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HomeMy WebLinkAbout10/12/2004, PH 1 - ADOPTION OF THE MARGARITA AREA SPECIFIC PLAN AND FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT, AND REL council 10-I2-04 j acEnaa RepoRt (4 CITY O F SAN LUIS O B I S P O FROM: John Mandeville, Director of Community Developmen Prepared By: Michael Draze, Deputy Director, Long-Range Plannin0�3 SUBJECT: ADOPTION OF THE MARGARITA AREA SPECIFIC PLAN AND FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT, AND RELATED GENERAL PLAN AND ZONING CHANGES. (CONTINUED FROM SEPTEMBER 28, 2004) CAO RECOMMENDATION 1) Review information regarding Santa Fe Road right-of-way and the remaining chapters of the Margarita Area Specific Plan (MASP), and receive added public testimony as appropriate. 2) Consider options for reservation of additional Santa Fe Road right-of-way to allow for possible roadway width expansion at some time in the future, after initial construction. 3) Provide any final amendments to the MASP and Final Program Environmental Impact Report (EIR). 4) As recommended by the Planning Commission, adopt the resolution and introduce the ordinance certifying the EIR, approving the Margarita Area Specific Plan, approving changes to the Land Use Element map to reflect the specific plan, and approving changes to the official City Zoning map to reflect the uses approved in the specific plan. DISCUSSION Council Action on September 28th The Council on September 28th endorsed the land use and circulation chapters of the Margarita Area Specific Plan (Chapters 1, 2. 3, and 5). The Council also directed staff to return on October 12th with the following: (1) An option to increase Santa Fe Road right-of-way; (2) A report regarding the remaining chapters of the specific plan; and (3) The resolutions and ordinances necessary to adopt the specific plan on October 12, 2004. This report addresses this Council direction. Santa Fe Road At the Council meeting of September 28th, Mayor Romero requested consideration by other Council members of his proposal to require extra right-of-way for Santa Fe Road to allow future road widening if ever needed without the need for condemnation or property acquisition. Staff replied that some different scenarios could be prepared in time for the October 12th meeting and would be presented at that meeting for the Council's consideration. Staff will include visual illustrations of alternative scenarios, which are now being prepared. In the meantime, some thoughts that should be considered by the Council prior to a final decision and direction to staff are: Margarita Area Specific Plan and Final EIR—October 12, 2004 Page 2 1. Santa Fe is currently configured as a two lane facility - a collector road. It will only have three intersections: a) Prado Road, b) access to industrial road cul-de-sacs, and c) Tank Farm Road. Although it will continue to Buckley Road, the majority of traffic will enter/exit the Road at Prado and Tank Farm. Buckley traffic is anticipated to be minimal. 2. A two-lane facility is by nature a slower and more congested roadway. Anyone wanting to make a left turn into either of the industrial road cul-de-sacs would stop all traffic behind it as it awaited an opening in oncoming traffic. This serves to keep traffic speeds down. 3. Capacity could be greatly increased by adding a left turn pocket for the industrial cul-de- sacs. As seen on Santa Barbara Street, the addition of the center turn lane has increased the capacity and safety of that street between High Street and Morro Street. But to gain that capacity, the Freight House parking lot project had to dedicate sufficient land for the extra lane. Had right-of-way been preserved in the entire corridor earlier, the dedication would not be necessary and the entire length of Santa Barbara could have benefited from the center turn lane. 4. The cost of construction of Santa Fe Road is a critical issue with developers in the AASP. The size of the road was minimized to control overall costs of the plan and make development of industrial property viable. Should the Council wish to preserve extra right-of-way, staff would suggest that the amount of immediate construction not increase - just the right-of-way. This means that the standard road section would be built and that all extra right-of-way would be in back of the sidewalk and available for extra landscaping by adjacent property as it develops or as a city CIP project when needed. At the hearing Council will be shown optional methods of addressing the right-of-way and lane width issues. 5. Adding additional lanes of traffic now is not recommended although the actual street width can be evaluated at the time of construction or as traffic demands dictate. Providing for turn pockets now would be acceptable, and probably desired by developers wishing to promote safer access to their industrial lots. Airport Compatibility (Chapter 4) The issue of compatibility with the Airport Land Use Plan (ALUP) was the driving force behind the extensive changes to the draft specific plan completed in 2002. The Airport Land Use Commission (ALUC) included a chapter in their adopted ALUP reflecting the agreement with the City on the location of land uses, density of development and development criteria to alleviate concerns over safety and noise from airport operations. The adopted Margarita Area Specific Plan is consistent with the adopted ALUP and will be referred to the ALUC for a compatibility determination as is required with adoption of all general plan and specific plan changes. Public Services & Facilities (Chapter 6) The City of San Luis Obispo and other agencies provide a full range of public services to residents and visitors within the community. With the exception of the neighborhood park, those services are offered on a community-wide basis and will not utilize facilities dedicated specifically to the Margarita area. � - a Margarita Area Specific Plan and Final EIR—October 12,2004 Page 3 Utilities (Chapter 7) The specific plan describes the primary facilities needed to serve the area including water, sewer, storm drainage, and the utilities provided by private companies. The backbone facility locations and phasing are provided for in the specific plan. Project developers will provide service to individual uses with subdivision plans showing precise location and easements for those utilities. Housing Affordability (Chapter 8) The Margarita area will need to comply with the City's Inclusionary Housing requirements for affordable housing as provided in Municipal Code Chapter 17.91. In addition to the Inclusionary Requirement for expansion areas such as this, the Specific Plan calls for providing the housing throughout this neighborhood, providing two sites for the Housing Authority to develop a total of 40 dwellings or more, and encourages providing sites for nonprofit, tax-credit, or co-housing developers. To the extent that the numbers of primary dwellings does not exceed the limits placed on the area by the Airport Land Use Plan, secondary dwellings may be added to lots as provided in the City's zoning regulations. An issue brought up at the September 28`h meeting was the added cost per dwelling of the proposed Prado Road interchange with Highway 101. There were concerns that the Prado Road/101 interchange costs to Margarita Area residences would be significant. Using the information in Table 12, the total Margarita area generated transportation cost per single-family detached unit is estimated at about $4,800. The resulting cost for the interchange, using calculations from Table 10, comes out to about $1,050. While this does increase the transportation impact fees for MASP residences, that increase will not significantly affect affordability. Public Facilities Financing(Chapter 9) Since the Planning Commission completed their review of the draft specific plan, staff has continued to work with our consultants to refine the financing figures in Chapter 9. Although the changes in numbers shown in Attachment 1 are very modest changes —downwards from the August 2004 draft, they do reflect the most current calculations for costs and charges. For example, single-family residential fees for transportation and specific plan preparation in Table12 have decreased by $215 per unit (from $5,163 to $4,948). There are no other substantive changes, although existing city-wide and area-specific "add-on" fees for water, sewer and transportation improvements, also in Table 12, have been updated to reflect changes from September 2003 to 2004. There were additional changes in the wording, mostly related to deletion of issues that were made in other sections of the specific plan through the Planning Commission hearing process but not carried forward into Chapter 9. The Council reading file includes the entire chapter in legislative draft form to clearly show those changes. Implementation (Chapter 10) Chapter 10 explains how the specific plan will be implemented over time from the immediate changes in the General Plan Land Use map to subdivisions and approval of residential and non- residential uses. Phasing of facilities to keep pace with development of housing and other uses is1 Margarita Area Specific Plan and Final EIR—October 12, 2004 Page 4 also provided for in Table 13. The essence of this phasing is not to predetermine the order of development but rather to determine at which phase of each development the necessary open space, parks, roadways, and other facilities will be provided. Remaining Issues Amendment to the Land Use Element Map The City General Plan Land Use Element shows the Margarita area as a Specific Plan Area with land use designations of Open Space, Residential Neighborhood, Business Park, Recreation, and Park. The stated intent was to use these interim designations in preparation of the Specific Plan and to then change the LUE map to reflect the adopted land uses.. The revised LUE map will change the use designations to follow the lines and uses adopted in the specific plan. The necessary changes to the LUE map are covered in the adopting resolution and reflected in the maps provided in Exhibit"D"of Attachment 2. Amendment to the Official City Zoning Map A portion of the Margarita area is currently within the City limits with an interim zoning designation of Conservation/Open Space with large minimum lot sizes to assure adoption of a specific plan prior to development. With the adoption of this specific plan, the Council should amend the Official Zoning Map to reflect the appropriate Specific Plan zones of Conservation/Open Space (C/OS-SP), Low Density Residential (9-1-SP), Medium Density Residential (R-2-SP), Medium High Density Residential (R-3-SP), Neighborhood Commercial (C-N-SP),and Office (O-SP), as shown in Exhibit "A" of Attachment 3. Unlike General Plan designations, the City does not actually zone lands outside its corporate boundary. The adoption of the specific plan approves the "pre-zoning" necessary for the property within the specific plan area that is proposed for annexation. When those properties annex, the City will adopt the appropriate changes to the Official Zoning Map. Environmental Impact Report Certification Staff and the City's consultant provided an extensive presentation on the Program EIR at the September 7`h opening hearing on the Margarita Area Specific Plan. Discussion of the EIR continued on September 28`h and will be open again on October 12''. There are two impacts identified in the EIR that, even after mitigation, are considered significant and unavoidable if this or any similar plan is to be approved. The two impacts are Impact LU- 5: Conversion of Prime Agricultural Land to Urban Uses, and Impact LU-6: Change in Views. The actual prime agricultural land is within the Airport Area Specific Plan and is being included with the EIR findings as part of the EIR certification. The Planning Commission and City Council will revisit the specific land uses and environmental impacts in the Airport area when considering the AASP. Change in view is an impact that will occur in the Margarita area. All of the CEQA findings supporting the EIR, including the findings for the statement of overriding considerations are included as Exhibit"A" to Attachment 2. The issue of using an EIR for two separate projects, the MASP and the AASP, came up at the meeting of September 28`s. Staff found a report on an Appellate Court decision addressing this [ L r Margarita Area Specific Plan and Final EIR—October 12, 2004 J Page 5 issue and supporting use of a single EIR for two distinct project approvals (Attachment 4). The Court noted that "At worst, the inclusion of both elements in a single DEIR resulted in too much information regarding environmental effects, not too little." CONCURRENCES Various departments of the City have been involved in the development of the specific plan and the hearing process. The Utilities Department developed the location for public water and wastewater infrastructure, information on the availability of these services, as well as how to provide for use of reclaimed water within the specific plan area. The Public Works Department provided information on circulation infrastructure and stormwater facilities. The Police and Fire Departments reviewed the plan for consistency with the General Plan as it relates to their services and concur that it is within the level of impacts that had been predicted. All of the above departments assisted the Finance and Information Technology Department in developing the Public Facilities Financing section. In addition to the City departments, the Airport Land Use Commission agreed to include the draft Margarita Area Specific Plan directly into their Airport Land Use Plan so that it will be reviewed against the unique standards that apply to this area. Project property owners, as well as the general public, have also provided substantial input throughout the process. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Adoption of this specific plan will not significantly alter revenues since it conforms to the adopted General Plan. To the extent that the housing component of the Specific Plan is somewhat smaller than proposed in the General Plan Land Use Element and housing is generally assumed to be a net fiscal liability for City revenues, this plan may have less fiscal impact than anticipated. ALTERNATIVES There are two clear alternatives: 1. Provide specific direction for revisions that would be too extensive to cover at this meeting and continue the hearing to a date certain.. 2. Determine that extensive revisions to the Specific Plan are needed and refer the project back to the Planning Commission. Staff will be prepared to deal with minor changes at the hearing. We are also not aware of any substantial remaining issues that would warrant extensive revisions and a return to the Planning Commission. ATTACHMENTS 1. Correction/errata pages for the Specific Plan 2. Draft Resolution 3. Draft Ordinance 4. Appellate Court decision supporting single EIR for two distinct project approvals l � � Margarita Area Specific Plan`and Final EI_R—October 12, 2004 i J Page 6 AVAILABLE FOR REVIEW IN THE COUNCIL OFFICE A. Final Program Environment Impact Report B. Prado Road Binder C. August 2004 Draft Margarita Area Specific Plan—A Transit-Oriented Development D. Planning Commission Agenda Reports E. Urban Land Institute's "Successful Development Around Transit" F. Local Government Commission's "Creating Great Neighborhoods: Density in Your Community" G. City of San Luis Obispo General Plan (Previously transmitted) H. Copy of Short Range Transit Plan I. 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E 0 CL gg y coYyE o - ts,� CU W OCO C Y �- ,� LO w CD C`o C CL W MC Cn "7 fi } } S is ~ J y C o c y Co d , U d Y C •j N ui J .L. a0 m � t Attachment 1 m 'D y C 46 y y m L y m _ C m a y O C L m w Cu mm y 3C � -- Om as3a.: - 3 U) c aa)i c�orno 00M ao ' ayi C o m o ° m om ) i0 m 0 L y — y C 0 r O 'O rn 3 m = E Y "' > m y :� O U > fOL > Ns � C O p O — ° � 03 > c 0 rn _ m Dm m c m o '90 m O V y G y t cT6 7 > coo N U C C y.O U m y U -- m m.— m CD m E m o � a� E c� c U wL KE Tw c `o mw � $ o p c.U .3 � a 0 am «: y as Co 3: o cmo c • v .. U) o n y p 0 C o _ 0 m c E E c o � m m Er 6 " a � c6 �' o = � m c E � � y v ° c o ayi o y a) a M O m cC0 a �.'•6 m ~ Cu N W co U O ,� o m_t �. 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L O 'a m t= m =c m 3 m o `0 E = m CD "O O to w f6 m U W N -m0 - 0 a 0 3 m 'ta C m N Z N U m 6.3 7 d C 7 U .O m �._ 7 3 m o fC6 -CD d m 7 m `� c ° � — m °. ca mm6 m rn m �� 3 CL c a� E i c"o ami o � a .. w c"o axi � � 5 °? ° CD oL a m a,. ° ° 0CL m -OE C)CL c. c �' C 7 C m 7 .. 7 C m C W r N m U > 3 E 3 N d 7 C c6 f6 t6 = O .6 ° m '.' t U . .° m.•3. � 0 "_ _ V1cC � " y rn 0 9 0 a0 p .3 •D N fa 'L "' m E.�, �' 'O O' > E m O � O > m 3 acia� m mami d QE 0 CD ° m LCL '� cm7Em L � M CD ° ".. rno N0c ° 0 0 °mn m o �. 0 m mY m . 'Om - � U ' > nmLQ v m ° mm c E m m � � m �> ai = p� L> maE � 3 � owOw7 - � aama -omo m CL o, CD .m0 = t6 N " C r M N CO T- w a = 0 Crn a '.m_. r 0 v! w N 0) Y+ L m cr= 0 0 7 y m M <D CO C Ca "- +O+ O •V. w CS y m E (0 m d N Q 0 co O ° m >. m x U C y 0 - C3 7 O U m �- in � C 'Q M U = m m m O y 'y m ° U m .7. 0 CD � 40 � EA m L CM cc U M L O C Q N m m > m m ca .. 0 7 3 ? LO O m C m as fa c—Ca w O fa m C U w y w ca m L m m O L Mm dEb N Q O O w ,Ww ~ > = ca y m H ,� - = C O O y b y c 'O m m E -° �. CD > fL0 C O d (6 O O o w 0 — m M c E 0)•- = ° m o oc m W a y ti � U = U � m ° :_ L_0 m me L Ec CL- CD 'Z Ot ,� o - m . m m = c � - U �� ° w - m UU � 6 — wLc _ tEmOc ?+c7 ca o � Y c v; E 1- m � Q 7 .caN E C 7co m E cm CL 0 0 co `° m CO nso c m� ° c @ 7 E � > > o ° ° F, CD a cm O C O C O. O) m � � C r O a0 r C Lo M C� co itm �l m � C .m.. "° a C L > 0. C CL a) U c0' C �° O Co t , N -4 3 Q�t L O �.m L Q m m 'O m C Q 7 rnv m ~ m CO CO CO C) r - -°O O ui m _E N m N O 00 � Co 0 d o ° m7 ca � c`o LL 00 ONO " � M > M (DCy0 1'CL-000Q d Q •� w : ,� 2 U m Z O. O v� ch i N N m O L o - O.M L 0 N m M ° as (6 U () EA 64 N -O O O _ c O >+ U CS r`I C -' c -O 0 C Efl GH ca as a O 'O `� R ca N ° � N � c ° C m •c Q ~ y U ° rnC E � E � U ° a>- C O 69 Q. 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CL c MM y c `m �o Qom .` cc Q~ m CL a) E a dUy - -° U � 0) o y rn EE r`) a m a) y E m ao uciL c cm y m ' 0.. m c 0m m ca o f y > ° > jE o aci � a) -o m c .m m o � � ° o FL mom := m o Ev m E E � w L mr- o o m n y U m = L L 'O o O. fl_ 7 L m o 3 c y `o >, 0 axis. o c Co> o o m � Q 3 � CL CL.- ° c o m m L d o 0) a> E ° w :? Q E m > M •E .. ro m ,� E 0.,� .�- c C 'O 0.0 -0 y o m 3 C o C ' N o 0 ° w m w C O o C m w U 4; .. Ot = nam moo ° cEo � Qa) LO OL3o � ° °) a) cam° Q E >, �^ rni 0i m m � rn � '� v N ( o c L .0 aLo co oL � c0cZ a) 12 coc oco -0 ovo Ow. E co L m [I) U O C O 'C L Co U .r •0 O U 3 . U y C o ° 3 a F- E ;. E00 yw w 3 cy os •- CL o c m o s - o - - o m Ucc CL U) Attachment 1 ccoL3 _10D c vWE c E c> wwoco O0m Com m > o CL m � m �m�_ 0m '40c c � mc " = _ " c ° cd O W mmm � cmCL CC Em wmm > Lmp m ca 75 cO cc 0 CO C CO 0 W .«.. 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C m Q m � .CD a) Cc.t- a fn Efl L d.L 6 'C CD tm V -O w m O L' m E W cy6 C E L O C O O 7 tl7 m e "'' m :a T m c C a C +� y. 0...W.. � m c` c 3 0 ` o c w a) E m m en m � � o 0 0 0) -o b) 0) c cD p E m Mme ' � c ai cc m � c U ccoca m w crn > U m m ° c co� .0 m E a Q mm cU Op_ o, E c °L 0 o U W m m >42 �° ate , = s c U v ¢ �2rmmW � 'Xc3 - mGoE � O Evm o a Z EL 2L 2 '_ 3 m m m m m 3s ^ EQ m 3 E c o E o aN 0 nm c Co W o � � owY cc SNS 0 o Wo 0 w, m :3M 0 m m e m my 0 (D ? 0 C Oa 3 m e y W c W m E 0 -- .cn O c = N L d. m m `- 'O W Q O W' O o O O m +.. m > .., C O. m Q' m .. 'O O. -a .., m L O.W W m .a CL f0 T p m e ~ W 3 >� O W m m o o - �' p m m W ` E TQ Ec c 3 m 0 m o 9. w MF- cn W c (D m 7 'C •c CL 'o " ¢ i m m m "O - .- >. E w = W f6 L p m " N a m c m U L LL V O O c C p co E 2 o r V 0 d c U o U w C � ` A m m o O .. ° .. Y a anE O O mcN E m 'at rn p m c Q. M CD CL Mm .m vi ca a. C >. oCL 0oc a) m E E "' ° cmc m ELL m U � m' o OL � ¢ w- I- m ¢ (n C W ECL$ s a O W N O) (LII Co m p m .. T�c W W T - U O 3 O O E w m O U 0 .w ("II N .0 m m O C O.W. � .... � � '0 N O W Ory 'O � 01 � .,,;"'' -•' C _ ¢ m c m ++ Q j D D U m >; C O E m m e c. m L Cop 0 O ._ . m O. 0 "' N m w a) c 6. m ._ 0 O - 0) = m 6 C0_ m m 0 0 � �' U c -UCD" � m •a cam '= 0... m N m > C m m p 0 C E ' m m > W O m 0 0)LL O C Q C C O o.� o)-a .2 O � 3 :0 ca '.� LL Q0 1 s � a mLL m pL 0 Ou O m O mLU U ¢ Ewm - m -m m N aym mu- L a cn o I- ¢ L m ' d'lJ Attachment 1 0 m 0 U � 'O a) "' •�+-0 -0 w U_ C '� O -O =' m o m 0 to 0 0 0 0 C E U C .Q � 2) O w m U m cco � m'� '" U " .� w � .'CaQ O c`6w CU mcp3 >, m _ .� � U -p03crn 0° 00) >+ C5o y rn� a� c 0 ° c r � w mC) ao 0 ov° LL - c ro w n 0 .0 a) ° CO m o ° L m o wU ca mw � w c m m `o °-0) oCD o rnw y � >,� c U a0D N d ESQ n ° �_ c ami mo E d m d � M _o � ? o 0 -U CLLU 0 d o � 3 y nw a) • Td � of > oU `° !� 0vU_ Cr •- Uate) EwGEEacmrn-o cwCc E . m30� 'U U .Q m 3 .. 0 w a) o p C C +' f6 C) O o Q. W rn �v `0 � m U ° m o 0 D o m ° m .0 o L) °) Q a 0 Q m t o 0a) Occaaom0 �' my0a y0Csmmmpmc ° wcD ccco .. aa)) CQ. E y 0 L y c°- r m mw a) � 00 o ro our c m Xm E > ° m °� cz O L C T E t., E Cc o).. U C c c o O 0 m v o O a) +•' '9 :O �O w m ++ G C (D C . Y 0 .-. N O U ELL Y w 3 E C C NL C a o -y a U O = 0. o -Q ` m y p 0 x) 6 > � U m E 0 � O 0 y ° = p O L 0 C � _ � N � y m c E cn .. 3 x a) T L M m . n m c m +- O -0 — cO C rn c C M O 0).0 C 7 CO O O a) "" Lp w L .0 '0 O) m 7 .� _ 7 m O L 'c. O = > 'O CD 0 X E p)M- Z y 0 a-. U) "" N 0 m C p () m y U w. C T N E C ;= m m .0 C U 0 •O'y w � m cp O . m a) N O m r C O � T U w m a) w m N r 0 0 m T� y X. � 0 -0 M = X tea) a) m .0 a)a) o CL3 C C O C A .Q d .. LL C .m. = — w O U 7 O w y w E do t v «. w �- UU rn rn C y 0 d _-O N Q' 'p C >,'a 'O E m L_ ._.. •Q p 0 O o m "-' d N Q CD X X p C O a) 0. "m0 O 0 m C) m O c ca �. UCLO — U ,.., w +•. 0 c U :a m w `L a y p d v a. 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C."m" O N O CM m O N o 0 o y L 70 CL 0` > C V y C L Oz 0 C O O E M m M cO t w O •O a) a 7 c6 -O m V U E Lm .c m *2 a? T`� co 'a -o CLn a— O m m m C r p 0 u- CL O m r " N > j Q N C m w ° r > > "- 3 U C. U Cn — C y r CD m N V -p `� O C L (5 O1 w 'O 3 am m ai r C a� m m = 0) > c o cco .. UC E rn c mC E ° ca m Z ' c > m 30 CD o -o m c ° ° m m 1 3 0 c°I o rnl o L •Q U [0 m C O OD CD 0 Co LC L¢ °E C 0 C a 'O C m >. to Vj L m m N O O C c0 m O m O E L N " C ca _O C L_ f0 Vl _ w c3 .` C ` E ca "" M ¢ E O m m W .. W "= j .. >. U C f6 c0 p Q cm E O-CD � � r 'O C j 'C m Q O y • - m cp C y„ c C m rn C C .� O. 8 ,0 O w O cw E f6 O.L... LL 0 y G=." U `. C f6 M E m C . E ¢ >, V U .�.. `. cO m C Q c U d O` 0 � ca +O-' ° w a O0 0 - m m > �_ o U U '� O L rn ¢ a `O C m c6 N ` m i w > C d N k O) , d w m -p E .. m C O 'O 'O m c6 L m C C C L. 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QQ w C m p E p V O C E y y an d w ` 0 O (C L o _ co O .0 U, � mo oc� Lv :. rn E o o.L ca ca a) o- 3 w Uca z Ca O c0 rn e O 'o ` O .. ca N a .s C > rn 3 j Co CCCD a)m Eo' �' aoi ' am>i fOQQ aci o m° ,. 0 o m � m .. c ¢ C N. j f6 U C ¢ 'O m m t6 c m -p m .0 .� ¢ m rn O E m m c '`.CL > .p. = cC6 0 •.O. f6 E (.6 O .L... .ca p N O p 0 0 � O.o c H E � ° V c`a c y o.m m � 3 ° U c o m 0 as U m > o N o m N r` rn 0) m m rn._ m m OY m a ¢.Q Q ca w m .: m U m r w m d Cts Z tw ca o a>i m aait a>i CL O ° CL mCL ° E o o -c°a o a>iC 2 .. c o m O �- � � ave � .. ca L 3 v� . .. .. .. 3 ¢ o p -p o. a ¢ . Attachm.s-mt 1 a) Ca) T .% asOOC � a) "" ma) Ua) a) '0N C0 � 0 U to C C O .0 T C .� L L m N C L N „r C w 'yc . 0 .0ca a� ..... ca as _ 3y3as > � m � 2cn � � a) 3 � Ea) coo3 ovmm moa� � caL6ico °_ ccpi3EU) � ocr0) o cLn � wc"o U U ::. T.0 ' O a) :� y �. y fQ 2) 0) 3 m M o 0 3 a3 O. O C 7 y p E U C w Q V O f6 'O Y a) L O O O-CO O a) r_ a y a3 g r- 0 = m ..+ C p w N W w rl w .0 O O y f6 2 � aS d .. Co 0 O c w 3 .0w N � 0M ami dQ cLp. v o cc m M -o v y C 0 ° c w L) z := o w o. E a) U -5 c -- �, . c c o $ p c E Co —0 � o � E N y as toLO0 Ommtoso0 � 0o npco 0. � n 'v� a L O CL C :3 O a a L " LL C .a: U ma) a) a) O O O .m O 'CCL 0 U) U 0 0 F= O U 2 as C . a? a% CL m d (D a) ns ? ao) 0 rno ° Q 3 a3i m E > 0 CD a o 'er y am" aoi cyo o m ~ w :3 f6 o N E m C) ao 0 -- L o c - -0w o U) o o 0w0 'O as off = v; CC 0 ., m .. 0 y - 0 o c a6 w -o ca V � E a ,N, LL r- 0 3 m 3 c CO cn M 3 7 V L y 0 - U 7 W C .C.. C U) CO W U c0 .0 > •�ca C 'O a) a) y a) cm a T � as a) O C a) — y C O C ui E C 0 > a3 7 M C T .E > C C E) O w w a3 N a) O d O N fU m V a3 � y E C a) a) "' - C �, m O C T U N a), 0 'O w 'O > ' a7 3. p m L 0 O U a y a) 'N 0 0. S o b ca ` E 0 c O C a) as :+ Q a) a) E N. C O .0 m O.'O 'x 0 O L o 'U >+ > aS a) a) U 0L.. w._ O 'O L E C (A 7 E C 0..> a) L Ccc O.rL.. 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(2004 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO CERTIFYING A FINAL PROGRAM EIR FOR THE MARGARITA AND AIRPORT AREA SPECIFIC PLANS AND RELATED FACILITIES MASTER PLANS, APPROVING THE MARGARITA AREA SPECIFIC PLAN,AND APPROVING GENERAL PLAN LAND USE MAP AMENDMENTS (APPLICATION NO.ER,SP, GPIR 73.00) WHEREAS, the City General Plan (Land Use Policy LU 2.3 and LU 2.3.1) requires the preparation of a specific plan for the Margarita Area prior to annexation and further development, and sets specific requirements for information to be included the Plan; and WHEREAS, the City of San Luis Obispo General Plan contains general goals and policies relating to early growth and development, which may be implemented in a variety of ways, including the specific plan procedure as outlined by California State Law (State Government Code 65450 et.seq.); and WHEREAS,the City of San Luis Obispo, with the participation of property owners, citizens, public agencies, and other interested parties,has prepared a draft specific plan for the Margarita Area pursuant to the General Plan and the State Government Code; and WHEREAS, on June 9`s, after eight public hearings, the Planning Commission recommended the City Council certify the EIR, adopt the specific plan, amend the Land Use Element to reflect the specific plan map, and amend the text and rezone those properties. currently within the City; and WHEREAS, the City Council held public hearings on September 7 and 28, and October 12, 2004 to hear public testimony and to consider the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans Final Program EIR, and the Draft Margarita Area Specific Plan; and WHEREAS, as a result of its deliberations, the City Council finds and determines that the project's Final Program Environmental Impact Report adequately addresses the potentially significant environmental impacts of the proposed project entitlements and reflects the independent judgment of the City Council; and WHEREAS, at its September 28, 2004 meeting, the City Council endorsed the land use and circulation chapters of the Margarita Area Specific Plan and also directed staff to prepare information on the remaining chapters of the specific plan and return on September 12`s with the necessary resolutions and ordinances to adopt the specific plan; and R —�� Attachment 2 Council Resolution No. (2004 Series) Page 2 WHEREAS, the City Council has considered the additional information provided by staff and completed its review of the Program EIR and the Draft Specific Plan and related facilities plans; and WHEREAS, the California Government Code requires that a specific plan be consistent with the City's General Plan; and WHEREAS, implementation of the specific plan requires an amendment to the City's General Plan Land Use Map to reflect the land use categories contained in the plan to maintain consistency between to the two documents. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo, the following: SECTION 1. EIR Certified. Council hereby certifies the Final Program Environmental Impact Report for the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans (September 2003), subject to the Findings of Fact and the Statement of Overriding Considerations listed in Exhibit "A", and subject to the incorporation of the mitigation measures listed in the Mitigation Monitoring Plan, Exhibit `B" into the project, and based on the following findings: 1. The Final Program EIR was prepared in compliance with the California Environmental Quality Act(CEQA) and was considered by the City prior to any approvals of the project. 2. The Final EIR reflects the independent judgment of the City.. 3. The Mitigation Monitoring Program has been reviewed and approved by the Planning Commission and the City Council in conjunction with the recommendation for certification of the Final Program EIR. 4. For each significant effect identified in the Final Program EIR under the categories of Land Use and Aesthetics, Hydrology and Water Quality, Traffic and Circulation, Air Quality, Noise, Hazardous Materials, Public Services, Cultural Resources and Cumulative Impacts, the approved mitigation measures contained in the EIR will avoid or substantially lessen the identified adverse environmental impacts of the project to a level of insignificance and have been incorporated into the project. 5. There are two impacts identified in the EIR that, even after mitigation, are considered significant and unavoidable: Impact LU-5: Conversion of Prime Agricultural Land to Urban Uses, and Impact LU-6:.Change in Views. The significant effects identified in the Land Use/Aesthetics section of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified mitigation measures included in the Final Program EIR. Consequently, Council has adopted findings for the statement of overriding considerations, included as Exhibit"A." Attachment 2 Council Resolution No. (2004 Series) Page 3 SECTION 2. Specific Plan Approved. Pursuant to Sections 65450 through 65457 of the California Goverment Code and the City's General Plan, the Margarita Area Specific Plan (Attached as Exhibit "C" and incorporated herein by reference) is hereby approved, subject to the following findings: 1. The specific plan is consistent with General Plan because it will direct all facets of future development of the Margarita Area, including the distribution of land uses, the location and sizing of infrastructure, site planning, architectural guidelines, phasing, and the method of financing public improvements. The specific plan will provide for the type of growth and development envisioned by the General Plan for the Margarita Area and neighboring properties. 2. All subjects required in a specific plan by the California Government Code and applicable City ordinances are appropriately and adequately covered. 3. The types and intensity of land uses are designed to be consistent with the San Luis Obispo County Airport Land Use Plan to ensure compatibility with airport operations. SECTION 3. General Plan Land Use and Circulation Maps Amended. The City General Plan Land Use Element and Circulation Element Maps are hereby amended to reflect the adopted boundaries, streets and land uses in the adopted specific plan, as shown in "Exhibit D." Upon motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this day of , 2004. Mayor David F. Romero ATTEST: Audrey Hooper City Clerk I - �3 Attachment 2 Council Resolution No. (2004 Series) Page 4 APPROVED AS TO FORM: Jonatha P.Lo 1 City Atto G:MDRAZBLSPECIRCPLANSVNASACOUNCQ.RESOLUTION 10-12-04 EXHIBIT "A" Exhibit "A" to Resolution Before the City Council of the City of San Luis Obispo Findings of Fact and Statement of Overriding Considerations for the Airport Area and Margarita Area Specific Plans and Related Master Facilities Plans City of San Luis Obispo, California October 2004 EXHIBIT "A" Findings of Fact and Statement of Overriding Considerations for the Airport Area and Margarita Area Specific Plans and Related Master Facilities Plans City of San Luis Obispo, California Prepared by: City of San Luis Obispo Lead Agency under the California Environmental Quality Act Prepared pursuant to: Section 21081 et seq. of the California Public Resources Code and Sections 15091 and 15093 of the State CEQA Guidelines October 2004 EXHITIT "A" SECTION 1. INTRODUCTION The City of San Luis Obispo (City) has decided to approve the Airport Area and Margarita Area Specific Plans and Related Master Facilities Plans (project). The City is the lead agency under the California Environmental Quality Act (CEQA) and has certified a program environmental impact report (EIR) for the project. Section 15091 of the State CEQA Guidelines(14 California Code of Regulations [CCR]) and Section 21081 of the Public Resources Code require a lead agency to adopt findings for each significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency must find that: ■ changes or alterations have been incorporated into the project to avoid or substantially lessen the significant environmental effects identified in the EIR; such changes or alterations are within the responsibility and jurisdiction of,another public agency and should be adopted by that agency; or ■ specific economic, social, legal, technological, or other considerations make the mitigation measures or alternatives identified in the EIR infeasible. In addition to making a finding for each significant impact, if the lead agency approves a project without mitigating all of the significant impacts, it must prepare a statement of overriding considerations, in which it balances the benefits of the project against the unavoidable environmental risks. The statement of overriding considerations .must explain the social, economic, or other reasons for approving the project despite its environmental impacts (14 CCR 15093, Pub. Res. Code 21081). This document contains the findings and statement of overriding considerations for the approval of the Airport Area and Margarita Area Specific Plans and Related Master Facilities Plans and reflects the City's independent judgment. This document incorporates by reference the program EIR. The EIR, specific plans, related master facilities plans, and other portions of the administrative record are available for review at: City of San Luis Obispo Community Development Department 990 Palm Street San Luis Obispo, CA 93401 Contact: Mike Draze 805/781-7274 Findings of Fact and Staternent of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 1 October 2004 Related Facilities Master Plans �y EXHITIT "A" SECTION 2. PROJECT DESCRIPTION Project Objectives As required by the City General Plan, each of the specific plans is intended to contain policies and standards that will facilitate appropriate development of land, protection of open space, and provision of adequate public facilities. The specific plans are more detailed than the general plan but less precise than subdivision maps or construction plans. The overall objective of the project is to adopt specific plans for the Airport and Margarita areas, pursuant to the City General Plan. Airport Area Specific Plan Objectives Airport Area Specific Plan objectives include: # identifying the infrastructure needed to provide city services to the area; # facilitating the City's eventual annexation of the Airport area; # ensuring that planned land uses are compatible with airport operations and consistent with San Luis Obispo County's Airport Land Use Plan (ALUP); # accommodating businesses identified in the City's Targeted Industry Cluster Study that provide household-supporting incomes for San Luis Obispo residents; and # establishing goals and policies for open space protection, conservation, and restoration. Margarita Area Specific Plan Objectives Margarita Area Specific Plan objectives include: # accommodating a wide range of housing types, with an emphasis on housing affordable to those working in San Luis Obispo; # protecting substantial natural habitats, including creeks, hills, wetlands, and corridors between these habitats; Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and2 October 2004 Related Facilities Master Plans 1 /Q EXHITIT "A" # providing convenient access for residents to employment, basic shopping, recreation, and education through both the location of land uses and the design of circulation features; # accommodating research and light manufacturing jobs that can support local households in forms compatible with airport safety and neighboring residences; # ensuring that planned land uses are compatible with airport operations; and # ensuring consistency with San Luis Obispo County's Airport Land Use Plan. Proposed Project The proposed project includes implementation of the goals and policies contained in the Airport Area Specific Plan, Margarita Area Specific Plan, Water System Master Plan, Wastewater Master Plan Update, and Storm Drain Master Plan. Specific Plans The specific plans include the following designations: # designation of the Airport area for 3.1 hectares (7,6 acres) of Residential, 134.3 hectares (331.8 acres) of Services and Manufacturing, 44.6 hectares (110.1 acres) of Business Park, 124.7 hectares (308.03 acres) of Open Space, and 97.6 hectares (241.1 acres) of Government Facility, for a total Airport area of 404.1 hectares (998.6 acres); # designation of the Margarita area for 75.4 hectares (186.2 acres) of Open Space, 10.5 hectares (25.9 acres) of Parks, 28.6 hectares (70.7 acres) of Residential, 1.3 hectare (3.1 acre) of Neighborhood Commercial, 0.4 hectare (.9 acre) of Special Use, 28.0 hectares (68.8 acres) of Business Park, and 19 hectares (47 acres) of Streets, for a total Margarita area of 168.7 hectares (416.1 acres); # extension of Padro Road to Broad Street; # extension of new commercial collector connecting Tank Farm Road and Prado Road; # extension of Santa Fe Road from south of Tank Farm Road to Prado Road; # extension of Buckley Road to South Higuera Street; and Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 3 October 2004 �..�p Related Facilities Master Plans 1 _ EXHITIT"A" # widening of various existing roadways, including Prado Road, and Tank Farm Road. Water System Master Plan The Water System Master Plan describes improvements to the water treatment and distribution systems to meet citywide general plan development needs, including needs of the Airport area. The following is a brief summary of substantial treatment plant and facilities improvements identified in the Water System Master Plan. Recommended Treatment Plant Improvements. The recommended treatment plant improvements are as follows: # Phase I: Perform a seismic evaluation of the existing treated water storage and clearwell facilities. # Phase II: Add facilities to improve filtration rates, treatment processes, and emergency operations. # Phase III: Monitor water levels at the forebay, improve efficiency of pump motors, evaluate means to protect the water treatment plant from railroad accidents, and improve emergency standby power capacity. Recommended Distribution Improvements. The recommended. distribution improvements are: # a grid of 12-inch diameter mains: three traversing east to west and three north-south mains connecting the existing 16- and 20-inch mains to the north (the mains will be located in the major roads); # adding a 757,000-liter (200,000-gallon) water tank in the Edna Saddle zone in the southwestern part of the city; and # adding a 4,542,000-liter (1,200,000-gallon) water tank in the Bishop zone to serve the Bishop zone. Wastewater Master Plan Update The City's Wastewater Master Plan Update addresses the city in its entirety, including the annexation areas. The plan identifies improvements to collection and treatment facilities that will be needed to provide wastewater service to future annexation areas and provides recommendations concerning citywide wastewater system facilities. The Wastewater Master Plan Update identifies the following substantial reclamation facility and system improvements: Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo. for the Airport Area and Margarita Area Specific Plans and 4 October 2Q04&O Related Facilities Master Plans fj EXHITIT "A" # replacing the Howard Johnson and Tank Farm pump stations; # installing approximately 3,790 meters (12,400 feet) of new trunk sewer mains in the Airport area; # installing 4,000 feet (1,219.2 meters) of 16-inch discharge pipe (required at the new tank farm facility); # installing approximately 9,400 meters (30,700 feet) of new trunk sewer mains in the Margarita area; and # upgrading existing pump stations in the project area. Storm Drain MasterPlan The Storm Drain Master Plan addresses the East Branch San Luis Obispo Creek watershed. This watershed includes the Airport and Margarita areas as well as areas to the east. The features of the plan would, downstream of the Airport area, limit storm drainage flows at build-out to the level estimated for existing conditions, provide 100-year flood protection, provide for environmental enhancement of stream corridors, and provide individual onsite or sub-regional detention basins that will serve the area, rather than a single regional detention basin. Previous project improvement recommendations included parallel, minor creek modifications as needed and permitted by the governing entity to enhance flood conveyance capacity. However, the City has determined that the existing creeks have capacity to sufficiently convey floodwaters. The Storm Drain Master Plan identifies the following recommended improvements: # replacing bridges across Acacia Creek at Tank Farm Road and the East Branch of San Luis Obispo Creek at Santa Fe Road and # replacing and improving Tank Farm Creek culvert facilities at Tank Farm Road with a standard Caltrans two-span concrete slab bridge. Findings of Fact and Statement of Overriding Considerations - City of San Luis Obispo . for the Airport Area and Margarita Area Specific Plans and5 October 2004 Related Facilities Master Plans l EXHITIT "A" SECTION 3. ENVIRONMENTAL IMPACT REPORT The program EIR was prepared in compliance with CEQA and State CEQA Guidelines. As such, the EIR contains analysis, at a program level, of the basic issues that will be used in conjunction with subsequent tiered environmental documents for specific projects related to the Airport Area Specific Plan, the Margarita Area Specific Plan, and the related facilities master plans. Once the Airport Area Specific Plan, Margarita Area Specific Plan, and the related facilities master plans are adopted by the City, the basic policy issues will not need to be revisited by subsequent (second-tier) documents. The initial study and Notice of Preparation of the Draft EIR were circulated to appropriate public agencies, organizations, and interested groups and individuals for a 30-day comment period that ran from May 16, 2000, to June 16, 2000. The draft EIR was released for an 80-day public and agency review period from February 15 through May 8, 2002. A public hearing on the draft EIR was held on May 8, 2002, at the joint Planning Commission/City Council hearing rooms in the City. A final EIR, which provided responses to the written and verbal comments received during the review of the draft EIR and included revisions to the draft EIR, was prepared and made available to the public and agencies on September 19, 2003. Since September 19, 2003, additional comments were provided in writing and through public testimony; responses to these additional commentssince publication of the final EIR were prepared and made part of the administrative record. SECTION 4. FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS AND MITIGATION MEASURES OF THE PROPOSED PROJECT' Introduction This section presents the project's significant environmental impacts and feasible mitigation measures. Section 15091 of the State CEQA Guidelines (1.4 California Code of Regulations [CCR]) and Section 21081 of the Public Resources Code require a lead agency to make findings for each significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency must find that: ■ replacing changes or alterations have been incorporated into the project to avoid or substantially lessen the significant environmental effects identified in the EIR; ■ such changes or alterations are within the responsibility and jurisdiction of another public agency and should be adopted by that agency; or ■ specific economic, social, legal, technological, or other considerations make the mitigation measures or alternatives identified in the EIR infeasible. Each of these findings must be supported by substantial evidence in the administrative record. This section identifies the following environmental impacts associated with implementation of the proposed project, as identified in the program EIR: Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 6 October 2004 Related Facilities Master Plans ( _ r P C / v r / EXHITIT "A" ■ impacts that can be fully avoided or reduced to a less-than-significant level through the incorporation of feasible mitigation measures into the project; and ■ impacts that can be reduced, but not to a less-than-significant level, through the incorporation of feasible mitigation measures into the project, and which therefore, remain significant and unavoidable. The impacts identified in this section are considered in the same sequence in which they appear in the draft EIR. Where adoption of feasible mitigation measures is not effective in avoiding an impact or reducing it to a less-than-significant level, the feasibility of adopting alternatives to the proposed project is considered in Section 5 of this document. Land Use and Aesthetics Impact LU-2: Consistency of Proposed Specific Plans with County General Plan Policy As discussed under Policy Consistency, the proposed project, which has been developed in conformance with the City General Plan, is in conflict with county policy regarding the land use designation in the Avila Ranch area immediately south of the planning area. City growth management policies establish the URL as the final edge for urban development@ (Policy.1.1) as a means of protecting agricultural and scenic rural lands. The County=s designation of the Avila Ranch, which is outside of the URL, for Industrial uses is not consistent with this concept. While this inconsistency already exists between the City and County General Plans, and is not a direct result of the proposed project, the proposed project=s failure to address the inconsistency represents a significant impact because it allows a condition that is not in conformance with its policies to protect agriculture and open space lands to persist. The proposal is consistent with the City's policies regarding land uses within the URL. The land outside the URL is under County land use jurisdiction and is subject to County plans and ordinances. The inconsistency between the City's URL policies, which call for areas outside the URL to remain open, and County general plan designations, which provide for commercial and light industrial development in some areas adjoining the URL, is a pre-existing, baseline condition. In summary, the proposed project requires mitigation to address inconsistencies with county plans and policies concerning the Airport area, which represent a significant impact. No mitigation is required for the Margarita area. Changes to County general plan designations are the responsibility of the County and are outside the City's authority. Mitigation calls for the County to reassess its approach to the areas adjoining the proposed specific plan. Reconciliation of these existing policy differences may not be possible. Nonetheless, the effort to reach reconciliation would mitigate the impact to a less-than-significant level. Mitigation Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and7 October 2004 Related Facilities Master Plans EXHITIT "A" Implementation of the following mitigation measure would reduce the Airport area impact to a less-than-significant level. Mitigation Measure LU-2.1: Resolve. Discrepancy regarding Disposition of Lands Immediately South of Project Area The County shall work with the City to resolve the discrepancy regarding the disposition of lands immediately south of the project area. The County must consider whether: (1) the current land use designation for the Avila Ranch property is desired; (2) because the property has an urban designation, it should ultimately be annexed to the City; or, (3) the property should be included in the Airport area project and be subject to specific plan development standards and guidelines. These questions should be answered within two years of adoption of the Airport Area Specific Plan. Finding: Mitigation is the Responsibility of Other Agency. The City finds that the mitigation measure is the responsibility of other agencies and that the County of San Luis Obispo can and should implement this mitigation measure. Impact LU-5: Conversion of Prime Agricultural Land to Urban Uses The 1993 Land Use Element and Circulation Element Update EIR addressed the fact that annexation and development of the area in accordance with the City General Plan designations would result in the loss of agricultural resources. That loss was identified as a significant and irreversible adverse impact that could not be mitigated. Policies were incorporated into the Land Use Element to help compensate for productivity lost as a result of the conversion of agricultural lands within the urban reserve. Specifically, city policy requires direct dedication of open space areas, or payment of an in-lieu fee, for annexed land. The primary target of this exaction is to protect open space and agricultural lands outside, but especially those contiguous to, the City's URL. The concept is to create a permanent open space buffer/greenbelt around the city that prevents continued expansion of the urban area onto valuable agricultural and open space resources. For certain locations, the general plan calls for the open space protection area to be equal in size to the developed area or to be four times the size of the developed area. The ratio for the Margarita area follows from the land use designations (approximately 40% open space, excluding parks). The general plan does not set a specific ratio for the Airport area. The in-lieu fee that has been set for the so-called interim annexations probably can achieve a ratio of 1:1 on average. Based on a review of mapping of the State's Department of Conservation farmland categories, the majority of the proposed project area (347.2 hectares [858 acres], or 61%) consists of lands with little or no agricultural value (i.e., designated by the state for Urban/Built-up or Other). Table 3A-2 shows the acreage breakdown for the project area by category. The project area has relatively limited amounts of Prime Farmland (26.3 hectares [65 Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 8 October 2004 Related Facilities Master Plans 1 - L,4 f i , EXHITIT "A" acres], or 5%) and Farmland of Local Importance(16.1 hectares (40 acres], or 3%), and no lands designated for Farmlands of Statewide Importance or Unique Farmland. Farmland of Local Potential and Grazing Land, two categories with lower agricultural value, compose a larger percentage of the area (21% and 11%, respectively). Although past development and current use result in relatively low farmland classifications under the California Department of Conservation categories, the underlying soils types have the characteristics of prime soil, according to the U.S. Natural Resources Conservation Service, for most of the gently sloping part of the Margarita area and for nearly all the Airport area, excluding the Unocal property affected by the 1926 explosion. The specific plan shows urban use for approximately 12.1 hectares (30 acres) of prime farmland that is being cultivated north of Tank Farm Road. There are also cultivated lands just west of the middle of the Margarita area. The proposed project is consistent with the City General Plan, so, as anticipated in the 1993 EIR, annexation and development of the area will adversely affect agricultural resources. Altogether, the proposed project will result in the loss of approximately 14.1 hectares (35 acres) of Prime Farmland (in the northwest corner of the Airport area), and 109.2 hectares (270 acres) of Farmland of Local Potential (primarily in the Margarita area and along Broad Street). No land that has been in active cultivation in recent years will experience impacts. Agricultural lands that will be lost to development have been used primarily for grazing. The Airport Area Specific Plan's designation for Open Space in the central portion of the Airport area will protect areas of Prime Farmland and Farmlands of Local Importance that are actively cultivated. No areas under Williamson Act contracts are affected by the proposed project. In addition to the loss of farmlands within the proposed project area, the construction of the detention basin south of Buckley Road will result in the agricultural productivity being removed from 9.7 hectares (24 acres) of Prime Farmland. Although the detention basin will remain as planted open space, it will not be available for active cultivation as long as it is needed for flood control purposes. While the loss of prime agricultural land is limited, the conversion of any lands containing prime agricultural soils associated with the proposed project is considered a significant and unavoidable impact. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 9 October 2004 Related Facilities Master Plans t ,l..eS EXHITIT "A" Mitigation While the loss of prime agricultural soils to urban uses is irreversible and cannot be mitigated, the following mitigation is recommended to help compensate for the loss of agricultural productivity. The intent of the mitigation is to enhance the opportunities for continued agriculture in the unincorporated areas outside the City's URL. Mitigation Measure LU-5.1: Dedicate Open Space Land or Pay In-Lieu Fees to Secure Open Space Easements on Agricultural Land outside the URL at Ratio of No Less than 1:1 As a condition of annexation and development within the Airport and Margarita areas, developers shall be required to dedicate open space land or pay in-lieu fees to secure open space easements on agricultural land outside the URL at a ratio of no less than 1:1. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. However, the impact would not be reduced to a less-than-significant level. A statement of overriding consideration for this impact is made in Section 6. Impact LU-6: Change in Views The proposed project will result in the change of character of the plan areas from a generally semi-rural setting to an.urban developed setting. The issue of aesthetic impacts was reviewed during the adoption of the General Plan. The conclusion was reached within Section 9.0 of the General Plan EIR that urbanization would irreversibly change the visual character of the south end of the city from that of a low-density semi-rural area to a more intensely developed, suburban area. While substantial design standards are contained in the Airport Area Specific Plan, Margarita Area Specific Plan, and the City General Plan (including the preservation of open space, hills, and development design standards), these do not change this fundamental conclusion of the General Plan EIR. No feasible mitigation exists to eliminate the impact associated with the conversion of a semi-rural landscape to an urban landscape. The impact is considered significant and unavoidable. Mitigation No mitigation measures are feasible. Finding: No Feasible Mitigation is Available. The City finds that no feasible mitigation is available and that this impact is significant and unavoidable. A statement of overriding consideration for this impact is made in Section 6. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 10 October 2004 Related Facilities Master Plans ` �U2�C EXHITIT "A" Impact LU-7: Potential Increase in Daytime/Nighttime Light and Glare The development of the Airport and Margarita areas for urban, uses will result in an increase in daytime/nighttime light and glare within the area. These increases will be the result of new lighting at commercial, business park, and residential uses, as well as at new park facilities. Development of these sites would increase the amount of light and glare associated with development of urban uses, such as additional parking lots, building lights, and streetlights. While the types of lighting and their specific locations are not specified at this point, development proposed under this alternative would increase the amount of light into adjacent areas, including airport lands. The potential increase in light and glare is considered to be a significant impact. Mitigation Implementation of the following mitigation measure would reduce the impact to a less- than-significant level. Mitigation Measure LU-7.1: Incorporate Lighting Design Standards into Margarita and Airport Area Specific Plans The City shall incorporate lighting design standards into the Margarita and Airport Area Specific Plans. The standards shall contain specific measures to limit the amount of light trespass associated with development within the project area. Specific measures shall include the use of shielding and/or directional lighting methods to ensure that spillover light does not exceed 0.5-foot candles at adjacent property lines. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Hydrology and Water Quality The program EIR previously reported in error that a significant unavoidable impact would result from constructing a dam within a watercourse in Perfumo Canyon. However, the water reservoir to be constructed would be a tank for storage purposes only in an upland area, not an impoundment of water along a natural streamway. Therefore, no significant impacts on Hydrology and Water Quality are associated with the proposed project. Biological Resources Impact BIO-1: Loss or Temporary Disturbance of Annual Grassland The Margarita area contains 93.03 hectares (229.89 acres) of annual grassland. Implementation of this portion of the project would result in the loss or temporary disturbance of annual grassland. Annual grassland is common locally and regionally; therefore, the loss of Findings of Fact and Statement of Overriding.Considerations - City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 1 1 October 2004 Related Facilities Master Plans EXIHITIT "A" annual grassland is typically considered less than significant. However, large portions of the project area, including areas identified for facilities master plan improvements, have not been surveyed, and sensitive resources like seasonal wetlands and drainages, patches of valley needlegrass grassland, and populations of special-status species may be found interspersed in the annual grassland. Therefore, this impact is considered significant. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BI0-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. Applications for subdivisions and development in grassland areas must include the result of the following surveys and studies: # surveys and mapping of special-status plants identified in Table 3C-4 of the program EIR during the appropriate identification periods; # surveys and mapping of special-status wildlife identified in Table 3C-5 of the program EIR during the appropriate seasons; # mapping and quantification of valley needlegrass grassland inclusions; # delineation and quantification of waters of the United States, including wetlands, using the Corps' 1987 wetland delineation manual (Environmental Laboratory 1987); # identification of special-status species and species of local concern as identified in the (forthcoming) Conservation Element; and # mapping and quantification of habitat loss. For areas of annual grassland that are determined to contain no special-status species, inclusions of valley needlegrass grassland, or seasonal wetland, no further mitigation is required. If sensitive resources are identified, please refer to the mitigation measures below to avoid, minimize, or compensate for significant impacts on these resources. This is not intended to limit other measures that the City may take regarding non-listed species. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-2: Loss or Temporary Disturbance of Valley Needlegrass Grassland Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and12 October 2004 Related Facilities Master Plans t - Log EXHITIT "A" Valley needlegrass grassland is found within annual grassland and ruderal areas of the Airport and Margarita areas. Patches of valley needlegrass grassland have been identified on the Unocal property of the Airport area. There may be additional patches within the annual grassland matrix of unsurveyed portions of the Airport and Margarita planning areas and facilities master plan service areas. Valley needlegrass grassland has suffered extensive losses statewide and is considered a sensitive natural community by DFG. The elimination or substantial degradation of this community is considered a significant impact. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BI0-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BIO-2.1. Avoid and Minimize Impacts on Valley Needlegrass Grassland. After areas of valley needlegrass grassland are mapped and quantified (Mitigation Measure BIO-1.1), the following steps should be implemented in order of preference: # Avoid stands of valley needlegrass grassland whenever possible; this may be achieved by setting aside areas that contain significant stands of valley needlegrass grassland as ecological buffers or nature preserves. # Minimize impacts on valley needlegrass grassland in areas that cannot be avoided completely; this may be achieved by placing orange construction barrier fencing or stakes. and flags around the perimeter of needlegrass grassland stands and by restricting the operation of heavy equipment and other construction-related activities to the outside of these exclusion zones. # Compensate for unavoidable losses of valley needlegrass grassland with replacement plantings at an alternative mitigation site. The project proponent should develop a mitigation and monitoring plan in coordination with DFG that specifies replacement ratios, success criteria, monitoring and reporting needs, and remediation measures. Replacement plantings should be placed adjacent to existing preserved stands to encourage natural regeneration, ensure future preservation, and create enhanced habitat values. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 13 October 2004 Related Facilities Master Plans 1 - 0 �i GG A" EXHITIT Impact BIO-5: Loss or Temporary Disturbance of Open-Water Habit-at The Airport area contains approximately 0.28 hectare (0.69 acre) of open-water habitat. There is open-water habitat on the Unocal property in the Airport area and in limited areas in the Margarita area and facilities master plan areas. Open-water habitat may qualify as other waters of the United States subject to Corps jurisdiction under Section 404 of the Clean Water Act. The potential loss of open-water habitat is considered significant. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BIO-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BIO-6.1. Avoid and Minimize Impacts on Wetland Habitat. This mitigation measure is described below. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-6: Loss or Temporary Disturbance of Freshwater Marsh The Airport area contains approximately 6.78 hectares (16.76 acres) and the Margarita area contains approximately 0.64 hectares (1.59 acres) of freshwater marsh. Freshwater marsh is considered a sensitive natural community by DFG and is also considered a wetland subject to Corps jurisdiction under Section 404 of the Clean Water Act. Extensive stands of freshwater marsh have been documented on the Unocal property. Additional stands also occur along drainage ditches throughout the project area, including the facilities master plan areas, as well as in low-lying landscape positions throughout the area. Loss or temporary disturbance of freshwater marsh is considered a significant impact. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BIO-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BIO-6.1. Avoid and Minimize Impacts on Wetland Habitat. To avoid and minimize impacts to freshwater marsh and other wetland habitats, the project proponent will do all of the following: Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 14 October 2004 Related Facilities Master Plans —"O I I EXHITIT "A" # obtain a qualified wetland ecologist to conduct a delineation of waters of the United States, including wetlands, at the project site;. # obtain verification of the delineation from the Corps; # avoid identified waters of the United States and wetlands during project design to the extent possible and establish a buffer zone around jurisdictional features to be preserved; # obtain a permit from the Corps for any unavoidable fill of wetlands or other waters of the United States; and # develop and implement a mitigation and monitoring plan in coordination with the agencies to compensate for losses and to ensure no net loss of wetland habitat functions and values. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BI0-7: Loss or Temporary Disturbance of Seasonal Wetlands The Airport area contains approximately 20.12 hectares (49.72 acres) and the Margarita area contains 3.76 hectares (9.30 acres) of existing and potential seasonal wetlands. Seasonal wetlands have been documented throughout the Unocal property in the Airport area and are likely present throughout unsurveyed portions of the planning area, including the facilities Master plan service areas. Seasonal wetlands are considered sensitive natural communities by DFG and qualify as wetlands subject to Corps jurisdiction under Section 404 of the CWA. Impacts on seasonal wetlands are considered significant. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BI0-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BI0-6.1. Avoid and Minimize Impacts on Wetland Habitat. This mitigation measure is described above. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Findings of Fact and Staternent of Overriding Considerations City of San Lais Obispo for the Airport Area and Margarita Area Specific Plans and15 October 2004 Related Facilities Master Plans f� I � l EXHITIT "A" Impact BI0-8: Loss or Temporary Disturbance of Riparian Woodland and Scrub The Airport area contains approximately 8.39 hectares (20.72 acres) of riparian woodland and scrub. Riparian woodland and scrub are found on the Unocal property, along the East Branch of Acacia Creek, and in other localized occurrences along unmapped drainage ditches or low-lying areas throughout the planning area and facilities master plan service areas. Additionally, the Margarita area contains 0.27 hectare (0.66 acre) of riparian woodland and scrub. Riparian woodland and scrub are considered sensitive natural communities by DFG and are likewise protected by the City General Plan and proposed Specific Plans= policies. The riparian woodland and scrub may also qualify as wetlands subject to Corps jurisdiction under Section 404 of the CWA. Impacts on riparian woodland and scrub are considered significant. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BIO-8.1. Avoid Temporary Disturbance to Riparian Woodland and Scrub by Complying with DFG and City General Plan Guidelines and Speck Plan requirements for Setbacks Regarding Riparian Corridors. The project proponent will do all of the following: # retain a qualified biologist to identify and map riparian woodland and scrub in the project area; # establish a buffer zone around the edge of the riparian habitat at a distance to be determined in cooperation with DFG and the City by installing orange construction fencing or poles and flags; and # restrict construction activities to the outside of the fenced buffer zone. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. . Impact BIO-9: Loss or Temporary Disturbance of Agricultural Fields and Congdon's Tarplant The Airport area contains approximately 39.52 hectares (97.66 acres) and the Margarita area contains approximately 2.97 hectares (7.33 acres) of agricultural fields. Agricultural fields are locally and regionally common. The loss or temporary disturbance of agricultural fields is generally considered less than significant from a biological standpoint. However, Congdon's Tarplant, a special-status plant species; has been observed in fallow agricultural fields in the planning area. Therefore, impacts on agricultural fields and Congdon's Tarplant are considered significant: Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 16 October 2004 Related Facilities Master Plans c - �a EXHITIT "A" Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BI0-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BIO-9.1. Avoid or Minimize Impacts on Special-Status Plant Species. To avoid or minimize impacts on special-status plant species, the project proponent will do all of the following: # Whenever possible, set aside as nature preserve areas known to support large populations of special-status plants. # Ensure that a qualified botanist conducts surveys for special-status plant species in all portions of the planning area at the appropriate time when the plants are clearly identifiable. The botanist should document and map encountered populations. # Avoid or minimize impacts on special-status plant populations to the extent possible. # Compensate for the unavoidable loss or disturbance of special-status plant species. Compensation shall be implemented under a mitigation plan developed in conjunction with DFG and USFWS. The requirements for a mitigation plan will depend on the species affected by the project and the extent of impacts on the populations. Mitigation shall be implemented onsite whenever possible. Possible mitigation locations (but not required locations) for Congdon's Tarplant include those areas of the Unocal site set aside as Open Space. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-11: Impacts on Special-Status Plant Species Several occurrences of special-status plant species have been reported in the Margarita and Airport areas and the facilities master plan service areas. Populations of rayless ragwort and San Luis Obispo mariposa lily occur in the South Hills, which are part of the Margarita area. These occurrences are located in areas to be designated as Open Space; therefore, no impact on these populations is expected. Many occurrences of Congdon's Tarplant have recently been documented in the Margarita and Airport areas. Although most populations occur in wetland conditions in a grassland matrix, several populations have also been documented in disturbed areas, including fallow fields. Impacts on special-status plant species are considered significant. Findings of Fact and Statement of Overriding Considerations City of San L tas Obispo for the Airport Area and Margarita Area Specific Plans and17 October 2004 Related Facilities Master Plans u EXMTIT "A" Mitigation Implementation of the following mitigation measure would reduce this impact to a less- than-significant level. Mitigation Measure BI0-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BI0-9.1. Avoid or Minimize Impacts on Special-Status Plant Species. This mitigation measure is described above. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-12: Impacts on Non-Listed Special-Status Wildlife Species Several occurrences of special-status species have been reported in the Margarita and Airport areas. Many more special-status species have the potential for occurrence in these areas (Table 3C-5). Impacts on special-status wildlife species are considered significant. Mitigation Measure BI0-1.1. Conduct Surveys for Wetland Resources, Sensitive Natural Communities, and Special-Status Species. This mitigation measure is described above. Mitigation Measure BI0-12.1. Avoid or Minimize Impacts on Non-Listed, Special- Status Wildlife Species. To avoid or minimize impacts on non-listed, special-status wildlife species (Table 3C-5 of the program EIR), the project proponent will do all of the following: Ensure that a qualified biologist conducts surveys for non-listed special-status wildlife species in all portions of the planning area at the appropriate time for each species. The biologist should document and map encountered individuals. # Avoid or minimize impacts on non-listed special-status wildlife populations and individuals to the extent possible. # Ensure that a qualified biologist conducts protocol-level surveys for burrowing owls and, if presence is confirmed, develops a mitigation plan following DFG guidelines. # Surveys would be conducted at suitable breeding habitat for nesting tricolored blackbirds before construction begins. Surveys would be conducted 2B3 times during the nesting season (April 1BJuly 15). If nesting tricolored blackbirds are found, the project proponent shall avoid impacts on the species by one of two methods: avoiding construction within 500 feet of an active nesting colony during the nesting season or constructing the interceptor during the nonbreeding season (July 15BMarch 31). Barrier Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 4 18 October 200 Related Facilities Master Plans EXHITIT A fencing would be used to establish buffer zones around the active colonies. Removal of suitable breeding habitat should also be minimized through the project design. If nesting habitat is unoccupied, construction in the area could occur at any time; however, removal of suitable breeding habitat should be minimized. # Compensate for the unavoidable loss or disturbance of non-listed special-status wildlife species. Compensation shall be implemented under a mitigation plan developed in conjunction with DFG and USFWS. The requirements for a mitigation plan will depend on the species affected by the project and the extent of impacts on the populations. Mitigation shall be implemented onsite whenever possible. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-13: Potential Direct Mortality or Disturbance of California Red-Legged Frogs California red-legged frogs have been observed in the creeks in the San Luis Obispo area, including Acacia Creek, the perennial stream on the eastern and southern edge of the Tank Farm. Implementing construction activities or projects in the Airport area, including the facilities master plans could require removal of riparian or marsh vegetation or disturbance of stream habitat along the South Fork of Acacia Creek or ponds and marshes in the area. This could cause direct mortality of red-legged frogs or removal of their habitat. This potential impact on the California red-legged frog is considered significant because. the Airport area, and to a lesser extent the Margarita area, are within the range of the species, suitable habitat is present, and the species has been recorded in the vicinity. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BIO-13.1. Avoid Potential Direct Mortality and Loss of California Red-Legged Frogs. # Prior to the initial site investigation and subsequent ground disturbing activities, a qualified biologist will instruct all project personnel in worker awareness training, including recognition of California red-legged frogs and their habitat. # A qualified biologist will conduct pre-construction surveys within the project area no earlier than 2 days before ground-disturbing activities. # No activities shall occur after October 15 or the onset of the rainy season, whichever occurs first, until May 1 except for during periods greater than 72 hours without precipitation. Activities can only resume after site inspection by a qualified biologist. The rainy season is defined as: a frontal system that results in depositing 0.25 inches or more of precipitation in one event. Findings of Fact and Statement of Overriding Considerations City of San Luis,Obispo for the Airport Area and Margarita Area Specific Plans and 19 October 2004 Related Facilities Master Plans 1 EXHITIT "A" # Vehicles to and from the project site will be confined to existing roadways to minimize disturbance of habitat. # Prior to movement of a backhoe in the project area, a qualified biologist will make sure the route is clear of California red-legged frogs. # If.a California red-legged frog is encountered during excavations, or any project activities, activities will cease until the frog is removed and relocated by an USFWS- approved biologist. Any incidental take will be reported to the USFWS immediately by telephone at(916) 414-6600. # If suitable wetland habitat is disturbed or removed, the project proponent will restore the suitable habitat back to its original value by covering bare areas with mulch and revegetating all cleared areas with wetland species that are currently found in the project area. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-14: Potential Direct Mortality of or Indirect Impacts on Vernal Pool Fairy Shrimp and California Tiger Salamanders Implementing the specific plans could result in the loss of, or disturbance to, vernal pool fairy shrimp and California tiger salamanders (if they occur in the planning area) if there are vernal pools or other suitable seasonal wetlands within 250 feet of project activities. Direct or indirect impacts on vernal pool fairy shrimp and tiger salamanders are considered significant because the species are listed under the federal ESA and a candidate for federal listing, respectively. Mitigation Implementation of the following mitigation measure would reduce this impact to a less-than-significant level. Mitigation Measure BI0-14.1. Compensate for Direct and Indirect Impacts on Vernal Pool and Seasonal Wetland Vernal Pool Fairy Shrimp and California.Tiger Salamander Habitat. If vernal pool fairy shrimp or tiger salamander habitat is present and cannot be avoided, the project proponent will compensate for direct and indirect effects on the habitat. The project proponent will conduct an onsite visit with USFWS and DFG to determine whether potential vernal pools or seasonal wetlands in the Airport and Margarita areas are suitable fairy shrimp and tiger salamander habitat. If there is no suitable fairy shrimp and tiger salamander habitat, no additional mitigation is needed. If there is suitable habitat, the project proponent can assume that it is occupied and mitigate the loss of habitat, or can retain a qualified biologist to conduct USFWS protocol-level surveys and determine presence or absence. These surveys typically require two seasons Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for die Airport Area and Margarita Area Specific Plans and 20 October 2004 Related Facilities Master Plans ( - 16 EXHITIT "A" of surveys during the winter-wet season; therefore, most project proponents assume presence and mitigate the loss of fairy shrimp and tiger salamander habitat. This compensation will be achieved by implementing the following measures, as described in the programmatic agreement between USFWS and the Corps: # Create suitable fairy shrimp habitat (i.e., vernal pools or other suitable seasonal wetlands) at a 1:1 ratio or other ratio approved by the USFWS. The habitat must be created at a location approved by USFWS. # Preserve suitable fairy shrimp habitat at a 2:1 ratio or other ratio approved by the USFWS. The habitat must be preserved at a location approved by USFWS. # Before construction starts, the project proponent will obtain authorization from USFWS to take listed fairy shrimp species that would be affected by the project. A biological opinion under the federal ESA may be needed from USFWS before construction begins. This is not intended to limit mitigation should USFWS and the Corps require a different approach. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-16: Potential Disturbance of Least Bell=s Vireos The least Bell=s vireo may breed in dense riparian vegetation in the Airport Area and Margarita Area Specific Plan areas, including the facilities master plan areas. This bird is a rare breeding species in San Luis Obispo County. Because the least Bell=s vireo habitat may be reduced, this impact is considered significant. Mitigation Mitigation Measure BIO-16.1. Conduct Protocol-Level Surveys for Least Bell=s Vireo. If the species or appropriate habitat is present, then the project proponent will implement Mitigation Measure BIO-16.2. Mitigation Measure BIO-16.2. Avoid Potential Direct Mortality and Loss of Least Bell=s Vireo. The project proponent will consult with USFWS and DFG and possibly conduct a site visit with these agencies to develop measures to avoid and minimize potential impacts on this species along the stream in the Airport and Margarita areas. If potential impacts on least. Bell=s vireos can be avoided, no additional mitigation is needed. If potential impacts on the least Bell=s vireo cannot be avoided, the project proponent will implement Mitigation Measure BIO-16.3. Mitigation Measure BI0-16.3. Develop and Implement a Least Bell=s Vireo Mitigation Plan. If potential impacts on the least Bell=s vireo cannot be avoided along the creeks in the Airport area in the planning area, the project proponent will prepare and Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specefic.Plans and 21 October 2004 Related Facilities Master Plans 1 - I ' EXHITIT "A" implement a mitigation plan and obtain the appropriate federal ESA permits, if necessary. The project proponent will consult with USFWS and DFG to determine whether additional mitigation is needed, and USFWS will assist the project proponent in determining whether incidental take authorization under the federal ESA is needed. The plan will need to include measures that would avoid and minimize impacts on the least Bell=s vireo and additional habitat creation, enhancement, and management in the planning area. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Impact BIO-17: Potential Direct Mortality of or Indirect Impacts on Southwestern Pond Turtle The southwestern pond turtle is known to occur in the tributaries of San Luis Obispo Creek, and it has been observed in riparian vegetation on the Tank Farm site (Entrix 1996). Pond turtles could occur in ponds in the Airport area; they could also nest in the grasslands there, especially at the Tank Farm. Implementing construction activities or projects in the Airport area could require removal or disturbance of riparian habitats, ponds, or grasslands, but a substantial amount of habitat would not be disturbed. This could cause short-.term impacts on pond turtles in the Airport area. Depending on the year and the season, eliminating the reach of Orcutt Creek, 'modifying Acacia Creek (including mitigation enhancements for loss at Orcutt Creek), and developing the sports fields and Prado Road extension could have adverse impacts on pond turtles. Therefore, these potential impacts on the southwestern pond turtle are considered significant. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure BIO-i7.1. . Avoid Potential Direct Mortality and Loss of Southwestern Pond Turtle. The project proponent will consult with USFWS and DFG and possibly conduct a site visit with these agencies to develop measures to avoid and minimize potential impacts on this species along the stream and wetlands (including ponds) in the Airport and Margarita areas. If potential impacts on the southwestern pond turtle can be avoided, no additional mitigation is needed. If potential impacts on the southwestern pond turtle cannot be avoided, the project proponent will implement Mitigation Measure BIO-17.2. Mitigation Measure BIO-17.2. Develop and Implement a Southwestern Pond Turtle Mitigation Plan. If potential impacts on the southwestern pond turtle cannot be avoided along the creeks in the Airport area and marsh and other wetlands in the planning area, the project proponent will prepare and implement a mitigation plan and obtain the appropriate federal ESA permits, if necessary. The project proponent will consult with USFWS and DFG to determine whether additional mitigation is needed, and USFWS and Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and22 October 2004 Related Facilities Master Plans 1 - fig O "D EXHITIT "A" the Corps will assist the project proponent in determining whether incidental take authorization under the federal ESA is needed. The plan will need to include measures that would avoid and minimize impacts on the southwestern pond turtle and additional habitat creation, enhancement, and management in the planning area. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Traffic and Circulation Impact T-1: Secondary Impacts of Road Improvements The improvements necessary to achieve vehicular flow at the intersections listed above could cause secondary impacts on pedestrians and bicyclists. To avoid significant pedestrian and bicycle impacts, development projects in the Airport and Margarita Specific Plan areas shall include pedestrian and bicycle facilities in the design of the intersection and roadway improvements. Pedestrian facilities shall include sidewalks along both sides of all newly constructed streets and reconstructed streets, crosswalks at new intersections and reconstructed intersections, and pedestrian signals at all new and reconstructed signalized intersections. Bicycle facilities shall include Class II bike lanes on all new and reconstructed streets per the San Luis Obispo Bicycle Transportation Plan and the Specific Plans. Bike lanes shall be included in the widening and extension of the following streets. # South Higuera Street (Tank Farm to Buckley) # Broad Street(Buckley to Tank Farm Road) # Prado Road (Broad Street to US 101 interchange) # Santa Fe Road (Buckley to Prado road extension) The road improvements in the Margarita and Airport Area Specific Plans will result in substantial widening of roadways and intersection approaches to accommodate vehicle traffic and maintain LOS D or better. Widening of streets and intersections can result in secondary significant impacts.on pedestrians and bicyclists by as crossing distance and introducing conflicts at intersections with multiple turning lanes unless designed properly. Mitigation Implementation of the following mitigation measures would reduce this impact to a less-than- significant level. Mitigation Measure T-1.1: Implement Design Features. The following design features should be implemented:. Findings of Fact and Statement of Overriding Considerations - City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 23 October 2004 Related Facilities Master Plans q 1 EXHITIT "A" # On approaches to intersections where exclusive right-turn lanes are recommended and Class II bikeways are proposed, the design of the intersection shall provide bike lanes (1.2 meters in width) for through travel along the left edge of the right-turn lane. # At intersection approaches where pedestrian crossing distance exceeds six travel lanes (22 meters), the intersection design shall include an Americans with Disabilities Act (ADA) compliant median refuge island (raised concrete) with pushbutton to activate the pedestrian signal. The minimum width of the median refuge shall be 1.2 meters if integral with a raised median along the entire length of the street, or 1.8 meters wide by 6 meters long if an isolated median refuge. Exceptions for this measure include locations where existing right-of-way constraints make it infeasible to widen the street for the refuge. # All signalized intersections shall be designed with pedestrian signal heads and pushbutton activation. # Intersections with exclusive right-tum lanes shall be designed to reduce the speed of right-turning vehicles and reduce the pedestrian crossing distance. The curb return radius should be 15 meters or less. Raised pedestrian refuges (porkchop islands) may be installed between exclusive right-turn lanes and through lanes on streets with crossings that exceed 22 meters, but the approach angle of the right turn shall be designed to minimize turning speed. Mitigation Measure T-1.2: Install New Signalized Intersection for Aero Drive and Broad Street. To mitigate significant effects on this intersection, a new signalized intersection shall be installed on Broad Street south of Aero Drive, as identified in the Airport Master Plan. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Air Quality Impact AIR-1: Short-Term Construction Emissions Buildout under the proposed project would involve the grading and construction of residential, commercial, industrial, and recreational structures throughout the project in the Airport Area, Margarita Area, and facilities master plan service areas. All phases of site preparation and building construction would produce construction emissions. The most emissions would be generated during the initial phases of site preparation when large areas of soil would be disturbed and many large construction vehicles would be in operation. Emissions occurring during this phase would consist primarily of particulates generated by soil disturbance and combustion emissions generated by construction vehicles. The rate of particulate generation is dependent upon soil moisture and silt content, wind speed, and relative activity level. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and October 2004 Related Facilities Master Plans 24 OV EXHITIT "A" The combustion emissions generated by construction vehicles and equipment may degrade local air quality and cause exceedances of the state nitrogen dioxide standard. In addition, emissions of ozone precursors (NO,, and ROG) would exacerbate existing high ozone levels in the County. The magnitude of combustion emissions is highly variable among construction sites because of the variability in the number of construction vehicles operating simultaneously. While the total acreage to be developed under buildout of the proposed project could be estimated, the phasing of individual development projects is not known. Consequently, the impact of construction emissions on regional or local air quality cannot be quantified with any accuracy. The construction emissions of each specific development project must be evaluated individually and cumulatively to determine the magnitude of impacts to regional and local air quality. This impact is considered significant Mitigation Implementation of the following mitigation measure would reduce the impact to a less- than-significant level. Mitigation Measure AIR-1.1. Implement Construction-Related Combustion Emissions Mitigation. NO,, emissions will be the controlling factor in determining the application of control strategies for construction-related, combustion-related emissions. Any project requiring grading of>1,950 cubic yards/day or>50,000 cubic yards within a 3-month period will need to apply Best Available Control Technology for construction equipment combustion controls. Projects requiring >1.25,000 cubic yards of grading in a 3-month period will need to apply CBACT plus offsets and/or other mitigation. Examples of CBACT can be found in the San Luis Obispo APCD CEQA Air Quality Handbook. If impacts are still significant after application of CBACT, the following additional measures shall be implemented as necessary: # use Caterpillar pre-chamber diesel engines (or equivalent), properly maintained and operated to reduce emissions of NO.; # use electrically powered equipment where feasible; # maintain equipment in tune per manufacturer's specifications, except as otherwise required above; # install catalytic converters on gasoline-powered equipment; # substitute gasoline-powered equipment for diesel-powered equipment, where feasible; # implement activity management techniques as described below; and Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 25 October 2004 Related Facilities Master Plans EXHITIT "A" # use compressed natural gas or propane-powered portable equipment (e.g., compressors, generators, etc.) onsite instead of diesel-powered equipment, where feasible. Mitigation Measure AIR-1.2. Implement Construction-Related Fugitive Dust (PM10) Mitigation Any project with a grading area greater than 1.6 hectares (4.0 acres) of continuously worked area will exceed the 2.5 ton PM10 quarterly threshold and will require the following mitigation measures where applicable. Proper implementation of these measures shall be assumed to achieve a 50% reduction in fugitive dust emissions. The use of soil binders on completed cut-and-fill areas has the potential to reduce fugitive dust emissions by 80%. # Reduce the amount of the disturbed area where possible. # Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site; increased watering frequency would be required whenever wind speeds exceed 15 miles per hour(mph); reclaimed(nonpotable) water should be used whenever possible. # Spray all dirt stockpile areas daily as needed. # Implement permanent dust control measures identified in the approved project revegetation and landscape plans as soon as possible following completion of any soil-disturbing activities. # Sow exposed ground areas that are planned to be reworked at dates occurring 1 month after initial grading with a quickly germinating native grass seed and water until vegetation is established. # Stabilize all disturbed soil areas that are not subject to revegetation using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD. # Complete paving of all roadways, driveways, sidewalks, etc. that are to be paved as soon as possible; lay building pads as soon as possible after grading unless seeding or soil binders are used. # Limit vehicle speeds for all construction vehicles to a maximum of 15 mph on any unpaved surface at the construction site. # Cover all trucks hauling dirt, sand, soil, or other loose materials or maintain at least 2 feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114; this measure has the potential to reduce PM10 emissions by 7B14%. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 26 October 2004 Related Facilities Master Plans EXHITIT "A" # Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site; this measure has the potential to reduce PM10 emissions by 40B70%. # Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads; water sweepers with reclaimed water should be used where feasible; this measure has the potential to reduce PM 10 emissions by 25B60%. All PM10 mitigation measures required should be shown on grading and building plans. In addition, the contractor or builder should designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of the structure. Mitigation Measure AIR-1.3. Implement Construction-Related Activity Management Techniques # Develop a comprehensive construction activity management plan designed to minimize the amount of large construction equipment operating during any given time period. # Schedule construction truck trips during non-peak hours to reduce peak hour emissions. # Limit the length of the construction work-day period, if necessary. # Phase construction activities, if appropriate. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation is feasible and has been adopted. Impact AIR-2: Long-Term Operation Emissions Long-term air quality impacts would result primarily from ongoing emissions generated by the operation of motor vehicles and by natural gas combustion and electricity consumption. The land uses proposed in the project would generate new vehicle trips in the air basin. Vehicle emissions were estimated using the ARB=s URBEMIS7G model. The increase in vehicle emissions associated with buildout of the project for each land use is presented in Table 3E-4 in the program EIR under transportation emissions. Development of the land uses in the project would increase the demand for electricity and natural gas for space and water heating. Electricity consumption would generate emissions from fuel combustion at powerplants. Natural Findings of Fact and Statement of Overriding Considerations City of San lais Obispo for the Airport Area and Margarita Area Specific Plans and October 2004 Related Facilities Master Plans 27 � rg3 EXHITIT "A" gas combustion would also generate emissions directly. Emissions were estimated using URBEMIS7G and are listed in Table 3E-4 of the program EIR under area sources. Consistency with the District=s CAP. As indicated in the APCD CEQA Air Quality Handbook, a consistency analysis is required in the environmental review for projects that involve a proposed project. The consistency analysis must evaluate the following questions: 1. Are the population projections used in the plan or project equal to or less than those used in the most recent CAP for the same area? 2. Is the rate of increase in vehicle trips and miles traveled less than or equal to the rate of population growth for the same area? 3. Have all applicable land use and transportation control measures from the CAP been included in the plan or project to the maximum extent feasible? Provided that the answer to all three of these questions is yes, the project is to be considered consistent with the CAP. If the answer to any one of the questions is no, then the emissions reductions projected in the CAP may not be achieved, which could delay or preclude attainment of the state ozone standard. This would be considered inconsistent with the CAP. The following paragraphs evaluate the proposed project based on the questions presented above. 1. Are the population projections used in the plan or project equal to or less than those used in the most recent CAP for the same area? The CAP includes population figures for incorporated and unincorporated areas of the County for 1990, as well as population projections up to year 2010. The CAP projects that the population of the San Luis Obispo area will be 49,228 in the year 2010. The proposed project uses the population projections in the San Luis Obispo General Plan and, according to the most recent plan, the population projection for the year 2010 is also 49,228. As such, the proposed project would be consistent with the population projections in the.CAP. 2. Is the rate of increase in vehicle trips and miles traveled less than or equal to the rate of population growth for the same area? Due mainly to the additional employment generated in the area (more than anticipated.by the 1994 Land Use and Circulation Elements update), VMT is expected to increase faster than population in the area. Over the anticipated buildout period for the area, a gradual shift to vehicles with lower emissions is expected to at least partially offset air quality impacts of increased VMT. However, rapid commercial and industrial development in the early years could exceed this compensating reduction. 3. Have all applicable land use and transportation control measures from the CAP been included in the plan or project to the maximum extent feasible? Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 2g October 2004 Related Facilities Master Plato .p W 1 . EXHITIT "A" Under the San Luis Obispo Area Plan, the goals for land use were to plan compact communities, provide for mixed land use, and balance jobs and housing. The proposed project incorporated these goals from the Area Plan, which was also identified in the CAP aim to reduce the number of VMT by local residents. For example, the Margarita Area Specific Plan would allow the development of a wide variety of land uses including Residential, Park, Neighborhood Commercial, Business Parks, and Elementary School. These land uses would provide residents with convenient access to employment, basic shopping, recreation, and education through both the locations of land uses and the design of circulation features. Based on these considerations, the proposed project would be consistent with the CAP and is not expected to further delay the attainment of state and federal air quality standards within the County. Therefore, this impact is considered to be less than significant. Mitigation Mitigation Measure AIR-2.1. Implement Growth-Phasing Schedule. The City will implement a growth-phasing schedule for the Airport area, to assure that nonresidential development in the urban area does not exceed the pace of residential development. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Noise No significant impacts associated with Noise were identified in the program EIR for the proposed project. Hazardous Materials Impact HAZ-1: Potential Construction-Related Exposure to Hazardous Materials Construction-related activities associated with specific projects in the Airport and Margarita areas and development of roadway/utility infrastructure associated with the facility master plans would involve the use of materials that could contaminate nearby soils and water resources in the project area (e.g., petroleum-based fuels and oils, solvents, .cement). Additionally, construction workers and other people could be exposed to dust or emissions containing these materials. Construction workers could also be exposed to organic pesticides, herbicides, and other hazardous materials during groundbreaking activities. Groundwater may also occur near the surface along buried infrastructure alignments. Trenches or tunnels may encounter groundwater, which may require dewatering for pipe Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and October 2004 Related Facilities Master Plans 29 EXHITIT "A" placement. Contaminated water encountered during construction-related activities may also require special handling and disposal procedures. While known and potential hazardous materials/waste sites have been identified in the Airport area, the potential also exists to expose construction workers to previously undiscovered hazardous materials/waste sites during development of the Margarita area. Because construction-related activities could substantially increase the use of hazardous materials and increase the risk of exposure to hazardous materials in the project area, this impact is considered significant. Mitigation Implementation of the following mitigation measures would reduce this impact to a less- than-significant level. Mitigation Measure HAZ-1.1. Implement a Construction-Related Hazardous Materials Management Plan. Before beginning construction activities, a project proponent will submit a hazardous materials management plan for construction activities that involve hazardous materials. The plan will discuss proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. The plan will also outline a specific protocol to identify health risks associated with the presence of chemical compounds in the soil and/or groundwater and identify specific protective measures to be followed by the workers entering the work area. If the presence of hazardous materials is suspected or encountered during construction-related activities, the project proponent will implement Mitigation Measure HAZ-1.2. Mitigation Measure HAZ-1.2. Conduct Phase I and Possibly Phase H Environmental Site Assessments to Determine Soil or Groundwater Contamination. The project proponent will complete a Phase I environmental site assessment for each proposed public facility (e.g., streets and buried infrastructure). If Phase I site assessments indicate a potential for soil and/or groundwater contamination within or adjacent to the road or utility alignments, a Phase II site assessment will be completed. The following Phase II environmental site assessments will be prepared specific to soil and/or.groundwater contamination. # Soil Contamination. For soil contamination, the Phase R site assessment will include soil sampling and analysis for anticipated contaminating substances. If soil contamination is exposed during construction, the San Luis Obispo Fire Department (SLOFD) will be notified and a workplan to characterize and possibly remove contaminated soil will be prepared, submitted, and approved. # Groundwater Contamination. For groundwater contamination, the Phase II assessment may include monitoring well installation, groundwater sampling, and analysis for anticipated contaminating substances. If groundwater contaminated by potentially hazardous materials is expected to be extracted during dewatering, the SLOFD and the Central Coast RWQCB will be notified. A contingency plan to Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and30 October 2004 Related Facilities Master Plans I -lap EXHITIT "A" dispose of contaminated groundwater will be developed in agreement with the SLOFD and Central Coast RWQCB before activities. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation is feasible and has been adopted. Impact HAZ-2: Potential Operations-Related Exposure to Hazardous Materials Implementation of the proposed project would include the development of manufacturing and business park land uses in the Airport area and the development of business park land uses in the Margarita area. Operations at the sites could involve the delivery, use, manufacture, and storage of various chemicals necessary to perform manufacturing and business park activities. Operations-related activities within both the Airport and Margarita areas could substantially increase the use of hazardous materials and increase the risk of exposure to hazardous materials in the project area. Development of the specific roadway and utility infrastructure improvements outlined in the facility master plans would not generate a substantial amount of operations- related hazardous materials. Because operations-related activities could substantially increase the. use of hazardous materials and increase the risk of exposure to hazardous materials in the project area, this impact is considered significant. Mitigation Implementation of the following mitigation measure would reduce this impact to a less- than-significant level. Mitigation Measure HAZ-2.1. Implement an Operations-Related Hazardous Materials Management Plan. The project proponent will ensure that a hazardous materials management plan for operations-related, activities is established and addresses the delivery, use, manufacture, and storage of various chemicals. The plan will identify the proper handling and disposal of materials used or produced onsite, such as petroleum products, concrete, and sanitary waste. In addition, the SLOFD will conduct routine fire and life-safety inspections to determine compliance with applicable. health and safety codes. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Findings of Fact and Statement of Overriding Considerations. - City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 31 October 2004 Related Facilities Master Plans I i EXHITIT "A" Impact HAZ-3: Short-Term Surface Water Quality Degradation from Accidental Release of Hazardous Materials during Construction-Related Activities Construction-related activities associated with specific projects in the Airport and Margarita areas and development of roadway/utility infrastructure associated with the facility master plans would require the installation of much buried infrastructure to support development. The proposed buried infrastructure may cross several drainages, and construction-related activities would involve the use of hazardous materials (e.g., oils, grease, lubricants) that could accidentally be released into local waterways. Water quality impacts would largely be determined by the duration and seasonality of construction-related activities. Specific areas of concern in the Airport area include San Luis Obispo Creek, Orcutt Creek, and Davenport Creek. Areas of concern in the Margarita area include Acacia Creek. Although construction-related activities occurring during the dry season would have less potential to flush hazardous materials into a stream or drainage, low summer flows are less able to dilute hazardous materials entering the water column. Because construction-related activities would substantially increase the use of hazardous materials and increase the risk of accidental release of hazardous materials into project-area drainages, this impact is considered significant. Mitigation Implementation of the following mitigation measure would reduce this impact to a less- than-significant level. Mitigation Measure HAZ-1.1. Implement a Construction-Related Hazardous Materials Management Plan. This mitigation measure is described above. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Public Services and Utilities No significant impacts associated with public services or utilities were identified in the program EIR for the proposed project. Cultural Resources Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 32 October 2004 Related Facilities Master Plans ^Z EXHITIT "A" Impact CR-1: Potential Damage to or Destruction of Known and/or Unknown Cultural Resources Different types of cultural resources throughout the planning areas could be affected by activities proposed within the Airport and Margarita areas and the related facility master plan areas. For example, archaeological sites are susceptible to damage during excavation. Generally, the scientific value of archaeological sites is in the information that can be extracted about past lifestyles. Any activity that moves, removes, or destroys aspects of a site will compromise that information. The historic built environment and historic landscape are also quite susceptible to impacts associated with activities proposed under the specific plans. For example, any activity that destroys or alters the physical makeup of structures or the setting in which they exist, including, but not limited to, the construction of new structures, will compromise the integrity of these resources. Previous cultural resource field surveys have identified a wooden barn in the Airport area and a cluster of four stone mortars in the Margarita area. Although individual projects have not been proposed, resources associated with these findings may be adversely affected by individual projects. Impacts on these cultural resources could result from ground disturbance associated with infrastructure development and construction of new structures, roads, and underground utilities. Implementation of the proposed project would entail reuse of the area for residential, service and manufacturing, commercial, office, public, open space, recreational, infrastructure, and underground utilities. Ground disturbance associated with infrastructure development and construction of new structures, access roads, and underground utilities could have an impact on known or unknown cultural resources; therefore, this impact is considered significant. Mitigation Implementation of the following mitigation measure would reduce this impact to a less- than-significant level. Mitigation Measure CR-1.1. Protect Known and/or Unknown Cultural Resources. The City will ensure that the project proponent implements the following measures before and during development of specific projects proposed under the Airport Area and Margarita Area Specific Plans and the related facility master plans. Specific measures include the following: # Conduct Surveys of Unsurveyed Areas. Before implementing project activities, pedestrian surveys will be conducted to locate and record cultural resources. # Evaluate Resources within the Project Areas. Resources in the planning areas that cannot be avoided will be evaluated. Additional research and test excavations, where appropriate, will be undertaken to determine whether the resource(s) meets CEQA or NRHP significance criteria. Impacts on significant resources that cannot be avoided Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the.Airport Area and Margarita Area Specific Plans and33 October 2004 Related Facilities Master Plans EXHITIT "A" will be mitigated in consultation with the lead agency for the project. Possible mitigation measures include: - a data recovery program consisting of archaeological excavation to retrieve the important data from archaeological sites; - development and implementation of public,interpretation plans for both prehistoric and historic sites; - preservation, rehabilitation, restoration, or reconstruction of historic structures according to the Secretary of Interior Standards for Treatment of Historic Properties; - construction of new structures in a manner consistent with the historic character of the region; and - treatment of historic landscapes according to the Secretary of Interior Standards for Treatment of Historic Landscapes. If the project involves a federal agency; and is therefore subject to a Memorandum of Agreement, the inventory, evaluation, and treatment processes will be coordinated with that federal agency to ensure that the work conducted will also comply with Section 106 of the NHPA. Finding: Mitigation Has Been Incorporated into the Project. The City finds that the mitigation measure is feasible and has been adopted. Cumulative Impacts Because of the program-level nature of the project, cumulative impacts are considered in each of the sections of Chapter 3 of the program EIR (and the project's significant impacts are discussed above for each resource topic listed). The project directly implements policies and plans adopted by the City, including the City General Plan. This EIR analysis uses the projection approach to cumulative impact analysis, supplemented by the policies contained in the proposed Airport Area Specific Plan and Margarita Area Specific Plan. The projection approach to cumulative impact analysis involves considering the project effects in light of the effects summarized in an adopted general plan or related planning document that is designed to evaluate regional or areawide conditions@ (State CEQA Guidelines, Section 15130[b][1][B].) The analysis is based on the assumption that the cumulative impacts analysis of the general plan EIR provides an appropriate and adequate base for analysis of future development and cumulative impacts associated with the proposed project. In certain instances, the Airport Area Specific Plan and Margarita Area Specific Plan propose changes to what is currently identified in the adopted general plan. Where there are conflicts between the adopted general plan and the proposed specific plans, policies are proposed in the form of mitigation to reduce cumulative impacts. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the AirportArea and Margarita Area Specific Plans and 34 October 2004 Related Facilities Master Plans 1 q i LO EXHITIT "A" Finding: Mitigation Has Been Incorporated into the Project. Except for the two impacts listed below, the.City finds that the mitigation measures proposed above are feasible and have been adopted to reduce the cumulative impacts. Finding: No Feasible Mitigation is Available. The City finds that no feasible mitigation is available for the following cumulative impacts and that these cumulative impacts are significant and unavoidable: Impact LU-5: Conversion of Prime Agricultural Land to Urban Uses Impact LU-6: Change in Views A statement of overriding consideration for these impacts is made in Section 6. Growth Inducement Impact: Increased Growth and Additional Secondary Growth-Related Impacts The project will result in the potential future development of the Airport and Margarita areas for residential, commercial, industrial, park, and open space uses. This includes the use of approximately 357.9 hectares (884.4 acres) for urban uses, including development of approximately 868 residential units for approximately 2,015 people. However, the project directly implements policies and plans adopted by the City, including the City General Plan. The growth-inducement analysis is based on the assumption that the growth-inducing impacts analysis of the City General Plan EIR provides an appropriate and adequate base for analysis of future development and growth-inducing impacts associated with the proposed project. landscape. The impact is considered significant and unavoidable. Mitigation Implementation of the adopted policies in the City=s general plan and mitigation measures in the General Plan EIR (aimed at reducing the secondary effects of growth), combined with implementation of the mitigation measures identified in Chapter 3 of the program EIR and the policies contained in the Airport Area Specific Plan and Margarita Area Specific Plan will reduce the secondary effects of growth associated with the proposed adoption of these specific plans and related facilities master plans. However, these impacts would not be reduced to less- than-significant levels. The project would have a significant and unavoidable growth-inducing impact. Short of denying the project, there is no feasible mitigation. Finding. No Feasible Mitigation is Available. The City finds that no feasible mitigation is available and that this impact is significant and unavoidable. A statement of overriding consideration for this impact is made in Section 6. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and35 October 2004 Related Facilities Master Plans I -91 EXHITIT "A" SECTION 5. FINDINGS FOR ALTERNATIVES TO THE PROPOSED PROJECT Introduction As identified in Section 4 of this document, the proposed project will cause the following significant and unavoidable environmental impacts to occur: ■ Impact LU-5: Conversion of Prime Agricultural Land to Urban Uses in the Airport and Margarita areas and the Storm Drain Master Plan area. ■ Impact LU-6: Change in Views from a settii-rural landscape to an urban landscape in the Airport and Margarita areas. ■ Growth Inducement: The project would have a significant and unavoidable growth- inducing impact. Because the proposed project will cause significant and unavoidable environmental impacts to occur as identified above, the City must consider the feasibility of any environmentally superior alternatives to the project, as proposed. The City must evaluate whether one or more of these alternatives could substantially lessen or avoid the unavoidable significant environmental effects. As such, the environmentally superiority and feasibility of each alternative to the project is considered in this section. Specifically, this section evaluates the effectiveness of these alternatives in reducing the significant and unavoidable impacts of the proposed project.. Description of the Alternatives The program EIR for the project evaluates the following four alternatives to the project. Alternative 1 Under Alternative 1, the southerly boundary of the Airport Area Specific Plan is moved northerly. The airport is excluded from the Plan area. Additionally, land to the south and west of the airport is excluded from the plan area. The total Airport Plan area is reduced by 140.3 hectares (346.6 acres). In addition to changes in the plan area boundary, the distribution of land uses within the plan area is modified as shown in Table 5-1 and Figure 24 of the program EIR and outlined below. The boundaries of the Margarita Area Specific Plan remain largely unchanged. However, the land uses within the plan area are modified as shown in Table 5-2 of the program EIR and shown below: # designation of the Airport Area for 3.1 hectares (7.6 acres) of Medium-Density Residential, 136.1 hectares (336.4 acres) of Services and Manufacturing, 20.8 hectares (51.4 acres) of Business Park, and 103.8 hectares (256.6 acres) of Recreation and Open Space for a total Airport Area of 263.8 hectares (652.0) acres; Findings of Fact and Statement of Overriding Considerations City of San Lads Obispo for the Airport Area and Margarita Area Specific Plans and October 2004 Related Facilities Master Plans 36 l -91 u EXHITIT "A" # designation of the Margarita Area for 71.1 hectares (175.6 acres) of Open Space, 10.9 hectares (26.9 acres) of parks, 40.4 hectares (99.8 acres) of Residential, 0.60 hectare (1.5 acres) of Neighborhood Commercial, 0.40 hectare (1.0 acre) of Special Use, 17.5 hectares (43.2 acres) of Business Park, and 27.7 hectares (68.4 acres) of Streets for a total Margarita Area of 168.6 hectares (416.4 acres); # extension of Prado Road to Madonna Road; # extension of Prado Road to Broad Street; # construction of a roadway connection between Los Osos Valley Road and Prado Road; and # extension of Buckley Road to South Higuera Street. Alternative 2 Under Alternative 2 the southerly boundary of the Airport Area Specific Plan is moved slightly south at the Airport to correspond to County Land Use designation boundaries. The airport is excluded from the Plan area. The total Airport Plan area is reduced by 39.0 hectares (96.3 acres). In addition to changes in the plan area boundary, the distribution of land uses within the plan area is modified as shown in Table 5-3 and Figure 2-5 of the program EIR and summarized below. No change is made to the land uses or boundaries of the Margarita Area Specific Plan. # designation of the Airport Area for 3.1 hectares (7.6 acres) of Medium-Density Residential, 204.0 hectares (504.2 acres) of Services and Manufacturing, 29.3 hectares (72.4 acres) of Business Park, 120.3 hectares (297.3 acres) of Recreation and Open Space, and 8.4 hectares (20.8 acres) for Agriculture and Open Space for a total Airport Area of 365.1 hectares (902.3 acres); # designation of the Margarita Area for 68.4 hectares (169.0 acres) of Open Space, 22.6 hectares (55.7 acres) of parks, 30:3 hectares (74.9 acres) of Residential, 0.9 hectare (2.1 acres) of Neighborhood Commercial, 0.40 hectare (1.0 acre)of Special Use, 27.9 hectares (68.8 acres) of Business Park, and 19 hectares (47 acres) of Streets fora total Margarita Area of 169.4 hectares (418.5 acres); # extension of Prado Road to Madonna Road; # extension of Prado Road (in the Margarita area) to Broad Street; # extension of Prado Road to Tank Farm Road; and Findings of Fact and Statement of Overriding Considerations City of San Lais Obispo for the Airport Area and Margarita Area Specific Plans and3.7 October 2004 Related Facilities Master Plans t � 93 - EXHITIT "A" # extension of Buckley Road to South Higuera Street. Alternative 3 Under Alternative 3, the southerly boundary of the Airport Area Specific Plan is moved south along the length of the southerly boundary to correspond to County Land Use designation boundaries. The airport is excluded from the Plan area. The total Airport Plan area is increased by 70.5 hectares (174.1 acres). In addition to changes in the plan area boundary, the distribution of land uses within the plan area is modified as shown in Table 5-4 and Figure 2-6 of the program EIR and summarized below. No change is made to the land uses or boundaries of the Margarita Area Specific Plan. # designation of the Airport Area for 3.1 hectares (7.6 acres) of Medium-Density Residential, 140:5 hectares (347.2 acres) of Services and Manufacturing, 132.0 hectares (326.1 acres) of Business Park, 117.6 hectares (290.6 acres) of Recreation and Open Space, and 81.4 hectares (201.2 acres) for Agriculture and Open Space for a total Airport Area of 474.6 hectares (1,172.7 acres); # designation of the Margarita Area for 68.4 hectares (169.0 acres) of Open Space, 22.6 hectares (55.7 acres) of parks, 30.3 hectares (74.9 acres) of Residential, 0.9 hectare (2.1 acres) of Neighborhood Commercial, 0.40 hectare (1.0 acre) of Special Use, 27.9 hectares (68.8 acres) of Business Park, and 19 hectares (47 acres) of Streets for a total Margarita Area of 169.4 hectares (418.5 acres) # extension of Prado Road to Madonna Road; # extension of Prado Road (in the Margarita area) to Broad Street; # construction of a roadway connection between Los Osos Valley Road and Prado Road; # extension of Los Osos Valley Road from South Higuera Street to Broad Street; and # extension of Buckley Road to South Higuera Street. Alternative 4: No-Project As required by CEQA, this EIR evaluates the environmental consequences of not proceeding with the project. Under this alternative, no specific plans or facility plans are adopted for the Airport and Margarita Areas. The City General Plan would not allow urban development within the Airport and Margarita Areas until adoption of specific plans. As such, no further subdivision or urban development would be expected within the specific plan areas. Findings.of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 38 October 2004 Related Facilities Master Plans q t �� 1 I EXHITIT "A" The No-Project Alternative would not accomplish the City=s fundamental goal of implementing the General Plan. The City evaluated the concept of not developing the Airport and Margarita Areas for urban uses during the General Plan and General Plan EIR processes and consideration of no further development is considered to be adequately addressed within these documents. Effectiveness of Alternatives in Avoiding Project Impacts This section evaluates the effectiveness of the alternatives in reducing the significant and unavoidable impacts of the proposed project. Impact LU-5: Conversion of Prime Agricultural Land to Urban Uses Although Alternative 1 would result in fewer total acres of land converted, none of the reduced acreage is prime farmland. Therefore, the impact would remain significant and unavoidable under Alternative 1. Alternatives 2, 3, and the No-Project Alternative would avoid the conversion of prime farmland. Therefore, under Alternatives 2, 3, and 4, the significant unavoidable impact of conversion of prime farmland could be avoided. However, Alternatives 2 and 3 are not consistent with the City's current urban reserve and greenbelt and Alternative 3 is not consistent with current water, wastewater, and stormwater collection and distribution plans. Furthermore, Alternative 4 would not comply with the City or County's general plan. Impact LU-6: Change in Views Alternatives 1, 2, and 3 would result in the same significant unavoidable changes in views from a semi-rural landscape to an urban landscape in the Airport and Margarita areas as the proposed project; development would still occur under these alternatives as under the project. Under the No-Project Alternative, the General Plan would not allow urban development within the Airport and Margarita Areas until adoption of specific plans. As such, no further subdivision or urban development would be expected within the specific plan areas. Implementation of this alternative would, therefore, eliminate this significant unavoidable impact. However,.Alternative 4 would not comply with the City or County's general plan. Impact: Increased Growth and Additional Secondary Growth-Related Impacts With the exception of the No-Project Alternative, the alternatives to the project would result in essentially the same significant unavoidable growth inducement impacts associated with the proposed project. Under the No-Project Alternative, the General Plan would not allow urban development within the Airport and Margarita Areas until adoption of specific plans. As such, no further subdivision or urban development would be expected_ within_ the specific plan areas. Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 39 October 2004 Related Facilities Master Plans I - gs EXHITIT "A" Implementation of this alternative would, therefore, eliminate this significant unavoidable impact. However, Alternative 4 would not comply with the City or County's general plan. Environmentally Superior Alternative and Feasibility of Project Alternatives As described above, Alternatives 2, 3, and 4 (No-Project Alternative) would avoid the significant unavoidable prime farmland conversion impact of the proposed project and Alternative 4 would avoid all three significant unavoidable impacts caused by the project. As such, this section determines whether Alternatives, 2, 3, or 4 are environmentally superior to the proposed project, and if so, whether they are feasible. Finding: The Proposed Project is Environmentally Superior to Alternative 2 Alternative 2 would avoid the significant unavoidable prime farmland conversion impact of the proposed project but would not substantially lessen the other environmental impacts of the project. Moreover, this alternative would result in additional significant and unavoidable impacts associated with expansion beyond its current urban reserve,would not maintain an open space greenbelt around the City, and would result in unacceptable levels of service at the Prado Road/South Higuera Street intersection. Therefore, this alternative is not environmentally superior to the project and the City need not make a feasibility determination of the alternative. Finding: The Proposed Project is Environmentally Superior to Alternative 3 Similar to Alternative 2, Alternative 3 would avoid the significant unavoidable prime farmland conversion impact of the proposed project. However, as described above for Alternative 2, this alternative would result in additional significant and unavoidable impacts associated with expansion beyond its current urban reserve, would not maintain an open space greenbelt around the City, and would result in unacceptable levels of service at the Prado Road/South Higuera Street intersection, the Tank Farm Road/Broad Street intersection, and the Los Osos Valley Road/US 101 northbound ramps. Therefore, this alternative is not environmentally superior to the project and the City need not make a feasibility determination of the alternative. Finding: Infeasible to Adopt No-Project Alternative (Alternative 4) The No-Project Alternative is the only alternative that could avoid all of the significant unavoidable impacts of the project and would not introduce new significant and unavoidable impacts. However, the No-Project Alternative does not comply with the designated land uses for the project area of either the City of County. The No-Project Alternative would not accomplish the City's fundamental goal of implementing the General Plan: Moreover, the No-Project Alternative fails to meet the City's basic objectives for the project, and thus is infeasible as a means in of satisfying those objectives. The City, therefore, finds this alternative to be infeasible to implement. Findings of Fact and Statertent of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 40 October 2004 Related Facilities Master Plans ► -9c� EXIIITIT "A" SECTION 6. STATEMENT OF OVERRIDING CONSIDERATIONS Introduction The program El for the project identifies the following significant and unavoidable impacts of the project: ■ Impact LU-5: Conversion of Prime Agricultural Land to Urban Uses • Impact LU-6: Change in Views ■ Growth Inducement: The project would have a significant and unavoidable growth- inducing impact. For projects which would result in significant environmental impacts that cannot be avoided, CEQA requires that the lead agency balance the benefits of these projects against the unavoidable environmental risks in determining whether to approve the projects. If the benefits of these projects outweigh the unavoidable impacts, those impacts may be considered acceptable (CEQA Guidelines Section 15093[a]). CEQA requires that, before adopting such projects, the public agency adopt a.Statement of Overriding Considerations setting forth the reasons why the agency finds that the benefits of the project outweigh the significant environmental effects caused by the project. This statement is provided below.. Required Findings The City has incorporated all feasible mitigation measures into the project. Although these measures will significantly lessen the unavoidable impacts listed above, the measures will not fully avoid these impacts. The City has also examined a reasonable range of alternatives to the project.. Based on this assessment, the City has determined that none of these alternatives is environmentally superior or more feasible than the project. Alternative 1 would result in essentially the same impacts.as the project. Alternatives 2 and 3 would avoid the significant unavoidable prime farmland conversion impact of the project. However, Alternatives 2 and 3 would result in additional significant and unavoidable impacts on land use and traffic that can be avoided by implementing the project. Alternative 4 (No-Project Alternative) would avoid many of the significant impacts of the project, but is not considered feasible. In preparing this statement of Overriding Considerations, the City has balanced the benefits of the proposed project against its unavoidable environmental risks. For the reasons Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 41 October 2004 Related Facilities Master Plans EXHITIT "A" specified below, the City finds that the following considerations,outweigh the proposed project's unavoidable environmental risks: ■ Provision of new jobs: The project would involve the construction of approximately 868 residential units for and create new construction and permanent jobs in the project area. These new jobs would be a benefit to the local economy. ■ Provision of additional housing: The project would involve the construction of approximately 868 residential units for approximately 2,015 people in an area currently in need of additional housing, These new homes would provide housing to existing and future employees in the region. • Provision of adequate public facilities for the region: The master facilities plans for the project will ensure that there are no shortfalls for water supply and distribution facilities, stormdrain, and wastewater facilities. ■ Creation of open space protection: Implementation of the project would result in the creation of open space protection, conservation, and restoration policies and the designation of 494 acres of open space and recreation in the project area. The land use designation, together with the policies, will ensure that areas in the vicinity of the City are reserved for future residents' recreational use and aesthetic benefits. Accordingly, the City finds that the project's adverse, unavoidable environmental impacts are. outweighed by these considerable benefits. Dated: October 12,'2004 Dave Romero Mayor, City of San Luis Obispo Findings of Fact and Statement of Overriding Considerations City of San Luis Obispo for the Airport Area and Margarita Area Specific Plans and 42 October 2004 Related Facilities Master Plans I -G'l - Exhibit "B° Mitigation Monitoring Plan The City of San Luis Obispo, as the lead agency under the California Environmental Quality Act(CEQA), has developed a mitigation monitoring plan (MMP) for the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans project. This MMP is designed to ensure that the mitigation measures identified in the program environmental impact report(EIR) for the project, and identified as the City's responsibility in the City's CEQA findings (State CEQA Guidelines, Section 15091[a][11), are implemented. Table 1 represents the MMP. For each mitigation measure,Table 1 identifies: ■ the mitigation measure, ■ the funding source ■ the implementing party, ■ the monitoring agency, and ■ the timing of implementation. The MMP is limited to those measures that the City of San Luis Obispo is responsible for implementing. Mitigation Monitoring Plan October 2004 Airport Area and Margarita Area Specific Plans and /1 Related Facilities Master Plans I City of San Luis Obispo �'� Exhibit "B" Acronyms and Abbreviations ADA Americans with Disabilities Act APCD Air Pollution Control District Caltrans California Department of Transportation CBACT best available control technology for construction equipment CCR California Code of Regulations CEQA California Environmental Quality Act City General Plan City of San Luis Obispo General Plan Corps U.S. Army Corps of Engineers County San Luis Obispo County CVC California Vehicle Code DFG California Department of Fish and Game DTSC Department of Toxic Substances Control EIR environmental impact report ESA Endangered Species Act mph miles per hour NO, oxides of nitrogen PM 10 particulate matter smaller than 10 microns in diameter RWQCB Regional Water Quality Control Board SLOFD San Luis Obispo Fire Department USFWS U.S. Fish and Wildlife Service Mitigation Monitoring Plan June 2004 Airport Area and Margarita Area Specific Plans and 2 Related Facilities Master Plans I - [Ofl Exhibit 1111 LO r ° T > c ry Eeu = - IIg g C. ocC O o oQ m a"^ I 40a� �0c 3'oi cz .^>a -0Q = E O y ' to c c ti c cz ea I a an 1-1) o W W y - = o c o a o a p y a cz V7 k. 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C C O ow O U > N 7 N O f-' 'y O ���.I1 '� U c� •C Lam, N y iC rUi� sU., C U C c'�j N U y h C u &n N O V G E .^ O' N Fr �+ •N ° E � � > e y cUa � fl o y ° ° •°= E N c° h g h G ° 0 7° ° •° � C O •� O d v. ti `� 'fl U O V] O ° t d U O O C .C. y "O 'r i .b CC U c C cv ^: b ,� c b N w �" .D b i O T L oA p. W ❑ U 4 O v`n, ;; •� cce N d U U �' O v1 of 'D L p .� ti b > U •C c •„�,, •� U p w c m < N � C7 `� ° O� =; FU w 3 � Q � w o ocn v'» v4° Eb � ° ° M O •y 'C7 vi cy vj M ■ a a Q U '� .�. N .0 '_' ■ ■. ■ ■ a ' c0 p p N cci O.,'b C e7 ~ U U f - lob' Exhibit "B" L 0 LO >_ o1 r_ a ` > > `o w F CC ao•v cs m o a Q AU .c10 oO c c � � y E U C U 4 T O O O Eto r_ c C C D 4] N q c=1 X ; r U N O •� 3 C > N =00c O ° >1 3 M O O i u cczto n ao c °a c fl ° 3 �°c h c U U LIZ O o 0 cu co �°' ° n o E E c Oi ? L s c ?: -• N DO= C4 O L N �"' c n cr WOC w a� C� o w oc x e7t y _ wh00 vN D❑c °L' °N >, ma 44 'D4 C 4 to y to m c .D > `n vO o o Z a� u Y 4 > ; °� R va 00 E v c p p c T7 0 . cEL cl o c s o +' i o c `o .. LO •G = y 'fl OL w U U ti ❑ p. r.— .9 O G roro L y ca p,,yo w Oc � a, U c s =O .+ w 0 .0 .�.. w LO .O Y O N = N L > •= C .� >, cw9 C O U ;n .00 N 'w0 U E a O 3 3 N v a) O 7 4 C� b y n C O 4 •j •N C O C ° w C N S O C U O U i eo .. w s c v .?'; to ° _ a� p cz M t3 ° O ` fl avi •= ami c`a y $ O ami E as G O cos .� y o s N = 4•° a > o owoq o .? a>i3 = E o = = v� v� � 5 E o ° = 0 ca 4 = d - 'c U 3 = p 9 U 'Q' w N .G O Q ca .. C/1 N m 'O �• .. o U 3 o E o 3 a c s Q c Z 3 s c E > E r E03 � ri e* ao ■ O o ■ ■ ■ ■ ■ ■ ■ O w Ld. o Exhibit T" LO 0 CD oa >1 > (LC 7 0 > 7 •E o v • ; o ti •- I � o y C cCC R ! c09 T C v O a O C y >,.� •y V >l. N V T ^ O .0 LL Cn Q aU .aO G � U -a0 COU c V � E c u c u c o 00 x '00 1 aw u u C N C U C j U C U O O O c 0 0 O O 0 0 1 w i T3 C C O C 'C �' cOE 7 :d ,b LL w w •V ,0 > p m b = Q 0yc3L �a _° cdm '0 T of .c ayu C ° cl O E bD y R CC M 4- .? ' > E o°�0 3 U F o > t°, a°i a°i w^ CA •Cv 6b�D ia y GL p cC � cCa n� O C O O O O E Cn w W) .0 CL o •t; ._ CS ._ rr. y C L 'w. C/1 m a) i.. b E t 3 c y •_ p 0 40 sa° , � w °o >,vi o0 3 'o U) b m3 � oo 0 .E e w •v E '9 •v C3i. 1 a°i "v � R aCi i o cQ E N H � � a o c aci > cib os 3 4 o I � u0, e � � mo ° oLoa � w_,°'- � 3y .o3 ? n >, o, � L u h �. rn T n .0 Q� .n.1 \J p Q� bn �..� d•�� •� '� y. �. 0 v o c 0 o = a'�i y •L Cw o °o • ° a D u v a y as C .o C v1 co Ea ° E ° o e ° s ❑ � .o G E h o � .= .E ❑ ut s 3 E 's. a •'; U o •o _ .� o h s tC '0. 0 "° I �.l uCL ° E o ° y c • c o � o a m b o p C, n e o . Qai C C w s C N c o y A ti y o L w a O R C u0i 0 OA y 'C .~00 H .O .� C p 0 4 C U O 4] L i cu 'D 'O 0..O a 0. �' a s >' ° t N a -0 f 5 a L a0 Fr a C p c � mCd a.?; .ct ° � oEEc � � ° h3 o Qo D b � � C r � > c U a' vrz 10 0 > y 3 i > " C ^ p y i y wo GL •°;Gt, .c U c O n C40 C40) m •= o ea .: b o: c c ma � .. :� ._ a) = o a of ~ tip x .0 s o E o n..c s F cas Ca cz CC c 3 i t - fD (� Exhibit "B" LO T O j t9 j e a > o = _ > o = > o > > > p F i m m y cOs W a`o z1 cUs 0.1 a`p v m i 041 C c cC c ! rca C-3 ca V] l%1 y V7 •p U O w. O �.. O 4. O w o a o o a � o .10 � o � u -jo ujo u c Y C c c c d v v ! U c U c U c U 0 0 0 0 0 E d C c G c d n. i i i i O U O U O U 0 0 0 0 0 0 0 0 0 CA ca U a> c .0 .3 _ y •C U 6� R �;. Y Vj C O Y a.c � � a� s -' cc � 'c .aT.� N °� a"i a � � R3v •�ao � ;; c - c cuE- oo 'c = p� o � E c r 3 0 os .� 'aU) 3 `° arr cY o L a .. a C4 y _c O g .� :, w � oA c o ni c a ao 3 ca a°'i .E � s � c c 'E 0aoc o 0o ao ° ani ° t E °_' .. r C. o s F y c b c c oZn Y .. r 3 cu cu .o a " = E ; 3 � y 3 cz rz CU a�occ; .Irl aciaa'i � E � � > � � ° °' o .Eo � t: E `° 7 Ca r- a? EZ p �_ ao i oC ops � �' F � •= oa a °' c c cz c c p o c o Q E e=c `�. m y = C C c=a c 3 Ccz w 3 y c .— Cw e � c 0ca a d p y d as C7 •'; L E r Z LL Q b -' = 3 LC. v =° o r .E LL ° .D a+ .fl 4n E O ° w C U d C = 0. U y O C = E a� „ o c m n �w E a°i 0 = o f n o a � .4 as 3 c a B v _ _ 00 _ c > j n ° c aEiwj «��'3 > c oc t c uc3 O o y O E C I aYUi w 4n y 4, I .. .D v' •C O. O a y 0 bq.0 C 3 C 4. 'm p �• l .a $ o r3 � c or I o y g � cl � a3 � c:� 7E �c mote :4 .� a �� _ cz � I � o � °° " °� •o aaEi � YsE �' a Q c c ' N ° ca L 3 oA h O. C y y 'C tY" � O •i. i CL ... c� O LL O c`� A = a) 'c� y m 'D d = O rNii '�O O 'D O p ca a N ca i E oo y t W c y v aq E ° a� " o a°'i _ :9 .. ° c h u ' y C D ami _ _ a� _ a `4 c a=i aci c y a E °> E R C o y o C o a� moa C > ea c = e° � s o a - Roc • s aQ .E c u r o j o 0 42 D 3 c .. v G• 3 C o CL y C a i 3 y W) y O A C PC p ° .+ N O .+ C y •,'W N E ++ C c :? E o o.= y °Y.°� " ° °' °1.'.� a C O L y •+ y U = O N N U .=- i L > U W b C .-.. i d L7 O. .7- U __ E m an .N ° ? c d to n � ca' c=iO A .� y o s w a .E = c C epi '� a' ° a `° F C o �y 3 Q E _ r O U N ! O O. O 'E W to 4� C1 n cL-' f- L d E E `" O ° s u .� O ., p O > O >a O •, »° _ ,v, Lt 0.1 C a E a E 3 c -> O i 1 Exhibit "B" LO m OO C m 4 $ ya4U ° = ° m K al CL O C N n U U no c y >, > C c � •" .a o .r 17 ¢ '1O UU oq c .0 E c cy 7E.r o O m Ea c u rz y y C U O C y O O ti n o C . 1 y c U GL dw m m D _ a) L 3ti c F U c>e X c5- 3 E ami -cc C t-. a) U pp d v h y IS rz SJ p O bo O C eCe E .D N 'b ayUi p ;' c coo U .y 3 ° c a� w r.r. U o ti co S. U E CW L n c 3 s D cis N s t •3 bA— d •= a) O y �+ a) y n •> N a) "" •� c0 04 o c y z _ E E o U c j .y c o .N : 0 3 ro •C c ° n E _ •a M E -0 aa) ° a� U U CUi E aci U vp t ^D X a) N y y C '� v U O 3 s •II lQ,,, C W a) o . b o U ° >0 U c U y Y i a) cu y y ca .n CJ t y � '.' V w V ° 0 C a) L L d•G ..C. N u U L 'C y y U U y cu v d 00 3 .� E o E E h a) °' '° $_ ° Q . 00 Loo E ❑ N L¢ L t C •� 7 > > y aL+ L r L ❑ U a aoi a !> > E ? L ° aX' 'g N E ` `� ° c 7 U y y •� � ;d 'b Lz E ¢ U .-. U O C C > •' 7 7 'O C L •��', U y 0 t�/� wJ L a> VI r 0 c c E d i 3 c sy .° C i U O N a) y C ;� ..+ L w W I c7 ,+„ •++ w C 0 � 6i h � •C c=ys d n' E � r aj = — 7 ° � w0 bCAC N O " U to o U E m E L co =_ U ea L co -� oo . y L U c v I c Cl r ' 0 AI.U. 'M' d on co ■ ■ ■ e N oq y s a> Exhibit "B° LO o°i o o cm rz c y U d .0 .L+ � •` y � •= v � OOQ to c i y c ! c a� 'o o i •o 0 i I c c m � v c N U C E U C U O O C 7 •U' 4 i •-UiR [i U) a` c ci n I ew_ � :C •a .ti+ O 'O O O X C i N ¢ O C y 3 . N ° s o c o E o c c c 3 '3 N 'o ca •o s aci c >, ° aci aci �D o � 0 aao�j � �v i x c " E = > a e y cs a c ° ° c o h v p cr .. c o0 E C O y a> 0 3 w w 3 2 E > v 7 O C a d v .3 •° w oc'Eve is °' n �" a ° ° iGLFJ10 ° E' Q Ea >+ � cL U o ° 'i y U wo v o !� Q N w °' ° h o 'fl = E o CD c Y 0 0 o c Q w s m «. ❑ E G7r U _ i• .� O C N d o ?� 0 `(D 3 C o v a wR E I s A� a4. hNOu c 7 7 Ao ° ° s r- 00 oo E .0ani o Cog? � � aa ° me vc .. M > a E v, eu cmc aow a ° c .y ao ooai � ., mv? 3v a c�c s L 0 Q v ca c E E ami cj E aoi > ro w Z ; m e aNi m 'y N � y � � Q •�•� � y '� � � � � C L O � � �' b � L � Q� p 3 0 a c,0. I Q o`n G y ° so mrz ayU ° ca a� a00 U � c° �A ac ° ayi h aUi v '� h a aUi Et ' Es K E � >1 cj v c 13to °- � z 5 u c. E - to LO Exhibit "B" 0 0 m F on c C T O U •E c O � Q 6p c .c E � T E � .. 0. tp c d b u. v� ° u Q c e 0 7 c c ° � a a ° s o bs a o c •- sc •o .. y0. 3 � y tj 0 N � $ on � � o c (D c ° o to a o a� > L s c s u . of � y co � " �- Eos `d `o ❑ m CU 0. y 0 U ycC N •L7 U .N .> v ° E .� y 0 V c T - c at N ' v a ` 3 s C o. E " y s c E d b c ° c — s �. -� O b y y i :d N OO .D O 7p y U L y s w cs S y 3R cy •°C a ai o nc 3 y s . , - -,=•v Q ° -" v .0i n > O sL 04 'a oo aci aci °o > oq.ti o o .o ami U aci •� C3 y $aEi � 0 o^� y EU � a� a��i0I M � s _ ca y , ° 3m :n to S OIJ b °' = 3 m b n co ay`i o z 'c E o ,a y y t ae U c y y a� y00 y ❑ m p ° U d E y w a-� .a 'y' 3 ° H •� D •= o a JD .0 o c D o 0 3 °°' o c 3 a°i 'Ow o CU O D c3 y y 0 0 c O C y .�4 C bA 7 d4•—tko p, ° Ga N m U N L h E L end ° v > v � E e � e`o ao h E a¢i .e ° a � Yw c D M vo v 2m ° v acd � fl .ca� o4) = m ., oyVim ° U E C U w 0 O 'p d .0 .-. y y N 4' C •C aai (U 00 rA U h � sm a Eo> ° mac co0 .o UE ° aoa y3 � 3o^s X03 v) a3 0 ca Exhibit III LO ° = i O V C S O W I c r O C �••yUy � C Ln cm cc ,C C N C N N I •C 2 d 7 COiV„ c=j I j O F D u D ._ oQa (, V I C c c c c m m c ° o o o n o a c to ¢ U .'jO U .'aO U .jO to c c 0 o a = uCnn u i = 0 a y' to _ = U V O O O ( V c C7 •Vi 0. �.� 1 •Vi 0. O O O O ( ce L a L '••� y QS 4i o ro R c .°q on c=d C •_. N .J O O „�L„ u0i .'�_•' N = ` > s y — ,o c +°- 3 � c aui = •v � '�' E ° � = ami c •v a� E s ° a .D ° ° oA O O L = w y h 0 E C c h e m o a°� c c u E oca 3 3 aci s o h 'fl ayi O 'O O C Q C U C O d 'O N +•' r 7 •Oia Qq '_ •� C o v o a V 'n s cl o :: 3 u ? CA ea v0 > c°s � 80 o $ a c E • a� r u > E F, o c dcd rz 0 'u .mac+ o u " � F u c 7 0 0 ti N y, ° r�ii L = p L cC 5 G_".L.. i to N .r E t H 'E h a� s 0 C O w c O •C ti cC w > ca .0 •: F 'C .E O w O Zj u O p c. Q y •" lV d C S u R o a s U M . 'u o c 5 u 0. = C F; E Z o a-Ei a°i Z c c CD O c a� L U aC, u s O y Q O o a e, L R a, - c V O L by 4 y G O U N C E `"" ° h O 'C -y V C c9 V 0p F Q"� 0J a N E = O O y ooy o a ° 4 0. o a o ° yc V ; ca = ° •= �y° o•o 8 4 � •o O V O 0. ,E S L N CI y y ; c O CC .V O = L U cJ U s E ti pw ., � c > s E cs : .. sv c = owd ° E V *= `D CD .0 cs o cov � ii GE 'ao v� c� :� 4 � ;rhQ • ?" U •0F00 U ° 04 m o @ocl x ; � L � ~ ¢ = voEc.v d Idao zw I � l - 1I � EXhdbit "B" T .H O N T CD C a E E- ao c_ � T O U C O N Q DD C C N E � A E C ao c d � o GL � y p — •C � cC 0 C co L yup ° c 3o .� a y ca to 0 3 o ee y cci c ._ cu 0 a t8 w d o = U U O pp mo O w N ti •C U �• O U CCL !' C •p u G C C E O > N �N+ N ��"' N cyJ 'i+ y U V �d .�C. '> >.. j bA �+ y > " U d O O y. •� C 7 44: N y 3 `� O C ai .y d o.. O N to G, 3 > s a y cd p .° ,u a o ao o Q N 2 � M c o b E c ca u CZ o c c c �� o c o � c � � � a 0 U h w on o ao u y u o ti a.. E D .. > � .0 c � ate '^ = ai 0 4. ti � ° `oarz :co3 cu cc U � � = oro oB oo c IF .: v ao uc ua Uti uM Z b co = v u n o y ❑ o c a� r a tj b E u o > a o °? n u ❑ CIOi ,� L b E a' .o L D 0. o u t a°i . n a y •tu to E o '> •E '� .� s '� w0 O o O a� c O �., s .O a� •C aUw t c •> y Q"•p U y •C E p a N u r 0: O 0 0 .o v= aci b e c>i c E ti o u F w U u o € c Cl c o f o .> a°'i 0 8 s Z a' > aUi 2 u 'v c° N0 = N cu -+ ao ° an �• ° 3 u :° eon '� ;° D F" �_ E R 0 N .N vi N .0 N 'b 'C N cC .0 ' N •C P. :: '7 .� > ^� N •p E O 0 3 E C '3 to 3 .: y c a�-4 nu W t� c F" ,� oo y a`i Z Z D °- Z 'E aci e Z aci •E o m 'C 0 y .. " •� -%p Ca m >,.y >>.° > = > ° Z o Z >, Z c c oo u _ ti x u a� E C �, ao�n o �+ •� tC yE 'O y' Rt c'a N Z M C C O •� N O •O• c2 O � bA' O O rn C bA O '-'.•� ,L � -O � c c � 3 u •� � C c .. .. c� a3 � C .v >> 7w, 'C 'D O .y+ 0 OC 7D h u y G. y V •� C C O r+ nx. aVi "" C .O O -. eC '7 N N C u :'Y L O •" t0.. 'O t0. 'p t OC o U w as u U a� c U y c u U a .0 U ca o E � 0, Q 3 0. c 0. c U u d m R .N o c - < < a Lo Exhibit O c r ° o0 d cz a 0o y ° a v 'v � • a EN - Fr o cl a`o TJ n ao c c c cs Cs 2Q 004 EU -jo U .10 c=sUUW DD C .0 U U C C _ O O O Ea �. c � a c c c d c •� c U V O V O GL. cn W a R. a y •O L C �'. 'b C .> •N G� L •N 3 vi O L cd U 4r p O a LL _ N 3 C O +' 'T� N a C N -' 3 = c c c c cJ O ca a C) ^ s > a s ens L y R oA °' a g E ti a ° U > r > .. o a a� RFs a = cc. c . E -, ys .. •N a a� � > > � � •v E a� � g; m c ca a� o s G •Dp > L C VC1 O N y 4.. 4 '�' = O •—'. 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OU 'C CCd U C O y C y 0 T O V U y C) y U d W cn v ca.r. N C O _ � 'v •r° 0 2 = � e � �v s U y N w ti p A op y�.� 0 w R M _ cu a� L C3W. y U p S -0o N o C y M C a 2 0 > o e O U 0 0 O y OUO 0. L 7 cu CC p U 'G 0 0 C � � C awUi N C Z C v v w o tU U O u y �+ •� bA N O U s > v o L O r p W •� CD ccl r C l ' 4 XHHMT C L 1.` UJ � a LL O E am j w otoa CL as �D. ® � 0 0 v/ 0 N y d Q W i JC. W z m � E wnCD Q p 0 Q ' — cn Z E Q Q 0 oc Q Q A _�WAWiA� Current General Plan Land Use Elemen its 2w. All.'• ;•�• 1 — , ,rr� r• s ii...rn.ii - ... - ft RAFi 1110 .......\. i III I►� i .- NOINEE 9 -2 I711W 11111111111111111111!11 ii 11, 1/ - Attachment 3 ORDINANCE NO. (2004 Series) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE OFFICIAL ZONING MAP AND THE ZONING REGULATIONS TO IMPLEMENT THE MARGARITA AREA SPECIFIC PLAN (ER/SPGP/R 73-00) WHEREAS, the City General Plan (Land Use Policy LU 2.3 and LU 2.3.1) requires the preparation of a specific plan for the Margarita Area prior to annexation and further development, and sets specific requirements for information to be included the Plan; and WHEREAS, the City of San Luis Obispo General Plan contains general goals and policies relating to early growth and development, which may be implemented in a variety of ways, including the specific plan procedure as outlined by California State Law (State Government Code 65450 et.seq.); and WHEREAS, the City of San Luis Obispo, with the participation of property owners, citizens, public agencies, and other interested parties, has prepared a draft specific plan for the Margarita Area pursuant to the General Plan and the State Government.Code; and WHEREAS,on June 9h, 2004, after eight public hearings, the Planning Commission recommended the City Council certify the EIR, adopt the specific plan, amend the Land Use Element to reflect the specific plan map, and rezone those properties currently within the City; and WHEREAS, the City Council held public hearings on September 7 and 28, and October 12, 2004 to hear public testimony and to consider the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans Final Program EIR, and the Draft Margarita.Area Specific Plan;and WHEREAS, as a result of its deliberations, the City Council finds and determines that the project's Final Program Environmental Impact Report adequately addresses the potentially significant environmental impacts of the proposed project entitlements and reflects the independent judgment of the City Council; and WHEREAS, implementation of the specific plan requires an amendment to the Official Zoning Map and the Zoning Regulations to reflect the zoning categories contained in the Specific Plan. NOW,THEREFORE,BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council has certified the Final Program Environmental Impact Report (EIR) for the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans (Council Resolution No. , 2004 Series), and finds that the EIR adequately addresses the potential significant environmental impacts of the proposed Zoning Map amendment, and reflects the independent judgment of the City Council. l -I�g Attachment 3 Ordinance No. (2(n14 Series) Page 2 SECTION 2. Zoning Map Amendment. The Official Zoning Map is hereby amended to reflect the appropriate Specific Plan zones of Conservation/Open Space (C/OS- SP), Low Density Residential - Specific Plan (R-1-SP), Medium Density Residential - Specific Plan (R-2-SP), Medium High Density Residential - Specific Plan (R-3-SP), Public Facilities - Specific Plan (PF-SP), and Office — Specific Plan (O-SP), as shown in Exhibit "A", subject to the following finding: 1. The proposed rezoning is consistent with General Plan Land Use Element and with the Margarita Area Specific Plan.. SECTION 3. Zoning Regulations Amendment. Chapter 2 of the Margarita Area Specific Plan, entitled"Development Standards", is hereby approved as an amendment to the Zoning Regulations and incorporated by this reference to regulate land uses, residential and employee densities, lot size and dimensions, yards, open space parking and architectural character within the Specific Plan Area boundaries. SECTION 4. Publication. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5)days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty(30)days after its final passage. INTRODUCED on the 12th day of October, 2004, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of ,2004,on the following roll call vote: AYES: NOES: ABSENT: Mayor David F. Romero ATTEST: Audrey Hooper City Clerk APPROVED AS TO FORM: an P. Lowell,City Attorney 1JlhWVn1aWM di=ce 1 a i 2.04@1 N _ ^ a u m N m m N O O w = y M N O 3 o co N O C O CO � C') O ^ N A O O CA a P. r : i __ :__• i b Qi y m � U • y � w , O � _LJ_ • � � IWI Of • 0+ 'w •Z W •r \ N a a d v : O u v : o 0 Q m Achment 4 WNCHAW McCUTCH1W ceaa Two Separate But Related Development Y fi Projects May Be Reviewed In The Same EIR In Neighbors of Cavitt Ranch v. County of Placer(3rd District No.C040450, 03/07/03),the Court of Appeal held that Placer County was not required to prepare separate environmental impact reports for a residential development and a nearby church project previously owned by the same developer. Rather,the County could prepare one EIR for the two distinct developments even though different approvals and permits from the County were sought. In 1997,a development company sought approval for development of 210 acres of land that it "At worst, the inclusion owned in the South Placer County. The proposal had two elements—development of residential lots on the northern 175 acres and the development of a church campus on the of both [project] remaining 35 acres. After the draft EIR was completed,the development company sold the southern 35 acres to a church group. The County completed a single Final EIR that covered elements in a single both projects. The County approved the two projects separately,however,and certified their respective portions of the FEIR at different times. DER resulted in too A neighbors'group challenged the approvals for the church facilities,arguing that the County much information violated CEQA by including two projects in one EIR and certifying the same EIR twice. The Court of Appeal disagreed,holding that"At worst,the inclusion of both elements in a single regarding DEIR resulted in too much information regarding environmental effects,not too[little." The Court recognized that neither CEQA nor the CEQA Guidelines prohibit inclusion of two environmental effects, separate elements in a single EIR. The purpose of an EIR is to focus on environmental not too little." effects. In the case before it,there was no claim that the environmental effects of the two elements studied were different or that the analysis was not understandable. By affirming the County's approval of the joint EIR,the Court recognized the flexibility afforded to public agencies in conducting environmental review under CEQA. The Court focused on whether the process wouldresult in a prejudicial effect,refusing to elevate form over substance. For assistance,please contact any author of this Alert: Stephen Kostka stephen.kostka@bingham.com 925.975.5312 Barbara Schussman barbaraschussman@bingham.com 925.975.5319 Joshua Safran joshua.safran@bingham.com 925.975.5444 Our Land Use Group has more than 25 attorneys available to discuss this and other land use issues. Please visit www.bingham.com—Practices—Land Use for more information about our attorneys and our work. To communicate withus regarding protection of your personal information of If you would like to subscribe or unsubscdbe to some or all of Bingham McCutchen's marketing mailings,please notify our privacy administrator at pnvacyUS@bingham.com or privacyUK@bingham.com. Our privacy policy Is available at www.bingham.com. Alert is,published from time to time as warranted by legal developments of Importance;It is not intended to provide legal advice addressed to a particular situation. Alert Is circulated to our clients and friends and may be considered advertising. ®2003 Bingham McCutchen LLP. 04.2003101 � -lac