicts $870 10 2 6 2
h. Noise $1,700 20 2 2 12 4
i. Utilities(water, wastewater) $1,770 22 4 4 12 2
j. Aesthetics $1,400 164 8 4
k.Cultural Resources $445 5 1 4
3.4 Attematives(4) $2,440 28 6 16 6
3.5 Other CEQA-required Sections $470 6 2 4
4. Draft EIR $4,740 60 8 8 12 12 8 12
5. Public Hearings(4) $2,520 24 12 12
6. Final EIR
Responses to Comments/Administrative FEIR $4,720 48 8 16 24
Publication of the Final EIR $2,880 36 4 4 16 6 6
Project Management $5,040 48 24 24
Subtotal Labor: $42,280 484 89 1 52 213 40 54 36
Additional Costs -
Subconsultant Fehr&Peers:Transportation' $52,800
Subconsultant Questa Eng.:Hydrology&Water Quality $11,692
Printing: ADEIR(5 copies @$35/copy) $175
DEIR(60 copies @$40/copy) $2,400
AFEIR(5 copies@$45/copy) $225
FEIR(20 copies @$45/copy) $900
Supplies and Miscellaneous Expenses $750
General&Administrative $6,894
Subtotal Additional Costw $75,836
TOTAL $116,116
`Note: Eliminates 10-year analysis from_Traffic'Study
Optional Tasks and Estimated Costs
Photosimulabons:2 viewsheds,NB&'SB 101 $4,200
0,U -33
RECEIVED
Consent Item—C6 (Dalidio EIR) '`�V ) ����
Submitted by:Dan Reynolds, 3974 Sunrose Lane, SLO 93401 SLO CITY CLERK
Contentious Issues:
1) Page C6-20: "The focus of the analysis will be the roadway system ..." This is
not a good start to the analysis in my opinion. Surely if the City is serious about
encouraging mixed mode travel, then all aspects of the transportation system
should be considered equally?
2) Page C6-20: Why is only PM peak being analyzed? Should include midday and
Sat. peak to capture high retail and restaurant traffic.
3) Page C6-20: Too few intersections are included in the study. Additional
intersections should include:
a. South Higuera/South Street
b. South Higuera/Tank Farm Road
c. Unsignalized driveways along Madonna Road (MacDonald's and Ralphs)
d. Driveways along LOUR near dealerships and gas stations, Calle Joaquin,
Home Depot driveways
4) Page C6-21: "Reductions for pass-by trips to the retail uses and internalization
among the uses will be applied (e.g. pedestrian or linked vehicle trips between
office, retail, and hotel uses)". What standards will these reductions be based on?
Is the office part of this development, I thought this was just the retail and hotel?
5) Page C6-22: "The addition of project traffic ... etc". As written this scope item
does not seem to provide much benefit. There is no follow-through on the action.
6) Page C6-22: Use of SYNCHRO software. No matter what software is used in the
analysis there must be proof that the consultant has calibrated and validated
against real world conditions. Need more detail on how this will be done.
7) Page C6-22: "A description of existing transit, bicycle, etc ..." One line is given
to discuss analysis of existing transit, pedestrian, and bike conditions. Surely
there is more that can be done.
a. Transit, bike, pedestrian counts?
b. Analysis of accident rates involving mixed modes in the study area?
c. Level of Service applied to bikes and pedestrians?
d. Study distance shoppers will walk rather than drive?
8) Page C6-23: "Potential impacts to transit, bicycle etc ..." In order to measure
impacts you need to know in detail the base conditions. Thus, item 7 above needs
to be more quantitative and increased in scope.
9) Page C6-25: Discussion on use of CORSIM for site access analysis. CORSIM is
a good tool to use, however, I see no mention of how the model will be calibrated
and validated. Also, CORSIM is a stochastic model that requires multiple runs
with different random seed numbers to achieve a statistically significant result.
There is no mention of whether multiple runs will be performed in order to
achieve statistical significance.