HomeMy WebLinkAbout02/15/2011, PH1 - CONSIDERATION OF A GENERAL PLAN AMENDMENT AND REZONING FOR PROPERTY LOCATED ON THE SOUTH SIDE OF SO council
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CITY OF SAN LUI S O B I S P O
FROM: John Mandeville, Community Development Directql?"-,
By: Pam Ricci, Senior Planner�{Z
SUBJECT: CONSIDERATION OF A GENERAL PLAN AMENDMENT AND REZONING
FOR PROPERTY LOCATED ON THE SOUTH SIDE OF SOUTH STREET,
WEST OF EXPOSITION DRIVE(GP/R ER 35-10; 313 SOUTH STREET).
RECOMMENDATION
As recommended by the Planning Commission:
1, Adopt a Resolution approving a Negative Declaration (ER 35-10), an amendment to the
General Plan Land Use Element map to change the land use designation of 313 South
Street from Services & Manufacturing to High-Density Residential, and a density bonus
and affordable housing incentives, based on findings, and subject to mitigation measures.
2. Introduce an Ordinance approving an amendment to the Zoning Map for 313 South Street
from Manufacturing(M)to High-Density Residential (R-4), based on findings.
DISCUSSION Figure 1. Zoning
SANDERCOCK
Background
The City has received an application for a General >
Plan Amendment and Rezoning (GP/R) on a 1.53-
.
acre parcel on the south side of South Street, west
of Exposition Drive. Specifically, the applicant
BRANCH �.J
would like to amend the property's land use J � ilf I (,
designation from Services & Manufacturing to
High-Density Residential and its zoning from currently(M) SOUTH
Manufacturing (M) to High-Density Residential (R- Proposed(R-a);;
4) (see Figure 1). Z
The applicant has requested a General Plan `- _ la°
Amendment and Rezoning of the site to High- C-SI-PD M Ul R.4-SP
Density Residential to allow for the development of ___ ! R-4-S
an affordable housing project with 43 units on the /
site. The site is currently occupied by a I /
manufacturing business known as McCarthy Tank BRInce _ I
and Steel. With development of the proposed �� CIOS-40-SP
housing project, the main warehouse building and M —�
other accessory structures would be demolished. M-PD R-2 r;, '� .L
_ �,
/OS� R,2-PD
PH1-1
Council Agenda Report—GP/R, ER 35-10 (ROEM South Street Apartments)
Page 2
The Planning Commission reviewed the project on January 26, 2011, and is recommending that
the Council approve the General Plan Amendment and Rezoning, along with adopting the
Mitigated Negative Declaration of environmental impact. The Commission found that the
proposed change to R4 zoning is consistent with the neighborhood development pattern and
enables the redevelopment of a manufacturing site near the center of town with an affordable
housing project.
Data Summary
Address: 313 South Street
Applicant: ROEM Development Corporation
Representative: Jonathan Emami
Existing Zoning: M, Manufacturing
Proposed Zoning: R-4, High-Density Residential
Existing General Plan: Services & Manufacturing
Proposed General Plan: High-Density Residential
Environmental Status: The Planning Commission recommended adoption of a Negative
Declaration with Mitigation Measures on January 26, 2011.
Consistency with the General Plan
General Plan conformity is essential in reviewing this application; the Council must ultimately
make a finding that a development approval is consistent with the General Plan. The Council
must also find that the proposed changes to the Zoning and General Plan Land Use Element
(LUE) Maps would maintain consistency with the goals and policies of the General Plan.
One particular Housing Element policy is especially pertinent to this project. It is Housing
Element Policy 3.12.7 which endorses "amendments to the General Plan to rezone commercial,
manufacturing or public facility zoned areas for residential use, to promote higher density infill
or mixed-use housing where land development patterns are no longer valid and where impact to
Low Density Residential areas is minimal". The subject site is in alignment with the criteria
included in this policy since it is immediately adjacent to other R-4 zoning on its east side and
directly across the street from R-2 development.
Consistent with LUE Policy 2.5, Affordable Housing, the proposed 100% affordable housing
project will "increase residential opportunities in very low, low, or moderate income levels."
The project also helps realize Housing Element Goal 2 to "accommodate affordable housing
production that helps meet the City's Quantified Objectives" In addition, the project is
consistent with Housing Element Programs 2.12 & 2.13. Program 2.12 directs that the City"help
coordinate public and private sector actions to encourage the development of housing that meets
the City's housing needs." Program 2.13 involves working with applicants to secure the
necessary financial tools to develop affordable projects through various programs.
PH1-2
Council Agenda Report—GP/R, ER 3 5-10 (ROEM South Street Apartments)
Page 3
Affordable Housing Incentives
The project involves a density bonus. There are 43 units in the project, and the proposed density
is 32.1 units per acre. The maximum density allowed in the R-4 zone is 24 units per acre.
However, as a 100% affordable housing development, the applicant is entitled up to a 35%
maximum density bonus under State law. The proposed density bonus for the project is 34%
consistent with the State threshold.
Senate Bill (SB) 1818 allows cities to approve up to three "concessions and incentives" for
affordable housing projects. As supported by both the Architectural Review Commission (ARC)
and Planning Commission, the applicant has requested a maximum building height of 42 feet
where a 35-foot height is the normal maximum. In addition, the Planning Commission in
providing feedback to the ARC on the final site design suggested that the street yard setback for
project buildings could be further reduced from 15 to 10 feet to accommodate better solar access
and development of other site amenities. The added height and reduced street yard setback
proposed to accommodate development of the project would be exceptions to standards that are
appropriate as incentives consistent with SB 1818.
The draft resolution provides language recommending approval of the proposed density bonus
and exceptions to building height and the street yard setback as appropriate incentives.
Planning Commission's Action
On January 26, 2011, the Planning Commission reviewed the requested entitlements that are now
before the City Council. On a 5`.0:2 vote (Vice Chairperson Whittelsey & Commr. Boswell
absent), the Planning Commission recommended to the Council approval of the General Plan
Amendment and Rezoning, and Mitigated Negative Declaration(Attachment 2).
After a brief discussion, the Commission indicated its support for the requested rezoning, density
bonus, affordable housing incentives, and environmental document. At the request of staff and
the applicant, the Commission spent more time discussing site plan alternatives to provide
feedback to the ARC who will be taking final action on the site and building design for the
project after the Council's consideration of the General Plan Amendment and Rezoning requests.
The Commission ultimately agreed with the ARC that Site Plan Alternative E which included a
larger consolidated open space was preferred (see Attachment 4, 1-26-11 Planning Commission
report, for more details).
Citizen Participation
Jonathan Emami, applicant, spoke in support of the project and responded to Commission
questions. There was no other public testimony received.
CONCURRENCES
The comments and recommendations of various City departments are reflected in the discussion
and the mitigation measures of the Mitigated Negative Declaration. Detailed site development
requirements will be included as conditions in the resolution adopted by the ARC with its review
PH1-3
Council Agenda Report—GP/R, ER 35-10 (ROEM South Street Apartments)
Page 4
of the project design.
FISCAL IMPACT
When the General Plan was prepared in 1994, it was accompanied by a fiscal impact analysis,
which found that overall the General Plan was fiscally balanced. Since 1994, there have been
various amendments to the General Plan and annexations of property like the Calle Joaquin auto
park lots and the Madonna (Gap) property that ultimately will provide for new sources of tax
revenues. With the General Plan Amendment,there will be a minor decrease in revenues with the
change from a manufacturing use to a residential land use. However, given the relatively small
size of the site and overall insignificant impact on City revenues, the proposed project can be
found to be consistent with the General Plan, and accordingly has a neutral fiscal impact.
ALTERNATIVES
1. Deny the proposed GP/R based on findings of inconsistency with the General Plan.
2. Recommend approval of a modified zoning proposal for the site. Depending on the
alternative recommendation, a new initial study may need to be prepared.
3. Continue the project with direction to staff and the applicant if the Council desires further
information or analysis to render a decision.
ATTACHMENTS
1. Vicinity map
2. Planning Commission follow-up letter with adopted Resolution No. 5553-11
3. Draft January 26, 2011 Planning Commission Minutes
4. January.26, 2011 Planning Commission Agenda Report including initial study ER 35-10
5. Resolution approving the General Plan Amendment, density bonus & affordable housing
incentives
6. Ordinance approving the Rezoning
Available in Council reading file: 11"x 17"color plans
TACommunity Development\CARS\GPR 35-10 CC report(ROEM South Street Apartments).DOC
PH1-4
10
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Attachment 2
IIIIII II IIID IIIIcity
of SAn hugs OBISPO
Community Development Department •919 Palm Street, San Luis Obispo, CA 93401-3218
January 27, 2011
T. Tran
ROEM Development Corp.
1650 LaFayette Street
Santa Clara, CA 95050
SUBJECT: GP/R/ER 35-10:
313 South Street
Dear Mr. Tran:
The Planning Commission, at its meeting of January 26, 2011, recommended that the
City Council approve an amendment to the General Plan Land Use Element Map from
Services and Manufacturing to High-Density Residential and an Amendment to the
Zoning Map from Manufacturing (M) to High-Density Residential (R-4), for property
located at the above-listed location, based on findings and subject to conditions noted in
the attached resolution.
The action of the Planning Commission is a recommendation to the City Council and,
therefore, is not final. This matter has been tentatively scheduled for public hearing
before the City Council on February 15, 2011. This date, however, should be verified with
the City Clerk's office at (805) 781-7102.
If you have any questions, please contact Pam Ricci at (805) 781-7168.
Sincerely,
Doug Davidson, AICP
Deputy Director of Community Development
Development Review
Attachment: Resolution No. PC-5553-11
cc: SLO County Assessor's Office
Hand-McCarthy, LLC
313 South Street
San Luis Obispo, CA 93401
�EThe City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. PH1_6
` Telecommunications Device for the Deaf(805)781-7410.
Attachment 2
RESOLUTION NO. PC-5553-11
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO
THE GENERAL PLAN LAND USE ELEMENT MAP FROM SERVICES &
MANUFACTURING TO HIGH-DENSITY RESIDENTIAL AND AN AMENDMENT TO
THE ZONING MAP FROM MANUFACTURING (N ),TO HIGH-DENSITY
RESIDENTIAL (R-4) FOR PROPERTY LOCATED AT 313 SOUTH STREET
(GP/R/ER 35-10)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
.hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 26, 2011, pursuant to a proceeding instituted under application GP/R/ER 35-10, ROEM
Development Corporation, applicant; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the General Plan
Amendment, Rezoning, and Environmental Review; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, the evaluation and recommendations by staff,
presented at said hearing; and
WHEREAS, the Planning Commission finds and determines that the project's Mitigated
Negative Declaration adequately addresses the potential significant environmental impacts of the
proposed project entitlements, and reflects the independent judgment of the Commission; and
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as
follows:
Section 1. Environmental Review. The information contained in the Mitigated Negative
Declaration for the project adequately identifies all of the potential impacts of the project and the
mitigation measures and monitoring programs listed in Exhibit A are reasonably necessary to
reduce potentially-significant impacts to less-than-significant levels.
Section 2. General Plan Amendment & Rezoning Findings. Based upon all the evidence,
the Planning Commission does hereby recommend that the City Council approve application
GP/R 35-10 to amend the land use designation from Services & Manufacturing to High-Density
Residential and its zoning from Manufacturing (M) to High-Density Residential (R-4) for the
property located at 313 South Street, based on the following findings:
1. The proposed amendments to the Land Use Element and Zoning Maps further the goals of
the General Plan for the production of new affordable housing units in the City.
PH1-7
Resolution No. PC-5553-11
Page 2 Attachment 2
2. The proposed amendments to the Land Use Element and Zoning Maps are consistent with
Housing Element Policy 3.12.7 which endorses "amendments to the General Plan to rezone
commercial, manufacturing, or public facility zoned areas for residential use, to promote
higher density ill or mixed-use housing where land development patterns are no longer
valid and where impact to Low Density Residential areas is minimal." The subject site is
in alignment with the criteria included in this policy since it is immediately adjacent to
other R-4 zoning on its east side and directly across the street from R-2 development.
3. The proposed General Plan Amendment and Rezone will not be detrimental to the health,
safety, and welfare of those living and working in the vicinity since the proposed changes
to the City's maps accommodate the development of the site with an affordable housing
project of high-quality character and construction that will be compatible with other
properties in the surrounding vicinity.
4. The proposed General Plan Amendment and Rezone will not adversely affect the amount
of area within the City set aside for Manufacturing uses as the total site area of 1.53 acres
only represents 0.6% of the City's current supply of sites zoned Manufacturing.
5. The Community Development Director recommended adoption of a Mitigated Negative
Declaration on December 14, 2010. The Planning Commission finds and determines that
the project's Mitigated Negative Declaration with all of the mitigation measures listed in
Exhibit Adequately addresses the potential significant environmental impacts of the
proposed project.
Section 3. Density Bonus & Affordable Housina Incentives. The Planning
Commission does hereby recommend to the City Council approval of a 34% density bonus and a
building height of 42 feet where 35 feet is the maximum allowed height as an affordable housing
incentive to accommodate the development of the proposed 43-unit housing project, based on the
following findings:
1. As a 100 percent affordable housing development, the applicant is entitled up to a 35%
maximum density bonus under State law. Therefore, the proposed density bonus for the
project of 34 percent is consistent with established criteria for density bonuses.
2. Senate Bill (SB) 1818 allows cities to approve up to three "concessions and incentives" for
affordable housing projects. The proposed height of 42 feet to accommodate the
development of the proposed project is an exception to standards that is appropriate as an
incentive consistent with SB 1818.
On motion by Commissioner Stevenson, seconded by Commissioner Singewald, and on
the following roll call vote:
AYES: Commrs. Stevenson, Singewald, Draze, Multari, and Meyer
NOES: None
REFRAIN: None
ABSENT: Commr. Boswell and Whittlesey
A CA+66led 4-o Draf+ Coune.i I ReSOI V'iOm
PH1-8
Resolution No. PC-5553-11 Attachment 2
Page Attachment
The foregoing resolution was passed and adopted this 26h day of January, 2011.
Doug Davids n, Secretary
Planning Commission
PH1-9
- Attachment 3
Draft Planning Commission L.-_.Jtes
January 26, 2011
Page 2
C mr. Stevenson asked about how special events held at the park would be handled.
Sta ted that permits would be required for larger events and that other departments
and age s would be consulted as necessary to avoid Zraarkinpacts.
PUBLIC COM TS: There were no comments from COMMISSION COM TS: There were no commentsmission.
On motion b Commr. Ste son seconded b Co t a draft
resolution which cirants final aDD7Wal to the use a based on findin s and subiect
to conditionsmitigation and meas as reco ended b staff with the followin
changes:. 1Second sentence of Miti at Me re 5 modified to read:"Final drainage
design shall be routed to Caltrans for thel view and will take into account existin
drainage patterns and provide a desi n th6will1mwerly convey surface water and take
into consideration maintenance conce s." 2 Firs ntence of Mitigation Measure 10
modified to read: "The proqect sha entifil a Ingatioth4or a new gravity sewer main
outside of the footprint of the ro osed Skate Park re Dermanent access is
available." 3 New condition dded: `The use permit is vali r a Period of five years
from the date of Planninaeommission approval. A one-year tl extension may be
requested prior to ex ' ation and is sub'ect to the discretion Zkthe Community
Development Direct .
XT: Commrs.
rs. Draze, Meyer, Singewald; Stevenson, and Multari
Boswell and Whittlesey
on a 5:0 vote.
2. 313 South Street. SP/R/ER 35-10: Request to modify the zoning map for the site
from M, Manufacturing, to R-4, High Density Residential, and amend the Land Use
Element map from Services and Manufacturing to High Density Residential and
environmental review; M zone; ROEM Development Corp., applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report, recommending that the
Commission adopt a resolution,which recommends to the City Council:
1. Approval of a Negative Declaration (ER 35-10) and amendment to the General
Plan Land Use Element map to change the land use designation of 313 South
Street from Services & Manufacturing to High-Density Residential.
2. Approval of an amendment to the Zoning Map for 313 South Street from
Manufacturing (M)to High-Density Residential (R-4)
Commr. Stevenson questioned if the proposed bike lockers could be used for
alternative purposes such as storage lockers. Staff indicated that this was discouraged
and that it was the goal to create spaces for storage of bicycles within buildings where
feasible that would be functional and limit the amount of site area covered by lockers.
PH1-10
Draft Planning Commission A._;ites / Attachment 3
January 26, 2011
Page 3
Jonathan Emami, applicant representative, discussed the proposed storage and options
available for the project.
Commr. Singewald questioned if affordability levels have been established.
Jonathan Emami discussed the affordability levels of the project.
Chairperson Multari asked about the removal of site contamination.
Richard Daulton, Rincon consultants, discussed prior clean-up and monitoring efforts
and noted that a case closure letter had been issued by the Regional Water Quality
Control Board.
PUBLIC COMMENTS: There were no comments made from the public.
COMMISSION COMMENTS:
On motion by Commr: Stevenson, seconded by Commr. Singewald, to adopt the
Planning Commission resolution, which recommends to the City Council: 1).Approval of
a Negative Declaration (ER 35-10) with minor edits to mitigation measures, including
modifying the.first sentence of Mitigation Measure 7, and the:elimination. of-Mitigation
Measure _10_as_recommended by staff, and-amendment to the General 'Plan.Land:Use;-
.:Element.map_to change-the-land_use-designation of.313:South Street'.from Services:
&:
.. ..-...Manufacturing to High-Density.Residential: 2).ApprovaLof an amendment.to the:Zoniny
Map for 313 South Street from Manufacturing (M) to High-Density Residential (R-4). 3)
Approval of a density bonus including the exception to the building height limit.as an
affordable housing incentive.
AYES: Commrs. Draze, Meyer, Singewald, Stevenson, and Multari
NOES: None
RECUSED: None
ABSENT: Commrs. Boswell and Whittlesey
The motion passed on a 5:0 vote.
Commr. Meyer suggested that with a reduction in the front yard setback that better solar
access and more green space could be created.
On motion by Commr. Stevenson, seconded by Commr. Draze, to recommend to the
Architectural Review Commission that the refined site plan Alternative E is preferred
over the applicant's submittal and _encouraged a reduced street vard setback and
moving the pathway to the south to increase open space.
AYES: Commrs. Stevenson, Draze, Meyer, Singewald, and Multari
NOES: None
RECUSED: None
ABSENT: Commrs. Boswell and Whittlesey
The motion passed on a 5:0 vote.
PH1-11
0 ~ Attachment 4
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM a 2
BY: Pam Ricci, Senior Planner(781-7168) M DATE: January 26,2011
FROM: Doug Davidson, Deputy Director of Community Development DD
FILE NUMBER: GP/R&ER 35-10
PROJECT ADDRESS: 313 South Street
SUBJECT: General Plan Amendment and Rezone for property located on the south side of
South Street,west of Exposition Drive.
RECOMMENDATION
Adopt the attached Planning Commission resolution (Attachment 6), which recommends to the
City Council:
1. Approval of a Negative Declaration (ER 35-10) and amendment to the General Plan Land
Use Element map to change the land use designation of 313 South Street from Services &
Manufacturing to High-Density Residential.
2. Approval of an amendment to the Zoning Map for 313 South Street from Manufacturing
(M)to High-Density Residential (R-4).
BACKGROUND SANDERCOCK R-Z
Situation a � � .�!
f > R�? �P
The City has received an application fora =
General Plan Amendment and Rezoning ,r �J� BRANCH��
(GP/R) on a 1.53-acre parcel on the south " F -: R I I ? 7.
side of South Street, west of ExpositionJ'
Drive. Specifically, the applicant would like Cantly(M) SOUTHProposed(Ro)'-.
to amend the property's land use designation -
�
from Services & Manufacturing to High- o
Density Residential and its zoning from ~
N
(R ) ( Sm ) o
_.
CL
Manufacturing (M) to High-Density C-S�Pb - M--~ w
Residential -4 see Figure 1 . J FR�"P
R-4-S
The applicant has requested a General Plan I
Amendment and Rezoning of the site to
High-Density Residential to allow for the BR1DCE -
development of an affordable housing project C/OS-40SP
with 43 units on the site. The site is currently M
M-PD
occupied by a manufacturing business known P`1-
as McCarthy Tank and Steel. With ros R-2-PD A
development of the proposed housing
Figure 1.Zoning Map
PH1-12
ER, GP/R 35-10 (ROEM A Street Apartments) M Attachment 4
313 South Street
Page 2
project,the main warehouse building and other accessory structures would be demolished.
The Planning Commission's role in reviewing the general plan/zoning amendments and
environmental document is to make a recommendation to the City Council, which will take a
final action on the requests.
Data Summary
Address: 313 South Street
Applicant: ROEM Development Corporation
Representative: T Tran
Existing Zoning: M, Manufacturing
Proposed Zoning: R-4, High-Density Residential
Existing General Plan: Services&Manufacturing
Proposed General Plan: High-Density Residential
Environmental Status: The Community Development Director recommended adoption of a
Negative Declaration with Mitigation Measures on December 14, 2010. The initial study was
received by the State Clearinghouse on December 17, 2010. The official public review period
for the document began on December 17, 2010 and extended through January 18, 2011. Final
action on the environmental determination will be taken by the City Council.
Site Description Figure 2.Aerial Photo showing
surrounding development
The 1.53-acre project site has I:;- --
manufacturing
frontage on South Street and is ;,'currently occupied by a ., L*t4 business known
as McCarthy Tank and Steel.
The business produces a variety 4
of metal and steel products and x
is housed by a large warehouse
structure, approximately 13,455
square feet in size. The site
also includes an existing
accessory structure to the main VI
m�+amue �
warehouse structure that is 1 a ° sr
approximately 1,710 square
feet in size. The project site is arms-1 t ir :
relatively flat and gently slopes
southward from 179 feet on the northern portion of the site to 173 feet near the southern portion
of the site.
Surrounding zoning categories include Medium-Density Residential (R-2) to the north, High-
Density Residential (R-4) to the east, Manufacturing (M) to the south, and Service-Commercial
with the Planned Development overlay (C-S-PD) to the west. Surrounding land uses include
PH1-13
ER, GP/R 35-10(ROEM *Street Apartments) Attachment 4
313 South Street
Page 3
single-family homes and small multi-family apartments to the north, residential condominiums to
the east, Charter Communications to the south, and a business park to the west.
Project Description
The proposed project includes removal of the two existing structures on the parcel'and the
development of a 43-unit apartment complex on the 1.53-acre parcel. The apartment complex
would include four three-story buildings. Two buildings would front South Street to define the
street edge, and two buildings would be located in the rear to form the courtyard space.
The project would include 4 one-bedroom units, 24 two-bedroom units and 15 three-bedroom
units. The one-bedroom units would be 599 square feet in size and include one bedroom and one
bathroom. The two-bedroom units would be 793 square feet in size and include two bedrooms
and one bathroom. There are two variations of the three-bedroom unit. Units 3-A would be
1,005 square feet in size and include three bedrooms and two bathrooms, while units 3-B would
be 1,086 square feet in size and include three bedrooms and two bathrooms.
The apartment complex would provide 62 surface parking spaces and 6 motorcycle spaces.
There would be lockers for 86 bicycle spaces scattered throughout the site. Vehicle access to the
apartment complex would be via South Street. There would be one vehicle entrance.and.exit. ..:
point along South Street,which would provide access to the on-grade parking area.
The proposed project would include a 4,935-square foot courtyard for recreational activities;
located in the center of the apartment complex and 2,862 square feet of private open space.� In
addition, the apartment complex would include a community space. The community space
would provide a media alcove, kitchen, entertainment area, storage area, restrooms, leasing
office,homework/computer room, and laundry facility.
EVALUATION
The applicant, ROEM Corporation, is proposing its second affordable housing project in San
Luis Obispo. The first project is currently under construction on the southeastem-most parcel
adjacent to the railroad tracks within the Village at Broad Street project. The project realizes a
long-term City goal to create more affordable housing in the community consistent with many of
policies and objectives of the City's General Plan.
The following paragraphs evalaute the request to rezone the property to High-Density Residential
in terms of:
1. its consistency with the General Plan;
2. its consistency with the Zoning Regulations; and
3. its effect on the overall supply of manufacturing property within the City.
Also discussed in the project analysis are:
4. the conclusions of the initial study of environmental impact; and
5. a request for guidance on site planning preferences.
PH1-14
ER, GP/R 35-10 (ROEM( _ .th Street Apartments) Attachment 4
313 South Street
Page 4
1. General Plan Consistency
General Plan conformity is essential in reviewing this application; the Council must ultimately
make a finding that a development approval is consistent with the General Plan. The Council
must also find that the proposed changes to the Zoning and General Plan LUE Maps would
maintain consistency with the goals and policies of the General Plan.
One particular Housing Element policy is especially pertinent to this project. It is Housing
Element Policy 3.12.7 which endorses "amendments to the General Plan to rezone commercial,
manufacturing or public facility zoned areas for residential use, to promote higher density infill
or mixed-use housing where land development patterns are no longer valid and where impact to
Low Density Residential areas is minimal". The subject site is in alignment with the criteria
included in this policy since it is immediately adjacent to other R-4 zoning on its east side and
directly across the street from R-2 development.
Consistent with LUE Policy 2.5, Affordable Housing, the proposed 100% affordable project will
"increase residential opportunities in very low, low, or moderate income levels." The project
also helps realize Housing Element Goal 2 to "accommodate affordable housing production that
helps meet the City's Quantified Objectives." In addition, the project is consistent with Housing
Element Programs 2.12 & 2.13. Program 2.12 directs that the City "help coordinate public and
private sector actions to encourage the development of housing that meets the City's housing
needs." Program 2.13 involves working with applicants to secure the necessary financial tools to
develop affordable projects through various programs.
2. Consistency with the Zoning Regulations
As shown in Table 1 below, the project complies with most applicable property development
standards. In this case, the applicant is asking for a maximum building height of 42 feet where a
35-foot height is normally required. Previous plans showed a building height up to a
maximum of 50 feet. Senate Bill (SB) 1818 allows cities to approve up to three "concessions
and incentives" for affordable housing projects. The added height proposed to accommodate
units would be an exception to standards that is appropriate as an incentive consistent with SB
1818.
Table 1: R4 Property Development Standards
STANDARD REQUIRED ' PROVIDED
Max Coverage 60% 26%
Building setbacks:
South Street 15 feet 15 feet
Other yards 10 feet 15 feet
Building height 35 feet 42 feet
Parking spaces r 43 1 space/unit) 62 1.4 aces/unit
Notes:
1.City Zoning Regulations
2.Applicants project plans dated September 8,2010.
PHl-15
ER, GP/R 35-10(ROEM'L _th Street Apartments) Attachment 4
313 South Street
Page 5
The project would also involve a density bonus. There are 43 units in the project, and the
proposed density is 32.1 units per acre. The maximum density allowed in the R-4 zone is 24
units per acre. However, as a 100 percent affordable housing development, the applicant is
entitled up to a 35% maximum density bonus under State law. The proposed density bonus for
the project is 34 percent. The draft resolution provides language recommending approval of the
proposed density bonus and building height as an appropriate incentive.
The Zoning Regulations include a reduced parking requirement for affordable housing projects,
which is one space per unit regardless of number of bedrooms. As shown in Table 1 on the
preceding page, the project exceeds minimum parking requirements by providing 1.4 spaces per
unit. With its location on South Street, adequate on-site parking is especially critical because
there is no on-street parking available. The applicant's plans have attempted to maximize
parking while also accommodating alternative transportation by including bicycle parking,
providing for ride-share information, and being on a bus route.
3. Supply of Manufacturing Properties
Prior to the annexation of the Airport Area to the City of San Luis Obispo in September of 2008,
the supply of properties zoned Manufacturing within the City limits was 167 acres. With that
annexation a total of 89 acres of manufacturing zoning was added to the City increasing the
supply to 256 acres. In 2009, 1050 Southwood was rezoned from M to O which further reduced
the total of M-zoned properties by 4 acres.The current request to remove 1.53 acres from the M
zoning inventory represents about 0.6% of the City's overall supply of manufacturing sites,
which is an insignificant impact.
4. Environmental Review
An initial study of environmental impact was prepared by Rincon Consultants and reviewed by
City staff to evaluate the potential environmental impacts of the proposed affordable housing
project (Attachment 3). The Community Development Director determined that with proposed
mitigation measures that the use would not have a significant impact on the environment and that
a Mitigated Negative Declaration (MND) be prepared. The MND was sent to the State
Clearinghouse; the required public review period began on December 17, 2010 and extended
through January 18, 2011. The City did not receive any comments form other agencies during
the public review period.
The 15 proposed mitigation measures include fairly typical types of requirements for control of
dust and noise during construction, a construction management plan,provision for archaeological
monitoring during grading, and payment of a "fair share" traffic impact fee. Water and soil
contamination associated with past manufacturing uses at the site have been addressed through
site remediation and monitoring.
The applicant has requested two minor changes to mitigation measures which both City and
consultant staff are in agreement with. The changes include the following:
PH1-16
ER, GP/R 35-10 (ROEM S__di Street Apartments) Attachment 4
313 South Street
Page 6
• Mitigation Measure 7: Cultural Resources
Applicant's request: Modify the first sentence so that it is not a requirement to have an
archaeologist on site at all times during grading, but one is on retainer and is available in the
event that evidence of archaeological or paleontological resources is found.
Staff's analysis: The applicant's requested language is consistent with standard City mitigation
measures for cultural resources at locations where there is not a high likelihood of grading
activities encountering significant cultural resources. The project is located in an urban area, does
not meet any criteria for being historic, and is not identified as being in a sensitive burial area.
Modified First sentence: The applicant shall have a qualified archaeologist on retainer should
significant paleontological resources, archaeological resources, or cultural materials be
encountered during all grading work.
• Mitigation Measure 10: Hazards and Hazardous Materials
Applicant's request: Remove the mitigation measure for a Contaminated Materials Management
Plan.
Staff's analysis: The Contaminated Materials Management Plan is a RWQCB requirement if any
hazardous materials related permitting is required from them. If contamination is identified
during construction and permits are required, this requirement will be triggered automatically.
For this reason, the mitigation measure could be eliminated.
5. Site Plan
On October 18, 2010, the ARC conceptually reviewed plans by the applicant for a larger,
podium-style building containing 68 housing units and provided direction on aspects of site and
building design. For a variety of economic reasons, including increasing the competiveness of
the project for tax credit financing, the number of units planned for the site has been reduced to
43.
L •1w Y
Figure I Site Plan reviewed by the ARC on Figure 4.Site Plan reviewed by the ARC
10-18-10 on 12-20-10
IYM-17
ER, GP/R 35-10 (ROEM _di Street Apartments)
313 South Street Attachment 4
Page 7
The ARC reviewed the plans for the reduced-scale project that are included in the Planning
Commission's packet on December 20, 2010. The ARC concluded that the revised project and
its pattern of site development was more in keeping with the surrounding context than the
previous podium-style project proposed. The earlier version of the project had one very large
single structure that was up to 50 feet and tall contained about 92,000 square feet of floor area.
In addition, the proposed density of about 48 units per acre would have required a 113% density
bonus.
The 12-20-10 ARC follow-up letter and minutes are attached (Attachment 4) and contain the
directional items that would need to be addressed in revised project plans submitted for final
review. The most significant discussion related to the revised design centered on the layout of
buildings and parking on the site plan. The ARC found that the submitted plan was overly auto-
dominated and recommended an alternative plan be explored with buildings consolidated around
a courtyard area
SOU iH STREET'
5
_
L�.�: I /_r i' � .. ("✓"�../.Ilffi®y^,,,"000 li
Figure 5. Submitted site plan Figure 6. Site plan to address ARC direction
The City's review process for the project concludes with final architectural review by the ARC
following the Planning Commission and City Council's review of the Rezoning and General Plan
Amendment. In regard to site planning, there is often some overlap with the ARC and Planning
Commission's review of projects where there is a need for a use permit, tract map or planned
development. In this case, because none of those entitlements just mentioned are included, the
purview for site planning and building design lies with the ARC. That being said, staff would
like to obtain feedback from the Planning Commission regarding their site plan preference
between the applicant's preferred site plan included as a part of the current submittal and an
alternative that is more in keeping with the ARC's direction to have "a courtyard concept to
maximize usable outdoor space." This would be reflected in the Commission's resolution as a
recommendation to the ARC.
PHl-18
ER, GP/R 35-10 (ROEM�.__ch Street Apartments) Attachment 4
313 South Street
Page 8
There are pros and cons with both plans and the nuances with plans get fairly complicated. For
the Planning Commission's deliberations, staff is seeking very conceptual, big-picture type of
feedback. One of the main advantages to the applicant's submitted plan is that it disperses
parking through the site so that it is convenient to residents in all units. The key advantages of the
alternative plan is that it provides a larger open space area, allows residents to access on-site
community facilities without crossing parking lots, and affords views for many of the residents
from their units of a more park-like setting, rather than parking lots. Both plans provide 60
parking spaces for a parking to unit ratio of 1.4 spaces per unit. The alternative presented in this
report has been refined from the version that the ARC reviewed. The version of Alternative E
that the ARC reviewed had fewer parking spaces; the applicant's site plan and the ARC-reviewed
and refined versions of Alternative E are attached(Attachment 5) .
Conclusion
The City is very fortunate to have an applicant like ROEM who is interested in developing a
100% affordable project at a desirable location. The proposed Rezoning and General Plan
Amendment are consistent with the City's General Plan and Zoning Regulations. The change to
R4 zoning is consistent with the neighborhood development pattern and enables the
redevelopment of manufacturing site near the center of town with an affordable housing project.
The reduced scale and lower height of the revised project plans are more in keeping with
surrounding development, and the proposed density bonus and building height as an incentive are
consistent with provisions for affordable housing projects under City and State law.
OTHER DEPARTMENT COMMENTS
The comments and recommendations of various City departments are reflected in the discussion
and the mitigation measures of the Mitigated Negative Declaration
ALTERNATIVES
1. The Commission may approve a resolution recommending that the City Council deny the
proposed GP/R, based on findings of inconsistency with the General Plan as specified by
the Planning Commission.
2. The Commission may recommend approval of a modified zoning proposal for the site.
Depending on the alternative recommendation, a new initial study may need to be
prepared.
3. The Commission may continue review of the project, if more information is needed.
Direction should be given to staff and the applicants.
ATTACHMENTS
1. Vicinity map
2. Reduced-size project plans
3. Initial Study(ER 35-10) without appendices
PH1-19
is
ER, GP/R 35-10 (-OEM *Street Apartments) Attachment 4
313 South Street
Page 9
4. 12-20-10 ARC follow-up letter and minutes
5. Site plans
6. Draft Planning Commission Resolution (not attached)
GACD-PIAN\PRICCI\ROEM South Street ApartrnentAStaff Reports\GPR 35-10 PC report(ROEM South Street Apartments).doc
PHI-20
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PH1-40
Attachment 3
City of San Luis Obispo
South Street Apartments
Affordable Housing
Project
Draft
Initial Study
Mitigated
Negative
Declaration
December 2010
j _ . . .
PH1-41
Attachment 4
South Street Apartments
Affordable Housing Project
Draft Initial Study—
Mitigated Negative Declaration
Prepared for:
City of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo,California 93401
Prepared by:
Rincon Consultants,Inc.
1530 Monterey Street,Suite D
San Luis Obispo, California 93401
December 2010
PH1-42
Attachment 4
This report is printed on 50% recycled paper with 10% post-consumer content
and chlorine free virgin pulp.
PH1-43
Attachment 4
Mss
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
TABLE OF CONTENTS
Page
Initial Study
1.0 Introduction
1.1 Purpose of the Initial Study-Mitigated Negative Declaration.........................................1-1
1.2 IS-MND Format and Contents.............................................................................................1-1
1.3 CEQA IS-MND Requirements...........:................................................................................1-1
1.4 Determination of Lead Agency............................................................................................1-2
1.5 Lead Agency Contact Information.............................:........................................................1-2
1.6 Project Proponent...................................................................................................................1-2
1.7 Property Owners................................................:...................................................................1-2
1.8 Responsible Agencies............................................................................................................1-2
2.0 Project Description
2.1 Project Title.............................................................................................................................2-1
2.2 Project Location......................................................................................................................2-1
2.3 Physical Setting......................................................................................................................2-1
2.4 Environmental Factors Potentially Affected......................................................................2-8
2.5 Determination.........................................................................................................................2-9
3.0 Environmental Checklist....................................................................................................................3-1
Aesthetics.................................................................................................................................3-1
Agricultural Resources..........................................................................................................3-7
AirQuality.......................................................................:.......................................................3-8
BiologicalResources...............................................................................................................3-12
CulturalResources..................:..............................................................................................3-14
Geologyand Soils...................................................................................................................3-17
GreenhouseGas Emissions..........::.......................................................................................3-21
Hazards and Hazardous Materials......................................................................................3-23
Hydrology and Water Quality.........................................................................::...................3-30
LandUse and Planning.........................................................................................................3-34
MineralResources..................................................................................................................3-36
Noise................................................................:........................................................................3-37
Populationand Housing..............:.........................................................................................3-41
PublicServices.................................................................................................... ...................3-43
Recreation................................................................................................................................3-45
Transportation/Traffic..........................................................................................................3-46
Utilities and Service Systems................................................................................................3-49
Mandatory Findings of Significance....................................................................................3-52
4.0 Resources..............................................................................................................................................4-1
List of Tables
Table 2-1 Project Characteristics and Dwelling Unit Summary....................................2-7
Table 3-1 Attainment Status for San Luis Obispo County.............................................3-9
r South Street Apartments Affordable Housing Project
i
PH1-44
Attachment 4
M
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 3-2 Maximum Noise Exposure for Noise Sensitive Uses Due to
Transportation Noise Sources......................................................................3-39
List of Figures
Figure 2-1 Regional Vicinity Map.....................................................................................2-2
Figure 2-2 Project Site Map................................................................................................2-4
Figure2-3 Site Plan.............................................................................................................2-5
Figure 2-4 Proposed Apartment Complex......................................................................2-6
Appendices
Appendix A: Air Quality Calculations
Appendix B: Greenhouse Gas Emissions Calculations
Appendix C: Traffic Analysis,Associated Transportation Engineers
South Street Apartments Affordable Housing Project
ii
PH1-45
Attachment 4
Mss
City of San Luis Obispo Initial Study-Mitigated Negadve Declaration
1.0 INTRODUCTION
1.1 PURPOSE OF THE INITIAL STUDY-MITIGATED NEGATIVE DECLARATION
The City of San Luis Obispo(City)Community Development Department,serving as the Lead
Agency under the California Environmental Quality Act(CEQA),has prepared this Initial
Study-Mitigated Negative Declaration(IS-MND)to assess the impacts that may result from the
development of the proposed South Street Apartments Affordable Housing Project. This IS-
MND is intended to inform the public,decision makers,and responsible agencies of the
potential environmental effects of the proposed project. The environmental review process
enables public agencies to evaluate a project's environmental consequences and to consider and
potentially implement measures to eliminate or reduce any adverse impacts.
1.2 IS-MND FORMAT AND CONTENTS
This IS-MND has been prepared in conformance with the CEQA Guidelines for Implementation
of the CEQA,California Code of Regulations,Title 14 (hereafter"CEQA Guidelines"). The IS-
MND examines the following topic areas:
• Aesthetics
• Agricultural Resources
• Air Quality
• Biological Resources
• Cultural Resources
• Energy
• Geology and Soils
• Greenhouse Gas Emissions
• Hazards and Hazardous Materials
• Hydrology/Water Quality
• Land Use/Planning
• Mineral Resources
• Noise
• Population and Housing
r Public Services
• Recreation
• Transportation/Traffic
• Utilities/Services Systems
1.3 CEQA IS-MND REQUIREMENTS
An IS-MND must be prepared in conformance with the CEQA of 1970,as amended. Public
Resources Code Section 21064.5 and CEQA Guidelines Section 15070 state that an MND may be
prepared if the IS identifies a potentially significant effect for which the project proponent has
made or agrees to make project revisions that clearly mitigate the effects. Additionally,an
MND may not be used if any substantial evidence indicates that the revised project with
mitigation may still have a significant effect on the environment.
r South Street Apartments Affordable Housing Project
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_ Attachment 4
City of San Luis Obispo Initial Study:Mfhgated Negative Declaration
1.4 DETERMINATION OF LEAD AGENCY
CEQA applies to discretionary government actions that are defined as a"project" and have the
potential to result in either a direct or indirect physical change in the environment. An activity
is considered a"project" if it requires issuance of a lease,permit, license,certificate,or other
entitlement by a public agency. The CEQA Lead Agency is the California government agency
that has the principal responsibility of approving a project and preparing the appropriate
CEQA documentation. CEQA applies to all California government agencies at all levels,
including local agencies,regional agencies,state agencies,boards,commissions,and special
districts. The City is designated as the CEQA Lead Agency for the South Street Apartments
Affordable Housing Project.
1.5 LEAD AGENCY CONTACT INFORMATION
Pam Ricci,Senior Planner
City of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo,CA 93401
(805) 781-7168
1.6 PROJECT PROPONENT
Jonathan Emami
ROEM Development Corporation
1650 Lafayette St.
Santa Clara,CA 95050
(408) 984-5600
1.7 PROPERTY OWNER
ROEM Development Corporation
1650 Lafayette St.
Santa Clara,CA 95050
(408) 984-5600
1.8 RESPONSIBLE AGENCIES
A responsible agency is an agency other than the lead agency that has a legal responsibility for
also carrying out or approving a project.. The responsible agency must actively participate in
the lead agency's CEQA process by reviewing the document and using it for the approval of the
project. The responsible agency may also use this document to achieve CEQA compliance
when issuing permits required authorizing the project. Responsible agencies pertaining to this
project include:
• Regional Water Quality Control Board
• San Luis Obispo Air Pollution Control District
• Caltrans(encroachment permit)
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PHI-47
Attachment 4
��ii City of San Luis Obispo Initial Study-Mitigated Negative Declaration
2.0 PROJECT DESCRIPTION
2.1 PROJECT TITLE
South Street Apartments Affordable Housing Project
2.2 PROJECT LOCATION
The project site is a 1.53-acre parcel located at 313 South Street in the City of San Luis Obispo
(APN 004-811-039). The project would be constructed within the property boundaries of the
existing parcel. See Figure 2-1.
2.3 PHYSICAL SETTING
2.3.1 Existing Site Conditions
The project site has frontage on South Street and is currently designated by the City of San Luis
Obispo General Plan as a Services and Manufacturing use and is zoned Manufacturing. The
proposed project site is currently occupied by a manufacturing business known as McCarthy
Tank and Steel. The business produces a variety of metal and steel products and is housed by a
large warehouse structure,approximately 13,455 square feet in size. The site also includes an
existing accessory structure to the main warehouse structure that is approximately 1,710 square
feet in size.
Surrounding zoning categories include Medium-Density Residential (R-2) to the north,High-
Density Residential(R4) to the east;Manufacturing(M)to the south,and Service-Commercial
with Planned Development(C-S-PD) to the west. Surrounding land uses include single-family
homes and small multi-family apartments to the north,residential condominiums to the east,
Charter Communications to the south,and a business park to the west.
2.3.2 Existing Topography
The project site ranges from approximately 173 feet to 179 feet above mean sea level. The
project site is relatively flat and gently slopes southward from 179 feet on the northern portion
of the site to 173 feet near the southern portion of the site.
2.3.3 Existing Vegetation
The project site is developed with two manufacturing structures,an associated parking lot and
gravel work areas. The site does not contain any natural vegetation. There is a small,
landscaped area of approximately 150 square feet in the northeast corner of the lot containing
small trees and shrubs,as well as small screening shrubs along the northwest edge of the
property fronting South Street and the southern edge abutting the Charter Communications
property.
South Street Apartments Affordable Housing Project
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Attachment 4
MMAN
City of San Luis Obispo Initial Study/Midgated Negative Declaration
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South Street ApaMnents Affordable Housing Project
PH1-49
Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
23.4 Existing Drainage
The project site currently utilizes the City of San Luis Obispo's existing urban stormwater
drainage system. Stormwater runoff from the project site flows into the adjacent stormwater
catch basins and is directed through the City's drainage network,which eventually discharges
into the San Luis Obispo Creek.
23.6 Project Objectives
The objectives of the proposed project are as follows:
• Help increase residential opportunities for residents with very low and low incomes.
[Implements General Plan Land Use Element Policy 2.5,Affordable Housing]
• Provide higher-density attached dwelling units in three-story buildings,with common
outdoor areas and very compact private outdoor spaces.
[Implements General Plan Land Use Element Policy 2.4.8,High Density Residential]
• Accommodate affordable.housing production that helps meet the City's quantified
objectives.
[Implements General Plan Housing Element Goal 2,Affordability]
• Amend the General Plan to rezone manufacturing zoned areas for higher density
housing where land development patterns are suitable and where impact to low-density
residential areas is minimal.
[Implements General Plan Housing Element Program 6.12.G]
23.7 Project Description
The proposed project includes removal of the two existing structures on the parcel and the
development of a 43-unit apartment complex on an existing 1.53-acre parcel located at 313
South Street in the City of San Luis Obispo. Refer to Figure 2-1 and 2-2. The apartment
complex would provide 62 surface parking spaces and 6 motorcycle spaces. There would be
lockers for 86 bicycle spaces scattered throughout the.site. Vehicle access to the apartment
complex would be via South Street. There would be one vehicle entrance and exit point along
South Street,which would provide access to the on-grade parking area. Refer to Figure 2-3,
which shows the proposed site plan.
The residential element of the project would include 4 one-bedroom units,24 two-bedroom
units and 15 three-bedroom units. The one-bedroom units would be 599 square feet in size and
include one bedroom and one bathroom. The two-bedroom units would be 793 square feet in
size and include two bedrooms and one bathroom. There are two variations of the three-
bedroom unit. Units 3-A would be 1,005 square feet in size and include three bedrooms and
two bathrooms,while units 3-B would be 1,086 square feet in size and include three bedrooms
and two bathrooms. Table 2-1 summarizes project characteristics and proposed dwelling units.
The apartment complex would include four three-story buildings. Two buildings would front
South Street to define the street edge,and two buildings would be located in the rear to form
the courtyard space. Refer to Figure 2-4 for an architectural rendering of the proposed
apartment complex.
2-3 South Street Apartments Affbrdable Housing Project
PHl-50
Attachment 4
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Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 2-1 Project Characteristics and Dwelling Unit Summary
Project Characteristics
Site Area 66,211 square feet(1.53 acres)
Proposed Units 43 dwelling units
Proposed Density 32.1 dwelling units/acre
Level One Dwelling Units 16,202 gross square feet
Level Two Dwelling Units 15,862 gross square feet _
Level Three Dwelling Units 15,862 gross square feet
Total Building Area 47,962 gross square feet
Private Open Space 2,862 square feet
Courtyard Area 4,935 square feet
Perimeter Landscaping Area 18,497 square feet
Dwelling Unit Summa
Plan 1A 599 square feet 1 bed/1 bath 4 units
Plan 2A 793 square feet 2 bed/lbath 24 units
Plan 3A 1,005 square feet 1 3 bed/2 bath 12 units
Plan 3B 1,086 square feet 1 3 bed/2 bath 3 units
The proposed project would include a 4,935-square foot courtyard for recreational activities,
located in the center of the apartment complex and 2,862 square feet of private open space. In
addition,the apartment complex would include a community space. The community space
would provide a media alcove,kitchen,entertainment area,storage area,restrooms,leasing
office,homework/computer room,and laundry facility.
23.8 Land Use Plan
The project would require a General Plan Amendment to amend the General Plan Land Use
Map from Services and Manufacturing to High-Density Residential. The project would also
require a Rezoning to amend the Zoning Map from M,Manufacturing,to R-4,High Density
Residential.
The proposed project complies with all of the City's property development standards for the R-
4 zone except for building height. Plans show a maximum building height of 42 feet where 35
feet is the normal maximum building height. Senate Bill (SB)1818 allows cities to approve up to
three"concessions and incentives' for affordable,housing projects. The added height proposed
to accommodate units would be an exception to standards that is appropriate as an incentive
consistent with SB 1818.
There are 43 units in the project,and the proposed density is 32.1units per acre. The maximum
density allowed in the R-4 zone is 24 units per acre. However,as a 100 percent affordable
housing development,the applicant is entitled up to a 35% maximum density bonus.The
proposed density bonus for the project is 34 percent.
23.9 Drainage Plan
The proposed housing project would mimic existing hydrologic characteristics and drainage
patterns. The runoff generated along the South Street frontage of the project would be
conveyed to South Street. The runoff generated by the courtyard,parking lot and the roof
South Street Apartments Affordable Housing Project
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Attachment 4
City of Sart Luis Obispo Initial Study-Mitigated Negative Declaration
would be collected by a storm drain system that would discharge the runoff over land at the
rear of the project where it would be conveyed by an earthen swale offsite onto the neighboring
property through an existing drainage easement. Any remaining surface runoff would be
directed to earthen swales and conveyed to the rear of the project and ultimately offsite. All
runoff directed to the rear of the project would leave the site at the same location runoff
currently drains offsite.
2.3.10 Utility Plan
Water,firewater,and wastewater service for the project would be provided by the City via an
adjacent main line existing in the South Street alignment. No utility extensions are required.
2.3.11 Lighting Plan
All lighting would be shielded and downcast. The lighting concept for the courtyard area is to
provide low-level pedestrian lights (recessed wall lights and/or bollard lights)that give a safe
light level for night use. Additionally,there would be accent lighting in the planters to
illuminate the courtyard trees.
2.3.12 Construction Activities
Construction would be anticipated to start in late 2011 with an approximately 14-month
construction period.
2.4 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is"Potentially Significant" or"Potentially Significant Unless
Mitigation Incorporated" as indicated by the checklist on the following pages.
❑ Aesthetics ❑ Agricultural Resources ® Air Quality
❑ Biological Resources ® Cultural Resources ® Geology/Soils
❑ Greenhouse Gas ® Hazards&Hazardous ® Hydrology/Water
Emissions Materials Quality
❑ Land Use/Planning ❑ Mineral Resources ® Noise
❑ Population/Housing ❑ Public Services ❑ Recreation
® Transportation/Traffic ❑ Utilities/Service Systems ® Mandatory Findings of
Significance
South Street Apartments Affordable Housing Project
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Attachment 4
1
MY of San Luis Obispo lnitlal Studs Ligated NegadVe Declaration
2.5.DETERNE NATION:
On the basis of this initial evaluation
❑ I find that the proposed project COULD NOT have a significant effect. n the environment,
and a NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE
DECLARATION will be prepared. y
❑ I find that the proposed project MAY have a significant effect on the environment,and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a"potentially significant impact"or"potentially
significant unless mitigated"impact on the environment,but at least one effect(1)has been _
adequately analyzed in an earlier document pursuant to applicable legal standards,and(2)
has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets. An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze
only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment,
because all potential significant effects(a)have been analyzed adequately in an earlier EIR -
or NEGATIVE DECLARATION pursuant to applicable standards,and(b)have been
avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,including
revisions or mitigation measures that are imposed upon the proposed project,nothing
further is required.
Pam Ricci, Planner Date
City of San Luis Obispo
Community Development Department
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City of San Luis Obispo initial Study_-Mitigated Negative Declaration
3.0 ENVIRONMENTAL CHECKLIST
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
I. AESTHETICS—Would the project:
a) Have a substantial adverse effect on a 13 E] ® ❑
scenic vista?
b) Substantially damage scenic resources,
including,but not limited to,trees, rock E] El ® Eloutcroppings, and historic buildings within
a state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its ❑ ❑ ® ❑
surroundings?
=ih
w source of substantiallight or
would adversely affect day or ❑ ❑ ® ❑
ews in the area?
Regional Setting
The project site is located within the central portion of the City. San Luis Obispo was founded
on predominantly undulating topography,with low hillsides rising from drainages and creeks.
The overall landform of the City and its surroundings is generally defined by the convergence
of the Chorro and the Los Osos Valleys. A series of low,visually distinct mountain peaks,such
as Bishop Peak and Cerro San Luis,separate the two valleys and provide a scenic focal point for
much of the City. The Cuesta Ridge and Santa Lucia Mountains border the Chorro Valley to the
north and east, while the Irish Hills border the Los Osos Valley to the southwest. The Santa
Lucia Mountains and Irish Hills are the visual limits of this region and are considered the scenic
backdrop for much of the City. The visual boundaries to the south and southeast are distant
and are defined by low hills rising up from road valleys. Development in the region occurs
predominantly at the lesser elevations and on the low hills.
The project site is located in an urbanized area of San Luis Obispo and is currently developed
with two existing commercial structures and a paved surface. The larger of the two structures
is two stories tall. The new apartment complex would be four three-story buildings, with two
fronting South Street and two toward the rear(south side)of the project site.
Surrounding properties consist of single-family homes and small multi-family homes to the
north,residential condominiums to the east,a Charter Communications building to the south,
and a business park to the west.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Regulatory Setting
The project site is located within the jurisdiction of the City. Sensitivity regarding aesthetic
issues is reflected in the City's land-use plans and guidelines. The following regulatory
framework includes review of the proposed project's consistency with aesthetic resources
policies identified in the City's General Plan Land Use Element, Conservation and Open Space
Element, Circulation Element,Community Development Guidelines,and the City Zoning
Ordinance.
San Luis Obispo City General Plan Land Use Element. The General Plan Land Use Element
(2006) lists goals that serve to protect public views of the surrounding hills and mountains and
develop buildings and places that compliment the natural landscape and the fabric of
neighborhoods. The following Land Use Element policies pertain to aesthetic resources and
would apply to the proposed project:
2.2 Residential Location, Uses,and Design
2.2.2 Separation and Buffering. Residential areas should be separated or screened from
incompatible, nonresidential activities, including most commercial and manufacturing
businesses, traffic arteries, the freeway,and the railroad. Residential areas should be protected
from encroachment by detrimental commercial and industrial activities.
2.2.4 Residential next to Non-residential. In designing development at the boundary
between residential and non-residential uses,protection of a residential atmosphere is the first
priority.
2.2.5 Street Access. New residential developments, or redevelopments involving large sites,
should be designed to orient low-density housing to local access streets,and medium-or high-
density housing to driveways accessible from collector streets. Major arterials through
residential areas shall provide only limited private access or controlled street intersections.
ZZ6 Neighborhood Pattern. All residential development should be integrated with existing
neighborhoods. Where physical features make this impossible, the new development should create
new neighborhoods.
2.2.7 Housing and Businesses. Where housing can be compatible with offices or other
businesses, mixed-use projects should be encouraged.
2.2.8 Natural Features. Residential developments should preserve and incorporate as
amenities natural site features,such as land forms,views, creeks, wetlands, wildlife habitats,and
plants.
2.2.9 Parking. Large parking lots should be avoided. Parking lots should be.screened from street
views. In general,parking should not be provided between buildings and the street.
2.2.10 Compatible Development. Housing built within an existing neighborhood should be in
scale and in character with that neighborhood. All multifamily development and large group-
living facilities should be compatible with any nearby, lower density development.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
A. Architectural Character:New Buildings should respect existing buildings which
contribute to neighborhood historical or architectural character, in terms of size, spacing,
and variety.
B. Privacy and Solar Access:New buildings will respect the privacy and solar access of
neighboring buildings and outdoor areas,particularly where multistory buildings or
additions may overlook backyards of adjacent dwellings. (See also the Conservation and
Open Space Element.)
2.2.11 Site Constraints. Residential developments shall respect site constraints such as
property size and shape,ground slope,access, creeks and wetlands,wildlife habitats, native
vegetation, and significant trees.
2.2.12 Residential Project Objectives. Residential projects should provide:
A. Privacy,for occupants and neighbors of the project;
B. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to
receive light and sunshine
C. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces
comfortable with minimum mechanical support.
D. Pleasant views from and toward the project;
E. Security and safety.
F. Separate paths for vehicles and for people,and bike paths along collector streets;
G. Adequate parking and storage space;
H. Noise and visual separation from adjacent roads and commercial uses. (Barrier walls,
isolating a project,are not desirable. Noise mitigation walls may be used only when there
is no practicable alternative. Where walls are used, they should help create an attractive
pedestrian, residential setting through features such as setbacks, changes in alignment,
detail and texture,places for people to walk through them at regular intervals, and
planting.)
I. Design elements that facilitate neighborhood interaction, such as front porches,front
yards along streets,and entryways facing public walkways.
1. Buffers from hazardous materials transport routes, as recommended by the City Fire
Department.
San Luis Obispo City General Plan Conservation and Open Space Element
The following Conservation and Open Space Element policies address aesthetic resources and
would apply to the proposed project:
9.1.2 Urban development. The City will implement the following principle and will
encourage other agencies with jurisdiction to do so: urban development should reflect its
architectural context.
9.1.5 View protection in new development. The City will include all environmental review
and carefully consider effects of new development, streets and road construction on views and
visual quality by applying the Community Design Guidelines,height restrictions,hillside
standards, Historical Preservation Program Guidelines and the California Environmental
Quality Act and Guidelines.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
9.2.2 Views to and from private development. Projects should incorporate as amenities
views from and within private development sites. Private development designs should cause the
least view blockage for neighboring property that allows project objectives to be met.
9.2.3 Outdoor lighting. Outdoor lighting shall avoid: operating at unnecessary locations,
levels,and times,spillage to areas not needing or wanting illumination;glare(intense line-of-site
contrast);and frequencies(colors) that interfere with astronomical viewing.
San Luis Obispo City General Plan Circulation Element
The project site would front South Street,which is identified as a"Road of Moderate Scenic
Value"on the Scenic Roadways Map of the General Plan Circulation Element(2006).
The following Circulation Element policies address aesthetic.resources and would apply to the
proposed project:
15.0.3 Development Along Scenic Routes. Development along scenic roadways should not
block views or detract from the quality of views.
A. Projects in the viewshed of a scenic roadway should be considered as "sensitive"and
require architectural review.
B. Development projects should-not wall off scenic roadways and block views.
C. As part of the city's environmental review process, blocking of views along scenic
roadways should be considered a significant environmental impact.
D. Signs along scenic roadways should not clutter vistas or views.
E. Streetlights should be low scale and focus light at intersections where it is most needed.
Tall light standards should be avoided. Street lighting should be integrated with other
street furniture at locations where views are least disturbed.However, safety priorities
should remain superior to scenic concerns.
San Luis Obispo City Community Development Guidelines-Special Design Considerations
6.1 Site Planning and Other Design Details (Section Q. Exterior lighting should be
designed to be compatible with the architectural and landscape design of the project, and not
create a nuisance for adjacent and nearby properties.
CEQA Guidelines
Appendix G of the CEQA Guidelines identifies the following four circumstances that can lead
to a determination of significant visual impact:
1. The project has a substantial adverse effect on a scenic vista;
2. The project substantially damages scenic resources, including,but not limited to
trees,rock outcroppings,and historic buildings within a state scenic highway,
3. The project substantially degrades the existing visual character or quality of the site
and its surroundings;and,
4. The project creates a new source of substantial light or glare,which would adversely
affect day or nighttime views in the area.
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Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Thresholds of Significance
The above regulatory policies set the thresholds of significance.For the purposes of this
analysis,the project would be determined to have a significant impact on aesthetic resources if
it substantially impairs the visual resource quality of the surrounding area,adversely affects a
scenic vista,or substantially degrades the existing visual character or quality of the site and its
surroundings.
Discussion
Question A:
Short-term
Construction of the proposed project will involve removal of existing landscaping and result in
exposed soils during grading.Grading and removal of existing landscaping would represent a
short-term visual change. Removal of landscaping,exposed soils,and the presence of
construction equipment and vehicles would result in shorkterm aesthetic impacts. From a
visual standpoint,the construction impacts would be obtrusive and out-of-character with the
existing setting.These impacts would be short-term(occurring only during the construction
period),and therefore,would be less than significant.
Long-term
South Street is considered by the City's General Plan Conservation and Open Space Element and
Circulation Element to have"moderate scenic value." Public views from the site include:
• Cerro San Luis Obispo (commonly known as Mount Madonna)to the northwest;
• Santa Lucia Mountains/Reservoir Canyon to the east;and
• South Hills Open Space to the south.
No views would be disrupted from adjacent properties to the west,south,or east. Neither of
the buildings to the west or south has windows facing the project site. The condominiums on
the adjacent property to the east do not have any western facing windows and the existing
landscaping on that property screens views to the west. The residences across the street to the
north may have partially blocked southern views as a result of the proposed third story and the
larger scale of the new building. However,this potential impact is diminished by the distance
between the residences and the proposed building,which is approximately 115 feet. While the
proposed project may impair southerly views for the residences to the north,these private
views are not a designated scenic vista.
The maximum height of the structure would be 42 feet,however the two three-story buildings
closest to South Street would be setback approximately 15 feet from the southern edge of the
road right of way. In addition,the project would be designed in accordance with the City's
General Plan Policies and Programs, as well as the City's Community Design Guidelines,which
are designed to avoid or mitigate impacts to scenic resources. Therefore,it not anticipated
that alteration of existing viewsheds would be significantly affected.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Question B.
The proposed project would not substantially damage scenic resources,including,but not
limited to,trees,rock outcroppings,open space,and historic buildings within a local or state
scenic highway.
Question C.
The existing buildings are industrial and the business stores some equipment outside,within
direct view of South Street. There is a small section of existing landscaping on the property
(approximately 150 square feet),consisting of small trees and shrubs,as well as some shrubs
that provide screening along the northwest and southern edges of the property. The proposed
project would replace the older,industrial metal buildings with a more modem structure,as
well as provide landscaping all around the property. The project is consistent with surrounding
land uses and is in accordance with the City's Housing Element Policy 3.2 1.1 that states,"Where
property is equally suited for commercial or residential uses,give preference to residential use."
The new apartment complex would improve the existing visual character of the site and its
surroundings. In addition,the project would be designed in accordance with the City's General
Plan Policies and Programs,as well as the City's Community Design Guidelines;which are
designed to avoid or mitigate impacts to scenic resources. Impacts related to visual character
would be less than significant.
Question D.
The proposed project also includes limited lighting of streets,parking,and pedestrian ways.
Such lighting could introduce new sources of light or glare. However,lighting has been
designed to be hooded,recessed,or located so as to illuminate only the intended areas. In
addition,parking areas would be shielded from South Street by the two front buildings.
Potential impacts due to lighting and glare would be less than significant. To further reduce
potential lighting and glare impacts,the below mitigation measures are recommended.
Mitigation Measures
AES-1 Outdoor Lighting. All outdoor lighting shall be directed downward,
consistent with the San Luis Obispo Community Development Design
Guidelines and Chapter 17.23,Night Sky Preservation,of the City's
Zoning Ordinance.
AES-2 Glare Reduction. To minimize impacts on residential development in
proximity to the project site,roof materials shall be non-reflective and
shall be muted in hue consistent with standards in the Community
Design Guidelines,Section 6.1C.
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_ Attachment 4
M
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
II. AGRICULTURAL RESOURCES— Would the project:
a) Convert Prime Farmland, Unique
Farmland, Farmland of Statewide
Importance(Farmland), as shown on
the maps prepared pursuant to the ❑ ❑ ❑
Farmland Mapping and Monitoring
Program of the California Resources
Agency,to non-agricultural use?
b) Conflict with existing zoning for
agricultural use,or a Williamson Act ❑ ❑ ❑
contract?
c) Conflict with existing zoning for,or
cause rezoning of,forest land(as
defined in Public Resources Code
section 12220(g)),timberland (as ❑ ❑ Eldefined in Public Resources Code
section 4526),or timberland zoned
Timberland Production(as defined by
Government Code section 51104(g))?
d) Result in the loss of forest land or
conversion of forest land to non-forest ❑ ❑ ❑
use?
e) Involve other changes in the existing
environment which, due to their
location or nature, could result in ❑ ❑ ❑
conversion of Farmland,to non-
agricultural use?
Settine
The San Luis Obispo Area Plan designates the Agriculture land-use category as areas that have
existing or potential agricultural production capability.A large portion of the planning area is
designated for agriculture,almost entirely surrounding the urbanized area of San Luis Obispo.
The continued viability of agricultural activities is essential to the economic base of the San Luis
Obispo planning area and to the county as a whole.
Discussion
Questions A through E:
The project site does not contain any identified agricultural resources,land identified for
potential agricultural production,lands zoned for agricultural use,or lands under a Williamson
Act contract. Therefore, no impact would occur to agricultural resources.
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MAP
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Lessthan
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
III. AIR QUALITY—Would the projects
a) Conflict with or obstruct
implementation of the applicable ❑ ❑ ® ❑
air quality plan?
b) Violate any air quality standard or
contribute substantially to an E] ® ❑ ❑
existing or projected air quality
violation?
c) Result in a cumulatively
considerable net increase of any
criteria pollutant for which the
project region is non-attainment
under an applicable federal or ❑ ® ❑ ❑
state ambient air quality standard
(including releasing emissions
which exceed quantitative
thresholds for ozone precursors)?
d) Expose.sensitive receptors to
substantial pollutant ❑ ® ❑ ❑
concentrations?
e) Create objectionable odors
affecting a substantial number of ❑ ❑ ® ❑
people?
Se^n�
The City of San Luis Obispo falls within the jurisdiction of the San Luis Obispo APCD
(SLOAPCD),which has jurisdiction over the entire County. San Luis Obispo County is located
within the South Central Coast Air Basin. SLOAPCD monitors air pollutant levels to assure
that air quality standards are met,and if they are not met,to develop strategies to meet the
standards. Depending on whether the standards are met or exceeded,the air basin is classified
as being in"attainment"or as"non-attainment." As of 2009,SLOAPCD is in non-attainment
for the 24-hour state standard for particulate matter(PMlo)and the eight hour state standard
for ozone(03),and is expected to be designated as non-attainment for eight hour national
ozone standard in 2010 (SLOAPCD,2010).
Airflow in the County plays an important role in the movement and dispersion of pollutants.
The speed and direction of local winds are controlled by the location and strength of the Pacific
high pressure system and other global patterns,by topographical factors,and by circulation
patterns resulting from temperature differences between land and sea. In the spring and
summer months,onshore winds from the northwest generally prevail during the day. At night,
weak drainage winds flow down the coastal mountains and valleys to form a light,easterly
land breeze. In the fall,onshore surface winds decline and the marine layer grows shallow,
allowing an occasional reversal to a weak offshore flow, which can sometimes produce a
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111 City of San Luis Obispo Initial Study-Mitigated Negative Dedaration
sloshing effect. Under these conditions,pollutants may accumulate over the ocean for a period
of one or more days and are subsequently carried back onshore with the return of the sea
breeze. Strong inversions can form at this time,trapping pollutants near the surface. This effect
is intensified when the Pacific high weakens or moves inland to the east. This may produce a
condition known as"Santa Ana" in which air,often pollutant-laden,is transported into the
County from the east and southeast. This can occur over a period of several days until the high-
pressure system returns to its normal location,breaking the pattern. The breakup of this
condition may result in relatively stagnant conditions and a buildup of these pollutants
offshore. The onset of the typical daytime sea breeze can bring these pollutants back onshore,
where they combine with local emissions to cause high pollutant concentrations. Not all
occurrences of the post Santa Ana condition lead to high ambient pollutant levels,but it does
play an important role in the air pollution meteorology of the.County.
Under the Federal Clean Air Act,San Luis Obispo County is designated for attainment status
as shown below in Table 1.
Table 3-1. Attainment Status for San Luis Obispo County
Pollutant_ State Federal
Ozone(03) Nona_ttainment Unclassified/Attainment'
Large Particulate(PM,o) Nonattainm_ent Unclassified/Attainment
Fine Particulates TWO Attainment Unclassified/Attainment
Carbon Monoxide CO Attainment Unclassified
Nitrogen Dioxide(NO2) Attainment Unclassified
Sulfur Dioxide(SO2) Attainment. Unclassified
Lead Attainment No Attainment Information
Notes:
(1) EPA will make final designation in 2010. Expected to change to non-attainment for eastem part of county.
(2) Nonattainment pollutants are highlighted in bold.
Source: SLOAPCD Website: http:llwww.slocleanair.orglaidpdt7SLO_Attain_1209.pdf
The primary pollutants of concern in San Luis Obispo County are Ozone and PMio. The major
local sources for PMio are agricultural operations,vehicle dust, grading,and dust produced by
high winds. Ozone is a secondary pollutant that is not produced directly by 4 source,but rather
is formed by a reaction between nitrogen oxides(NO.) and reactive organic gases(ROG) in the
presence of sunlight. Reductions in ozone concentrations are dependent on reducing the
amount of these precursors. In San Luis Obispo County,the major sources of ROG are motor
vehicles,organic solvents,the petroleum industry,and pesticides. The major sources of NOx
are motor vehicles,public utility power generation,and fuel combustion by various industrial
sources (SLOAPCD,2001).
Discussion
Question A:
The proposed project would construct a 43-unit apartment complex,which does not meet
SLOAPCD operational screening criteria to require an air quality analysis(SLOAPCD,2009).
SLOAPCD does not expect mid-rise apartments of less than 120 dwelling units to exceed Ozone
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MAI
City of San Luis Obispo Initial Study-Mitigated Negative Dedaration
precursor significance thresholds. Therefore,the project would not interfere with the local air
quality plan,and impacts would be less than significant.
However, given the number of residents living in the development with shared common areas
and amenities,providing information on alternative transportation opportunities would further
assist in reducing automobile trips to and from the site and may also offset parking demand.
For this reason,Mitigation Measure AQ-1 is recommended.
Questions B through D.
Per the requirements of SLOAPCD,construction emissions for the project were quantified
(Appendix A)using the computer modeling program URBEMIS 2007 version 9.2.4 for
Windows,which was developed by the California Air Resources Board. Construction activities
would generate fugitive dust particles,ozone precursors,and diesel exhaust that could result in
an increase in criteria pollutants and could also contribute to the existing SLO County
nonattainment status for ozone and particulate matter. Sensitive receptors near the project site
include adjacent condominiums to the east,as well as single-and multi-family residences across
South Street to the north.
The quarterly emissions calculated for project ROG and NOx combined were estimated to be 1.1
tons,which is below the SLOAPCD threshold of 2.5 tons/quarter. PMioemissions were
estimated to be 0.13 tons per quarter,which is below the SLOAPCD threshold of 2.5
tons/quarter. Diesel particulate matter emissions were estimated to be 0.05 tons per quarter,
which is below the 0.13 tons per quarter threshold.
While the estimated construction emissions are below the SLOAPCD thresholds,in accordance
with the standards of the SLOPACD CEQA Handbook,standard mitigation treasures are
required because sensitive receptors are located within 1,000 feet of the project site.
Accordingly,Mitigation Measures AQ-2 and AQ-3 would be required to reduce fugitive dust,
ozone precursors,and diesel particulate matter emissions.
Question E.
The proposed project is a residential apartment complex and would not be expected to
generate objectionable odors.. Some odors may be generated from construction activities,such
as painting,but these impacts would be temporary and would not affect a substantial number
of people. Therefore,impacts would be less than significant..
Mitigation Measures
AQ-1 Provision of Transit and Rideshare Information. The applicant shall
provide bulletin boards or kiosks in appropriate common areas to advise
residents about up-to-date transit and rideshare information.
AQ-2 Fugitive Dust Control Measures.
a) Reduce the amount of the disturbed area where possible;
b) Use of water trucks or sprinkler systems in sufficient quantities to
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
prevent airborne dust from leaving the site. Increased watering
frequency would be required whenever wind speeds exceed 15 mph.
Reclaimed (non-potable)water should be used whenever possible;
c) All dirt stock pile areas should be sprayed daily as needed;
d) Permanent dust control measures identified in the approved project
revegetation and landscape plans should be implemented as soon as
possible following completion of any soil disturbing activities;
e) Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be sown with a
fast germinating,non-invasive grass seed and watered until
vegetation is established;
f) All disturbed soil areas not subject to revegetation should be
stabilized using approved chemical soil binders,jute netting,or other
methods approved in advance by the APCD;
g) All roadways,driveways,sidewalks,etc.to be paved should be
completed as soon as possible after grading unless seeding or soil
binders are used;
h) Vehicle speed for all construction vehicles shall not exceed 15 mph
on any unpaved surface at the construction site,
i) All trucks hauling dirt,sand,soil,or other loose materials are to be
covered or should maintain at least two feet of freeboard (minimum
vertical distance between top of load and top of trailer) in accordance
with CVC Section 23114;
j) Install wheel washers where vehicles enter and exit unpaved roads
onto streets,or wash off trucks and equipment leaving the site;
k) 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;
1) All of these fugitive dust mitigation measures shall be shown on
grading and building plans;and
m) The contractor or builder shall designate a person or persons to
monitor the fugitive dust emissions and enhance the implementation
of the measures as necessary to minimize dust complaints,reduce
visible emissions below 20 percent opacity,and 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
Compliance Division prior to the start of any grading,earthwork or
demolition.
AQ-3 Construction Equipment.
• Maintain all construction equipment in proper tune according to
manufacturer's specifications;
• Fuel all off-road and portable diesel powered equipment with
ARB certified motor vehicle diesel fuel(non-taxed version
suitable for sue off-road);
• Use diesel construction equipment meeting ARB's Tier 2 certified
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
engines or cleaner off-road heavy-duty diesel engines,and
comply with the State Off-Road Regulation;
• Use on-road heavy-duty trucks that meet the ARB's 2007 or
cleaner certification standard for on-road heavy-duty diesel
engines,and comply with the State On-Road Regulation;
• Construction or trucking companies with fleets that do not have
engines in their fleet that meet the engine standards identified in
the above two measures(e.g.captive or NO,exempt area fleets)
may be eligible by proving alternative compliance;
• All on and off-road diesel equipment shall not idle for more than
5 minutes. Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5 minute
idling limit;
• Diesel idling within 1,000 feet of sensitive receptors is not
permitted;
• Staging and queuing areas shall not be located within 1,000 feet
of sensitive receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered
equipment,where feasible;and
• Use alternatively fueled construction equipment on-site where
feasible,such as compressed natural gas(CNG),liquefied.natural
gas(LNG),propane or biodiesel.
Lessthan
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
N. BIOLOGICAL RESOURCES—Would the project:
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special-
status "species in local or regional plans, ❑ ❑ ❑
policies, or regulations,or by the
California Department of Fish and
Game or U.S. Fish and Wildlife
Service?
b) Have a.substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies,or regulations, ❑ ❑ ❑
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service?
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City of San Luis Obispo Initial Study-Mitigated Negadve Declaration
Lessthan
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
c) Have a substantial adverse effect on
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh, ❑ ❑ ❑
vernal pool,coastal,etc.)through direct
removal,filling, hydrological
interruption,or other means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with ❑ ❑ a
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or
ordinances protecting biological ❑ 1:1 Elresources, such as a tree preservation
policy or ordinance?
D Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, ❑ ❑ ❑
or other approved local, regional,or
state habitat conservation plan?
Settine
The City of San Luis Obispo is a localized urban community surrounded by a rural setting. The
City's General Plan seeks to protect natural resources,including flora and fauna,as an integral
part of the City's setting,economy,and physical development.
Discussion
Questions A-F:
The project site is located within an urban area of the City. The proposed project involves
demolition of the existing buildings and construction of a 47,926-square-foot residential
apartment complex. The site lacks significant native vegetation that would provide habitat for
any unique,rare,or endangered plant or animal species. The site does not contain nor is it
adjacent to any wetlands.
The proposed project would not conflict with any local policies or ordinances protecting trees,
nor would it conflict with any conservation plans. The area is highly urbanized and there is no
potential for adverse effects to wildlife resources or their habitat either directly or indirectly.
There would be no impact to biological resources.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Less than
Potentially Significant Less than
Significant with Significant
Impact Mitigation Impact No Impact
V. CULTURAL RESOURCES—Would the project:
a) Cause a substantial adverse change
in the significance of a historical ❑ ❑ ❑
resource as defined in§15064.5?
b) Cause a substantial adverse change
in the significance of an ❑ ® El F-1archaeological resource as defined in
§15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or ❑ ® ❑ ❑
unique geologic feature?
d) Disturb any human remains, including
those interred outside of formal ❑ ❑ ® ❑
cemeteries?
Settine
According to the City's Draft Historic Preservation Program Guidelines (March 2010),Native
Americans inhabited the area as early as 10,000 B.C. The Native American Indian group,
known as the Chumash,was the predominant culture,occupying much of what is now San Luis
Obispo and Santa Barbara Counties. The 181h Century brought European missionaries,which
led to Spanish control of the region and the establishment of California's 21 missions,including
Mission San Luis Obispo de Tolosa. Subsequently,Mexican Independence overcame Spanish
rule,and Mexican control over California continued until it was ultimately sold to the United
States in 1848. Late in the 19th Century,San Luis Obispo became a stop on the Southern Pacific
Railroad,closing the gap between Los Angeles and San Francisco. The railroad brought
industry to the region and accelerated the growth of the community. Cultural and historic
resources from each period still shape the setting of San Luis Obispo today.
Discussion
Question A:
The project site is located in a primarily urban area and does not meet any of the criteria for
designation as an individual landmark or historic site. The buildings on site were constructed
in 1961 and are not eligible for listing on the National Register of Historic Places,the California
Register of Historic Resources,the California Historical Landmarks,the California Points of
Historical Interest,or the California Historic Resources Inventory. The site is also not listed in
the City's Contributing Properties List of Historic Resources or the Master List of Historic
Resources(City of SLO,March 2010). Therefore, the site is not regarded as a significant
historical resource for purposes of CEQA,and the proposed project would not result in a
significant impact to historic resources. No impact would occur.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Questions B and C.-
The project site is not identified in the City's General Plan Conservation and Open Space
Element(2006)as a burial sensitivity area. However,during grading or construction of the
project,archaeological or paleontological resources may be encountered. Such resources,if
encountered,may also include Native American cultural artifacts and could be damaged or
destroyed by grading or construction activities. This would be considered a potentially
significant.impact. In the event that previously unidentified buried archaeological resources are
discovered during construction,implementation of Mitigation Measure CR-1 would reduce the
impact to a less than significant level.
Question D:
The proposed project could have the potential to disturb undiscovered human remains. While
no prehistoric archaeological material has been previously identified on the project site,there is
a remote possibility that human remains could be uncovered during construction activities. If
encountered,such resources could be damaged or destroyed.
Adherence to Section 7050.5(b) of the California Health and Safety Code would protect any
previously unidentified buried human remains. In accordance with these codified
requirements,in the event that human bone or bone of unknown origin is found during
construction,all work is required to stop in the vicinity of'the find and the County Coroner
must be contacted immediately. If the remains are determined to be Native.American,the
Coroner is required to notify the Native American Heritage Commission,who then notifies the
person it believes to be the most likely descendent. The most likely descendant would work
with the contractor to develop a program for re-internment of.the human remains and any
associated artifacts.
Pursuant to compliance with Section 7050.5(b) of the California Health and Safety Code,
impacts would be less than significant.
Mitigation Measure
CR-1: Archaeological Monitoring. A qualified archaeologist shall
be retained on site during all grading work and shall examine
all excavations for evidence of any archaeological or
paleontological resources. In the event that any prehistoric
subsurface, archaeological features or deposits,including
locally darkened soil ("midden')that could conceal cultural
deposits,animal bone,obsidian,and/or mortar are discovered
during construction-related earth-moving activities,all work
within 150 feet of the resources shall be halted,and the
qualified archaeologist shall assess the significance of the find.
Archaeological test excavations shall be conducted by the
qualified archaeologist to aid in determining the nature and
integrity of the find. If the find is determined to be significant
by the qualified archaeologist,the representatives of the City
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y City of San Luis Obispo Initial Study-Mitigated Negative Declaration
and the qualified archaeologist shall meet to determine the
appropriate course of action. All significant cultural materials
recovered shall be subject to scientific analysis,professional
museum curations,and a report shall be prepared by the
qualified archaeologist according to current professional
standards.
If a Native American site is discovered,then the evaluation
process shall include consultation with the appropriate Native
American(s). When Native American archaeological,
ethnographic,or spiritual resources are involved,all
identification and treatment shall be conducted by qualified
archaeologists who are either certified by the Register of
Professional Archaeologists(RPA)or meet the federal
standards as stated in the Code of Federal Regulations(36
C.F.R.61),and Native American representatives who are
approved by the local Native American community as
scholars of the cultural traditions. In the event that no such
Native.American is available,persons who represent tribal
governments and/or organizations in the locale in which
resources could be affected shall be consulted.
A qualified archaeologist.shall be present at the
preconstruction meeting to educate all construction workers
for the proposed project on the identification of subsurface
cultural resources. The preconstruction meeting shall be
completed prior to the commencement of any earth work or
other construction activities and verification of compliance
shall be provided to the City. Each contractor and all
employees involved with earth moving activities including,
but not limited to,grading,scraping,drilling,and trenching,
shall be required to participate in this preconstruction
meeting. If subsequent contractors are hired who did not
participate in this preconstruction meeting,they shall be
required by the City to meet independently with the qualified
archaeologist consultant to review and discuss the potential
for discovery of archaeological resources and the proper
treatment of these materials,and verification of this
subsequent training shall be provided to the City.
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Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
VI. GEOLOGY and SOILS—Would the project:
a) Expose people or structures to potential
substantial adverse effects, including
the risk of loss, injury,or death
involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Pdolo Earthquake
Fault Zoning Map issued by the ❑ ® ❑ ❑
State Geologist for the area or
based on other substantial evidence
of a known fault?
ii) Strong seismic ground shaking? ❑ ® ❑ ❑
iii) Seismic-related ground failure, ❑ ® El 13including liquefaction?
iv) Landslides? ❑ ❑ ® p
b) Result in substantial soil erosion or the El El ® E]loss of topsoil?
c) Be located on a geologic unit or soil that
is unstable as a result of the project,
and potentially result in on-or off-site ❑ ® ❑ ❑
landslide, lateral spreading,subsidence,
liquefaction, or collapse?
d) Be located on expansive soil,as defined
in Table 1-B of the Uniform Building ❑ ® ❑ a
Code,creating substantial risks to life or
property?
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems ❑ ❑ ❑
where sewers are not available for the
disposal of wastewater?
Setting
San Luis Obispo is located within the southern Coast Range Geomorphic Province. This
province is between the Central Valley of California and the Pacific Ocean and extends from
Oregon to northern Santa Barbara County. The Coast Range province is structurally complex.
It is comprised of sub-parallel northwest-southeast trending faults, folds,and mountain ranges.
Rock types in the San Luis Obispo area are mainly comprised of volcanic,metavolcanics,and
melanges of serpentinite and graywacke.sandstone. These rocks are Highly fractured and are
part of the Mesozoic aged Franciscan Formation. Intrusive and extrusive volcanic deposits of
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'_City of San Luis-Obispo Initial Study-Midgated Negadve Declaration
Tertiary age and marine sedimentary deposits of the Miocene aged Monterey Formation are
also found in the area. The most distinctive geomorphological feature of the San Luis Obispo
area is the series of Tertiary aged volcanic plugs(remnants of volcanoes) which extend from the
City of San Luis Obispo northwesterly to Morro Bay. Hollister Peak,Bishop Peak,Cerro San
Luis Obispo, Islay Hill,and Morro Rock are all comprised of these volcanic plugs.
The predominant northwest-southeast trending structures of the Coast Range Province are
related to the San Andreas Fault Transform Boundary. This boundary separates two of the
major tectonic plates that comprise the earth's crust:the Pacific Plate and the North American
Plate. The main feature of the boundary is a right lateral strike slip fault zone,which lies
approximately 40 miles to the northeast of San Luis Obispo. West of the San Andreas Fault
Transform Boundary lies the Pacific Plate,which is moving in a northwesterly direction relative
to the North American Plate east of the boundary. This relative movement between the two
plates is the driving force of fault ruptures in western California. The segment of the San
Andreas Fault Zone closest to San Luis Obispo has an earthquake recurrence interval of
approximately 206 years with an 18 percent probability of rupturing between 1994 and 2024
(Southern California Earthquake Center,1995).
The U.S.Geological Survey(USGS) and the California Division of Mines and Geology(CDMG)
define active faults as those that have had surface displacement within Holocene time(about
the last 11,000 years). Surface displacement can be recognized by the existence of cliffs in
alluvium,terraces,offset stream courses,fault troughs and saddles,the alignment of
depressions,-sag ponds,and the existence of steep mountain fronts. Potentially active faults are
ones that have had surface displacement during the last 1.6 million years. Inactive faults have
not had surface displacement within the last 1.6 million years. The following is a list of active
and potentially active faults that could affect the project site.
Active Faults:
San Andreas Fault Zone. The San Andreas Fault is the dominant active fault in California.
The fault is divided into several different segments. These segments include the North Coast,
San Francisco Peninsula,Santa Cruz Mountains,Central Creeping,Parkfield,Cholame,Carrizo,
Mojave,San Bernardino,and Coachella. The Cholame.segment is approximately 145 km long
(90 miles),extends from Cholame down to Three Points,and is located approximately 35 miles
northeast of the project.site. This segment of the San Andreas Fault is capable of producing a
moment magnitude 7.2 earthquake (California Department of Conservation,1996). Higher
magnitudes are possible if multiple contiguous segments rupture simultaneously(this is termed
a"cascade' rupture). An estimated magnitude 7.8 earthquake occurred during a cascade type
rupture of multiple segments including the Carrizo segment in 1857.
Los Osos Fault. The Los Osos Fault is the closest.major fault to the project site and is
considered active. It lies approximately three miles west of the property. This reverse fault has
an earthquake recurrence interval of 1,925 years (California Department of Conservation,1996).
The fault is 44 km(27 miles) long and is capable of producing a magnitude 6.8 earthquake.
Hosgri Fault. The Hosgri Fault is located offshore approximately 18 miles west of the
City. This right lateral strike slip fault is considered active and has a length of approximately
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172-km(106 miles). The Hosgri fault is reported to be capable of producing a magnitude 7.3
earthquake(California Department of Conservation,1996).
Potentially Active Faults:
The Rinconada Fault. This potentially active right lateral strike slip fault is approximately
189 km(117 miles) long and is capable of producing a 7.3 magnitude earthquake(California
Department of Conservation,1996).
San Juan Fault. This right lateral strike slip fault is a direct.splay of the San Andreas
Fault and is considered potentially active. The fault is 68 km(42 miles)in length and is capable
of producing a magnitude 7.0 earthquake(California Department of Conservation,1996).
Other faults such as the La Panza,the East and West Huasna Faults,the Oceanic Fault,and the
Cambria Fault,are all within 20 miles of the site and are considered potentially active.
However,the rupture histories and specific geometries of these faults are not as well
understood as the faults mentioned above. The San Andreas and Los Osos Faults are the most
likely to affect the project site. The San Andreas Fault has the highest probability of rupture,
and the.Los Osos Fault is in closest proximity to the site.
The project site ranges from approximately 173 feet to 179 feet above mean sea level. The
.project site is relatively flat and gently slopes southward from 179 feet at the northern portion of
the site to 173 feet near the southern portion of the site. The soils on site include approximately
66 percent Concepcion loam,5-9 percent slopes,and 34 percent Cropley clay,2-9 percent slopes,
according to the Natural Resources Conservation Service Web Soil Survey(2010).
Discussion
Question A)i-iii:
While no active faults have been mapped directly across the project site,the site is located in the
vicinity of three active faults,according to the Alquist-Priolo Earthquake Fault Zoning Map.
According to the City's General Plan,the Los Osos Fault presents a high to very high risk of
surface rupture. The Los Osos Fault is approximately 3 miles from the project site,so surface
rupture would not be a risk;however an earthquake on this fault or other faults in the regional
area could subject the site to seismic shaking. According to the City's General Plan Safety
Element,the site is considered to have high potential for strong seismic ground shaking and
liquefaction.
The City's General Plan states that areas subject to high ground shaking potential must adhere to
engineering standards and building codes,and areas subject to high liquefaction potential should
be assessed on a site.specific basis. Impacts from surface rupture,ground shaking,and liquefaction
are potentially significant. Mitigation Measures GEO-1 and GEO-2 are required to reduce impacts
to a less than significant level.
rr South Street Apartments Affordable Housing Project
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Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Question A)iv:
Given the project sites nearly flat topography,the site would have a low potential for
landslides. Impacts would be less than significant.
Question B.
The-soils on the project site are Concepcion loam(5-9 percent slopes) and Cropley clay(2-9
percent slopes). Both soils are moderately well drained. The watershed for the project consists
solely of the project site,and the proposed project would mimic the current drainage patterns.
Currently,the runoff from the site drains to two locations. The frontage of the site along South
Street drains onto South Street. Most of this water flows directly across the sidewalk,but a
small portion of it.is conveyed onto the street through a sidewalk under drain. The majority of
the existing site runoff drains to the back of the property and off site onto the neighboring
property. An existing drainage easement allows for this offsite drainage.. The runoff generated
by the proposed courtyard,parking lot,and roof would be collected by a storm drain system.
This system would discharge over land at the rear of the project where it would be conveyed by
an earth swale off site onto the neighboring property in accordance with the existing drainage
easement. Any remaining surface runoff would be directed to earth swales and conveyed to the
rear of the project,and ultimately off site. All runoff directed to the rear of the project would
leave the site at the same location runoff currently drains offsite. No offsite water currently
drains onto the site,and there are no existing underground storm drain facilities. All existing
runoff leaves the site overland. Given the flat topography and drainage characteristics of on-
site soils,the proposed project would not result in substantial soil erosion or loss of topsoil.
Impacts would be less than significant.
Questions C and D.
The shrink swell potential for Conception loam is moderate,while the shrink swell potential for
Cropley clay is high. Also,as discussed in Question A above,the project site is also considered
to have high risk of ground shaking and liquefaction. While there is low potential on site for
landslide or lateral spreading,impacts to subsidence,liquefaction,and collapse are potentially
significant. Mitigation Measures GEO-1 and GEO-2 would be required to reduce impacts to less
than significant levels.
Question E.
Wastewater service for the project will be provided by the City via an adjacent main line
existing in the South Street alignment. The project does not require a septic system or any
alternative wastewater disposal system,therefore no impacts to soil would occur.
Mitigation Measures
GEO-1 Seismic Structural Design. The structural design of the project shall
be in accordance with the Uniform Building Code,which has been
adopted by the City and the California Division of Mines and Geology
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Guidelines for Evaluating and Mitigating Seismic Hazards in California,
Special Publication 117(revised 2008).
GEO-2 Liquefaction. As required by the City, a geotechnical evaluation shall
be performed. The geotechnical evaluation shall include a
liquefaction analysis. At a minimum,the liquefaction analysis shall
be in accordance with City and State building codes,and the
California Division of Mines and Geology Guidelines for Evaluating
and Mitigating Seismic Hazards in California (revised 2008). Such
studies would typically include site-specific depth to groundwater
and soil composition as they relate to seismically induced hazards.
Areas having liquefiable sediments should be identified,and
structures should be properly designed to withstand the conditions.
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
Al. GREENHOUSE GAS EMISSIONS—Would the project:
a) Generate greenhouse gas emissions,
either directly or indirectly,that may
have a significant impact on the
environment?
b) Conflict with an applicable plan, policy,
or regulation adopted for the purpose
of reducing the emissions of El
greenhouse gases?
Settin
The accumulation of greenhouse gases(GHG) in the atmosphere naturally regulates the earth's
temperature. However,it is believed that emissions from human activities,particularly the
consumption of fossil fuels for electricity production and transportation,have elevated the
concentration of these gases in the atmosphere beyond the level of naturally occurring
concentrations. Carbon dioxide(CO2)and methane(CH4)are the GHGs that are emitted in the
greatest quantities from human activities. Emissions of CO2 are largely by-products of fossil fuel
combustion,whereas CH4 results from off-gassing associated with agricultural practices and
landfills.
Scientific modeling predicts that continued GHG emissions at or above current rates would
induce more extreme climate changes during the 21st century than were observed during the
20th century. According to the Air Resources Board (ARB),some of the potential impacts in
California of global warming may include loss of snow pack,sea level rise,more extreme heat
days per year,more high ozone days,more large forest fires,and more drought years (ARB,
October 2007). While these potential impacts identify the possible effects of climate change at a
global and potentially statewide level, in general,scientific modeling tools are currently unable
to predict what impacts would occur locally.
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�!■City of San Luis Obispo Initial Study-Mitigated Negative Declaration
In response to an increase in man-made GHG concentrations over the past 150 years,California
has implemented AB 32,the"California Global Warming Solutions Act of 2006." AB 32
requires achievement by 2020 of a statewide GHG emissions limit equivalent to 1990 emissions
(essentially a 25 percent reduction below 2005 emission levels)and the adoption of rules and
regulations to achieve the maximum technologically feasible and cost-effective GHG emissions
reductions.
GHG emissions contributing to global climate change(GCC)have only recently been addressed
in CEQA documents. Senate Bill(SB)97,signed in August 2007,acknowledges that GCC is an
environmental issue that requires analysis under CEQA. In December 2009,the California
Resources Agency adopted amendments to the State CEQA Guidelines for the feasible mitigation
of GHG emissions or the effects of GHG emissions. The adopted guidelines give lead agencies
the discretion to set quantitative or qualitative thresholds for the assessment and mitigation of
GHG and GCC impacts.
Discussion
Question A:
Neither the City nor SLOAPCD currently have established thresholds of significance for GHG
emissions. However,construction,increased traffic,and increased energy use due to the
proposed project would be expected to generate GHGs. According to the traffic analysis
prepared by Associated Transportation Engineers (ATE) (refer to Appendix C),the project
would generate a net increase of 122 average daily trips(ADTs) upon completion,based on an
estimated rate of 6.65 trips/day for each dwelling unit. The project is estimated to generate 539
tons of CO2 Equivalent per year,which includes operational,mobile source and construction
emissions(refer to Appendix B).
While the proposed project would generate GHG emissions,there are also several project
components that would reduce emissions. The project would be an infill development,
bringing residents closer to the core of the City and maximizing the use of urban space with
high-density affordable housing. As a result,the project would help reduce vehicle trip
lengths and overall vehicle miles traveled. There would also be 86 bicycle parking spaces on
site and two SLO Transit bus routes that have regular and timed stops along South Street,
which would facilitate alternative transit for residents of the proposed project. In addition,the
proposed project would be expected to reduce the number of daily truck trips to the site by
replacing the existing steel manufacturing business,which has a higher ratio of average daily
truck trips. Large commercial trucks produce substantially greater quantities of diesel
particulate matter compared to diesel-fueled passenger vehicles. Furthermore,the project
would be aligned with anticipated population buildout,and the population increase would not
exceed the average annual growth of the City (City of SLO,2006). Overall,impacts to GHG
emissions would be less than significant.
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Attachment 4
MAI
City of San Luis Obispo Initial Study-Mitigated Ne_aadve Declaration
Question B:
No local or regional plans to reduce GHG emissions are currently in place. Therefore,the
project would not conflict with any applicable plan,policy or regulation of an agency adopted
for the purpose of reducing the emissions of greenhouse gases. No impacts would occur.
Lessthan
Potentially Significant Less than
Significant with Significant
Impact Mitigation Impact No Impact
VIII. HAZARDS and HAZARDOUS MATERIALS-Would the project:
a) Create a significant hazard to
the public or the environment
through the routine transport, ❑ ❑ ❑
use, or disposal of hazardous
materials?
b) Create a significant hazard to
the public or the environment
through reasonably
foreseeable upset and E] El Elaccident conditions involving
the release of hazardous
materials into the
environment?
c) Emit hazardous emissions or
handle hazardous or acutely
hazardous materials, El 11 Elsubstances,or waste within
% mile of an existing or
proposed school?
d) Be located on a site which is
included on a list of
hazardous material sites
compiled pursuant to
Government Code Section ❑ ® ❑ ❑
65962.5 and,as a result,
would it create a significant
hazard to the public or the
environment?
e) For a project located within
an airport land use plan or,
where such a plan has not
been adopted,within two
miles of a public airport or ❑ ❑ ® ❑
public use airport,would the
project result in a safety.
hazard for people residing or
working in the project area?
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�l City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Less than
Potentially Significant Less than
Significant with Significant
Impact Mitigation Impact No Impact
Vlll. HAZARDS and HAZARDOUS MATERIALS-Would the project:
f) For a project within the
vicinity of a private airstrip,
would the project result in a ❑ ❑ ® ❑
safety hazard for people
residing or working in the
project area?
g) Impair implementation of or
physically interfere with an
adopted emergency response ❑ ❑ ® ❑
plan or emergency
evacuation plan?
h) Expose people or structures
to a significant risk of loss,
injury,or death involving
wildland fires, including where El E] ® El
are adjacent to
urbanized areas or where
residences are intermixed
with wildlands?
Settine
The project.site is located on the south side of South Street in the City of San Luis Obispo. The
site is currently occupied by McCarthy Tank and Steel and is developed with a large
commercial building that houses a retail store,offices,and warehouse space for metal
fabrication operations. An accessory building for an outdoor metal fabrication station is located
to the west of the main building and is covered with a sheet metal roof. The remainder of the
property is utilized for storage of metal stock and fabricated steel products.
2005 Soil.and Groundwater Assessment
SECOR International,Inc.conducted a soil and groundwater assessment at the site in 2005. The
purpose of the assessment was to define further the extent of dissolved and adsorbed phase
petroleum hydrocarbons in the groundwater and soil underlying the subject property. The
hydrocarbons were associated with two former on-site leaking underground fuel storage tanks
(USTs), which were removed in October 2002. Based on the results of the assessment and
historical soil analytical data from October 2002,remedial excavation and installation of
groundwater monitoring wells was conducted in November 2002. A three-to five-foot thick
sandy and gravely clay horizon beginning at a depth of approximately 18 feet below grade
surface (bgs) appeared to have been impacted with petroleum hydrocarbons. The lateral extent
of the impacted soil horizon was not clearly defined at the time,but appeared to encompass the
area between the southeastern corner of the existing building and extended approximately 10 to
20 feet outside the building in a southwesterly direction. TPH-g and benzene concentrations
exceeded the San Luis Obispo Fire Department cleanup goals within the samples collected at 19
South Street Apartments Affordable Housing Project
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City of San Luis Obispo Initial Study-Mitigated Negafive Declaration
and 22.5 feet bgs,respectively,within Geoprobe boring GP-2 only. The lateral extent of the
dissolved phase petroleum-hydrocarbon plume appeared to be limited to the vicinity of
Geoprobe boring GP-3 to the north and extended approximately 30 to 40 feet southwesterly
from Geoprobe boring GP-2-
Based on these results,installation of two additional groundwater monitoring wells was
recommended. Following this,Iris Environmental conducted an ozone injection program to
remediate groundwater impacted with petroleum hydrocarbons at the site.
Regional Water Quality Control Board-Central Coast Region Staff Report of Recommended
Case Closure
On December 16,2009,Regional Water Quality Control Board-Central Coast Region(RWQCB)
staff recommended closure of the UST case at the project site and specified that the
groundwater monitoring wells and injection wells onsite be destroyed. The recommendation
for closure was based on the following:
1. The extent of the release has been adequately characterized;
2. The source and a majority of the contaminant mass have been removed from the site,to
the maximum extent practical,through various remedial actions including:soil
excavation,high vacuum dual phase extraction,and in-situ oxidation using ozone
injection;
3. The remaining constituent of concern is limited to benzene at very low concentration;
4. The remaining soil pollution above the cleanup goal is limited in extent,and generally
underlying the warehouse building between 11 and 22 ft. bgs;
5. The groundwater plume has been adequately characterized and is declining in size and
concentration;
6. TPH-g concentrations in groundwater have been reduced from a maximum of 160,000
µg/l to between non-detect and 459µg/1(below the Central Coast Water Board cleanup
goal);
7. Benzene concentrations in groundwater have been reduced from a maximum of 2,300
µg/l to between non-detect and 1.45 µg/1(slightly above the Central Coast Water Board
cleanup goal of 1.0µg/1);
8. The remaining groundwater pollution above the benzene cleanup goal is limited to one
on-site monitoring well;
9. Monitoring data indicate the petroleum hydrocarbon concentrations are expected to
continue to decrease with time;
10. The remaining hydrocarbon contamination is unlikely to reach drinking water supply
wells or other sensitive receptors considering the low groundwater contaminant
concentrations remaining;
11. The current fee titleholders of the subject property and adjacent properties have been
notified of the proposed case closure and have no objections to case closure;and.
12. Closure is consistent with Section III.G. of the State Water Board Resolution No.92-49,
allowing the consideration of cost effective abatement measures for a site where
attainment of reasonable objectives less stringent than background water quality does
not unreasonably affect present or anticipated beneficial uses of groundwater,and will
not result in water quality less than that prescribed by the Basin Plan.
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Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Well Destruction and Closure Report Central Coast Water Board Number:No.3327,
McCarthy Tank and Steel Property,313 South Street,San Luis Obispo,California.
Well abandonment and site restoration activities were conducted on January 12 through 15,
2010. Seven groundwater monitoring wells and five injection wells were abandoned at the site
in accordance with the closure recommendation staff report issued by the RWQCB on
December 16,2009. Monitoring wells MW4 and MW-5 were previously destroyed in 2007. All
wells located at the site were destroyed and the remediation system was removed. All well
destruction activities were conducted under the supervision of a registered California
professional engineer and pursuant to California Department of Water Resources Bulletin No.
74-81 and Supplement No. 74-90. The RWQCB issued a case closure transmittal on March 2,
2010.
Regulatory Setting
Federal
Many agencies regulate hazardous substances. These.include federal agencies such as the US
Environmental Protection Agency (EPA),the Occupational Safety and Health Administration
(OSHA), the Nuclear Regulatory Commission(NRC),the Department of Transportation(DOT),
and the National Institute of Health (NIH). The following are federal laws and guidelines
governing hazardous substances:
• . Federal Water Pollution Control Act
• Clean Air Act
• Occupational Safety and Health Act
• Federal Insecticide,Fungicide,and Rodenticide Act
• Comprehensive Environmental Response Compensation and Liability Act
• Guidelines for Carcinogens and Biohazards
• Superfund Amendments and Reauthorization Act Title III
• Resource Conservation and Recovery Act
• Safe Drinking Water Act
• Toxic Substances Control Act
At the federal level,the principal agency regulating the generation,transportation and disposal
of hazardous substances is the EPA,under the authority of the Resource Conservation and
Recovery Act (RCRA). The EPA regulates hazardous substance sites under the Comprehensive
Environmental Response Compensation and Liability Act(CERCLA). Applicable federal
regulations are contained primarily in Titles 29,40,and 49 of the Code of Federal Regulations
(CFR)..
Hazardous Substances Handling Requirements. The RCRA established a federal hazardous
substance"cradle-to-grave'regulatory program that is administered by the EPA. Under the
RCRA, the EPA regulates the generation, transportation,treatment,storage and disposal of
hazardous substances. The RCRA was amended in 1984 by the Hazardous and Solid Waste Act
(HSWA), which affirmed and extended the"cradle-to-grave' system of regulating hazardous
substances. The HSWA specifically prohibits the use of certain techniques for the disposal of
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I�City of San Luis Obispo Initial Study-Mitigated Negadve Declaration
some hazardous substances. Under the RCRA,individual states may implement their own
hazardous substance management programs as long as they are consistent with,and at least as
strict as,the RCRA.The EPA must approve state programs intended to implement the RCRA
requirements.
Hazardous Substances Worker Safety Requirements.The Federal Occupational.Safety and
Health Administration(Fed/OSHA)is the agency responsible for ensuring worker safety..
Fed/OSHA sets federal standards for implementation of training in the work place,exposure
limits,and safety procedures in the handling of hazardous substances(as well as other
hazards). Fed/OSHA also establishes criteria by which each state can implement its own health
and safety program.
State
The California Environmental Protection Agency(Cal/EPA)and the Governor's Office of
Emergency Services(OES)establish rules governing the use of hazardous substances. The State
Water Resources Control Board (SWRCB) has primary responsibility to protect water quality
and supply.
Applicable State laws include the following:
• Porter Cologne Water Quality Act
• Public Safety/Fire Regulations/Building Codes
• Hazardous Substance Control Law
• Hazardous Substances Information and Training Act
• Hazardous Substances Release Response Plans and Inventory Act
• Air Toxics Hot Spots and Emissions Inventory Law
• Underground Storage of Hazardous Substances Act
Within Cal/EPA,the Department of Toxic Substances Control(DTSC),formerly the
Department of Health Services,has primary regulatory responsibility,with delegation of
enforcement to local jurisdictions that enter into agreements with the-state agency,for the
generation,transportation and disposal of hazardous substances under the authority of the
Hazardous Waste Control Law (HWCL). State regulations applicable to hazardous substances
are indexed in Title 26 of the California Code of Regulations(CCR).
Hazardous Substances Handling Requirements. In California,approval of the state
hazardous substance management program is still pending,so both existing state and federal
hazardous substances laws apply to the handling of hazardous substances. The current State
program was created by the enactment of the HWCL,which is administered by the DTSC. The
DTSC regulations govern the generation,transportation,and disposal of hazardous substances.
Regulations implementing the HWCL list 791 hazardous chemicals and 20 or 30 more common
substances that may be hazardous;establish criteria for identifying,packaging and labeling
hazardous substances;prescribe management of hazardous substances;establish permit
requirements for hazardous substances-treatment,storage, disposal and transportation;and
identify hazardous substances that cannot be deposited in landfills.
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M
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Under both the RCRA and the HWCL,the generator of a hazardous substance must complete a
manifest that accompanies the waste from the point of generation to the ultimate treatment,
storage,or disposal location. The manifest describes the waste,its intended destination,and
other regulatory information about the waste. Copies must be filed with the DTSC. Generators
must also match copies of waste manifests with receipts from the treatment,storage,or disposal
facility to which it sends waste.
Hazardous Substances Worker Safety Requirements.The California Occupational Safety and
Health Administration(Cal/OSHA)assumes primary responsibility for developing and
enforcing work place safety regulations within the State. Cal/OSHA standards are more
stringent than federal regulations.
Cal/OSHA regulations concerning the use of hazardous substances include requirements for
safety training,availability of safety equipment,hazardous substances exposure warnings,and
emergency action and fire prevention plan preparation. Cal/OSHA enforces the hazard
communication program regulations,which include provisions for identifying and labeling
hazardous substances,describing the hazards of chemicals,and documenting employee
training programs.
Both federal and state laws include special provisions for hazard communication to employees
who work with and/or encounter hazardous materials and wastes. The training must include
safe methods for handling hazardous substances,an explanation of Material Safety Data Sheets,
use of emergency response equipment,implementation of an emergency response plan and use
of personal protective equipment.
Groundwater Regulatory Background.As described above,the SWRCB and the.RWQCB
are the responsible agencies for implementing regulations designed to protect California waters,
including groundwater. The RWQCB is responsible for overseeing groundwater contamination
investigations and remedial activities. The RWQCB implements the clean-up standards
required for sites of contaminated groundwater and assures site compliance with appropriate
state regulations.Cal/EPA (DTSC) and Cal-OSHA are the agencies that are responsible for
overseeing that appropriate measures are taken to protect workers from exposure to potential
groundwater contaminants.
Local
City of San Luis Obispo General Plan.
The goals of the General Plan's Safety Element include:
• MiniTmze injury and loss of life;
• Minimize damage to public and private property;and,
• Minimize social and economic disruptions resulting from injury,death,and property
damage.
The following City policy with regards to hazardous/contaminated material is applicable to
this project:
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��City of San Luis Obispo Initial Study-Mitigated Negative Declaration
• S 4.1: Minimizing Hazardous Materials Exposure:People's exposure to hazardous
substances should be minimized.
Discussion
Questions A and B:
Minor amounts of hazardous substances,such as cleaning,maintenance,and landscaping
supplies may be stored and used in and around the various buildings. Any hazardous
substances used at the site for cleaning,maintenance,and landscaping by the residents or
tenants of the proposed apartment complex are required to be stored in a manner that complies
with all applicable codes and ordinances,laws,or other pertinent requirements. Impacts would
be less than significant.
Question C.
The proposed project site is within a 1/4-mile of Hawthorne Elementary School;however,the
project would not emit hazardous emissions or involve handling hazardous or accurately
hazardous materials,substances,or waste that would significantly affect these facilities.
Impacts would be less than significant.
Question D.
The site previously contained USTs that resulted in dissolved and adsorbed phase petroleum
hydrocarbons in the groundwater and soil underlying the subject property. The site has
undergone groundwater monitoring,remediation,well abandonment,and site restoration,and
RWQCB staff have issued a closure letter for UST case at the project site. Seven groundwater
monitoring wells and five injection wells were abandoned at the site in accordance with the
closure approval letter issued by the RWQCB. All wells located at the site have been destroyed,
and the remediation system was removed. All well destruction activities were conducted under
the supervision of a registered California professional engineer and pursuant to California
Department of Water Resources Bulletin No. 74-81 and Supplement No.74-90. Nevertheless,
there is still the potential to encounter contaminated materials during construction activities.
As required by the RWQCB,the following agencies must be notified prior to any changes in
land use, grading activities,excavation,or dewatering of the site: RWQCB,San Luis Obispo
County Environmental Health Services,San Luis Obispo City Fire Department,and appropriate
local planning and building departments. In addition,Mitigation Measure HAZ-1 would
reduce impacts to less than significant.
Questions E and F.
The project site is located over two miles northwest of the San Luis Obispo County airport,and
no private air strips are present. The site is located just beyond the County of San Luis Obispo
Airport Land Use Area and Airport Safety Area S-2,an area with aircraft operations at a level of
500 to 1000 feet above ground. Due to its distance from the airport,it is unlikely that the
proposed project would result in a safety hazard for people residing or working in the project
area. Impacts would be less than significant.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Question G:
During construction of project,there is a possibility that existing roadways that may be part of
an emergency response plan or emergency evacuation plan(e.g.,South Street)would
experience intermittent interference from construction equipment or activities. However,such
interference would be temporary and only occur during the delivery of construction materials
and equipment to the site and removal of construction wastes.
Question H.
The proposed project area is located in an area of low risk of wildland fires;therefore,this
impact is considered less than significant.
Mitigation Measures
HAZ-1 Prepare a Contaminated Materials Management Plan(CMMP).
Prior to construction,a CMMP should be prepared to ensure
worker safety and proper handling of soil containing potentially
hazardous materials. All contractors will be required to comply
with the CMMP throughout construction activities.
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
IX. HYDROLOGY and WATER QUALITY—Would the project:
a) Violate any water quality standards ❑ ® ❑ ❑
or waste discharge requirements?
b) Substantially deplete groundwater
supplies or interfere substantially
with groundwater recharge such
that there would be a net deficit in
aquifer volume or a lowering or the
local groundwater table level (e.g., ❑ ❑ Z ❑
the production rate of pre-existing
nearby wells would drop to a level
which would not support existing
land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing
drainage pattern of the site or area,
including through the alteration of
the course of a stream or river, in a ❑ ❑ ® ❑
manner which would result in
substantial erosion or siltation on-
or off-site?
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Lessthan
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
IX. HYDROLOGY and WATER QUALITY—Would the project.
d) Substantially alter the existing
drainage pattern of the site or area,
including the alteration of the
course of a stream or river,or El E] ® E)substantially increase the rate or
amount of surface runoff in a
manner which would result in
flooding on-or off-site?
e) Create or contribute runoff water
which would exceed the capacity of
existing or planned stormwater ❑ ❑ ® El
systems or provide
substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade El ® 1:1 1:1water quality?
g) Place housing within a 100-year
flood hazard area as mapped on a
federal Flood Hazard Boundary or ❑ ❑ ❑ IR
Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100-year flood
hazard area structures which would ❑ ❑ ❑
impede or redirect flood flows?
i) Expose people or structures to a
significant risk of loss, injury, or
death involving flooding, including ❑ ❑ ❑
flooding as a result of the failure of
a levee or dam?
j) Inundation by seiche,tsunami,or ❑ ❑ ❑
mudflow?
Settin¢
Drainage Patterns
The project site is located within the San Luis Obispo Creek Watershed,which drains an area of
approximately 84 square miles,including the City of San Luis Obispo and its surrounding hills,
mountains,and valleys. The watershed generally drains to the south-southwest via San Luis
Obispo Creek where it meets the Pacific Ocean at Avila Beach. San Luis Obispo Creek
originates in the Cuesta Grade area north of San Luis Obispo at an elevation of 2,200 above
mean sea level (MSL),in the western slopes of the Santa Lucia Range. The creek flows south
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
through the City adjacent to Highway 101 until it reaches the southern extent of the Irish Hills
where it veers west to the ocean. (City of.San Luis Obispo,2003.)
According to the San Luis Obispo Waterway Management Plan,average seasonal precipitation
in the City of San Luis Obispo is approximately 21 inches. Because the City is part of a coastal
watershed,it is subject to wide ranges in precipitation from droughts to heavy storms.
Flooding
Flooding within the San Luis Obispo Creek system is generally caused by intense Pacific storm
systems that occur during the months of December,January,February,and March. The great
topographic variability of the watershed causes these systems to drop Iarge amounts of
precipitation,especially along the higher ridgelines. The Irish Hills,cresting at about 1650 ft in
elevation,can experience twice the rainfall observed in the lower portions of the watershed.
San Luis Obispo Creek can respond very quickly to short,high intensity rainfall bursts. Floods
in San Luis Obispo Creek tend to be of high magnitude and relatively short duration.
Water Qualms
According to the RWQCB,water quality in the San Luis Obispo Creek drainage system is
generally considered to be good. However,the water quality fluctuates along with seasonal
changes in flow rates. In summer months,when the flows decrease,water quality decreases.
Degradation of San Luis Obispo Creek is generally due to land development,
hydromodification,and agricultural runoff(Regional Water Quality Control Board,2002).
Groundwater quality in the San Luis Obispo Groundwater Basin has been reduced in part due
to the degradation of surface waters in San Luis Obispo Creek. Groundwater in the unconfined
aquifers within the basin contains high levels of nitrates,iron,manganese,and organic
compounds. Treatment of the water is needed before it can be used for municipal purposes.
Water_SuRRIy
Historically, the City of San Luis Obispo has been the sole purveyor of water within the City
limits. This has allowed the City to maintain uniformity of water service and distribution
standards,and to be consistent in developing and implementing water policy.
The City Utilities Department annually prepares a Water Resources Status Report to provide
the City Council and interested members of the community with an annual update of the status
of existing water resources,as well as water supply projects being pursued to meet the
community's needs. The City currently has five sources of water: the Salinas Reservoir,Whale
Rock Reservoir,Nacimiento Reservoir,recycled water,and groundwater. Water conservation
programs are also an effective"source" of water supply and are a major focus of the City's
Utilities Department. Additional projects are also under way to help secure future water
sources,such as the Nacimiento Pipeline Project.
Each of the City's water sources has a safe annual yield associated with that source. A
conjunctive use model has also determined the Safe Annual Yield (SAY)of all sources used
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strategically together. SAY is defined as the amount of water that can be utilized consistently
and reliably over an extended period of time. The extended period of time must be long
enough to establish patterns that would include a worst-case drought scenario.
Based on available information,the drought of 1986-1991 is the period that defines the SAY of
the City's water resources. The adopted SAY of the City's combined water supply for 2010 is
estimated at 9,950 acre-feet per year,which takes into account annual estimated reductions due
to siltation at the reservoirs(City of SLO,2010). The safe annual yield is used to determine
whether the City has sufficient water supplies to meet the demands of existing development
and development allowed under the General Plan.
Discussion
Questions A and F.
The RWQCB recently closed Case No.3327 pertaining to the project site. USTs were removed
from the site in 2002,and subsequent remediation,monitoring,and reporting have indicated
sufficient removal of contaminants from the soil and groundwater. However,residual
contaminants may still exist on site,creating potential risks during project construction
activities. Therefore,impacts would be potentially significant.
The protection of water quality is under the jurisdiction of the RWQCB,and the proposed
project would be required to comply with all state and federal requirements pertaining to
preservation of water quality. The RWQCB closure letter stipulates that the following agencies
shall be notified prior to any changes in land use,grading activities,excavation,or dewatering
of the site: RWQCB,San Luis Obispo County Environmental Health Services,San Luis Obispo
City Fire Department, and appropriate local planning and building departments. In addition to:
compliance with the RWQCB stipulations,the implementation of Mitigation Measure HAZ-1
would reduce impacts to water quality and waste discharge to a less than significant level. In
addition,compliance with NPDES requirements for a Stormwater Pollution Prevention Plan
(SWPPP)and adherence with Mitigation Measure GEO-3 above would ensure that sediment-or
pollutant-laden stormwater runoff is controlled and does not result in significant water quality
impacts.
Question B.
The proposed project is within City limits and water would be provided through the City's
existing utility services. The City's water supply is primarily obtained through reservoirs,with
only four percent of the total supply obtained by groundwater(City of SLO Website,2010). The
water demand associated with the proposed project would not be enough to substantially
deplete groundwater supply,nor would it interfere with groundwater recharge. Impacts would
be less than significant.
Questions C through E.
The proposed project would mimic existing hydrologic characteristics and drainage patterns.
The runoff generated along the South Street frontage of the project would be conveyed to South
Street. The runoff generated by the courtyard,parking lot and the roof would be collected by a
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storm drain system that would discharge the runoff over land at the rear of the project where it
would be conveyed by an earthen swale offsite onto the neighboring property through a
drainage easement. Any remaining surface runoff would be directed to earthen swales and
conveyed to the rear of the project and ultimately offsite. All runoff directed to the rear of the
project would leave the site at the same location runoff currently drains offsite. No offsite water
currently drains onto the site,and there are no existing underground storm drain facilities.
Although all existing runoff leaves the site overland,the amount of runoff Ieaving the site
would be reduced by the proposed development due to the reduction of impermeable surface
area,thereby reducing the risk of flooding to neighboring properties.
A National Pollution Discharge Elimination System(NPDES)General Permit for Storm Water
Discharges Associated with Construction Activities,NPDES No. CAS000002,Order No.99-08-
DWQ is required when a site involves clearing,grading,disturbances to the ground,such as
stockpiling,or excavation that results in soil disturbances of one or more acres of total land area.
Coverage under the General Permit must also be obtained prior to construction.
Under the conditions of the permit,the project applicant would be required to eliminate or
reduce non-storm water discharges to waters of the nation,develop and implement a SWPPP
for the project construction activities,and perform inspections of the storm water pollution
prevention measures and control practices to ensure conformance with the site SWPPP. The
state permit prohibits the discharge of materials other than storm water discharges,and
prohibits all discharges that contain a hazardous substance in excess of reportable quantities
established at 40 Code of Federal Regulations (CFR) 117.3 or 40 CFR 302.4. The state permit also
specifies that construction activities must meet all applicable provisions of Sections 30 and 402
of the Clean Water Act.Conformance with Section 402 of the CWA would ensure that the
proposed project does not violate any water quality standards or waste discharge requirements.
Furthermore,it would ensure that the project would not substantially degrade surface or
groundwater quality. Impacts would be less than significant.
Questions G through I.-
According
.According to the City's Safety Element,the project site is not located within a 100-year flood
hazard zone,nor is the project site located in an area influenced by levees or dams,or prone to
seiche,tsunami,or mudflow. Therefore,there would be no impact.
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
X. LAND USE AND PLANNING-Would the proposal:
a) Physically divide an established
community?
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Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
X. LAND USE AND PLANNING-Would the proposal:
b) Conflict with any applicable land use
plan,policy, or regulation of an
agency with jurisdiction over the
project(including, but not limited to F-1 El ® ❑
the general plan, specific plan, local
coastal program,or zoning ordinance)
adopted for the purpose of avoiding
or mitigating an environmental effect?
c) Conflict with an applicable habitat
conservation plan or natural ❑ ❑ ❑ ED
community conservation plan?
Se^ne
The City has approximately 45,000 residents(California Department of Finance,2010),and
covers 10.7 square miles. The City's Land Use Element was adopted in 1994 and was last revised
in 2006. Primary land uses include residential development at a low to moderate density,
professional services,government facilities,and general retail. The core of the City constitutes a
compact urban'form,including a downtown area and distinct surrounding neighborhoods. The
City is surrounded by a green belt,which defines a separation of urban uses within the City and
rural uses outside of the City. The protection of natural resources and open space in the
planning area remains a top priority for both residents and the City alike.
The following General Plan policies are applicable to the proposed project,which would require
an amendment to the sites General Plan Land Use designation and a corresponding rezone:
Land Use Element
2.4.8 High Density Residential High-Density Residential development should be
primarily attached dwellings in two-or three-story buildings,with common outdoor
areas and very compact private outdoor spaces.Other uses which are supportive of and
compatible with these dwellings,such as group housing,parks,schools,and churches,
may be permitted. Such development is appropriate near the college campus,the
downtown core,and major concentrations of employment.
2.5 Affordable Housing The City will help conserve and increase residential
opportunities for residents with very low, low,or moderate incomes.
Housing Element
3.12.7 Consider amendments to the General Plan to rezone commercial,manufacturing
or public facility zoned areas for residential use,to promote higher density,infill or
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ty Obispo Study-Mitigated Negative Declaration
mixed-use housing where land development patterns are no longer valid and where
impact to Low Density Residential areas is minimal.
Discussion
Questions A and C.
The proposed project is located on a developed parcel within an urban setting and would not
divide an established community. There are no habitat conservation or natural community
conservation plans affecting the site. As such,there would be no impact.
Question B:
The project would require a General Plan amendment to re-designate the land use from Services
and Manufacturing to High-Density Residential. The project would also require a Rezoning to
amend the Zoning Map from M,Manufacturing,to R-4,High Density Residential. As a 100
percent affordable housing project,the proposed project is consistent with General Plan housing
goals and would not conflict with any applicable land use plan,policy,or regulation. Impacts
would be less than significant.
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
M. MINERAL RESOURCES—Would the project:
a) Result in the loss of availability of a
known mineral resource that would be El 11 11of value to the region and the
residents of the state?
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local ❑ ❑ ❑
general plan, specific plan, or other
land use plan?
Setting
According to the City's Conservation and Open Space Element,quarries and mines in the San
Luis Obispo area previously produced basaltic stone,"red rock," and cinnabar. However,
mining is no longer permitted within the City,pursuant to Section 17.08.070 of the Zoning
Regulations.
Discussion
Questions A and B:
Extraction of mineral resources is not permitted within the City limits. No impacts would result
from the project.
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Lessthan
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
Al. NOISE—Would the project result in:
a) Exposure of persons to or generation of
noise levels in excess of standards
established in the local general plan or ❑ ❑ ® ❑
noise ordinance,or applicable
standards of other agencies?
b) Exposure of persons to or generation of
excessive groundbome vibration or ❑ ® ❑ ❑
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels above levels ❑ ❑ ® ❑
existing without the project?
d) A substantial temporary or periodic
increase in ambient noise levels in the El ® ❑ ❑
project vicinity above levels existing
without the project?
e) For a project located within an airport
land use plan or,where such a plan has
not been adopted,within two miles of a
public airport or public use airport, ❑ ❑ ❑
would the project expose people
residing or working in the project area
to excessive noise levels?
f) For a project within the vicinity of a
private airstrip,would the project ❑ ❑ ❑
expose people residing or working in
the project area to excessive noise?
Settine
Community noise is usually measured using an index called the Community Noise Equivalent
Level (CNEL),which is the 24-hour average noise level with a 5-decibel(dBA) penalty for noise
occurring from 7 p.m. to 10 p.m.and a 10 dBA penalty for noise occurring from 10 p.m. to 7 a.m.
Standards for new projects affected by or including stationary noise sources(City of SLO,1996)
are:
• Daytime (7 a.m. to 10 p. m.)hourly Leq:50 dB
• Nighttime(10 p.m. to 7 a.m.)hourly Leq:45 dB
• Daytime(7 a.m. to 10 p. m.)maximum Leq: 70 dB
• Nighttime(10 p.m. to 7 a.m.)maximum Leq:65 dB
Nearby sensitive receptors include single-family residences across the street to the north and
adjacent multi-family residences to the east.
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Regulatory Setting
State of California
The State of California has adopted noise standards in areas of regulation not preempted by the
federal government. State standards regulate noise levels of motor vehicles,freeway noise
affecting classrooms,sound transmission control,occupational noise control,and airport noise.
The state has also developed land use compatibility guidelines for community noise
environments.
The State Office of Noise Control in"Guidelines for the-Preparation and Content of Noise
Elements of the General Plan," (November 1988) provided guidance for the acceptability of
projects within specific CNEL contours. It diagrammatically identifies"normally acceptable,"
"conditionally acceptable," "normally unacceptable," and"clearly unacceptable" noise levels
for various land use types. For the residential-use portion of the proposed project,CNEL of up
to 55 dBA for low-density residential (65 dBA for multi-family)is normally acceptable.A range
of 55 dBA to 70 dBA is considered conditionally acceptable.
Local
The noise criteria for the City and the State of California for current and projected conditions
state that the noise intrusive to interior habitable space of residential units from exterior sources
should not exceed 45 decibels (dBA) CNEi. Outdoor living areas are restricted to 60 dB CNEL
(refer to Table 2). The City's Noise Element provides a policy framework for which potential
noise impacts may be addressed.
The City' Noise Element contains policies that are applicable to all development within the City,
the most relevant of which are summarized below. Proposed activities that do not conform to
these policies could constitute a significant impact.
1.1: Minimizing Noise. The numerical noise standards of the Noise Element are maximum
acceptable noise levels. New development should minimize noise exposure and noise generation.
1.2: Land Use and Transportation Noise Sources.According to the General Plan's Noise
Element, CNEL levels for the residential portion of the proposed project would acceptable up to
60 dB CNEL and conditionally acceptable up to 70 dB CNEL.
Conditionally Acceptable Noise Environments. In conditionally acceptable
noise environments, development should be permitted only after noise mitigation has
been designed as part of the project, to reduce noise exposure to the levels specified by
the following policies. In these areas,further studies may be required to characterize the
actual noise exposure and appropriate means to reduce it.
1.3:New Development Design and Transportation Noise Source. New noise sensitive
development shall be located and designed to meet the maximum outdoor and indoor noise
exposure levels shown in Table 2.
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1.10:Existing and Cumulative Impacts. The City will consider the following mitigation
measures where existing noise levels significantly impact existing noise sensitive land uses,or
where cumulative increases in noise levels resulting from new development significantly impact
existing noise-sensitive land uses.
A. Rerouting traffic onto streets that can maintain desired levels of service, consistent with
the Circulation Element, and which do not adjoin noise sensitive land uses.
B. Rerouting trucks onto streets that do not adjoin noise-sensitive land uses.
C. Constructing noise barriers
D. Lowering traffic speeds through street or intersection design methods (see also
Circulation Element),
E. Retrofitting buildings with noise-reducing features.
F. Establishing financial programs,such as low cost loans to owners of noise-impacted
property or establishing developer fees to pay noise mitigation or trip reduction
programs.
Table 3-2. Maximum Noise Exposure for
Noise-Sensitive Uses Due to Transportation Noise Sources
Outdoor Indoor Spaces
Activity Areas
Land Use Lm,or CNEL,in Lm or CNEL,in Loq in DB L..in d6
dBA dBA
Residences,hotels, 60 45 — 60
motels,hospitals,nursing
homes
Theaters,auditoriums, — -- 35 60
music halls
Churches,meeting halls, 60 — 45 —
office buildings,mortuaries
Schools, libraries, — - 45 60
museums
Nei=d parks 65 — —
X rounds 70 -- —
Source:City of San Luis Obispo Noise Element
'If the location of the outdoor activity areas is not shown,the outdoor noise standard shall apply at the property line of
the receiving land use.
2As determined for a typical worst-case hour during periods of use.
3Lmax indoor standard applies only to railroad noise at locations south of Orcutt Road.
Discussion
Questions A and C.
The primary noise source affecting the project site is traffic along South Street. The proposed
new apartment complex would add an estimated 122 daily vehicle trips along South Street
based on the traffic analysis prepared for the project by Associated Transportation Engineers
(Appendix C). According to the traffic analysis,the existing traffic volume on South Street is
17,500 trips per day. The 122 additional estimated trips along South Street generated from the
proposed project would increase traffic volumes by less than 1 percent, which would not
generate an audible noise increase. (In general,a doubling of traffic volumes is required to
produce a 3 dB increase,which is identified as an audible increase.) The additional 122 trips
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would not cause a substantial noise increase for adjacent sensitive noise receptors such as
homes. Impacts would be less than significant.
Questions B and D:
The project would generate temporary noise and vibration during the estimated 14-month
construction phase. The nearest sensitive receptors to the project site are residences located
across South Street to the north and directly adjacent to the east,and there are businesses
directly adjacent to the south and west. Average noise levels associated with the use of heavy
equipment at construction sites can range from about 78 to 88 dBA at 50 feet from the source,
depending upon the types of equipment in operation at any given time and phase of
construction(USEPA,1971). Construction timing would be required to comply with the City's
Noise Control Ordinance,which stipulates that construction is prohibited between 7:00 p.m.
and 7:00 a.m. daily,on Sundays,and on legal holidays(City of San Luis Obispo,2010).
However,construction noise levels could exceed the City's thresholds of 65-70 dBA for long-
term operations (more than 10 days) at the affected multi-family residential and commercial
land uses surrounding the project site. To reduce temporary noise impacts related to project
construction to a less than significant level,Mitigation Measures NOI-1,and NOI-2 would be
required.
Questions E and F.
The project site is not located within the San Luis Obispo County Regional Airport Land Use
Plan (2005)or the vicinity of a private airstiip. Therefore,no impact would result.
Mitigation
NOI-1 Construction Noticing. The applicant shall provide all adjacent
property owners with a construction activity schedule and
construction routes at least one week in advance of construction
activities. Any alterations or additions shall require one week
notification.
NOI-2 Temporary Noise Barriers. Temporary noise barriers shall be used to
attenuate construction noise in the vicinity of sensitive receptors,as
well as receptors in which construction will result in an exceedance of
acceptable noise levels. The following measures shall be
implemented to insure noise levels do not exceed the City's
thresholds as defined in the Noise Control Ordinance. These
measures include,but are not limited to the following:
• Stationary construction equipment shall be surrounded by
temporary acoustical shelters,such as sound blankets,if
within 300 feet of an affected receptor.
• Temporary sound barriers shall be constructed between
the construction site and affected receptors.
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• Contractors shall orient stationary construction equipment
away from residences and commercial buildings;
• Contractors shall not allow construction equipment to idle
when that equipment isnot in use.
• Whenever feasible,electrical power shall be used to run air
compressors and similar power tools.
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
XIII. POPULATION AND HOUSING—Would the project:
a) Induce substantial population
growth in an area,either directly
(for example, by proposing new
homes and businesses)or ❑ ❑ ® ❑
indirectly(for example,through
extension of roads or other
infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating El ❑
the construction of replacement
housing elsewhere?
c) Displace substantial numbers of
people, necessitating the ❑ ❑ ❑
construction of replacement 19
housing elsewhere?
Settins
The current population of the City is 44,948,according to the California Department of Finance
(2010). No federal goals,objectives,or policies are considered relevant to the potential
population and housing effects that may result from implementation of the proposed project.
The State of California,through the San Luis Obispo County Council of Governments,has
established targets for housing construction (both in total numbers and cost ranges)for San Luis
Obispo,the other incorporated cities within the County,and for the unincorporated County.
The Regional Housing Needs Plan (RHNP)prepared by the San Luis Obispo Council of
Governments(SLOCOG) identified a future housing need in the City of 1,589 new dwelling
units for the period of 2007 to 2015(SLOCOG,2008). Of the 1,589 new dwelling units,the
RHNP allocates 366 (23 percent)for very low income units, 254 (16 percent)for low income
units,and 302(19 percent)for moderate income units. The City's General Plan is required to
provide adequate sites for the 1,589 units to be in compliance with state law. The City's
updated 2010 Housing Element reflects the RHNP goals for housing needs.
The City of San Luis Obispo General Plan addresses residential growth rate as follows:
1.0.1: Growth Management Objectives. The City shall manage its growth so that:
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A. The natural environment and air quality will be protected.
B. The relatively high level of services enjoyed by City residents is maintained or enhanced.
C. The demand for municipal services does not outpace their availability.
D. New residents can be assimilated without disrupting the community's social fabric,
safety, or established neighborhoods.
E. Residents'opportunities for direct participation in City government and their sense of
community can continue.
1.0.2: Development Capacity and Services. The City will not designate more land for urban
uses than its resources can be expected to support.
1.10.1: Growth Rates and Phasing. Overall Intent. Growth rates should provide for the
balanced evolution of the community and the gradual assimilation of new residents. Growth must
be consistent with the City's ability to provide resources and services and with State and City
requirements for protecting the environment, the economy, and open space.
1.10.2: Growth Rates and Phasing. Residential Growth Rate. The City's housing supply
shall grow no faster than one percent per year, averaged over a 36-month period, excluding
dwellings affordable to residents with very low or low incomes as defined in the Housing
Element. This rate of growth may continue so long as the City's basic service capacity is assured.
Discussion
Question A:
The project proposes to build 43 new affordable housing dwelling units within the City. The
Department of Finance estimates the average persons per household in San Luis Obispo to be
2.19. Therefore,the proposed project would provide housing for approximately 94 people. The
City's average growth rate is one percent per year (City of San Luis Obispo,2006),which would
be 449 new residents based on the current population of 44,948. Conservatively assuming the
residents of the proposed project would all be new residents,the population growth would not
exceed the City's target for residential growth rate. Therefore,impacts would be less than
significant.
Questions B and C.
The proposed project would replace a steel manufacturing and retail business with a high-
density affordable housing apartment complex. The proposed project would not displace any
housing or people,but would beneficially increase available housing and contribute to the
housing goals set forth by the RHNP and the Housing Element. There would be no adverse
impacts to the displacement of housing or people.
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City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Lessthan
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
XIV. PUBLIC SERVICES
a) Would the project result in
substantial adverse physical
impacts associated with the
provision of new or physically
altered governmental facilities,
or the need for new or physically
altered governmental facilities,
the construction of which could
cause significant environmental
impacts, in order to maintain
acceptable service ratios,
response times or other
performance objectives for any
of the public services:
i) Fire protection? ❑ ❑ ® ❑
ii) Police protection? ❑ ❑ ® ❑
iii) Schools? ❑ ❑
iv) Parks? ❑ ❑ ® ❑
v) Other public facilities? ❑ ❑ ® ❑
Settin¢
The major public facilities in the City are police and fire,park and recreation,schools,military,
cultural,health care,civic center,cemeteries, sewage treatment,storm drain system,water
supply,and reduction and recycling of waste.
The San Luis Obispo Police Department(SLOPD) provides police protection for the City.The
Department has a full-time staff of 92.There are 64 sworn officers in the Operations Bureau,
which includes the Patrol Services Division,the Traffic Safety Unit,Situation Oriented Response
Team(SORT),and Neighborhood Services.
Fire protection services are provided by the San Luis Obispo City Fire Department(SLOFD).
The Department is staffed by 55 full-time employees,45 of whom are sworn firefighters.
Services provided by SLOFD include fire response,emergency medical response,hazardous
materials response,public assistance and non-emergency services such as fire and life safety
inspections,building inspections,fire code investigations,and public education.
The San Luis Coastal Unified School District(SLCUSD) is the agency primarily responsible for
providing school services to the City of San Luis Obispo. SLCUSD operates 10 elementary
schools,two middle schools,three high schools,and three adult schools.
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Discussion
Question A)is
Fire protection services for the proposed project would be provided by the City Fire Station
located at 2160 Santa Barbara Street in the City (approximately 0.5 mile from the project site).
The proposed project would not include any primary fire protection concerns,such as storage
of flammable materials and toxic chemicals. The project would not necessitate the expansion of
the equipment,facilities,or manpower of fire protection services to more than existing
resources to maintain current service ratios and response times. The project also would not
result in substantial adverse physical impacts associated with the provision of new or altered
fire facilities.The applicant would be required to pay all Development Impact Fees per City
requirements. The project would comply with the California Fire Code and the California
Building Code. In addition,the project would be built in accordance with the specifications set
forth by the SLOFD in the letter submitted on April 21,2010. Impacts would be less than
significant.
Question A) ii:
Police protection services for the site would be provided by the City of San Luis Obispo Police
Department. Vandalism,theft of construction materials and equipment,and burglary would be
of potential concern during construction of the project.The project would not necessitate the
expansion of the equipment,facilities,or manpower of police protection services beyond
existing resources to maintain current service ratios and response times.The project also would
not result in substantial adverse physical impacts associated with the provision of new or
altered police facilities.The applicant would be required to pay all Development Impact Fees
per City requirements.
Question A) iii:
The project would be subject to payment of school fees. The San Luis Coastal Unified School
District(SLCUSD) would be able to accommodate new students generated as a result of the
project since school fees would be paid in accordance with standardschool fee requirements.
Question A) iii-iv:
The project would not necessitate significant expansion or alteration of the City's parks and
recreation services;however,implementation of the project would generate a slight additional
demand for these services. The City's Parkland"In-Lieu Fee Program assesses fees so that the
City can meet the goals included in the Parks and Recreation Element of the General Plan,
including maintenance of existing facilities.
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r,
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
XV. RECREATION—Would the project:
a) Would the project increase the use of
existing neighborhood and regional
parks or other recreational facilities E] E] ® 1:1such that substantial physical
deterioration of the facility would
occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities ❑ ❑ ® ❑
which might have an adverse physical
effect on the environment?
Setting
The City of San Luis Obispo Parks&Recreation Department is responsible for managing and
maintaining the City's six mini parks,ten neighborhood parks,and seven community parks.
Some of the City's parks are joint-use sites. Recreational opportunities in the vicinity of the
proposed project include community parks,such as Sinsheimer and Meadow Parks,the.SLOi,
Swim Center and Meadow Park Center,and a neighborhood park(Mitchell Park).The Damon-
Garcia Sports Complex is also located approximately one mile south of the proposed project
site. A wide variety of recreational activities can be conducted at these facilities,including
baseball,softball,football,tennis,jogging,swimming,and other passive recreational sports. .
Discussion
Questions A and B.
The project site is within 1,000 feet of Meadow Park and South Hills Open Space. The proposed
project would potentially bring approximately 94 new residents within proximity of these
facilities. However,the proposed project includes a 4,935-square foot courtyard for recreational
activities located in the center of the apartment complex. In addition,the apartment complex
would include a community space,which would provide a media alcove,kitchen,
entertainment area,storage area,restrooms,.and a homework/computer room. The courtyard
area and community facilities included in the proposed project would help offset the increased
use of other nearby parks. The construction of the proposed recreational facilities would
replace the existing manufacturing/retail store,which lacks any vegetative or recreational
opportunity. Because the project would result in a population increase,the project may be
subject to in-lieu fees for park development,which would be assessed by the City's Parks and
Recreation Department. The Parks and Recreation Element(2001) of the City's General Plan sets
forth the goal of maintaining 10 acres of park land for every 1,000 residents. With the provision
of on-site recreational areas and payment of required in-lieu park development fees,impacts.
would be less than significant.
South Street Apartments Affordable Housing Project
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PHl-102
Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
XVI. TRANSPORTATION/TRAFFIC—Would the project:'
a) Conflict with an applicable plan,
ordinance, or policy establishing
measures of effectiveness for the
performance of the circulation system,
taking into account all modes of
transportation, including mass transit ❑ ® El 13and non-motorized travel and relevant
components of the circulation system,
including but not limited to
intersections,streets, highways and
freeways,pedestrian and bicycle paths,
and mass transit?
b) Conflict with an applicable congestion
management program, including but
not limited to level of service standards
and travel demand measures, or other ❑ ® ❑ ❑
standards established by the county
congestion management agency for
designated roads or highways?
c) Result in.a change in air traffic patterns,
including either an increase in traffic ❑ ❑ O ® _.
levels or a change in location that
results in substantial safety risks?
d) Substantially increase hazards due to a
design feature(e.g.,sharp curves or
dangerous intersections)or ❑ ® ❑ ❑
incompatible use(e.g.,farm
equipment)?
e) Result in inadequate emergency ® El 1:3access?
f) Conflict with adopted policies, plans, or
programs regarding public transit,
bicycle,or pedestrian facilities, or ❑ ® ❑ ❑
otherwise decrease the performance or
safety of such facilities?
Setting
Automobiles are the primary form of non-commercial regional transportation serving San Luis
Obispo. U.S.Highway 101 is the region's principal access corridor,linking San Luis Obispo
with the metropolitan areas of Los Angeles and San Francisco. In addition,State Routes 1 and
227 are routes of regional importance,which connect San Luis Obispo with other destinations in
the county,including Arroyo Grande and Morro Bay.
South Street Apartments Affordable Housing Project
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PH1-103
Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Roadway Classification
The City has a roadway classification system,which includes freeways,highways,arterials,
collectors,and local streets(City of SLO,Revised 2006). The project is located on South Street,
which is designated as a residential arterial. The portion of South Street fronting the project is
also part of State Route 227,which falls under Caltrans jurisdiction.
Level of Service Standards and Study Road Segment/ Intersection Operations
The Level of Service(LOS)is a standard used to describe the operating conditions on a roadway
segment or at an intersection. LOS A represents free-flow,uncongested traffic conditions,while
LOS F represents highly congested traffic conditions with unacceptable delay to vehicles at the
intersections and on the road segments. The intermediate LOS represents incremental levels of
congestion and delay between these two extremes. Factors that may affect traffic flow
conditions on roadway segments include intersection channelization design,type of traffic
control devices,bicycle and pedestrian volumes,driveway activities,and on-street parking
activities. Furthermore,urban street LOS are based on through-vehicle travel speed for the
entire street under consideration. Travel speed is the basic service measure for urban streets..
Transit Service
SLO Transit provides fixed-route bus service throughout the City. SLO Transit operates seven
bus routes on weekdays,six routes on Saturdays,four routes on Sundays,and a Downtown
Trolley Thursdays through Sundays. Five routes operate Monday through Friday evenings
throughout the school year to help accommodate students from California Polytechnic State
University,San Luis Obispo(Cal Poly). (Urbitran Associates, Inc.,2009.)
Existing Bikeway and Pedestrian Facilities
According to the Bicycle Transportation Plan(May 2007),the City maintains an extensive
network of Class I,II,and III bicycle paths and pedestrian sidewalks,as well as bicycle
boulevards. Class I trails include the Railroad Safety Trail and the pedestrian bridge over the
railroad. There are also over 25 miles of bike lanes throughout major streets in the City,
including South Street. The Bill Roalman Bicycle Boulevard on Morro Street extends from
Marsh Street to Santa Barbara Street and is defined as a"shared roadway where the through
movement of bicycles is given priority over motor vehicle travel on a local street." The City
maintains sidewalks on almost all City roadways,as well as pedestrian crosswalks throughout
the downtown area.
Discussion
Question A and B:
The proposed project would be expected to generate a modest net increase in traffic along South
Street. According to the traffic analysis performed by Associated Transportation Engineers
(December 2010),the project would generate an increase of 122 ADTs along South Street,which
typically carries 17,500 ADTs. Entry to the apartment complex would be via one driveway at
3-47 South Street Apartments Affordable Housing Project
PH1-104
Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negadve Declaration
the western edge of the property. The projected wait time for the inbound left-turn was
determined to be 9.0 seconds,or LOS A,during both A.M.peak hours and 8.9 seconds,or LOS
A,during P.M.peak hours. The outbound left and right turn wait time was projected to be 13.6
seconds during A.M.peak hour and 13.8 seconds during P.M.peak hour,which both
correspond to LOS B. The City's recommended standard for residential arterials,such as South
Street,is LOS D. Therefore,the modest increase in daily traffic would still maintain an
acceptable LOS along South Street. Impacts would be less than significant.
However,previous traffic studies prepared for projects in the vicinity have forecasted the
intersection of Broad Street/Santa Barbara Street/ South Street to operate at unacceptable levels
of service. This project would add traffic to this intersection. Mitigation Measure TRA-1 would
reduce impacts to a less than significant.level.
Question C.
The project is not located in the San Luis Obispo County Regional Airport Plan Area and would
not result in an increase of air traffic levels or a change to air traffic patterns. There would be no
impacts.
Questions D through F.
The sight distance from the proposed driveway looking west is over 1,000 feet and Iooking east
is 423 feet,limited by a vertical crest in the roadway. Both of these.sight distances exceed the
minimum required site distance of 360 feet for a 45 mile per hour roadway,pursuant to the
Caltrans Highway Design Manual. The project would also comply with access requirements set
forth by the SLOFD,including those specifically addressed in the letter submitted by the
department in April 2010. Furthermore,there are existing bicycle lanes and sidewalks along
South Street to facilitate the safety of bicycle and pedestrian traffic generated by the proposed
project.
However,construction activities may temporarily impact pedestrian,bicycle,and vehicle
circulation adjacent to the project site. The project may result in potential traffic hazards due to
hauling of large building materials to and from the project.site.Construction activities may
temporarily conflict with emergency access along South Street during construction. Mitigation
Measure TRA-2 would be required to reduce impacts to a less than significant level.
Mitigation
TRA-1 Broad Street/Santa Barbara Street/South Street Intersection
Improvements.. Prior to the issuance of building permits,the
applicant shall be responsible for paying its"fair share" mitigation fee
for the percentage of new trips generated by the project that will
travel through the intersection of Broad Street/Santa Barbara
Street/South Street as determined by the Public Works Director,and
based on the estimated intersection improvement cost.
South Street Apartments Affordable Housing Project
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PH1-105
Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
TRA-2 Congestion ManagementPlan. Prior to construction,the applicant
shall submit to the City of San Luis Obispo for review and approval a
congestion management plan to be implemented during construction.
The plan shall specify that:
• Trucks(delivery,hauling,and transportation trucks) should be scheduled
outside the A.M. and P.M.peak period (7:00 to 9:00 A.M. and 4:00 to 6:00
P.M.);and
• Construction activities shall be scheduled such that construction-related
traffic avoids entering and exiting the site during peak traffic periods.
• Warning signs should be installed at locations on South and Broad Street
prior to and during construction to notify through traffic of trucks
entering and exiting the site and adjacent roadways. The plan shall note
the specific locations for these signs.
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
XVII. UTILITIES AND SERVICE SYSTEMS—Would the project:
a) Exceed wastewater treatment
requirements of the applicable ❑ El ® 11Regional Water Quality Control
Board?
b) Require or result in the
construction of new water or -
wastewater treatment facilities orID ID ® El
of existing facilities,the
construction of which could cause
significant environmental effects?
c) Require or result in the
construction of new storm water
drainage facilities or expansion of 11 El ® ED
facilities,the construction
of which could causesignificant
environmental effects?
d) Have sufficient water supplies
available to serve the project from
existing entitlements and ❑ ❑ ® ❑
resources, or are new or
expanded entitlements needed?
e) Result in a determination by the
wastewater treatment provider
which serves or may serve the
project that it has adequate ❑ ❑ ® ❑
capacity to serve the project's
projected demand in addition to
the provider's existing
commitments?
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PH1-106
J Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Less than
Potentially Significant Less than
Significant with Significant No
Impact Mitigation Impact Impact
XVII. UTILITIES AND SERVICE SYSTEMS—Would the project:
f) Be served by a landfill with
sufficient permitted capacity to ❑ El ® ❑
accommodate the project's solid
waste disposal needs?
g) Comply with federal, state, and
local statutes and regulations ❑ ❑ ® ❑
related to solid waste?
Setting
Wastewater
The City's wastewater is managed by the Utilities Department. The sewer collection system
operated by the City consists of approximately 133 miles of gravity sewer lines and three miles
of force main,as well as nine sewer lift stations. All City sewage is conveyed to the Water
Reclamation Facility,where it is treated and either discharged into San Luis Obispo Creek or
utilized in the City's Water Reuse Program.
Water
The City Utilities Department provides water service throughout the City,with the water
supply primarily consisting of Salinas Reservoir and Whale Rock Reservoir. Only four percent
of the City's water supply comes from groundwater.
Each of the City's water sources has a Safe Annual Yield (SAY) associated with that source. A
conjunctive use model has also determined the safe annual yield of all sources used strategically
together. SAY is defined as the amount of water that can be utilized consistently and reliably
over an extended period of time. The extended period of time must be long enough to establish
patterns that would include a worst-case drought scenario.
Based on available information, the drought of 1986-1991 is the period that defines the SAY of
the City's water resources. The adopted SAY of the City's combined water supply in 2009 was
11,080 acre-feet,and the demand was 7,268,resulting in a surplus(City of SLO,2009). The SAY
is used to determine whether the City has sufficient water supplies to meet the demands of
existing development and development allowed under the General Plan.
Stormwater
The City's stormwater drainage system is a separate system that collects surface runoff and
conveys it to community retention basins, such as parks, local lakes,.and creeks. San Luis
Obispo Creek is the main tributary in the City, discharging into the Pacific Ocean at Avila Bay.
3-50 South Street Apartments Affordable Housing Project
PHl-107
Attachment 4
City of San Luis Obispo Initial Study:Mitigated Negative Declaration
The City's stormwater drainage system currently consists of 59 miles of storm sewer with 2,148
drainage inlets and 490 storm drain manholes(City of SLO,2010).
Solid Waste
The regional waste collection facility is Cold Canyon Landfill,located approximately six miles
south of the City on Highway 227. The San Luis Garbage Company is the sole provider of
solid-waste collection services in the City.The San.Luis Obispo County Integrated Waste
Management Authority estimates that the daily per capita solid waste disposal rate from all
sources in the State of California is approximately 4 to 5 pounds.
Gas and Electricity
The Pacific Gas&Electric Company (PG&E)supplies electricity to consumers in the vicinity of
the project area. Natural gas is supplied to City residents by the Southern California Edison Gas
Company.
Discussion
Questions A-B and D-E:
The proposed project would add 43 dwelling units to the current City water and wastewater
systems. According to the Department of Finance,there are 2.19 persons per household in the
City,therefore itis estimated that the proposed project would provide housing for
approximately 94 people. The City's existing wastewater treatment system is sufficient to
handle population growth up to 53,000 people,at which point expansion of the existing
facilities would be necessary (City of SLO,Revised 2006). Assuming all of the residents of the
proposed project would be new residents,the project would increase the City's population to
approximately 45,042 people,which would still.fall well below the wastewater system capacity.
The City's Water and Wastewater Element estimates water demand by using 123.2 gallons per
person per day,which is based on a 10 year average. Using this method of projection,the
proposed project would demand approximately 13 additional acre-feet of water per year. The
current water supply is sufficient to provide water to the City at full General Plan buildout,
which is 57,200 people or 7,894 acre-feet per year(City of SLO,2010). Even at full build-out,
there would still be a water supply reliability reserve of 1,241 acre-feet per year,and a
secondary water supply of 216 acre-feet per year. The estimated water supply increase of 13
additional acre-feet per year resulting from the proposed project would be well within the
buildout capacity of the City's water supply projections.
The City would provide water and wastewater service to the proposed project.The applicant
would be required to design and construct all on-site and off-site facilities,such as mains,
valves,blow-offs,service laterals,and meter boxes,which may be required as a result of the
project. All work would need to conform to the standard specifications and requirements of the
City, such as the payment of all fees and charges required.The City would maintain the water
distribution and wastewater collection systems,which would be funded by user rates of
South Street Apartments Affordable Housing Project
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PH1-108
- Attachment 4
�r City of San Luis Obispo Initial Study-Mitigated Negative Declaration
property owners within the project area.Therefore,impacts to water and wastewater would be
less than significant.
Question C.
The proposed project would mimic existing hydrologic characteristics and drainage patterns.
No offsite water currently drains onto the site,and there are no existing underground storm
drain facilities. All existing runoff leaves the site overland,and the amount of runoff leaving
the site would be reduced by the proposed development due to the reduction of impermeable
surface area. No new storm water drainage facilities would be needed. Therefore,impacts
would be less than significant.
Questions F and G:
The San Luis Garbage Company is the sole provider of solid waste collection services in the
City. The San Luis Obispo County Integrated Waste Management Authority estimates that the
daily per capita solid waste disposal rate from all sources in the State of California is
approximately 4 to 5 pounds. Solid waste from the proposed project site would be collected by
the San Luis Garbage Company,and delivered to the Cold Canyon Landfill. Cold Canyon
Landfill is a permitted solid waste facility and currently has the capacity to provide solid waste
disposal services to the proposed project. The landfill is also currently undergoing
environmental review to expand the capacity of the landfill and extend the life of the facility to
2040(Morro Group,2009). Impacts resulting from increased demand for solid waste disposal
will be less than significant.
Less than
Potentially Significant Less than
MANDATORY FINDINGS OF Significant with Significant No
SIGNIFICANCE Impact Mitigation Impact Impact
a) Does the project have the
potential to substantially reduce
the habitat of a fish or wildlife
species,cause a fish or wildlife
population to drop below self-
sustaining levels,eliminate a
plant or animal community, ❑ ® ❑ ❑
reduce the number or restrict the
range of a rare or endangered
plant or animal or eliminate
important examples of the major
periods of California history or
prehistory?
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PH1-109
Attachment 4
MCity of San Luis Obispo Initial Study-Mitigated Negative Declaration
Lessthan
Potentially Significant Less than
MANDATORY FINDINGS OF Significant with Significant No
SIGNIFICANCE Impact Mitigation Impact Impact
b) Does the project have impacts
that are individually limited, but
cumulatively considerable?
("Cumulatively considerable"
means that the incremental
effects of a project are ❑ ❑ ® ❑
considerable when viewed in
connection with the effects of
past projects,the effects of other
current projects,and the effects
of probable future projects)?
c) Does the project have
environmental effects which will
cause substantial adverse effects ❑ ® ❑ ❑
on human beings,either directly
or indirectly?
Discussion
Question A:
Based upon the analysisthroughoutthis Initial Study,the proposed project would not have the
potential to degrade the quality of the environment,substantially reduce the habitat of a fish or
wildlife species,cause a fish or wildlife population to drop below self-sustaining levels,threaten
to eliminate a plant or animal community,reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the major periods of California
history or prehistory. The biological and cultural elements analyzed above indicate that this site
does not consist of suitable habitat for any species of special concern,nor is there any significant
evidence of historical importance or prior Native American occupancy. However,the project
site may contain previously unidentified buried archaeological resources_. Mitigation Measure
CR-1 would reduce this impact to a less than significant level.
Question B.
The project does not prompt additional work or future projects,nor does it have any adverse
impacts that would reasonably be expected to be cumulatively considerable when viewed in
combination with other current projects or probable future projects. The intent of the project is
to provide high-density affordable housing in an urban area. The proposed project is consistent
with the goals of the City's General Plan. Impacts would be less than significant.
Question C.
Due to the nature of the proposed project,it is not likely that adverse effects to the environment
or to human populations would result. However,mitigation measures are proposed to reduce
impacts related to.Air Quality;Cultural Resources;Geology and Soils; Hazards and Hazardous
South Street Apartments Alfbrdable Housing Project
3-53
PH1-110
Attachment 4
Mal
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Materials;Hydrology and Water Quality;Noise;and Transportation/Traffic. Impacts would be
less than significant following implementation of mitigation measures.
South Street Apartments Affordable Housing Project
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PH1-111
Attachment 4
Mal
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
4.0 REFERENCES
Airport Land Use Commission of San Luis Obispo County. Airport Land Use Plan for the San
Luis Obispo County Regional Airport. Amended May 18,2005. Available at:.
http://sloaiMort.com/index.php?p=custom page&page name=Airport%20Land%20U
se%20PIan%20County
Associated Transportation Engineers. Traffic Analysis for the South Street Apartment Project, City
of San Luis Obispo. June,2010.
California Air Resources Board. 2007. Climate Change Emission Control Fact Sheet,2007.
b=://w-ww.arb.ca.gov/cc/factsheets/`cc newfs.Rdf
California Department of Conservation,Division of Mines and Geology.Probabilistic Seismic
Hazard Assessment for the State of California, DMG Open file Report 96-08. 1996.
California Department of Conservation,Division of Mines and Geology. Guidelines for
Evaluating and Mitigating Seismic Hazards in California, Special Publication 117. Revised
2008.
California Department of Finance. Population Estimates for Cities, Counties,and the State, 2001-
2010. 2010. Available at:
hU://www.dof.ca.gov/HTML/DEMOGRAP/ReRortsPapers/Rel2ortsPapers.
PhP•
California Department of Finance: Population and Housing Estimates for Cities, Counties,and the
State,2001-2010. 2010. Available at:
http://www.dof.ca.gov/HTML/DEMOGRAP/ReportsPapers/ReportsPapers.
phR-
Morro Group. Cold Canyon Landfill Expansion Draft Environmental Impact Report. January 15,
2009. Available at:
http://ww-w.slocoun!y.ca.jzov/planning/environmental/FnvironmentaiNotices/Envir
onmental Impact_Reports_2009.htm
Regional Water Quality Control Board,Central Coast Region(3),Watershed Management
Initiative. January 2002. Available at:
http://www.waterboards.ca.gov/centralcoast/publications forms/publications/basin
Regional Water Quality Control Board,Central Coast Region(3),313 South Street, San Luis
Obispo, San Luis Obispo County;McCarthy Tank&Steel; Case Closure Transmittal (Case No.
3327),dated March 2,2010.
4-1 South Street Apartments.Affordable Housing Project
PH1-112
�. Attachment 4
City of San Luis Obispo Initial Study:Midgated Negative Declaration
San Luis Obispo Air Pollution Control District. CEQA Air Quality Handbook. December 2009.
Available at:
http://www.slocleanair.otk/business/pdf/2010/CEQA/CEQA_Handbook_Final 200
9_v03.12df
San Luis Obispo Air Pollution Control District. 2001 Clean Air Plan, San Luis Obispo County.
December 2001. Available at:
Li=://www.slocleanair.org/business/Rdf/CAPintro.12
San Luis Obispo,City of. Bicycle Transportation Plan. Updated May 15,2007. Available at:
httR://www.sloci!y.org/Rublicworks/documents/bikeplan/planO5l3O 7.Rdf
San Luis Obispo,City of. Draft Historic Preservation Program Guidelines. March 2010. Available
at: http://www.ci.san-luis-
obispo.ca.us/communitydevelopment/historicpreserva tionord/Historicpreservati ong
uidelinesupdate062810chcdraft working_.12d
San Luis Obispo,City of. Fire Department Master Plan. 2009. Available at: h!W://www.ci.san-
luis-obispo.ca.us/fire/admin.asR
San Luis Obispo,City of. Fire Department Review Letter for 313 South Street. Rodger Maggio.
Dated April 21,2010.
San Luis Obispo,City of. General Plan. Conservation and Open Space. '2006. Available at:
htW://www.sloci .org/communitydevelopment/download/unified eg nerall2lan/Cha
12ter6-COSE.12df
San Luis Obispo,City of. General Plan. Circulation. Revised April 4,2006. Available at:
http://www.slocity.org/communitydevelopment/download/5-15-
07%20Unified%20GP/chapter2circulation.pdf
San Luis Obispo,City of. General Plan. Housing. Revised 2010. Available at:
http://www.ci.san-luis-
obispo.ca.us/cornmunilydevelol2ment/housingelement2009/councilapprovedianualy
010.pdf
San Luis Obispo,City of. General Plan. Land Use. Revised April 4,2006. Available at:
http://.www.slocity.org/communitydevelopment/download/unified eg neraIRIan/Cha
pterl-Land%20Use:12df
San Luis Obispo,City of. General Plan. Noise. Revised 1996. Available at:
http://www.slocity.org/communitydevelopment/download/5-15-
07%20Unified%20GP/chapter8waterandwastewater.pdf
San Luis Obispo,City of. General Plan. Parks and Recreation. Revised 2001. Available at:
http://www.slocity.org/communitydeveloiRment/download/5-15-
07%20Unified%o20GP/chapter7parksandrecreation.pdf
r42 South Street Apartments Affordable Housing Project
PHl-113
Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
San Luis Obispo,City of. General Plan. Water and Wastewater. Revised 2010. Available at:
h=://www.slocity.org/communit dy evelol2ment/download/5-15-
07%20Unified%20GP/chapter8waterandwastewater.pdf
San Luis Obispo,City of. Municipal Code. December 2009. Available at:
h=://www.codepublishing.com/ca/sanluisobispo/
San Luis Obispo,City of. Stormwater Management Plan. February 2010. Available at:
hm://www.ci.san-luis-obispo.ca.us/publicworks/stormwater/documents/2-
10SWMP-TE.pdf
San Luis Obispo,City of. Urban Water Management Plan. December 6,2005. Available at:
hgR://www.ci.san-luis-obispo.ca.us/utilities/download/uwml22005.pdf
San Luis Obispo,City of. Utilities Department Website, Water: Supply Sources.
h=://www.ci.san-luis-obisRo.ca.us/utilities/sources.asp
San Luis Obispo,City of. 2009 Water Resources Status Report. July 2009.
San Luis Obispo,City and County of. Waterway Management Plan, San Luis Obispo Creek
Watershed. Vol 1. 2003. Available at:
h_ptt ://www.slocity.org/publicworks/download/wmp/wmp.pdf
San Luis Obispo Council of Governments. Regional Housing Needs Plan. August 2008.
Availableat: http://www.slocoiz.org/Librga/Final Regional Housing Needs Plan -
_August 2008.12df
SECOR International Incorporated. Soil and Groundwater Assessment Results,McCarthy Tank and
Steel Property. February 28,2005.
Southern California Earthquake Center. Seismic Hazards in California: Probable Earthquakes,
1994-2024. 1995.
United States Department of Agriculture. Web Soil Survey. Accessed May,2010.
hh ://websoilsurvey.nres.usda. og v/app/.
U.S. Environmental Protection Agency. Noise from Construction Equipment and Operations,PB
206 717,1971.
Urbitran Associates, Inc. Short Range Transit Plan, San Luis Obispo Transit. May 2009. Available
at: http://www.slocity.org/publicworks/download/srtp052709.pdf
PERSONAL COMMUNICATIONS
Corey Walsh,Associate Engineering Geologist, Regional Water Quality Control Board,Central
Coast Region,Phone conversation,May 17,2010.
43 South Street Apartments Affordable Housing Project
PHl-114
MON Attachment 4
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Gary Henderson,Water Division Manager,City of San Luis Obispo,Utilities Department,
Phone conversation,June 17,2010.
rr 4-4 South Street Apartments Affordable Housing Project
PH1-115
���►►a►1NIIIII�IIIIIIIIIIIII �IIIII►�IIIII = f Attachment 4
citl��sor SM OBISPO
Community Development Department• 919 Palm Street, San Luis Obispo, CA 93401-3218
Attachment 4
December 22, 2010
I
t i
T. Tran
ROEM Development Corp.
1650 Lafayette Street
Santa Clara, CA 95050
SUBJECT: ARC 35-10: 313 South Street
Conceptual review of a new 43-unit housing development
Dear Mr. Tran:
The Architectural Review Commission, at its meeting of December 20, 2010, continued
consideration of the project to a date uncertain with the following directional items to be
addressed in revised plans submitted for final architectural review:
I The Commission endorses .a basic site plan similar to Alternative Plan E as a
courtyard concept to maximize usable outdoor space with consideration of
possible relocation of the drive aisle to the west side of the site.
2. Provide a little more variety with the windows; maybe consider a change for the
upper floor.
3. Include more enhanced building features such as window frames, outriggers, and
rafter tails consistent with the contemporary Craftsman style of the buildings.
4. Consider an offset for the third floor, especially for the two walls facing the street,
to create more of a stepped appearance. Explore additional horizontal and vertical
articulation to elevations to reduce the overall scale, including changes to the
design and orientation of rooflines.
5. In general provide more detailed information on windows, eaves, trim features,
railings, light fixtures, and other architectural features.
6. Provide a colors and materials board that includes actual samples of materials,
surface textures, and paint colors. Consider subtle variations in the use of
materials and colors to reduce the repetitive appearance of building facades.
7. Consider modifying the floor plans for ground floor units in Building A to add a few
entries to the buildings facing South Street with walkway access.
EThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. PH1-116
�` Telecommunications Device for the Deaf(805)781-7410.
y n
ARC 35-10 (313 South StreetF' -� Attachment 4
Page 2
8. Provide a more detailed landscaping plan that includes specifics on the size, type,
and location of all proposed plant materials. The landscaping plan shall also show
proposed property line treatments such as retaining walls and fences, both existing
and proposed. Sectional drawings and enlarged details should be included to
clearly show property line treatments and changes in elevations between
properties.
9. i _Add finger planters in the parking lot to better comply with standards and provide
shade in parking lots.
10. Provide for enhanced paving at the project driveway entry and for walkways in the
parking lot for both safety and aesthetics.
11. Provide convenient places for cars to turn around where parking bays dead-end.
12. Include another solution on project plans to satisfy code requirements for long-
term bicycle parking (two spaces per unit) that are convenient for residents and
preferably internal to the building rather than relying solely on individual ground-
mounted bicycle lockers.
13. Provide details of trash enclosure details and obtain approval of the designs from
San Luis Garbage.
14. Incorporate low-impact development features where feasible to improve water
quality and reduce run-off consistent with City standards.
If you have any questions, please contact me at (805) 781-7168.
Sincerely,
V
«G
Pam Ricci, A CP
Senior Planner
cc: County of SLO Assessor's Office
Hand-McCarthy, LLC
313 South Street
San Luis Obispo, CA 93401
PH1-117
Attachment 4
SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION MINUTES
December 20, 2010
ROLL CALL:
Present: Commissioners Ken Curtis, Suzan Ehdaie, Steven Hopkins, Michelle
McCovey-Good, Greg Wynn, Vice-Chair Jim Duffy, and Chairperson
Anthony Palazzo
Absent: None
Staff: Senior Planner Pam Ricci and Recording Secretary Janet Miller
ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented.
MINUTES: The minutes of December 6, 2010, were approved as presented..
PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments.
PUBLIC HEARINGS:
1. 313 South Street. ARC 35-10; Conceptual review of a new 43-unit housing
development; M zone; ROEM Development Corp., applicant. (Pam Ricci)
Pam Ricci, Senior Planner, presented the staff report recommending that the ARC
continue the item to a date uncertain with direction on site and building design issues.
Commr. Ehdaie recused herself due to a potential conflict of interest. Her residence is
within 500 feet of the proposed project.
Jonathan Emami, applicant representative, spoke in support of the project.
Keith Labus, KTGY Architects, spoke in support of the item.
PUBLIC COMMENTS:
Mark Woelfle, San Luis Obispo, voiced concerns over scale, undersized sewage lateral,
storm run-off, fire truck access, and parking on South Street. He did not support the
scale of a three-story project.
Clay Appleton, San Luis Obispo, spoke in support of the project.
Suzan Ehdaie, San Luis Obispo, voiced concern for potential traffic noise and
suggested that on-site parking options be explored that would provide for more open
space and landscaping.
PH1-118
ARC Minutes Attachment 4
December 20, 2010
Page 2
There were no further comments made from the public.
COMMISSION COMMENTS:
Commr. Wynn supported alternative site Plan E as providing for more contiguous open
space.
Commr. Curtis felt that parking was too dominant a feature with the submitted site plan
and preferred Plan E. He suggested a slight reduction in the amount of parking or
inclusion of double-loaded parking. He recommended additional tree planting and an
enlarged open space area. He suggested an on-site right-tum pocket onto South
Street, more of a break in the building along South Street, and a better solution for bike
parking.
Commr. Hopkins also favored Plan E with more parking spaces created.
The majority of the Commission endorsed a basic site plan that provides more
contiguous open space.
Commr. Wynn supported the courtyard concept and a drive aisle to the west in order to
group the open space together to provide a contiguous open space which would provide
a pedestrian-friendly open area.
On.motion by Vice-Chair Duffy, seconded by Commr. Curtis, to continue the item to a
date uncertain with direction on site and building design issues included in the staff
report, with the following amendments:
a. Condition No. 1 was reworded to read: "The Commission endorses a basic site plan
similar to Alternative Plan E as a courtyard concept to maximize usable outdoor
space with consideration of possible relocation of the drive aisle to the west side of
the site."
b. A second sentence was added to Condition No. 4: "Explore additional horizontal
and vertical articulation to elevations to reduce the overall scale, includinq changes
to the design and orientation of rooflines."
c. A second sentence was added to Condition No. 6: "Consider subtle variations in the
use of materials and colors to reduce the repetitive appearance of building facades."
d. The first portion of Condition No. 7 was changed from "Modify" to "Consider
modifying."
AYES: Commrs. Curtis, Hopkins, McCovey-Good, Wynn, Duffy, and Palazzo
NOES: None
RECUSED: Commr. Ehdaie
ABSENT: None
The motion passed on a 6:0 vote.
COMMENT AND DISCUSSION:
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PH1-122
i
Attachment 5
RESOLUTION NO. XXXX (2011 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO APPROVING AN AMENDMENT TO THE GENERAL PLAN
LAND USE ELEMENT MAP FROM SERVICES & MANUFACTURING
TO HIGH-DENSITY RESIDENTIAL,APPROVING A DENSITY BONUS
AND AFFORDABLE HOSING INCENTIVES,AND ADOPTING A
NEGATIVE DECLARATION FOR PROPERTY LOCATED AT 313
SOUTH STREET; GP/R/ER 35-10
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on January 26,2011, and recommended approval of the project; and
WHEREAS, the City.Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February
15, 2011, pursuant to a proceeding instituted under application GP/R/ER 35-10, ROEM
Development Corporation, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has considered the Mitigated Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff,presented at
said hearing.
BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council finds and determines that
the project's Mitigated Negative Declaration adequately addresses the potential significant
environmental impacts of the proposed project entitlements in accordance with the California
Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent
judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration subject
to the mitigation measures and monitoring programs listed in Exhibit A being adopted with the
project to reduce potentially-significant impacts to less-than-significant levels.
SECTION 2. General Plan Amendment Approval with Findings & Conditions The
City Council finds and approves the General Plan Amendment included as part of City
Application No. GP/R 35-10 to amend the land use designation from Services & Manufacturing
to High-Density Residential for the property located at 313 South Street, based on the following
findings and subject to the following conditions:
PH1-123
Attachment 5
a
Resolution No.XXXX(2011 Series)
Page 2
Findings:
1. The proposed amendment to the Land Use Element Map furthers the goals of the General
Plan for the production of new affordable housing units in the City.
2. The proposed amendment to the Land Use Element Map is consistent with Housing
Element Policy 3.12.7 which endorses "amendments to the General Plan to rezone
commercial, manufacturing or public facility zoned areas for residential use, to promote
higher density infill or mixed-use housing where land development patterns are no longer
valid and where impact to Low Density Residential areas is minimal". The subject site is
in alignment with the criteria included in this policy since it is immediately adjacent to
other R-4 zoning on its east side and directly across the street from R-2 development.
3. The proposed General Plan Amendment will not be detrimental to the health, safety and
welfare of those living and working in the vicinity since the proposed changes to the
City's maps accommodate the development of the site with an affordable housing project
of high-quality character and construction that will be compatible with other properties in
the surrounding vicinity,
4. The proposed General Plan Amendment will not adversely affect the amount of area
within the City set aside for Manufacturing uses as the total site area of 1.53 acres only
represents 0.6% of the City's current supply of sites zoned Manufacturing.
5. The Planning Commission recommended adoption of a Mitigated Negative Declaration
on January 26, 2011. The City Council finds and determines that the project's Mitigated
Negative Declaration with all of the mitigation measures listed in Exhibit A adequately
addresses the potential significant environmental impacts of the proposed project.
Conditions:
1. The Land Use Element Map is hereby amended as shown in Exhibit B.
2. The Community Development Director shall cause the change to be reflected in
documents, which are on display in City Hall and are available for public viewing and
use.
SECTION 3. Density Bonus & Affordable Housing Incentives.. The City Council
approves a 34% density bonus and a building height of 42 feet, where 35 feet is the maximum
allowed height, and a 10-foot street yard setback, where 15 feet is the typical requirement, as
affordable housing incentives to accommodate the development of the proposed 43-unit housing
project, based on the following findings:
PH1-124
Attachment
Resolution No.XXXX(2011 Series)
Page 3
1. As a 100 percent affordable housing development, the applicant is entitled up to a 35%
maximum density bonus under State law. Therefore, the proposed density bonus for the
project of 34 percent is consistent with established criteria for density bonuses.
2. Senate Bill (SB) 1818 allows cities to approve up to three "concessions and incentives"
for affordable housing projects. The proposed building height of 42 feet and street yard
setback of 10 feet to accommodate the development of the proposed project are
exceptions to standards that are appropriate as incentives consistent with SB 1818.
On motion of , seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this_day of , 2011.
Mayor Jan Marx
ATTEST:
City Clerk Elaina Cano
APPROVED AS TO FORM:
ttorney J. Christine Dietrick
TACommunity Development\CARS\CC Reso(ROEM South Street)GP-R ER 35-10.doc
PH1-125
Attachmec` 5 EXHIBIT A
City of San Luis Obispo Initial Study-Mitigated Negative.Declaration
MITIGATION MONITORING and REPORTING PROGRAM
CEQA requires that a reporting or monitoring program be adopted for the conditions of project
approval that are necessary to mitigate or avoid significant effects on the environment(Public
Resources Code 21081.6). The mitigation monitoring and reporting program is designed to
ensure compliance with adopted mitigation measures during project implementation. For each
mitigation measure recommended in the Initial Study-Mitigated Negative Declaration(IS-
MND), specifications are made herein that identify the action required and the monitoring that
must occur. In addition,a responsible agency is identified for verifying compliance with
individual conditions of approval contained in the Mitigation Monitoring and Reporting
Program(MMRP)..
In order to implement this MMRP, the City of San Luis Obispo (City) shall designate a Project
Mitigation Monitoring and.Reporting Coordinator ("coordinator'). The coordinator shall be
responsible for ensuring that the mitigation measures incorporated into the project are complied
with during project implementation. Further, the coordinator will distribute copies of the
MMRP to those responsible agencies identified in the MMRP,which have partial or full
responsibility for implementing certain measures. Failure of a responsible agency to implement
a mitigation measure shall not in any way prevent the lead agency from implementing the
proposed project.
Table 1 shall be used as the coordinator's checklist to determine compliance with required
mitigation measures for each of the proposed rezone sites. The list is broken down into
mitigation measures that apply to the South Street Apartments Affordable Housing Project site.
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
AESTHETIC RESOURCES
Mitigation All outdoor lighting shall be directed Prior to Review construction City
Measure 1 downward, consistent with the.San Luis issuance of plans and ensure all
Obispo Community Development Design building permits requirements are
Guidelines and Chapter 17.23, Night Sky met.
Preservation,of the City's Zoning
Ordinance.
Mitigation To minimize impacts on residential Prior to Review construction City
Measure 2 development in proximity to the project issuance of plans and ensure all
site, roof materials shall be non-reflective building permits requirements-are
and shall be muted in hue consistent met.
with standards in the Community Design
Guidelines, Section 6.1 C.
South Street Apartments Affordable Housing Project
1
PHl-126
r Attachment 5
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
AIR QUALITY
Mitigation The applicant shall provide bulletin Prior to Inspect site prior to City
Measure 3 boards or kiosks in appropriate common occupancy occupancy clearance
areas to advise residents about up-to- clearance to ensure mitigation
date transit and rideshare information. measure is
implemented.
Mitigation Fugitive Dust Control Measures. During Monitor construction City
Measure 4 a) Reduce the amount of the disturbed construction activities to ensure all
area where possible; required mitigation
b) Use of water trucks or sprinkler measures are
systems in sufficient quantities to implemented.
prevent airbome dust from leaving the
site. Increased watering frequency
would be required whenever wind
speeds exceed 15 mph. Reclaimed
(non-potable)water should be used
whenever possible;
'
c) All dirt stock pile areas should be
sprayed daily as needed;
d) Permanent dust control measures
identified in the approved project
revegetation and landscape plans
should be implemented as soon as
possible following completion of any
soil disturbing activities;
e) Exposed ground areas that are
planned to be reworked at dates
greater than one month after initial
grading should be sown with a fast
germinating, non-invasive grass seed
and watered until vegetation is
established;
f) All disturbed soil areas not subject to
revegetation should be stabilized
using approved chemical soil binders,
jute netting,or other methods
approved in advance by the APCD;
g) All roadways, driveways,sidewalks,
etc.to be paved should be completed
as soon as possible after grading
unless seeding or soil binders are
used;
h) Vehicle speed for all construction
vehicles shall not exceed 15 mph on
any unpaved surface at the
construction site;
i) All trucks hauling dirt, sand, soil, or
other loose materials are to be
covered or should maintain at least
two feet of freeboard(minimum
vertical distance between top of load
and top of trailer) in accordance with
CVC Section 23114;
South Street Apartments Affordable Housing Project
2
PH1-127
J Attachment 5
I City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
j) Install wheel washers where vehicles
enter and exit unpaved roads onto
streets,or wash off trucks and
equipment leaving the site;
k) 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;
1) All of these fugitive dust mitigation
measures shall be shown on grading
and building plans; and
m)The contractor or builder shall
designate a person or persons to
monitor the fugitive dust emissions
and enhance the implementation of
the measures as necessary to
minimize dust complaints, reduce
visible emissions below 20 percent
opacity,and 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 Compliance Division prior to
the start of any grading,earthwork or
demolition.
Mitigation Construction Equipment During Monitor construction City
Measure 5 • Maintain all construction equipment in construction activities to ensure all
proper tune according to required mitigation
manufacturer's specifications; measures are
• Fuel all off-road and portable diesel implemented.
powered equipment with ARB
certified motor vehicle diesel fuel
(non-taxed version suitable for sue
off-road);
• Use diesel construction equipment
meeting ARB's Tier 2 certified
engines or cleaner off-road heavy-
duty diesel engines,and comply with
the State Off-Road Regulation;
• Use on-road heavy-duty trucks that
meet the ARB's 2007 or cleaner
certification standard for on-road
heavy-duty diesel engines, and
comply with the State On-Road
Regulation;
• Construction or trucking companies
with fleets that do not have engines in
their fleet that meet the engine
standards identified in the above two
measures(e.g. captive or NOx
exempt area.fleets)may be eligible by
r South Street Apartments Affordable Housing Project
3
PH1-128
Attachment 5
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
proving alternative compliance;
• All on and off-road diesel equipment
shall'not idle for more than 5 minutes.
Signs shall be posted in the
designated queuing areas and or job
sites to remind drivers and operators
of the 5 minute idling limit;
• Diesel idling within 1,000 feet of
sensitive receptors is not permitted;
• Staging and queuing areas shall not
be located within 1,000 feet of
sensitive receptors;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place
of diesel-powered equipment,where
feasible; and
• Use alternatively fueled construction
equipment on-site where feasible,
such as compressed natural gas
(CNG), liquefied natural gas(LNG),
propane or biodiesel.
Mitigation The applicant shall prepare an Asbestos Prior to and In coordination with City
Measure 6 Dust Mitigation Plan. The Asbestos Dust during SLOAPCD,review
Mitigation Plan must be: construction Asbestos Dust
a) Submitted to and approved by the Mitigation Plan prior
SLOAPCD before the start of any to construction.
construction or grading activity;and Monitor construction
b) Implemented at the beginning and activities to ensure all
maintained throughout the duration required mitigation
of the construction or grading measures are
activity. implemented.
CULTURAL RESOURCES
Mitigation The applicant shall have a qualified During Monitor construction City
Measure 7 archaeologist on retainer should construction activities to ensure all
significant paleontological resources, required mitigation
archaeological resources, or cultural measures are
materials be encountered during ail implemented.
grading work. A qualified archaeologist
shall be retained on site during all
grading work and shall examine all
excavations for evidence of any
archaeological. or paleontological
resources. In the event that any
prehistoric subsurface, archaeological
features or deposits, including locally
darkened soil ("midden") that could
conceal cultural deposits, animal bone,
obsidian, and/or mortar are discovered
during construction-related earth-moving
activities, all work within 150 feet of the
resources shall be halted, and the
qualified archaeologist shall assess the
significance of the find. Archaeological
South Street Apartments Affordable Housing Project
ir 4
PH1-129
�. Attachment 5
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
test excavations shall be conducted by
the qualified archaeologist to aid in
determining the nature and integrity of
the find. If the find is determined to be
significant by the qualified archaeologist,
the representatives of the City and the
qualified archaeologist shall meet to
determine the appropriate course of
action. All significant cultural materials
recovered shall be subject to scientific
analysis, professional museum
curations, and a report shall be prepared
by the qualified archaeologist according
to current professional standards.
If a Native American site is discovered,
then the evaluation process shall include
consultation with the appropriate Native
American(s). When Native American
archaeological, ethnographic, or spiritual
resources are involved, all identification
and treatment shall be conducted by
qualified archaeologists who are either
certified by the Register of Professional
Archaeologists(RPA)or meet the
federal standards as stated in the Code
of Federal Regulations(36 C.F.R.61),
and Native American representatives
who are approved by the local Native
American community as scholars of the
cultural traditions. In the event that no
such Native American is available,
persons who represent tribal
governments and/or organizations in the
locale in which resources could be
affected shall be consulted.
A qualified archaeologist shall be
present at the preconstruction meeting to
educate all construction workers for the
proposed project on the identification of
subsurface cultural resources. The
preconstruction meeting shall be
completed prior to the commencement of
any earth work or other construction
activities and verification of compliance
shall be provided to the City. tach-
contractor
achcontractor and all employees involved
with earth moving activities including, but
not limited to,grading, scraping, drilling,
and trenching, shall be required to
participate in this preconstruction
meeting. If subsequent contractors are
hired who did not participate in this
preconstruction meeting,they shall be
South Street Apartments Affordable Housing Project
ir 5
PH1-130
Attachment 5
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
required by the City to meet
independently with the qualified
archaeologist consultant to review and
discuss the potential for discovery of
archaeological resources and the proper
treatment of these materials,and
verification of this subsequent training
shall be provided to the City.
GEOLOGY AND SOILS
Mitigation The structural design of the project shall Prior to Review building plans City
Measure 8 be in accordance with the Uniform issuance of and ensure all
Building Code,which has been adopted building permits requirements are
by the City and the California Division of met.
Mines and Geology Guidelines for
Evaluating and Mitigating Seismic
Hazards in California, Special
Publication 117(revised 2008).
Mitigation As required by the City, a geotechnical Prior to Review geotechnical City
Measure 9 evaluation shall be performed. The issuance of evaluation and
geotechnical evaluation shall include a grading permits construction plans,
liquefaction analysis. At a minimum,the and ensure all
liquefaction analysis shall be in requirements are
accordance with City and State building met.
codes, and the California Division of
Mines and Geology Guidelines for
Evaluating and Mitigating Seismic
Hazards in California(revised 2008).
Such studies would typically include site-
specific depth to groundwater and soil
composition as they relate to seismically
induced hazards. Areas having
liquefiable sediments should be
identified,and structures should be
properly designed to withstand the
conditions.
NOISE
Mitigation The applicant shall provide all adjacent Prior to and Monitor construction City
Measure property owners with a construction during activities to ensure all
10 activity schedule and construction routes construction required mitigation
at least one week in advance of measures are
construction activities. Any alterations or implemented.
additions shall require one week
notification.
Mitigation Temporary noise barriers shall be used During Monitor construction City
Measure to attenuate construction noise in the construction activities to ensure all
11 vicinity of sensitive receptors,as well as required mitigation
receptors in which construction will result measures are
in an exceedance of acceptable noise implemented.
levels. The following measures shall be
implemented to insure noise levels do
not exceed the City's thresholds as
defined in the Noise Control Ordinance.
South Street Apartments.Affordable Housing Project
6
PHl-131
Attachment 5
City of San Luis Obispo Initial Study-Mitigated Negative Declaration
Table 1. Mitigation Monitoring for the
South Street Apartments Affordable Housing Project
Mitigation Implementation Administrative Agency
Number Mitigation Measure Timing Action Responsible
for Verification
These measures include, but are not
limited to the following:
• Stationary construction equipment
shall be surrounded by temporary
acoustical shelters, such as sound
blankets, if within 300 feet of an
affected receptor.
• Temporary sound barriers shall be
constructed between the construction
site and affected receptors.
• Contractors shall orient stationary
construction equipment away from
residences and commercial buildings;
• Contractors shall not allow
construction equipment to idle when
that equipment is not.in use.
• Whenever feasible,electrical power
shall be used to run air compressors
and similar power tools.
TRANSPORTATION TRAFFIC
Mitigation Prior to the issuance of building permits, Prior to Determine the"fair City
Measure the applicant shall be responsible for occupancy share"mitigation fee
12 paying its"fair share"mitigation fee for clearance and obtain payment.
the percentage of new trips generated by
the project that will travel through the
intersection of Broad Street/Santa
Barbara Street/South Street as
determined by the Public Works Director,
and based on the estimated intersection
improvement cost.
Mitigation Prior to construction,the applicant shall Prior to Review congestion City
Measure submit to the City of San Luis Obispo for construction management plan
13 review and approval a congestion and ensure all
management plan to be implemented required mitigation
during construction. The plan shall measures are
specify that: implemented.
• Trucks(delivery, hauling, and
transportation trucks)should be
scheduled outside the A.M.and P.M.
peak period (7:00 to 9:00 A.M. and
4:00 to 6:00 P.M.); and
• Construction activities shall be
scheduled such that construction-
related traffic avoids entering and
exiting the site during peak traffic
periods.
• Truck routes shall be submitted to the
City for review and approval prior to
commencing with each phase of
construction requiring significant truck
traffic.
South Street Apartments Affordable Housing Project
7
PHl-132
General plan Land Use Element Map Exhibit B
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Attachment 6
ORDINANCE NO. (2011 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING MAP FROM MANUFACTURING(M) TO
HIGH-DENSITY RESIDENTIAL (R-4) FOR PROPERTY LOCATED AT
313 SOUTH STREET; GP/R/ER 35-10
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on January 26, 2011, and recommended approval of the project; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Paha Street, San Luis Obispo, California, on February
15, 2011, pursuant to a proceeding instituted under application GP/R/ER 35-10, ROEM
Development Corporation, applicant; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the City Council has considered the Mitigated Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
sof the..applicant, interested parties, and the evaluation and recommendations by staff,;presented at
said hearing.
BE IT ORDAINED,by the City Council of the City of San Luis Obispo as follows'
SECTION 1. Findings.
1 The proposed amendment to the Zoning Map furthers the goals of the General Plan for
the production of new affordable housing units in the City.
2. The proposed amendment to the Zoning Map is consistent with Housing Element Policy
3.12.7 which endorses "amendments to the General Plan to rezone commercial,
manufacturing or public facility zoned areas for residential use,to promote higher density
infill or mixed-use housing where land development patterns are no longer valid and
where impact to Low Density Residential areas is minimal". The subject site is in
alignment with the criteria included in this policy since it is immediately adjacent to other
R-4 zoning on its east side and directly across the street from R-2 development.
3. The proposed Rezone will notbe detrimental to the health; safety and welfare of those
living and working in the vicinity since the proposed change to the City's zoning maps
accommodates the development of the site with an affordable housing project of high-
quality character and construction that will be compatible with other properties in the
surrounding vicinity,
4. The proposed Rezone will not adversely affect the amount of area within the City set
PH1-134
i
Attachment 6
Ordinance No. (2011 Series)
Page 2
aside for Manufacturing uses as the total site area of 1.53 acres only represents 0.6% of
the City's current supply of sites zoned Manufacturing.
5. The City Council finds and determines that the project's Mitigated Negative Declaration
adequately addresses the potential significant environmental impacts of the proposed
project.
SECTION 2. Action. The Zoning Regulations Map Amendment (GP/R 35-10) to
modify the zoning designation of the site from Manufacturing (M) to High-Density Residential
(R-4) for the property located at 313 South Street is hereby approved as identified within Exhibit
A.
SECTION 3. 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 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 day of , 2011, AND.FINALLY
ADOPTED by the Council of the City of San Luis Obispo on the day of ,
2011, on the following vote:
AYES:
NOES:
ABSENT:
Mayor Jan Marx
ATTEST:
City Clerk Elaina Cano
APPROVED AS TO FORM:
�V� d
City Attorney J. Christine Dietrick
TACommunity Development\CARS\CC Ord 35-10 ROEM South Street Rezoning doc
PH1-135
ATT1CHMENT6
Zoning Map ExhibitA
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