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Home My WebLink About03/15/2011, B 3 - ADOPTION OF THE AGRICULTURAL MASTER PLAN FOR THE CALLE JOAQUIN AGRICULTURAL RESERVE, AND MITIGATED council acEnaa nEpont '°"°""b" CITY OF SAN LUIS OBISPO FROM: Michael Codron, Assistant City Manager Prepared By: Neil Havlik, Natural Resources Manager"j') SUBJECT: ADOPTION OF THE AGRICULTURAL MASTER PLAN FOR THE CALLE JOAQUIN AGRICULTURAL RESERVE, AND MITIGATED NEGATIVE DECLARATION RECOMMENDATION As recommended by the Planning Commission and the Parks and Recreation Commission: 1. Approve a resolution adopting the Agricultural Master Plan for the Calle Joaquin Agricultural Reserve as amended; and 2. Approve a Mitigated Negative Declaration of environmental impact for the Agricultural Master Plan. DISCUSSION Current Situation With the annexation of the properties at the northern end of Calle Joaquin and the "Madonna Gap" property along Los Osos Valley Road, the City acquired 25 acres of contiguous open space (see Attachment 1). The open space dedications were consistent with Land Use Element Policy 1.12.5 E, Open Space which states that the "Dalidio Area properties (generally bounded by Highway 101, Madonna Road, and Los Osos Valley Road) shall dedicate land or easements for the approximately one-half of each ownership that is to be reserved as open space." Assuming a future proposal to annex and develop the 131-acre Dalidio property, there will be a potential addition to the City's open space of approximately half of the overall land area of the Dalidio property(approximately 65 acres). On September 1, 2009, the City Council discussed a project approach for the development of a master plan for the City-owned agricultural lands, as well as lands assumed to remain in agriculture in the City's General Plan. Direction was provided to gather public input, create the master plan, and then review the plan with the Parks and Recreation Commission and the Planning Commission. Public input in the development of the plan was gathered through a series of four public community workshops held between October 22, 2009, and March 4, 2010. City staff then prepared the Master Plan document and initial study based upon information received from the public workshops, and initiated the formal public review process on January 31, 2011. The project was considered by the Planning Commission on February 23, 2011, and by the Parks and Recreation Commission on March 2, 2011. G/Havlik/Councilagetz"Agricultural Master Plan Adoption BM u Agricultural Master Plan Adoption Page_2 Project Description The project is the adoption of an Agricultural Master Plan (hereinafter referred to in this report as "Master Plan") for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve (CJAR), which will guide the management and development of the site over the next five to seven years. The current Reserve is a 25-acre property situated at the end of Calle Joaquin cul-de-sac to the north of Kimball Motors. In addition, the Master Plan proposes several actions consistent with the City's current General Plan as those actions apply to the 131-acre, not-yet-annexed Dalidio property. Thus the Master Plan refers in certain cases to the "CJAR" (property already owned by the City of San Luis Obispo), and the "Master Plan Area" (the CJAR plus that portion of the Dalidio property that would be preserved in agricultural and open space uses upon annexation). Important.Natural.and Cultural Features The Master Plan Area contains a number of sensitive or otherwise important natural features, and one notable cultural feature, including: 1. The waters and riparian corridor of Prefumo Creek, with at least one species of concern (southern steelhead) known to exist there at certain times of the year; 2. Suitable habitat for two other species of concern (red-legged frog and southwestern pond turtle) which have not been observed here but could occur; 3. An extensive grove or groves of eucalyptus trees, which form a community landmark and are known to provide habitat for several large birds species; including turkey vultures, hawks, owls, egrets and herons; and several other habitat types, including oak woodland and a planted eucalyptus grove; 4. A large area of Class I and II soils, historically used for agricultural production and desired for continued agricultural use by the community; and 5. A barn formerly used as a viewing stand for dog races that were held on the Dalidio property many years ago, and of historical value to the Dalidio family. Management issues,concerns and opportunities associated with C.IAR and the Master Plan Area include• 1. The stated desire of the community to utilize the majority of CJAR for ongoing agricultural production and to provide agricultural education opportunities to school children and others in the community; 2. Establishing and maintaining sustainable agricultural operations covering the majority of the site; 3. Degraded conditions along portions of Prefumo Creek, including numerous non-native invasive plant species, and poor water quality conditions due to loss of flow and resultant stagnant conditions; and 4. Proper development and functioning of the trail system as envisioned in the City's General Plan. C/Havlik/Councilagenda/Agricultural Master Plan Adoption B3-2 I Agricultural Master Plan Adoption Page 3 The Master Plan addresses these issues by calling for: 1. Establishment of a non-profit entity to operate and/or oversee the agricultural operations at CJAR and provide agricultural education opportunities to citizens, with ultimate expansion of the agricultural operations into portions of the Dalidio property preserved as part of future annexation of that property into the City of San Luis Obispo; 2. Development of one or more buildings to properly house certain aspects of the agricultural production or education programs there; 3. Development of a formal trail crossing the property from Calle Joaquin to Oceanaire Drive for pedestrians and bicyclists (including a crossing of Prefumo Creek), with ultimate extension of the trail to Madonna Road and/or Dalidio Drive; 4. Enhancement of the riparian corridor of Prefumo Creek with native vegetation; 5. Possible creation of a wetland at the low-lying southerly end of CJAR, and planting of native vegetation on the fill area adjacent to it; 6. Placement of protective fencing along the edge of the riparian areas of Prefumo Creek to protect sensitive resources in those locations; and 7. Development of interpretive and informational signage to assist and inform visitors. The Master Plan does not propose or find necessary any changes to the current General Plan or zoning designations associated with CJAR or the Master Plan Area. Advisory Body Review On February 23, 2011, the City Planning Commission reviewed the proposed Agricultural Master Plan. There was no verbal testimony on the Master Plan, and one written memo (from local citizen Don Dollar) was received by the time of the meeting. The Commission determined that the Master Plan was consistent with the City's General Plan and found that the project, with mitigation incorporated, would not have a significant effect upon the environment. The Planning Commission's unanimous recommendation for approval of the Master Plan to the City Council included two minor amendments. Those amendments were to modify Mitigation Measure No. 1 to include a requirement that any buildings constructed on the site follow an "agrarian vernacular" architectural style and be approved by the City's Architectural Review Commission, and to emphasize the consistency of the Agricultural Master Plan with the Airport Land Use Plan for the area surrounding the City-County Airport, which includes the site On March 2, 2011, the Parks and Recreation Commission considered the proposed Agricultural Master Plan. The Commission approved the Plan with the changes recommended by the Planning Commission, and without further changes of its own. Public Comment On March 1, 2011 staff received a telephone call from a representative of the County Agriculture Department expressing its support of the Master Plan. G/Havlid/Councilagenda/Agricultural Master Plan Adoption B3-3 Agricultural Master Plan Adoption Page 4 On March 2, 2011, staff received a lengthy letter from Mr. Ernie Dalidio, and is in the process of responding to that letter. Staff also received a letter from Cal Trans District 5,requesting that the potential for road connection between Los Osos Valley Road and Dalidio Drive be formally integrated into the Master Plan. These items of correspondence are included herein as Attachment 4, together with the response to Mr. Dollar. The other responses will be forwarded to the Council as soon as they are prepared. As of March 4, 2011, no other communications had been received. If any are received, they will be responded to and copies will be provided to the Council before the meeting. FISCAL IMPACT While a number of capital improvements at the site are included in the Master Plan, they are expected to have their own sources of funding, either through future Council allocations or through grants from outside agencies. Therefore, actual ongoing maintenance and patrol costs are expected to be minor. The one potential exception to this is in the event of failure of the non- profit entity to perform its functions. In that case, staff time and possibly City funds may be required to take over certain operations at the site temporarily, to shut down the program, or to effect a transfer to another entity. However, this is conjectural, and no predictions about the matter can be reasonably made at this time, other than the fact that some risk in the matter exists. The Board of Directors of Central Coast Ag Network is aware of these risks and is pursuing a cautious and carefully thought-out process for gradual growth and development of the property. ENVIRONMENTAL REVIEW The Initial Study identified two areas where potential concerns exist: The first is the potential for death or injury to a Federally protected endangered species, the California red-legged frog; the second is the potential for visual concerns arising out of the proposed SLO Community Farm envisioned by stakeholders. These concerns are addressed by (1) ensuring that individuals involved in trail construction are educated about the occurrence of red-legged frogs in the area and what to do if individuals of this species are observed within a work area; and (2) by the requirement emphasized by the Planning Commission regarding the look and style of the buildings. With incorporation of these provisions, potential impacts are mitigated to a level of less than significant and the issuance of a Mitigated Negative Declaration is appropriate. ALTERNATIVE The Council could reject the Master Plan. This is not recommended, since the plan has followed the general course of events directed by the Council, has been reviewed by both the Planning Commission and Parks and Recreation Commission in public session, public testimony taken by both Commissions, and amendments recommended to clarify the plan or to accommodate concerns raised by citizens. Both Commissions supported the recommended Master Plan as amended and urged its adoption by the Council by unanimous vote. G/Havlik/Councilagenda/Agricultural Master Plan Adoption B3-4 Agricultural Master Plan Adoption Page 5 ATTACHMENTS 1. Location Map 2. Copy of Agricultural Master Plan and Initial Study 3. Written Comments Received during the review process 4. Resolution G/Havlik/Councilagenda/Agricultural Master Plan Adoption B3-5 ATTACHMENT 1 Calle .: )aquin Agricultura Reserve Vicinity Map �R 1A ♦0, SchI f c lk r .• fitIM r r IF _r Iw , N 0 0.05 0.1 0.2 0.3 0.4 Miles Fic >62;!, ATTACHMENT 2 AGRICULTURAL MASTER PLAN for the City of San Luis Obispo's CALLE JOAQUIN AGRICULTURAL RESERVE � `�--4--.-,.�. ��`�-��.r��•�,mac.�, _ _ y_ - :�__ _; .' a '•� � M'r:' «per d w tM �`r. 'Zh .� ,fir . t "r J.k � �+YL � •,�, � s yS3 e.��,�+� �� ; '� n �''� .r a•. T,�,,,� n • 3t L,j��gT, •,t�,Ix ' V. q♦,%1�1°` }tom- •' �• �� 4a► cf '♦ r94.. i►, i �'y•r �:. 1�*4iyr• '4'" ell �!'J � k �1 ,t 't r S.t,�l yea•. a. �r �J� - p.. IS 4� vl "Ar prepared by City of San Luis Obispo Natural Resources Protection Program January, 2011 B3-7 ATTACHMENT 2 City of San Luis Obispo Natural Resources Protection Program Agricultural Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve Neil Havlik, Ph.D. Natural Resources Manager Freddy Otte City Biologist Pamela Ricci Senior Planner Britni Parsons Intern January 2011 B3-8 ATTACHMENT 2 Agricultural Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve Table of Contents 1. Introduction.........................................................................................4 1.1 History 1.2 Background of the Master Plan 1.3 Public Input 1.4 Access 1.5 Legal Agreements 1.6 Title Dispute 2. Inventory.............................................................................................11 2.1 General Description 2.2 Cultural/Historical Resources 2.3 Soils 2.4 On-Site Water Resources 2.5 Plants and Wildlife 3. Goals and Policies.............................................:................................16 3.1 "Stakeholder" Process 4. Agricultural Master Plan......................................................................17 4.1 Phasing Areas and Land Use Designations 4.2 Consistency with Current Zoning 4.3 Resource Enhancement 4.4 Wildfire Preparedness 5. Implementation Strategy....:.................................................................22 6. Fiscal Statement.................................................................................23 6.1 Contingency Plan: In the Event of Breach or Failure of the Non-Profit Operation 7. Monitoring..........................................................................................24 8. Site Photos..................:......................................................................25 Appendix A. Plant and Animal Species of Concern.....................................30 Appendix B. Initial Study.........................................................................34 B3-9 i ATTACHMENT 2 Agricultural Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve "This approximately 180-acre area of'printe.tarni land bounded by Madonna.Road, Highway 101, Central Coast Pla-za, and Preticmo Creek is in three ownerships. The City intends to preserve at least one-half oj'this signature working agricultural landscape at the southern gatew aY to San Luis Obispo as it existed in 1994. " ---Cin,of San Luis Obispo General Plan, Land Use Element, Policy 8.8 The above constitutes a vision statement for the ultimate preservation and sustainable utilization of an important visual, cultural, agricultural and ecolouical asset to the City of San Luis Obispo. The Agricultural Master Plan that follows spells out the actions and expectations involved in implementing this vision. 1. Introduction The Calle Joaquin Agricultural Reserve is currently an area of approximately 25 acres located at the end of the street known as Calle Joaquin North in the City of San Luis Obispo (Figures 1, 2). The property consists primarily of farmland that has been dedicated to the City of San Luis Obispo as the land surrounding it has been developed. The City of San Luis Obispo's 1994 General Plan required that approximately 50%n of the properties in this area be preserved as permanent open space and retained in agriculture. To date of this requirement has been the creation of the existing 25 acre Calle Joaquin Agricultural Reserve, as two of the three agricultural properties there have annexed into the City and been approved by the City Council for commercial development. The City General Plan's "50% preservation" requirement also extends to the third and largest property in the area, known as the Dalidio property (approximately 130 acres). Upon development of that property, an additional 65 acres will be potentially added to the Agricultural Reserve. The ultimate size of the Reserve is therefore anticipated to be approximately 90 acres. Most,but not all. of this land is or was farmland. A portion of Prefumo Creek, plus a sizable constructed drainage channel and large eucalyptus grove are included within the preservation area required by the General Plan, so that ultimately this 90 acre site will include about 70 acres of land that is farmed.or is farmable. The balance will be "wild" lands of the eucalyptus groves, the riparian corridor of Prefumo Creek and of the drainage channel. Therefore, the term "Master Plan Area" as used in this document refers to the entire 90 acre site. The term "Calle Joaquin Agricultural Reserve" will refer to the existing 25 acre property currently in City ownership. 4 B3-10 n •�w�a�)■...i .11)7:.. , .....�i"'w'4TH'#' jj��a•�ra. -�. ;.... �j lit • �� .... � � �•.,►I �1' � .may,b +''..'. r.. t n■■sa f. r LLLLL TIM i �1��.�.Q �I(jlla�1��T� �� moi% '•, T�i�:��i+.i��! !.��/��li 1 1 ATTACHMENT 2 Calle Joaquin Agricultural Reserve Vicinity Map Sch 0000 yr �A t RIC-, 4 r4h Lot for ire too 4:. 44 0 0.05 0.1 0.2 0.3 0.4 --i Miles 6 FigUT "O-h i ATTACHMENT 2 1.1 History The land in and around the Master Plan Area has been farmed for many years, even as the City of San Luis Obispo has slowly grown up around it. Soils in the area are rich and productive, and, because of the area's mild climate, year-round farming can take place. The area was part of the Mexican land grant known as Rancho La Laguna. In 1850 California became a state, and many people began to come here for the economic opportunities that the new state provided. In 1868 Rancho La Laguna was united with a neighboring rancho and the two ranchos, known as Ranchos Canada de Los Osos and La Laguna, were subdivided into numerous agricultural parcels ranging in size from 50 acres to over 2,000 acres (Figure 3). Many of these parcels still exist in the Los Osos Valley, but over the years the growth of the San Luis Obispo area led to further subdivision of the land there. By 1994 much of the land around the Master Plan area had been subdivided into small parcels for residential, commercial, and some industrial uses. At that time there were only three remaining agricultural parcels: the 26 acre McBride property, the 31 acre Madonna"Gap" property (so-called because it was a "gap" in the city limits along Los Osos Valley Road), and the largest, the 130-acre Dalidio property. All three parcels were being farmed by a lessee, Hayashi Brothers of Arroyo Grande. As part of the General Plan Update approved by the City Council in 1994, properties in the "Dalidio-Madonna-McBride" area were subject to the following specific requirement: "This approximately 180-acre area of prime faun land bounded by Madonna Road, Highway 101, Central Coast Plaza, and Prefurno Creel:is in three ownerships. The City intends to preserve at least one-half of this signature working agricultural landscape at the sowhern gateway to San Luis Obispo as it existed in 1994." ---City of San Luis Obispo General Plan, Land Use Element, Policy 8.8 In 2006 the first of these three properties (now referred to as Gearhart/McBride property) was annexed into the City of San Luis Obispo and granted entitlements. As part of that process, 13 acres of the property was dedicated to the City of San Luis Obispo, which served to initiate the existence of the Agricultural Reserve. In 2010 a second property (Madonna Gap) was annexed, granted entitlements and dedicated an additional 12 acres to the Reserve. The owners of the third, 130 acre property, the Dalidio family, are considering development options both within and outside of the City of San Luis Obispo. That property is not yet annexed into the City. Assuming that annexation does take place, approximately one-half(65 acres) of the property is expected to be set aside for pennanent agricultural or open space use (Figure 4). Thus the three properties will ultimately total approximately 90 acres of open space. Of this total, about 20 acres are occupied by Prefumo Creek and its riparian corridor, the eucalyptus groves, and several smaller areas unsuitable for agricultural use. Taking this into account, approximately 70 acres of prime farming land will ultimately be available for continued agricultural use. 1.2 Background of the Agricultural Master Platt In November 2008 a proposal fora five year hay lease for the 13 acre McBride/Gearhart property was presented to the City Council. The Council, however, determined that a preferred B3-13 ATTACHMENT 2 r P � OV o Ocb I-it ED .y (S "P ��// ''. •�• �Jill B3-14 Calle Joaquin Agricultural Master Plan Phasing Areas "� �"'k •. � �. " �'�fro.,S/t� �� •�=} .• 9 _,. g /' +� b p 1 J-� t-t '�,� ��'ti-. � � �. '� �•.��'A�� "iy, y^,'�,�y'` a' - ,+4,-� 'k r' �t L" .;7 1 rJ ° ,,•yCr { 114-1 4 -5 f�.l� 't � r' , f 1 �•^i" a X> v � w�J rt_ t �W�p,�t �`1._ d �r po toy �• _ ti ��. �: � - ! 1f#>1 yak`) 6 y 4 g- >'l P'„ V• �� ,? s n,-^� 4 Q• ," Phase 2(Future Potential) [` r Phase 1 (Current) p yY� y • p Q'' a }. .4cS � r t a � �r � )� t t'�• � t X, �t.1 N 0 250 500 1,000 1,500 2,000 A Feet 9 Figure 4 B3-15 ATTACHMENT,2 course of action was to undertake planning for eventual use of not only the 13 acre site but the additional acreage that was expected to be dedicated to create the Agricultural Reserve. Therefore the 13 acres was put into a cover crop situation; that is, the property had a crop consisting of various grasses and legumes seeded onto the site, then plowed under the following spring simply as a holding action. This has been repeated in fall 2009 and fall 2010. The purpose of the cover cropping is (1)to hold the property until a final decision could be made about the proper long-term approach to the agricultural operations on the property, (2) to allow a reasonable period of time for that decision to be made, and (3) to improve soil conditions while doing so. 1.3 Public Input Beginning in October 2009 a series of public "stakeholder" meetings were held to provide a framework for discussion about the Master Plan area and provide a forum for public input into the planning process. This was necessarily different than the normal "conservation plan" process wherein the City undertakes a planning effort for open space lands which it fully owns or controls. In the present situation the City owns about 30% of the total area being planned, and there is no timetable for when or even if the remaining lands will come into City ownership or control. Nevertheless, the stakeholder meetings proved to be a successful approach and by the last meeting in March 2010 a vision for the property had developed, and a group of citizens had stepped forward to offer their services as an organization that would undertake to implement the Master Plan upon its adoption by the City Council. 1.4 Access At the present time legal access to the Calle Joaquin Agricultural Reserve exists at the end of Calle Joaquin North. Future pedestrian access from residential areas to the west, and from the Dalidio property when it is developed, is anticipated. A portion of the property may possibly need to be used for a road connecting Dalidio Drive to Los Osos Valley Road; however, there is no timetable for this connection and the project is not included in the City's 5-Year Capital Improvement Plan, being dependent upon future development of the Dalidio property. 1.5 Legal Agreements The Master Plan area is subject to several legal agreements affecting it, including: • A City sewer easement running through the Dalidio portion of the site; • A PG&E power easement running across a portion of the property from Calle Joaquin, then along the boundary between the current city property and the Dalidio property; • A channel easement located on the Dalidio portion of the site that crosses a portion of Phase 2 of this plan; • Creek or drainage easements coveting portions of Prefumo Creek; and • A landscaping easement in favor of the commercially zoned lots on Calle Joaquin. None of these legal agreements significantly restrict the use of the land for agricultural, environmental, or recreational purposes. 10 B3-16 ATTACHMENT 2 1.6 Title Dispute Ownership of a three-acre portion of the McBride/Gearhart property is currently the subject of a title dispute. In 2008, the City discovered that there was a pre-existing deed of trust that was not reconveyed when the property was dedicated to the City. The City Attorney's office is currently working to eliminate this "cloud"on the property's title. This Master Plan assumes that the title dispute will be resolved in a manner satisfactory to the City. Pending such elimination, the three acres have been assigned to a new Phase of the Master Plan independent of the current City- owned land and the Dalidio property. 2. Inventory 2.1 General Description The overall character of the Calle Joaquin site is an undeveloped, relatively flat area that has gone through a lengthy period of farming and tilling of the soil. The site is identified in the City's General Plan as prime agricultural land. Prefumo Creek and its associated riparian corridor are located along the western portion of the site. The site is very visible from both northbound and southbound travelers on Highway 101. Locations of existing features of the Master Plan Area are shown in Figures 5 and 6. 2.2 Cultural/Historical Resources There are no known features of major cultural or historical significance on the current City property. The Dalidio property contains a structure known as the "grandstand" which once served as a reviewing stand for dog races that used to be held there, and is currently used on the Dalidio property as a barn. The structure is in reasonably sound condition, and has been proposed for preservation by the Dalidio family if the property is developed for urban uses. This could involve moving the building to a location within the Master Plan Area. There is also a large eucalyptus grove on the Dalidio property which is a local landmark and the majority of the grove has previously been identified in planning documents for preservation. It has been identified in several planning documents as a significant heron and egret rookery. There are no known prehistoric cultural sites or archeological resources on the property. However, areas within 150 feet of Prefumo Creek are considered sensitive archeological sites and City policy requires a Phase 1 Archeological Resources Inventory to be prepared prior to the permitting of any construction. The Master Plan does anticipate construction of a portion of the Bob Jones Bike Trail within this distance from Prefumo Creek and therefore such an inventory will be necessary prior to construction of the trail in that area. However, no other construction or excavation for building foundations within this sensitive area is expected. 2.3 Soils According to the United States Department of Agriculture Natural Resource Conservation Service's Soil Survey of San Luis Obispo County (Coastal Part), the Master Pian area is composed of mostly Croplcy clay and Salinas silty clam loam. The Cropley clay is a Class II soil and the Salinas silty clay loam is a Class I soil. Both of these soils are considered "prime" 11 B3-17 ATTACHMENT 2 Calle Joaquin Agricultural Reserve Phase 1 -- Existing Features Future. road potential ^= Pedestrian access r vi to creek/field • �. 4 '� Potential P en • ,.�,.,�, . - �,r��} . - „�_ of t Open Space Per City General Plan (Phase 2 --timing/nature of dedication uncertain) �� `ti^Y: ~'moi <x-''•�er�,a � .- �•T':": 4 existing well Tree Grove = vjy Ph1�.,QC Current i'�'_•� P Creek 94�rP a Easement- existing well h • , ,�t�l hi gi •i e.�r f1,9+ RC UP. t P e n tlail, vi - � A % �� • v 0, : .. S f.`ry N 0 125 250 500 750 1,000 Feet 12 Fiqgel ATTACHMENT 2 Calle Joaquin Agricultural Reserve Phase 2 Existing Features 'XI V Trail)' " accesV t2 access. -7 X, Eucalyptus Grove Uj Future '� F f road potential. Potential Open Space Per City General Plan (Phase2 timing/nature of dedication uncertain) exis 7 we TO -A 44 A- Current City Property 9<1,- 0 250 500 1,000 1,500 2,000 - -i Feet 13 Figure 61 B3-19 - ATTACHMENT 2 soils, and the City of San Luis Obispo considers their loss to be a significant environmental impact requiring mitigation. Preservation of an approximately equal area of such soils in perpetuity was considered to be appropriate mitigation in the City's 1994 General Plan Update and is the legal basis for the requirement of such preservation in conjunction with development of the surrounding land with urban uses. As part of the development plan for the McBride property, the 13 acre open space portionwas graded to avoid displacement of flood capacity. This was a City requirement imposed upon the project. This grading was performed in a manner that retained the top three feet of soil while removing approximately two feet of subsoil, and was done to retain a slope of 2%n or less, 2% being the maximum slope considered acceptable for farming soils. The Madonna Gap portion of the site was not graded; however, a number of actions were undertaken (as mitigation for the loss of permeable soil area) in order facilitate on-site retention of storm flows and to speed up flows downstream of the property where some flow constrictions exist. These actions were required as. mitigation for the potential for increase of stormflows caused by the construction of the Prefumo Creek Commons site and its attendant (newly) impervious surfaces. 2.4 On-Sue Water Resources The most important and notable natural feature of the Master Plan area is a portion of a local stream known as Prefumo Creek. This stream has a healthy but simple riparian cover, consisting of nearly 85%o-90% cover of a single species, arroyo willow (Salix lasiolepis), with cover of a non-native tree, Canary Island date palm (Phoenix canariensis) between 5%-10%n. Prefumo Creek is seasonal over that length of stream behind Oceanaire Avenue and perennial below that point, where it lies on the former Madonna Gap property and the existing Auto Park properties. The creek has been realigned over much of its length within the City of San Luis Obispo. The portion on the Madonna Gap property is the only area believed to be in its original location. The creek has water quality issues, being an urban stream receiving considerable urban inflow during the wintertime and into the spring, with smaller flows and a more sluggish character to that flow later in the season. The creek was realigned above Laguna Lake in the 1950's or 1960's in order to deliver water into Laguna Lake for recreational purposes, and realigned at the same time below the lake to deliver flows back into the natural streambed at the Madonna Gap property. Although the riparian corridor is considered healthy, water quality in the creek suffers at times from low flows and apparently poor oxygenation in the water, particularly in the summer. There are at least three water wells located within the Master Plan area. One of these is in the northeastern portion of the existing reserve. This well was used to provide water for irrigation and possibly for drinking to the former Border Patrol building which was located there and which was demolished as part of the development of the Gearhart-McBride property. Rater quality of this well has been tested and no significant contaminants were found, although there were slightly elevated amount of nitrates, presumably from past use of fertilizers by agricultural operators at the site. A second well exists on the Madonna Gap property near Oceanaire Drive. This well is currently being pumped to provide water for dust control and other construction activities at the Prefumo Commons site: however, the well is unsuitably located to provide water to the Agricultural Reserve and is not expected to be used.significantly in the future. 14 B3-20 ATTACHMENT 2 The Prefumo Creek Commons project caries with it an obligation to provide an additional well, to be located by the City of San Luis Obispo at a future time, and installed as part of the Prefumo Creek Commons project. This well is anticipated to be located in a location central to the land currently in City ownership and will be a resource for future agricultural operations; however, an exact location for this well has not yet been identified. A third well exists on the Dalidio property adjacent to the property line between the existing Reserve and the Dalidio property; this well is currently used for agricultural operations on the Dalidio property and is expected to remain as.a viable water source into the future. Groundwater is found at around 12-15 feet below ground surface over much of the Master Plan area. 2.5 Plants and Wildlife As a farming area, the Master Plan area is not rich in native plants or wildlife species. Prefumo Creek is the most important natural feature, and the riparian area of the creek is known to contain a number of wildlife species. Prefumo Creek is considered a migration corridor for southern steelhead, as the water quality there leaves habitat of inferior quality for the steelhead and they do not appear to remain within this portion of the creek. When winter rains cause the creek to flow, it is used by steelhead moving into the upper watershed of the creek where the aquatic. habitat is better suited to them, or by smolts moving out to sea. The dominant plant of the.riparian corridor is the arroyo willow (Salic lasiolepis). This small tree species forms 85%r.-90% of the riparian cover on much of the length of the creek. The second most common tree in the riparian area is the non-native Canary Island date palm (Phoenix canariensis). Other species which are found within the corridor include black walnut, coast live oak, and toyon. A few black cottonwoods and western sycamores also occur here. The understory is sparse and includes California blackberry and some poison oak. The eucalyptus groves are sparse in terms of wildlife and are not diverse, although the trees' great size makes them favored roosting and sometimes nesting sites for large birds such as turkey vultures, great blue herons, egrets, and hawks. it is possible that in the future some significant thinning, pruning, crown reduction, or other management activities will be necessary for the groves. At the present time, however, management consists primarily of annual site visitation to those parts of the grove in public ownership or control, and undertaking actions considered necessary by such visits (chicfl_v pruning), as well as by response to citizen requests or inquiries. Studies undertaken in conjunction with the environmental impact report of the Prefumo Creek Commons project (June 2009) identified a total of twelve sensitive plant species that could potentially be found within the Master Plan area or within the Prefumo Commons project site: however, none were actually observed (see Appendix A). The Prefumo Commons studies also indicated potential occurrence of twenty-nine sensitive animal species. This included sixteen species of birds whose ranges included foraging habitat within the Master Plan area or within the Prefumo Commons project site. Of these bird species, four(loggerhead shrike, California horned lark, tri-colored blackbird, and great blue heron) were known to occur here; presence of others ranged from unlikely to possible. Other sensitive 15 B3-21 ATTACHMENT 2 species included monarch butterflies (possibly overwintering in the eucalyptus groves), California red-legged frog (suitable habitat), southern steelhead (known to occur at times in Prefumo Creek), and southwestern pond turtle (suitable habitat). Two-striped garter snake and pallid bat were considered to have good habitat here and to be possible inhabitants. The remaining seven species were considered to be unlikely to occur here due to poor or unsuitable habitat. Lists of both sensitive plant and sensitive animal species in the area as identified in the Prefumo Creek Commons studies are included as Appendix A. 3. Goals and Policies The General Plan of the City of San Luis Obispo includes discussion about the Calle Joaquin Agricultural Reserve. As noted earlier, the 1994 update of the General Plan states that it was the City of San Luis Obispo's intention to preserve significant parts of"this signature working agricultural landscape" at the city's southern gateway. The General Plan further states that "Publicly owned agricultural lands should be leased back to farmers, or used as demonstration projects that will benefit local farmers" The more recently updated and adopted Conservation and Open Space Element to the General Plan (adopted in 2006) includes more detail as to the approach and expected outcomes of land management decisions for City-owned lands, including the Calle Joaquin Agricultural Reserve. Specifically, the Element describes the decision-making process that should be followed to develop appropriate land management practices for City-owned lands, noting especially that input from both the general public and from knowledgeable experts should be solicited. These statements provided the overall framework for the permanent conservation and proper management of the Calle Joaquin Agricultural Reserve-and ultimately the entire Master Plan area, as well as a methodology for arriving at those decisions. 3.1 "Stakeholder"Process At the direction of the City Council, a stakeholder process was used to solicit citizen input for the Master Plan beginning'in October 2009, and continuing through March 2010. Because of the unusual nature of the Agricultural Master Plan in comparison to other City-owned open space lands, a special format was implemented to obtain input relevant to the specific issues and constraints facing future agricultural uses of this City-owned land. The public was invited to a series of meetings held at City Hall, and, after City staff described the properties involved and certain parameters established by the City Council were explained, ideas for the establishment and operation of the Agricultural Reserve were put forward by citizens attending the sessions. A total of four sessions were held, and out of this process there developed a consensus among the stakeholders as to the appropriate direction of the Master Plan. The present document is the result of the stakeholder process. 16 B3-22 ATTACHMENT 2 4. Agricultural Master Plan The overall goal of the Agricultural Master Plan is to retain as much as reasonably possible of the Master Plan Area in production agriculture, consistent with General Plan policy. This may include but is not limited to: a private, community-supported agricultural operation; individual garden plots; "incubator" plots leased to individuals for small-scale operations; and commercial scale agricultural operations. Lands not suited for agriculture or ultimately needed for other purposes will be addressed independently, and they may be used temporarily for agricultural operations if appropriate. Examples of such lands include the riparian corridor of Prefumo Creek and planned expansion thereof: a possible wetland swale in the southern corner of the site: the route of the Bob Jones Trail; and management and maintenance of the eucalyptus groves and the drainage channel extending southwesterly from Dalidio Drive. The Plan allows for agricultural operations to include one or more buildings to provide for"light processing" (i.e.. washing) of produce, storage, and a site for educational programs for the public. This will require a small parking facility and extension of urban services to those buildings. which are currently available at the end of Calle Joaquin. (Use of untreated well water for drinking water or"light processing` uses is not considered appropriate, since the site will ultimately conduct public educational sessions, etc.) Establishment and growth of the Calle Joaquin Agricultural Reserve will be predicated upon certain events over which the City does not have full control. Therefore, the Agricultural Master Plan calls for a phased approach to the operations; these are discussed in more detail below. It is important to note that the City of San Luis Obispo does not anticipate being the primary operator of the Agricultural Reserve. That operation will be in the hands of a nonprofit entity which, pursuant to an agreement with the City of San Luis Obispo, will be responsible for the overall capital improvements, operation, and maintenance of the agricultural operations of the site. The City of San Luis Obispo will retain responsibility for the management and maintenance of the Prefumo Creek area,the Bob Jones Trail, and other small areas not directly involved with the agricultural operations. In the event that the nonprofit entity should fail for any reason, the City of San Luis Obispo will retain the richt to take over operation of the property, assign the agreement with the nonprofit entity to another entity of the City's own choosing, or to temporarily or permanently close the facility. Details of this condition and its implementation would be spelled out in a formal agreement between the City of San Luis Obispo as owner of the land in question and the nonprofit entity which would be operating it. 4.1 Pleasing Areas and Land Use Designations Phasing for the implementation of the Agricultural Master Plan is split in two main parts,Phase I and Phase 2, and these phases are further split into sub-phases. Phase 1 consists of lands currently owned or controlled by the City of San Luis Obispo, including the 3 acre portion with a cloud on title. This area totals about 25 acres. 17 B3-23 -- ATTACHMENT 2 Phase 1A constitutes the initial farming area. This.area of approximately 20 acres will be leased to a nonprofit entity whose primary purpose will be to return the site to production agriculture. and to oversee and manage agricultural production and agricultural education programs and activities there. This would be done pursuant to a capital improvement, management and maintenance plan agreed to between the City of San Luis Obispo and the nonprofit entity. The entity is expected to wish to pursue the development of an educational and"light processing" facility that would permit the washing of produce for sale to local institutions such as schools or prisons. This facility is envisioned as a group of one or more structures following an agricultural motif that ultimately would house areas for processing and storage of produce, a classroom or classrooms and small amphitheatre, a teaching kitchen, various demonstration gardens, and minor support facilities(office. restrooms. etc.). The facility is not expected to generate significant traffic volumes, as no on-site sales are anticipated. With up to ten seasonal employees. occasional visits from schools groups; and no on-site sales, traffic volume is anticipated at 100 vehicle trips per day, or 12 vehicle trips per business hour with little vehicle traffic at other times. Funding for the facility is expected to come through grants and other fundraising, with no significant expenditures planned by the City. Timing of these improvements is uncertain but it is expected to take up to ten years to fully fund.and develop the site improvements. The nonprofit entity may wish in the future to engage in on-site sales either seasonally or year- round; however, the decision to do so shall constitute a request for amendment of this Plan and shall be subject to full analysis under the California Environmental Quality Act (CEQA) especially as to its potential traffic impacts, and may be subject to other City fees and charges, including but not limited to business license fees. Phase 1B includes improvements and activities in areas that are City controlled or maintained. These may include but are not limited to:. • Initial extension of the Bob Jones Bike Trail from Calle Joaquin to Oceanaire Drive via a pedestrian/bicycle bridge over Prefumo Creek, with ultimate connection to either Madonna Road or Dalidio Drive (possibly both); • Possible community garden or native plant nursery: • Possible wetland meadow at the southern corner of the property. and • Riparian enhancement plantings along Prefumo Creek and the fill area at the south end of the property, along with control of the date palms and other non-native vegetation. Phase IC includes the three acres where City ownership is the subject of a title dispute.If this matter is not successfully resolved by the time this plan is ready for implementation, Phase 1C will consist of simple additions to the adjacent crop areas, and, where the disputed area intersects Prefumo Creek, additional enhancements to the creek corridor, once the matter is finally resolved. In the meantime, either continued cover cropping, fallowing, or other benign activities will take place there with no capital improvements placed thereon, so as not to prejudice the ultimate outcome of the dispute. Proposed activities for the Phase 1 area are shown in Figure 7. Proposed activities for Phase 2 are not shown because of the uncertainty of timing and final details of Phase 2. 18 B3-24 ATTACHMENT 2 Calle Joaquin Agricultural Reserve Phase 1 -- Plan Future road - potential {access Pointe ..sr rte'•• �.: _ Trees remoin Phase ZA r'Proposed Bike/Ped Trail Alignment (i ,•`I ase 1C Phase 1A potential new centro!welt existing as C, Ag Center Location �.V\U�`.� � f\' � ��r �i�,iU�tgp ,fit ♦PF '*� -base 1B ae /PointWN CPO 1 ♦ SG &0,?y��., . ,i fsr. .vJ_-!.:fir XR;.y" e a, ;.�.• �•:' !� � r� N 0 125 250 500 750 1,000 Feet 19 Figure 7 B3-25 ' - ATTACHMENT 2 Phase 2 includes lands not owned or controlled by the City of San Luis Obispo and in which such ownership or control is a longer-term or uncertain proposition. This is basically those portions of the Dalidio property whose long term future is uncertain at this time, but for which the City of San Luis Obispo has indicated long-term conservation in open space and agriculture in conjunction with development of other portions of the property upon future annexation. Phase 2A will be the expansion of farming activities onto the Dalidio property if and when the Dalidio property develops in the City of San Luis Obispo. This area may include uses such as Farmer's Market stands, "incubator" leaseholds, and expanded and/or relocated farming operations from the Phase 1 area. This would be done pursuant to a capital improvement, management and maintenance plan agreed to between the City of San Luis Obispo and the nonprofit entity. Phase 2B will include extension of the Bob Jones Bike Trail to Madonna Drive and/or Dalidio Drive when agreements are in place and funding is available to do so. In addition. this area will have limited new landscaping and moderate to extensive safety pruning and other arboricultural activities in the eucalyptus grove. Each of these phasing areas can move forward independently of the others. It is anticipated that it may take several years before any significant actions take place in Phases 2A or 2B. In addition, it is anticipated that it may take one to two years before Phase 1 A activities can begin to take place due to infrastructure and funding constraints. Any extension of Froom Ranch Way across Prefumo Creek in conjunction with development of the Dalidio property will be evaluated under the California Environmental Quality Act (CEQA) at the time a formal proposal for such an extension is made. It is not a proposal of the Agricultural Master Plan, merely an acknowledgement that the concept exists. 4.2 Consistency with Current Zoning The existing Calle Joaquin Agricultural Reserve is zoned Conservation and Open Space (C-OS) under the City of San Luis Obispo's zoning ordinance. This zone allows for a maximum pavement and building area of three percent (3%) of a site area or parcel of ten acres or larger. For the existing Reserve of approximately 25 acres, this requirement would translate to an allowable building and pavement area of 0.75 acre or approximately 32,670 square feet. The buildings will be subject to review by City staff, the public, and appropriate commissions prior to final approval of the design features of the site. Although the buildings will be situated within an area subject to flooding (i.e., the 100-year flood plain), City regulations require that the floor of the buildings be at least one foot above the identified or calculated flood level. This is expected to ameliorate the potential for flood damage to the structures. The development concept for the building area is shown in Figure 8. 4.3 Resource Enhancement Those portions of the Calle Joaquin Agricultural Reserve not suited for agricultural activities or needed for other uses are identified in Phases 1B and 2B above. Those activities that fall into the category of resource enhancement include: enlargement and diversification of the riparian 20 B3-26 ATTACHMENT 2 ,CVA%-gluj 101 — _. czz r az e. ^yam LLI z , . > I _ cr L C z �"1 z -F5 Z 2. 2. Z a n 21 B3-27 ATTACHMENT 2 corridor of Prefumo Creek and the drainage channel; control of the date palms; new plantings adjacent to the to-be-developed properties fronting on Calle Joaquin and on the fill area at the southern edge of the property; management.ac tivities within the eucalyptus grove; development of a small wetland at the southern end of the property; and plantings along the Bob Jones Trail extension when it is constructed. The purpose of these is to improve habitat quality along Prefumo Creek and nearby; screen the future development on Calle Joaquin to a reasonable degree; make beneficial use of the currently weed-dominated fill area and the potential wetland area; and encourage native plant species alongside the Bob Jones Trail. Activities within the eucalyptus grove will be aimed at long-term retention of the grove for its visual qualities and value for large birds, while addressing problems and potential hazards associated with aging of the trees. 4.4 Wildfire Preparedness Most of the Master Plan Area will consist of cropland, which is generally not susceptible to wildfires. The areas most susceptible to wildfire are the riparian areas and especially the eucalyptus groves. Wildfire preparedness will consist of annual weed abatement on the edges of the riparian areas and at least annual as-necessary treatments in and around the eucalyptus groves once they have entered into public ownership or control. Treatment may include but will not be limited to: removal or mulching of forest litter where accumulations are excessive; removal of down wood; thinning or removal of hazardous or dead trees; and maintenance of a fire road or other way with vehicle capacity around the edge or the grove to provide rapid access to the grove in the event of a fire. S. Implementation Strategy The City will implement this Master Plan in the following manner, upon adoption of the Master Plan by the City Council: Years 1-2. • Conclude an agreement with a qualified non-profit organization which will have responsibility for day-to-day management for the majority of the property. • Assist said organization with efforts to locate and install the required well, and with other small-scale improvements to the site, including sub-leasing if appropriate. • Support efforts by the organization to raise funds for the buildings deemed necessary to the proper functioning of the site; and provide assistance in obtaining necessary permits from the City and other agencies where necessary. • Implement enhancements to Prefumo Creek and its riparian corridor, the fill area and proposed wetland area, as funding and resources permit. • Continue efforts to settle the title dispute affecting the three acre portion of the property. • Seek grants and other funding sources to provide for the construction of the Bob Jones Trail's initial course between Calle Joaquin and Oceanaire Drive • Seek agreement with the Dalidio family to permit extension of the Bob Jones Trail to Madonna Avenue and/or to Dalidio Drive. 22 B3-28 ATTACHMENT 2 Years 3-4. • Continue the above actions to completion. Years 5-6. • Continue the above actions to completion. 6. Fiscal Statement The fiscal impact of adoption of the Calle Joaquin Agricultural Master Plan is anticipated to be minor to moderate. This is because the City Council has directed that the primary implementation of the Master Plan, especially as it involves the currently City-owned lands, is to be undertaken by a local, recognized non-profit organization that will pursue fundraising and other efforts at implementation. The City Council may elect at a later date to include City funds for individual projects such as the Bob Jones Trail extension, or for continued enhancement of the Prefumo Creek riparian corridor, as well as for agricultural or educational activities; however, such expenditures will be made on their own merits and in the context of overall City budgeting decisions. Major cost considerations include: 1. Buildina design and construction; 2. Extension of urban services (water and sewer) to the site; 3. Establishing a small parking area; 4. Installation of a new well and irrigation system; 5. Initial establishment of the Bob Jones Trail section; and 6. Future extension of the trail. No funding is currently available for the first three items above, and it is anticipated that two to three years may be needed to successfully accomplish the necessary fundraising to begin any significant construction. Funding for the fourth and fifth item above is available as mitigation requirements for certain impacts of the Prefumo Commons development project, and those funds are expected to be able to be made quickly available when the two projects are desired. No funding is currently available for the sixth item above, and the necessary land tenure has not been secured; therefore this expenditure is not foreseen as being available in the immediate future. It is believed that many of these projects will prove to be attractive for grant funding, and such grants are anticipated to be the primary source of funds for them. Maintenance costs are expected to be minor and can be absorbed by modest growth of the Ranger Service and Natural Resources program funds consistent with the continued growth and service of those programs to our citizens. 23 B3-29 � - ATTACHMENT 2 6.1 Contingency Plan: In the Event of Breach or Failure of the Non-Profit Operation In the event of a breach of agreement or failure for any reason of the operation of the site by the non-profit entity, the City shall retain the right to enter the property and take immediate control of the property and the operation thereof. However, in such event it would be the intention of the City to permit reorganization of the nonprofit entity to take over the operation again, or to transfer operation to another qualified entity. The basic procedure in event of failure or evident failure by the nonprofit entity to perform will be: I. The City will inform the entity of the claim of breach of agreement or of failure to perform, detailing the factors leading to this conclusion; and allow a reasonable time period for the entity to respond and correct the matters at issue. 2. If, after such time period, the City in its sole judgment remains convinced that such breach still exists or that failure of the operation has occurred or is imminent, then it shall direct the entity to either (a) turn over interim operation of the site to the City, or (b)close down the operation, secure the buildings, and turn over the "mothballed" site to the City. In such circumstance any tenants growing crops on the site will be permitted to continue until such time as they can harvest their crop. 3. The City will then determine the most appropriate course of action to meet the intent of the Agricultural Master Plan in seeking reorganization of the nonprofit entity or entering into a similar agreement with a new entity. 7. Monitoring Monitoring will consist of regular observation of the agricultural area and improvement thereon, and regular meetings with representatives of the nonprofit entity operating the site. Monitoring of the City-managed portions of the property will include at least annual inspections of the riparian area, the Bob Jones Trail area once established, and at least annual survey of the eucalyptus grove once it is in public ownership or control. The riparian area will also be monitored at least annually for issues related to stormwater management. Monitoring for weed abatement and within the eucalyptus groves will be done in the late spring prior to the fire season, and monitoring of Prefumo Creek and the drainage channel will be done in the summer to determine necessary activities prior to the rainy season. 24 B3-30 ATTACHMENT 2 Y. • ti -L WORM'!! t eryyHl 'tr� ^dr. ...+ 5+,�X,GI. .•��'"''�" `., ^ 1'N K4S 2'LY'^ ' ggn.,jaW ^�i �'� ' 'S �,�y�.� �.�.,i1,Lt+".0 !r ,/ a -4✓,. '� rt'�� •..Y � �` rkiG!�3�i �nt/y.�,�rS�g t;drzw:1�'�•+. 'r;'`�.q�`' Q t^ r �:`-„�-.'. - v 1 .,'•,uiuiv '�l��''k.�'�"M1�7 j` l .4 ^ r. ti"�4:. � `-)'.• w s w-r rte`Y''.2 i..w.'' Figure 9. View of Phase 1A area, near the end of Calle Joaquin. The Bob Jones Bike Trail would travel along the edge of the thatched area. Figure 10. Another view of the Phase 1A area. d � ,.,.. L : i 1 ..r a _ y a•' 1 {. 'F�?.a ti..�'k +^'r ) i 4 + ^.J �.,+"�`�4 .1 r...-�-'�^„'r,s� �+� ” S�aa i!.:..< r n ,T ' r AO ��++�'`-a`r. ~ y �Z.3�"��ysl� e' � ��ii.. .�`` �f`�� >�•atR' �a�"'��' N.s�YIr� t ff.IJs .' ' -V 4 ��.MtY�•1�F`� p I^¢�� 4 4 25 B3-31 ATTACHMENT 2 .tea e^1'e....� t.1�_��S'�-''/rr��•.'Y.�e:9�". '•1. .r_«... ♦.n .a Ile Y� 'K� c GS .r `• -. " + �-''1 i...�. �'^-. l t a .. ac .0 3' �e t '^'.vy�C ♦ i .r'��- t• w.'.. v.7' c .F G - ��m.,+� r tv "�19 ..,.., "'•� �� ''ak i �'�' � as �..�+'�."2• �Yy:'�, - �- t1 +1.- ^1• 9�"�tj � � � a.�`*_ .1 QRS - Y - �. � ..6 ^•'Sid• :w vyb ',�` ta�3"W.:., �` IktA Figure 11. Another view of Phase 1A area, with Prefumo Creek in the middle ground. (Vote palm trees in the riparian corridor. Figure12. View of a portion of Phase 18 area. This is the area with higher flooding potential, which may be used for wetland establishment. Mote bare areas from December 2010 storms. ti ,-�� C � � \+c v..,,. rL p Si4 L•, �Fa C x� bP' qj .a r� ,m.•=4.t,1 e4 yi, yy>� • } .„,ms;�ss drCv�1� '+'c.•_}y+.l<,•W. \"`r' "'_�.�� ..aye •i � r ,`�_ ,..§L L ' .- aCM o'Y'�""' '� d k..+��1. � o- ��• JQ.' � �Yr-5+•.:2 z.dS.'b � b!h;- S 'T' O. G� c•♦�,�Qj'i^4 $. + ��➢ .,.i �.�_1'i .J., \1� �R\ • V r€ �,�Y••' 4�TLt .S,e. YLS Y' C+wv� 6 v 26 1�3-3� ATTACHMENT 2 1i• w � ani r< �V' , �. N y�YC"moi. •''��J. 'fM.rM Jr ♦ • n �J'^'i Y � �� f IiL '�' LL 3I 'i. a f J Y.0�f� .l � �•� F M"_� s - �� •► .. ,c R.i �� ^[^ �"f.s ar+.i'� eY �• �+'� xrt,�R`'.y� i= ♦ ¢+n ti• �"��`�.'.'S'i�i. ''�" f" `G^�'��L`;il' �.'aC�p�'. p6,a�r, �Sfy 9 'Y� Q`L.� "IIL �� • `h J Tf Figure 13. View of a portion of Phase IB area. The Bob Jones Trail would travel along the edge of an expanded riparian corridor here. Figure14. View of entry point onto the Bob Jones Tfall from the end of Oceanaire Drive(Phase 1B). Construction still underway in background. -- • �J� 1 •r P —_ yam.: t _. e_.... r. •f.r. � , yH � t .. rr Vy 27 B3-33 ;T .C.._ Y w�, � y!e,f' ��.1 N�S �� x t _`" p�N �.�� 7t.3 f T,.• l a`ir �\ ��'ry 1r 3 l v ti I t^- 1. ` 'j��L ski•' � 't a.}� q � _ � .G3'.%a `S.� I ;. `„� ` - 5 i f ♦ �- 'T •'Y �-ry;i-,• r i , '- yW +M'• M' 4�T 1� 1 afF��- ll,. 113• .•' Y an �� T _ ..� .*lJ� • a n t 74 k IT MM .,}41•ti�'pQq�.�tkw�•�.^..a. ` ,�5''+•"'.!'„�',.'� >;,� 9+.��f Y'.uus,�,.Y°�r�� i i jl ,s y� �' `+r}N•a„q�My♦ 1-\ +8 ,t�•1/�. :y viii.✓- � e .er {'�y�1�� wl Y• t e 7y . i ATTACHMENT 2 _.., . IF- v f � a a v ,((r MWQ ` �� • o cn Z r -tet ,tC� - 1 4 K �, tea. —��.: 's.J•J �.�G .J' •'�� .. �� r�� t �. � C '^�`� h V[•� ��°��•��rte+ b �r/ �- "� P��.'' �,1. r . �• SY4 !e '.� �T 'vl 5 ! l ftl � .'�'"� Sb..j \, Figure 17. Access point onto expanded Bob Jones Trail at Madonna Road (Phase 2B). Figure 18. Access point onto expanded Bob Jones Trail at the drainage channel at Dalidio Drive(Phase 2B). ti' b n �'"`=-� aY, til a 't�r•''9 ..,. M' ,gj�-✓ -. _ -=Ad`�,y ..y� :,; 5-..�..,�.Jv=^' t ray � + • 5 t s fir- R "'�° ,r .M' °j•� �'`."ex tit,,. �itf2n, �� . j„ �:c5_',c; •. r yy %t r, ,*SQ 4�Ir ✓l..rti..ry i 4j- ♦ � y _ �+ K �' raj' �' r � � ,.` �1C �, _( � ,' - .-_ ...' "�,.•S�a`'d�` "'a, ^ `tom +.. 29 B3-35 � ATTACHMENT 2 Appendix A. Plant and Animal Species of Concern in the Master Plan Area (from the Environmental Impact Report for the Prefumo Creek Commons Project, June 2009) 30 B3-36 ATTACHMENT 2 Table 3.4-1. Sensitive Plants that are Known or Have the Potential to Occur in the Vicinity of the Project Site Species Status NotestOccurrence Obispo Manzanita CLAPS 4 Low potential due to lack of Arctostaphylos obispoensis habitat Club-haired Mariposa lily CNPS 4 Low potential due to lack of Calochortus clavatus var. habitat clavatus San Luis Mariposa Gly CNPS 113 Low potential,known 0.75 miles Calochortus obispoensis i northeast and southwest of the site Cambria morning glory ( FSC.CNPS I B Low potential due to lack of Calvstegia subacaulis habitat ssp.episcopahs San Luis Obispo sedge CLAPS IB Medium.potential,known 1.5 Carex obispoensis miles west of the site;potentially suitable habitat exists along Prefumo Creek Brewer's spinedower CNPS 1 B Low potential,known<0.5 miles ChorLanthe br nveri south of the site Chorro Creek bog thistle SE,FE,CN.PS 1B Moderate potential,known<0.5 Cirsiunt jontinale var. miles southwest of site;found in obispoensis wetland/riparian habitats Congdon's tarpiant FSC,CNPS I B High potential to occur on-site; Centrotttadia parrvi ssp. found in agricultural and ruderal congdwtii are.•ts in the project vicinity Jones's layia FSC, CNPS 1B Potential to occur on-site,known Lavia jonesii 0.5 miles northwest Adobe saniele FSC.CNPS 1B Low potential to occur on-site, Sanicula maritima known 0.5 miles northwest at Laguna Lake Park Rayless ragwort CNPS 2 Possible, known about 0.5 miles Senecio aphanactis northeast of site San Luis Obispo dudleys CNPS 1B Low potential to occur due to Dudleya ahramsii ssp.tnttrina lack of habitat CNPS I B=`rare,threatened,or endangered"by the California Native Plant Society CNPS 2=rare or endangered in California,more common elsewhere by the California Native Plant Society CNPS 4=plant of limited distribution by the California Native Plant Society FE—Federal Endangered FSC=Federal Species of Concern SE=Califomia Endangered Source:City of San Luis Obispo 2003b:2004;CDFG 2003;City of San Luis Obispo 2006b. 31 B3-37 ATTACHMENT 2 Table 3.4-2. Sensitive Wildlife Species with Potential to Occur on the Project Site 95 ��11'4_1�54; "Wins Northern harrier CSC Unlikely to nest in study area; forage Circus cyanetts habitat present Burrowing owl CSC,FSC No observations on-site;low quality Athene cunicularia (Burrowing site), potential nesting habitat at Prefurno MBTA Creek banks; known to occur at Laguna Lake Prairie falcon CSC(Breeding Unlikely to nest in study area; forage Falco mexicanus site), MBTA habitat present Long-billed curlew WL Forage area on-site in fall and winter Plumenius americanus months Loggerhead shrike CSC Common to area Lanius ludovicianus Southwestern w-Willow flycatcher FE(Nesting) Potentially sSuitable migratory habitat En2pidonax traillii extimus exws; no nesting recorded within the watershed;12resence.tinlikely due to edge of range Yellow-breasted chat CSC Suitable migratory habitat exists;no nesting recorded within the watershed California horned lark WL Common to area Eremophila alpestris Tri-colored blackbird CSC(Nesting Potentially suitable habitat within. Agelaius tricolor colony),FSC, Prefilmo Creek, MBTA Sharp-shinned hawk WL Forage habitat present Accipiter striatus Cooper's hawk WL Forage habitat present Accipiter cooperii Ferruginous hawk WL Forage habitat present Bu.te-o regalis White-tailed kites FLIIIY Prutected Forage habitat present Elanus leucurus Western yellow bill cuckoo SE(Nesting), Unlikely to nest on-site; known in San Cuccucus americumis NIBIA Luis Obispo Least Bell's vireo FE Suitable habitat present. Unlikely to Viren hellii 1111sillus OCCUr on-site is it is not known to occur in San Luis Obispo County Great blue heron MBTA Forage area in Prefurno Creek and Ardea herodias wetland areas; potential roost and nest sites upstream Monarch butterfly I CNDDB G5 S3 Possible Wintering sites in eUCalyptLIS Danaus ple.rippus (Wintering grove upstream 32 B3-38 ATTACHMENT 2 Table 3.4-2. Sensitive Species with Potential to Occur on the Project Site (Continued) Species Status Notes/Occurrence Vernal pool fairy shrimp FT Unlikely due to lack of suitahle Branchinecta loneientenna habitat,past agricultural development and ongin disturbance. blown to occur 2 miles from aaj site. Longhorn fairy shrimp FE Unlikely due to lack of suitable Branchinecta lynchi habitat, limits of range,past a-ricultural development and ongoing disturbance. California tiger salamander I CSC,FC Unlikely to occur on-site due to Ambl stoma cal Jorniense unsuitable habitat Western spadefoot toad �i CSC, FSC Unlikely to occur on-site due to Scaphiopus hantmondi unsuitable habitat Coast horned lizard CSC' Unlikely to occur on-site due to Phrynosunra coronatum frortule unsuitable habitat Two-striped garter snake CSC Excellent habitat in Prefutno Creek Thamwphis hammondii and wetland areas California red-legged frog FT,CSC Suitable habitat in Prefumo Creek and Rana aurora draytunii wetland areas Southwestern pond turtle CSC,FSC Suitable habitat in Prefumo Creek and Clemmys marmorata pallida wetland areas Steelhead-South/Central California CSC, FT Known to occur in Prefurno Creek Coast Oncorhynchus nrykiss Pallid bat CSC Common to area;potential nocturnal Antrozous pallidus feeding site Monterey dusky-footed woodrat CSC Not likely to occur on-site due to Neotoma fuscipes luciana unsuitable habitat Townsend's western big-eared bat CSC Potential nocturnal feeding site Corynorhimts townsendii townsendii CNDDB G5 S3=California Natural Diversity Data Base,Global rank:demonstrably secure,common;State rank: California restricted range,rare. CSC=California Species of Concern FE=Federal Endangered FSC=Federal Species of Concern MBTA=Migratory Bird Treaty Act SE=California Endangered WL—CDFG Watch list Source:CDFG 2009;City of San Luis Obispo 2006b. 33 B3-39 ATTACHMENT 2 city of San 1.1 IS OBISp0 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER#44-10 1. Project Title: Agricultural Master Plan for the Calle Joaquin Agricultural Reserve 2. Lead Agency Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Pam Ricci, Senior Planner(805) 781-7168 4. Project Location: 0 Calle Joaquin, San Luis Obispo, CA. 5. Project Sponsor's Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 6. General Plan Designation: C-R/C-OS-20 7. Zoning: C-R (Retail-Commercial)/C-OS-20 (Conservation-Open Space—20 Acres Required) 8. Description of the Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary,support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) The Calle Joaquin Agricultural Reserve is an area of approximately 25 acres located at the end of the street known as Calle Joaquin North within the City of San Luis Obispo. The property consists primarily of farmland, portions of which have also been identified in the City's General Plan for Urban Development. That development is now occurring on two properties, and one of the requirements of that development is that approximately 5010 of the properties involved shall be preserved as permanent open space and retained in agriculture. The result of this is the Calle Joaquin Agricultural Reserve, which currently occupies 25 acres. 35 B3-41 ATTACHMENT 2 The City's General Plan extends the "50% preservation" requirement to the third and largest property in the area, known as the Dalidio property. Upon development of that property (which is outside the scope of this project), another 65 acres is expected to be added to the Agricultural Reserve. The ultimate size of the Agricultural Reserve is therefore anticipated to be approximately 90 acres. Most, but not all of this land is farmland. A reach of Prefumo Creek, a fairly large drainage channel, and a large eucalyptus grove are included within the preservation area required to be preserved by the General Plan, so that ultimately about 70 acres of land that is farmed or farmable will be permanently preserved. The balance will be the "wild" lands of the eucalyptus groves or of the riparian corridor of Prefumo Creek. Therefore the term "Master Plan Area" will refer to the entire 90 acre site. 9. Surrounding Land Uses and Settings (Briefly describe the project's surroundings): The project area is surrounded by urban uses: on the east is U. S. Highway 101, which is a four- lane limited access freeway in this location; on the south and southwest it is bounded by existing commercial development including numerous automobile sales dealerships, with a major shopping center currently under construction. On the west there is a residential area largely of single family homes; and to the north is additional commercial development, including numerous general retail stores and a large U. S. Post Office. 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.): The only anticipated outside public agency approval needed is from the California Department of Fish and Game, which will have permitting authority over a portion of the proposed Bob Jones Bike Trail extension between Calle Joaquin and Oceanaire Drive where the trail will cross Prefumo Creek on a pedestrian/bike bridge. !� 36 CITY OF SAN Luis OBISPO INMAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-42 ATTACHMENT 2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. --X-- Aesthetics Greenhouse Gas Emissions Population/Housing Agriculture Resources Hazards&Hazardous Public Services Materials Air Quality Hydrology/Water Quality Recreation -X- Biological Resources Land Use/Planning Transportation/Traffic Cultural Resources Mineral Resources Utilities/Service Systems Geology/Soils Noise Mandatory Findings of Significance FISH AND GAME FEES The Department of Fish and Game has reviewed the CEQA document and written no effect determination request and has determined that the project will not have a potential effect on fish, wildlife,or habitat(see attached determination). The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish -X- and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or more -X- State agencies (e.g. Cal Trans. California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). Ver CRY or SAN LUIS OBISPO 37 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-43 ATTACHMENT 2 DETERMINATION kTo be completed by the Lead Agency): On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, --X-- 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. 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(s) or "potentially significant unless mitigated" impact(s) 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 potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Si-nature Date /V Lo /�� 1;k /i tet. s . M� For:John Mandeville, Printed Name Community Development Director 3 8 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-44 ATTACHMENT 2 EVALUATION OF ENVIRONMENTAL IMPACTS: L A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved(e.g. the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants,based on a project-specific screetung analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site,cumulative as well as project-level, indirect as well as direct,and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required. 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a"Less than Significant Impact." The lead agencv must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 19, "Earlier Analysis,"as described in (5) below, may be cross- referenced). 5. Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief discussion should identify the following: a)Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are"Less than Significant with Mitigation Measures Incorporated,"describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. _ 39 CITY OF SAN Luis OBIspo INITIAL STUDY ENVIRONMENTAL CMECKusT ZO1 O B3-45 ATTACHMENT 2 8. The explanation of each issue should identify: a) the significance criteria or threshold,if any,used to evaluate each question;and b) the mitigation measure identified,if any,to reduce the impact to less than significance 40 B3-46 ATTACHME,YT 2 Issues, Discussion and Supporting Information Sources Sources Potentially Less Than Less11an No Significant Significant Significant Impact ER# Issues with Impact Mitigation Incorporated 1.AESTHETICS. Would theproject: a) Have a substantial adverse effect on a scenic vista? __X__ b) Substantially damage scenic resources,including,but not limited __X_ to,trees,rock outcroppings,open space,and historic buildings within a local or state scenic highway? c) Substantially degrade the existing visual character or quality of thesitesite and its surroundings? d) Create a new source of substantial light or glare which would _X_ adversely affect day or nighttime views in the area? Evaluation a.c) The view of the existing agricultural fields and Cerro San Luis Obispo as seen by northbound traffic on U.S. Highway 101 at the site is considered a gateway into San Luis Obispo and as such is a significant community resource. Building within this area hits the potential to impact that vista and degrade the visual character of the site unless such building is carefully designed and is appropriate to the site. To this end,the project proposes to maintain a low profile and an agricultural motif to any buildings, so that they will appear appropriate in an agricultural setting, and this requirement will be enforced by review of building design by the City of San Luis Obispo's Architectural Review Commission. It is anticipated that such review, undertaken in a public forum, will provide the expertise and guidance needed to ensure conformance to community standards for the site. This review will constitute mitigation of the potential impact. Conclusion: Impact less than significant after mitigation. 2.AGRICULTURE RESOURCES.Would theproject: a) Convert Prime Farmland,Unique Farmland,or Farmland of }{__ Statewide Importance(Farmland),as shown on the maps 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) Involve other changes in the existing environment which,due to I theirlocationlocation or nature,could result in conversion of Farmland to non-agricultural use? Evaluation a-c) The property currently consists primarily of farmland, portions of the land have been indentifed in the City's General Plan for urban development. That development is currently occurring on two properties, one of the requirements of development is that approximately 5010 of the properties shall be preserved as permanent open space and retained in agriculture.The result of this requirement was the creation of the Calle Joaquin Agricultural Reserve. The ultimate size of the agricultural reserve is anticipated to be 90 acres (pending the acquisition of the Dalidio property). Ultimately 70-75 acres of the land will remain farmed or farmable. Conclusion: Less than significant impact. 3. AIR QUALITY. Where available,the significance criteria established by the applicable air quality management or air Pollution control district may be relied upon to make the followin determinations.Would the ro'ect: a) Conflict with or obstruct implementation of the applicable air __X__ quality plan'? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria __X__ pollutant for which the project region is non-attainment under an 41 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-47 A T i ACHMENT 2 Issues, Discussion and Supporting Information Sources Sources Potentially Less Than Leif Ihan No Significant Significant Significant Impact ER # Issues with Impact Mitigation Incorporated applicable federal or state ambient air quality siandard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial.pollutant X-- concentrations? e) Create objectionable odors affecting a substantial dumber of --X-- people? Evaluation a-e) Conclusion: No impact. d. BIOLOGICAL RESOURCES. Would the ro'ect: a) Have a.substantial adverse effect,either directly or through __X__ habitat modifications,on any species identified as a candidate, sensitive,orspecial 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 X-- other sensitive natural community identified in.lccal or regional plans,policies,or regulations;or by the.Califorriia Department of Fish and Game or U.S.Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands __X__ as defined in 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 __X__ or migratory fish or wildlife species or with 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 X-- biological resources,such as a tree preservation policy or ordinance? f) Conflict with the provision of an adopted habitat Conservation mX-- Plan,Natural Community Conservation Plan,or other approved _local,regional,or stafe.habitat conservationplan?..... Evaluation a, b) As a farming area, the Master Plan area is not rich in native plants or wildlife species. Prefumo Creek is the most important natural feature. Prefumo Creek is considered a 'migration corridor' for southern steelhead, as the water quality there leaves habitat of inferior quality for the steelhead. When winter rains cause Prefumo Creel, to flow,the creek is known to be used by steelhead as a corridor when they migrate into the upper watershed of the Prefumo Creek where the habitat is better suited to them. Although not found here in recent (2009) surveys, there is the possibility of occurrence of red-legged frog (Rana catesbiana) in Prefumo Creek and it& environs. Therefore, in those areas where the frogs could be present, construction activities will include pre-construction surveys for the presence of red-legged frogs and training in the recognition of red-legged frogs for construction workers. The arroyo willow is the dominant species found in this stretch of Prefumo Creek; it accounts for close to 100% of the riparian cover.The plan will impact a small portion of this cover where the proposed Bob Jones Trail crosses Prefumo Creek. However, the plan also calls for a significant expansion of the riparian corridor of Prefuuno Creek, and thus any losses from 42 CITY OF SAN LUIS Osispo INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-48 ATTACHMENT 2 Issues, Discussion and Supporting Information Sources Sources Potentia ly Less Than Less Than No Significant Significant Significant Impact ER # Issues with Impact Mitigation Incorporated the bike trail and bridee are offset by the much larger expansion of the riparian area there. Conclusion: Impact less than significant after mitigation. 5.CULTURAL RESOURCES. Would theproject: a) Cause a substantial adverse change in the significance of a —X-- historic resource as defined in§15064.5. b) Cause a substantial adverse change in the significance of an __X__ archaeological resource pursuant to§15064.5) c) Directly or indirectly destroy a unique paleontological resource orsitesite or unique geologic feature? d) Disturb any human remains,including those interred outside of __X__ formal cemeteries? Evaluation a-d)The site contains no known features of major cultural or historical significance.The Dalidio property contains a structure known as the"Grandstand,"which once served as a reviewing platform for dog races that were once held on the property.The structure is in reasonably sound condition and has been proposed for preservation by the Dalidio family if that property is developed for urban uses. The possible movement of this structure,however, is not proposed as pan of this project. Conclusion: No impact. 6. GEOLOGY AND SOILS. Would theproject: a) Expose people or structures to potential substantial adverse __X_ effects,including the risk of loss,injury or death involving: I. Rupture of a known earthquake fault,as delineated on the mustrecentrecent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?Refer to Division of Mines and Geology Special Publication 42. 11. Strong seismic ground shaking? —X— III. Seismic-related ground failure,including liquefaction? —X— IV. Landslides? --X-- b) Result in substantial soil erosion or the loss of topsoil?c) BeBe located on a geologic unit or soil that is unstable,or that wouldbecomebecome 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 1802.3.2 of the }{-- California Building Code(2007),creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic __X__ tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? Evaluation a-c) Conclusion:No impact. 7. GREENHOUSE GAS EMISSIONS. Would the ro'ect: a) Generate greenhouse gas emissions,either directly or indirectly, X__ that may have a significant impact on the environment? 4 3 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-49 ATTACH..- ENT 2 Issues, Discussion and Supporting Information Sources Sources Potent ally Less Than Less Than No Significant Significant Significant Impact ER # Issues with Impact Mitigation Incorporated b) Conflict with an applicable plan, policy or regulation adopted X__ forthe purpose of reducing the emissions of greenhouse gases? Evaluation a-b)No long term greenhouse gas emissions are anticipates as a direct result of this project. Conclusion:No impact. S. HAZARDS AND HAZARDOUS MATERIALS. Would the r('ect: a) Create a significant hazard to the public or the environment _X_ through the routine transport,use,or disposal of hazardous materials? b) Create a significant hazard to the public or the environment __X__ through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely _X_ hazardous materials,substances,or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous _X_ materials 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 —X-- 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? 0 For a project within the vicinity of a private airstrip,would the --X— 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 _X_ emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss,injury, or death death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Evaluation a-h) Conclusion: No impact. 9. HYDROLOGY AND WATER QUALITY. Would the ro'ect: a) Violate any water quality standards or waste discharge requirements? b) b) Substantially deplete groundwater supplies or interfere __X__ substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e g.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 --X-- _ 44 CITY of SAN LUIS Owspo INITIAL STUDY ENVIRONMENTAL.CHECKLIST 201 O B3-50 ATTACHMENT 2 Issues, Discussion and Supporting Information Sources Sources Potentially Less Than Less Than No Significant Significant Significam impact ER # Issues with Impact Mitigation Incorporated 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? d) Substantially alter the existing drainage pattern of the site or area,including including through the alteration of the course of a stream or river,or 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 capacityofof existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? --X-- g) Place housing within a 100-year flood hazard area as mapped on X-- a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Platte within a 100-year flood hazard area structures which --X-- would impede or redirect flood flows? i) Expose people or structures to significant risk of loss,injury or death involving involving flooding,including flooding as a result of the failure of a levee or dam? j) Inundation by seiche,tsunami,or mudflow? --X-- Evaluation aj) Conclusion:No impact 10. LAND USE AND PLANNING. Would theproject: a) Physically divide an established community? --X-- b) Conflict with anv applicable land use plan,policy,or regulation ofanan agency with jurisdiction over the project (including, but not limited to 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 any applicable habitat conservation plan or natural X-- community conservationplan? Evaluation a-c) The Calle Joaquin Community Farm will not directly impact land use and planning: it is an implementation activity for. and consistent with,existing policy. Conclusion:No impact. 11. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource —X-- that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral --X— resource recovery site delineated on a local general plan, specific plan or other land use plan? Evaluation a-b)There are no known mineral resources present on the property. Conclusion: No impact. �r 4 5 CITY OF SAN Luis OBISPO INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-51 ATTACHMENT 2 Issues, Discussion and Supporting Information Sources Sources Potentially less Than Less Than No Significant Significant Significant Impact ER Issues with Impact Mitigation Incorporated 12.NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of --X-- 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 groundborne —X— vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the projectvicinityvicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levelsinin the 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? t) 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 levels? Evaluation a-f) Periodically noise from the project may exceed ambient levels, due to the necessary use of heavy machinery or farm equipment. However,given the site's proximity to the freeway,this would not be considered likely or to result in unexpected noise levels. Conclusion: Less than significant impact. 13. POPULATION AND HOUSING. Would theproject: a) Induce substantial population growth in an area, either directly X— (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 --X-- the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Evaluation a-c)The implementation of the Calle Joaquin Community Farm will have no direct impact on population or housing,as there is no nearbv housing. Conclusion:No impact. 10.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of 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: a) Fire protection? __X__ b) Puliuc piutection? --X-- c) Schools? --X-- d) Parks?e) OtherOther public facilities? __X_ Evaluation _ 46 CRY OF SAN LUIS OBISpo INITIAL STUDY ENVIRONMENTAL CHECKLIST 2010 B3-52 ATTACHMENT 2 Issues, Discussion and Supporting Information Sources Sources Potentially Less Than Iris Than No Significant Significant Significant Impact ER # Issues with Impact Mitigation incorporated a-d) No new public facilities would be required as a direct result of the implementation of the Calle Joaquin Community Farm. Conclusion:No impacL 15. RECREATION. a) Would the project increase the use of existing neighborhood or __X_ regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the X-- construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Evaluation a-b)The Calle Joaquin Community Farm will have no direct impact on recreational facilities,except to eventually provide for a planned and anticipated recreational feature crossing a portion of it(Bob Jones Trail). Conclusion:No impact. 16. TRANSPORTATION/TRAFFIC. Would theproject: a) Conflict with an applicable plan,ordinance or policy establishingmeasuresmeasures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and 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, X-- 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 increaseinin traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature(e.g., _X_ sharp curves or dangerous intersections)or incompatible uses (e.g. farm equipment)? e) Result in inadequate emergency access? __X_ f) Conflict with adopted policies,plans,or programs regarding X_ public transit,bicycle,or pedestrian facilities,or otherwise decrease the Performance or safety of such facilities? Evaluation a-f) The project will generate only small volumes of traffic,well within the capabilities of nearby intersections. Conclusion: No impact. 17.UTILITIES AND SERVICE SYSTEMS. Would the ro'cct: a) Exceed wastewater treatment requirements of the applicable -X-- Regional Water Quality Control Board? b) Require or result in the construction or expansion of new water __X _ or wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant _ 47 Cnti OF SAN Luis 0aispo INITIAL STUDY ENVIRONMENTAL CHECKusT2010 B3-53 ATTACHMENT 2 Issues, Discussion and Supporting Information Sources Sources Potentially Less Than Less Than No Significant Significant Significant Impact ER # Issues with Impact Mitigation incorporated environmental effects? c) Require or result in the construction of new storm water X— drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project fromexistingexisting entitlements and resources,or are new and expanded entitlements needed? e) Result in a determination by the wastewater treatment provider --X-- 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? f) Be served by a landfill with sufficient permitted capacity to accommodatethethe project's solid waste disposal needs? g) Comply with federal,state,and local statutes and regulations X-- related to solid waste? Evaluation a-g) There is a well located at the northeastern portion of the site. The water has been tested for water quality and no significant contaminants were found. Also. the adjacent Prefumo Creek Commons project carries with it an obligation w provide an additional well to be located by the City at a future time and installed at the Reserve as part of the Prefumo Commons project.This well is anticipated to be located in a central location to the land currently in City ownership; however no specific site has,vet been identified. Conclusion:No int act. 18.MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the —X— 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 project site contains a small stretch of Prefumo creek as well as a eucalyptus grove; both of which are intended to be reserved. No potential exists for the degradation of the environment or substantial reduction of habitat of fish and or wildlife. b) Does the project have impacts that are individually limited,but cumulativelyconsiderable?considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects,and the effects of probable futureprojects)? The impacts identified in this initial study arespecific to this project and would not be categorized as cumulatively significant. c) Does the project have environmental effects which will cause substantialadverseadverse effects on human beings,either directly or indirectly? With the incur ration of mitigation measures,the project will not result in substantial adverse impacts on humans. _ 48 CnY OF SAN LUIS Osisp0 INRIAL STuoY ENVIRONMENTAL CHECKusT 2010 B3-54 ATTACHMENT 2 Issues, Discussion and Supporting Information Sources sources Potentially Less Than LcssThan No Significant Significant Significant Impact Issues with Impact ER 9 Mitigation Incorporated 19. Earlier analysis may be used where,pursuant to the tiering, program EIR, or other CEQA process,one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should idendfy the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. None. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,and state whether such effects were addressed by mitigation measures based on the earlier analysis. N/A. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. NIA 20. SOURCE REFERENCES. 1. A Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve 3. 4. 5. Attachments: REQUIRED MITIGATION AND MONITORING PROGRAMS 1. Mitigation: Submittal of all building plans to the City of San Luis Obispo's Architectural Review Committee to ensure compliance with community design standards and consistency with the agricultural character of the site. • Monitoring Program: Enforcement of design standards by the City of San Luis Obispo's Building Department staff during construction. 2. Mitigation: Preconstruction surveys for the occurrence of red-legged frogs will be undertaken prior to any construction at the site. Additionally, site workers will be given training in the recognition of red- legged frogs and a contact person in the event of discovery of any red-legged frogs in the work area. • Monitoring Program: Establishment of a contact person (e.g. City biologist) and regular visitation of the site during construction activities there. 3. Mitigation: Planned expansion of the riparian corridor will mitigate for minor losses anticipated where the Bob Jones Trail will cross Prefumo Creek on a pedestrian/bike bridge • Monitoring Program: Survey of the riparian plantings for successful establishment over a three years period from planting. _ 49 CITY OF SAN LUIS OBISPO INITIAL STUDY ENVIRONMENTAL CMECKUST 2010 B3-55 _ Page 1 of 1 ATTACHMENT 3 Havlik, Neil From: D. Dollar[ _ J Sent: Wednesday, February 16, 2011 3:25 PM To: Havlik, Neil; Mandeville, John Subject: Calle Joaquin Agricultural Reserve Neil and John, Here are comments on the Calle Joaquin Agricultural Reserve for the Planning Commission meeting Feb. 23, 2011. Please forward to the Planning Commissioners in time for them to review before their meeting. Thank you. Comments on Calle Joaquin Agricultural Reserve 1. I like the idea of a working agricultural landscape as part of our Open Space Program. 2. Man made structures - philosophically,I am against adding structures to Open Space, let alone having them on Open Space lands. If the processing shed or building is needed onsite (that is, occupying prime agricultural land), that is one thing. To add a building for education and covering prime agricultural land for that building and parking spaces is not right. See COSE 8.15.A. 3. Is this area in aviation safety zone?If so, address in plan. 4. Water rights - address in plan who owns water pumped from wells on city land. I suggest that the city own it and also that it be monitored. 5. Riparian area - work to restore to a fully functioning ecosystem, COSE 8.30.2. Sincerely, Don Dollar SLO 3/3/2011 B3-56 -- ATTACHMENT 3 Responses to Comments from Don Dollar. 1. Noted. 2, Among the purposes for agricultural land within the city limits, education is considered an important adjunct to the agricultural use. This is to provide urban residents with knowledge of, and appreciation of, agricultural land use and production. In addition, the zoning designation for the site (Conservation-Open Space) permits up to three percent of the site to be covered by impervious surface. Therefore, staff feels that including the capability for educational programs on the site adds to the value and functioning of the facility and is appropriate. 3. The property is within the Airport safety zone; however,the project is consistent in both usage and scale with the requirements of the Airport Land Use Plan. This has been clarified in the Initial Study. 4. It is the City's expectation that groundwater pumped from on-site wells will only be used on-site. Prohibitions against export of groundwater would be included in any farming or other leasehold arrangements. 5. Enhancement of the riparian area of Prefumo Creek is a major component of the Master Plan. B3-57 ATTACHMENT 3 February 25, 2011 City of San Luis Obispo Department of Planning and Building 919 Palm Street San Luis Obispo, CA 93401 Attn: Pam Ricci, Senior Planner Re: Comments on Agricultural Master Plan for Calle Joaquin Agriculture Preserve, January 2011 Draft Dear Pam: I recently received a letter dated January 14, 2011 and a copy of the proposed Agricultural Master Plan (the Plan). Based upon our review of this document we offer the following comments regarding the plan and its positions in regard to my property commonly referred to as Dalidio Ranch. 1. The Plan appears to ignore the overwhelming decision of the people of San Luis Obispo City as expressed in the victory of Measure J in 2006. 2. This plan does not reflect the decision of the voters in regard to preferred land uses for this property. Measure J contained a detailed site plan for the uses of this property as a part of Measure J, it was approved by public vote. 3. The Plan as proposed is in conflict with the existing County General Plan Land Use designation of the property. 4. The Plan is inconsistent with the existing County Zoning of the property. 5. The Plan indicates that the land is "an important visual, cultural, agricultural and ecological asset to the City of San Luis Obispo." This property is located in the jurisdiction of the County of San Luis Obispo. 6. The drainage channel across the property from Dalidio Drive to Prefumo Creek is not"wild" lands. This channel is routinely maintained by the city to allow the passage of runoff drainage water from the two upstream shopping centers and the Madonna Inn. It is also routinely crossed via an "Arizona crossing" for access to the southern portion of the property by B3-58 ATTACHMENT 3 -2- vehicles and other equipment. 7. As a part of the City outreach program and stakeholder process there was no direct contact with me, the property owner, to discuss the plan. As the ` largest property owner within the Plan area this would have seem to have been a reasonable courtesy that was omitted. 8. The Plan designation of"Potential Open Space"on Figure 5 seems completely arbitrary. 9. The Plan assumes that the open space areas will be dedicated in fee to the City of San Luis Obispo and that ag operations will be conducted by the City under a contract ag arrangement with a non-profit group. The plan ignores an obvious alternative arrangement whereby the land owner would grant an easement to an agency, retain ownership and farm portions of the property. Why was this alternative approach not considered? 10. Phase 1 A of the plan is described as including classroom, classrooms and/or amphitheater. These uses may be in conflict with the Airport Land Use and Safety regulations. 11. The notion of a non-profit agency at a later date expanding operations to include on site sales (page 18 - Phase 1A) subject to a later CEQA evaluation seems to set the stage for"piecemealing"the CEQUA process by avoiding the analysis of foreseeable impacts as early in project process as possible. 12. The Plan on page 20 states "the Dalidio property whose long term future is uncertain at this time". The long term future is clearly indicated in the existing County General Plan and County zoning ordinance as a result of the voters passage of Measure J. 13. The plan assumes there will be a land dedication to the City to meet 100% of the entire Open Space requirement of the City General Plan. Our recollection is that up to 50% of the City Open Space requirement could be met by offsite land dedication thereby significantly reducing the amount of onsite dedication. 14. The Plan discusses (page 22 - years 1-2) seeking agreement with the Dalidio Family to permit extension of the Bob Jones bike trail. Not even meeting with us to discuss the content of this Plan seems a poor start to seeing B3-59 ATTACHMENT 3 -3- Concurrence on future requests. 15. The Initial l Checklist (page 45) indicates there is"no impact"with regard to Lad Use Planning.tSection 10b of that talks about "Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including but not limited to the general plan, specific plan, local coastal plan or zoning ordinance adopted for the purpose of avoiding or mitigating an environmental effect". The proposed Plan is indirect conflict with both the existing County General Plan and Zoning Ordinance of the County of San Luis Obispo. The adoption of this plan in direct conflict with the adopted County General Plan and Zoning Ordinance appears to fly in the face of the intent and purpose of the Cortese/Know/Hertrburg Act and the policies of LAFCO which are intended to have jurisdictions cooperate with each other in determinations of land use in areas adjacent to both jurisdictions. The County policies and intent are clearly expressed in the adopted County General Plan and Zoning.Ordinance and precede this Plan. 16. The initial Study page 47 section 16, Transportation states "The project will generate only small volumes of traffic, well within the capabilities of nearby intersections". This evaluation is clearly a case of attempting to piecemeal the environmental review and avoid analysis of the potential future retail activities discussed on page 18, Section IA. Existing intersections (Calle Joaquin/LOVR and Madonna Road/LOVR) have significant capacity and or traffic movement constraints. These constraints were the subject of mitigation programs contained in Measure J and approved by the voters. Unfortunately the draft plan appears to take a "head in the sand"approach to dealing with the voters approval of Measure J (it was passed by voters in the County and within the City) and the clearly expressed intent of the County as delineated in the existing County General Plan and Zone Ordinance. Conducting a "stakeholder process"without invited participation by-the majority property owner is a significant oversight when the plan seeks future cooperation from the property owner. Performing an Environmental Review that sets the stage for piecemeal project implementation and claiming no conflict with existing Land use policies of the County is inadequate analysis. Ignoring the intent of LAFCO for cooperation by adjacent agencies and proposing plans in direct conflict with existing County Plans and Policies does not set a good precedent for the future. We believe the City should respect existing County Plans, Policies and Ordinances and the will of the voters. In summary, the Dalidio Family strenuously objects to be included within the Proposed Agricultural Master Plan as presented in this draft document. We plan B3-60 ATTACHMENT 3 -O- to press forward with the voter approved plan. Sincerely, Ernie_Dalidio Los Osos, CA 93402 Cc Victor Montgomery RRM Design Group 3765 S. Higuera San Luis Obispo, CA 93401 K. Griffin San Luis Obispo County Planning Department 976 Osos Street San Luis Obispo, CA 93401 D. Church LAFCO 1042 Pacific Street Suite A San Luis Obispo, CA 93401 B3-61 �I;Ali-Oh tl.l[r)It NI.�—�1UtiINl;,�' ,'IRANSPORTA'i AND HOUSING AGENCYI __ FdA�MACHINQ'A��+r3 DEPARTMENT OF TRANSPORTATION ;O 111GU RA SFRE 1 SAN 1.I JIS OBISPO .CA 93401-5415 PHONE i805)549-3101 PAS (805)549-33_9 IDD(805)549-3259 Flex vote pourer' httP:_hvww.dot.ca.sovidistO5, Be energ•efcienr' March 2. 2011 Neil Havlik SLO-101-25.91 City of San Luis Obispo SCH 2011011089 919 Palm Street San Luis Obispo. CA 93401 Subicct: Agricultural Master Plan of San Luis Obispo's Calle Joaquin Agricultural Reserve Mitigated Negative Declaration Dear Mr. Havlik: Thank you for the opportunity to review and comment upon the subject project. The proposed project centers on preserving opportunities for the community to enjoy an open space and various agricultural and educational affiliated activities. Caltrans is particularly supportive of the planned connector road between Los Osos Valley road and Dalidio Drive. It is important that this concept be integrated into the proposal as a formal, articulated policy and/or action item. This connector or arterial will act as a parallel route to both Madonna Road and US101 which will provide a greater degree of mobility, flexibility and mode choice for all transportation network users. If you have any questions about this letter or would like to follow up with staff further, I can be reached at (805) 549-3632. Sincerely. Chris Shaeffer Development Review Caltrans District 5 -Caltrans inrprones mobility across California- B3-62 ATTACHMENT 4 RESOLUTION NO. (2011 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO ADOPTING THE AGRICULTURAL MASTER PLAN FOR THE CALLE JOAQUIN AGRICULTURAL RESERVE WHEREAS,the.City of San Luis Obispo has adopted policies for protection, management, and public use of open space lands acquired by the City; and WHEREAS,the City of San Luis Obispo manages eleven open space areas totaling approximately 3,000 acres, including the 25 acre Calle Joaquin Agricultural Reserve; and WHEREAS,the Planning.Commission, Parks and Recreation Commission, and the general public have commented upon an Agricultural Master Plan for the Calle Joaquin Agricultural Reserve as it has moved through a Council-directed approval process, and the Agricultural Master Plan has considered those comments. NOW,THEREFORE,BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: 1. Environmental Review. The City Council hereby adopts the Mitigated Negative Declaration for the project, finding that it adequately identifies all of the potential impacts of the project and that the following mitigation measures and monitoring programs are reasonably necessary to reduce potentially-significant impacts to less-than-significant levels: a. New construction of agricultural support structures and associated improvements shall be to the review and approval of the Architectural Review Commission to ensure consistency with the Community Design Guidelinesand compatibility with the agricultural character of the site. New structures shall be low in profile and of an Agrarian vernacular style to fit into the site's agricultural setting. • Monitoring Program: The Architectural Review Commission shall monitor compliance with this requirement through the review of detailed plans. Community Development staff will then verify compliance with their review of working drawings for a building permit and subsequent inspections. b. Preconstruction surveys for the occurrence of red-legged frogs will be undertaken prior to any construction at the site. Additionally, site workers will be given training in the recognition of red-legged frogs and a contact person in the event of discovery of any red-legged frogs in the work area. • Monitoring Program: Establishment of a contact person (e.g. City Biologist) and regular visitation of the site during construction activities there. B3-63 ATTACHMENT 4 c. Planned expansion of the riparian corridor will mitigate for minor losses anticipated where the Bob Jones Trail will cross Prefumo Creek on a pedestrian/bike bridge. • Monitoring Program: Survey of the riparian plantings for successful establishment over a three years period from planting. 2. Agricultural Master Plan. The City Council adopts the Agricultural Master Plan for the Calle Joaquin Agricultural Reserve as City policy, based on the following findings: a. The Master Plan for the site is consistent with General Plan goals and policies relating to the oversight and management of City open space areas, specifically Conservation and Open Space Element Policy 8.5.6 which calls for the development of conservation or master plans for open space properties to protect and enhance them in a way that best benefits the community as a whole. b. Implementation of the Agricultural Master Plan will provide appropriate public access to the site with development of support agricultural structures that will house production and educational opportunities and bicycle trail extensions along the creek corridor, while maintaining a majority of the site for on-going fanning and riparian habitat protection and enhancement. C. The Mitigated Negative Declaration for the project adequately identifies all of the potential impacts of the project and includes mitigation measures and monitoring programs which are reasonably necessary to reduce potentially-significant impacts to less-than-significant levels. On motion of , seconded by and on the following roll call vote: AYES: Council Members NOES: Council Members ABSENT: The foregoing resolution was adopted this 15`s day of March, 2011. Jan Howell Marx, Mayor ATTEST: jAPPR0 AS TOElaina Cano, City Clerk hristine Dietrick, City Attorney B3-64 ' I - I ma .. council mcmoRmbum crty o� san Luis osispo, aammistuation DATE: March 10, 2011 TO: Mayor and City Council VIA: Katie Lichtig, City Manage FROM: Neil Havlik, Natural Resources Manag SUBJECT: Council Agenda Item B3: Adoption ofrAgg erPlan for the Calle Joaquin mail: ° COUNCIL cCDD DIR ° OWNOR o MOIR RED FILE ° �rcM FIRE CHIEF - MEETING AGENDA ° AITORNpY D°PVVDIR ° CLERB/DBIG °POUCE CHIEF ° TR °UrMDI REcn1R DATE 3/ ITEM # f3 3 ° °urn DIR ° NEWTS 0 H DIR ° SLOCrrYNM °COUNCIL °Cr Y MGR °CLERK DocumeW o m n b u m DATE: March 10, 2011 TO: Michael Codron FROM: Neil Havlik L11-1, SUBJECT: Council Red File — Response to Commissions and Public Correspondence in Regard to the Agricultural Master Plan In response to questions or comments from members of the Planning Commission, and Parks and Recreation Commission, and from the three items of written correspondence received from members of the public, staff has made certain clarifications to the Mitigated Negative Declaration for the project (none of which are substantive), and responded to the public correspondence. Council's attention is directed to the statements below, highlighting the changes to the Mitigated Negative Declaration, and to the three response letters (attached). 1. Aesthetic mitigation. At the request of.the Planning Commission, the proposal that the building design for any structures at the Calle Joaquin Agricultural Reserve be reviewed by the City Architectural Review Commission was strengthened into a requirement for same, as Mitigation Measure 1. Conclusion: Less than significant after mitigation incorporated. Mitigation Measure 1: New construction of agricultural support structures and associated improvements shall be to the review and approval of the Architectural Review Commission to ensure consistency with the Community Design Guidelines and compatibility with the agricultural character of the site. New structures shall be low in profile and of an Agrarian vernacular style to fit into the site's agricultural setting. 2. Clarification of Relationship to Airport Land Use Plan. Also at the request of the Planning Commission, the description of the project's relationship to the Airport Land Use Plan was elaborated, as evaluation item 8e. Evaluation e) The project site is designated in the Airport Land Use Plan (ALUP) as being within Safety Area S-lb which is defined as "areas within the vicinity of which aircraft operate frequently or in conditions of reduced visibility at altitudes less than or equal to 500 feet above ground level." Section 5 of the ALUP includes Table 5.3 which provides guidance on land use compatibility of various uses within this safety zone. This table indicates that crop production is an allowed use. Other proposed activities such as agricultural processing facilities and specialized education are listed as allowable uses subject to compliance with density standards. The non-residential density standard that would apply to both the agricultural processing facilities and the specialized education use is 50 persons per acre. The low scale of planned operations would be consistent with this use limitation. Since the master plan is consistent with the City's Zoning Regulations and General Plan,there is not a mandatory requirement for review of the plan by the Airport Land Use Commission. Section 17.22.010 J notes that the City will work cooperatively with the County in reviewing projects for consistency with the ALUP and its standards where applicable. Conclusion: Less than significant impact.__ 3. Additional Rationale for "No Effect" Findings. Staff made minor additions to language of several items to clarify the "no effect" finding: these were for Air Quality, Geology and Soils, and Hydrology, as follows. Air Quality The limited nature of planned improvements will not result in significant increase to operational emissions. Geology and Soils The Master Plan does not propose any significant grading operations. The site is relatively flat and has been used for agricultural uses for decades. Hydroloqv Any new buildings would need to meet code requirements for flood-proofing. 4. Source References. Source References were cited. 20. SOURCE REFERENCES. 1. A Master Plan for the City of San Luis Obis o's Calle Joaquin Awicultural Reserve 2. County ort Land Use Plan dated May 18,2005. 3. City of San Luis Obispo Zoning Relyulations dated December 2010. 4. City of San Luis Obispo General Plan ��iivah►►�►��I►I�Illllllllfl IIIIIIII�� iii►►I11111 II city osAn k t ' MINI IS OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 March 9, 2011 Mr. Don Dollar San Luis Obispo, CA. 93401 4_ RE: Agricultural Master Plan Dear Don: Thank you for your correspondence on the above-captioned matter. Our responses to your comments are as follows: 1. Comment noted. 2. Among the purposes for agricultural land within the city limits, education is considered an important adjunct to the agricultural use. This is to provide urban residents with knowledge of, and appreciation of; agricultural land use and production. In addition, the zoning designation for the site (Conservation-Open Space) permits up to three percent of the site to be covered by impervious surface. Therefore, staff feels that including the capability for educational programs on the site adds to its value and functioning, and that a certain level of building to accommodate this is appropriate. 3. The property is within the Airport safety zone; however, the project is consistent in both usage and scale with the requirements of the Airport Land Use Plan. This has been clarified in the Initial Study. 4. It is the City's expectation that groundwater pumped from on-site wells will only be used on-site. Prohibitions against export of groundwater would be included in any fanning or other leasehold arrangements. 5. Enhancement of the riparian area of Prefumo Creek is a major component of the Master Plan. Your ongoing support for the activities of the City's Natural Resources Protection Program is greatly appreciated. The Agricultural Master Plan will be considered by the City Council at its next scheduled meeting, on Tuesday, March 15, 201 1, beginning at 7 pm at City Hall, 990 Palm Street, San Luis Obispo. Sincerely, Neil Havlik, PhD Natural Resources Manager City of San Luis Obispo 805-781-9624 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805)781-7410. IIII City Of San IuIS OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 March 9, 2011 Mr. Chris Shaeffer Cal Trans, District 5 50 Higuera Street ` San Luis Obispo, CA. 93401 RE: Agricultural Master Plan Dear Mr. Shaeffer: Thank you for your letter of March 2, 2011, regarding the above-captioned matter. The so-called connector road between Los Osos Valley Road and Dalidio Drive is not a part of the Agricultural Master Plan. The Master Plan contains an acknowledgement that, at the time of development of a significant portion of the Dalidio property, such a connector road may be needed for traffic circulation purposes. The Master Plan itself does not propose anything in the general alignment of the connector road that would preclude it, and we therefore propose to add the following language to the last paragraph of Section 4.1 of the Master Plan "The need for, and specific alignment of the connector road would be determined with development of the adjacent Dalidio property. However, site improvements identified in the Master Plan will be placed so as not to unduly interfere with this anticipated connection." The Agricultural Master Plan will be considered by the City Council at its next scheduled meeting, on Tuesday, March 15, 2011, beginning at 7 pm at City Hall, 990 Palm Street, San Luis Obispo. Sincerely, � //AwDDdJ Neil Havlik, PhD Natural Resources Manager City of San Luis Obispo 805-781-9624 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805)781-7410. �►��NN�I�IIIBIIIIIilllB �IpIIIIllllll ' SMWIS oB,sc, o 990 Palm Street, San Luis Obispo, CA 93401-3249 March 9, 2011 Mr. Ernie Dalidio 4 Los Osos, CA. 93402 RE: Agricultural Master Plan Dear lidio: �r1'1 ie Thank you for your comments on the above-captioned matter. As was indicated in our letter accompanying the plan, the City of San Luis Obispo recognizes that those portions of the Agricultural Master Plan involving the Dalidio property will only take effect unless and until the property is annexed into the City, following formal agreement about such annexation, or other permissions from the Dalidio family are forthcoming. Statements to that effect are made at several locations within the body of the Master Plan. However, we also would point out that all such proposals are consistent with the City's current General Plan, adopted in 1994. Responses to the specific points in your letter dated February 25, 2011, are as follows: 1-4. The Master Plan notes that its effect on the Dalidio property only occurs if and when that property is annexed into the City 5. Comment noted. 6. The term`,`wildland" as used in the report is a convenient collective term for the non- agricultural areas such as the creeks and eucalyptus groves. We recognize that the entire area is tremendously influenced by human activities. 7. The planning process was advertised several times in the local newspaper in 2009 and early 2010. 8. The area indicated is the same as in the City's current General Plan. 9. The Master Plan states that Phase 2A "may include" certain features in the area expected to remain in agricultural production. The statement above, however, reiterates that this aspect of the Master Plan would only come into effect upon annexation of the Dalidio property into the City of San Luis Obispo. 10. Staff has reviewed the pertinent parts of the Airport Land Use Plan and found the Master Plan to be consistent with the ALUP. The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805)781-7410. 11. The Master Plan does not envision nor propose on-site sales, and reinforces that by the requirement that, should on-site sales be considered at some time in the future, such a change would be considered significant and would be subject to renewed CEQA analysis. 12. Comment noted. 4 13. The Master Plan repeats the current language and supporting mapping of the City General Plan. 14. Connection of a trail along Prefumo Creek has long been a City goal, and the Master Plan calls for continuation of this desire with no timetable for its completion. 15. As noted earlier, the City General Plan has been quoted herein, again recognizing that unless and until the Dalidio property is proposed for annexation and development in the City, or other arrangements are made with the Dalidio family, those aspects of the Master Plan will not take effect. 16. City traffic engineering staff reviewed the Master Plan and concurred that the traffic generation anticipated by the Master Plan was minor and would not affect existing capabilities of the Calle Joaquin/Los Osos Valley Road intersection. The Agricultural Master Plan will be considered by the City Council at its next scheduled meeting on Tuesday, March 15, 2011, beginning at 7 pm at City Hall, 990 Palm Street, San Luis Obispo. Sincerely, // Q Neil Havlik, PhD Natural Resources Manager City of San Luis Obispo 805-781-7211 From: D. Dollar[SMTP:DDDOLLAR@HOTMAIL.COM] Sent: Thursday, March 10, 2011 7:21:31 PM RED FILE To: Council, SloCity Cc: Havlik, Neil — MEETING AGENDA Subject: March 15, 2011 Meeting DATE 1 14TEM # Auto forwarded by a Rule City Council, RE: Calle Joaquin Agricultural Reserve I like the idea of working agricultural lands as part of our Open Space/Natural Resources Protection Program. I have two comments on the proposal. 1. Charge reasonable (or at least modest) rates for water use. As a city resident, I have seen my water rates go up considerably over the last five years. Agriculture needs to do it's share and be efficient in it's use and management of water. Also, there will be considerable expense to get city water to the site. 2. Land lease or rental rates. The city should charge reasonable rental for the land. This will encourage wise use of the land. Thank you. Sincerely, Don Dollar herd coyr. eman, a COUNCIL a CDDDM o CnYMOR a FITDM o ASSTCM a FMECHIEF o ATTORNEY a PWDIR o CLERBIORIO a POLICE CHIEF o PM a PAW&RECDM o TRIBUNE a UMMR a NEWTDM C HRDM o SLOCITYNEWS 000UNCIL a MY MOR o CUMK RECEIVE® MAR 14 2011 SLO CITY CLERK A _.. council memomnbum city_bf san tuts oslspo, aommistnatton bepainment hard-cpy!r--emxfl. a COUNCIL a CDO DIR DATE: March 15, 2011 a CRY MGR a FITDIR M AMCM a FIRE CHIEF o ATTORNEY a PW DIA TO: Mayor and City Council o TOM o PARMILEECDIR o TRIBUNE ti URLDIR a n VT MF.S o FIR DIR VIA: Katie Lichtig, City Manager a SLOCITYNEM a COUNCIL o CRY MoR a C'LERR FROM: Neil Havhk, Natural Resources Manager SUBJECT: Council Agenda Item B3; Adoption of the Agricultural master Plan for the Calle Joaquin Agricultural Reserve This.is in response to a series of questions posed to staff, the answers to which may be of value to Council and members of the public for further information on agenda item B3: Questions to Staff regarding the Calle Joaquin Master Plan (B3) RED FILE Is the Master Plan consistent with the city's General Plan? MEETING AGENDA Yes. I DATE / /1 ITEM # 53 Does the city's General Plan or the County's General Plan determine land use policy in the city? The City's. Is the Dalido property located in the county or in the city? It is currently in the County. Does the Master Plan apply to the Dalidio property today? If no, when would it apply to the Dalidio property? It does not apply currently; it would apply only upon annexation of the Dalidio property into the City of San Luis Obispo. If the Dalidio owners decide to apply for annexation into the city, could they also apply for amendment to the Master Plan at that time? Yes. Prior to the 1994 Land Use Update, did all three property owners of land now being master planned (including the owners of the Dalidio property) agree to dedicate half of their land to ag/open space, in return for having the right to develop the other half commercially? Was this a mitigation for the loss of agricultural land as a result of the annexation plans included in the 1994 LUE update? It is staffs understanding that the 50% open space dedication was proposed by Mr. Dalidio. Staff is uncertain whether the other owners formally agreed; however, at the time of annexation the other owners did make dedication offers that were accepted by the City. The 1994 LUE included Policy 8.8 which indicates that the City intends to preserve at least one-half of the CADocuments and Settings\slouseALocal Settings\Temporary Internet Files\OLK2MAGMasterPlanRi Council Memorandum March 15, 2011 Page 2 Dalidio-Madonna-McBride signature working agricultural landscape at the southern gateway to SLO as it existed in 1994. It is also staffs understanding that the effort to purchase land and easements around the City(Vie greenbelt')was the mitigation for losses of agricultural land, not a specific dedication requirement on any particular property. Have two out of these three property owners already annexed into the city, dedicated half of their f land to ag/open space and developed the other half commercially? Two out of three have annexed and have had portions of their property dedicated to the city as j open space: 50%for the McBride property; and that part of the Madonna Gap property east of and including Prefumo Creek, which was approximately 39% of that property. There was, in addition, the dedication of a 7-acre agricultural conservation easement on a portion of the Froom Ranch along Los Osos Valley Road and Calle Joaquin, which was required by the Local Agency Formation Commission (LAFCo) as a condition of annexation; together these dedications brought the total to 19 acres, equal to 50% of the Madonna Gap property. Was Bill Bird, the agent for the Dalidio property, informed of the Master Planning process and encouraged to participate as early as 2009? The only formal outreach was public announcement of the Master Plan process in the newspaper and on the City's web page. No specific invitations were extended, but the process was advertised and open to all members of the public, including adjacent property owners. Staff does not knowspecifically whether Mr. Bird or others were aware of the master planning effort. Does Measure J apply to the Dalidio property at present?Does CEQA? Measure J does apply to the Dalidio property at present. To the extent that the project ultimately pursued in the County is entirely consistent with the zoning, general plan amendments, and development standards adopted as part of Measure J such a project could be at least partially CEQA exempt as a`n inisterial project: County Counsels impartial analysis of the measure concluded that'the California Environmental Quality Act(CEQA) will not require a study of the General Plan amendment, the new Dalidio Ranch provisions of Title 22 or subsequent ministerial development approvals. CEQA will apply to any needed state agency approvals and any needed approvals under the Subdivision Map Act." Would Measure J apply to the Dalidio property if it were annexed into the city?Would CEQA? Measure J was approved in the County and reflects County General Plan, land use and zoning designations, as well as development standards. Because discretionary approvals would be required for any development in the City, CEQA would apply. AGRICULTURAL MASTER PLAN for the City of San Luis Obispo-s Aj o Al 1 t J prepared by City of San Luis ®blspo Matural Resources Protection Program January, 2091 J i i City of San Luis Obispo Natural Resources Protection Program Agricultural Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve Neil Havlik, Ph.D. Natural Resources Manager Freddy Otte City Biologist Pamela Ricci Senior Planner Britni Parsons ) Intern ) January 2011 i J J Agricultural Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve Table of Contents 1. Introduction.........................................................................................4 1.1 History 1.2 Background of the Master Plan J 1.3 Public Input 1.4 Access j 1.5 Legal Agreements 1.6 Title Dispute 2. Inventory............................................................................................11 2.1 General Description 2.2 Cultural/Historical Resources 2.3 Soils 2.4 On-Site Water Resources 2.5 Plants and Wildlife 3. Goals and Policies..............................................................................16 3.1 "Stakeholder" Process 4. Agricultural Master Plan......................................................................17 4.1 Phasing Areas and Land Use Designations 4.2 Consistency with Current Zoning 4.3 Resource Enhancement 4.4 Wildfire Preparedness i S. Implementation Strategy......................................................................22 6. Fiscal Statement.................................................................................23 6.1 Contingency Plan: In the Event of Breach or Failure of the Non-Profit Operation 7. Monitoring............. ............................24 ................................................. jS. Site Photos.........................................................................................25 Appendix A. Plant and Animal Species of Concern.....................................30 AppendixB. Initial Study.........................................................................34 1 1 1 Agricultural Master Plan for the City of San Luis Obispo-s CaUe Joaquin Agricultural Reserve "This approximately 180-acre area of prime farm land bounded by Madonna Road, Highway 101, Central Coast Plaza, and Pref aro Creek is in three ownerships. The City intends to preserve at least one-half of this signature working agricultural landscape at the southern gateway to San Luis Obispo as it existed in 1994." ® ---City of San Luis Obispo General Plan, Land Use Element,Policy 8.8 ® The above constitutes a vision statement for the ultimate preservation and sustainable utilization of an important visual, cultural, agricultural and ecological asset to the City of San Luis Obispo. The Agricultural Master Plan that follows spells out the actions and expectations involved in implementing this vision. 1. Introduction The Calle Joaquin Agricultural Reserve is currently an area of approximately 25 acres located at the end of the street known as Calle Joaquin North in the City of San Luis Obispo(Figures 1, 2). The property consists primarily of farmland that has been dedicated to the City of San Luis Obispo as the land surrounding it has been developed.The City of San Luis Obispo's 1994 e General Plan required that approximately 50% of the properties in this area be preserved as permanent open space and retained in agriculture. To date of this requirement has been the creation of the existing 25 acre Calle Joaquin Agricultural Reserve, as two of the three agricultural properties there have annexed into the City and been approved by the City Council for commercial development. B The City General Plan's "50% preservation" requirement also extends to the third and largest property in the area, known as the Dalidio property (approximately 130 acres). Upon development of that property, an additional 65 acres will be potentially added to the Agricultural Reserve. The ultimate size of the Reserve is therefore anticipated to be approximately 90 acres. • Most, but not.all, of this land is or was farmland. A portion of Prefumo Creek, plus a sizable constructed drainage channel and large eucalyptus grove are included within the preservation ® area required by the General Plan, so that ultimately this 90 acre site will include about 70 acres of land that is farmed or is farmable. The balance will be "wild"lands of the eucalyptus groves, the,riparian corridor of Prefurno Creek and of the drainage channel. Therefore, the term "Master Plan Area" as used in this document refers to the entire 90 acre site. The term"Calle Joaquin Agricultural Reserve"will refer to the existing 25 acre property currently in City ownership. B 4 MV OWM RAS W1 Zk� No �� •�!��1L 7:.: - .ire"-- _ ab ♦+ .�,• j lei. �.f". FIN .�_ 1 !tea• ��I.ArT � s �— ��(\ 4 a .. OF i1:1�r � ., Mj_.' F 1 1 ; 1 , 1 �� •�'' '�.�r�t� � _ .�A.ter,• - � �� T -.,, . ,_/. Calle Joaquin Agricultural Reserve Vicinity Map ,r 4 Sch j0000 AJO ,J e *f - 1� V k lj x 1\ d •�'rf i V _ eall 0.05 0.1 0.2 0.3 0.4 N Miles 6 Figure 2 1.1 History The land in and around the Master Plan Area has been farmed for many years, even as the City of San Luis Obispo has slowly grown up around it. Soils in the area are rich and productive, and, because of the area's mild climate, year-round farming can take place. The area was part of the Mexican land grant known as Rancho La Laguna. In 1850 California became a state, and many people began to come here for the economic opportunities that the new state provided. In 1868 Rancho La Laguna was united with a neighboring rancho and the two ' ranchos,known as Ranchos Canada de Los Osos and La Laguna, were subdivided into numerous agricultural parcels ranging in size from 50 acres to over 2,000 acres (Figure 3). Many of these ; parcels still exist in the Los Osos Valley, but over the years the growth of the San Luis Obispo area led to further subdivision of the land there. By 1994 much of the land around the Master Plan area had been subdivided into small parcels, for residential, commercial, and some industrial uses. At that time there were only three remaining agricultural parcels: the 26 acre McBride property, the 31 acre Madonna"Gap" property(so-called because it was a"gap" in the city limits along Los Osos Valley Road), and ' the largest, the 130-acre Dalidio property. All three parcels were being farmed by a lessee, r Hayashi Brothers of Arroyo Grande. As part of the General Plan Update approved by the City Council in 1994, properties in the "Dalidio-Madonna-McBride"area were subject to the following specific requirement: "This approximately 180-acre area of prime farm land bounded by Madonna Road, Highway 101, Central Coast Plaza, and Prefumo Creek is in three ownerships. The City intends to preserve at least one-half of this signature working agricultural landscape at the southern gateway to San Luis Obispo as it existed in 1994." 11 ---City of San Luis Obispo General Plan, Land Use Element,.Policy 8.8 In 2006 the first of these three properties (now referred to as Gearhart/McBride property) was annexed into the City of San Luis Obispo and granted entitlements. As part of that process, 13 acres of the property was dedicated to the City of San Luis Obispo, which served to initiate the existence of the Agricultural Reserve. In 2010 a second property(Madonna Gap) was annexed, granted entitlements and dedicated an additional 12 acres to the Reserve. The owners of the third, 130 acre property,the Dalidio family, are considering development options both within l and outside of the City of San Luis Obispo. That property is not yet annexed into the City. Assuming that annexation does take place,approximately one-half(65 acres)of the property is ; expected to be set aside for permanent agricultural or open space use (Figure 4). Thus the three properties will ultimately total approximately 90 acres of open space. Of this total,about 20 acres are occupied by Prefumo Creek and its riparian corridor,the eucalyptus groves, and several smaller areas unsuitable for agricultural use. Taking this into account, approximately 70 acres of prime farming land will ultimately be available for continued agricultural use. 1.2 Background of the Agricultural Master Plan In November 2008 a proposal fora five year hay lease for the 13 acre McBride/Gearhart property was presented to the City Council. The Council, however,determined that a preferred 7 r• 1 1 S � � j � • i Galla J®aqWn Agric ,oft urar Master POan Phar g Areas r �5f{� �T��> � '• „�^� _._n ti ..fit�, z � h .- 0 n J rf t Phase 2 (Future Potentiao a� NX Phase 1 (Current) L obi Cf,.•••tel `: `l� a..+ r \�.� : �O��J� `�� 1 ,/ _ _.�� ''' / � frl / , a1 Ire 151 ,:> \ �J'�a4• � :� �`,,� / SJ.J � °;y!`.' � s 1. c� 0 L/ N 0 250 500 1,000 1,500 2,000 9 Feet Figure 4 course of action was to undertake planning for eventual use of not only the 13 acre site but the additional acreage that was expected to be dedicated to create the Agricultural Reserve. Therefore the 13 acres was put into a cover crop situation; that is,the property had a crop consisting of various grasses and legumes seeded onto the site, then plowed under the following spring simply as a holding action. This has been repeated in fall 2009 and fall 2010. The purpose of the cover cropping is (1)to hold the property until a final decision could be made about the proper long-term approach to the agricultural operations on the property, (2)to allow a reasonable period of time for that decision to be made, and(3)to improve soil conditions while doing so. 1.3 Public Input Beginning in October 2009 a series of public "stakeholder"meetings were held to provide a framework for discussion about the Master Plan area and provide a forum for public input into the planning process. This was necessarily different than the normal "conservation plan"process i wherein the City undertakes a planning effort for open space lands which it fully owns or controls. In the present situation the City owns about 30%of the total area being planned,and there is no timetable for when or even if the remaining lands will come into City ownership or control. Nevertheless, the stakeholder meetings proved to be a successful approach and by the last meeting in March 2010 a vision for the property had developed, and a group of citizens had stepped forward to offer their services as an organization that would undertake to implement the Master Plan upon its adoption by the City Council. 1.4 Access At the present time legal access to the Calle Joaquin Agricultural Reserve exists at the end of Calle Joaquin North. Future pedestrian access from residential areas to the west, and from the Dalidio property when it is developed, is anticipated. A portion of the property may possibly need to be used for a road connecting Dalidio Drive to Los Osos Valley Road; however, there is no timetable for this connection and the project is not included in the City's 5-Year Capital Improvement Plan, being dependent upon future development of the Dalidio property. 1.5 Legal Agreements 7 The Master Plan area is subject to several legal agreements affecting it, including: • A City sewer easement running through the Dalidio portion of the site; • A PG&E power easement running across a portion of the property from Calle Joaquin, then along the boundary between the current city property and the Dalidio property; • A channel easement located on the Dalidio portion of the site that crosses a portion of Phase 2 of this plan; • Creek or drainage easements covering portions of Prefumo Creek;and • A landscaping easement in favor of the commercially zoned lots on Calle Joaquin. None of these legal agreements significantly restrict the use of the land for agricultural, environmental,or recreational purposes. 10 i 1.6 Title Depute Ownership of a three-acre portion of the McBride/Gearhart property is currently the subject of a title dispute. In 2008,the City discovered that there was a pre-existing deed of trust that was not reconveyed when the property was dedicated to the City. The City Attorney's office is currently working to eliminate this"cloud"on the property's title. This Master Plan assumes that the title dispute will be resolved in a manner satisfactory to the City. Pending such elimination, the three acres have been assigned to a new Phase of the Master Plan independent of the current City- owned land and the Dalidio property. 2. Inventory 2.l General Description The overall character of the Calle Joaquin site is an undeveloped,relatively flat area that has gone through a lengthy period of farming and tilling of the soil.The site is identified in the City's General Plan as prime agricultural land. Prefurno Creek and its associated.riparian corridor are located along the western portion of the site. The site is very visible from both northbound and southbound travelers on Highway 101. Locations of existing features of the Master Plan Area are shown in Figures 5 and 6. , 2.2 CulturaUHistorical Resources There are no known features of major cultural or historical significance on the current City property. The Dalidio property contains a structure known as the "grandstand"which once served as a reviewing.stand for dog races that used to be held there, and is currently used on the Dalidio property as a bam. The structure is in reasonably sound condition, and has been proposed for preservation by the Dalidio family if the property is developed for urban uses. This could involve moving the building to a location within the Master Plan Area. There is also a large eucalyptus grove on the Dalidio property which is a local landmark and the majority of the grove has previously been identified in planning documents for preservation. It has been identified in several planning documents as a significant heron and egret rookery. There are no known prehistoric cultural sites or archeological resources on the property.. However, areas within 150 feet of Prefumo Creek are considered sensitive archeological sites and City policy requires a Phase 1 Archeological Resources Inventory to be prepared prior to the permitting of any construction. The Master Plan does anticipate construction of a portion of the Bob Jones Bike Trail within this distance from Prefumo Creek and therefore such an inventory will be necessary prior to construction of the trail in that area. However,no other construction or excavation for building foundations within this sensitive area is expected. 2.3 Soils According to the United States Department of Agriculture Natural Resource Conservation C Service's Soil Survey of San Luis Obispo County (Coastal Part), the Master Plan area is composed of mostly Cropley clay and Salinas silty clam loam. The Cropley clay is a Class H soil and the Salinas silty clay loam is a Class I soil. Both of these soils are considered "prime" 11 ( Calle Joaquin Agricultural Reserve Phase 1 -- Existing Features Z Future road potential Pedestrian access- i a to creek/field Potential Open Space Per City General Plan (Phase 2 --timing/ nature of dedication uncertain) existing well `Y ' = r Tree Grove ';`•r�� FasP Current Creek irPa Easemen ,. existin�l '0 "o (' o J�• \ e� P�s�, well OR � , `'l,tv�...�.i •, �Q '. 6.'�3�' nom, � "� \\ ' .�Y. 1 � V A. ,� �o��// lfy 'j 1 ' $ ' �, '�"'„ Ola• ,'I i I � ..�C J ll �` P /f/ (1 off' i /T o , C'7 > a 'h• Ot 3 r N '0 125 250 500 750 1,000 A Feet 1 9 Figure 5 Salle Joaquin Agricultural Reserve Phase 2 -- Existing Features co TraH3 7 4 iJ QJ �� .V'!i➢o �? r 5^ 3 acy e5�5? '/ ?et`x�' _� �d ��fJ'^/�7c -C Y ^a � ;.. v Eucalyptus Grove a ON_� A.w•; tel` ✓.J� �, Future �•,,//--/I road �' .-•� ..�•� .a,-sf � :rs. �'' potentia Potential Open Space Per City General Plan r Q timing/Phase2 -- /nature of dedication uncertain t 1- 9 ) / tiC�y exist G & 1 - , s well sed ! •� � PAF i �"r,—P �et�,/ •+`� �.,:cj•� .L 4 Current City Property z ti Sir N 0 250 500 1,000 1,500 2,000 Feet Figure 6' 13 ' soils, and the City of San Luis Obispo considers their loss to be a significant environmental impact requiring mitigation. Preservation of an approximately equal area of such soils in perpetuity was considered to be appropriate mitigation in the City's 1994 General Plan Update and is the legal basis for the requirement of such preservation in conjunction with development of the surrounding land with urban uses. As part of the development plan for the McBride property,the 13 acre open space portion was graded to avoid displacement of flood capacity. This was a City requirement imposed upon the project. This grading was performed in a manner that retained the top three feet of soil while removing approximately two feet of subsoil, and was done to retain a slope of 2% or less,2% being the maximum slope considered acceptable for farming soils. The Madonna Gap portion of the site was not graded; however, a number of actions were undertaken(as mitigation for the loss of permeable soil area)in order facilitate on-site retention of storm flows and to speed up flows downstream of the property where some flow constrictions exist. These actions were required as mitigation for the potential for increase of stormflows caused by the construction of the Prefumo Creek Commons site and its attendant (newly)impervious surfaces. 2.4 On-Site Water Resources The most important and notable natural feature of the Master Plan area is a portion of a local 1 stream known as Prefumo Creek. This stream has a healthy but simple riparian cover,consisting of nearly 85%-90%cover of a single species, arroyo willow(Salix lasiolepis), with cover of a non-native tree,Canary Island date palm(Phoenix canariensis)between 5%-10%. Prefumo Creek is seasonal over that length of stream behind Oceanaire Avenue and perennial below that point, where it lies on the former Madonna Gap property and the existing Auto Park properties. The creek has been realigned over much of its length within the City of San Luis Obispo. The portion on the Madonna Gap property is the only area believed to be in its original location. The creek has water quality issues,being an urban stream receiving considerable urban inflow during the wintertime and into the spring, with smaller flows and a more sluggish character to that flow • later in the season. The creek was realigned above Laguna Lake in the 1950's or 1960's in order to deliver water into Laguna Lake for recreational purposes, and realigned at the same time below the lake to deliver flows back into the natural streambed at the Madonna Gap property. Although the riparian corridor is considered healthy, water quality in the creek suffers at times from low flows and apparently poor oxygenation in the water, particularly in the summer. There are at least three water wells located within the Master Plan area. One of these is in the northeastern portion of the existing reserve. This well was used to provide water for irrigation and possibly for drinking to the former Border Patrol building which was located there and which was demolished as part of the development of the Gearhart-McBride property. Water quality of this well has been tested and no significant contaminants were found,although there were slightly elevated amount of nitrates,presumably from past use of fertilizers by agricultural operators at the site. A second well exists on the Madonna Gap property near Oceanaire Drive. This well is currently being pumped to provide water for dust control and other construction activities at the Prefumo Commons site; however,the well is unsuitably located to provide water to the Agricultural Reserve and is not expected to be used significantly in the future. 14 The Prefumo Creek Commons project carries with it an obligation to provide an additional well, to be located by the City of San Luis Obispo at a future time, and installed as part of the Prefumo Creek Commons project. This well is anticipated to be located in a location central to the land currently in City ownership and will be a resource for future agricultural operations;however, an exact location for this well has not yet been identified A third well exists on the Dalidio property adjacent to the property line between the existing Reserve and the Dalidio property; this well is currently used for agricultural operations on the Dalidio property and is expected to remain as a viable water source into the future. Groundwater is found at around 12-15 feet below ground surface over much of the Master Plan area. 2.5 Plants and WdWfe As a fanning area, the Master Plan area is not rich in native plants or wildlife species. Prefumo Creek is the most important natural feature, and the riparian area of the creek is known to contain a number of wildlife species. Prefumo Creek is considered a migration corridor for southern steelhead, as the water quality there leaves habitat of inferior quality for the steelhead and they do not appear to remain within this portion of the creek. When winter rains cause the creek to flow, it is used by steelhead moving into the upper watershed of the creek where the aquatic habitat is better suited to them, or by smolts moving out to sea. r The dominant plant of the riparian corridor is the arroyo willow (Salix lasiolepis). This small tree species forms 85%-90% of the riparian cover on much of the length of the creek. The second most common tree in the riparian area is the non-native Canary Island date palm (Phoenix canariensis). Other species which are found within the corridor include black walnut, coast live oak, and toyon. A few black cottonwoods and western sycamores also occur here. The understory is sparse and includes California blackberry and some poison oak. The eucalyptus groves are sparse in terms of wildlife and are not diverse, although the trees' great size makes them favored roosting and sometimes nesting sites for large birds such as turkey vultures,great blue herons,egrets, and hawks. It is possible that in the future some significant r thinning, pruning, crown reduction,or other management activities will be necessary for the groves. At the present time, however, management consists primarily of annual site visitation to those parts of the grove in public ownership or control, and undertaking actions considered necessary by such visits (chiefly pruning), as well as by response to citizen requests or inquiries. Studies undertaken in conjunction with the environmental impact report of the Prefumo Creek Commons project (June 2009)identified a total of twelve sensitive plant species that could potentially be found within the Master Plan area or within the Prefumo Commons project site; however, none were actually observed (see Appendix A). The Prefumo Commons studies also indicated potential occurrence of twenty-nine sensitive animal species. This included sixteen species of birds whose ranges included foraging habitat within the Master Plan area or within the Prefumo Commons project site. Of these bird species, four(loggerhead shrike, California horned lark, tri-colored blackbird, and great blue heron) were known to occur here;presence of others ranged from unlikely to possible. Other sensitive 15 J l ispecies included monarch butterflies(possibly overwintering in the eucalyptus groves), California red-legged frog(suitable habitat), southern steelhead (known to occur at times in Prefumo Creek), and southwestem pond turtle (suitable habitat). Two-striped garter snake and pallid bat were considered to have good habitat here and to be possible inhabitants. The remaining seven species were considered.to be unlikely to occur here due to poor or unsuitable habitat. Lists of both sensitive plant and sensitive animal species in the area as identified in the Prefumo Creek Commons studies are included as Appendix A. 3. Goals and Policies 7 The General Plan of the City of San Luis Obispo includes discussion about the Calle Joaquin Agricultural Reserve. As noted earlier, the 1994 update of the General Plan states that it was the City of San Luis Obispo's intention to preserve significant parts of"this signature working agricultural landscape"at the city's southern gateway. The General Plan further states that"Publicly owned agricultural lands should be leased back to farmers, or used as demonstration projects that will benefit local farmers" The more recently updated and adopted Conservation and Open Space Element to the General Plan (adopted in 2006)includes more detail as to the approach and expected outcomes of land management decisions for City-owned lands,including the Calle Joaquin Agricultural Reserve. Specifically,the Element describes the decision-making process that should be followed to develop appropriate land management practices for City-owned lands,noting especially that input from both the general public and from knowledgeable experts should be solicited. These statements provided the overall framework for the permanent conservation and proper management of the Calle Joaquin Agricultural Reserve and ultimately the entire Master Plan area, as well as a methodology for arriving at those decisions. 3.1 "Stakeholder"Process At the direction of the City Council, a stakeholder process was used to solicit citizen input for the Master Plan beginning in October 2009, and continuing through March 2010. Because of the unusual nature of the Agricultural Master Plan in comparison to other City-owned open space lands, a special format was implemented to obtain input relevant to the specific issues and constraints facing future agricultural uses of this City-owned land. The public was invited to a series of meetings held at City Hall, and, after City staff described the properties involved and certain parameters established by the City Council were explained, ideas for the establishment and operation of the Agricultural Reserve were put forward by citizens attending the sessions. A total of four sessions were held, and out of this process there developed a consensus among the stakeholders as to the appropriate direction of the Master Plan. The present document is the result of the stakeholder process. 16 4. Agricultural Master Plan The overall goal of the Agricultural Master Plan is to retain as much as reasonably possible of the Master Plan Area in production agriculture, consistent with General Plan policy. This may include but is not limited to: a private,community-supported agricultural operation; individual garden plots; "incubator" plots leased to individuals for small-scale operations; and commercial scale agricultural operations. Lands not suited for agriculture or ultimately needed for other purposes will be addressed independently, and they may be used temporarily for agricultural operations if appropriate. Examples of such lands include the riparian corridor of Prefumo Creek and planned expansion thereof; a possible wetland swale in the southern corner of the site; the route of the Bob Jones Trail; and management and maintenance of the eucalyptus groves and the drainage channel extending southwesterly from Dandio Drive. The Plan allows for agricultural operations to include one or more buildings to provide for"light processing" (i.e., washing)of produce, storage, and a site for educational programs for the public. This will require a small parking facility and extension of urban services to those buildings, which are currently available at the end of Calle Joaquin. (Use of untreated well water for drinking water or"light processing"uses is not considered appropriate, since the site will ultimately conduct public educational sessions, etc.) Establishment and growth of the Calle Joaquin Agricultural Reserve will be predicated upon certain events over which the City does not have full control. Therefore,the Agricultural Master Plan calls for a phased approach to the operations; these are discussed in more detail below. It is important to note that the City of San Luis Obispo does not anticipate being the primary operator of the Agricultural Reserve. That operation will be in the hands of a nonprofit entity which,pursuant to an agreement with the City of San Luis Obispo, will be responsible for the overall capital improvements, operation, and maintenance of the agricultural operations of the site. The City of San Luis Obispo will retain responsibility for the management and maintenance of the Prefumo Creek area,the Bob Jones Trail, and other small areas not directly involved with the agricultural operations. In the event that the nonprofit entity should fail for any reason, the City of San Luis Obispo will retain the right to take over operation of the property, assign the agreement with the nonprofit entity to another entity of the City's own choosing, or to temporarily or permanently close the facility. Details of this condition and its implementation would be spelled out in a formal agreement between the City of San Luis Obispo as owner of the land in question and the nonprofit entity which would be operating it. 4.1 Phasing Areas and Land Use Designations Phasing for the implementation of the Agricultural Master Plan is split in two main parts,Phase 1 and Phase 2, and these phases are further split into sub-phases. Phase 1 consists of lands currently owned or controlled by the City of San Luis Obispo, including the 3 acre portion with a cloud on title.This area totals about 25 acres. 17 1 1 i Phase 1A constitutes the initial farming area. This area of approximately 20 acres will be leased to a nonprofit entity whose primary purpose will be to return the site to production agriculture, and to oversee and manage agricultural production and agricultural education programs and activities there.This would be done pursuant to a capital improvement, management and maintenance plan agreed to between the City of San Luis Obispo and the nonprofit entity. The entity is expected to wish to pursue the development of an educational and"light processing" facility that would permit the washing of produce for sale to local institutions such as schools or prisons. This facility is envisioned as a group of one or more structures following an agricultural motif that ultimately would house areas for processing and storage of produce, a classroom or classrooms and small amphitheatre, a teaching kitchen, various demonstration gardens, and minor support facilities (office,restrooms,etc.). The facility is not expected to generate significant traffic volumes,as no on-site sales are anticipated. With up to ten seasonal employees,occasional visits from schools groups, and no on-site sales, traffic volume is anticipated at 100 vehicle trips per day,or 12 vehicle trips per business hour with little vehicle traffic at other times. i Funding for the facility is expected to come through grants and other fundraising, with no significant expenditures planned by the City. Timing of these improvements is uncertain but it is expected to take up to ten years to fully fund and develop the site improvements. The nonprofit entity may wish in the future to engage in on-site sales either seasonally or year- round; however, the decision to do so shall constitute a request for amendment of this Plan and shall be subject to full analysis under the California Environmental Quality Act(CEQA) especially as to its potential traffic impacts, and may be subject to other City fees and charges, including but not limited to business license fees. Phase 1B includes improvements and activities in areas that are City controlled or maintained. These may include but are not limited to: • Initial extension of the Bob Jones Bike Trail from Calle Joaquin to Oceanaire Drive via a pedestriantbicycle bridge over Prefumo Creek, with ultimate connection to either Madonna Road or Dalidio Drive(possibly both); • Possible community garden or native plant nursery; . • Possible wetland meadow at the southern comer of the property; and • Riparian enhancement plantings along Prefumo Creek and the fill area at the south end of the property, along with control of the date palms and other non-native vegetation. i Phase 1C includes the three acres where City ownership is the subject of a title dispute. If this matter is not successfully resolved by the time this plan is ready for implementation,Phase 1C will consist of simple additions to the adjacent crop areas, and, where the disputed area intersects Prefumo Creek, additional enhancements to the creek corridor, once the matter is finally resolved. In the meantime,either continued cover cropping, fallowing,or other benign activities will take place there with no capital improvements placed thereon, so as not to prejudice the ultimate outcome of the dispute. Proposed activities for the Phase 1 area are shown in Figure 7. Proposed activities for Phase 2 are not shown because of the uncertainty of timing and final details of Phase 2. 18 Calle Joaquin Agricultural Reserve Phase 1 -- Plan Future I r road (� potential I� Trees tO �fV'` remain Phase 2A roposed Bike/Ped 'Vs Trail Alignment `s P - ,� ase 1C Phase 1 A ucS�?3; potential new central wel/ Ij existing Ag Center we// 4-.,n Location 1 r�� ,yam ` ��,��v' p'•�"p�� fj'� . '\`_ 'J`` fj� �'a?'o '. i �� p�F° ,F��% •` 1, ,`,7�f c� // 'OPPOS�\ � /. .®'a A - tu8 > o� s, 1hase 1B- A �Point a 00 131 o v4_ '41 ff t © , N 0 125 250 500 750 1,000 Feet 19 Figure 7 i Phase 2 includes lands not owned or controlled by the City of San Luis Obispo and in which such ownership or control is a longer-tens or uncertain proposition. This is basically those portions of the Dalidio property whose long term future is uncertain at this time,but for which the City of San Luis Obispo has indicated long-term conservation in open space and agriculture in conjunction with development of other portions of the property upon future annexation. Phase 2A will be the expansion of farming activities onto the Dalidio property if and when the Dalidio property develops in the City of San Luis Obispo. This area may include uses such as Farmer's Market stands, "incubator"leaseholds, and expanded and/or relocated farming operations from the Phase 1 area.This would be done pursuant to a capital improvement, management and maintenance plan.agreed to between the City of San Luis Obispo and the nonprofit entity. Phase 2B will include extension of the Bob Jones Bike Trail to Madonna Drive and/or Dalidio Drive when agreements are in place and funding is available to do so. In addition,this area will have limited new landscaping and moderate to extensive safety pruning and other arboricultural _) activities in the eucalyptus grove. Each of these phasing areas can move forward independently of the others. It is anticipated that it may take several years before any significant actions take place in Phases 2A or 2B. In addition, it is anticipated that it may take one to two years before Phase IA activities can begin to take. place due to infrastructure and funding constraints. Any extension of Froom Ranch Way across Prefumo Creek in conjunction with development of the Dalidio property will be evaluated under the California Environmental Quality Act(CEQA) at the time a formal proposal for such an extension is made. It is not a proposal of the Agricultural Master Plan, merely an acknowledgement that the concept exists. 4.2 Consistency with Current Zoning The existing Calle Joaquin Agricultural Reserve is zoned Conservation and Open Space(C-OS) under the City of San Luis Obispo's zoning ordinance. This zone allows for a maximum pavement and building area of three percent(3%) of a site area or parcel of ten acres or larger. For the existing Reserve of approximately 25 acres,this requirement would translate to an allowable building and pavement area of 0.75 acre or approximately 32,670 square feet. The buildings will be subject to review by City staff, the public, and appropriate commissions prior to final approval of the design features of the site. Although the buildings will be situated within an area subject to flooding(i.e., the 100-year flood plain), City regulations require that the floor of the buildings be at least one foot above the identified or calculated flood level. This is expected to ameliorate the potential for flood damage to the structures. The development concept for the building area is shown in Figure 8. 4.3 Resource Enhancement • Those portions of the Calle Joaquin Agricultural Reserve not suited for agricultural activities or needed for other uses are identified in Phases 1B and 2B above. Those activities that fall into the category of resource enhancement include: enlargement and diversification of the riparian -� 20 ' � O a��0 O► .. ,.. Ol �� • -.,, O Ofi t SWA - wo :.i. :1�o a O . • / Or00•;•y t0��0 p• :O:O�,"•.OHO , ►� WA 04 a a llllllllli - 1r 0 0 i Of0 0.0. 0^f O'0 : 0'Orp ollllllilll � �. corridor of Prefumo Creek and the drainage channel;control of the date palms;new plantings adjacent to the to-be-developed properties fronting on Calle Joaquin and on the fill area at the southern edge of the property; management activities within the eucalyptus grove;development of a small wetland at the southern end of the property; and plantings along the Bob Jones Trail extension when it is constructed. The purpose of these is to improve habitat quality along Prefumo Creek and nearby; screen the future development on Calle Joaquin to a reasonable degree; make beneficial use of the currently weed-dominated fill area and the potential wetland area; and encourage native plant species alongside the Bob Jones Trail. Activities within the eucalyptus grove will be aimed at long-term retention of the grove for its visual qualities and value for large birds,while addressing problems and potential hazards associated with aging of the trees. 4.4 Wddfue Preparedness Most of the Master Plan Area will consist of cropland, which is generally not susceptible to wildfires. The areas most susceptible to wildfire are the riparian areas and especially the eucalyptus groves. Wildfire preparedness will consist of annual weed abatement on the edges of the riparian areas and at least annual as-necessary treatments in and around the eucalyptus groves once they have entered into public ownership or control. Treatment may include but will not be limited to: removal or mulching of forest litter where accumulations are excessive;removal of down wood; thinning or removal of hazardous or dead trees; and maintenance of a fire road or other way with vehicle capacity around the edge or the grove to provide rapid access to the grove i in the event of a fire. 5. Implementation Strategy The City will implement this Master Plan in the following manner,upon adoption of the Master Plan by the City Council: Yeats 1-2. • Conclude an agreement with a qualified non-profit organization which will have responsibility for day-to-day management for the majority of the property. • Assist said organization with efforts to locate and install the required well, and with other small-scale improvements to the site,including sub-leasing if appropriate. • Support efforts by the organization to raise funds for the buildings deemed necessary to the proper functioning of the site; and provide assistance in obtaining necessary permits from the City and other agencies where necessary.. • Implement enhancements to Prefumo Creek and its riparian corridor, the fill area and proposed wetland area, as funding and resources permit. • Continue efforts to settle the title dispute affecting the three acre portion of the property. • Seek grants and other funding sources to provide for the construction of the Bob Jones Trail's initial course between Calle Joaquin and Oceanaire Drive • Seek agreement with the Dalidio family to permit extension of the Bob Jones Trail to Madonna Avenue and/or to Dalidio Drive. 22 C Years 3-4. • Continue the above actions to completion. Years 5-6. • Continue the above actions to completion. 6. Fiscal Statement The fiscal impact of adoption of the Calle Joaquin Agricultural Master Plan is anticipated to be , minor to moderate. This is because the City Council has directed that the primary implementation of the Master Plan,especially as it involves the currently City-owned lands,is to C be undertaken by a local,recognized non-profit organization that will pursue fundraising and other efforts at implementation. The City Council may elect at a later date to include City funds for individual projects such as the Bob Jones Trail extension,or for continued enhancement of the Prefumo Creek riparian corridor, as well as for agricultural or educational activities; however, such expenditures will be made on their own merits and in the context of overall City budgeting decisions. Major cost considerations include: 1. Building design and construction; / 2. Extension of urban services (water and sewer)to the site; 3. Establishing a small parking area; 4. Installation of a new well and irrigation system; 5. Initial establishment of the Bob Jones Trail section; and 6. Future extension of the trail. No funding is currently available for the first three items above, and it is anticipated that two to three years may be needed to successfully accomplish the necessary fundraising to begin any significant construction. Funding for the fourth and fifth item above is available as mitigation requirements for certain impacts of the Prefumo Commons development project, and those funds are expected to be able to be made quickly available when the two projects are desired. No funding is currently available for the sixth item above, and the necessary land tenure has not been secured; therefore this expenditure is not foreseen as being available in the immediate future. C It is believed that many of these projects will prove to be attractive for grant funding, and such grants are anticipated to be the primary source of funds for them. C Maintenance costs are expected to be minor and can be absorbed by modest growth of the Ranger Service and Natural Resources program funds consistent with the continued growth and service of those programs to our citizens. 23 C C J \1 6.1 Contingency Plan: In the Event of Breach or Failure of the Non-Profit Operation In the event of a breach of agreement or failure for any reason of the operation of the site by the non-profit entity, the City shall retain the right to enter the property and take immediate control of the property and the operation thereof. However,in such event it would be the intention of the City to permit reorganization of the nonprofit entity to take over the operation again,or to transfer operation to another qualified entity. The basic procedure in event of failure or evident failure by the nonprofit entity to perform will be: 1. The City will inform the entity of the claim of breach of agreement or of failure to perform,detailing the factors leading to this conclusion; and allow a reasonable time period for the entity to respond and correct the matters at issue. 2. If, after such time period, the City in its sole judgment remains convinced that such breach still exists or that failure of the operation has occurred or is imminent, then it shall direct the entity to either(a) tum over interim operation of the site to the City, or(b)close down the operation, secure the buildings, and tum over the"mothballed" site to the City. In such circumstance any tenants growing crops on the site will be permitted to continue until such time as they can harvest their crop. l 3. The City will then determine the most appropriate course of action to meet the intent of the Agricultural Master Plan in seeking reorganization of the nonprofit entity or entering into a similar agreement with a new entity. 7. Monitoring Monitoring will consist of regular observation of the agricultural area and improvement thereon, and regular meetings with representatives of the nonprofit entity operating the site. Monitoring of the City-managed portions of the property will include at least annual inspections of the riparian area, the Bob Jones Trail area once established, and at least annual survey of the eucalyptus grove once it is in public ownership or control. The riparian area will also be monitored at least annually for issues related to stormwater management. Monitoring for weed abatement and within the eucalyptus groves will be done in the late spring prior to the fire season, and monitoring of Prefumo Creek and the drainage channel will be done in the summer to determine necessary activities prior to the rainy season. i 24 i I �I. -. Y- •• .r°J X .. it , Y� - ..: a• t� f - - r. i Figura I Vim of Phase 9A area, near ghe end of Calle Joaquin. The Bob Jones Bike Trail would travel along the edge of the thatched area. Figure 'Bt. Another vim of the Phase 9A area. C G a - 11 _ _ •' J-` _h. - 25 J J J \ I, / I 1/ J1 l� o 'moo Figure 11. Another view of Phase 1A area, with Prefumo Creek in the middle ground. Mote palm trees in the riparian corridor. Figure 12. View of a portion of Phase IB area. This is the area with higher flooding potential, which may be used for!wetland establishment Mote bare areas from December 2010 storms. 1 \ � a o J o T / 26 C C C i O � Figure 93. View of a portion of Phase IB area. The Bob Jones Trail would travel along the edge of an expanded riparian corridor here. r Figure M. Wow of entry point onto the Bob Jones Trail from the end of Oceanaire®rive(Phase 96). Construction still underway in background. C f r 27 J l o J �a ,s o Q °dam Ileeel / IC �AW n..c- Figure 15. Winter scene on Prefumo Creek(Phase 1B area). Figure 15. View of Phase 1C area. This is the area subject to a title dispute. 7 76 n �•J S•f l < ��,.�_C•. n.A ° 2..�C'b ;� a �''�o ,o�L _ b' 3.. $:� � 4 OP o= `/I C 28 / o I b a 4 11 / y o � C n r Figure 97. Access Poing onto expanded Bob.cones Trail at Oadonna Road (Phase 2B). r Figure 18. Access Poing onto expanded Bob .cones Tvaii at the drainage channel at®aiidio Drive(Phase 23). 29 ) Appendix A. Plant and Animal Species of Concern In the Master Plan Area (from the Environmental Impact Report for the Prefumo Creek Commons Project, June 2009) 30 I� Table 3.41. Sensitive Plants that are Known or Have the Potential to Occur in the Vicinity of the Project Site ti I .tKtti. s Fi..'.Sy.^..r'.•'s"• w t< r...• yY.7 i\ MON Obispo Manzanita CNPS 4 Low potential due to lack of Arctostaphylos obispoensis habitat Club-haired Mariposa lily CNPS 4 Low potential due to lack of Calochortw clavatus var. habitat clavatus San Luis Mariposa lily CNPS 113 Low potential,known 0.75 miles Calochortus obispoensis northeast and southwest of the site Cambria morning glory FSC,CNPS 113 Low potential due to lack of Calystegia subacaulis habitat ssp.episcopalis San Luis Obispo sedge CNPS IB Meditmm potential,known 1.5 Carex obispoensis miles west of the site;potentially suitable Habitat exists along Prefumo Creek Brewer's spinellower CNPS IB Low potential,known<0.5 miles Chorizanthe breweri south of the site Chorro Creek bog thistle SE,FE,CNPS IB Moderate potential,known<0.5 Cirsium jontinale var. miles southwest of site;found in obispoensis wetland/riparian habitats Congdon's tarplant FSC,CNPS IB High potential to occur on-site; Centromadia parryi ssp. found in agricultural and ruderal congdonii areas in the project vicinity Jones's layia FSC,CNPS IB Potential to occur on-site,known Layia,jonesii 0.5 miles northwest Adobe sanicle FSC,CNPS IB Low potential to occur on-site, Sanicula maritima known 0.5 miles northwest at Laguna Lake Park Rayless ragwort CNPS 2 Possible,known about 0.5 miles Senecio aphanactis northeast of site r San Luis Obispo dudleya CNPS 1B Low potential to occur due to Dudleya abramsii ssp.murina lack of habitat CNPS IB="rare,threatened,or endangered"by the California Native Plant Society CNPS 2=rare or endangered in California,more common elsewhere by the California Native Plant Society CNPS 4=plant of limited distribution by the California Native Plant Society r FE=Federal Endangered FSC=Federal Species of Concern SE=California Endangered Source:City of San Luis Obispo 2003b;2004;CDFG 2003;City of San Luis Obispo 2006b. l 31 Table 3.4-2. Sensitive Wildlife Species with Potential to Occur on the Project Site Northern harrier - CSC Unlikely to nest in study arca;forage Circus canes habitat present Burrowing owl CSC,FSC No observations on-site;low quality Athene cunicularia (Burrowing site), potential nesting habitat at Prefumo MBTA Creek banks;known to occur at Iaguna Lake Prairie falcon CSC(Breeding Unlikely to nest in study area;forage Falco mexicamcs site),MBTA habitat present Long-billed curlew WL. Forage area on-site in fall and winter Numenius americanus months Loggerhead shrike CSC Common to area Lanius ludaviciaraus SouthSouthwestern w�K3flow flycatcher FE(Nesting) Potentially sSuitable migratory habitat Sonthest traillii imus exists;no nesting recorded within the Empid. watershed;presence unlikely due to edge of ranee Yellow-breasted chat CSC Suitable migratory habitat exists;no nesting recorded within the watershed California horned lark. WL Common to area Eremophila alpestris Tri-colored blackbird CSC(Nesting Potentially suitable habitat within Agelaius tricolor colony),FSC, Prefumo Creek MBTA Sharp-shinned hawk WL Forage habitat present Accipiter striates. Cooper's hawk WL Forage habitat present Accipiter cooperii Ferruginous hawk . WL Forage habitat present Buteo regalis White-tailed kites Fully Protected Forage habitat present Elanus leucurus Western yellow bill cuckoo SE(Nesting), Unlikely to nest on-site;known in San Coccucus americanus MBTA Luis.Obispo Least Bell's vireo FE Suitable habitat present.Unlikely to Vreo bellii pusillus occur on-site as it is not known to occur in San Luis Obisuo County Great blue heron MBTA Forage area in Prefumo Creek and Ardea herodias wetland areas;potential roost and nest sites upstream Monarch butterfly CNDDB G5 S3 Possible wintering sites in eucalyptus Danaus plerippus (Wintering sites) grove upstream 32 Table 3.42. Sensitive Species with Potential to Occur on the Project Site l (Continued) r s'. tYF"',c.-u'F w+"'d.u,�, 'm -.xti✓' � -if- f,", sy l '_ � �r�J"j' n ,. Vernal Pool fairy shrimp FT Unlikely due to lack of suitable Branchinecta longientenna habitat.past agricultural development and ongin disturbance. Known to occur 2 miles from project site Longhorn fairy shrimp FE Unlikely due to lack of suitable Branchinecta l mchi habitat,limits of range past agricultural development and ongoing disturbance. California tiger salamander CSC,FC Unlikely to occur on-site due to L Ambystoma californiense unsuitable habitat Western spadefoot toad CSC,FSC Unlikely to occur on-site due to Scaphiopus hammoni* unsuitable habitat Coast horned lizard CSC Unlikely to occur on-site due to Phrynosoma coronatum frontale unsuitable habitat Two-striped garter snake CSC Excellent habitat in Prefumo Creek Thamnophis hammondii and wetland areas California red-legged frog FT,CSC Suitable habitat in Pref imo Creek and Rana aurora draytonii wetland areas Southwestern pond turtle CSC,FSC Suitable habitat in Prefumo Creek and Clemmys marmorata pallida wetland areas Steelbead-South/Central California CSC,FT Known to occur in Prefurno Creek Coast Oncorhynchus nrykiss Pallid bat CSC Common to area;potential nocturnal Antrozous pallidus feeding site Monterey dusky-footed woodrat CSC Not likely to occur on-site due to Neotoma fuscipes lucrana unsuitable habitat Townsend's western big-eared bat CSC Potential nocturnal feeding site Cor ynorhimcs townsendii townsendii CNDDB G5 S3=California Natural Diversity Data Base,Global rank:demonstrably secure,common;State rank: California restricted range,rare. CSC=California Species of Concern FE=Federal Endangered FSC=Federal Species of Concern , META=Migratory Bud Treaty Act SE=California Endangered i WL=CDFG Watch list ` Source:CDFG 2009;City of San Luis Obispo 2006b. ( ( 33 J s Appendix B. Initial Study ) ) 34 city of san tins omspo INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER#4410 1. Project Title:Agricultural Master Plan for the Calle Joaquin Agricultural Reserve l 2. Lead Agency Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Pam Ricci, Senior Planner(805) 781-7168 4. Project Location: 0 Calle Joaquin, San Luis Obispo,CA. 5. Project Sponsor's Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 6. General Plan Designation: C-R/C-OS-20 7. Zoning: C-R(Retail-Commercial)/C-OS-20 (Conservation-Open Space—20 Acres Required) 8. Description of the Project: (Describe the whole action involved, including but not limited to later phases of the project,and any secondary,support,or off-site features necessary for its implementation.Attach additional sheets if necessary.) The Calle Joaquin Agricultural Reserve is an area of approximately 25 acres located at the end of the street known as Calle Joaquin North within the City of San Luis Obispo. The property consists primarily of farmland, portions of which have also been identified in the City's General Plan for Urban Development. That development is now occurring on two properties, and one of the requirements of that development is that approximately 50% of the properties involved shall be preserved as permanent open space and retained in agriculture. The result of this is the Calle Joaquin Agricultural Reserve, which currently occupies 25 acres. 35 The City's General Plan extends the "50% preservation" requirement to the third and largest property in the area, known as the Dalidio property. Upon development of that property(which is outside the scope of this project), another 65 acres is expected to be added to the Agricultural Reserve. The ultimate size of the Agricultural Reserve is therefore. anticipated to be approximately 90 acres. Most, but not all of this land is farmland. A reach of Prefumo Creek, a fairly large drainage channel, and a large eucalyptus grove are included within the preservation area required to be preserved by the General Plan, so that ultimately about 70 acres of land that is farmed or farmable will be permanently preserved. The balance will be the "wild" lands of the eucalyptus groves or of the riparian corridor of Prefumo Creek. Therefore the term "Master Plan Area" will refer to the entire 90 acre site. 9. Surrounding Land Uses and Settings(Briefly describe the project's surroundings): The project area is surrounded by urban uses: on the east is U. S. Highway 101, which is a four- lane limited access freeway in this location; on the south and southwest it is bounded by existing commercial development including numerous automobile sales dealerships, with a major shopping center currently under construction. On the west there is a residential area largely of single family homes; and to the north is additional commercial development,including numerous general retail stores and a large U. S.Post Office. J10. Other public agencies whose approval is required (e.g., permits, financing approval,.or participation agreement.): The only anticipated,outside public agency approval needed is from the California-Department of Fish and Game, which will have permitting authority over a portion of the proposed Bob Jones Bike Trail extension between Calle Joaquin and Oceanaire Drive where the trail will cross Prefumo Creek on a pedestrian/bike bridge. 36 CIiY OF SM Lws OeEPo INMAL STUDY ENmoNmENrnL CmEgmsT 2010 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: r The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. X Aesthetics Greenhouse Gas Emissions Population/Housing Agriculture Resources Hazards&Hazardous Public Services Materials Air Quality Hydrology/Water Quality Recreation -X- Biological Resources Land Use/Planning Transportation/Traffic Cultural Resources Mineral Resources Utilities/Service Systems Geology/Soils Noise Mandatory Findings of Significance FISH AND GAME FEES The Department of Fish and Game has reviewed the CEQA document and written no effect determination request and has determined that the project will not have a potential effect on fish,wildlife,or habitat(see attached determination). The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish -X- and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or more -X- State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). li C Cmr of SAN Luis OBwo 7 INm LL STUDY ENvuiommENTAL CmmECK=2010 DETERMINATION JTo be completed by the Lead Agency): On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepare& I find that although the proposed project could have a significant effect on the environment, —X— 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. 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(s) or"potentially significant unless mitigated" impact(s) 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 WPACT 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 potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that.are imposed upon the proposed project,nothing further is required. � ZS it Signature Date A)106 I 146zj For:John Mandeville, Printed Name Community Development Director ) 38 Cm of SAN Luis Oawo INmaL SrunY EwRoNMtatraL CNECausr 2010 C EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved(e.g.the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants,based on a project-specific screening analysis). 2. All answers must take account of the whole action involved,including off-site as well as on-site,cumulative as well as project-level,indirect as well as direct,and construction as well as operational impacts. 3. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect may be significant. If there are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required. 4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of ` mitigation measures has reduced an effect from "Potentially Significant Impact" to a"Less than Significant Impact." The lead agency must describe the mitigation measures,and briefly explain how they reduce the effect to a less than significant level(mitigation measures from Section 19, "Earlier Analysis," as described in(5) below,may be cross- referenced). 5. Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration (Section 15063 (c) (3) (D)). In this case, a brief discussion should identify the following: a)Earlier Analysis Used.Identify and state where they are available for review. i b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c)Mitigation Measures.For effects that are"Less than Significant with Mitigation Measures Incorporated,"describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they addressed site-specific conditions for the project. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general.plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. 39 . Cm of Sart Luis Own INmaL Srtmr EwRoNmENTAL CNEcKusr 2010 8. The explanation of each issue should identify: a) the significance criteria or threshold,if any,used to evaluate each question;and b) the mitigation measure identified,if any,to reduce the impact to less than significance i 1 J • J C7 U C_) n C_) C ) O • C) C ) O O 40 U C ) U Issues, Discussion and Supporting Information Sources Sources Potentially Las Than Las 7ban No Significant Significant Significant Impact ER# Issues with Impact Mitigation Incorporated l 1.AESTHETIC& Would the ro ect: a) Have a substantial adverse effect on a scenic vista? —X— b) Substantially damage scenic resources,including,but not limited to,trees,rock out `X_ outcroppings,open space,and historic buildings within a local or state scenic highway? c) Substantially degrade the existing visual chantcter or quality of --X— the site and its surroundings? d) Create a new source of substantial light or glare which would _ ..g� adversedy affect day or nighttime views in the area? Evaluation a,c) The view of the existing agricultural fields and Cerro San Luis Obispo as seen by northbound traffic on U.S. Highway 101 at the site is considered a gateway into San Luis Obispo and as such is a significant community resource. Building within this area has the potential to impact that vista and degrade the visual character of the site unless such building is carefully designed and is appropriate to the site. To this end,the project proposes to maintain a low profile and an agricultural motif to any buildings,so that they will appear appropriate in an agricultural setting,and this requirement will be enforced by review of building design by the City of San Luis Obispo's Architectural Review Commission. It is anticipated that such review, undertaken in a public forum,will provide the expertise and guidance needed to ensue conformance to community standards for the site. This review will constitute mitigation of the potential impact. Conclusion: Impact less than simfficant after mitigation. 2.AGRICULTURE RESOURCES.Would the ro'ect: a) Convert Prime Farmland,Unique Farmland,or Farmland-of __X_ Statewide Importance(farmland),as shown on the traps pursuant to the Farmland Mapping and Monitoring Program of the California Resot:rces Agency,to non-agricultural use? b) Conflict with existing zoning for agricultural use or a —X— Williamson Act contract? c) Involve other changes in the existing environment which,due to 1 _X_ their location or nature,could result in conversion of Farmland to non-u 'cultural use? Evaluation a-c) The property currently consists primarily of farmland, portions of the land have been indentified in the City's General Plan for urban development That development is currently occurring on two properties, one of the requirements of ; development is that approximately 50% of the properties shall be preserved as permanent open space and retained in agriculture.The result of this requirement was the creation of the Calle Joaquin Agricultural Reserve.The ultimate size of the agricultural reserve is anticipated to be 90 acres(pending the acquisition of the Dalidio property). Ultimately 70-75 acres of the land will remain farmed or farmable. Conclusion:Less than significant impact. 3. AIR QUALITY. Where available,the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the[oBowingdeterminations.Would the roect: a) Conflict with or obstruct implementation of the applicable air quay per? b) Violate any air quality standard or contribute substantiallyto an _X_ ) existing or projected air quality violation? c) insult in a cumulatively considerable net increase of any criteria --X- -- pqllutant _X___pollutant for which thep�ro ect re on is non-attainment under an 41 Cmr OF SAN Luis Oetspo IwnAL Snmr ENvtltoNmE NAL CIEcKu_sr 2010 i Issues, Discussion and Supporting Information Sources sow Pblentially Less TIM Less 71M No Significant significant significant Impact Issues with Impact ER# Mitigation In ted applicable federal or state ambientair qualiEy'standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) ;Expose sensitive receptors ro spbsiantial pollutant —X— concentrations? ' e) Create objectionable odors affecting a substantial number of —X— peopId?_._ Evaluation a-e) Condusion:No impact 4, BIOLOGICAL RESOURCES. Would the ro ect: a) Have a substantial adversevffeex edt wJhwdy..or through —X— habitatmodificadotls,on any species identjfiod as a candidate, sensitive,or spt: w status species in IocaLor regional plant , polides,`or regulations,or by the Co fornia:Department of Fish and Game or U.S.Fish and-Wtldlife Service? b) Have a substantial adverse effect,on any riparian habitat or --X— other sensitive natural community identified in1wal.of regional Plans,policies,or Tiguhttitins.or*by the Ca6fnruia.Department of Fish and Game or U.&Fish and-Wtldltfe Service? ' 'c) Have a substantia)adverse effect on-fedlIy:protected wetlands, _X_ as defined in Section 404 of the Clean Water Aef(indluding,but notlimite�to,marsh,vernai pool,coastal,etc:)through direct removal,filling,hydrological interruption,or other`means? d) Interfere substantially with the movement of air.native,resident --X— or migratory tish,or wildlife species or v�idt.estabbsbed native resident or migratory wildlife corridors.or impede the use of - native,wildlife nursery sites? e) Conflict with,any locatpolicies or=dinahces protecting --X_ biological resources,such as a tree preservation policy or ordinance? f) Conflict with the prgvuions bf anadopted habitat Conservation —X— Plan,'Natural Comndmty Conservation Plan„o other approved local,regional.or state habitat conservatioji Ian?; Evaluation J a, b) As a farming area, the Master Plan area is not rich in native plants or wildlife species. Prefutno Creek is the most important natural feature. Prefumo Creek is considered a 'migration corridor' for southern steelhead, as the water quality there leaves habitat of inferior quality for the steelhead. When winter rains cause Prefumo Creek to flow,the creek is known to be used by steelhead as a corridor when they migrate into the upper watershed of the Prefumo Creek where the habitat is better suited to them Although not found here in recent(2009)surveys, there is the possibility of occurrence of red-legged frog(Rana catesbiana) in Prefumo Creek and its environs. Therefore, in those areas where the frogs could be present, construction activities will include pre.-construction storeys for the presence of red-legged frogs and training in the recognition of red-legged frogs for construction workers. The arroyo willow is the dominant species found in this stretch of Prefumo Creek; it accounts for close to 100% of the riparian cover.The plan will impact a small portion of this cover where the proposed Bob Jones Trail crosses Prefumo Creek. However, the plan also calls for a significant expansion of the riparian corridor of Prefumo Creek,and thus any losses from 42 CRY of SAN l-Urs Omspo INPIAL STUDY ENvinoNMENrAL CHEcKLmT 2010 Issues, Discussion and Supporting Information Sources Som Poteittiaay L=71,an Less Than No Significant Significant Significant Impact ER# Issues with Impact Mitigation the bike trail and bridge are offset by the much larger expansion of the riparian area there. Conclusion:Impact less than significant atter mitigation. S.CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a` —X— historic resource as defined in§15064.5. b) Cause a substantial adverse change m the significance of an —X— archaeological resource pursuant to§150645) c) Directly or indireixly.destroy a unique paleontological resource — X-- orsite oT unique$eologie feature? d) Disturb any human remains,including those"nietr A outside of —X— ' formal cemeteries? Evaluation a-d)The site contains no known features of major cultural or historical significance.The Dalidio property contains a structure known as the"Grandstand,"which once served as a reviewing platform for dog races that were once held on the property.The structure is in reasonably sound condition and has been proposed for preservation by the Dalidio family if that property is developed for urban uses. The possible movement of this structure,however,is not proposed as part of this project. Conclusion:No impact. 6. GEOLOGY AND SOILS. Would theproject: a).; Expose people or structures to potential substantial adverse —X— effects,including the risk of loss,injury or death involving; I. Rupture of a known earthquake fault,as delineated oa;the. —X— most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State 43eQlogist for the area or based on other substantial evidence of a known fault?Refer to Division of Dines and Geology Special Publication 42. 11.. -Strong seismic ground shaking? —X— HL,.Seismic-related ground failure,including liquefaction? —X— IV.'Landsiides? h) Result Result in substantial soil erosion or the loss of topsdil? --X-- c) Be located on a geologic unit or soil that is unstable,or that —X— would become unstable as a result of the project,and potentially restilt'in on or off site landslide,lateral spreading,.substdence, liquefaction or collapse? d) 'Be located on expansive soil,as defined in Table 1802.3.2 of the —X— California Building Code(2007),creating substantial risks to . life or property? e) Have soils incapable of adequately supporting the use of septic —X— tanks or_alternative waste water disposal systems where sewers are not available for the disposalof waste water'? Evaluation a-e) Conclusion:No impacL 7. GREENHOUSE GAS EMISSIONS Would theproject: a) .Generate greenhouse gas emissions;either directly or indirectly, -X-- that may have a significant impact on the environment? 43 CtrY OF SAN Luis OBISPo INmAL STUDY EwRoNuENTAL CHECKLIST 2010 J Issues, Discussion and Supporting Information Sources Sourm Po=tiaUy Lm Than i=7ban No ' Significant Significant significant Impact ]sits with Impact ER# Mitigation b) .Cotiflrct;wrth ari'applicable�plan, policy or rregulauon;adopted. -X- f: . or.the purpose df gdactng Elie emissions of geanhouse:gases?. _x x ,. Evaluation a-b)No long term greenhouse gas emissions are anticipates as a direct result of this project. Conchrslon:No impact. & HAZARDS AND HAZARDOUS MATERIALS. Would the pr4 ect: *a)y Gate a signil'icant tiazard to the public or;fhe'envtroiunent :,tlirough'ttie routine transport;use,or,disposai 6f.haz'ardous" 1 materials?' l lr). Create a significant-iazard to the public or the emnronment `3 through.aeasonablyforesbeab)e.Wsetandacci�en[condruons ; ,.involving she release bf hezarilRus t 6C#'els into the ' -environment?, n c 'Smit. emisstorls or,tiartdle hazardous p'F'acptely `V :�- hazardous mabrnags substances,or uraste-within one-quakw .mile of an:extstuig or proposed`sc)tool7 d);. 3e,located on a slte,winch:is included on a list of hazardous ateiials sites oompiled'pursuant to Gov erttmerit'Code Secfion _ 65962Z5 and,a's ai`esult would u creates srgnif'cazu haaazd to #c public 6r14�eb"Aronmegt7 e .`For,a ecx located within an " h_ `l prq a aitport land use plan or.where ..; X� such a pI#i,has.4 t 'been adopted,within•two miles of a piiblic Y '_aiiportar pttfllrc us .suportt wouidAheprojectyres t.Ina,safety• r hazar�fdt.,people residrag of worlang in fhe�.pto�ect area?�,' t f) Eoti-j. ro•ject*thin the vtiimtj of apti4ateatrsfirp,`Woulcl the may. project result ma safety hazacdffor people resriling or worlang in the pKojegt:area? g} mpw,,IMPIementi on ok`or physically interfere'wuh an adopted', Gg )enwrgen�y* nse p1an.6r emergencyevacuat on plank : • . .+ . h) Exposepeople or stijicdrtes toas' gni>icantnstt'ofloss,injury. g_ or death-involving Qdland fares„wcltldlaiuls are J 40jacent to,`urbamzed areas of*/here residet►ces are inte>aiiited with wtldlands?. , Evaluation a-h) Conclusion:No impacL 9. HYDROLOGY AND WATER QUALITY. Would the project: Violate any watergw t standards'oi ai+aste discharge _j{_ regurreawts? r b) ;Sabstantlally iieplete,groundsvater supplies of rttterfere substantially with grpundwat4er redtarge'sudh tirat:Utere�votsid 1Se= t ,a`net cleficit:in aqurfei VO ume;os a lowettng 3f the l . w grolutdwat table(evel(e g"the uctlon rate of pre ex�sttng 4 i is b < a w .,neafby wejjs mould drop to a.le�Tel whic7t mould; support', ' exishnglanil uses orplamm-d uses forwluch pernuts have been l c) Su'bstantiallY altertherexrstra_¢drat3age.patterp of the site or: : ' _X_ 44 �l Cm OF SAN Luis OBISPo INmAL STUDY ENVIRONMENTAL CHEcKLw 2010 J Issues, Discussion and Supporting Information Sources Sources Potentially I=71= I=Mian No C Significant Significant Significant Impact ER# Issues with Impact Mitigation Incorporated 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? d) Substantially altertheexisting drainage,,pattern.of the site or —X— C area,includmg through the alteration of the course of a stream or i river,or.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 _X_ capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place Place housing within a 100-year flood hazard area as mapped on —X— a.federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 360-yeaaz flood hazard area structures which would impede impede or redirect flood flows? i) Expose people or structures to significant risk of loss,injury or' _X_ death involving flooding,including flooding as a result of the failure of a levee or dam? Inundation by seiche,tsunami,or mudtlow? X-- Evaluation a j) Conclusion: No Impact. 10. LAND USE AND PLANNING. Would theproject: a) Physically divide an established community? - _X_ b) Conflict with any applicable land use plan;policy,or regulation. --X-- of an agency with jurisdiction over the project (including but not limited to 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 any applicable habitat conservation plan or natural --X— community conservationplan? Evaluation a-c) The Calle Joaquin Community Farm will not directly impact land use and planning;it is an implementation activity for, and consistent with,existing policy. Conclusion:No Impact. 11. MINERAL RESOURCES. Would the projeq a) Result in the loss of availability of a known mineralresource _X_ that would be of va_lute to the region and the residents of the state? b) Result in the loss of availability of a locally-important-mineral _X_ resource recovery site delineated on a local general plan, specific plan or Other land use plan? Evaluation a-b)There are no]mown mineral resources present on the property. Conclusion:No impact 45 CITY OF SAN LUIS OBISPO INmAL STUDY ENvtRONmENTAL CHECKuST 2010 C Issues, Discussion and Supporting Information Sources sty Pb=tiauy Lm Than Less Than No Significant Significant Significant h apact Issues with Impact ER# Mitigation Fn ted 12.NOISE. Would the pro 'ect result in: xposttr,of persons to or gencrahon bf notsa levels m excxss of , --X- > sfand�rds tYstabTzstied m thr<1oi:al generei plan or mise , ..oir$mance,`:or applicable 3tandar0 gther agencies? 5 " b� `Eaposuie of-persons to nrgeneMorf ofex&&ive groundlwrne -X- Y"Vnbratton br grouncl�ort niiise jevels? c�,, A substantial pet anent mciease in ambtettt,noise levels iaShef h' -X- t }JJ K Protect iriicimty above levels xts-, g ivitho4the:project?:•-t d) ,A substantiae tetgPoiaryor penodtc incteaseati atnbid noise ! --X-- y levels iYn:the project vtctntty move levels existing wAouF�lte dor a pmject located within in ah'-' r, land use Plan,a yAcre -X-- -swhra plan has,nbi been adopted,within twa_Innes of a'piilihc J .:airporrdrpubhc use auport,:wo., t epople jre edmgoiognWeprxenoe'leve ls?t f) ,Fot a prgjegt NNt- n the vicinity ofa private nus ,wctula the _X_ :}project expose people residing or wor7iing m the project area W ;excpssiVe noise Bevels? ,. :;�.':' Y,' Evaluation a-f) Periodically noise from the project may exceed ambient levels, due to the necessary use of heavy machinery or farm equipment. However,given the site's proximity to the freeway,this would not be considered likely or to result in unexpected noise levels. Conclusion:Less than ftfficant impacL 13. POPULATION AND HOUSING. Would the ro ect:- a) _ induce 3ii¢stantial, tdatPm growtli'in-an area„eitl or directly -X- POP example, by Proposing new bones atid"-butstnesses) br' 1 ndurcfly (fti+r eivample, thh ou `extension -or-:roads or»other: j infrastructtue)? ; b) Displace substant,se numbersof eatsUiig'hoasing,necessitating -X- 1 the construction of, acement hotismg,elsewhere t c) ]acersabstadnal`n -X- f umillers of people, necessitating the i' ::eonstivctioo of cement:housin ,elsewhere?. Evaluation a-c)The implementation of the Calle Joaquin Community Farm will have no direct impact on population or housing,as there is no nearby housing. Conclusion:No lmpacL 14.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of 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 ob ectives for any of the Public services: a) Eire j)tOiktlon7 •,.3A5 b) 3'olice pro -X-- otCChon? r " H '.- 1 n .� —X— C1 j Wr : _ c) Scho0lsT -X- SJa�.:..yEarks?. .•af• 4 :'4. ? fi{ t v, 14 ? •.:" yY j a "'e :,Other tilicfaci'lities? A r; _`�'; --X- Evaluation 46 Crrr of Sart Luis OsisPo ' INmat.Sntov ENvutoNmENrnL CHECK=2010 Issues, Discussion and Supporting Information Sources sources Potentially Less Than I=Than No Significant Significant Significant Impact ER# Issues with Impact Mitigation Inctaptnaw a-d) No new public facilities would be required as a direct result of the implementation of the Calle Joaquin Community Farm. Conclusion:No hnpacL 15.RECREATION. a) Woittd the protect Yz�c[ease the rise of eaisturg rrerghborhoodpr ; --X-- Ki : ' > r , regtoual,parks or t)ze�s nal iacrCirtes such that „ stibstanttal hysicrecreatso aadetengtation'of the facllrty'wauld oecur`or" ? ,be'acceteraEed? "{ ' �'' �:b r , .•� � 4 �-'"' ' �' �° :; b) Does the protect incIideyrecreattnal facilities or recjtuie the W gr `` —% eonstmcaonor expansion of roareanoital factfrties,whtch aught a � m,. have an adverse. li ''cal Con;the'.environnYent� ; Evaluation a-b)The Calle Joaquin Community Farm will have no direct impact on recreational facilities,except to eventually provide for a planned and anticipated recreational feature crossing a portion of it(Bob Jones Trail). Conclusion:No hupact. 16. TRANSPORTATIONfMAMC. Would the project: a) Conflict wiih an applicable plan,ordinance or policy , * estabhshiggmeasures of effectivgns,for4the performance of the _cm cxilation system,takmg into aceormt K i transportation rncltidirig mass tiansrt andngn motorized travel�,_ 71 v: relevaii components of fi►ecarculation systemy;rlu�drng'but pot limier to mtersecaons;streets,highways and&seways°. s ides gn and brcycle`paths;and brass f�anslt?;f 5 I b� �Ciiptlict witlt an app{itbTe congesgoiaranagement program, X- t riidudr`iig,:but not limited to level of service stapdaids`ahil travel'' r demancl,measuress,QCotlter statjdardsestabLshed'by`the�cougty congesutln management agencyfor designated roads orVk - u hr�lL! r 1 ghways'r c) Rektilt�a.a change m;err traffic pattems�includ`wg ether, tease iii:traffic levels of a change rri�locauonthaI resultsm w, < i �..SubStantlel:�ty 715�� • •:':i „ t:^ � +a'�aa r�,, d);,Supstarttially increase hazarigs due to a`d"esrgn.feature sharp cuitesbr dangerous'intcreachons;`lir rnconipattbiearses X r „ (e;g farm equipment) � { e) Result in inadegtiate emergericy_access? 'Ix f) ,Canflrctwith adopted.ptrlicies�plans,or:programs�`ie`garding. , , X x pulilrc transit;b}cycle;or�deshta8 facih�,or othenvtse''�3 ( �� .�t8ecarease;tlie`'. . onnanceor:safA :Qfs'uchfact�ities? � �^��`' Evaluation i a-f) The project will generate only small volumes of traffic,well within the capabilities of nearby.intersections. Conclusion: No impacL 17.UTELXr 4 AND SERVICE SYSTEMS. Would the Prolect. a) Exceed wastewater te�tment requrr@inents of the applicablg , --X-- 1to'gional 9Vater,QtraLty Goritrol Bgard x ,ear,'v. xa ; 1 �. r r r;2 T .*•' ,�. ; .; '-X-- b)� Requrre�rrestiltainthehconstr anon or e�pansron,of new yvater z y orvvasewater treatment facilities or O'n'7,of existtiig ',faciliti itie consfri►ctto ofwhrch cause sr irfrcan�N' f a 47 rCrrr of Sam Luis OBISvo INnmL STuor EtmRONMENrAL CNEcKusr 2010 ( r Issues, Discussion and Supporting Information Sources sources t�ounriauy Ems Than Iess Thao xo Significant Sigtificant Significant impact Issues with Impact ER# Mitigation envirOnmental effeets? ` 'm c), Regpire"or result in the constiiicttonof iiew storiii water —X— itniriage�cilitiesorezpan5`ion3fexastingfaoilitiea,the:;-,•� cgnstnichap of wli eh could cause significant environmental`` effects?. °' d). have sufficient water supplies available tp servetbe proje4t --X-- e6iit m :sting exiiidements and resources,or are'new and expandedentitlementsueeded? '- e), Result in a determinanon bx the warstewat-or,treatment provider —X— vw<hhich serves or may wave th,e project-that it has adequate s' ' capacity to serve 11e,projeet'I projected demand in addition to the provider's existing cotimmitments? -Be served by a landfilt with'sufficient pennttted capinFtty to --X-- accommodate the project's sofi&waste disposal nbeds?"' g) Comply with fedeaa,state;slid local statates and regulations —X— w related.to solid wastes a Evaluation a-g) There is a well located at the northeastern portion of the site. The water has been tested for water quality and no significant contaminants were found. Also, the adjacent Prefumo Creek Commons project carries with it an obligation to provide an additional well to be located by the City at a future time and installed at the Reserve as part of the Prefutno Commons project.This well is anticipated to be located in a central location to the land currently in City ownership;however no specific site has yet been identified. Conclusion:No I&MANDATORY FINDINGS OF SIGNIFICANCE 'a) '.Does the err Lave diet i tential to degradd'the guaht. of the; —X— etiviinnment,Subs[antiallyijeduce the habitat-of a:fis4 or wildlife, S pecies;cause a fish or wildlife population to sit qp below<sel'f= 3vstainingAeveds,thteaaten to`elimiatifea(Taut or ini malt "commynity',reduce the number.or reshict the range ofa ret e,or endangered "plant or animal Or erwaieite,important exampYes of the: or' "6a,6f4naiiforit a histo •or i:bhisto The project site contains a small stretch of Preftimo creek as well as a eucalyptus grove; both of which are intended to be preserved.No potential exists for the degradation of the environment or substantial reduction of habitat of fish and or wildlife. b?Does the project have impacts ilialare indivitlua7ly'limrted;bat --X— cumnlativelyacons derable?X"Ciimulativelycoasiderable" means that the tttcreinental effects of aproject are cotisiilerable whey viewed is coiinechon vvitH the effects'of the past.projects, the effecis ofoihei clutrent,projects and the effects of probable The impacts identified in this initial study are specific to this project and would not be rate orized as c atively significant. c) boes,the pibtectliave envuriitmental:effects whichwill;caUse < —X— substantial adverse effects on tiuman beings,either directly or x With the incorporation of mitigation measures,the project will not result in substantial adverse impacts on humans. 48 CRY OF SAN Luis CBISPO INITIAL STUDY ENVIRONMENTAL CNECKu3T 2010 C Issues, Discussion and Supporting Information Sources sOMM P0tMt1auy less Than LAW Than No significant significant significant Impact ER# bs"es with hwc � Mitigation m 19. Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the followi items: a Earlier used. Weatify Went' earlier an;lyws and state where they are available for review. None. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlierdocumtem pursuant to applicable legal standards,and state whether such effects were addressed by mitigation measures based on the earlier analysis. N/A. c) Mltigadon measures. For effects that are 'Zees than Significant with Mitigation Incorporated,"describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which the addsite-specific conditions of theproject. Y address tespecific N/A 20. SOURCE REFERENCES. I. A Master Plan for the City of San Luis Obispo's Calle Joaquin Agricultural Reserve 2. 3. 4. 5. i Attachments: C REQUIRED MITIGATION AND MONITORING PROGRAMS 1. Mitigation: Submittal of all building plans to the City of San Luis Obispo's Architectural Review Committee to ensure compliance with community design standards and consistency with the agricultural character of the site. ( • Monitoring Program: Enforcement of design standards by the City of San Luis Obispo's Building Department staff during construction. 2. Miti ation: Preconsttuction surveys for the occurrence of red-legged frogs will be undertaken prior to any construction at the site. Additionally, site workers will be given training in the recognition of red- legged frogs and a contact person in the event of discovery of any red-legged frogs in the work area. • Monitoring Program: Establishment of a contact person (e.g. City biologist) and regular visitation of the site during construction activities there. 3. Mitigation: Planned expansion of the riparian corridor will mitigate for minor losses anticipated where the Bob Jones Trail will cross Prefumo Creek on a pedestrian/bike bridge • Monitoring Program: Survey of the riparian plantings for successful establishment over a three years period from planting. 49 CrrY OF SAN LUIS OBISPO INITIAL STUDY ENvIRONmENTAL CHEcKusT 2010