HomeMy WebLinkAboutR-10927 certifying the Final Supplemental EIR approving the addendum to the Final EIR for and approval of the revised San Luis Ranch ProjectRESOLUTION NO. 10927 (2018 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, CERTIFYING THE FINAL SUPPLEMENTAL
EIR, APPROVING THE ADDENDUM TO THE FINAL EIR FOR, AND
APPROVAL OF, THE REVISED SAN LUIS RANCH PROJECT,
INCLUDING A SPECIFIC PLAN AMENDMENT FOR PROPERTY
LOCATED AT 1035 MADONNA ROAD (SPEC/ANNX/ER-1502-2015 a.k.a.
"SAN LUIS RANCH")
WHEREAS, on July 18, 2017, the City Council of the City of San Luis Obispo certified a
Final EIR and approved the San Luis Ranch Specific Plan a well as related entitlements including a
General Plan Amendment, prezoning of the site in anticipation of annexation, Development
Plan/Vesting Tentative Tract Map No. 3096, and Term Sheet; and
WHEREAS, on June 28, 2018, the Planning Commission recommended that the City
Council: 1) certify the Final Supplemental EIR for the revised San Luis Ranch project, affirm and
modify as needed previously -adopted CEQA Findings and Statement of Overriding Considerations
to allow for a proposed Specific Plan Amendment, and modify the previously -approved Mitigation
Monitoring and Reporting Plan to reflect updated mitigation measures from the previously -certified
Final EIR; 2) approve an amendment to the San Luis Ranch Specific Plan; and 3) approve a
Development Agreement to implement the revised project; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing on
July 17, 2018, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California,
for the purpose of considering SPEC/ANNX/ER-1502-2015, which includes entitlements consistent
with the Planning Commission recommendation of June 28, 2018, including a Specific Plan
Amendment to accommodate a revised phasing approach for a land use pattern and buildout identical
to that approved on July 18, 2017; and
WHEREAS, notices of said public hearing were made at the time and in the manner required
by law; and
WHEREAS, the City Council has duly considered all evidence, including the testimony of
the applicant, interested parties, and the evaluation and recommendations by staff, presented at said
hearing.
NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of San Luis Obispo
as follows:
SECTION 1. Final SEIR, CEPA Findings. Mitigation Measures and Mitigation
Monitoring and Reporting Pro am. Based upon all the evidence, the City Council hereby certifies
the Final Supplemental Environmental Impact Report (SEIR), adopts an updated Mitigation
Monitoring and Reporting Program, and adopts the following CEQA Findings and Mitigation
Measures in support of the San Luis Ranch Project:
1. The certified San Luis Ranch Final Environmental Impact Report (FEIR), as well as the Final
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Supplemental EIR were prepared in accordance with the California Environmental Quality Act
(CEQA) and the State CEQA Guidelines, adequately addressing impacts associated with the
proposed project; and
2. The Revised San Luis Ranch Project is consistent with the requirements of the previously -
approved and certified San Luis Ranch FEIR, mitigation measures, and findings as articulated
through City Council Resolution No. 10822 (2017 Series) dated July 18, 2017, as augmented by
the Final Supplemental EIR based on the attached Findings and Statement of Overriding
Considerations associated with the revised project, which were prepared consistent with CEQA
Guidelines Sections 15091 and 15093, as detailed below, and described more fully in the
attached "Findings of Fact and Statement of Overriding Considerations" document.
All potentially significant effects were analyzed adequately in the referenced certified FEIR
and Final SEIR, and reduced to the extent feasible, provided that all mitigation measures
included in the certified Final EIR are incorporated into the project and the mitigation monitoring
program, as modified or augmented through the Final SEIR, as described below.
UNAL SEIR — ADDITIONAL OR MODIF1
Except as noted below, all mitigation measures included in the certified FEIR would be applicable
to the revised project in their original form. All mitigation measures listed below are modified from
the certified Final EIR, and supersede those in the certified FEIR, with the exception of Mitigation
Measures T-I1(a), T -11(b), and T -11(c), which are new mitigation measures unique to the SEIR.
Tramsi)orta(ion miligatio
T -1(a) Intersection #1: Madonna Road & Los Osos Valley Road.
• City optimize signal timing to accommodate increased project volumes
(ongoing by City)
T -1(b) Intersection #3: Madonna Road & Dalidio Drive/Prado Road.
• Extend existing westbound left turn lane on Madonna Road to Dalidio
Drive/Prado Road to 310' (Prior to Building Permits or Occupancy)
• Install 2nd westbound 310' left turn lane on Madonna Road to Dalidio
Drive/Prado Road (Prior to Building Permits or Occupancy)
• Install eastbound 250' right turn pocket on Madonna Road to Dalidio
Drive/Prado Road (Prior to Building Permits or Occupancy)
■ Install 2nd northbound left shared with through -lane on Prado
Road/Dalidio Drive to Madonna Road (Prior to Building Permits or
Occupancy)
• Prohibit westbound U-turns on Madonna Road (Prior to Building Permits
or Occupancy)
• Provide split phase operations & optimize signal timing (Prior to
Building Permits or Occupancy)
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T -1(c) Intersection #5: Madonna Road & U.S. 101 Southbound Ramps.
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3 and to
the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
T -1(d) Intersection #8: Higuera Street & South Street.
• Optimize Signal Timing (ongoing by City)
T -1(e) Intersection #9: Los Osos Valley Road & Froom Ranch Way.
• Install dedicated 230' right turn lane on northbound Froom Ranch Way
approach to Los Osos Valley Road (with Froom Ranch Way bridge
construction)
• Extend right turn lane on southbound Froom Ranch Way approach to Los
Osos Valley Road to 110' (with Froom Ranch Way bridge construction)
• Install 2nd southbound left turn lane on Froom Ranch Way approach to
eastbound Los Osos Valley Road (with Froom Ranch Way bridge
construction)
T -1(f) Intersection #10: Los Osos Valley Road & Auto Park Way.
• Pay Fair Share Impact fees for Signalization (Prior to Building Permits or
Occupancy)
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -1(g) Intersection #16: S. Higuera Street & Tank Farm Road.
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3 and to
the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
• Extend northbound right turn pocket to 230' and channelize movement (Prior to
Building Permits or Occupancy)
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T -1(h) Intersection #21: Prado Road/Dalidio Drive & Froom Ranch Way.
+ Install multilane roundabout control (when connection is constructed)
T -1(i) Intersection #25: Prado Road/Dalidio Drive & SC Project Driveway.
• Install multilane roundabout control or restricted access (when connection is
constructed)
T -2(a) Intersection #1: Madonna Road & Los Osos Valley Road.
+ Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement). Develop a Travel
Demand Management Plan consistent with section 2.4.3 and to the satisfaction of
the Public Works Director (Prior to Building Permits or Occupancy)
T -2(b) Intersection #2: Madonna Road & Oceanaire Drive.
+ Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(c) Intersection #5: Madonna Road & U.S. 101 S.B Ramps.
+ Extend northbound Madonna Road left turn lane to 150' (Prior to
Building Permits or Occupancy)
T -2(d) Intersection #6: Madonna Road & U.S. 101 Northbound Ramps.
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(e) Intersection #7: Madonna Road & Higuera Street.
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(f) Intersection #9: Los Osos Valley Road & Froom Ranch Way.
• Install dedicated 230' right turn lane on Los Osos Valley Road approach
to northbound Froom Ranch Way (with Froom Ranch Way bridge
construction)
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• Extend right turn lane on Los Osos Valley Road approach to southbound
Froom Ranch Way to 110' (with Froom Ranch Way Bridge construction)
• Install 2nd southbound left turn lane on Froom Ranch Way approach to
eastbound Los Osos Valley Road (with Froom Ranch Way bridge
construction)
T -2(g) Intersection #12: Los Osos Valley Road & U.S. 101 Southbound Ramps.
• Extend off -ramp left turn pocket to 320' (Prior to Building Permits or
Occupancy)
T -2(h) Intersection #13: Los Osos Valley Road & U.S. 101 Northbound Ramps.
Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement). Develop a Travel
Demand Management Plan consistent with section 2.4.3 and to the satisfaction
of the Public Works Director (Prior to Building Permits or Occupancy)
T -2(i) Intersection #14: Los Osos Valley Road & Higuera Street.
• Extend eastbound right turn lane to 180' or as far a practical (Prior to Building
Permits or Occupancy)
T-20) Intersection #18: Prado Road & Higuera Street.
• Install 2nd U.S. 101 northbound left turn lane (Prior to Building Permits or
Occupancy)
• Extend westbound right turn pocket to 400' (Prior to Building Permits or
Occupancy)
T -3(a) Segments #1- #6: Madonna Road (Los Osos Valley Road to Higuera
Street)
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3 and
to the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
• As part of the TDMP, fund operations and financial assessment/assistance of
decreasing transit headways to 25 minutes (Prior to Building Permits or
Occupancy)
• Construct parallel Class I multiuse path on Madonna between Hwy 101 and
Oceanaire) and Class III Sharrows on Madonna Frontage Road Between
Oceanaire and Los Osos Valley Road (Prior to Building Permits or Occupancy)
T -3(b) Segments #7 - #8: Higuera Street (Madonna Road to Prado Road)
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
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established in San Luis Ranch Development Agreement). Develop a Travel
Demand Management Plan consistent with section 2.4.3 and to the satisfaction
of the Public Works Director (Prior to Building Permits or Occupancy)
■ Pay Fair Share Costs for Construction of Class I Path Parallel to Higuera as
identified in City's Bicycle Transportation Plan (Prior to Building Permits or
Occupancy)
T -3(c) Segments #13 - #17: Los Osos Valley Road (Madonna Road to Higuera
Street)
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement). Develop a Travel
Demand Management Plan consistent with section 2.4.3 and to the satisfaction
of the Public Works Director (Prior to Building Permits or Occupancy)
• Pay Fair Share Costs for Construction of Class I Path Parallel to Los Osos
Valley Road as identified in City's Bicycle Transportation Plan (Prior to
Building Permits or Occupancy)
T -3(d) Segments #18 - #20: Dalidio Drive/Prado Road (Froom Ranch Way to
Higuera Street)
Construct parallel Class I multiuse paths (Concurrent with
Construction/Widening of Prado Road along project frontages)
T-5 Froom Ranch Way Bridge Timing
• The Froom Ranch Way bridge connection shall be completed prior to any
residential or non-residential building permits or occupancy permits.
T-11(a)Northbound U.S. 101 Prado Road Off Ramp
■ Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB (Timing & Amount of Fair Share Payments as established
in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3 and
to the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
T-11(b)Northbound U.S. 101 North of Prado Road
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section 2.4.3 and
to the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
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T-11(c)Northbound U.S. 101 North of Madonna Road
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
* Develop a Travel Demand Management Plan consistent with Section 2.4.3 [as
described below] and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
The key components of a Travel Demand Management Plan would include the
following:
Non -Residential Trip Reduction Program
Non- Residential trip reduction programs shall be targeted primarily at
employees since their travel behavior is easier to influence than
customers. A separate customized trip reduction should be developed for
each non-residential use to maximize effectiveness and include but not
be limited to the following.
• A travel demand coordinator that will implement and monitor the
program. The travel demand coordinator will be responsible for
preparing quarterly reports to the City and working with
employees to minimize automobile travel.
• Participation in SLO Regional Rideshare's Commute Survey and
Trip Reduction Plan program. This program is provided at no
cost to the employer and results in a Trip Reduction Plan
prepared by Rideshare staff.
• Create an on-site bike share program open to employees and
residents of the project. Monitor usage and supply bicycles as
needed to accommodate demand.
• Provide close -in parking reserved for carpools and vanpools.
• Provide transit pass subsidies to employees.
• Provide on-site bike lockers and showers, on-site bicycle repair
station, and secured bicycle parking.
• Work with Fun Ride and/or Zip Car to provide permanent car
sharing parking spot(s) on site.
Residential Trip Reduction Program
• Consider unbundled parking spaces from multi -family residential
units. This enables households that do not use parking spaces to
save on housing costs. Offer reserved parking spaces for lease or
sale to households who need them. Monitor and adjust the
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program as needed to ensure there is no parking spillover into
nearby areas.
Create a bus pass subsidy program and/or shuttle bus to reduce
vehicle trips.
■ Consider operations and financial assessment/assistance of
decreasing transit headways to 25 minutes.
■ Provide bicycles as part of the home purchase.
AQ -2(a) Fugitive Dust Control Measures. Construction projects shall
implement the following dust control measures so as to reduce PMIo
emissions in accordance with SLOAPCD requirements.
• Reduce the amount of the disturbed area where possible;
• Water trucks or sprinkler systems shall be used during construction in
sufficient quantities to prevent airborne dust from leaving the site. Increased
watering frequency shall be required whenever wind speeds exceed 15 mph.
Reclaimed (non -potable) water or a SLOAPCD-approved dust suppressant
shall be used whenever possible, to reduce the amount of potable water used
for dust control. Please note that since water use is a concern due to drought
conditions, the contractor or builder shall consider the use of an APCD-
approved dust suppressant where feasible to reduce the amount of water
used for dust control;
SECTION 2. Addendum to Final EIR. The City Council does hereby approve the
Addendum to the Final Environmental Impact Report for the San Luis Ranch project based on the
following findings:
Subsequent to the approval of the San Luis Ranch project in July 2017, the City conducted
additional analysis of traffic operations along the U.S. Highway 101 corridor in the vicinity
of Prado Road as part of on-going work for the US 101/ Prado Road Interchange Project.
The Study Report -Project Development Support (PSR -PDS) approved by Caltrans in April
2018 and the Project Approval — Environmental Determination (PAED) for the interchange
is currently underway. This Addendum incorporates the additional analysis for inclusion in
the administrative record.
2. That the Addendum was prepared for the Project in compliance with the requirements of
CEQA and the CEQA Guidelines.
3. That, based upon the evidence submitted and as demonstrated by the analysis included in the
Addendum, none of the conditions described in Sections 15162 or 15163 of the CEQA
Guidelines calling for the preparation of a subsequent or supplemental EIR or negative
declaration have occurred.
4. In connection with the Proposed Project and this City Council's review of the Addendum,
this City Council has independently reviewed all of the CEQA Documents and has exercised
its independent judgment in making the findings and determinations set forth herein.
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SECTION 3. Specific Plan Amendment Approval with Findings .& Conditions. The City
Council does hereby approve application SPEC/ANNX/ER-1502-2015, a Specific Plan Amendment
to the adopted San Luis Ranch Specific Plan that would modify the previously -adopted phasing plan
that allows up to 580 dwelling units, including an 80 -unit density bonus consistent with City
requirements, based on the following findings, and subject to the conditions of approval incorporated
into the Vesting Tentative Tract Map by the City Council when it approved the project on July 18,
2017, as modified below:
A. Findines:
1. The project area was identified as one of three Specific Plan areas designated for development
when the General Plan Land Use and Circulation Elements update were adopted by the City
Council in December 2014. The San Luis Ranch Specific Plan was prepared to implement this
aspect of the General Plan.
2. The previously -approved San Luis Ranch Specific Plan is consistent with policy direction for
the area included in the General Plan, specifically Land Use Element Policy 8.1.4, which
identifies the San Luis Ranch area as a Special Focus Area (SP -2), subject to policies for the
development of a specific plan and certain broad development parameters and principles. The
Specific Plan is also consistent with all other applicable General Plan policies, as described in
the July 18, 2017, staff report to the City Council, and as discussed further within the Final EIR.
3. The previously -approved General Plan Amendment/Pre-Zoning allows the implementation of
the San Luis Ranch Specific Plan by:
• Updating the City's Land Use Map to reflect the development pattern included in the
Specific Plan;
• Updating the City's Circulation Map to reflect the circulation system included in the
Specific Plan;
• Updating the relevant portions of the General Plan to update statistical data related to land
use acreage and long-term buildout potential; and
• Providing the pre -zoning information needed for LAFCo to consider annexation of the
site to the City, which is a prerequisite for allowing development on the site under the
City's General Plan.
4. As conditioned, the design of the previously -approved Vesting Tentative Tract Map is
consistent with the General Plan because it is consistent with the San Luis Ranch Specific Plan,
it respects existing environmental site constraints, will add to the City's residential housing
inventory, allow for appropriate non-residential development, and provides needed
infrastructure and roadway improvements identified in the City's General Plan.
5. The previously -approved Specific Plan project was reviewed by various City advisory bodies,
including the Architectural Review Commission, Bicycle Advisory Committee, Parks and
Recreation Commission, and Cultural Heritage Committee, and incorporates input consistent
with their direction.
Resolution No. 10927 (2018 Series)
Page 10
6. The revised project will result in an identical buildout and land use pattern as the previously -
approved project, with the key difference being that the phasing and order of development
would be modified.
7. The Airport Land Use Commission found both the previously -approved and revised Specific
Plan project to be consistent with the adopted Airport Land Use Plan.
8. Development under the Revised San Luis Ranch Project will occur consistent with the Vesting
Tentative Tract Map and the required architectural review process, which will allow for
detailed review of development plans to assure compliance with City plans, policies, and
standards.
9. The Revised San Luis Ranch Project will provide affordable housing consistent with the intent
of California Government Code §65915, and in compliance with City policies and the Housing
Element.
10. The Revised San Luis Ranch Project will comply with all environmental mitigation measures
prescribed in the certified Final EIR, as modified through the Supplemental Final EIR, and
therefore is consistent with the California Environmental Quality Act, as implemented through
the San Luis Ranch Final EIR.
B.
All previously -required conditions in Council Resolution No. 10822 (2017 Series) applicable to the
Vesting Tentative Tract Map would still apply to the Revised San Luis Ranch Project, except for
Condition 6, which would no longer be required, and would be superseded by updated mitigation
measures and provisions within the Development Agreement that relate to the timing of the Prado
Road interchange. In addition, Conditions 7, 9, 10, 14, 20, 22 and 112 will be slightly modified to
address the fact that the overall phasing concept has been changed. In each case, these changes
would not materially affect the intent of the condition, but instead would make them more
implementable in the context of the Development Agreement.
No additional conditions are required.
7. Prado Road Interchange. As part of, or prior to, recordation of the final map the subdivider
shall submit an irrevocable offer to dedicate to the City property necessary to construct the
Prado Road Overcrossing and Southbound U.S. 101 Ramps Improvements ("the
Improvements"), and all appurtenances to the satisfaction of the Public Works Director.
a. Approval of this map is contingent upon the effectiveness of an ordinance approving a
development agreement for the project providing mechanism(s) to fund construction and
maintenance of the Improvements ("Funding Mechanism").
b. The Development Agreement required by condition 6(a) shall waive the rights of the
applicant, and any future successors in interest to the applicant in the property to oppose
establishment of one or more Funding Mechanisms described in the Development
Agreement or the imposing of any tax, assessment, fee or charge with respect to such a
Funding Mechanism. In the event that voters or property owners dissolve a Funding
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Mechanism, a Homeowners Association will be obliged to fund any and all costs for
infrastructure and/or services that the Funding Mechanism would otherwise have funded.
CC&Rs establishing such a Homeowners Association shall be submitted for the
reasonable approval of the City Attorney and recorded before any building permit may
issue for the improvement of the Project.
c. Overcrossing and NB Ramp Improvements Fee Payment. The Funding Mechanism
identified in 7(b) shall be adopted as established in the Development Agreement for this
project. The subdivider shall pay its fair share mitigation fees for the Prado Rd.
Overcrossing and Northbound U.S. 101 Ramps Improvements as established in the
Development Agreement for this project.
d. SB Ramp Improvements Fee Payments. Fair share fees, for the remainder of
improvements, not included in the initial Interchange construction, (future South Bound
Ramps of the Prado Rd. Interchange and all appurtenances) shall be collected prior to
issuance of building permits issued consistent with the provisions of the Development
Agreement.
9. Enhanced Madonna Pedestrian/Bicycle Crossings. Unless otherwise approved by the Public
Works Director; prior to issuance of building permits for the initial phase of residential
development the subdivider shall upgrade the pedestrian crossing at Madonna and Oceanaire
to include curb extensions and a pedestrian refuge island with push button signal activation.
Space for Curb extensions and refuge island should be accommodated by removing frontage
street parking.
Unless otherwise approved by the Public Works Director; prior to issuance of building
permits for the residential multi -family (NG -30) component the subdivider shall construct a
"hawk" pedestrian signal and crossing at the intersection of Dogwood and Madonna
interconnected with the adjacent traffic signals.
10. Dalidio/Prado & Froom a multilane roundabout shall be constructed by the subdivider at the
intersection of Dalidio/Prado & Froom Ranch Way prior to the issuance of building permits.
An interim single lane roundabout is permitted consistent with the provisions of the
Development Agreement for this project. Prior to recordation of the final map the applicant
shall complete the design of the multilane roundabout and exhaust all feasible efforts to
acquire the necessary off-site dedications, easements, and agreements for construction all to
the satisfaction of the Public Works Director. If the Developer cannot acquire the necessary
land interests to implement this mitigation measure, the Public Works Director may authorize
the Developer in writing to modify the alignment and design of the roundabout such that off-
site property interests are not necessary. The Final map shall reflect lot adjustments resulting
from final roundabout design.
Interim all -way stop control as shown in the proposed vesting tentative map or signalization
is not approved.
14. Froom Ranch Widening. Design and construction of Froom Ranch widening to its final cross
section from its existing northern terminus to the intersection of Froom and Los Osos Valley
Road including a continuous Class I Multiuse path along the N/W side and a HAWK signal
at the Oceanaire Drive crossing shall be completed prior to issuance of building permits for
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Phase 1 unless otherwise deferred by the Community and Public Works Department
Directors. The cross section shall at a minimum include: 12' class I multi -use path with two
2' shoulders, two 6.5' bicycle lanes, two 11' travel lanes and a 10' landscaped median.
20. As specified in the Development Agreement, the subdivider shall pay its fair share mitigation
costs proportional to each phase for the intersection improvements as prescribed in the project
EIR (see Table 123 of Appendix L -Traffic Impact Study).
22. The final map shall be revised to include a standard "knuckle" design at the intersection of
San Luis Ranch Road and Haystack Place. The knuckle will include emergency access and
pedestrian and bicycle access to the proposed Ped/Bike Bridge and the residential multi-
family (NG -30) component.
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112. Agricultural Heritage Facility and Learning Center: Prior to issuance of building permits for
the residential multi -family (NG -30) component, the proposed relocation and
rehabilitation/reconstruction of buildings at the Agricultural Heritage Facility and Learning
Center shall be completed in conformance with Mitigation Measure CR -1(a). Prior to grading
or commencement of any construction activities for infrastructure or building construction, a
security and protection plan shall be submitted and approved to the satisfaction of the
Community Development Director. The plan shall detail methods to prevent trespassing and
prevent removal of any building materials. The plan shall continue to remain in active
implementation prior to development of the residential multi -family (NG -30) component, and
prior to the relocation action.
Upon motion of Vice Mayor Christianson, seconded by Council Member Rivoire, and on the
following roll call vote:
AYES: Council Members Gomez, Pease and Rivoire,
Vice Mayor Christianson and Mayor Harmon
NOES: None
ABSENT: None
The foregoing resolution was adopted this 17th day of 7 '- "' "
ATTEST:
Teresa Purrington, City Cler
OVED AS TERM:
istine Mitric C,, City Attorney
IN WITNESS WHEREOF, l have hereunto set my hand and affixed the official seal of the City of
San Luis Obispo, California, this I" day of A
1 L�hhJl.
Teresa Purrington, City Clerk
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Resolution No. 10927 (2018 Series) Page 14
SECTION 1. ENVIRONMENTAL DETERMINATION
The City Council of the City of San Luis Obispo considers and relies on the Final Supplemental
Environmental Impact Report (Final SEIR; State Clearinghouse Number 2015101083) for the San
Luis Ranch Specific Plan in determining to carry out the Specific Plan Amendment and Development
Agreement ("Revised San Luis Ranch Specific Plan Project" or "Revised Project"). The Final SEIR
consists of the Draft SEIR, responses to comments on the Draft SEIR, a list of persons and agencies
commenting on the Draft SEIR, a Mitigation Monitoring and Reporting Program, and technical
appendices. It also incorporates by reference the CEQA Findings of Fact and Statement of
Overriding Considerations adopted for the originally approved San Luis Ranch Specific Plan
("Original Project" or "Approved Project") on July 18, 2017, which were based on the Final EIR
prepared for Original Project and certified on July 18, 2017. Except where noted below, the
originally adopted CEQA Findings are fully applicable to the Revised Project. The City Council has
received, reviewed, considered, and relied on the information contained in the Final EIR, as well as
information provided at hearings and submissions of testimony from official participating agencies,
the public, and other agencies and organizations.
Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section
21081 of the Public Resources Code require a lead agency to adopt findings for each significant
environmental impact disclosed in an EIR. Specifically, for each significant impact, the lead agency
must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make the mitigation measures or
project alternatives identified in the Final EIR infeasible.
The California Code of Regulations, Title 14, Section 15091(b) requires that the City's findings be
supported by substantial evidence in the record. Accordingly, the Lead Agency's record consists of
the following, which are located at the City Community Development Department office, San Luis
Obispo, California:
• Documentary and oral evidence, testimony and staff comments and responses received and
reviewed by the Lead Agency during public review and the public hearings on the Original
San Luis Ranch Project.
• The City of San Luis Obispo San Luis Ranch Project Final Environmental Impact Report
(certified July 18, 2017).
• Documentary and oral evidence, testimony and staff comments and responses received and
reviewed by the Lead Agency during public review and the public hearings on the Revised
San Luis Ranch Project.
• The City of San Luis Obispo San Luis Ranch Project Final Supplemental Environmental
Impact Report (June 2018).
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In addition to making a finding for each significant impact, if the lead agency approves a project
without mitigating all of the significant impacts, it must prepare a statement of overriding
considerations, in which it balances the benefits of the project against the unavoidable environmental
risks. The statement of overriding considerations must explain the social, economic, or other reasons
for approving the project despite its environmental impacts (14 CCR 15093, Pub. Res. Code 21081).
This document contains the findings and statement of overriding considerations for the approval of
the Revised San Luis Ranch Specific Plan Project and reflects the City's independent judgment. This
document incorporates by reference the Final SEIR. The SEIR, Specific Plan as amended,
Development Agreement, and other portions of the administrative record are available for review at:
City of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo, CA 93401
Contact: Tyler Corey
(805)781-7169
Having received, reviewed and considered the foregoing information, as well as any and all
information in the record, the City Council of the City of San Luis Obispo hereby makes these
Findings pursuant to, and in accordance with, Section 21081 of the Public Resources Code.
SECTION 2. PROJECT DESCRIPTION
A. PROJECT OBJECTIVES
As required by the City General Plan, the adopted San Luis Ranch Specific Plan contains policies
and standards that will facilitate appropriate development of land, protection of open space, and
provision of adequate public facilities. The adopted Specific Plan is more detailed than the General
Plan but less precise than subdivision maps or construction plans. The overall objective of the
Revised Project is to update the adopted Specific Plan for the San Luis Ranch project site, pursuant
to the City General Plan. The City's objectives for the Revised San Luis Ranch Specific Plan are the
same as for the adopted Specific Plan, and include:
1. Provide infill growth for the City that is anticipated and desired by City planning decisions
and guidelines;
2. Preserve agricultural land and open space on site, maintain agricultural views from U.S.
101;
3. Create significant entry-level, workforce housing opportunities within the City that is
specifically "affordable by design;"
4. Implement a walkable-bikeable neighborhood design that is integrated with public transit
access and open space amenities that encourage alternative modes of transportation;
5. Create new commercial, office and hotel opportunities that will accommodate and
complement existing businesses in downtown San Luis Obispo;
6. Develop an Agriculture Heritage Facilities & Learning Center offering seasonal attractions
and local goods that promote the region's agricultural richness;
7. Establish an important link in the Bob Jones Regional Trail;
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8. Provide fair -share financial contribution towards important public circulation
improvements.
B. PROPOSED PROJECT
■ Original Project (Adopters Specific Plan). As summarized in the certified Final EIR,
the adopted San Luis Ranch Project consists of a Specific Plan, General Plan Amendment and Pre -
Zone, Development Agreement/Memorandum of Understanding, and Development PlanNesting
Tentative Tract Map for a 131 -acre project site, including annexation of the site into the City of San
Luis Obispo. The site is located in unincorporated San Luis Obispo County, generally between
Madonna Road and U.S. Highway 101, south of Dalidio Drive, and is identified by assessor's parcel
number (APN) 067-121-022. The project is intended to be consistent with the development
parameters described in the City's General Plan Land Use and Circulation Elements, which were
updated in December 2014. The project includes a mixture of residential, commercial, office, and
hotel uses, with approximately 53 acres of the site preserved for agriculture and approximately 7.4
acres preserved for open space uses. The project includes construction of up to 580 residential units,
150,000 square feet of commercial development, 100,000 square feet of office development, and a
200 -room hotel.
The City Council unanimously certified the Final EIR and approved the project with minor
modifications on July 18, 2017, pursuant to City Council Resolution No. 10822 (2017 Series). These
minor modifications were found to be consistent with the analysis included in the certified Final EIR,
and thus covered under that document.
Lt
Revised Pro'ect S ecifc Plan Amendment . After further investigation the applicant
found the required fixed sequential phasing of development and timing requirements associated
Prado Road Interchange project creates constraints on financing options, which potentially renders
the development project infeasible. In order to address financing constraints, the project applicant
proposes to modify the previously approved project by adjusting the phasing plan description such
that each of the project phases could overlap, be out of sequence, or be concurrent, depending on
market conditions and to adjust project conditions and/or mitigation measures to implement such
adjusted phasing plan, including:
(i) Removing phase numbering from mitigation measures T-1, T-2, & T-3;
(ii) Removing condition of approval #6 "Project construction and infrastructure shall be
completed in the sequential phase order as evaluated in the San Luis Ranch EIR...";
and
(iii) Revising the mitigation measure monitoring program such that construction of the
Prado Road Overpass and Northbound Ramp is not a requirement prior to occupancy
of Phase 2 or any other project Phase.
■ The Prado Overpass and Northbound Ramps project is a joint City and Caltrans effort
currently on schedule to begin construction in 2021. The proposed change in the San Luis Ranch
project description does not affect the interchange Schedule or the project's requirement to dedicate
the necessary right-of-way and pay its fair share.
In addition, the revised project includes an amendment to the Specific Plan to permit the Community
Development Director to authorize the developer, in any given year, to also construct 50% of the
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units allocated to the project in the following year if the Director determines that doing so is necessary
to facilitate construction of beneficial public facilities and infrastructure. The purpose of this
authorization is to realize the public benefits associated with the project, mitigate known potential
impacts resulting from the project, and implement development requirements, including
infrastructure requirements, which the City has found to be consistent with, and not a waiver of, the
requirements of the City's Growth Management Ordinance.
These changes would be reflected in the Specific Plan and Development Agreement. No other
approved entitlements would be affected. The proposed revision envisions no change to the land use
plan or development potential compared to what was approved by the City on July 18, 2017.
• These project elements are further described in the Final SEIR, specifically Section 1.3,
Proposed Changes to the Approved Project.
SECTION 3. SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT
A. BACKGROUND
The City Council unanimously certified a Final EIR and approved the Original Project on July 18,
2017, pursuant to City Council Resolution No. 10822 (2017 Series). A Notice of Determination
(NOD) was prepared, and there were no legal challenges to the adequacy of the Final EIR during the
30 -day statute of limitations associated with the NOD, pursuant to CEQA (PRC Section 21167 and
CEQA Guidelines Section 15094).
The proposed modification to the approved project would only affect the phasing and development
schedule, not the land use pattern or ultimate buildout potential of the project. Nevertheless, this
change requires a Specific Plan Amendment, which is a "discretionary" action that is subject to
CEQA. A Supplement to the Final EIR (or "Supplemental EIR") was determined to be the
appropriate approach to CEQA compliance pursuant to CEQA Guidelines Section 15163, focusing
on only those issues where potential impacts could be different, or the analysis changed, from what
was included in the certified Final EIR. A Supplemental EIR tiers from the original Final EIR and is
appropriate when only minor changes to an approved project are contemplated.
Section 1.0 of the Final SEIR describes the full legal basis for this determination.
The SEIR serves as an informational document for the public and City of San Luis Obispo decision -
makers. Based on a Planning Commission recommendation, the process will culminate with a City
Council hearing to consider certification of a Final SEIR as well as the applicant's requested
modifications to the previously -approved project.
B. IMPACT ANALYSIS
Three categories of impacts are identified in both the certified Final EIR and the Final SEIR:
Class I Class I impacts are significant and unavoidable. To approve a project resulting in
Class I impacts, the CEQA Guidelines require decision makers to make findings of
overriding consideration that "specific legal, technological, economic, social, or other
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considerations make infeasible the mitigation measures or alternatives identified in
the EIR."
Class II Class II impacts are significant but can be mitigated to a level of insignificance by
measures identified in the Final EIR. When approving a project with Class II impacts,
the decision makers must make findings that changes or alternatives to the project
have been incorporated that reduce the impacts to a less than significant level.
Class III Class III impacts are adverse but not significant.
SECTION 4. FINDINGS FOR LESS THAN SIGNIFICANT ENVIRONMENTAL EFFECTS
OF THE PROPOSED PROJECT
The findings below are for Class III impacts. Class III impacts are adverse but not significant.
Modified from those included in the Final EIR and related CEQA Findings, the City Council has
concluded that the following effects are adverse but not significant, as described in the Final SEIR.
G. LAND USE
2. Impact LU -5: The Revised Project would remove fixed sequential phasing, so it is possible that
development could occur more quickly that under the originally approved Specific Plan. The
proposed phasing concept would allow for managed growth pursuant to the San Luis Ranch
Specific Plan. In addition, the overall buildout capacity of the Specific Plan is consistent with
General Plan growth limitations pursuant to Land Use Element Policy 8.1.4, which directs future
development within the San Luis Ranch area. For reasons described on pages 2.3-4 through 2.3-
10 of the Final SEIR, the Revised Project would be consistent with adopted City policies in the
General Plan and Zoning Regulations related to growth management. (Refer to pages 2.3-4
through 2.3-10 of the Final SEIR.)
a. Mitigation: None
b. Finding: The City finds that the impact is less than significant.
SECTION 5. FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE
PROPOSED PROJECT THAT HAVE BEEN MITIGATED TO A LESS THAN
SIGNIFICANT LEVEL
Class II impacts are significant but can be mitigated to a level of insignificance by measures
identified in the EIR. When approving a project with Class II impacts, the decision -makers must
make findings that changes or alterations to the project have been incorporated that reduce the
impacts to a less than significant level.
This section presents the project's significant environmental impacts and feasible mitigation
measures. Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR])
and Section 21081 of the Public Resources Code require a lead agency to make findings for each
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significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the
lead agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make the mitigation measures or
project alternatives identified in the Final EIR infeasible.
Each of these findings must be supported by substantial evidence in the administrative record. This
section identifies impacts that can be fully avoided or reduced to a less -than -significant level through
the incorporation of feasible mitigation measures into the project, as identified in the Final EIR and
Final SEIR. The impacts identified in this section are considered in the same sequence in which they
appear in the Final SEIR.
Modified from those included in the Final EIR and related CEQA Findings, the City Council has
concluded that the following effects are significant but mitigable to a less than significant level, as
described in the Final SEIR. No new impacts have been identified.
B. AIR QUALITY
1. Impact AQ -2: Construction of the project would generate temporary increases in localized air
pollutant emissions. Construction emissions of ROG, NOx, and DPM would exceed SLOAPCD
construction thresholds. However, with implementation of Mitigation Measures AQ -2(a) through
AG -2(e) as included in the SEIR, which require fugitive dust control measures, standard control
measures for construction equipment, Best Available Control Technology (BACT) for
construction equipment, low or no VOC-emission paint for architectural coatings, and
preparation of a Construction Activity Management Plan (CAMP), this impact would be reduced
to a less than significant level. (Refer to pages 2.1-4 through 2.1-11 of the Final SEIR; impact
and mitigation is not new, but Mitigation Measure AQ -2(a) is modified from Final EIR.)
a. Mitigation: The following mitigation measures are required to reduce construction emissions
of ROG, NOx, DPM, and fugitive dust.
— Mitigation Measure AQ -2(a) Fugitive Dust Control Measures. Construction projects
shall implement the following dust control measures so as to reduce PMio emissions in
accordance with SLOAPCD requirements.
• Reduce the amount of the disturbed area where possible;
■ Water trucks or sprinkler systems shall be used during construction in sufficient
quantities to prevent airborne dust from leaving the site. Increased watering frequency
shall be required whenever wind speeds exceed 15 mph. Reclaimed (non -potable)
water or a SLOAPCD-approved dust suppressant shall be used whenever possible, to
reduce the amount of potable water used for dust control. Please note that since water
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use is a concern due to drought conditions, the contractor or builder shall consider the
use of an APCD-approved dust suppressant where feasible to reduce the amount of
water used for dust control;
• All dirt stock pile areas shall be sprayed daily as needed;
• Permanent dust control measures identified in the approved project revegetation and
landscape plans shall be implemented as soon as possible following completion of
any soil disturbing activities;
• Exposed ground areas that are planned to be reworked at dates greater than one month
after initial grading shall be sown with a fast germinating, non-invasive grass seed
and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation shall be stabilized using approved
chemical soil binders, jute netting, or other methods approved in advance by the
SLOAPCD;
• All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as
possible after grading unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved
surface at the construction site;
• All trucks hauling dirt, sand, soil, or other loose materials are to be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with California Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site;
• Sweep streets at the end of each day if visible soil material is carried onto adjacent
paved roads. Water sweepers with reclaimed water shall be used where feasible;
• All of these fugitive dust mitigation measures shall be shown on grading and building
plans; and
• The contractor or builder shall designate a person or persons to monitor the fugitive
dust emissions and enhance the implementation of the measures as necessary to
minimize dust complaints, reduce visible emissions below 20 percent opacity, and to
prevent transport of dust offsite. Their duties shall include holidays and weekend
periods when work may not be in progress. The name and telephone number of such
persons shall be provided to the SLOAPCD Compliance Division prior to the start of
any grading, earthwork or demolition.
— Mifigation Measure AQ -2(b) Standard Control Measures for Construction Equipment.
The following standard air quality mitigation measures shall be implemented during
construction activities at the project site:
• Maintain all construction equipment in proper tune according to manufacturer's
specifications;
• Fuel all off-road and portable diesel powered equipment with ARB certified motor
vehicle diesel fuel (non -taxed version suitable for sue off-road);
• Use diesel construction equipment meeting ARB's Tier 2 certified engines or cleaner
off-road heavy-duty diesel engines, and comply with the State Off -Road Regulation;
• Use on -road heavy-duty trucks that meet the ARB's 2007 or cleaner certification
standard for on -road heavy-duty diesel engines, and comply with the State On -Road
Regulation;
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• Construction or trucking companies with fleets that do not have engines in their fleet
that meet the engine standards identified in the above two measures (e.g. captive or
NOx exempt area fleets) may be eligible by proving alternative compliance;
• On -road diesel vehicles shall comply with Section 2485 of Title 13 of the California
Code of Regulations. This regulation limits idling from diesel -fueled commercial
motor vehicles with gross vehicular weight ratings of more than 10,000 pounds and
licensed for operation on highways. It applies to California and non -California based
vehicles. In general, the regulation specifies that drivers of said vehicles:
1. Shall not idle the vehicle's primary diesel engine for greater than 5 -
minutes at any location, except as noted in Subsection (d) of the
regulation; and,
2. Shall not operate a diesel -fueled auxiliary power system (APS) to power
a heater, air conditioner, or any ancillary equipment on that vehicle
during sleeping or resting in a sleeper berth for greater than 5.0 minutes
at any location when within 1,000 feet of a restricted area, except as
noted in Subsection (d) of the regulation.
• Off-road diesel equipment shall comply with the 5 -minute idling restriction identified
in Section 2449(d)(2) of the California Air Resources Board's In -Use Off -Road Diesel
regulation.
• Signs shall be posted in the designated queuing areas and or job sites to remind drivers
and operators of the 5 minute idling limit;
• In addition to the state required diesel idling requirements, the project applicant shall
comply with these more restrictive requirements to minimize impacts to nearby
sensitive receptors:
1. Signs that specify the no idling areas shall be posted and enforced at the site.
2. Diesel idling within 1,000 feet of sensitive receptors is not permitted;
3. Staging and queuing areas shall not be located within 1,000 feet of
sensitive receptors;
4. Use of alternative fueled equipment is recommended;
• Electrify equipment when feasible;
• Substitute gasoline -powered in place of diesel -powered equipment, where feasible;
and
■ Use alternatively fueled construction equipment on-site where feasible, such as
compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel.
— Mitigation Measure AQ -2(c) Best Available Control Technology (BACT) for
Construction Equipment. The following BACT for diesel -fueled construction equipment
shall be implemented during construction activities at the project site, where feasible:
■ Further reducing emissions by expanding use of Tier 3 and Tier 4 off-road and 2010
on -road compliant engines where feasible;
• Repowering equipment with the cleanest engines available; and
• Installing California Verified Diesel Emission Control Strategies, such as level 2
diesel particulate filters. These strategies are listed at:
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
— Mitigation Measure AQ -2(d) Architectural Coating. To reduce ROG and NOx levels
during the architectural coating phase, low or no VOC-emission paint shall be used with
levels of 50 g/L or less.
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— Mitigation Measure AQ -2(e) Construction Activity Management Plan. Emissions
reduction measures and construction practices required to comply with Mitigation
Measures AQ -2(a) through AQ -2(d) shall be documented in a Construction Activity
Management Plan (CAMP) and submitted to SLOAPCD for review and approval at least
three months before the start of construction. The CAMP shall include a Dust Control
Management Plan, tabulation of on and off-road construction equipment (age, horse-
power and miles and/or hours of operation), construction truck trip schedule, construction
work -day period, and construction phasing. If implementation of the Standard Mitigation
and Best Available Control Technology measures cannot bring the project below the Tier
1 threshold (2.5 tons of NOx+ROG per quarter), off-site mitigation shall be implemented
in coordination with SLOAPCD to reduce NOx and ROG emissions to below the Tier 1
threshold.
b. Findin : The City finds that changes or alterations have been required in, or incorporated into,
the project to avoid or lessen to a less than significant level the significant environmental
effects identified in the Final SEIR.
K. TRANSPORTATION
1. Impact T-5: The timing of construction of the proposed Froom Ranch Way bridge would result
in significant level of service and queuing impacts at study area intersections and roadway
segments. Mitigation Measure T-5, Froom Ranch Way Bridge Timing, would ensure that LOS
and queuing impacts associated with the project's proposed infrastructure phasing would be less
than significant after mitigation. (Refer to pages 2.4-9 and 2.4-16 of the Final SEIR.)
a. Mitigation: The following mitigation is required to reduce potentially significant LOS and
queuing impacts that would result from the project's proposed infrastructure phasing.
— Mitigation Measure T -S Froom Ranch Way Bridge Timing. The Froom Ranch Way
bridge connection shall be completed prior to any residential or non-residential building
permits or occupancy permits.
b. Findin : The City finds that changes or alterations have been required in, or incorporated into,
the project to avoid or lessen to a less than significant level the significant environmental
effects identified in the Final EIR.
SECTION 6. SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL EFFECTS OF THE
PROPOSED PROJECT FOR WHICH SUFFICIENT MITIGATION IS NOT AVAILABLE
Class I impacts are significant and unavoidable. To approve a project resulting in Class I impacts,
the CEQA Guidelines require decision makers to make findings of overriding consideration that "...
specific legal, technological, economic, social, or other considerations make infeasible the
mitigation measures or alternatives identified in the EIR... ".
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This section presents the project's significant environmental impacts and feasible mitigation
measures. Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR])
and Section 21081 of the Public Resources Code require a lead agency to make findings for each
significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the
lead agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or
substantially lessen the significant environmental effects identified in the Final EIR;
• Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision
of employment opportunities for highly trained workers, make the mitigation measures or
project alternatives identified in the Final EIR infeasible.
Each of these findings must be supported by substantial evidence in the administrative record. This
section identifies impacts that can be reduced, but not to a less -than -significant level, through the
incorporation of feasible mitigation measures into the project, and which therefore, remain significant
and unavoidable, as identified in the Final EIR and Final SEIR. The impacts identified in this section
are considered in the same sequence in which they appear in the SEIR. Where adoption of feasible
mitigation measures is not effective in avoiding an impact or reducing it to a less -than -significant
level, the feasibility of adopting alternatives to the proposed project is considered in Section 7 of this
document.
Modified from those included in the Final EIR and related CEQA Findings, the City Council has
concluded that the following effects are significant and unavoidable, and cannot be mitigated to a
less than significant level, as described in the Final SEIR. One additional significant and unavoidable
impact not identified in the Final EIR is also described below.
E. TRANSPORTATION
1. Impact T-1: Under Existing and Near -Term Plus Project conditions 9 study area intersections
would operate at unacceptable automobile, bicycle, or pedestrian LOS based on adopted
multimodal level of service standards during AM and PM peak hours. Of these 9 intersections,
impacts to Madonna Road & U.S. 101 SB, Los Osos Valley Road & Auto Park Way, and Higuera
& Tank Farm would be temporary until the Prado Road Overpass & NB Ramps are constructed.
Although temporary, the impact at these three locations would be Class I, significant and
unavoidable.
a. Mitigation: Mitigation Measures T -1(a) through T -1(i) identify improvements at study area
facilities that are required to reduce potentially significant project -specific impacts at study
area intersections under Existing and Near -Term Plus Project Conditions. The project's
equitable share of these improvements will be calculated using the method for calculating
equitable mitigation measures outlined in the Caltrans Guide for the Preparation of Traffic
Impact Studies (Caltrans, December 2002). Costs above and beyond the project's equitable
share can be addressed through such options as fee credits, reimbursement agreements, or
development agreements, based on City requirements. Implementation of Mitigation
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Measures T -1(a) through T -1(i) would reduce impacts to multimodal level of service at study
area intersections under Existing and Near -Term Plus Project conditions to a feasible extent.
T -1(a) Intersection #1: Madonna Road & Los Osos Valley Road
City optimize signal timing to accommodate increased project volumes
(ongoing by City)
T -1(b) Intersection #3: Madonna Road & Dalidio Drive/Prado Road
• Extend existing westbound left turn lane on Madonna Road to Dalidio
Drive/Prado Road to 310' (Prior to Building Permits or Occupancy)
• Install 2nd westbound 310' left turn lane on Madonna Road to Dalidio
Drive/Prado Road (Prior to Building Permits or Occupancy)
• Install eastbound 250' right turn pocket on Madonna Road to Dalidio
Drive/Prado Road (Prior to Building Permits or Occupancy)
• Install 2nd northbound left shared with through -lane on Prado
Road/Dalidio Drive to Madonna Road (Prior to Building Permits or
Occupancy)
• Prohibit westbound U-turns on Madonna Road (Prior to Building
Permits or Occupancy)
• Provide split phase operations & optimize signal timing (Prior to
Building Permits or Occupancy)
T -1(c) Intersection #5: Madonna Road & U.S. 101 Southbound Ramps.
• Pay Fair share costs and dedicate necessary ROW for construction of the Prado
Road Overpass & NB Ramps (Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section 2.4.3 and
to the satisfaction of the Public Works Director (Prior to Building Permits or
Occupancy)
T -1(d) Intersection #8: Higuera Street & South Street.
• Optimize Signal Timing (ongoing by City)
T -1(e) Intersection #9: Los Osos Valley Road & Froom Ranch Way.
• Install dedicated 230' right turn lane on northbound Froom Ranch Way
approach to Los Osos Valley Road (with Froom Ranch Way bridge
construction)
• Extend right turn lane on southbound Froom Ranch Way approach to
Los Osos Valley Road to 110' (with Froom Ranch Way bridge
construction)
Install 2nd southbound left turn lane on Froom Ranch Way approach to
eastbound Los Osos Valley Road (with Froom Ranch Way bridge
construction)
T-1(1) Intersection #10: Los Osos Valley Road & Auto Park Way.
• Pay Fair Share Impact fees for Signalization (Prior to Building Permits
or Occupancy)
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Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -1(g) Intersection #16: S. Higuera Street & Tank Farm Road
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
• Extend northbound right turn pocket to 230' and channelize movement
(Prior to Building Permits or Occupancy)
T -1(h) Intersection #21: Prado Road/Dalidio Drive & Froom Ranch Way.
• Install multilane roundabout control (when connection is constructed)
T -1(i) Intersection #25: Prado Road/Dalidio Drive & SC Project Driveway.
• Install multilane roundabout control or restricted access (when
connection is constructed)
b. Finding: While the mitigation measures identified in the Final SEIR are feasible, they
insufficient to reduce potential impacts to a less than significant level. Implementation of the
identified mitigation measures would improve LOS at six impacted intersections to
acceptable levels, so impacts on these facilities would be less than significant after mitigation.
However, impacts associated with multimodal level of service standards at three impacted
intersections (Madonna & U.S. 101 SB Ramp, Los Osos Valley Road & AutoPark Way, and
Higuera & Tank Farm) would remain significant and unavoidable. A statement of overriding
considerations for this impact is made in Section 8.
2. Impact T-2: Under Existing and Near -Term Plus Project conditions the volume of traffic at 19
study area intersections would exceed lane capacities. Of these 19 intersections, impacts to
Madonna & Los Osos Valley Road, Madonna & Oceanaire, Madonna & U.S. 101 NB, Madonna
& Higuera, and Los Osos Valley Road & U.S. 101 NB would be temporary until the Prado Road
Overpass & NB Ramps are constructed. Although temporary, the impact at these five locations
would be Class I, significant and unavoidable. (Refer to pages 2.4-9 and 2.4-12 through 2.4-14
of the Final SEIR.)
a. Mitigation: Mitigation Measures T -2(a) through T-20) identify improvements at study area
facilities that are required to reduce potentially significant project -specific impacts at study
area intersections under Existing and Near -Term Plus Project Conditions. The project's
equitable share of these improvements will be calculated using the method for calculating
equitable mitigation measures outlined in the Caltrans Guide for the Preparation of Traffic
Impact Studies (Caltrans, December 2002). Costs above and beyond the project's equitable
share can be addressed through such options as fee credits, reimbursement agreements, or
development agreements, based on City requirements. Implementation of Mitigation
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Measures T -2(a) through T-20) would reduce impacts associated with lane capacities
identified for Existing and Near -Term Plus Project conditions to a feasible extent.
T -2(a) Intersection #1: Madonna Road & Los Osos Valley Road
• Pay Fair share costs and dedicate necessary ROWfor construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(b) Intersection #2: Madonna Road & Oceanaire Drive.
Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(c) Intersection #5: Madonna Road & U.S. 101 S.B Ramps.
Extend northbound Madonna Road left turn lane to 150' (Prior to
Building Permits or Occupancy)
T -2(d) Intersection #6: Madonna Road & U.S. 101 Northbound Ramps.
Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(e) Intersection #7: Madonna Road & Higuera Street.
Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T-2(fi Intersection #9: Los Osos Valley Road & Froom Ranch Way.
Install dedicated 230' right turn lane on Los Osos Valley Road approach
to northbound Froom Ranch Way (with Froom Ranch Way bridge
construction)
Extend right turn lane on Los Osos Valley Road approach to southbound
Froom Ranch Way to 110' (with Froom Ranch Way Bridge construction)
Install 2nd southbound left turn lane on Froom Ranch Way approach to
eastbound Los Osos Valley Road (with Froom Ranch Way bridge
construction)
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T -2(g) Intersection #12: Los Osos Valley Road & U.S. 101 Southbound Ramps.
• Extend off -ramp left turn pocket to 320' (Prior to Building Permits or
Occupancy)
T -2(h) Intersection #13: Los Osos Valley Road & U.S. 101 Northbound Ramps.
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -2(i) Intersection #14: Los Osos Valley Road & Higuera Street.
• Extend eastbound right turn lane to 180' or as far a practical (Prior to
Building Permits or Occupancy)
T-26) Intersection #18: Prado Road & Higuera Street.
• Install 2nd U.S. 101 northbound left turn lane (Prior to Building Permits
or Occupancy)
• Extend westbound right turn pocket to 400' (Prior to Building Permits or
Occupancy)
b. Finding: Implementation of the identified mitigation measures would improve capacity at
five impacted intersections to acceptable levels, so impacts on these facilities would be less
than significant after mitigation. However, impacts associated with capacity at six other
intersections (Madonna & Los Osos Valley Road, Madonna & Oceanaire, Madonna & U.S.
101 NB Ramps, Madonna & U.S. 101 SB Ramps, Madonna & Higuera, and Los Osos Valley
Road & U.S. 101 NB Ramps) would remain significant and unavoidable. A statement of
overriding considerations for this impact is made in Section 8.
3. Impact T-3: Under Existing and Near -Term Plus Project conditions 4 study area segment groups
would operate at unacceptable automobile, bicycle, pedestrian, and/or transit LOS based on
adopted multimodal level of service standards during AM and PM peak hours. Of these 4 segment
groups, impacts to Madonna (Los Osos Valley Road to Higuera) and Los Osos Valley Road
(Madonna to Higuera) would be temporary until the Prado Road Overpass & NB Ramps are
constructed. Although temporary, the impact along these two segment groups would be Class I,
significant and unavoidable. (Refer to pages 2.4-9, 2.4-14 and 2.4-15 of the Final SEIR.)
a. Mitigation: Mitigation Measures T -3(a) through T -3(d) identify improvements at study area
facilities that are required to reduce potentially significant project -specific impacts at study
area roadway segments under Existing and Near -Term Plus Project Conditions. The project's
equitable share of these improvements will be calculated using the method for calculating
equitable mitigation measures outlined in the Caltrans Guide for the Preparation of Traffic
Impact Studies (Caltrans, December 2002). Costs above and beyond the project's equitable
share can be addressed through such options as fee credits, reimbursement agreements, or
development agreements, based on City requirements. Implementation of Mitigation
Measures T -3(a) through T -3(d) would reduce impacts associated with multimodal level of
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service standards at study area roadway segments identified for Existing and Near -Term Plus
Project conditions to a feasible extent.
T -3(a) Segments #1- #6: Madonna Road (Los Osos Valley Road to Higuera
Street)
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
• As part of the TDMP, fund operations and financial
assessment/assistance of decreasing transit headways to 25 minutes
(Prior to Building Permits or Occupancy)
• Construct parallel Class I multiuse path on Madonna between Hwy 101
and Oceanaire) and Class III Sharrows on Madonna Frontage Road
Between Oceanaire and Los Osos Valley Road (Prior to Building
Permits or Occupancy)
T -3(b) Segments #7 - #8: Higuera Street (Madonna Road to Prado Road)
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
• Pay Fair Share Costs for Construction of Class I Path Parallel to
Higuera as identified in City's Bicycle Transportation Plan (Prior to
Building Permits or Occupancy)
T -3(c) Segments #13 - #17: Los Osos Valley Road (Madonna Road to Higuera
Street)
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
• Pay Fair Share Costs for Construction of Class I Path Parallel to Los
Osos Valley Road as identified in City's Bicycle Transportation Plan
(Prior to Building Permits or Occupancy)
T -3(d) Segments #18 - #20: Dalidio Drive/Prado Road (Froom Ranch Way to
Higuera Street)
• Construct parallel Class I multiuse paths (Concurrent with
Construction/Widening of Prado Road along project frontages)
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b. Finding: Implementation of the identified mitigation measures would improve multimodal
level of service at one impacted segment to acceptable levels, so impacts on this facility would
be less than significant after mitigation. However, impacts associated with multimodal
segment level of service at two other segments (Madonna Road (Los Osos Valley Road to
Higuera Street) and Los Osos Valley Road (Madonna Road to Higuera Street) would remain
significant and unavoidable. A statement of overriding considerations for this impact is made
in Section 8.
4. Impact T-11: Under Existing and Near-term Plus Project conditions buildout of the project prior
to construction of the Prado Road Overpass & NB ramps would result in portions of Highway
101 from Marsh Street to Los Osos Valley Road operating below Caltrans level of service
standards. This is a Class I, significant and unavoidable impact. (Refer to pages 2.4-9, 2.4-10,
2.4-16, and 2.4-17 of the Final SEIR.)
a. Mitigation: Implementation of Mitigation Measures T -11(a) through T -8(c) would reduce
impacts to mainline operations on U.S. Highway 101 in the vicinity of the project to the extent
feasible.
T -11(a) Northbound U.S. 101 Prado Road Off Ramp
■ Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB (Timing & Amount of Fair Share Payments
as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -11(b) Northbound U.S. 101 North of Prado Road
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
• Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
T -11(c) Northbound U.S. 101 North of Madonna Road
• Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
■ Develop a Travel Demand Management Plan consistent with section
2.4.3 and to the satisfaction of the Public Works Director (Prior to
Building Permits or Occupancy)
b. Finding: Implementation of the identified mitigation measures would lessen project volumes
on the Highway 101 mainline and mitigate interim impacts to the maximum extent feasible.
However, impacts associated with mainline Highway 101 operations would remain
significant and unavoidable. A statement of overriding considerations for this impact is made
in Section 8.
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SECTION 7. FINDINGS FOR ALTERNATIVES TO THE REVISED PROJECT
Various alternatives to the Original Project were considered in the Final EIR to reduce one or more
environmental impacts associated with the project. For the Revised Project, a Supplemental EIR
(SEIR) was prepared because only minor changes were contemplated from the originally approved
project, and no changes to the approved land use pattern or buildout potential were contemplated.
An SEIR is not required to consider additional project alternatives, and in this case did not.
No Findings related to Alternatives are required or can be made for the Revised Project.
SECTION 8. STATEMENT OF OVERRIDING CONSIDERATIONS
A. INTRODUCTION
Based on the certified Final EIR for the originally approved project, as modified by the findings of
the Final SEIR, the following significant and unavoidable impacts are associated with the Revised
Project:
1. The Revised Project would be inconsistent with the SLOAPCD 2001 Clean Air Plan because
it would result in an increase in vehicle miles traveled (VMT) that would exceed the rate of
population growth.
2. The Revised Project is inconsistent with the 2001 Clean Air Plan, which SLOAPCD guidance
states is a cumulative air quality impact.
3. The Revised Project would result in the relocation, demolition, and removal of structures on
the San Luis Ranch property which are individually identified as historic resources. In
addition, the project would eliminate the San Luis Ranch Complex, which is eligible for
listing as a historic resource. Relocation, demolition, and/or removal of these historic
resources would permanently alter the historic context of the project site and on-site
structures.
4. Removal of the San Luis Ranch Complex would contribute to the cumulative loss of historic
resources in the City.
5. The Revised Project would be potentially inconsistent with adopted City policies in the
General Plan designed to protect historical resources and ensure adequate multimodal
transportation levels of service.
6. Temporary construction activity would create noise that could exceed City of San Luis
Obispo Municipal Code regulations, and mitigation may not be feasible to reduce the impact
to less than the applicable threshold.
7. Under Existing and Near -Term Plus Project conditions 9 study area intersections would
operate at unacceptable automobile, bicycle, or pedestrian LOS based on adopted multimodal
level of service standards during AM and PM peak hours. Of these 9 intersections, impacts
to Madonna Road & U.S. 101 SB, Los Osos Valley Road & Auto Park Way, and Higuera &
Tank Farm would be temporary until the Prado Road Overpass & NB Ramps are constructed.
Although temporary, the impact at these three locations would be significant and unavoidable.
8. Under Existing and Near -Term Plus Project conditions the volume of traffic at 19 study area
intersections would exceed lane capacities. Of these 19 intersections, impacts to Madonna &
Los Osos Valley Road, Madonna & Oceanaire, Madonna & U.S. 101 NB, Madonna &
Higuera, and Los Osos Valley Road & U.S. 101 NB would be temporary until the Prado Road
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Overpass & NB Ramps are constructed. Although temporary, the impact at these five
locations would be significant and unavoidable.
9. Under Existing and Near -Term Plus Project conditions 4 study area segment groups would
operate at unacceptable automobile, bicycle, pedestrian, and/or transit LOS based on adopted
multimodal level of service standards during AM and PM peak hours. Of these 4 segment
groups, impacts to Madonna (Los Osos Valley Road to Higuera) and Los Osos Valley Road
(Madonna to Higuera) would be temporary until the Prado Road Overpass & NB Ramps are
constructed. Although temporary, the impact along these two segment groups would be
significant and unavoidable.
10. Under Cumulative Plus Project conditions nine study area intersections would operate at
unacceptable automobile, bicycle, or pedestrian LOS based on adopted multimodal level of
service standards during AM and PM peak hours. Mitigation would reduce impacts at seven
of these intersections to an acceptable level. However, impacts at the Madonna Road &
Dalidio Drive and Los Osos Valley Road & Froom Ranch Way intersections would be
significant and unavoidable.
11. Under Cumulative Plus Project conditions, the volume of traffic at 18 study area intersections
would exceed lane capacities. Mitigation would reduce impacts at 17 of these intersections to
an acceptable level. However, impacts at the Madonna Road & Dalidio Drive and Los Osos
Valley Road & Froom Ranch Way intersections would be significant and unavoidable.
12. Under Existing and Near-term Plus Project conditions buildout of the project prior to
construction of the Prado Road Overpass & NB ramps would result in portions of Highway
101 from Marsh Street to Los Osos Valley Road operating below Caltrans level of service
standards. This is a significant and unavoidable impact.
For projects which would result in significant environmental impacts that cannot be avoided, CEQA
requires that the lead agency balance the benefits of these projects against the unavoidable
environmental risks in determining whether to approve the projects. If the benefits of these projects
outweigh the unavoidable impacts, those impacts may be considered acceptable (CEQA Guidelines
Section 15093[a]). CEQA requires that, before adopting such projects, the public agency adopt a
Statement of Overriding Considerations setting forth the reasons why the agency finds that the
benefits of the project outweigh the significant environmental effects caused by the project. This
statement is provided below.
B. REQUIRED FINDINGS
The City has incorporated all feasible mitigation measures into the Revised Project. Although these
measures will lessen the unavoidable impacts listed above, the measures will not fully avoid these
impacts.
In preparing this Statement of Overriding Considerations, the City has balanced the benefits of the
proposed project against its unavoidable environmental risks. For the reasons specified below, the
City finds that the following considerations outweigh the Revised Project's unavoidable
environmental risks:
1. Provision of new Residential and Commercial Uses. The San Luis Ranch Specific Plan will
develop a new residential neighborhood that fulfills a portion of the City's unmet housing needs
and that designates sufficient land for neighborhood serving commercial uses to provide for the
convenience of area residents, consistent with Land Use Element Policies 2.3.6, 3.3.1, and 8.1.4.
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2. Provision of a Variety of Housing Types for all Income Levels. The San Luis Ranch Specific
Plan provides a variety of housing types and costs to meet the needs of renters and buyers with a
variety of income -levels, including inclusionary affordable housing for residents with moderate,
low, and very -low income levels, consistent with General Plan Land Use Element Goal 2,
Affordability.
3. Open Space and Agricultural Protection: Implementation of the San Luis Ranch Specific Plan
would preserve approximately 53 acres of the site in agriculture adjacent to the San Luis Obispo
City Farm, including development of the agricultural heritage facilities & learning center, which
would relocate and preserve historically important structures from the San Luis Ranch Complex
and integrate them into an enhanced and inter -connected, working agricultural setting. The
project would also preserve approximately 7.4 acres of the site in open space.
4. Provision of Park and Recreational Facilities. The San Luis Ranch Specific Plan will provide
a variety of park and recreational facilities for residents of the City, such as parks, trails and other
recreational facilities, and passive recreational opportunities within open space, both by
constructing facilities on site and providing needed funding for enhancement of existing offsite
City park and recreational facilities.
5. Well -Planned Neighborhood Would Reduce Per -Capita Vehicle Trips: The San Luis Ranch
Specific Plan would develop a new residential neighborhood to meet the City's housing needs
and that designates sufficient land for neighborhood serving commercial uses to reduce vehicle
trips and provide for the convenience of area residents. In addition, the San Luis Ranch Specific
Plan encourages the use of bicycles and walking within the Plan Area by including specific
policies and development standards that will result in subdivision and building designs that
facilitate bike use and pedestrian access and incorporating multiple classes of bike lanes and
including bike and pedestrian paths through the parks and open space areas.
6. Provision of New Jobs: The project would create new construction -related and permanent jobs
in the project area. Planned commercial development would provide jobs in close proximity to
housing, consistent with Community Goal 34 in the General Plan Land Use Element and Land
Use Element Policy 1.5, which states that the gap between housing demand and supply should
not increase.
7. Transient Occupancy Tax: Development of commercial hotel uses would contribute Transient
Occupancy Tax revenues that help fund needed City services.
8. National Flood Insurance Program (NFIP) and the Community Rating System (CRS)
Rating Improvement: The proposed significant dedication of acreage for designated Natural
Beneficial Functions (CRS Activity 420) would improve the City's point total with the CRS point
system. The City has improved its CRS rating steadily from a Class 10 community to a Class 6
community. The improvement in class is directly related to a reduction in flood insurance
premiums citywide.
9. Implementation of the General Plan: As required by the City General Plan, the San Luis Ranch
Specific Plan contains policies and standards that will facilitate appropriate development of land,
protection of open space, and provision of adequate public facilities consistent with the City's
recent LUCE update and the housing and transportation objectives.
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10. Prado Road Interchange. Beyond mitigation for the Project, the Prado Road Interchange
provides enhanced operations of State and Local roadways, improved mobility of bicyclists and
pedestrians, improves transit performance and transit opportunities, and is ranked as the top
sustainable communities infrastructure project in the region. San Luis Ranch is a critical funding
partner in implementing the interchange, if San Luis Ranch does not proceed there will not be
enough funding to complete the interchange.
Accordingly, the City finds that the project's adverse, unavoidable environmental impacts are
outweighed by these considerable benefits.
Dated: 2018
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Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 1
MITIGATION MONITORING AND REPORTING PROGRAM
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the San Luis
Ranch Project, proposed in the City of San Luis Obispo, California. Public Resources Code
Section 21081.6(a)(1) requires that a Lead Agency adopt an MMRP before approving a project in
order to mitigate or avoid significant impacts that have been identified in an Environmental
Impact Report (EIR). The purpose of the MMRP is to ensure that the required mitigation
measures identified in the EIR are implemented as part of the overall project development
process. In addition to ensuring implementation of mitigation measures, the MMRP provides
guidance to agency staff and decision-makers during project implementation, and identifies the
need for enforcement action before irreversible environmental damage occurs. Where an impact
was identified to be less than significant in the EIR, no mitigation measures were required.
The San Luis Ranch Project consists of a Specific Plan, General Plan Amendment/Pre-Zoning,
and Development Plan/Vesting Tentative Tract Map for a 131-acre project site, including
annexation of the site into the City of San Luis Obispo. The project includes construction of up
to 580 residential units, 150,000 square feet of commercial development, 100,000 square feet of
office development, and a 200-room hotel, with a portion of the site preserved for agriculture
and open space uses. The following table summarizes the mitigation measures for each issue
area identified in the Final EIR as updated through the Final Supplemental EIR for the project.
Specifically, the table identifies each mitigation measure; the action required for the measure to
be implemented; the time at which the monitoring is to occur; the monitoring conditions; and
the agency or party responsible for ensuring that the monitoring is performed. In addition, the
table includes columns for compliance verification.
Resolution No. 10927 (2018 Series)Page 34
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San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 2
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
Agricultural Resources
AG -1 Agricultural Conservation. Prior to issuance of any
grading permits, the project proponent shall provide that for
every one (1) acre of Important Farmland (Prime Farmland,
Farmland of Statewide Importance, and Unique Farmland)
on the site that is permanently converted to non-agricultural
use as a result of project development, one (1) acre of land
of comparable agricultural productivity shall be preserved in
perpetuity. The land dedicated to agriculture pursuant to this
measure shall be of size, location and configuration
appropriate to maintain a viable, working agricultural
operation. The acreage required to meet the 1:1 ratio may
be met by the off-site agricultural conservation
easement/deed restriction proposed by the project applicant,
as long as this land meets the conditions outlined in this
measure. Said mitigation shall be satisfied by the applicant
through:
1)Granting a perpetual conservation easement(s), deed
restriction(s), or other farmland conservation
mechanism(s) to the City or qualifying entity which has
been approved by the City, such as the Land
Conservancy of San Luis Obispo, for the purpose of
permanently preserving agricultural land. The required
easement(s) area or deed restriction(s) shall therefore
total a minimum of 59.3 56 acres of Prime Farmland.
The land covered by said on- and/or off-site
easement(s) or deed restriction(s) shall be located
within or contiguous to the City’s Urban Reserve Line or
Greenbelt subject to review and approval of the City’s
Natural Resources Manager; or
2)Making an in-lieu payment to a qualifying entity which
has been approved by the City, such as the Land
Conservancy of San Luis Obispo, to be applied toward
the future purchase of a minimum of 59.3 56 acres of
Prime Farmland in San Luis Obispo County, together
with an endowment amount as may be required. The
payment amount shall be determined by the qualifying
entity or a licensed appraiser; or
3)Making an in-lieu payment to a qualifying entity which
has been approved by the City and that is organized for
conservation purposes, to be applied toward a future
perpetual conservation easement, deed restriction, or
other farmland conservation mechanism to preserve a
minimum of 59.3 56 acres of Prime Farmland in San
Prior to issuance of any
grading permits for the project,
the applicant shall provide
evidence of the recorded
easement(s), deed
restriction(s), or evidence of
payment to the City Planning
Department or qualifying entity
for approval to demonstrate
compliance with this measure.
Notices, payment of in-lieu
fees, and/or dedication of
agricultural conservation
easements shall be completed
by the applicant prior to
development plan approval.
The City shall ensure
compliance with Land Use
Element Policy 8.6.3. The City
shall make the final decision on
the specific requirements for
agricultural mitigation prior to
development plan approval.
City of San Luis
Obispo Planning
Department or
qualifying entity;
City of San Luis
Obispo Natural
Resources
Manager.
Resolution No. 10927 (2018 Series)Page 35
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Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 3
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
Luis Obispo County. The amount of the payment shall
be determined by the qualifying entity or a licensed
appraiser; or
4)Any combination of the above.
AG -3(a) Agricultural Conflict Avoidance Measures. The
following language shall be added to Section 4.2.1,
Agricultural Buffer, of the San Luis Ranch Specific Plan:
Agricultural buffers will include City-approved measures
to reduce availability of public access to agricultural
cultivation areas adjacent to the project site (e.g.,
fencing, signs, etc.). Future residents will be notified of
agricultural buffers as part of purchase or lease
agreements.
The applicant shall add the
agricultural buffer
specifications to the Specific
Plan.
The City Natural Resources
Manager shall make the final
decision on the specific
requirements for agricultural
conflict avoidance measures
prior to development plan
approval for the project, and
shall ensure that agricultural
conflict avoidance measures are
implemented in compliance with
applicable General Plan
policies.
City of San Luis
Obispo Natural
Resources
Manager.
AG -3(b) Agricultural Fencing. The project applicant shall
coordinate with the City to fund installation of fencing and
signs along Froom Ranch Way and Dalidio Drive/Prado
Road to minimize potential for increases in trespass and
vandalism of adjacent agricultural areas.
The applicant shall clearly
identify agricultural fencing
within the development plan
and tract map.
The City Natural Resources
Manager shall review the
development plan and VTTM to
ensure that design includes
installation of fencing and signs
as required under Mitigation
Measures AG-3(b) and AG-3(c).
The City Natural Resources
Manager shall also review the
final landscape plan to ensure
that the species mix and density
of proposed plantings would
provide an adequate landscape
buffer. Field inspections at
appropriate phases of project
construction shall confirm
installation and compliance with
Mitigation Measures AG-3(b)
and AG-3(c).
City of San Luis
Obispo Natural
Resources
Manager.
AG -3(c) Buffer Landscaping. To reduce the potential for
noise, dust, and pesticide drift to affect future residents on
the project site, the project applicant shall ensure that project
landscape plans include planting of a windrow of trees and
shrubs within the agricultural buffer along Froom Ranch Way
at a sufficient density to buffer the site from surrounding
agricultural operations.
The applicant shall clearly
identify buffer landscaping
within the development plan
and tract map.
The City Natural Resources
Manager shall review the
development plan and VTTM to
ensure that design includes
installation of fencing and signs
as required under Mitigation
Measures AG-3(b) and AG-3(c).
City of San Luis
Obispo Natural
Resources
Manager.
Resolution No. 10927 (2018 Series)Page 36
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Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
The City Natural Resources
Manager shall also review the
final landscape plan to ensure
that the species mix and density
of proposed plantings would
provide an adequate landscape
buffer. Field inspections at
appropriate phases of project
construction shall confirm
installation and compliance with
Mitigation Measures AG-3(b)
and AG-3(c).
Air Quality
AQ -1 Encourage Telecommuting. The project applicant or
developers of individual projects within the Specific Plan
Area shall include provisions to encourage employers within
the proposed commercial, office, and hotel components of
the project to implement telecommuting programs and
include teleconferencing capabilities, such as web cams or
satellite linkage, which will allow employees to attend
meetings remotely without requiring them to travel out of the
area.
The project applicant or
developers of individual
projects within the Specific
Plan Area shall submit proof
that employers within the
proposed commercial, office,
and hotel components of the
project have either
implemented telecommuting
programs or include
teleconferencing capabilities,
or proof that such a program is
infeasible.
The Community Development
Department shall verify
teleconferencing capabilities, if
feasible, are included in tenant
improvements prior to issuance
of occupancy permits.
City of San Luis
Obispo
Community
Development
Department.
AQ -2(a) Fugitive Dust Control Measures. Construction
projects shall implement the following dust control measures
so as to reduce PM10 emissions in accordance with
SLOAPCD requirements.
•Reduce the amount of the disturbed area where
possible;
•Water trucks or sprinkler systems shall be used during
construction in sufficient quantities to prevent airborne
dust from leaving the site. Increased watering
frequency shall be required whenever wind speeds
exceed 15 mph. Reclaimed (non-potable) water or a
SLOAPCD-approved dust suppressant shall be used
whenever possible, to reduce the amount of potable
water used for dust control. Please note that since
water use is a concern due to drought conditions, the
contractor or builder shall consider the use of an
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 37
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San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 5
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
APCD-approved dust suppressant where feasible to
reduce the amount of water used for dust control;
• All dirt stock pile areas shall be sprayed daily as
needed;
• Permanent dust control measures identified in the
approved project revegetation and landscape plans
shall be implemented as soon as possible following
completion of any soil disturbing activities;
• Exposed ground areas that are planned to be reworked
at dates greater than one month after initial grading
shall be sown with a fast germinating, non-invasive
grass seed and watered until vegetation is established;
• All disturbed soil areas not subject to revegetation shall
be stabilized using approved chemical soil binders, jute
netting, or other methods approved in advance by the
SLOAPCD;
• All roadways, driveways, sidewalks, etc. to be paved
shall be completed as soon as possible after grading
unless seeding or soil binders are used;
• Vehicle speed for all construction vehicles shall not
exceed 15 mph on any unpaved surface at the
construction site;
• All trucks hauling dirt, sand, soil, or other loose
materials are to be covered or shall maintain at least
two feet of freeboard (minimum vertical distance
between top of load and top of trailer) in accordance
with California Vehicle Code Section 23114;
• Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment leaving the site;
• Sweep streets at the end of each day if visible soil
material is carried onto adjacent paved roads. Water
sweepers with reclaimed water shall be used where
feasible;
• All of these fugitive dust mitigation measures shall be
shown on grading and building plans; and
• The contractor or builder shall designate a person or
persons to monitor the fugitive dust emissions and
enhance the implementation of the measures as
necessary to minimize dust complaints, reduce visible
emissions below 20 percent opacity, and to prevent
transport of dust offsite. Their duties shall include
Resolution No. 10927 (2018 Series)Page 38
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San Luis Ranch Project EIR
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City of San Luis Obispo 6
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
holidays and weekend periods when work may not be
in progress. The name and telephone number of such
persons shall be provided to the SLOAPCD
Compliance Division prior to the start of any grading,
earthwork or demolition.
AQ -2(b) Standard Control Measures for Construction
Equipment. The following standard air quality mitigation
measures shall be implemented during construction
activities at the project site:
• Maintain all construction equipment in proper tune
according to manufacturer’s specifications;
• Fuel all off-road and portable diesel powered equipment
with ARB certified motor vehicle diesel fuel (non-taxed
version suitable for sue off-road);
• Use diesel construction equipment meeting ARB’s Tier
2 certified engines or cleaner off-road heavy-duty diesel
engines, and comply with the State Off-Road
Regulation;
• Use on-road heavy-duty trucks that meet the ARB’s
2007 or cleaner certification standard for on-road
heavy-duty diesel engines, and comply with the State
On-Road Regulation;
• Construction or trucking companies with fleets that do
not have engines in their fleet that meet the engine
standards identified in the above two measures (e.g.
captive or NOX exempt area fleets) may be eligible by
proving alternative compliance;
• On-road diesel vehicles shall comply with Section 2485
of Title 13 of the California Code of Regulations. This
regulation limits idling from diesel-fueled commercial
motor vehicles with gross vehicular weight ratings of
more than 10,000 pounds and licensed for operation on
highways. It applies to California and non-California
based vehicles. In general, the regulation specifies that
drivers of said vehicles:
1. Shall not idle the vehicle's primary diesel engine
for greater than 5-minutes at any location, except
as noted in Subsection (d) of the regulation; and,
2. Shall not operate a diesel-fueled auxiliary power
system (APS) to power a heater, air conditioner, or
any ancillary equipment on that vehicle during
sleeping or resting in a sleeper berth for greater
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 39
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 7
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
than 5.0 minutes at any location when within 1,000
feet of a restricted area, except as noted in
Subsection (d) of the regulation.
• Off-road diesel equipment shall comply with the 5-
minute idling restriction identified in Section 2449(d)(2)
of the California Air Resources Board's In-Use Off-
Road Diesel regulation.
• Signs shall be posted in the designated queuing areas
and or job sites to remind drivers and operators of the 5
minute idling limit;
• In addition to the state required diesel idling
requirements, the project applicant shall comply with
these more restrictive requirements to minimize
impacts to nearby sensitive receptors:
1. Signs that specify the no idling areas shall be
posted and enforced at the site.
2. Diesel idling within 1,000 feet of sensitive
receptors is not permitted;
3. Staging and queuing areas shall not be located
within 1,000 feet of sensitive receptors;
4. Use of alternative fueled equipment is
recommended;
• Electrify equipment when feasible;
• Substitute gasoline-powered in place of diesel-powered
equipment, where feasible; and
• Use alternatively fueled construction equipment on-site
where feasible, such as compressed natural gas
(CNG), liquefied natural gas (LNG), propane or
biodiesel.
AQ -2(c) Best Available Control Technology (BACT) for
Construction Equipment. The following BACT for diesel-
fueled construction equipment shall be implemented during
construction activities at the project site, where feasible:
• Further reducing emissions by expanding use of Tier 3
and Tier 4 off-road and 2010 on-road compliant
engines where feasible;
• Repowering equipment with the cleanest engines
available; and
• Installing California Verified Diesel Emission Control
Strategies, such as level 2 diesel particulate filters.
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 40
R 10927
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City of San Luis Obispo 8
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
These strategies are listed at:
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm
AQ -2(d) Architectural Coating. To reduce ROG and NOX
levels during the architectural coating phase, low or no VOC-
emission paint shall be used with levels of 50 g/L or less.
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
City of San Luis
Obispo
Community
Development
Department.
AQ -2(e) Construction Activity Management Plan.
Emissions reduction measures and construction practices
required to comply with Mitigation Measures AQ-2(a)
through AQ-2(d) shall be documented in a Construction
Activity Management Plan (CAMP) and submitted to
SLOAPCD for review and approval at least three months
before the start of construction. The CAMP shall include a
Dust Control Management Plan, tabulation of on and off-
road construction equipment (age, horse-power and miles
and/or hours of operation), construction truck trip schedule,
construction work-day period, and construction phasing. If
implementation of the Standard Mitigation and Best
Available Control Technology measures cannot bring the
project below the Tier 1 threshold (2.5 tons of NOX+ROG
per quarter), off-site mitigation shall be implemented in
coordination with SLOAPCD to reduce NOX and ROG
emissions to below the Tier 1 threshold.
Future development shall
incorporate the listed
provisions into development
plans prior to issuance of
grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure construction is in
accordance with approved
plans.
City of San Luis
Obispo
Community
Development
Department.
AQ -3(a) Standard Operational Mitigation Measures. Prior
to issuance of grading permits, the applicant shall define and
incorporate into the San Luis Ranch Specific Plan standard
emission reduction measures from the SLOAPCD CEQA Air
Quality Handbook to reduce emissions to below daily
threshold levels. Emission reduction measures shall include,
but would not be limited to:
• Increase the building energy rating by 20 percent above
2013 Title 24 requirements (used in the California
Emissions Estimator Model) or consistent with 2016
Title 24 requirements, whichever is stricter. Measures
used to reach the 20 percent rating cannot be double
counted;
• Utilize onsite renewable energy systems (e.g., solar,
Future development shall
incorporate the listed
provisions into development
plans and submit proof that
emissions have been
reduced to below daily
threshold levels through a
combination of these
measures and off-site
mitigation (described in
Mitigation Measure AQ-3[b])
prior to issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance. Community
Development staff shall verify
installation in accordance with
approved building plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 41
R 10927
San Luis Ranch Project EIR
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City of San Luis Obispo 9
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
wind, geothermal, low-impact hydro, biomass and bio-
gas); and
• Provide bicycle-share program.
In addition, the proposed hotel component of the Specific
Plan shall participate in the SLO Car Free Program, provide
incentives to car-free travelers, and promote the program in
their communication tools.
AQ -3(b) Off-Site Mitigation. If implementation of standard
emission reduction measures from the SLOAPCD CEQA Air
Quality Handbook described in Mitigation Measure AQ-3(a)
is insufficient to reduce emissions to below daily threshold
levels, then the applicant shall coordinate with SLOAPCD to
provide funding for off-site emission reduction measures to
reduce emissions to below daily threshold levels. In
accordance with SLOAPCD methodology, the excess
emissions shall be multiplied by the cost effectiveness of
mitigation as defined in the State’s current Carl Moyer
Incentive Program Guidelines to determine the annual off-
site mitigation amount. This amount shall then be
extrapolated over the life of the project to determine total off-
site mitigation. Off-site emission reduction measures may
include, but would not be limited to:
• Developing or improving park-and-ride lots;
• Retrofitting existing homes in the project area with
SLOAPCD-approved wood combustion devices;
• Retrofitting existing homes in the project area with
energy-efficient devices;
• Constructing satellite worksites;
• Funding a program to buy and scrap older, higher
emission passenger and heavy-duty vehicles;
• Replacing/re-powering transit buses;
• Replacing/re-powering heavy-duty diesel school
vehicles (i.e. bus, passenger or maintenance vehicles);
• Funding an electric lawn and garden equipment
exchange program;
• Retrofitting or re-powering heavy-duty construction
equipment, or on-road vehicles;
• Re-powering marine vessels;
• Re-powering or contributing to funding clean diesel
Future development shall
incorporate the listed
provisions into development
plans and submit proof that
emissions have been
reduced to below daily
threshold levels through a
combination of the measures
described in Mitigation
Measure AQ-3(a) and this off-
site mitigation prior to
issuance of grading permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 42
R 10927
San Luis Ranch Project EIR
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City of San Luis Obispo 10
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
locomotive main or auxiliary engines;
• Installing bicycle racks on transit buses;
• Purchasing particulate filters or oxidation catalysts for
local school buses, transit buses or construction fleets;
• Installing or contributing to funding alternative fueling
infrastructure (i.e. fueling stations for CNG, LPG,
conductive and inductive electric vehicle charging, etc.);
• Funding expansion of existing transit services;
• Funding public transit bus shelters;
• Subsidizing vanpool programs;
• Subsidizing transportation alternative incentive
programs;
• Contributing to funding of new bike lanes;
• Installing bicycle storage facilities; and
• Providing assistance in the implementation of projects
that are identified in City or County Bicycle Master
Plans.
Biological Resources
BIO-1(a) Best Management Practices. The applicant shall
ensure the following general wildlife Best Management
Practices (BMPs) are required for construction activity within
the San Luis Ranch Specific Plan Area:
• No pets or firearms shall be allowed at the project site
during construction activities.
• All trash that may attract predators must be properly
contained and removed from the work site. All such
debris and waste shall be picked up daily and properly
disposed of at an appropriate site.
• All refueling, maintenance, and staging of equipment
and vehicles shall occur at least 100 feet from Prefumo
Creek and in a location where a spill would not drain
toward aquatic habitat. A plan must be in place for
prompt and effective response to any accidental spills
prior to the onset of work activities. All workers shall be
informed of the appropriate measures to take should an
accidental spill occur.
• Pallets or secondary containment areas for chemicals,
drums, or bagged materials shall be provided. Should
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
City of San Luis
Obispo approved
Environmental
Monitor.
Resolution No. 10927 (2018 Series)Page 43
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 11
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
material spills occur, materials and/or contaminants
shall be cleaned from the project site and recycled or
disposed of to the satisfaction of the Regional Water
Quality Control Board (RWQCB).
• Prior to construction activities in areas adjacent to
Prefumo Creek and Cerro San Luis Channel, the
drainage features shall be fenced with orange
construction fencing and signed to prohibit entry of
construction equipment and personnel unless
authorized by the City. Fencing should be located a
minimum of 20 feet from the edge of the riparian
canopy or top of bank and shall be maintained
throughout the construction period for each phase of
development. Once all phases of construction in this
area are complete, the fencing may be removed.
• To control sedimentation during and after project
implementation, appropriate erosion control BMPs
(e.g., use of coir rolls, jute netting, etc.) shall be
implemented to minimize adverse effects on Prefumo
Creek. No plastic monofilament netting shall be utilized
on site.
• Construction equipment shall be inspected at the
beginning of each day to ensure that wildlife species
have not climbed into wheel wells or under tracks since
the equipment was last parked. Any sensitive wildlife
species found during inspections shall be gently
encouraged to leave the area by a qualified biological
monitor or otherwise trained personnel.
• All vehicles and equipment shall be in good working
condition and free of leaks.
• Environmentally Sensitive Areas shall be delineated by
a qualified biologist prior to construction to confine
access routes and construction areas.
• Construction work shall be restricted to daylight hours
(7:00 AM to 7:00 PM) to avoid impacts to nocturnal and
crepuscular (dawn and dusk activity period) species.
No construction night lighting shall be permitted within
100 yards of the top of the Prefumo Creek bank.
• Concrete truck and tool washout shall be limited to
locations designated by a qualified biologist such that
no runoff will reach Prefumo Creek or Cerro San Luis
Channel.
• All open trenches shall be constructed with appropriate
Resolution No. 10927 (2018 Series)Page 44
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City of San Luis Obispo 12
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
exit ramps to allow species that accidentally fall into a
trench to escape. Trenches will remain open for the
shortest period necessary to complete required work.
• Existing facilities and disturbed areas shall be used to
the extent possible to minimize the amount of
disturbance and all new access roads other than the
Froom Ranch Way Bridge shall be cited to avoid high
quality habitat and minimize habitat fragmentation.
• In the event that construction must occur within the
creek or creek setback, a biological monitor shall be
present during all such activities with the authority to
stop or redirect work as needed to protect biological
resources.
BIO-1(b) Worker Environmental Awareness Program
Training. Prior to the initiation of construction activities
(including staging and mobilization), the applicant shall
ensure all personnel associated with project construction
attend a Worker Environmental Awareness Program
(WEAP) training.
• The training shall be conducted by a qualified biologist,
to aid workers in recognizing special status resources
that may occur in the project area. The specifics of this
program shall include identification of the sensitive
species and habitats, a description of the regulatory
status and general ecological characteristics of
sensitive resources, and review of the limits of
construction and avoidance measures required to
reduce impacts to biological resources within the work
area. A fact sheet conveying this information shall also
be prepared for distribution to all contractors, their
employers, and other personnel involved with
construction of the project. All employees shall sign a
form provided by the trainer documenting they have
attended the WEAP and understand the information
presented to them.
WEAP training requirements
shall be included on project
plans and shall be submitted
for review and approval by
the City prior to the approval
of grading and construction
permits.
The Environmental Monitor shall
verify environmental compliance
of the construction personnel in
accordance with WEAP training
requirements.
City of San Luis
Obispo approved
Environmental
Monitor.
BIO-1(c) Western Pond Turtle and Two-Striped Garter
Snake Impact Avoidance and Minimization. The applicant
shall ensure the following actions are implemented to avoid
and minimize potential impacts to western pond turtle and
two-striped garter snake (these reptiles utilize similar
habitats; therefore, implementation of the proposed
measures for western pond turtle are also suitable and
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
City of San Luis
Obispo approved
Environmental
Monitor.
Resolution No. 10927 (2018 Series)Page 45
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 13
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
appropriate for two-striped garter snake):
• A qualified biologist(s) shall conduct a pre-construction
survey within 24 hours prior to the onset of work
activities within and around areas that may serve as
potential western pond turtle habitat. If this species is
found and the individuals are likely to be injured or
killed by work activities, the approved biologist shall be
allowed sufficient time to move them from the project
site before work activities begin. The biologist(s) must
relocate the any western pond turtle the shortest
distance possible to a location that contains suitable
habitat that is not likely to be affected by activities
associated with the project.
• Access routes, staging, and construction areas shall be
limited to the minimum area necessary to achieve the
project goal and minimize potential impacts to western
pond turtle habitat including locating access routes and
construction staging areas outside of wetlands and
riparian areas to the maximum extent practicable.
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
reports to the City.
BIO-1(d) California Red-legged Frog, Western spadefoot,
and Coast Range Newt Impact Avoidance and
Minimization. The applicant shall implement the following to
avoid and minimize potential impacts to CRLF. Because
coast range newt and western spadefoot are amphibians
that utilize similar habitats to CRLF, implementation of the
following measures provided for CRLF shall be implemented
for these species as well.
• Only USFWS-approved biologists shall participate in
activities associated with the capture, handling, and
monitoring of CRLF.
• Ground disturbance shall not begin until written
approval is received from the USFWS that the biologist
is qualified to conduct the work. If the USFWS does not
authorize the relocation of CRLF occurring within the
project site, CRLF found within the project site shall be
avoided with a 100-foot buffer and no activities shall
occur within that buffer until the CRLF has left the
project site on its own.
• Areas of the project site that lie within 100 feet upland
from riparian or jurisdictional areas shall be surrounded
by a solid temporary exclusion fence (such as silt
fencing) that shall extend at least three feet above the
ground and be buried into the ground at least 6 inches
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
City of San Luis
Obispo approved
Environmental
Monitor.
Resolution No. 10927 (2018 Series)Page 46
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 14
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
to exclude CRLF from the project site. Plastic
monofilament netting or other similar material will not
be used. The location of the fencing shall be
determined by a qualified biologist. The fence shall
remain in place throughout construction activities.
Installation of the exclusion fencing shall be monitored
by a qualified biologist to ensure that it is installed
correctly.
• During new grading activities in habitats within 100 feet
upland from riparian or jurisdictional areas, a qualified
biologist shall be on-site to recover any spadefoot toads
that may be excavated/unearthed with native material
or found under vegetation. If the animals are in good
health, they shall be immediately relocated to a
designated release area. If they are injured, the animals
shall be turned over to an approved wildlife rehabilitator
until they are in a condition to be released into the
designated release area.
• To ensure that diseases are not conveyed between
work sites by the approved biologist, the fieldwork code
of practice developed by the Declining Amphibian
Populations Task Force shall be followed at all times.
BIO-1(e) Steelhead Impact Avoidance and Minimization.
The applicant shall ensure the following actions are
undertaken to avoid and minimize potential impacts to
steelhead:
• Before any activities begin on the project, a qualified
biologist will conduct a training session for all
construction personnel. At a minimum, the training will
include a description of the steelhead and its habitat,
the specific measures that are being implemented to
conserve this species for the project, and the
boundaries within which the project may be
accomplished. Brochures, books, and briefings may be
used in the training session, provided that a qualified
person is on hand to answer any questions.
• During the duration of project activities, all trash that
may attract predators will be properly contained and
secured, promptly removed from the work site, and
disposed of regularly. Following construction, all trash
and construction debris will be removed from the work
areas.
• All refueling, maintenance, and staging of equipment
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
City of San Luis
Obispo approved
Environmental
Monitor.
Resolution No. 10927 (2018 Series)Page 47
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 15
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
and vehicles will occur at least 100 feet from riparian
habitat or bodies of water and in a location where a
potential spill would not drain directly toward aquatic
habitat (e.g., on a slope that drains away from the water
source). The monitor shall ensure that contamination of
suitable habitat does not occur during such operations.
Prior to the onset of work activities, a plan must be in
place for prompt and effective response to any
accidental spills. All workers shall be informed of the
importance of preventing spills and of the appropriate
measures to take should an accidental spill occur.
• The number of access routes, size of staging areas,
and the total area used for construction activities shall
be limited to the minimum area necessary to achieve
the project goals.
• The City will only permit work within the immediate
vicinity of Prefumo Creek for times of the year when
potential impacts to steelhead would be minimal. Work
shall be restricted during the wet season (October 15
through April 30) and should ideally occur during the
late summer and early fall during the driest portion of
the year; however, water may still be present during
construction. If work is proposed in the streambed and
water is present during construction, a diversion will be
required to dewater the work area and the following
avoidance and minimization measures will apply:
1. Upstream and downstream passage for fish,
including juvenile steelhead, shall be provided
through or around the construction site at all times
construction is occurring within the Prefumo Creek
streambed.
2. A qualified biologist shall conduct a pre-
construction survey and be present onsite during
the diversion installation and dewatering process
to capture and relocate any trapped steelhead
and/or other fish. Upon approval from the NMFS,
the biologist(s) must relocate these individuals the
shortest distance possible to a location that
contains suitable habitat that is not likely to be
affected by activities associated with the project.
3. Dewatering operations shall employ a five
millimeter mesh screen fastened to the intake
hose to exclude fish and other wildlife species
from the pump.
Resolution No. 10927 (2018 Series)Page 48
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Responsible
Agency or Party
Compliance Verification
Initial Date Comments
4. Steelhead shall be excluded from the construction
zone with block nets installed upstream and
downstream the of the bridge construction zone.
The distance upstream and downstream for block
net installation will depend on the type of
construction activities occurring in the streambed.
• To control sedimentation during and after project
implementation, the following BMPs shall be
implemented. If the BMPs are somehow ineffective,
consultation with the City and appropriate resource
agencies will be undertaken, and all attempts to remedy
the situation will commence immediately.
1. It shall be the owner’s/contractor’s responsibility to
maintain control of the entire construction
operations and to keep the entire site in
compliance.
2. The owner/contractor shall be responsible for
monitoring erosion and sediment control measures
(including but not limited to fiber rolls, inlet
protections, silt fences, and gravel bags) prior,
during and after storm events, monitoring includes
maintaining a file documenting onsite inspections,
problems encountered, corrective actions, and
notes and a map of remedial implementation
measures.
3. Erosion shall be controlled by covering stockpiled
construction materials (i.e. soil, spoils, aggregate,
fly-ash, stucco, hydrated lime, etc.) over 2.0 cubic
yards that are not actively being used, consistent
with the applicable construction general permit, or
through other means of erosion control approved
by the City (e.g., surrounding with straw bales or
silt fencing). The site shall be maintained to
minimize sediment-laden runoff to any storm
drainage system including existing drainage
swales and/or sand watercourses.
a. Construction operations shall be carried
out in such a manner that erosion and
water pollution will be minimized.
b. State and local laws concerning pollution
abatement shall be complied with.
c. If grading operations are expected to denude
slopes, the slopes shall be protected with
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erosion control measures immediately
following grading on the slopes.
4. Specifically, in order to prevent sedimentation and
debris from entering Prefumo Creek during
construction, silt fencing shall be installed along
the top of the banks on the west side of the
channel prior to the onset of construction
activities.
• The project biologist will monitor construction activities,
in stream habitat, and overall performance of BMPs
and sediment controls for the purpose of identifying and
reconciling any condition that could adversely affect
steelhead or their habitat. The biologist will halt work if
necessary and will recommend site-specific measures
to avoid adverse effects to steelhead and their habitat.
• Equipment will be checked daily for leaks prior to the
initiation of construction activities. A spill kit will be
placed near the creek and will remain readily available
during construction in the event that any contaminant is
accidentally released.
• In addition to these avoidance and minimization
measures, Mitigation Measure BIO-2(a) would also
ensure that potential temporary and permanent indirect
impacts to steelhead from the project are reduced as
much as practicable.
BIO-1(f) Great Blue Heron and Monarch Butterfly Impact
Avoidance and Minimization. The applicant shall ensure
the following actions are undertaken to avoid and minimize
potential impacts to overwintering monarch butterflies and
nesting great blue herons.
• Tree trimming/removal and construction activities that
affect eucalyptus trees near or within the monarch
overwintering grove or active great blue heron nests
identified in the San Luis Ranch Monarch Trees
Inspection Memo, Results of 2015 and 2016 San Luis
Ranch Heron Rookery Surveys Memo, and San Luis
Ranch – Prefumo Creek Widening Biological
Constraints Memo prepared by Althouse and Meade
(Appendix F), shall not be conducted during the
monarch butterfly overwintering season from October 1
through March 31 if monarch butterflies are present, or
while great blue heron nests are active from February 1
to August 31. If construction activities must be
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
City of San Luis
Obispo approved
Environmental
Monitor.
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conducted during these periods, a qualified biologist
shall conduct overwintering monarch surveys and/or
nesting great blue heron surveys within one week of
habitat disturbance. If surveys do not locate clustering
monarchs or nesting great blue herons, construction
activities may be conducted. If clustering monarchs
and/or nesting great blue herons are located, no
construction activities shall occur within 100 feet of the
edge of the overwintering grove and/or active nest(s)
until the qualified biologist determines that no more
monarchs are overwintering in the grove or the nest(s)
are no longer active.
• A qualified biologist shall prepare and implement a
habitat enhancement plan prior to issuance of grading
permits to enhance and restore overwintering and
nesting habitat that is to be preserved. The habitat
enhancement plan shall include native shrubs and trees
such as Monterey Cypress (Hesperocyparis
macrocarpa) that may support heron roosting and
monarch butterfly overwintering. As eucalyptus trees
senesce, they shall be replaced with native species.
Native trees and shrubs shall also be used to
supplement gaps in canopy or act as windbreaks.
• Create new offsite nesting habitat for great blue herons
to mitigate for removal of onsite nesting habitat. With a
qualified biologist present, the current rookery may be
moved to a suitable offsite location where the same
great blue herons can resume nesting, following
methods detailed in Crouch et al. (2002). It should be
noted that creating offsite nesting habitat for great blue
herons is experimental and that the relocation
techniques described in Crouch et al. (2002) were used
to relocate black-crowned night heron (Nycticorax
nycticorax). In addition, an agreement with the City will
be required prior to implementation of the offsite
strategy on their property. The methods detailed in
Crouch et al. (2002) include:
a. This entails at least one year of pre-construction
monitoring of the rookery, where the timing of
rookery activities will be noted: arrival of breeding
adults, egg laying, hatching, and fledging. During
this time, audio recordings of adults and juveniles
shall be made.
b. Following the completion of the nesting season in
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Compliance Verification
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late summer, a certified arborist specializing in the
translocation of trees will examine the mature
trees onsite and work with the City’s Natural
Resources Manager to determine whether or not it
is feasible to relocate the mature trees containing
nests across Madonna Road to a suitable location
at Laguna Lake Open Space.
c. Prior to the start of the next nesting season (based
on timing of adult arrival in previous years),
nesting adults will be recruited to the new location
via decoys and playback of vocalizations. The new
location will be monitored regularly by a qualified
biologist for the following three breeding seasons.
BIO-1(g) Nesting Birds Impact Avoidance and
Minimization. The applicant shall ensure the following
actions are undertaken to avoid and minimize potential
impacts to nesting birds:
• For construction activities occurring during the nesting
season (generally February 1 to September 15),
surveys for nesting birds covered by the California Fish
and Game Code and the Migratory Bird Treaty Act shall
be conducted by a qualified biologist no more than 14
days prior to vegetation removal. The surveys shall
include the disturbance area plus a 500-foot buffer
around the site. If active nests are located, all
construction work shall be conducted outside a buffer
zone from the nest to be determined by the qualified
biologist. The buffer shall be a minimum of 50 feet for
non-raptor bird species and at least 300 feet for raptor
species. Larger buffers may be required depending
upon the status of the nest and the construction
activities occurring in the vicinity of the nest. The buffer
area(s) shall be closed to all construction personnel
and equipment until the adults and young are no longer
reliant on the nest site. A qualified biologist shall
confirm that breeding/nesting is completed and young
have fledged the nest prior to removal of the buffer.
• If feasible, removal of vegetation within suitable nesting
bird habitats will be scheduled to occur in the fall and
winter (between September 1 and February 14), after
fledging and before the initiation of the nesting season.
Special status species
protection plans and surveys
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
The Environmental Monitor shall
monitor environmental
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
BIO-1(h) Roosting Bats Impact Avoidance and
Minimization. The applicant shall ensure the following
Special status species
protection plans and surveys
The Environmental Monitor shall
monitor environmental
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Compliance Verification
Initial Date Comments
actions are undertaken to avoid and minimize potential
impacts to roosting bats:
• Prior to issuance of grading permits, a qualified biologist
shall conduct a survey of existing structures within the
project site to determine if roosting bats are present.
The survey shall be conducted during the non-breeding
season (November through March). The biologist shall
have access to all interior attics, as needed. If a colony
of bats is found roosting in any structure, further
surveys shall be conducted sufficient to determine the
species present and the type of roost (day, night,
maternity, etc.) If the bats are not part of an active
maternity colony, passive exclusion measures may be
implemented in close coordination with CDFW. These
exclusion measures must include one-way valves that
allow bats to exit the structure but are designed so that
the bats may not re-enter the structure.
• If a bat colony is excluded from the project site,
appropriate alternate bat habitat as determined by a
qualified biologist shall be installed on the project site or
at an approved location offsite.
• Prior to removal of any trees over 20 inches diameter-
at-breast-height (DBH), a survey shall be conducted by
a qualified biologist to determine if any of the trees
proposed for removal or trimming harbor sensitive bat
species or maternal bat colonies. If a non-maternal
roost is found, the qualified biologist, in close
coordination with CDFW shall install one-way valves or
other appropriate passive relocation method. For each
occupied roost removed, one bat box shall be installed
in similar habitat and should have similar cavity or
crevices properties to those which are removed,
including access, ventilation, dimensions, height above
ground, and thermal conditions. Maternal bat colonies
may not be disturbed.
shall be prepared by the
applicant and shall be
submitted to for review and
approval by the City prior to
the approval of grading and
construction permits. Any
required permits shall be
obtained from the state and
federal agencies prior to
issuance of grading permits.
compliance of the construction
activities throughout the
construction period or as
stipulated in the species- or
resource-specific mitigation
measure and provide monitoring
reports to the City.
BIO-2(a) Habitat Mitigation and Monitoring Plan. A
Habitat Mitigation and Monitoring Plan (HMMP) shall be
prepared which will provide a minimum 2:1 ratio (replaced:
removed) for temporary and permanent impacts to riparian
habitat. The HMMP will identify the specific mitigation sites
and it will be implemented immediately following project
completion. The HMMP shall include, at a minimum, the
following components:
The HMMP required by
Mitigation Measure BIO-2(a)
shall specify the location,
timing, species composition,
and maintenance of all
restored, enhanced, and
newly established riparian and
wetland areas, and tree
replacement. The applicant
The City shall review and
approve the HMMP (and
associated tree replacement
requirements) for compliance
prior to issuance of grading
permits and the onset of
construction for each phase, as
well as the onset of construction
of the Froom Ranch Way Bridge
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
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Compliance Verification
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• Description of the project/impact site (i.e. location,
responsible parties, areas to be impacted by habitat
type);
• Goal(s) of the compensatory mitigation project [type(s)
and area(s) of habitat to be established, restored,
enhanced, and/or preserved; specific functions and
values of habitat type(s) to be established, restored,
enhanced, and/or preserved];
• Description of the proposed compensatory mitigation
site (location and size, ownership status, existing
functions and values of the compensatory mitigation
site);
• Implementation plan for the compensatory mitigation
site (rationale for expecting implementation success,
responsible parties, schedule, site preparation, planting
plan [including plant species to be used, container
sizes, seeding rates, etc.]);
• Maintenance activities during the monitoring period,
including weed removal and irrigation as appropriate
(activities, responsible parties, schedule);
• Monitoring plan for the compensatory mitigation site,
including no less than quarterly monitoring for the first
year (performance standards, target functions and
values, target acreages to be established, restored,
enhanced, and/or preserved, annual monitoring
reports);
• Success criteria based on the goals and measurable
objectives; said criteria to be, at a minimum, at least 80
percent survival of container plants and 80 percent
relative cover by vegetation type;
• An adaptive management program and remedial
measures to address negative impacts to restoration
efforts;
• Notification of completion of compensatory mitigation
and agency confirmation; and
• Contingency measures (initiating procedures,
alternative locations for contingency compensatory
mitigation, funding mechanism).
shall submit the HMMP to the
City for approval prior to
recordation of the VTTM, and
shall update and resubmit to
the City prior to each phase of
construction.
crossing. The applicant shall
submit annual documentation to
the City and appropriate
agencies demonstrating
compliance with HMMP
requirements. The City shall
review and approve the final
Froom Ranch Way Bridge
crossing design for compliance
prior to issuance of grading
permits. Replacement plants
shall be monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
BIO-2(b) Tree Replacement. Riparian trees four inches or
greater measured at diameter-at-breast-height (DBH) shall
be replaced in-kind at a minimum ratio of 3:1 (replaced:
Tree and vegetation
replacement shall occur within
the same construction phase
The City shall review and
approve the tree replacement
requirements for compliance
City of San Luis
Obispo Natural
Resources
Resolution No. 10927 (2018 Series)Page 54
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Compliance Verification
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removed). Trees 24 inches or greater inches DBH shall be
replaced in-kind at a minimum ratio of 10:1. Willows and
cottonwoods may be planted from live stakes following
guidelines provided in the California Salmonid Stream
Habitat Restoration Manual for planting dormant cuttings
and container stock (CDFW 2010).
• Tree replacement shall be conducted in accordance
with a Natural Habitat Restoration and Enhancement
Plan to be approved by the City’s Natural Resource
Manager.
• The Natural Habitat Restoration and Enhancement Plan
shall prioritize the planting of replacement trees on-site
where feasible, but shall allow that replacement trees
may be planted off-site with approval of the City’s
Natural Resource Manager.
• Replacement trees may be planted in the fall or winter
of the year in which trees were removed. All
replacement trees will be planted no more than one
year following the date upon which the native trees
were removed.
as tree and vegetation
removal.
prior to issuance of grading
permits and the onset of
construction for each phase.
Replacement plants shall be
monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
shall not be provided during the
final two years of monitoring.
Manager; City of
San Luis Obispo
Community
Development
Department.
BIO-2(c) Froom Ranch Way Bridge Design to Avoid
Riparian Areas. The Froom Ranch Way Bridge crossing
footings shall be placed outside mapped riparian areas. The
placement of the bridge and footings shall be indicated on
the Development Plan, VTTM, and HMMP, and shall show
the bridge’s placement in relation to existing vegetation and
the bed and bank of Prefumo Creek.
Tree and vegetation removal
associated with the
construction of the Froom
Ranch Way Bridge crossing
shall be replaced during or
immediately subsequent to
completion of that project
component.
The City shall review and
approve the HMMP for
compliance prior to issuance of
grading permits and the onset of
construction for each phase, as
well as the onset of construction
of the Froom Ranch Way Bridge
crossing. The applicant shall
submit annual documentation to
the City and appropriate
agencies demonstrating
compliance with HMMP
requirements. The City shall
review and approve the final
Froom Ranch Way Bridge
crossing design for compliance
prior to issuance of grading
permits. Replacement plants
shall be monitored by a qualified
biologist for 5 years with a goal
of at least 70 percent survival at
the end of the 5-year period.
Supplemental irrigation may be
provided during years 1 to 3;
however, supplemental watering
City of San Luis
Obispo Natural
Resources
Manager; City of
San Luis Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 55
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Compliance Verification
Initial Date Comments
shall not be provided during the
final two years of monitoring.
Cultural Resources
CR-1(a) Historical Structure Relocation and
Reconstruction Plan. In order to implement Specific Plan
Policy 2.5, a relocation and reconstruction plan for the
former spectator’s barn/viewing stand, main residence, and
main barn shall be developed by a qualified historic
architect. The plan shall include a structural/architectural
report documenting existing integrity and conditions and
include detailed treatment methods and measures to ensure
that historic integrity is retained and that all identified
character defining features will be preserved.
The project applicant shall
prepare the relocation and
reconstruction plan for the
main residence and the
spectators’ barn/viewing
stand to the satisfaction of the
Community Development
Director prior to the issuance
of project grading permits.
Project grading plans shall
detail phasing and include
sufficient detail to
demonstrate the sequencing
and completion of the
relocation and reconstruction
plan.
The City shall confirm
completion of and approve the
relocation and reconstruction
plan and archival
documentation. The City shall
also review applicable plans for
compliance with
recommendations of the
relocation and reconstruction
plan and periodically inspect
the site to ensure compliance.
City of San Luis
Obispo
Community
Development
Director.
CR-1(b) Archival Documentation of Historic Buildings.
The applicant shall provide archival documentation of the
San Luis Ranch Complex in as-built and as-found condition
in the form of an Historic American Building Survey (HABS)
Level II documentation. The documentation shall comply
with the Secretary of the Interior’s Standards for
Architectural and Engineering Documentation (NPS 1990),
and shall include large-format photographic recordation,
detailed historic narrative report, and compilation of historic
research. The documentation shall be completed by a
qualified architectural historian or historian who meets the
Secretary of the Interior’s Professional Qualification
Standards for History and/or Architectural History (NPS
1983). The original archival-quality documentation shall be
offered as donated material to the History Center of San Luis
Obispo County. Archival copies of the documentation shall
also be submitted to the San Luis Obispo County Library.
The applicant shall complete
archival documentation of the
San Luis Ranch Complex
prior to the removal,
relocation, reconstruction,
and/or demolition of the
structures on the project site
to the satisfaction of the
Community Development
Director.
The City shall confirm
completion of and approve the
archival documentation. The
City shall confirm submittal of
the documentation to the
History Center of San Luis
Obispo County and the San
Luis Obispo County Library.
City of San Luis
Obispo
Community
Development
Director.
CR-1(c) Informational Display of Historic Resources. A
retrospective interpretive display detailing the history of the
San Luis Ranch Complex and the project site, its
significance, and its important details and features shall be
developed by the applicant. The information should be
incorporated into a publicly-accessed building on the project
The applicant shall develop
and install an informational
display of the site’s identified
historical resources prior to
opening of the Agricultural
Heritage Facilities and
The information display shall
be prepared in accordance with
recommendations of a qualified
historic consultant and shall be
approved by the Community
City of San Luis
Obispo
Community
Development
Director.
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Responsible
Agency or Party
Compliance Verification
Initial Date Comments
site, such as the proposed Agricultural Heritage Facilities
and Learning Center, or a publicly-accessed outdoor
location. The display shall include images and details from
the HABS documentation described in Mitigation Measure
CR-1(b) and any collected research pertaining to the historic
property. The content shall be prepared by a qualified
architectural historian or historian who meets the Secretary
of the Interior’s Professional Qualification Standards for
History and/or Architectural History (NPS 1983).
Learning Center to the public. Development Director.
CR-2(a) Retain a Qualified Principal Investigator. In
accordance with Conservation and Open Space Policies
3.5.6 and 3.5.7, a qualified principal investigator, defined as
an archaeologist who meets the Secretary of the Interior’s
Standards for professional archaeology (hereafter qualified
archaeologist), shall be retained to carry out all mitigation
measures related to archaeological resources.
Monitoring shall involve inspection of subsurface
construction disturbance at or in the immediate vicinity of
known sites, or at locations that may harbor buried
resources that were not identified on the site surface. A
Native American monitor shall also be present because the
area is a culturally sensitive location. The monitor(s) shall be
on-site on a full-time basis during earthmoving activities,
including grading, trenching, vegetation removal, or other
excavation activities.
The project applicant shall
retain a qualified principal
investigator prior to the
issuance of grading permits.
The City shall confirm the
qualifications of and approve
the applicant’s choice of a
qualified principal investigator.
City of San Luis
Obispo
Community
Development
Department.
CR-2(b) Unanticipated Discovery of Archaeological
Resources. In the event that archaeological resources are
exposed during construction, all work shall be halted in the
vicinity of the archaeological discovery until a qualified
archaeologist can visit the site of discovery and assess the
significance of the cultural resource. In the event that any
artifact or an unusual amount of bone or shell is encountered
during construction, work shall be immediately stopped and
relocated to another area. The lead agency shall stop
construction within 100 feet of the exposed resource until a
qualified archaeologist/paleontologist can evaluate the find
(see 36 CFR 800.11.1 and CCR, Title 14, Section
15064.5[f]). Examples of such cultural materials might
include: ground stone tools such as mortars, bowls, pestles,
and manos; chipped stone tools such as projectile points or
choppers; flakes of stone not consistent with the immediate
geology such as obsidian or fused shale; historic trash pits
containing bottles and/or ceramics; or structural remains. If
The project applicant shall
retain a qualified Native
American monitor prior to the
issuance of grading permits.
The requirement that
construction work be stopped
in the event of discovery of
archaeological resources
shall be included on
construction plans prior to the
issuance of grading permits.
The City shall confirm the
qualifications of and approve
the applicant’s choice of a
qualified Native American
monitor. The City shall also
inspect the site periodically
during grading and demolition
to ensure compliance with this
measure. The City shall review
construction plans and
periodically inspect project
construction to ensure
compliance with this measure.
City of San Luis
Obispo
Community
Development
Department.
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Compliance Verification
Initial Date Comments
the resources are found to be significant, they must be
avoided or will be mitigated consistent with State Historic
Preservation Office (SHPO) Guidelines.
Geology and Soils
GEO-1 Earthquake and Ground Acceleration Design and
Construction Measures. Design and construction of the
buildings, roadway infrastructure and all subgrades shall be
specifically proportioned to resist Design Earthquake Ground
Motions (Design amax) of SD1=0.481 and SDS=0.832 and
engineered to withstand Maximum Considered Earthquake
(MCE) peak ground acceleration (PGAM) equal to 0.519 g,
as described in the Soils Engineering Report for the project
(GeoSolutions, Inc., 2015). The design should take into
consideration the soil type, potential for liquefaction, and the
most current and applicable seismic attenuation methods
that are available.
These requirements shall be
incorporated into project
design plans submitted for
approval before the issuance
of grading and building
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance.
City of San Luis
Obispo
Community
Development
Department.
GEO-2 Operational Seismic Safety Requirement. For
retail stores included in the project, goods for sale may be
stacked no higher than 8 feet from the floor in any area
where customers are present, unless provisions are made to
prevent the goods from falling during an earthquake of up to
7.5 magnitude. The stacking or restraint methods shall be
reviewed and approved by the City before approval of
occupancy permits, and shall be a standing condition of
occupancy.
These requirements shall be
incorporated into project site
plans submitted for approval
before the approval of final
development plan.
The Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance.
City of San Luis
Obispo
Community
Development
Department.
GEO-3 Geotechnical Design. The project plans and
specifications shall include the geotechnical
recommendations included in the Soils Engineering Report,
prepared by GeoSolutions, Inc. on May 29, 2015.
Recommendations therein that shall be incorporated into the
final project building plans include specification for the
following components of development preparation and
design:
• Building Pad Preparation
• Paved Areas Preparation
• Pavement Design
• Interlocking Concrete Pavers
• Conventional Foundations
• Post-Tensioned Slabs
• Slab-On-Grade Construction
• Retaining Walls
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved
plans prior to occupancy
clearance. Community
Development staff shall verify
installation in accordance with
approved building plans.
City of San Luis
Obispo
Community
Development
Department.
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Responsible
Agency or Party
Compliance Verification
Initial Date Comments
• Exterior Concrete Flatwork
Hazards and Hazardous Materials
HAZ-4 Soil Sampling and Remediation. Prior to issuance
of any grading permits, a contaminated soil assessment
shall be completed in the portions of land to be graded for
development. Soil samples shall be collected under the
supervision of a professional geologist or environmental
professional to determine the presence or absence of
contaminated soil in these areas. The sampling density shall
be in accordance with guidance from San Luis Obispo
County Environmental Health Services, so as to define the
volume of soil that may require remediation. Laboratory
analysis of soil samples shall be analyzed for the presence
of organochlorine pesticides, in accordance with EPA Test
Method SW8081A, and heavy metals in accordance with
EPA Test Methods 6010B and 7471A. If soil sampling
indicates the presence of pesticides or heavy metals
exceeding applicable environmental screening levels, the
soil assessment shall identify the volume of contaminated
soil to be excavated.
If concentrations of contaminants exceed EPA action levels
and therefore warrant remediation, contaminated materials
shall be remediated either prior to concurrent with
construction and an Environmental Site Assessment (ESA)
shall be prepared. Cleanup may include excavation,
disposal, bio-remediation, or any other treatment of
conditions subject to regulatory action. All necessary reports,
regulations and permits shall be followed to achieve cleanup
of the site. The contaminated materials shall be remediated
under the supervision of an environmental consultant
licensed to oversee such remediation and under the
direction of the lead oversight agency. The remediation
program shall also be approved by a regulatory oversight
agency, such as the San Luis Obispo County Environmental
Health Services, the Regional Water Quality Control Board
(RWQCB), or DTSC. All proper waste handling and disposal
procedures shall be followed. Upon completion of the
remediation, the environmental consultant shall prepare a
report summarizing the project, the remediation approach
implemented, and the analytical results after completion of
the remediation, including all waste disposal or treatment
manifests.
The contaminated soils
assessment and remediation
program, if necessary, shall
be submitted and approved
by the City’s Community
Development Department and
applicable regulatory
oversight agency prior to the
issuance of project grading
permits.
As applicable, the Community
Development Department shall
ensure implementation of a
remediation program according
to the measures included
therein and as approved by a
regulatory oversight agency.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 59
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 27
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
HAZ-6 HAZ-6 Naturally Occurring Asbestos Exposure
Avoidance and Minimization:
a. Prior to earthwork activities, a site-specific health and
safety plan shall be developed per California
Occupational Safety and Health Administration
(CalOSHA) requirements. The plan shall include
appropriate health and safety measures if NOA is
detected in soil or bedrock beneath the project site. All
construction workers that have the potential to come
into contact with contaminated soil/bedrock and
groundwater shall be knowledgeable of the
requirements in the health and safety plan, which
includes proper training and personal protective
equipment. The health and safety plan shall prescribe
appropriate respiratory protection for construction
workers.
b. Prior to beginning construction, a soil and bedrock
analysis for asbestos using polarized light microscopy
and transmission electron microscopy by a qualified
laboratory shall be conducted. Samples of soil shall be
collected from multiple locations across the site, and
bedrock samples shall be collected from locations
where excavation into bedrock is anticipated. If NOA is
detected, appropriate regulations pertaining to
excavation, removal, transportation, and disposal of
NOA shall be followed. The sampling strategy shall
take into account the locations of potential source
areas, and the anticipated lateral and vertical
distribution of contaminants in soil and/or groundwater.
The results of the investigation shall be documented in
a report that is signed by a California Professional
Geologist. The report shall include recommendations
based upon the findings for additional
investigation/remediation if contaminants are detected
above applicable screening levels (e.g., excavate and
dispose, groundwater and/or soil vapor extraction, or in
situ bioremediation).
c. During earthwork activities, appropriate procedures
shall be incorporated in the event that NOA is detected
in soil or bedrock beneath the project site. These
procedures shall be followed to eliminate or minimize
construction worker or general public exposure to
potential contaminants in soil. Procedures shall include
efforts to control fugitive dust, contain and cover
The measures to avoid and
minimize exposure to NOA
shall be included on project
grading and building plans,
and submitted to and
approved by the City’s
Community Development
Department and, as
applicable, California
Professional Geologist prior to
the issuance of project
grading and building permits.
As applicable, the Community
Development Department shall
ensure implementation of
avoidance and minimization
measures included therein and
as approved by a California
Professional Geologist.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 60
R 10927
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Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 28
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
excavation debris piles, appropriate laboratory analysis
of soil for waste characterization, and segregation of
contaminated soil from uncontaminated soil. The
applicable regulations associated with excavation,
removal, transportation, and disposal of contaminated
soil shall be followed (e.g., tarping of trucks and waste
manifesting). These procedures may be subject to San
Luis Obispo APCD requirements under the California
ARB ATCM for Construction, Grading, Quarrying, and
Surface Mining Operations.
Hydrology and Water Quality
HWQ-1(a) Stormwater Pollution Prevention Plan. All
required actions shall be implemented pursuant to a SWPPP
and SWMP to be prepared by the project applicant and
submitted by the City to the Regional Water Quality Control
Board under the NPDES Phase II program. At a minimum,
the SWPPP/SWMP shall including the following BMPs:
• The use of sandbags, straw bales, and temporary de-
silting basins during project grading and construction
during the rainy season to prevent discharge of
sediment-laden runoff into stormwater facilities;
• Revegetation as soon as practicable after completion of
grading to reduce sediment transport during storms;
• Installation of straw bales, wattles, or silt fencing at the
base of bare slopes before the onset of the rainy
season (October 15th through April 15th);
• Installation of straw bales, wattles, or silt fencing at the
project perimeter and in front of storm drains before the
onset of the rainy season (October 15th through April
15th); and/or
• Alternative BMPs as approved by the RWQCB as part
of the SWPPP submittal.
The project applicant shall
prepare a SWPPP and SWMP
that identifies construction-
related staging and
maintenance areas, and at a
minimum, the BMPs identified
in Mitigation Measure HWQ-
1(a). The SWPPP and notices
shall be submitted for review
and approval by the City prior
to the initiation of construction.
The SWPPP/SWMP shall be
designed to address erosion
and sediment control during all
phases of development of the
site until all disturbed areas are
permanently stabilized.
The City shall ensure
compliance with the SWPPP. A
Geotechnical Engineer or an
Engineering Geologist shall be
made available to monitor
technical aspects of the grading
activities, including installation of
the drainage outlets and
associated headwalls and
aprons. The City shall also
inspect the site during grading to
monitor runoff and after
conclusion of grading activities.
City of San Luis
Obispo
Community
Development
Department.
HWQ-1(b) Berms and Basins. As specified in the SWPPP,
the applicant shall be required to manage and control runoff
by constructing temporary berms, sediment basins, runoff
diversions, or alternative BMP’s as approved by the RWQCB
as part of the SWPPP submittal, in order to avoid
unnecessary siltation into local streams during construction
activities where grading and construction shall occur in the
vicinity of such streams.
The applicant shall include
required berms and basins on
project design plans which
must be reviewed and
approved by the City prior to
the approval of the VTTM.
The City shall ensure
compliance with runoff control
requirements. A Geotechnical
Engineer or an Engineering
Geologist shall be made
available to monitor technical
aspects of the grading activities,
including installation of the
berms and basins. The City
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 61
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 29
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
• Berms and basins shall be constructed when grading
commences and be periodically inspected and
maintained. The project applicant shall sufficiently
document, to the CCRWQCB satisfaction, the proper
installation of such berms and basins during grading.
shall also inspect the site during
grading to monitor runoff and
after conclusion of grading
activities.
HWQ-1(c) Concept Grading Plan and Master Drainage
Plan. As specified in the SWPPP and the City’s Floodplain
Management Regulations, the applicant shall be required to
submit a Grading Plan and Master Drainage Plan to the
Planning Division and City Public Works Director for
approval prior to approval of the VTTM. The grading and
drainage plans shall be designed to minimize erosion and
water quality impacts, to the extent feasible, and shall be
consistent with the project’s SWPPP. The plans shall include
the following:
a. Graded areas shall be revegetated with deep-rooted,
native, non-invasive drought tolerant species to
minimize slope failure and erosion potential. Geotextile
fabrics shall be used if necessary to hold slope soils
until vegetation is established;
b. Temporary storage of construction equipment shall be
limited to a minimum of 100 feet away from drainages
on the project site; and
c. Erosion control structures shall be installed.
d. Demonstrate peak flows and runoff for each phase of
construction.
e. Be coordinated with habitat restoration efforts, including
measures to minimize removal of riparian and wetland
habitats and trees (Mitigation Measures BIO-2[a] and
BIO-2[b]).
f. Grading and drainage plans shall be submitted for
review and approval by the Planning Division. The
applicant shall ensure installation of erosion control
structures prior to beginning of construction of any
structures, subject to review and approval by the City.
The project applicant shall
prepare a Grading Plan and
Master Drainage Plan. The
Grading Plan and Master
Drainage Plan shall be
submitted for review and
approval by the City prior to
the approval of the VTTM. The
grading and drainage plans
shall be designed to minimize
erosion and water quality
impacts, to the extent
feasible, and shall be
consistent with the project’s
SWPPP.
The City shall ensure
compliance with the grading and
drainage plans. A Geotechnical
Engineer or an Engineering
Geologist shall be made
available to monitor technical
aspects of the grading activities,
including installation of the
drainage outlets and associated
headwalls and aprons. The City
shall also inspect the site during
grading to monitor runoff and
after conclusion of grading
activities.
City of San Luis
Obispo
Community
Development
Department.
HWQ-3(a) Stormwater Quality Treatment Controls. BMP
devices shall be incorporated into the stormwater quality
system depicted in the Master Drainage Plan (refer to
Mitigation Measure HWQ-1[c]). The final design of the
stormwater quality system shall be reviewed and approved
by the City.
BMP devices shall be
incorporated into the
stormwater quality system
depicted in the Master
Drainage Plan (refer to
Mitigation Measure HWQ-
1[c]). The final design of the
The applicant shall demonstrate
inclusion of BMPs within the
VTTM, Utilities Plan, and Master
Drainage Plan, which shall be
submitted for review and
approval by the City prior to
Development Plan approval and
City of San Luis
Obispo
Community
Development
Department and
Public Works
Resolution No. 10927 (2018 Series)Page 62
R 10927
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Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 30
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
The Master Drainage Plan shall contain the following
relevant BMPs:
• Vegetated bioswales to reduce sediment and
particulate forms of metals and other pollutants along
corridors of planted grasses.
• Vegetated buffer strips to reduce sediment and
particulate forms of metals and nutrients.
stormwater quality system
shall be reviewed and
approved by the City.
VTTM recordation. Department.
HWQ-3(b) Stormwater BMP Maintenance Manual. The
project applicant shall prepare a development maintenance
manual for the stormwater quality system BMPs (refer to
Mitigation Measure HWQ-3[a]). The maintenance manual
shall include detailed procedures for maintenance and
operations of all stormwater facilities to ensure long-term
operation and maintenance of post-construction stormwater
controls. The maintenance manual shall require that
stormwater BMP devices be inspected, cleaned, and
maintained in accordance with the manufacturer’s
maintenance specifications. The manual shall require that
devices be cleaned prior to the onset of the rainy season
(i.e., October 15th) and immediately after the end of the
rainy season (i.e., May 15th). The manual shall also require
that all devices be checked after major storm events.
The project applicant shall
prepare a development
maintenance manual for the
stormwater quality system
BMPs according to the
specifications in this
measure.
The maintenance manual shall
be submitted for review and
approval by the City prior to
Development Plan approval and
VTTM recordation.
City of San Luis
Obispo
Community
Development
Department and
Public Works
Department.
HWQ-3(c) Stormwater BMP Semi-Annual Maintenance
Report. The property manager(s) or acceptable
maintenance organization shall submit to the City of San
Luis Obispo Public Works Department a detailed report
prepared by a licensed Civil Engineer addressing the
condition of all private stormwater facilities, BMPs, and any
necessary maintenance activities on a semi-annual basis
(October 15th and May 15th of each year). The requirement
for maintenance and report submittal shall be recorded
against the property.
The property manager(s) or
acceptable maintenance
organization shall submit to
the City of San Luis Obispo
Public Works Department a
detailed report prepared by a
licensed Civil Engineer
addressing the condition of all
private stormwater facilities,
BMPs, and any necessary
maintenance activities on a
semi-annual basis (October
15th and May 15th of each
year)
The maintenance reports shall
be submitted for review and
approval by the City on a semi-
annual basis and shall be
included with the VTTM
recordation.
City of San Luis
Obispo
Community
Development
Department and
Public Works
Department.
HWQ-4 Conditional Letter of Map Revision/Letter of Map
Revision. The applicant, in conjunction with the City of San
Luis Obispo, shall prepare the CLOMR application and
obtain a LOMR from FEMA.
The applicant shall prepare the
CLOMR application and
submit it to FEMA.
The City will confirm that FEMA
has approved the CLOMR prior
to issuance of a grading permit,
and LOMR prior to occupancy.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 63
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 31
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
Noise
N-1(a) Construction Vehicle Travel Route. Construction
vehicles and haul trucks shall utilize roadways which avoid
residential neighborhoods and sensitive receptors where
possible. The applicant shall submit a proposed construction
vehicle and hauling route for City review and approval prior
to grading/building permit issuance. The approved
construction vehicle and hauling route shall be used for soil
hauling trips prior to construction as well as for the duration
of construction.
Construction plans shall note
construction hours and truck
routes, and shall be submitted
to the City for approval prior to
grading and building permit
issuance for each project
phase. The Community
Development department shall
confirm that construction noise
reduction measures are
incorporated in plans prior to
approval of grading/building
permit issuance.
City staff shall ensure
compliance throughout all
construction phases. Building
inspectors and permit
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
City of San Luis
Obispo
Community
Development
Department.
N-1(b) Construction Activity Timing. Except for
emergency repair of public service utilities, or where an
exception is issued by the Community Development
Department, no operation of tools or equipment used in
construction, drilling, repair, alteration, or demolition work
shall occur daily between the hours of 7:00 PM and 7:00
AM, or any time on Sundays, holidays, or after sunset, such
that the sound creates a noise disturbance that exceeds 75
dBA for single family residential, 80 dBA for multi-family
residential, and 85 dBA for mixed residential/commercial
land uses across a residential or commercial property line.
Construction plans shall note
construction hours and shall
be submitted to the City for
approval prior to grading and
building permit issuance for
each project phase. Schedule
and neighboring property
owner notification mailing list
shall be submitted 10 days
prior to initiation of any earth
movement. The Community
Development department shall
confirm that construction noise
reduction measures are
incorporated in plans prior to
approval of grading/building
permit issuance.
All construction workers shall
be briefed at a pre-
construction meeting on
construction hour limitations. A
workday schedule will be
adhered to for the duration of
construction for all phases.
City staff shall ensure
compliance throughout all
construction phases. Building
inspectors and permit
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
City of San Luis
Obispo
Community
Development
Department.
N-1(c) Construction Equipment Best Management
Practices (BMPs). For all construction activity at the project
site, noise attenuation techniques shall be employed to
ensure that noise levels are maintained within levels allowed
Construction plans shall note
construction Best
Management Practices
(BMPs) and shall be submitted
City staff shall ensure
compliance throughout all
construction phases. Building
inspectors and permit
City of San Luis
Obispo
Community
Development
Resolution No. 10927 (2018 Series)Page 64
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Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 32
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
by the City of San Luis Obispo Municipal Code, Title 9,
Chapter 9.12 (Noise Control). Such techniques shall include:
• Sound blankets on noise-generating equipment.
• Stationary construction equipment that generates noise
levels above 65 dBA at the project boundaries shall be
shielded with barriers that meet a sound transmission
class (a rating of how well noise barriers attenuate
sound) of 25.
• All diesel equipment shall be operated with closed
engine doors and shall be equipped with factory-
recommended mufflers.
• For stationary equipment, the applicant shall designate
equipment areas with appropriate acoustic shielding on
building and grading plans. Equipment and shielding
shall be installed prior to construction and remain in the
designated location throughout construction activities.
• Electrical power shall be used to power air compressors
and similar power tools.
• The movement of construction-related vehicles, with the
exception of passenger vehicles, along roadways
adjacent to sensitive receptors shall be limited to the
hours between 7:00 AM and 7:00 PM, Monday through
Saturday. No movement of heavy equipment shall
occur on Sundays or official holidays (e.g.,
Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between
construction sites and affected uses.
to the City for approval prior to
grading and building permit
issuance for each project
phase. BMPs shall be
identified and described for
submittal to the City for review
and approval prior to building
or grading permit issuance.
BMPs shall be adhered to for
the duration of the project. The
applicant shall provide and
post signs stating these
restrictions at construction site
entries. Signs shall be posted
prior to commencement of
construction and maintained
throughout construction.
Schedule and neighboring
property owner notification
mailing list shall be submitted
10 days prior to initiation of
any earth movement. The
Community Development
department shall confirm that
construction noise reduction
measures are incorporated in
plans prior to approval of
grading/building permit
issuance.
All construction workers shall
be briefed at a pre-
construction meeting on how,
why, and where BMP
measures are to be
implemented. A workday
schedule will be adhered to for
the duration of construction for
all phases.
compliance staff shall
periodically inspect the site for
compliance with activity
schedules and respond to
complaints.
Department.
N-4(a) HVAC Equipment. Retail HVAC equipment shall be
shielded and located on building rooftops, or a minimum of
100 feet from the nearest residential property line.
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
operating permits. The
Community Development
Department shall site inspect to
ensure development is in
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 65
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 33
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify compliance in
accordance with approved
building plans.
N-4(b) Parking Lot/Loading Dock Orientation and Noise
Barrier. If parking areas or loading docks would be located
within 250 feet of the residential properties to the west, a
masonry noise barrier shall be installed along the eastern
boundary of the proposed residences adjacent to the
commercial land use area on the eastern portion of the
project site. The noise barrier shall be constructed of any
masonry material with a surface density of at least three
pounds per square foot, and shall have no openings or gaps.
These requirements shall be
incorporated into project site
plans submitted for approval
before the issuance of grading
and building permits.
The Community Development
Department shall verify
compliance prior to issuance of
operating permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify compliance in
accordance with approved
building plans.
City of San Luis
Obispo
Community
Development
Department.
N-5(a) Interior Noise Reduction. The project applicant shall
implement the following measures, or similar combination of
measures, which demonstrate that interior noise levels in
proposed residences adjacent to Froom Ranch Way and
Madonna Road, hotel, and offices would be reduced below
the City’s 45 dBA CNEL interior noise standard. The
required interior noise reduction shall be achieved through a
combination of standard interior noise reduction techniques,
which may include (but are not limited to):
• In order for windows and doors to remain closed,
mechanical ventilation such as air conditioning shall be
provided for all units (Passive ventilation may be
provided, if mechanical ventilation is not necessary to
achieve interior noise standards, as demonstrated by a
qualified acoustical consultant).
• All exterior walls shall be constructed with a minimum
STC rating of 50, consisting of construction of 2 inch by
4 inch wood studs with one layer of 5/8 inch Type “X”
gypsum board on each side of resilient channels on 24
inch centers and 3 ½ inch fiberglass insulation.
• All windows and glass doors shall be rated STC 39 or
higher such that the noise reduction provided will
satisfy the interior noise standard of 45 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 66
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 34
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Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
• An acoustical test report of all the sound-rated windows
and doors shall be provided to the City for review by a
qualified acoustical consultant to ensure that the
selected windows and doors in combination with wall
assemblies would reduce interior noise levels
sufficiently to meet the City’s interior noise standard.
• All vent ducts connecting interior spaces to the exterior
(i.e., bathroom exhaust, etc.) shall have at least two 90
degree turns in the duct.
• All windows and doors shall be installed in an
acoustically-effective manner. Sliding window panels
shall form an air-tight seal when in the closed position
and the window frames shall be caulked to the wall
opening around the perimeter with a non-hardening
caulking compound to prevent sound infiltration.
Exterior doors shall seal air-tight around the full
perimeter when in the closed position.
The applicant shall submit a report to the Community
Development Department by a qualified acoustical
consultant certifying that the specific interior noise reduction
techniques included in residential, hotel, and office
components of the project would achieve interior noise
levels that would not exceed 45 dBA CNEL.
N-5(b) Residential Outdoor Activity Area Noise
Attenuation. Outdoor activity areas (e.g., patios and hotel
pool areas) associated with shared multifamily residential
recreational spaces, hotel, commercial, and office uses shall
be protected from sound intrusion so that they meet the
City’s exterior standard of 60 dBA CNEL. Outdoor activity
areas shall be oriented away from traffic noise such that
intervening buildings reduce traffic noise or shall include
noise barriers capable of reducing traffic noise levels to meet
the City’s exterior standard. Hotel pool areas shall be
located a minimum of 500 feet from the U.S. 101 right-of-
way. Noise barriers may be constructed of a material such
as tempered glass, acrylic glass, or masonry material with a
surface density of at least three pounds per square foot, and
shall have no openings or gaps. The applicant shall submit a
report to the Community Development Department by a
qualified acoustic consultant certifying that the specific
outdoor noise reduction techniques in combination with the
orientation of outdoor activity areas of shared multifamily
residential recreational spaces, hotel, commercial, and
offices would achieve exterior noise levels that would not
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 67
R 10927
San Luis Ranch Project EIR
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City of San Luis Obispo 35
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and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
exceed 60 dBA CNEL.
N-5(c) Froom Ranch Way Noise Barrier. A masonry noise
barrier or alternative barrier, such as a landscaped berm,
shall be installed along the southern property line of
residential lots that abut Froom Ranch Way to protect
outdoor activity areas (patios and pools) at these residences
from sound intrusion from traffic along Froom Ranch Way.
The noise barrier or berm shall provide, at minimum, a 6 foot
high barrier between Froom Ranch Way and the neighboring
residences from the final grade of whichever use (i.e., Froom
Ranch Way or residences) has a higher final elevation. If a
masonry noise barrier is implemented, the noise barrier shall
be constructed of any masonry material with a surface
density of at least three pounds per square foot, and shall
have no openings or gaps. If an alternative material is used,
the developer shall submit a report to the Community
Development Department by a qualified acoustical
consultant certifying that the specific exterior noise reduction
techniques included would achieve exterior noise levels that
would not exceed 60 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
City of San Luis
Obispo
Community
Development
Department.
N-5(d) U.S. Highway 101 Noise Barrier at Hotel. If the
hotel includes an outdoor activity area (such as a patio or
pool) a masonry noise barrier or alternative barrier, such as
berms, landscaping, or glass, must be installed along the
eastern property line of the hotel where it abuts the U.S. 101
right of way to protect these outdoor activity areas from
sound intrusion from traffic along U.S. 101. If a masonry
noise barrier is implemented, the noise barrier shall provide,
at minimum, an 8 foot high barrier between U.S. 101 and the
hotel from the final grade of whichever use (i.e., U.S. 101 or
hotel) has a higher final elevation. Such a noise barrier shall
be constructed of any masonry material with a surface
density of at least three pounds per square foot, and shall
have no openings or gaps. If an alternative material is used,
the developer shall submit a report to the Community
Development Department by a qualified acoustical
consultant demonstrating that the specific exterior noise
reduction techniques included in the hotel component of the
project would achieve exterior noise levels that would not
exceed 60 dBA CNEL.
These requirements shall be
incorporated into all
construction documents
submitted for approval before
the issuance of grading
permits.
The Community Development
Department shall verify
compliance prior to issuance of
grading permits. The
Community Development
Department shall site inspect to
ensure development is in
accordance with approved plans
prior to occupancy clearance.
Community Development staff
shall verify installation in
accordance with approved
building plans.
City of San Luis
Obispo
Community
Development
Department.
Resolution No. 10927 (2018 Series)Page 68
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 36
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
Recreation
REC-1 Parkland In-lieu Fees. The project applicant shall
pay parkland in-lieu fees in accordance with the City’s
parkland in-lieu fee program for the parkland shortage. The
project’s specific fee shall be determined by the City at the
time of project approval, after accounting for parkland
provided within the San Luis Ranch Specific Plan Area. The
in-lieu fees collected from the project shall be directed to
new projects or improvements to existing parks and
recreation facilities within the City of San Luis Obispo parks
system.
The project applicant shall
pay parkland in-lieu fees in
accordance with the City’s
parkland in-lieu fee program
prior to Development Plan
approval.
The Parks and Recreation
Department shall verify
compliance prior to Plan
approval.
City of San Luis
Obispo Parks
and Recreation
Department.
Transportation
Madonna Road & Dalidio Drive/Prado Road Intersection
1. Extend existing westbound left turn lane on Madonna
Road to Dalidio Drive/Prado Road to 310’
2. Install 2nd westbound 310’ left turn lane on Madonna
Road to Dalidio Drive/Prado Road
3. Install eastbound 250’ right turn pocket on Madonna
Road to Dalidio Drive/Prado Road
4. Install 2nd northbound left shared with through-lane on
Prado Road/Dalidio Drive to Madonna Road
5. Prohibit westbound U-turns on Madonna Road
6. Provide split phase operations & optimize signal timing
Implementation of
improvements shall occur prior
to building permits or
occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Los Osos Valley Road & Froom Ranch Way Intersection
1. Install dedicated 230’ right turn lane on northbound
Froom Ranch Way approach to Los Osos Valley Road
2. Extend right turn lane on southbound Froom Ranch Way
approach to Los Osos Valley Road to 110’
3. Install 2nd southbound left turn lane on Froom Ranch
Way approach to eastbound Los Osos Valley Road
Implementation of
improvements shall occur with
Froom Bridge construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Los Osos Valley Road & Auto Parkway Intersection
1. Pay Fair Share Impact fees for Signalization
(Prior to Building Permits or Occupancy)
2. Pay Fair share costs and dedicate necessary
ROW for construction of the Prado Road
Overpass & NB Ramps (Timing & Amount of
Fair Share Payments as established in San
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Resolution No. 10927 (2018 Series)Page 69
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 37
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
Luis Ranch Development Agreement).
3. Develop a Travel Demand Management Plan
consistent with section 2.4.3 and to the
satisfaction of the Public Works Director
(Prior to Building Permits or Occupancy)
occupancy.
Los Osos Valley Road & U.S. 101 Southbound Off Ramp
1. Extend off ramp left turn lane to 320’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Los Osos Valley Road & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Madonna & U.S. 101 Southbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
3. Extend northbound Madonna Road left turn lane to 150’
(Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP and Madonna ramp
extension to be established
prior to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Madonna & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as established
in San Luis Ranch Development Agreement).
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Resolution No. 10927 (2018 Series)Page 70
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 38
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
TDMP to be established prior
to building permits or
occupancy.
Madonna & Higuera Street
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Madonna & Los Osos Valley Road
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Higuera Street & Tank Farm Road
1. Pay Fair share costs and dedicate necessary
ROW for construction of the Prado Road
Overpass & NB Ramps (Timing & Amount of
Fair Share Payments as established in San
Luis Ranch Development Agreement).
2. Develop a Travel Demand Management Plan
consistent with section 2.4.3 and to the
satisfaction of the Public Works Director (Prior
to Building Permits or Occupancy)
3. Extend northbound right turn pocket to 230’
and channelize movement (Prior to Building
Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP and extended NB right
turn pocket to be completed
prior to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees. City Public Works staff
shall ensure implementation of
these improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Resolution No. 10927 (2018 Series)Page 71
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 39
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
Prado Road & Higuera Street Intersection
1. Install 2nd U.S. 101 northbound left turn lane
2. Extend westbound right turn pocket to 400’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Los Osos Valley Road & Higuera Street
1. Extend eastbound right turn lane to 180’
Implementation of
improvements shall occur by
building permits or occupancy.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Install Multilane Roundabout at Prado/Dalidio & Froom
Intersection
Implementation of
improvements shall occur with
Prado/Dalidio Road
construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Install Multilane Roundabout Control or Restricted
Access at Prado Road/Dalidio Drive & Project Driveways
Implementation of
improvements shall occur with
Prado/Dalidio construction.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
Parallel Class I Multiuse Paths or Bike Boulevard
Fair Share Payment:
1. Higuera Street (Madonna Road to Prado Road)
2. Los Osos Valley Road (Madonna Road to Higuera
Street)
3. Madonna Road (Los Osos Valley Road to Higuera
Street)
Construct:
4. Prado Road/Dalidio Drive (Froom Ranch Way to
Higuera Street)
Payment of fair share for
implementation identified
improvements shall occur per
Development Agreement.
Implementation of Prado
Road/Dalidio Drive
improvement shall occur with
Prado construction.
City Public Works staff shall
ensure implementation of this
measure.
City of San Luis
Obispo Public
Works
Department.
City Transit Headway Optimization
1. Fund assessment of decreasing traffic headways to 25
min
Implementation of
improvements shall be
ongoing as determined
necessary by City Public
Works.
City Public Works staff shall
ensure implementation of these
improvements following
approval of the final design
plans for the Specific Plan Area.
City of San Luis
Obispo Public
Works
Department.
City Signal Timing Optimization Implementation of
improvements shall be
City Public Works staff shall
ensure implementation of these
City of San Luis
Obispo Public
Resolution No. 10927 (2018 Series)Page 72
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 40
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
ongoing as determined
necessary by City Public
Works.
improvements following
approval of the final design
plans for the Specific Plan Area.
Works
Department.
Traffic Calming and/or Reconfiguration of New
Neighborhood Streets
The project applicant shall
include neighborhood traffic
circles at key intersections and
traffic-calming features on final
design plans for development
within the Specific Plan Area.
City Public Works staff shall
confirm inclusion of
neighborhood traffic circles at
key intersections and traffic-
calming features, and approve
final design plans prior to
issuance of grading permits.
City of San Luis
Obispo Public
Works
Department.
Froom Ranch Way Bridge Construction The Froom Ranch Way
bridge connection shall be
completed prior to any
residential or non-
residential building permits
or occupancy permits.
City Public Works staff shall
confirm implementation of this
measure.
City of San Luis
Obispo Public
Works
Department.
Construction Traffic Management Plan The project applicant shall
submit the construction traffic
management plan for review
and approval by the City prior
to the initiation of construction.
The City shall ensure
compliance with the
construction traffic management
plan through routine monitoring
throughout all phases of project
construction.
City of San Luis
Obispo Public
Works
Department.
Madonna & Los Osos Valley Road
1. City optimize signal timing to accommodate increased
project volumes
Ongoing by City. City Public Works staff shall
monitor timing as needed.
City of San Luis
Obispo Public
Works
Department.
Madonna Road & Oceanaire Drive
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Higuera Street & South Street
1. City optimize signal timing to accommodate increased
Ongoing by City. City Public Works staff shall
monitor timing as needed.
City of San Luis
Obispo Public
Resolution No. 10927 (2018 Series)Page 73
R 10927
San Luis Ranch Project EIR
Mitigation Monitoring and Reporting Program (updated June 2018)
City of San Luis Obispo 41
Mitigation Measure/Condition of Approval
Plan Requirements
and Timing Monitoring
Responsible
Agency or Party
Compliance Verification
Initial Date Comments
project volumes Works
Department.
Prado & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
North of Prado & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
North of Madonna & U.S. 101 Northbound Off Ramp
1. Pay Fair share costs and dedicate necessary ROW for
construction of the Prado Road Overpass & NB Ramps
(Timing & Amount of Fair Share Payments as
established in San Luis Ranch Development
Agreement).
2. Develop a Travel Demand Management Plan consistent
with section 2.4.3 and to the satisfaction of the Public
Works Director (Prior to Building Permits or Occupancy)
The developer shall pay fair
share mitigation fees in
accordance with a City-
adopted funding mechanism
consistent with the
Development Agreement.
TDMP to be established prior
to building permits or
occupancy.
City Public Works staff shall
confirm payment of applicable
fees, dedication of ROW, and
completion of TDMP.
City of San Luis
Obispo Public
Works
Department.
Resolution No. 10927 (2018 Series)Page 74
R 10927