City Council Agenda June 20, 2023
Attachment 5
by the City that resulted in the removal of the billboard would violate the 5th Amendment of the US Constitution and would be considered a taking requiring just compensation. The hearing was postponed to a future meeting in order for the City to prepare a response; and WHEREAS, the Development Review Committee reviewed the design of a replacement billboard sign on April 17, 2023. The Development Review Committee members forwarded the project to the Planning Commission with a request for additional photographs of the existing billboard sign; and WHEREAS, pursuant to CEQA, the initial study and mitigated negative declaration (SCH 2022090384) for the project, now including a new billboard, were redrafted based on new information received and recirculated for a 20-day public review period between May 12, 2023 and June 2, 2023; and WHEREAS, public notice of the recirculated Mitigated Negative Declaration was posted as required by Section 21092 of the California Public Resources Code; and
WHEREAS, the Planning Commission held a public hearing on May 23, 2023, and considered the facts as presented in the staff report prepared for this project, accepted public testimony regarding the project, and by a vote of 7-0 approved Resolution PC 23-026 recommending the City Council certify Mitigated Negative Declaration SCH 2022090384; and
WHEREAS, the City Council held a public hearing on June 20, 2023, and considered the facts as presented in the staff report prepared for this project, and accepted public testimony; and WHEREAS, based on the information and analysis contained in the Mitigated Negative Declaration prepared for this project, and testimony received as a result of the public notice, the City Councilfinds that, as mitigated, there is no substantial evidence supporting a fair argument that there would be a significant impact on the environment by the project; and
WHEREAS, pursuant to CEQA the City Council has independently reviewed the Initial Study, the Mitigated Negative Declaration, the MMRP, the staff report prepared for this City Council hearing (including all attachments), this Resolution (and its attachments), and all comments received regarding the Mitigated Negative Declaration, and, based on the whole record before it, finds that the Mitigated Negative Declaration was prepared in compliance with CEQA and the CEQA Guidelines, and that the Mitigated Negative Declaration reflects the independent judgment and analysis of the City Council.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. All of the above recitals are true and correct and incorporated herein by reference.
Section 2. Based on the whole record before it, the City Council hereby finds that:
a. The Mitigated Negative Declaration was prepared in compliance with the California Environmental Quality Act (Pub. Res. Code Section 21000 et seq.: “CEQA”) and the State CEQA Guidelines;
City Council Agenda June 20, 2023
Attachment 5
b. No new significant environmental effects have been identified in the MND and any changes to the MND in response to comments or otherwise do not constitute substantial revisions requiring recirculation under State CEQA Guidelines section 15073.5; c. The Mitigated Negative Declaration contains a complete, objective, and accurate reporting of the environmental impacts associated with the Project and reflects the independent judgment of the City Council; and
d. There is no substantial evidence supporting a fair argument that there would be a significant impact on the environment by the project.
Section 3. The City Council of the City of El Paso de Robles, based on its independent judgment and analysis, hereby approves, and adopts Mitigated Negative Declaration SCH 2022090384 for the Peterbilt Sales and Service Center Development Plan, Rezone, and Conditional Use Permit, and Outfront Media Conditional Use Permit, in accordance with the Statutes and Guidelines of the California Environmental Quality Act (CEQA) and the City’s Procedures for Implementing CEQA.
Section 4. The City Council has also reviewed and considered the MMRP for the project that has been prepared pursuant to the requirements of Public Resources Code section 21081.6 and finds that such MMRP is designed to ensure compliance with the mitigation measures during project implementation. The City Council therefore approves and adopts the MMRP for the project, which is attached to this Resolution and made a condition of project approval.
Section 5. The City Council directs Staff to file a Notice of Determination with the County of San Luis Obispo and the State Clearinghouse within five (5) working days of the Project approval.
APPROVED this 20th day of June 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven W. Martin, Mayor
ATTEST:
Melissa Boyer, City Clerk
Exhibits:
A. Initial Study and Mitigated Negative Declaration SCH 2022090384 and Mitigation Monitoring and Reporting Plan
B. Comment Letter from Dan Pitts
C. Comment Letter from APCD
D. Comment Letter from the California Department of Conservation E. Comment Letter from Outfront Media
City Council Agenda June 20, 2023
Exhibit A
This is a placeholder for Initial Study and Mitigated Negative Declaration (ISMND) SCH 2022090384, which is a lengthy document included in this staff report as Attachment 9. The following Mitigation Monitoring Plan is Exhibit 8 of the ISMND.
The ISMND can also be downloaded from www.prcity.com/CEQA or
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 1 of 18
Mitigation Monitoring and Reporting Plan
Project File No./Name: Peterbilt Sales and Service Center Approving Resolution No.: by: Planning Commission City Council Date: June 20, 2023 The following environmental mitigation measures were either incorporated into the approved plans or will be incorporated into the conditions of approval. Each and every mitigation measure listed below has been found by the approving body indicated above to lessen the level of environmental impact of the project to a level of non-significance. A completed and signed checklist for each mitigation measure indicates that it has been completed.
Explanation of Headings:
Type: ............................................................ Project, ongoing, cumulative Monitoring Department or Agency: ........ Department or Agency responsible for monitoring a particular mitigation measure Shown on Plans: .........................................When a mitigation measure is shown on the plans, this column will be initialed and dated.
Verified Implementation: ..........................When a mitigation measure has been implemented, this column will be initialed and dated.
Remarks: ...................................................... Area for describing status of ongoing mitigation measure, or for other information.
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AES-1. Any lights installed to illuminate the billboard shall be external and shielded so that the light source is not visible from roadways or properties zoned for
residential use. The applicant shall use the least amount of light practicable for the purpose of illuminating the sign. The applicant shall provide a photometric plan
before issuance of a building permit to demonstrate the proposed lighting will not spill onto any residentially zoned property.
Project City of Paso
Robles
Community
Development
Department
(CDD)
X Field inspection. Prior to final building
inspection / occupancy of the
building
AES-2. The freeway-oriented sign shall not exceed 30
feet in height.
Project CDD X Field inspection. Prior to final building inspection / occupancy of the
building
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 2 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AES-3. Any future freeway-oriented sign for a business
developed on the southern portion of the lot shall be
collocated on the same sign structure as the freewayoriented sign for the Peterbilt project.
Cumula
tive
CDD X Before planning submittal for
undeveloped area
AES-4. The applicant shall provide and maintain
landscaping and street trees along the entire length of both street frontages to the satisfaction of the Director of the Community Development Department. Street
trees are not required on the remainder portion of the
lot.
Project CDD X Landscaping plan.
Field Inspection.
Prior to final building
inspection / occupancy of the
building
AQ-1. Maintain all construction equipment in proper
tune according to manufacturer’s specifications.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-2. Fuel all off-road and portable diesel-powered
equipment with California Air Resources Board (CARB)
certified motor vehicle diesel fuel (non-taxed version
suitable for use off-road.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-3. Use diesel construction equipment meeting
CARB's Tier 2 certified engines or cleaner off-road
heavy-duty diesel engines, and comply with the State
off-Road Regulation.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 3 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AQ-4. Use on-road heavy-duty trucks that meet the
CARB’s 2010 or cleaner certification standard for
on-road heavy-duty diesel engines, and comply with the
State On-Road Regulation.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-5. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the
designated queuing areas and or job sites to remind
drivers and operators of the 5-minute idling limit.
Project CDD X Notes shown on
construction
documents. Site
inspection of signs.
Prior to issuance of grading
permit Prior to issuance of
grading permit
AQ-6. All projects with diesel-powered construction
activity shall comply with Section 2485 of Title 13 of the California Code of Regulations and the 5-minute idling
restriction identified in Section 2449(d)(2) of the
California Air Resources Board’s In-Use Off-Road Diesel regulation to minimize toxic air pollution impacts from idling diesel engines. The specific requirements and
exceptions for the on-road and off-road regulations can be reviewed at the following web sites:
arb.ca.gov/sites/default/files/classic/msprog/truckidling and arb.ca.gov/regact/2007/ordiesl07/frooal.pdf Project CDD X Notes shown on
construction
documents. Site
inspection of signs.
Prior to issuance of a grading
permit
AQ-7. Diesel idling within 1,000 feet of sensitive
receptors is not permitted.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 4 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AQ-8. Staging and queuing areas shall not be located
within 1,000 feet of sensitive receptors.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-9. The applicant shall post and enforce no idling
areas at the site.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of a grading
permit
AQ-10. Electrify equipment when feasible. Project CDD X Notes shown on construction
documents.
Prior to issuance of grading
permit
AQ-11. Substitute gasoline-powered in place of dieselpowered equipment, where feasible. Project CDD X Notes shown on construction
documents.
Prior to issuance of grading
permit
AQ-12. Use alternatively fueled construction equipment
on-site where feasible, such as compressed natural gas
(CNG), liquefied natural gas (LNG), propane or biodiesel.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-13. Diesel equipment used to construct the site shall install California Verified Diesel Emission Control
Strategies listed at:
http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-14. 15% of construction fleet vehicles shall be zero emission vehicles.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-15. The project shall include alternative fuel fleet vehicle(s).
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 5 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AQ-16. The project shall reduce the amount of
disturbed area where possible.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-17. The project shall use water trucks or sprinkler
systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s
limit of 20% opacity for greater than 3 minutes in any
60-minute period. Increased watering frequency is
required whenever wind speeds exceed 15 mph.
Reclaimed (non-potable) water shall be used whenever
possible. When drought conditions exist and water use
is a concern, the contractor or builder shall consider use of a dust suppressant that is effective for the specific site conditions to reduce the amount of water used for
dust control. Refer to
http://www.valleyair.org/busind/comply/PM10/Product
s%20Available%20for%20Controlling%20PM10%20Emis
sions.htm for a list of potential dust suppressants.
Project CDD X Notes shown on
construction
documents. Site
inspections.
Prior to issuance of grading
permit
AQ-18. All dirt stock-pile areas shall be sprayed daily and covered with tarps or other barriers as needed.
Project CDD X Notes shown on
construction
documents. Site
inspections.
Prior to issuance of grading
permit
AQ-19. 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.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 6 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AQ-20. 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, noninvasive grass seed and watered until vegetation is established.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-21. 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 APCD.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-22. All roadways, driveways, sidewalks, etc. to be
paved shall be completed as soon as possible. In
addition, building pads should be laid as soon as
possible after grading unless seeding or soil binders are used.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-23. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-24. All trucks hauling dirt, sand, soil, or other loose materials shall 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 CVC
Section 23114.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 7 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AQ-25. The applicant shall 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. Roads shall be pre-wetted prior to sweeping when feasible.
Project CDD X Notes shown on
construction
documents. Site
Inspections.
Prior to issuance of grading
permit
AQ-26. The applicant shall install wheel washers where
vehicles enter and exit unpaved roads onto streets or
wash off trucks and equipment leaving the site.
Project CDD X Notes shown on
construction
documents. Site
inspections.
Prior to issuance of grading
permit
AQ-27. The contractor or builder shall designate a
person or persons whose responsibility is to ensure any to monitor the fugitive dust emissions do not result in a nuisance and to enhance the implementation of the
mitigation measures as necessary to minimize dust
complaints, and reduce visible emissions below the
APCD’s limit of 20% opacity for greater than 3 minutes
in any 60-minute period, and to prevent transport of
dust offsite. Their duties shall include holidays and
weekend periods when work may not be in progress (for
example, wind-blown dust could be generated on an
open dirt lot). The name and telephone number of such
persons shall be provided to the APCD Compliance
Division prior to the start of any grading, earthwork, or Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 8 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
demolition (Contact the Compliance Division at 805-
781-5912).
AQ-28. The applicant shall take additional measures as
needed to ensure dust from the project site does not
impact areas outside the project boundary.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-29. To prevent ‘track out’ (sand or soil that adheres to and/or agglomerates on the exterior surfaces of
motor vehicles and/or equipment (including tires) that
may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304),
the applicant shall designate access points and require all employees, subcontractors, and others to use them.
The applicant shall install and operate a ‘track-out
prevention device’ where vehicles enter and exit
unpaved roads onto paved streets. The ‘track-out
prevention device’ can be any device or combination of
devices that are effective at preventing track out,
located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices
need periodic cleaning to be effective. If paved
roadways accumulate tracked out soils, the track-out
prevention device may need to be modified.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
AQ-30. All fugitive dust mitigation measures shall be
shown on grading and building plans.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 9 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
AQ-31. The applicant shall acquire all required APCD
permits for portable equipment greater than 50 hp used
during construction activities.
Project CDD and
APCD
X Submittal with
construction
documents.
Prior to issuance of grading
permit
AQ-32. The applicant shall acquire all required APCD
permits for operational stationary diesel engines greater than 50 hp.
Project CDD and
APCD
X Submittal with
construction
documents.
Prior to issuance of grading
permit
AQ-33. Before issuance of a building permit, the
applicant shall prepare a screening-level health risk
assessment with risk screening inputs including:
• Daily operational phase trips to the project site;
• % of daily trips that are diesel trucks and their
anticipated make up (i.e. heavy-heavy duty, mediumheavy duty, light-heavy duty); • Total daily diesel trips to site;
• Number of days per year project location will be open; • Total annual diesel trips; and
• Distance from midpoint of truck service center to lot of nearest sensitive receptor.
Project CDD and
APCD
X Submittal with
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 10 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
If the screening assessment is above 10 in a million, a more comprehensive health risk analysis shall be
required. Results of the screening and/or the refined
health risk assessment shall be provided to the APCD for review and approval.
AQ-34. Developmental burning of vegetative material is
prohibited.
Project CDD X Ongoing
BIO-1. All construction work activities shall be
completed during daylight hours (between sunrise and
sunset) and outside of rain events.
Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
BIO-2. The Project impact area shall be clearly marked
or delineated with stakes, flagging, tape, or signage
prior to work. Areas outside of work limits shall be
considered environmentally sensitive and shall not be
disturbed.
Project CDD X Notes shown on
construction
documents. Site
inspection.
Prior to issuance of grading
permit.
BIO-3. All equipment and vehicles shall be checked and
maintained daily to prevent spills of fuel, oil, and other hazardous materials. A designated staging area shall be established for vehicle/equipment parking and storage
of fuel, lubricants, and solvents. All fueling and
Project CDD x Notes shown on
construction
documents.
Site Inspection.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 11 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
maintenance activities shall take place in the staging
area.
BIO-4. If vegetation removal (i.e., tree
trimming/removal activities) is scheduled between
February 1 and August 31 (general nesting bird season), nesting bird surveys shall be completed by a qualified
biologist within 48 hours prior to start of work. If any active nests are discovered within or adjacent to work
limits, an appropriate buffer (i.e., 500 feet for raptors and 250 feet for other birds, or at the discretion of a qualified biologist based on biological or ecological
reasons) shall be established to protect the nest until a qualified biologist has determined that the nest is no
longer active and/or the young have fledged.
Project CDD X Notes shown on
construction
documents. Site
inspection
Prior to issuance of grading
permit
BIO-5. Within 30 days of the start of construction, a
qualified biologist shall conduct a pre-activity survey of the Project Site for signs of San Joaquin kit fox and
American badger, including tracks, scat, or suitable
burrows (burrows four inches or greater in diameter).
Potential dens shall be tracked for a minimum of four
nights with motion-activated cameras to determine if
the burrow is actively being used by San Joaquin kit fox or badger. All potential dens shall be avoided by a
minimum of 50 feet until they have been determined to
be inactive. In the event San Joaquin kit fox is identified Project CDD X Notes shown on
construction
documents.
Prior to issuance of grading
permit
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 12 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
within the Project Site, the USFWS, CDFW, and all other appropriate agencies/government entities shall be
contacted for further consultation.
In conjunction with the badger and kit fox survey, the
qualified biologist will conduct a survey for Northern
legless lizard. Hand search methods, including raking,
will be used during the survey in areas where legless
lizards are expected to be found (e.g., sandy/loose soils, under shrubs/leaf litter, other vegetation, or debris). If observed, the qualified biologist will relocate the lizard to nearby suitable habitat. The qualified biologist will prepare a completion letter-report to document the
pre-activity survey results.
BIO-6. If oak tree removal and/or damage is
unavoidable due to Project implementation, 25% of the
diameter of trees removed shall be replanted on the
site.
Project CDD X Notes shown on
construction
documents. Site
inspection.
Prior to issuance of grading
permit and building permit
and ongoing during the
duration of construction.
CUL-1. In the event that buried or otherwise unknown
cultural resources are discovered during construction
work in the area of the find shall be suspended and the City of Paso Robles shall be contacted immediately, and appropriate mitigations measures shall be developed by
qualified archeologist or historian if necessary, at the developers expense.
Project CDD X Notes on
construction
documents.
Prior to issuance of grading
and building permits.
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 13 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
CUL-2. In the event human remains are found on the
project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately
notify the San Luis Obispo County Coroner’s office by
telephone. No further excavation or disturbance of the
discovery or any nearby area reasonably suspected to
overlie adjacent remains (as determined by the qualified archaeologist and/or the Native American monitor) shall occur until the Coroner has made the necessary findings as to origin and disposition. If the Coroner recognizes the remains to be Native American, he or she shall
contact the Native American Heritage Commission
(NAHC) within 24 hours. The NAHC would make a
determination as to the Most Likely Descendent.
Project SLO County
Coroner,
Native
American
Heritage
Commission
X As needed Ongoing during grading and
construction.
GEO-1. The applicant shall provide a soils report for the project.
Project CDD X Shown on building
plans.
Before building permit
issuance.
GEO-2. The applicant shall provide a stormwater
pollution prevention plan (SWPPP) for the project.
Project CDD X Shown on building
plans.
Before building permit
issuance.
GHG-1. The applicant shall submit a plan to reduce
greenhouse gas emissions to below the applicable GHG
significance threshold (1.9 MTCO2e/service
population/year or other adopted GHG significance
threshold). The plan shall incorporate GHG-reduction
Project CDD X Ongoing Plan submitted before
building permit issuance.
Monitoring ongoing.
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 14 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
measures that may include, but are not limited to the
following list.
Onsite mitigation measures shall be the first priority of the GHG Reduction Plan, including but not limited to:
a. Receive electricity from onsite solar, Central
Coast Community Energy (3CE) 3Cprime Service,
or a combination thereof.
b. Design roof structural members to handle dead
weight loads of solar-heated water and
photovoltaic panels.
c. Install only Energy Star certified or equivalent
and electrically powered mechanical equipment
and appliances (not natural gas).
d. Implement on-site circulation design elements in
parking lots to reduce vehicle queuing and
improve the pedestrian environment.
e. Exceed Cal Green standards by 25% for providing
on-site bicycle parking: both short-term racks
and long-term lockers, or a locked room with
standard racks and access limited to bicyclists
only.
f. Provide improved public transit amenities (e.g.:
covered transit turnouts, direct pedestrian
access, bicycle racks, covered bench, smart
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 15 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
signage, route information displays, lighting,
etc.).
g. Require 15% of fleet vehicles to be zero emission
vehicles.
h. Require fleet vehicle(s) to include alternative fuel vehicles.
i. Provide dedicated parking for carpools,
vanpools, and/or high-efficiency vehicles to meet
or exceed Cal Green Tier 2.
j. Provide vanpool, shuttle, mini bus service
(alternative fueled preferred).
k. Work with SLO Regional Rideshare to educate
occupants with alternative transportation and
smart commute information (e.g. transportation
board, electronic kiosk, new hire packets, web
portal, newsletters, social media, etc.).
l. Implement programs to reduce employee
vehicle miles traveled (e.g. incentives, SLO
Regional Rideshare trip reduction program,
vanpools, onsite employee housing, alternative
schedules (e.g. 9-80s, 4-10s, telecommuting,
satellite work sites, etc.).
m. Provide a lunchtime shuttle to reduce single
occupant vehicle trips and/or coordinate regular
food truck visits.
n. Provide delivery service in clean fueled vehicles.
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 16 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
o. Implement a “No Idling” vehicle program which
includes signage, enforcement, etc.
p. Meet or exceed Cal Green Tier 2 standards for
providing EV charging infrastructure.
q. Install 1 or more level 2 or better EV charging
stations.
r. Meet or exceed Cal Green Tier 2 standards for
building energy efficiency.
s. Use battery powered or electric landscape
maintenance equipment.
t. Use paints and cleaning products that are lowVOC content (e.g., 50 grams/liter VOC content, or less).
Offsite measures within San Luis Obispo County shall be the second priority of the GHG Reduction Plan, including but not limited to:
u. Work with SLOCOG to create, improve, or
expand a nearby 'Park and Ride' lot with car
parking and bike lockers in proportion to the size
of the project.
v. Implement SLO County generated offsets
compliant with a protocol approved by the
California Air Resources Board (CARB).
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 17 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
Offsite measures within California shall be the third
priority of the GHG Reduction Plan, including but not
limited to:
w. Implement California generated offsets
compliant with a protocol approved by the
California Air Resources Board (CARB).
Offsite measures within North America shall be the
fourth priority of the GHG Reduction Plan, including but not limited to:
x. Implement North American generated offsets
compliant with a protocol approved by the
California Air Resources Board (CARB).
HAZ-1. Operation of the project shall not include diesel or other vehicle fuel dispensing or the painting of
vehicles.
Ongoin
g
CDD X Shown on building
plans.
Before building permit
issuance.
HAZ-2. The project shall acquire and maintain all
required permits and approvals from the SLO County
Department of Environmental Health for the handling
and storage of hazardous materials.
Ongoin
g
SLO County
Environmenta
l Health
Department
X Required before
building permit
issuance
Before final building
inspection.
N-1. On-site truck circulation, service department
operations, and outdoor CNG vehicle maintenance area
Ongoin
g
CDD Ongoing enforcement.
City Council Agenda June 20, 2023
Exhibit A
Mitigation Monitoring Program – Page 18 of 18
Mitigation Measure
PD22-02 / CUP22-16 / RZN22-03 / P22-0017 and
CUP23-03 / P23-0019
(Peterbilt and Outfront Media)
Type
Monitoring
Department or
Agency
Shown
on
Plans
Verified
Implementation Timing/Remarks
activities shall be limited to daytime hours only (7am – 7pm).
N-2. South and west service bay doors shall be in the
closed position at all times while air hammer equipment is in use.
Ongoin
g
CDD Ongoing enforcement.
N-3. No air hammers or hydraulic lifts shall be used or installed outside the indoor service area including the outdoor CNG vehicle maintenance area.
Ongoin
g
CDD Shown on building
plans.
Before building permit
issuance and ongoing
enforcement.
N-4. Any amplified public address system shall be
designed to not exceed 65dB Lmax at the nearest
residential property line.
Project
/
Ongoin
g
CDD Results of noise
analysis and
testing of system
submitted to City.
Before building permit
issuance.
(add additional measures as necessary)
Explanation of Headings:
Type: ............................................................ Project, ongoing, cumulative Monitoring Department or Agency: ........ Department or Agency responsible for monitoring a particular mitigation measure Shown on Plans: .........................................When a mitigation measure is shown on the plans, this column will be initialed and dated.
Verified Implementation: ..........................When a mitigation measure has been implemented, this column will be initialed and dated.
Remarks: ...................................................... Area for describing status of ongoing mitigation measure, or for other information.
City Council Agenda June 20, 2023
1 From: Dan Pitts <>
Sent: Sunday, October 2, 2022 3:45 PM
To: Planning
Cc:
Subject: Questions / Comments for Public Hearing on 10/11/22 [EXTERNAL EMAIL]
Project Description
Development Plan 22-02 for a Peterbilt sales and service use. Recommendation to the City Council regarding Rezone 22-03 to expand the Highway-Oriented Signs overlay district, and Conditional Use Permit 22-16 for approval of a new highway-oriented sign. (P22-0017) I am a resident of the Rancho Paso community located directly south and adjacent to the Peterbilt development. I have been staying in close contact with Katie and Darren in your Planning Dept. for the past 3-4 months and reporting back to our HOA.
Generally speaking, I think most residents are OK with the idea of the Peterbilt Development, particularly because of the building appearance and landscaping plans. Additionally, because all building and parking lot lighting at night will be evaluated and addressed prior to occupancy.
1) The noise study indicates that most noise will come from the use of air hammers, pneumatic tools and/or truck lifts. To mitigate this, the noise study says that the south facing doors of the service area will be closed when this equipment is being used. This approach seems a little improbable.
How will this be managed?
How will noise from the use of a PA System be managed?
Should a sound wall be constructed?
2) Our understanding is that the L-shaped portion on the south side of Peterbilt's property will not be developed at this time. This section of the property runs about 570ft.directly next to the entrance to our community, next to our RV storage and next to 3 homes.
Is it possible to require that Peterbilt provide a sidewalk and landscaping along Theatre Dr. to extend all the way to our entrance?
3) Due to the increased amount of semi-truck traffic, we have concerns about the impact on the road surface. Theatre Dr. is currently in poor condition from the Target shopping center south to the Paso Robles city limits.
How much of Theatre Dr. will be re-surfaced as part of the Peterbilt development? Because Theatre Dr. is narrow, will semi-trucks be permitted to park in front of the Peterbilt development? 4) Peterbilt is requesting approval from the City Council to install a 35' tall highway-oriented sign to be located at the corner of Nutwood and Theatre Dr. We completely understand the need for a business of their type to have visibility from the freeway. However, other than the Target Center sign, the major businesses along Theatre Dr. do not appear to have signs taller than 20-25'.
If approved, can Peterbilit's sign be limited to no more than the other businesses? We ask that the brightness of the sign be addressed to minimize being an annoyance to those homes that are closest to Peterbilt?
Thanks for your consideration,
Dan Pitts
Exhibit B
City Council Agenda June 20, 2023
T 805.781.5912 F 805.781.1002 W slocleanair.org 3433 Roberto Court, San Luis Obispo, CA 93401
VIA EMAIL ONLY
October 6, 2022
Katie Banister
City of Paso Robles
1000 Spring Street
Paso Robles, CA 93446
[email protected]
SUBJECT: APCD Comments Regarding the Peterbilt Sales & Service Center Mitigated Negative Declaration
Dear Katie Banister:
Thank you for including the San Luis Obispo County Air Pollution Control District (APCD) in the environmental review process. We have completed our review of the proposed Peterbilt semi-truck service, parts retailer, and sales dealership project located at 2805 Theatre Drive in Paso Robles. The proposed project would construct a 25,000 square foot commercial building on an undeveloped 6.6-acre lot. The property is at the southern boundary of Paso Robles and is west of Highway 101. Properties to the north are developed with commercial uses. The properties south and west of the project are developed with residential uses. In particular, Rancho Paso Mobile Home Park is located within 300 feet of the development. The property to the west is currently undeveloped but proposed for a mini-storage development. The applicant is seeking approval of a new highway-oriented sign, expansion of Highway Oriented Sign overlay District, and Conditional Use Permit.
The following comments are formatted into 3 sections. The (1) General Comments section states information pertinent to the applicant, lead agency, and/or public. The (2) Air Quality and (3) Greenhouse Gas Emissions sections may state mitigation measures and/or rules and requirements which the APCD recommends be set as conditions of approval for the project.
The applicant or agent should contact the APCD Engineering & Compliance Division about permitting requirements stated in the (1) General Comments section. The lead agency may contact the APCD Planning Division for questions and comments related to proposed conditions of approval in the (2) Air Quality and (3) Greenhouse Gas Emission sections. Both Divisions can be reached at 805-781-5912.
Exhibit C
City Council Agenda June 20, 2023
APCD Comments Regarding the Peterbilt Sales & Service Center October 6, 2022
Please Note: The APCD recently updated the Land Use and CEQA Webpage on the slocleanair.org website.
The information on the webpage displays the most up-to-date guidance from the SLO County APCD, including the 2021 Interim CEQA Greenhouse Gas Guidance, Quick Guide for Construction Mitigation Measures and Quick Guide for Operational Mitigation Measures. (1) General Comments
Developmental Burning
APCD Rule 501 prohibits developmental burning of vegetative material within San Luis Obispo County.
Construction Permit Requirements
Based on the information provided, we are unsure of the types of equipment that may be present during the project’s construction phase. Portable equipment, 50 horsepower (hp) or greater, used during construction activities may require a California statewide portable equipment registration (issued by the California Air Resources Board) or an APCD permit. The following list is provided as a guide to equipment and operations that may have permitting requirements but should not be viewed as exclusive:
• Portable generators and equipment with engines that are 50 hp or greater; • Electrical generation plants or the use of standby generators; • Internal combustion engines; and
• Tub grinders.
For a more detailed listing, refer to the Technical Appendices, page 4-4, in the APCD's CEQA Air Quality Handbook (April 2012).
Operational Permit Requirements
Based on the information provided, we are unsure of the types of equipment that may be present at the site. Operational sources may require APCD permits. The following list is provided as a guide to equipment and operations that may have permitting requirements but should not be viewed as exclusive:
• Portable generators and equipment with engines that are 50 hp or greater; • Electrical generation plants or the use of standby generator; • Auto and vehicle repair and painting facilities;
• Internal combustion engines; and
• Unconfined abrasive blasting operations.
Most facilities applying for an Authority to Construct or Permit to Operate with stationary diesel engines greater than 50 hp, should be prioritized or screened for facility wide health risk impacts. A diesel engine-only facility limited to 20 non-emergency operating hours per year or that has demonstrated to have overall diesel particulate emissions less than or equal to 2 lb/yr does not Exhibit C
City Council Agenda June 20, 2023
APCD Comments Regarding the Peterbilt Sales & Service Center October 6, 2022
(2) Air Quality
CONSTRUCTION PHASE
Construction Phase Impacts - Exceeds Threshold(s)
The project proponent evaluated the construction impacts of this project using the most recent CalEEMod computer model. The modeling results indicate that the construction phase impacts will likely be below APCD’s significance threshold values identified in Table 2-1 of the CEQA Air Quality Handbook (April 2012). However, since the project’s graded area is more than 4-acres the project’s construction phase fugitive dust impact will need to be mitigated. Also since the project is near sensitive receptors, construction phase diesel idling mitigation is also necessary.
Fugitive Dust Mitigation Measures: Expanded List
Construction activities can generate fugitive dust, which could be a nuisance to residents and businesses in close proximity to the proposed construction site. Projects with grading areas more than 4 acres and/or within 1,000 feet of any sensitive receptor shall implement the following mitigation measures to manage fugitive dust emissions such that they do not exceed the APCD 20% opacity limit (APCD Rule 401) and minimize nuisance (APCD Rule 402) impacts:
a. Reduce the amount of the disturbed area where possible; b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible. When drought conditions exist and water use is a concern, the contractor or builder should consider use of a dust suppressant that is effective for the specific site conditions to reduce the amount of water used for dust control. Please refer to the following link from the San Joaquin Valley Air District for a list of potential dust suppressants: Products Available for Controlling Dust;
c. All stockpiled dirt should be sprayed daily and covered with tarps or other dust barriers as needed;
d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding, soil binders or other dust controls are used;
e. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) or otherwise comply with California Vehicle Code (CVC) Section 23114; f. “Track-Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304. To prevent ‘track out’, designate access points and require all employees, subcontractors, and others to use them. Install and operate a ‘track-out prevention device’ where vehicles enter and exit unpaved roads onto paved streets. The ‘track-out prevention device’ can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified; g. All fugitive dust mitigation measures shall be shown on grading and building plans; Exhibit C
City Council Agenda June 20, 2023
APCD Comments Regarding the Peterbilt Sales & Service Center October 6, 2022
h. The contractor or builder shall designate a person or persons whose responsibility is to ensure any fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation measures as necessary to minimize dust complaints and reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include holidays and weekend periods when work may not be in progress (for example, wind-blown dust could be generated on an open dirt lot). The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork, or demolition (Contact the Compliance Division at 805-781-5912);
i. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible, following completion of any soil disturbing activities;
j. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating, non-invasive grass seed and watered until vegetation is established;
k. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by the APCD; l. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site;
m. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping when feasible; and
n. Take additional measures as needed to ensure dust from the project site is not impacting areas outside the project boundary.
Limits of Idling During Construction Phase
State law prohibits idling diesel engines for more than 5 minutes. All projects with diesel-powered construction activity shall comply with Section 2485 of Title 13 of the California Code of Regulations and the 5-minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board’s In-Use Off-Road Diesel regulation to minimize toxic air pollution impacts from idling diesel engines. The specific requirements and exceptions for the on-road and off-road regulations can be reviewed at the following web sites: arb.ca.gov/sites/default/files/classic/msprog/truck-idling and arb.ca.gov/regact/2007/ordiesl07/frooal.pdf.
The APCD does not recommend any other construction phase air quality mitigation measures for the project.
In addition, because this project is within 1,000 feet of sensitive receptors, the Rancho Paso Mobile Home Park, the project applicant shall comply with the following more restrictive requirements to minimize impacts to nearby sensitive receptors:
1. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
2. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
3. Use of alternative fueled equipment is recommended; and
4. Signs that specify no idling areas must be posted and enforced at the site.
Exhibit C
City Council Agenda June 20, 2023
APCD Comments Regarding the Peterbilt Sales & Service Center October 6, 2022
OPERATIONAL PHASE
Operational Phase Impacts - Below Threshold
Based on the Mitigated Negative Declaration operational phase emission estimates using the most recent CalEEMod computer model, the operational phase would likely be less than the APCD’s significance threshold values identified in Table 3-2 of the CEQA Air Quality Handbook. Therefore, with the exception of the requirements below, the APCD is not requiring other operational phase mitigation measures for this project.
Health Risk Assessment –Type A - New Toxic Source that Impacts Sensitive Receptors This project has the potential to emit toxic or hazardous air pollutants and is located in close proximity to sensitive receptors. Sensitive receptor locations include schools, residential dwellings, parks, day care centers, nursing homes, and hospitals. Health impacts may be significant due to increased cancer risk for the affected population, even at a very low level of emissions. Such projects are required to prepare a health risk assessment to determine the potential level of risk associated with their operations.
This project is a new proposed land use project that generates toxic air contaminants (i.e. truck diesel engine operations and idling) that may impact sensitive receptors indicating it is a Type A project. Air districts across California are uniform in their recommendation to use the significance thresholds that have been established under each district’s “Hot Spots” and permitting programs.
The APCD has defined the excess cancer risk significance threshold at 10 in a million for Type A projects in San Luis Obispo County.
In 2015, APCD worked with San Luis Obispo County and an applicant to evaluate a similar proposed project which had sensitive receptors that were in closer proximity to the proposed truck service center. APCD worked with the project’s consultant to determine project specifics to use in an APCD risk screening tool. The screening risk was near, but below the 10 in a million threshold. Since then, the California Office of Environmental Health Hazard Assessment (OEHHA) issued new risk assessment guidance that resulted in risk increasing relative to their previous guidance. The APCD does not have a screening tool that factors in these OEHHA changes.
Prior to completion of the project’s environmental assessment, the APCD recommends that the project proponent perform a screening level health risk assessment to determine the potential health risks to existing residents that would be impacted by this proposed project. If the screening assessment is above 10 in a million, a more comprehensive health risk analysis shall be required. Results of the screening and/or the refined health risk assessment need to be provided to the APCD for review and approval. Some of the risk screening inputs that may be needed include:
• Daily operational phase trips to the project site;
• % of daily trips that are diesel trucks and their anticipated make up (i.e. heavy-heavy duty, medium-heavy duty, light-heavy duty);
• Total daily diesel trips to site;
• Number of days per year project location will be open; • Total annual diesel trips; and
• Distance from midpoint of truck service center to lot of nearest sensitive receptor.
Exhibit C
City Council Agenda June 20, 2023
APCD Comments Regarding the Peterbilt Sales & Service Center October 6, 2022
(3) Greenhouse Gas Emissions
The project applicant evaluated the project proponent’s operational phase greenhouse gas (GHG) emission estimates using the most recent CalEEMod computer model. The operational phase would likely be less than an interim GHG threshold of 690 metric tons of carbon dioxide equivalent emissions per year the city may find to be applicable for this project. APCD is not recommending any operational phase GHG mitigation measures for this project.
Again, thank you for the opportunity to comment on this proposal. If you have any questions or comments, feel free to contact me at 805-781-5912.
Sincerely,
ASHLEY GOLDLIST
Air Quality Specialist
ASG/kaw
cc: Dora Drexler, APCD, [email protected]
Exhibit C
City Council Agenda June 20, 2023
Gavin Newsom, Governor
David Shabazian, Director
May 26, 2023
VIA EMAIL
Ms. Katie Banister
Assistant Planner
City of Paso Robles
1000 Spring Street,
Paso Robles, CA 93446
[email protected]
Dear Ms. Banister:
PETERBUILT SERVICE CENTER AND BILLBOARD SIGN RECIRCULATION The California Geologic Energy Management Division (CalGEM) appreciates the opportunity to submit comments on the project referenced above (Project).
CalGEM has previously commented on this project and our recommendations remain the same. Please find the October 4, 2022 letter attached.
Thank you for considering CalGEM’s comments. If you have any questions, please contact our District office at (805) 937-7246 or via email at
[email protected]
Sincerely,
Trey Powell
Senior Oil and Gas Engineer
Signature on behalf of
Miguel Cabrera
Northern District Deputy
Enclosure
ZN:ji:kv
cc: Chrono, CSWR 1012626, [email protected]
State of California Natural Resources Agency | Department of Conservation Northern District
Orcutt Office and Mail: 195 S. Broadway, Suite 101, Orcutt, CA 93455 | T: (805) 937-7246 | F: (805) 937-0673 Sacramento Office and Mail: 715 P Street, MS 1803, Sacramento, CA 95814 | T: (916) 322-1110 | F: (916) 445-3319 Ventura Office: 1000 S. Hill Road, Suite 116, Ventura, CA 93003 | T: (805) 937-7246 | F: (805) 654-4765 Ventura Mail: 195 S. Broadway, Suite 101, Orcutt, CA 93455 conservation.ca.gov
DocuSign Envelope ID: 99B8F414-8C24-4521-9B8E-8523F7C99202 Exhibit D
City Council Agenda June 20, 2023
DocuSign Envelope ID: 361D104D-77A2-4818-B3CF-A1FE90A998A9 10/04/2022
City: Paso Robles - Planning Division
Katie Banister
100 Spring street, Paso Robles, CA 93446, USA
[email protected]
Construction Site Well Review (CSWR) ID: 1012626
Assessor Parcel Number(s): 009851022
Property Owner(s): Pamela Jardini
Project Location Address: 2805 Theatre Drive Paso Robles, California 93446 Project Title: 2805 Theatre Drive Peterbilt Service Center Public Resources Code (PRC) § 3208.1 establishes well reabandonment responsibility when a previously plugged and abandoned well will be impacted by planned property development or construction activities. Local permitting agencies, property owners, and/or developers should be aware of, and fully understand, that significant and potentially dangerous issues may be associated with development near oil, gas, and geothermal wells.
The California Geologic Energy Management Division (CalGEM) has received and reviewed the above referenced project dated 10/3/2022. To assist local permitting agencies, property owners, and developers in making wise land use decisions regarding potential development near oil, gas, or geothermal wells, the Division provides the following well evaluation.
The project is located in San Luis Obispo County, within the boundaries of the following fields:
N/A
Our records indicate there are no known oil, gas, or geothermal wells located on the parcel where the Project is proposed. For comment and well review for future development on parcels where wells are DocuSign Envelope ID: 99B8F414-8C24-4521-9B8E-8523F7C99202 Exhibit D
City Council Agenda June 20, 2023
DocuSign DocuSign Envelope ID: 99B8F414 Envelope ID: 361D104D-77A2 8C24--4818 4521--B3CF 9B8E--A1FE90A998A9 8523F7C99202
located, please contact the Division. Records and locations for oil, gas, and geothermal wells located in California are available online at https://www.conservation.ca.gov/calgem/Pages/WellFinder.aspx Our records indicate there are no known oil or gas wells located within the project boundary as identified in the application.
• Number of wells Not Abandoned to Current Division Requirements as Prescribed by Law and Projected to Be Built Over or Have Future Access Impeded by this project: 0 • Number of wells Not Abandoned to Current Division Requirements as Prescribed by Law and Not Projected to Be Built Over or Have Future Access Impeded by this project: 0 • Number of wells Abandoned to Current Division Requirements as Prescribed by Law and Projected to Be Built Over or Have Future Access Impeded by this project: 0 • Number of wells Abandoned to Current Division Requirements as Prescribed by Law and Not Projected to Be Built Over or Have Future Access Impeded by this project: 0 The Division categorically advises against building over, or in any way impeding access to, oil, gas, or geothermal wells. Impeding access to a well could result in the need to remove any structure or obstacle that prevents or impedes access including, but not limited to, buildings, housing, fencing, landscaping, trees, pools, patios, sidewalks, roadways, and decking. Maintaining sufficient access is considered the ability for a well servicing unit and associated necessary equipment to reach a well from a public street or access way, solely over the parcel on which the well is located. A well servicing unit, and any necessary equipment, should be able to pass unimpeded along and over the route, and should be able to access the well without disturbing the integrity of surrounding infrastructure.
There are no guarantees a well abandoned in compliance with current Division requirements as prescribed by law will not start leaking in the future. It always remains a possibility that any well may start to leak oil, gas, and/or water after abandonment, no matter how thoroughly the well was plugged and abandoned. The Division acknowledges wells plugged and abandoned to the most current Division requirements as prescribed by law have a lower probability of leaking in the future, however there is no guarantees that such abandonments will not leak.
The Division advises that all wells identified on the development parcel prior to, or during, development activities be tested for liquid and gas leakage. Surveyed locations should be provided to the Division in Latitude and Longitude, NAD 83 decimal format. The Division expects any wells found leaking to be reported to it immediately.
Failure to plug and reabandon the well may result in enforcement action, including an order to perform Exhibit D
City Council Agenda June 20, 2023
DocuSign DocuSign Envelope ID: 99B8F414 Envelope ID: 361D104D-77A2 8C24--4818 4521--B3CF 9B8E--A1FE90A998A9 8523F7C99202
reabandonment well work, pursuant to PRC § 3208.1, and 3224.
PRC § 3208.1 give the Division the authority to order or permit the re-abandonment of any well where it has reason to question the integrity of the previous abandonment, or if the well is not accessible or visible. Responsibility for re-abandonment costs may be affected by the choices made by the local permitting agency, property owner, and/or developer in considering the general advice set forth in this letter. The PRC continues to define the person or entity responsible for reabandonment as:
1. The property owner - If the well was plugged and abandoned in conformance with Division requirements at the time of abandonment, and in its current condition does not pose an immediate danger to life, health, and property, but requires additional work solely because the owner of the property on which the well is located proposes construction on the property that would prevent or impede access to the well for purposes of remedying a currently perceived future problem, then the owner of the property on which the well is located shall obtain all rights necessary to reabandon the well and be responsible for the reabandonment.
2. The person or entity causing construction over or near the well - If the well was plugged and abandoned in conformance with Division requirements at the time of plugging and abandonment, and the property owner, developer, or local agency permitting the construction failed either to obtain an opinion from the supervisor or district deputy as to whether the previously abandoned well is required to be reabandoned, or to follow the advice of the supervisor or district deputy not to undertake the construction, then the person or entity causing the construction over or near the well shall obtain all rights necessary to reabandon the well and be responsible for the reabandonment.
3. The party or parties responsible for disturbing the integrity of the abandonment - If the well was plugged and abandoned in conformance with Division requirements at the time of plugging and abandonment, and after that time someone other than the operator or an affiliate of the operator disturbed the integrity of the abandonment in the course of developing the property, then the party or parties responsible for disturbing the integrity of the abandonment shall be responsible for the reabandonment.
No well work may be performed on any oil, gas, or geothermal well without written approval from the Division. Well work requiring approval includes, but is not limited to, mitigating leaking gas or other fluids from abandoned wells, modifications to well casings, and/or any other re-abandonment work. The Division also regulates the top of a plugged and abandoned well's minimum and maximum depth below final grade. CCR §1723.5 states well casings shall be cut off at least 5 feet but no more than 10 feet below grade. If any well needs to be lowered or raised (i.e. casing cut down or casing riser added) to meet this regulation, a permit from the Division is required before work can start.
Exhibit D
City Council Agenda June 20, 2023
DocuSign DocuSign Envelope ID: 99B8F414 Envelope ID: 361D104D-77A2 8C24--4818 4521--B3CF 9B8E--A1FE90A998A9 8523F7C99202
The Division makes the following additional recommendations to the local permitting agency, property owner, and developer:
1. To ensure that present and future property owners are aware of (a) the existence of all wells located on the property, and (b) potentially significant issues associated with any improvements near oil or gas wells, the Division recommends that information regarding the above identified well(s), and any other pertinent information obtained after the issuance of this letter, be communicated to the appropriate county recorder for inclusion in the title information of the subject real property.
2. The Division recommends that any soil containing hydrocarbons be disposed of in accordance with local, state, and federal laws. Please notify the appropriate authorities if soil containing significant amounts of hydrocarbons is discovered during development.
As indicated in PRC § 3106, the Division has statutory authority over the drilling, operation, maintenance, and abandonment of oil, gas, and geothermal wells, and attendant facilities, to prevent, as far as possible, damage to life, health, property, and natural resources; damage to underground oil, gas, and geothermal deposits; and damage to underground and surface waters suitable for irrigation or domestic purposes. In addition to the Division's authority to order work on wells pursuant to PRC §§ 3208.1 and 3224, it has authority to issue civil and criminal penalties under PRC §§ 3236, 3236.5, and 3359 for violations within the Division's jurisdictional authority. The Division does not regulate grading, excavations, or other land use issues.
If during development activities, any wells are encountered that were not part of this review, the property owner is expected to immediately notify the Division's construction site well review engineer in the Northern district office, and file for Division review an amended site plan with well casing diagrams. The District office will send a follow-up well evaluation letter to the property owner and local permitting agency.
Should you have any questions, please contact me at (805) 937-7246 or via email at [email protected].
Sincerely,
Miguel Cabrera
Northern District Deputy
cc: Katie Banister - Plan Checker
Exhibit D
City Council Agenda June 20, 2023
OTAD-57162\2692708.1
1331 N. California Blvd.
Suite 600
Walnut Creek, CA 94596
T 925 935 9400
F 925 933 4126
www.msrlegal.com
Anthony M. Leones
Direct Dial: 925 941 3261
[email protected]
Offices: Walnut Creek / San Francisco / Newport Beach
October 11, 2022
VIA E-MAIL
City of El Paso de Robles Planning Commission
Attn:
Mark Koegler, Chairperson
Field Gibson, Chairperson Pro-Tem
Ty Christensen, Commissioner
Robert Covarrubias, Commissioner
Sheree Davis, Commissioner
Roberta Jorgensen, Commissioner
Joel Neel, Commissioner
E-Mail: [email protected]
Re: Peterbuilt (022-0017 / PD22-02 / RZN22-03 / CUP 22-16) - October 11, 2022 Planning Commission Agenda Item No. 2 - Public Comment
Dear Ladies and Gentlemen:
This firm represents Outfront Media LLC (“Outfront”) which owns and operates an outdoor advertising sign (“Sign”) on the property located at 2805 Theatre Dr. Paso Robles, CA 93446 (the “Property”) which is the subject of the above-referenced agenda item (the “Project”). I hereby submit this comment regarding the Project on behalf of Outfront.
Outfront has been a long-term owner and operator of the Sign and has maintained a positive and mutually beneficial relationship with the owner of the Property (“Owner”). It is Outfront’s understanding that as a condition for developing the Property through the Project, the City of El Paso de Robles (the “City”) has indicated that it will require removal of the Sign, in connection with the widening of the right of way, requiring the City to take Outfront’s interest in the Property. Due to the ongoing and positive relationship with Owner, absent such a taking from the City, Outfront would continue to operate the Sign on the Property.
To the extent that the City requires removal of the Sign in connection with the Project and the widening of the right of way, Outfront is entitled to just compensation under the state’s Outdoor Advertising Act (Bus. & Prof. Code § 5200 et seq.), the state’s Eminent Domain laws and due to Outfront’s loss of goodwill.
MILLER STARR
REGALIA
Exhibit E
City Council Agenda June 20, 2023
City of El Paso de Robles Planning Commission
OTAD-57162\2692708.1
Section 5412 of the Act, which governs the payment of just compensation and codifies important constitutional principles, provides in pertinent part that:
[N]o sign that was lawfully erected anywhere within the state shall be compelled to be removed, nor shall its customary maintenance or use be limited, whether or not the . . . limitation is pursuant to or because of this chapter or any other law, ordinance, or regulation, without payment of just compensation as defined in the Eminent Domain Law . . . .
This section applies to all displays which were lawfully erected in compliance with state laws and local ordinances in effect when the displays were erected if the displays were in existence on November 6, 1978, or lawfully erected after November 6, 1978, regardless of whether the displays have become nonconforming or have been provided an amortization period.
(Emph. added; also see 23 USC § 131(g) [“just compensation shall be paid upon the removal of any outdoor advertising sign,” emph. added, potentially giving rise to federal claims].)
Section 5412.6 of the Act further provides:
The requirement by a governmental entity that a lawfully erected display be removed as a condition or prerequisite for the issuance or continued effectiveness of a permit, license, or other approval for any use, structure, development, or activity other than a display constitutes a compelled removal requiring compensation
under Section 5412, unless the permit, license, or approval is requested for the construction of a building or structure which cannot be built without physically removing the display.
(Emphasis added.)
Finally, under Code of Civil Procedure section 1263.510, a business owner is entitled to compensation for loss of goodwill if the real property on which the business is operated is taken. (See also Los Angeles Unified School District v.
Pulgarin (2009) 175 Cal.App.4th 101, 102-03.) To the extent the City requires Outfront to remove its Sign and takes a portion of the Property for its right of way as a condition of approval of this Project, Outfront will suffer a loss of goodwill, which must be compensated under Section 1263.510.
Outfront submits this comment regarding the Project and the City’s condition demanding removal of the sign for the City’s right of way in order to provide the Planning Commission notice of Outfront’s rights and to preserve its right to seek just compensation in the event the Sign is compelled to be removed.
Exhibit E
City Council Agenda June 20, 2023
City of El Paso de Robles Planning Commission
OTAD-57162\2692708.1
To discuss this matter further, please contact me directly.
Very truly yours,
MILLER STARR REGALIA
Anthony M. Leones
AML
Exhibit E
City Council Agenda June 20, 2023
Attachment 6
ORDINANCE NO. XXXX N.S.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES
EXPANDING THE HIGHWAY-ORIENTED SIGN OVERLAY DISTRICT TO INCLUDE 2805 THEATRE DRIVE, APN 009-851-022
WHEREAS, an application for Planned Development 22-02, Rezone 22-03, and Conditional Use Permit 22-16 (P22-0017), was filed by Archer Paso Robles, LLC to construct a 25,000 square-foot building and a highway-oriented sign at 2805 Theatre Drive; and
WHEREAS, an application for Conditional Use Permit 23-03 was filed by Outfront Media to construct a new billboard to replace an existing billboard on the site (P23-0019); and WHEREAS, the site has a General Plan land use designation of Regional Commercial (RC) and is in the Commercial Highway zoning district with Planned Development zoning overlay (C2-PD); and WHEREAS, billboard signs are a conditionally allowed use on properties that are “adjacent to the 101 or 46 Corridors” including those “separated by frontage roads”; and WHEREAS, Paso Robles Municipal Code section 21.19.030.R. defines the term “highway-oriented sign” and section 21.19.040.H. provides that such signs are subject to the approval of a Conditional Use Permit and may be placed only in the highway-oriented sign overlay district; and WHEREAS, the highway-oriented sign overlay district does not presently include the project site, and the applicants have requested that the City Council expand the highway-oriented sign overlay district to include the subject property; and
WHEREAS, the Development Review Committee (DRC) reviewed the design of the project at their meeting on August 8, 2022 and forwarded the project to Planning Commission with a request for images of the existing Peterbilt pole sign (across the freeway on Ramada Drive) illuminated at night, and plans showing how the project will interact with a new mini-storage use proposed on the lot to the west; and
WHEREAS, the Development Review Committee reviewed the design of a replacement billboard sign on April 17, 2023. The Development Review Committee members forwarded the project to the Planning Commission with a request for additional photographs of the existing billboard sign; and WHEREAS, the Planning Commission held a public hearing on May 23, 2023, and considered the facts as presented in the staff report prepared for this project, accepted public testimony regarding the project, and adopted Resolution PC 23-027 by a vote of 7-0, recommending the City Council expand the Highway-Oriented Sign Overlay District to include the project site, and WHEREAS, the City Council introduced this ordinance for first reading on June 20, 2023, and considered the facts as presented in the staff report prepared for this project and accepted public testimony regarding the ordinance.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY ORDAIN AS FOLLOWS:
City Council Agenda June 20, 2023
Attachment 6
Section 1. All of the above recitals are true and correct and are incorporated herein by reference.
Section 2. Based on the facts and analysis presented to it, including all written and oral testimony, the City Council hereby finds and determines:
a. The requested rezone is consistent with the General Plan because the Conservation Element identifies the full length of Highway 101 as a visual corridor, where “development shall be designed to make a positive visual impression” and “Billboards shall be limited in number” and Action Item 2 of General Plan Land Use Element Policy LU-2B provides for “Enhancing views along highways, roads, streets, and rail corridors with landscaping, building setbacks, enhanced architecture and signage/monuments.” b. Mitigation Measure AES-2 would limit the height of the highway-oriented sign to 30 feet in height, Mitigation Measure AES-3 would require collocation of additional highwayoriented signs on the property with the Peterbilt sign structure, and Mitigation Measure AES4 would require landscaping along the frontage of Theatre Drive. c. The requested rezone is consistent with the intents of the Highway-Oriented Sign overlay district, which are to allow signs that identify tourist-oriented businesses adjacent to Highways 101 and 46, to minimize the visual impact of highway-oriented signs, and to protect the public health and safety because the site is adjacent to Highway 101 and is contiguous to the existing Highway-Oriented Sign overlay district.
Section 3. The Highway-Oriented Sign Overlay District shall be expanded to include 2805 Theatre Drive (APN 009-851-022) as shown in attached Exhibit A.
Section 4. The project, as mitigated by Mitigated Negative Declaration SCH 2022090384, will not result in a significant impact on the environment.
Section 5. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this ordinance.
Section 6. This Ordinance shall be in full force and effect 30 days after its passage and adoption as provided by Government Code section 36397.
Section 7. The City Clerk shall certify to the passage of this Ordinance by the City Council of the City of El Paso de Robles, California, and shall either (a) have this ordinance published in a newspaper of general circulation within 15 days after its adoption or (b) have a summary of this ordinance published twice in a newspaper of general circulation within 15 days after its adoption.
INTRODUCED at a regular meeting of the City Council held on June 20, 2023, for first reading by the City Council of the City of El Paso de Robles, and adopted on _____, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
City Council Agenda June 20, 2023
Attachment 6
Steven W. Martin, Mayor
ATTEST:
Melissa Martin, City Clerk
Exhibit A. Highway-Oriented Zoning Overlay Map
City Council Agenda June 20, 2023
Exhibit A
Highway-Oriented Sign Overlay
Existing
HighwayOriented
Sign
Overlay
District
Expansion
of the
HighwayOriented
Sign
Overlay
District
City Council Agenda June 20, 2023
Attachment 7
RESOLUTION 23-XXX (B)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES APPROVING PLANNED DEVELOPMENT 22-02 FOR THE PETERBILT SALES AND SERVICE CENTER AND CONDITIONAL USE PERMIT 22- 16 FOR A HIGHWAY-ORIENTED SIGN
2805 THEATRE DRIVE, APN: 009-851-022
WHEREAS, an application for Planned Development 22-02, Rezone 22-03, and Conditional Use Permit 22-16 (P22-0017), was filed by Archer Paso Robles, LLC to construct a 25,000 square-foot building and a highwayoriented sign at 2805 Theatre Drive; and WHEREAS, an application for Conditional Use Permit 23-03 was separately filed by Outfront Media to construct a new billboard to replace an existing billboard on the site (P23-0019); and WHEREAS, the site has a General Plan land use designation of Regional Commercial (RC) and is in the Commercial Highway zoning district with Planned Development zoning overlay (C2-PD); and WHEREAS, vehicle sales (of new vehicles and up to 25 percent or less of used vehicles and including auto service as an accessory use) is an allowed use in the C2 zoning district; and WHEREAS, billboard signs are a conditionally allowed use on properties that are “adjacent to the 101 or 46 Corridors” including those “separated by frontage roads”; and WHEREAS, the purpose and intent of the planned development (PD) district zoning overlay is to provide for innovation and flexibility in the design of residential, commercial, and industrial developments. Approval of a development plan is required for all development in the planned development overlay district; and WHEREAS, the subject site is 6.6 acres; the project would utilize 4.1 acres and leave 2.5 acres for future development; and
WHEREAS, the Development Review Committee (DRC) reviewed the design of the project at their meeting on August 8, 2022 and forwarded the project to Planning Commission with a request for images of the existing Peterbilt pole sign (across the freeway on Ramada Drive) illuminated at night, and plans showing how the project will interact with a new mini-storage use proposed on the lot to the west; and WHEREAS, pursuant to the Statutes and Guidelines of the California Environmental Quality Act (CEQA), Public Resources Code, Section 21000, et seq., and the City’s Procedures for Implementing CEQA, Initial Study and a Mitigated Negative Declaration SCH 2022090384 was prepared and circulated for a 20-day public review period beginning on September 21, 2022 and October 11, 2022. Based on new information received, the Initial Study and Mitigated Negative Declaration were redrafted and recirculated for a 20- day public review period beginning on May 12, 2023 and ending on June 2, 2023; and WHEREAS, the project was scheduled for a public hearing at the Planning Commission on October 11, 2022.
On the day of the hearing, the City received a letter from Outfront Media, which owns an existing billboard on the property that was proposed for removal with the project. The letter indicated actions taken by the City that resulted in the removal of the billboard would violate the 5th Amendment of the US Constitution and would be considered a taking requiring just compensation. The hearing was postponed to a future meeting in order for the City to prepare a response; and
City Council Agenda June 20, 2023
Attachment 7
WHEREAS, the Development Review Committee reviewed the design of a replacement billboard sign on April 17, 2023. The Development Review Committee members forwarded the project to the Planning Commission with a request for additional photographs of the existing billboard sign; and WHEREAS, the Planning Commission held a public hearing on May 23, 2023, and considered the facts as presented in the staff report prepared for this project, accepted public testimony regarding the project, and approved Resolution PC 23-028 on a vote of 7-0 recommending the City Council approve Planned Development 22-02 and Conditional Use Permit 22-16; and WHEREAS, the City Council held a public hearing on June 20, 2023, and considered the facts as presented in the staff report prepared for this project and accepted public testimony regarding the project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. All of the above recitals are true and correct and incorporated herein by reference.
Section 2. Based on the information contained in the staff report, testimony presented during the public hearing, and responses thereto, the City Council hereby finds and determines that:
Development Plan Findings
a. The design and intensity of the proposed development plan is consistent with the goals and policies established by the general plan; the zoning code (particularly the purpose and intent of the zoning district in which the development project is located); and all other adopted codes, policies, standards, and plans of the city, because the site is in the Regional Commercial General Plan land use designation, where typical uses include autos and recreational vehicles. The zoning is C2 PD, where new vehicle sales with accessory repair uses are permitted uses. As mitigated, the project is consistent with the General Plan Conservation Element, which identifies the full length of Highway 101 as a visual corridor, where “development shall be designed to make a positive visual impression” and “Billboards shall be limited in number.” As mitigated, the project is consistent with Action Item 2 of General Plan Land Use Element Policy LU-2B which is “Enhancing views along highways, roads, streets, and rail corridors with landscaping, building setbacks, enhanced architecture and signage/monuments.” b. The proposed development plan will not be detrimental to the health, safety, morals, comfort, convenience, and general welfare of the person residing or working in the neighborhood, or be injurious or detrimental to property and improvements in the neighborhood, or to the general welfare of the city because, as mitigated, noise and hazardous materials impacts are reduced to a less than significant level. c. The proposed development plan accommodates the aesthetic quality of the city as a whole, especially where development will be visible from gateways to the city and scenic corridors because it is a well-designed project with adequate landscaping.
City Council Agenda June 20, 2023
Attachment 7
d. The proposed development plan is compatible with, and is not detrimental to, surrounding land uses and improvements, provides appropriate visual appearance, and contributes to the mitigation of any environmental and social (e.g., privacy) impact because it is visually similar to other commercial uses on Theatre Drive and is mitigated to address noise impacts to a less than significant level. e. The proposed development plan is compatible with existing scenic and environmental resources such as hillsides, stress courses, oak trees, vistas, historic buildings, and structures because the site is flat with no water courses, is consistent with the surrounding buildings and environment, and the project would retain all mature oak trees on the property.
f. The proposed development plan contributes to the orderly development of the city as a whole because it is a vehicle-centric use located on an arterial road. g. The proposed project is designed to be sensitive to, and blend in with, the character of the site and surrounding area, and would not have an adverse effect on the public views from nearby roads and other public vantage points because it is similar in appearance to other commercial uses on Theatre Drive and provides adequate landscaping. h. The development would be consistent with the purpose and intent of the Planned Development chapter and would not be contrary to the public health, safety, and welfare because, as mitigated, it will address all potential environmental and safety impacts.
Conditional Use Permit Findings
l. The establishment, maintenance, and operation of the proposed highway-oriented sign will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort, convenience, and general welfare of the persons residing or working in the neighborhood setting because it is proposed located approximately 600 feet from the nearest residence on the west side of Highway 101. m. The establishment, maintenance, and operation of the proposed highway-oriented sign will not be injurious or detrimental to property and improvements in the neighborhood or to the general welfare of the City because it is proposed located approximately 600 feet from the nearest residence and mitigation measures require shielding of light sources.
n. The establishment, maintenance, and operation of the proposed highway-oriented sign will not be detrimental to the city’s efforts to revitalize the downtown because it does not advertise a land use that is desirable in the downtown and is tastefully designed with high quality materials.
o. The establishment, maintenance, and operation of the proposed highway-oriented sign, under the circumstances of the particular case, would be compatible with the goals, policies, and intent of the Zoning Ordinance specifically for the C2 zoning district, which
City Council Agenda June 20, 2023
Attachment 7
is intended for uses with a regional draw including the sale of vehicles with accessory vehicle repair.
Section 3. The project, as mitigated by Mitigated Negative Declaration SCH 2022090384, will not result in a significant impact on the environment by the project.
Section 4. The City Council hereby approves Planned Development 22-02 and Conditional Use Permit 22-16, subject to the following:
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Site Plan
D Civil Plans
E Landscape Plan
F Fencing Plan
G Garbage Enclosure Details
H Perspectives
I Floor Plans
J Roof Plan
K Elevations
L Electrical and Lighting Plan
M Sign Details
PASSED AND ADOPTED THIS 20th day of June 2023, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steve W. Martin, Mayor
ATTEST:
Melissa Boyer, City Clerk
City Council Agenda June 20, 2023
Exhibit A
Site Specific Conditions of Approval – PD22-02 and CUP22-16 Planning Division Conditions:
1. The applicant/developer shall comply with the checked standard Conditions of Approval, “Exhibit B”.
NOTE: In the event of conflict or duplication between standard and site-specific conditions, the site-specific condition shall supersede the standard condition.
2. The project shall be constructed in substantial conformance with the conditions of approval, and it shall be constructed in substantial conformance with the following Exhibits:
EXHIBIT DESCRIPTION
A Site-Specific Conditions of Approval
B Standard Conditions of Approval
C Site Plan
D Civil Plans
E Landscape Plan
F Fencing Plan
G Garbage Enclosure Details
H Perspectives
I Floor Plans
J Roof Plan
K Elevations
L Electrical and Lighting Plan
M Sign Details
3. Approval of this project is valid for a period of two (2) years from date of approval. Unless construction permits have been issued and site work has begun, the approval of Planned Development 22-02 and Conditional Use Permit 22-16 shall expire on June 20, 2025. The Planning Commission may extend this expiration date if a time extension application has been filed with the City along with the required fee before the expiration date.
4. Any condition imposed by the City Council in approving this Development Plan and Conditional Use Permit may be modified or eliminated, or new conditions may be added by the Planning Commission, provided that the Planning Commission shall first conduct a public hearing in the same manner as required for the granting of the original permit.
5. The building shall include a parapet wall to screen all rooftop equipment from Theatre Drive and Highway 101 to the satisfaction of the Director of Community Development.
6. Amendments to Conditional Use Permit 22-16 for a highway-oriented sign, including any collocation of a future highway-oriented sign for a use on the remainder area of the lot, are subject to approval by the Planning Commission.
7. Amendments to proposed wall-mounted signs are subject to approval of the Development Review Committee subject to the standards the Sign Ordinance (PRMC Chapter 21.19).
City Council Agenda June 20, 2023
Exhibit A
8. Ongoing, the applicant/owner of the property shall not place any temporary banner signs on the property for more than 30 days at any time, as permitted by PRMC 21.19.040.C. No banners or other signage shall be hung from the perimeter fence.
9. Any structures proposed for the truck washing station at the rear of the property are subject to review by the Development Review Committee.
10. Any storage or stockpiling of materials on the ~2.5-acre remainder area at the south of the property shall be removed prior to final building permit.
11. Ongoing, no storage or stockpiling is permitted on the ~2.5-acre remainder area at the south of the property until a development plan is approved by the City for this area.
11. Ongoing, no semi-truck or other vehicle shall, other than new vehicles for sale, be stored on the site for more than 30 days at a time. No vehicle shall be stored off the paving at any time.
12. Before issuance of a building permit, the applicant shall amend the landscaping plan over the stormwater swale at the southern edge of the parking lot to the satisfaction of the Director of Community Development.
Engineering Division Conditions:
12. Theatre Drive shall be widened from Nutwood Drive to the City Limits as directed by the City Engineer.
Frontage improvements shall be installed consisting of curb, gutter, sidewalk, street trees, new pavement, and streetlight at the intersection of Nutwood Drive to the City Limits. Sidewalk shall be installed along Nutwood Drive from Theatre Drive to the western property boundary.
Timing: Prior to issuance of certificate of occupancy.
13. Water and sewer mainsshall be extended to serve the project from the nearest connection point on Theatre Drive to City Engineer’s satisfaction. The Applicant may file a reimbursement agreement with the City Council at the time of Utility acceptance by the City Council.
Timing: Prior to issuance of certificate of occupancy.
14. The width of each driveway approach shall be limited to 30 feet in accordance with City standards or as approved by the City Engineer.
15. The project shall continue to accept and manage offsite stormwater in accordance with previous subdivision and development approvals.
16. Utilities serving the existing billboard shall be removed to the satisfaction of the City Engineer.
Timing: Concurrent with removal of the billboard / prior to building occupancy.
16. Before issuance of a grading permit, the applicant shall sign a road maintenance agreement with the property owners of Parcel 2 of Parcel Map PR 04-0471 (Assessor Parcel Number 009-851-023) and Lot 2 of Tract 1699-3 (Assessor Parcel Number 009-851-016), which are properties on Nutwood Circle within the City limits. The City will not be part of the agreement process. A copy of the executed road maintenance agreement shall be provided to the City.
Timing: Prior to Grading Permit Issuance.
City Council Agenda June 20, 2023
Exhibit A
Mitigation Measures:
AES-1. Any lights installed to illuminate the billboard shall be external and shielded so that the light source is not visible from roadways or properties zoned for residential use. The applicant shall use the least amount of light practicable for the purpose of illuminating the sign. The applicant shall provide a photometric plan before issuance of a building permit to demonstrate the proposed lighting will not spill onto any residentially zoned property.
AES-2. The freeway-oriented sign shall not exceed 30 feet in height.
AES-3. Any future freeway-oriented sign for a business developed on the southern portion of the lot shall be collocated on the same sign structure as the freeway-oriented sign for the Peterbilt project.
AES-4. The applicant shall provide and maintain landscaping and street trees along the entire length of both street frontages to the satisfaction of the Director of the Community Development Department. Street trees are not required on the remainder portion of the lot.
AQ-1. The applicant shall maintain all construction equipment in proper tune according to manufacturer’s specifications.
AQ-2. The applicant shall fuel all off-road and portable diesel-powered equipment with ARB certified motor vehicle diesel fuel (non-taxed version suitable for use off-road).
AQ-3. The applicant shall 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.
AQ-4. The applicant shall use on-road heavy-duty trucks that meet the CARB’s 2010 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation.
AQ-5. All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit.
AQ-6. All projects with diesel-powered construction activity shall comply with Section 2485 of Title 13 of the California Code of Regulations and the 5-minute idling restriction identified in Section 2449(d)(2) of the California Air Resources Board’s In-Use Off-Road Diesel regulation to minimize toxic air pollution impactsfrom idling diesel engines. The specific requirements and exceptions for the on-road and off-road regulations can be reviewed at the following web sites:
arb.ca.gov/sites/default/files/classic/msprog/truck-idling and arb.ca.gov/regact/2007/ordiesl07/frooal.pdf
AQ-7. Diesel idling within 1,000 feet of sensitive receptors is not permitted.
AQ-8. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors.
AQ-9. The applicant shall post and enforce no idling areas at the site.
AQ-10. The applicant shall electrify equipment when feasible.
AQ-11. The applicant shall substitute gasoline-powered in place of diesel-powered equipment, where feasible.
City Council Agenda June 20, 2023
Exhibit A
AQ-12. The applicant shall use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane or biodiesel.
AQ-13. Diesel equipment used to construct the site shall install California Verified Diesel Emission Control Strategies listed at: http://www.arb.ca.gov/diesel/verdev/vt/cvt.htm.
AQ-14. 15% of construction fleet vehicles shall be zero emission vehicles.
AQ-15. The project shall include alternative fuel fleet vehicle(s).
AQ-16. The project shall reduce the amount of disturbed area where possible.
AQ-17. The project shall use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. Increased watering frequency is required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water shall be used whenever possible. When drought conditions exist and water use is a concern, the contractor or builder shall consider use of a dust suppressant that is effective for the specific site conditions to reduce the amount of water used for dust control. Refer to
http://www.valleyair.org/busind/comply/PM10/Products%20Available%20for%20Controlling %20PM10%20Emissions.htm for a list of potential dust suppressants.
AQ-18. All dirt stock-pile areas shall be sprayed daily and covered with tarps or other dust barriers as needed.
AQ-19. 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.
AQ-20. 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.
AQ-21. 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 APCD.
AQ-22. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used.
AQ-23. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site.
AQ-24. All trucks hauling dirt, sand, soil, or other loose materials shall 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 CVC Section 23114.
AQ-25. The applicant shall sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers shall be used with reclaimed water shall be used where feasible. Roads shall be pre-wetted prior to sweeping when feasible.
AQ-26. The applicant shall install wheel washers where vehicles enter and exit unpaved roads onto streets or wash off trucks and equipment leaving the site.
City Council Agenda June 20, 2023
Exhibit A
AQ-27. The contractor or builder shall designate a person or persons whose responsibility is to ensure any fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation measures as necessary to minimize dust complaints and reduce visible emissions below the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period.
Their duties shall include holidays and weekend periods when work may not be in progress (for example, wind-blown dust could be generated on an open dirt lot). The name and telephone number of such persons shall be provided to the APCD Compliance Division prior to the start of any grading, earthwork, or demolition (Contact the Compliance Division at 805-781-5912).
AQ-28. The applicant shall take additional measures as needed to ensure dust from the project site does not impact areas outside the project boundary.
AQ-29. To prevent ‘track out’ (sand or soil that adheres to and/or agglomerates on the exterior surfaces of motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as described in CVC Section 23113 and California Water Code 13304), the applicant shall designate access points and require all employees, subcontractors, and others to use them. The applicant shall install and operate a ‘track-out prevention device’ where vehicles enter and exit unpaved roads onto paved streets. The ‘track-out prevention device’ can be any device or combination of devices that are effective at preventing track out, located at the point of intersection of an unpaved area and a paved road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways accumulate tracked out soils, the track-out prevention device may need to be modified.
AQ-30. All fugitive dust mitigation measures shall be shown on grading and building plans.
AQ-31. The applicant shall acquire all required APCD permits for portable equipment greater than 50 hp used during construction activities.
AQ-32. The applicant shall acquire all required APCD permits for operational stationary diesel engines greater than 50 hp.
AQ-33. Before issuance of a building permit, the applicant shall prepare a screening-level health risk assessment with risk screening inputs including:
• Daily operational phase trips to the project site;
• % of daily trips that are diesel trucks and their anticipated make up (i.e. heavy-heavy duty, medium-heavy duty, light-heavy duty);
• Total daily diesel trips to site;
• Number of days per year project location will be open; • Total annual diesel trips; and
• Distance from midpoint of truck service center to lot of nearest sensitive receptor.
If the screening assessment is above 10 in a million, a more comprehensive health risk analysis shall be required. Results of the screening and/or the refined health risk assessment shall be provided to the APCD for review and approval.
AQ-34. Developmental burning of vegetative material is prohibited.
City Council Agenda June 20, 2023
Exhibit A
BIO-1. All construction work activities shall be completed during daylight hours (between sunrise and sunset) and outside of rain events.
BIO-2. The Project impact area shall be clearly marked or delineated with stakes, flagging, tape, or signage prior to work. Areas outside of work limits shall be considered environmentally sensitive and shall not be disturbed.
BIO-3. All equipment and vehicles shall be checked and maintained daily to prevent spills of fuel, oil, and other hazardous materials. A designated staging area shall be established for vehicle/equipment parking and storage of fuel, lubricants, and solvents. All fueling and maintenance activities shall take place in the staging area.
BIO-4. If vegetation removal (i.e., tree trimming/removal activities) is scheduled between February 1 and August 31 (general nesting bird season), nesting bird surveys shall be completed by a qualified biologist within 48 hours prior to start of work. If any active nests are discovered within or adjacent to work limits, an appropriate buffer (i.e., 500 feet for raptors and 250 feet for other birds, or at the discretion of a qualified biologist based on biological or ecological reasons) shall be established to protect the nest until a qualified biologist has determined that the nest is no longer active and/or the young have fledged.
BIO-5. Within 30 days of the start of construction, a qualified biologist shall conduct a pre-activity survey of the Project Site for signs of San Joaquin kit fox and American badger, including tracks, scat, or suitable burrows (burrows four inches or greater in diameter). Potential dens shall be tracked for a minimum of four nights with motion-activated cameras to determine if the burrow is actively being used by San Joaquin kit fox or badger. All potential dens shall be avoided by a minimum of 50 feet until they have been determined to be inactive. In the event San Joaquin kit fox is identified within the Project Site, the USFWS, CDFW, and all other appropriate agencies/government entities shall be contacted for further consultation.
In conjunction with the badger and kit fox survey, the qualified biologist will conduct a survey for Northern legless lizard. Hand search methods, including raking, will be used during the survey in areas where legless lizards are expected to be found (e.g., sandy/loose soils, under shrubs/leaf litter, other vegetation, or debris). If observed, the qualified biologist will relocate the lizard to nearby suitable habitat. The qualified biologist will prepare a completion letter-report to document the pre-activity survey results.
BIO-6. If oak tree removal and/or damage is unavoidable due to Project implementation, 25% of the diameter of trees removed shall be replanted on the site.
CUL-1. In the event that buried or otherwise unknown cultural resources are discovered during construction work in the area of the find shall be suspended and the City of Paso Robles shall be contacted immediately, and appropriate mitigations measures shall be developed by qualified archeologist or historian if necessary, at the developers expense.
CUL-2. In the event human remains are found on the project site during construction or during archaeological work, the person responsible for the excavation, or his or her authorized representative, shall immediately notify the San Luis Obispo County Coroner’s office by telephone. No further excavation or disturbance of the discovery or any nearby area reasonably suspected to overlie adjacent remains (as determined by the qualified archaeologist and/or the Native American monitor) shall occur until the Coroner has made the necessary findings as to origin and disposition. If the Coroner recognizes the remains to be Native American, he or she
City Council Agenda June 20, 2023
Exhibit A
shall contact the Native American Heritage Commission (NAHC) within 24 hours. The NAHC would make a determination as to the Most Likely Descendent.
GEO-1.The applicant shall provide a soils report for the project.
GEO-2.The applicant shall provide a stormwater pollution prevention plan (SWPPP) for the project.
GHG-1.The applicant shall submit a plan to reduce greenhouse gas emissions to below the applicable GHG significance threshold (1.9 MTCO2e/service population/year or other adopted GHG significance threshold). The plan shall incorporate GHG-reduction measures that may include, but are not limited to the following list.
Onsite mitigation measures shall be the first priority of the GHG Reduction Plan, including but not limited to:
a. Receive electricity from onsite solar, Central Coast Community Energy (3CE) 3Cprime Service, or a combination thereof.
b. Design roof structural members to handle dead weight loads of solar-heated water and photovoltaic panels.
c. Install only Energy Star certified or equivalent and electrically powered mechanical equipment and appliances (not natural gas).
d. Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve the pedestrian environment.
e. Exceed Cal Green standards by 25% for providing on-site bicycle parking: both short-term racks and long-term lockers, or a locked room with standard racks and access limited to bicyclists only.
f. Provide improved public transit amenities (e.g.: covered transit turnouts, direct pedestrian access, bicycle racks, covered bench, smart signage, route information displays, lighting, etc.). g. Require 15% of fleet vehicles to be zero emission vehicles. h. Require fleet vehicle(s) to include alternative fuel vehicles. i. Provide dedicated parking for carpools, vanpools, and/or high-efficiency vehicles to meet or exceed Cal Green Tier 2.
j. Provide vanpool, shuttle, mini bus service (alternative fueled preferred). k. Work with SLO Regional Rideshare to educate occupants with alternative transportation and smart commute information (e.g. transportation board, electronic kiosk, new hire packets, web portal, newsletters, social media, etc.).
l. Implement programs to reduce employee vehicle miles traveled (e.g. incentives, SLO Regional Rideshare trip reduction program, vanpools, onsite employee housing, alternative schedules (e.g. 9-80s, 4-10s, telecommuting, satellite work sites, etc.). m. Provide a lunchtime shuttle to reduce single occupant vehicle trips and/or coordinate regular food truck visits.
n. Provide delivery service in clean fueled vehicles.
City Council Agenda June 20, 2023
Exhibit A
o. Implement a “No Idling” vehicle program which includes signage, enforcement, etc. p. Meet or exceed Cal Green Tier 2 standards for providing EV charging infrastructure. q. Install 1 or more level 2 or better EV charging stations. r. Meet or exceed Cal Green Tier 2 standards for building energy efficiency. s. Use battery powered or electric landscape maintenance equipment. t. Use paints and cleaning products that are low-VOC content (e.g., 50 grams/liter VOC content, or less).
Offsite measures within San Luis Obispo County shall be the second priority of the GHG Reduction Plan, including but not limited to:
u. Work with SLOCOG to create, improve, or expand a nearby 'Park and Ride' lot with car parking and bike lockers in proportion to the size of the project. v. Implement SLO County generated offsets compliant with a protocol approved by the California Air Resources Board (CARB).
Offsite measures within California shall be the third priority of the GHG Reduction Plan, including but not limited to:
w. Implement California generated offsets compliant with a protocol approved by the California Air Resources Board (CARB).
Offsite measures within North America shall be the fourth priority of the GHG Reduction Plan, including but not limited to:
x. Implement North American generated offsets compliant with a protocol approved by the California Air Resources Board (CARB).
HAZ-1. Operation of the project shall not include diesel or other vehicle fuel dispensing or the painting of vehicles.
HAZ-2. The project shall acquire and maintain all required permits and approvals from the SLO County Department of Environmental Health for the handling and storage of hazardous materials.
N-1. On-site truck circulation, service department operations, and outdoor CNG vehicle maintenance area activities shall be limited to daytime hours only (7am – 7pm).
N-2. South and west service bay doors shall be in the closed position at all times while air hammer equipment is in use.
N-3. No air hammers or hydraulic lifts shall be used or installed outside the indoor service area including the outdoor CNG vehicle maintenance area.
N-4. Any amplified public address system shall be designed to not exceed 65dB Lmax at the nearest residential property line.
City Council Agenda June 20, 2023
Exhibit B
CITY OF EL PASO DE ROBLES
STANDARD DEVELOPMENT CONDITIONS
Planned Development 22-02 Conditional Use Permit 22-16
Tentative Parcel Map Tentative Tract Map
Approval Body: City Council Dateof Approval: June 20, 2023 Applicant: Archer Paso Robles, LLC and
Outfront Media
Location: 2805 Theatre Drive
APN: 009-851-022
The following conditions that have been checked are standard conditions of approval for the above referenced project. The checked conditions shall be complied with in their entirety before the project can be finalized, unless otherwise specifically indicated. In addition, there may be site specific conditions of approval that apply to this project in the resolution.
COMMUNITY DEVELOPMENT DEPARTMENT - The applicant shall contact the Community Development Department, (805) 237-3970, for compliance with the following conditions:
A. GENERAL CONDITIONS – PD/CUP:
1. This project approval shall expire on June 20, 2025 unless a time extension request is filed with the Community Development Department, or a State mandated automatic time extension is applied prior to expiration.
2. The site shall be developed and maintained in accordance with the approved plans and unless specifically provided for through the Planned Development and/or Conditional Use Permit process shall not waive compliance with any sections of the Zoning Code, all other applicable City Ordinances, and applicable Specific Plans.
3. To the extent allowable by law, Owner agrees to hold City harmless from costs and expenses, including attorney’s fees, incurred by City or held to be the liability of City in connection with City’s defense of its actions in any proceeding brought in any State or Federal court challenging the City’s actions with respect to the project.
Owner understands and acknowledges that City is under no obligation to defend any legal actions challenging the City’s actions with respect to the project.
4. Any site-specific condition imposed by the City Council in approving this project (PD 22-02 and CUP22-16) may be modified or eliminated, or new conditions may be added, provided that the Planning Commission shall first conduct a public hearing in the same manner as required for the approval of this project. No such modification
City Council Agenda June 20, 2023
Exhibit B
shall be made unless the Commission finds that such modification is necessary to protect the public interest and/or neighboring properties, or, in the case of deletion of an existing condition, that such action is necessary to permit reasonable operation and use for this approval.
5. The site shall be kept in a neat manner at all times and the landscaping shall be continuously maintained in a healthy and thriving condition.
6. All signs shall be subject to review and approval as required by Municipal Code Section 21.19 and shall require a separate application and approval prior to installation of any sign.
7. Prior to the issuance of a Building Permit, a landscape and irrigation plan consistent with the Landscape and Irrigation Ordinance, shall be submitted for City review and approval. The plan needs to be designed in a manner that utilizes drought tolerant plants, trees and ground covers and minimizes, if not eliminates the use of turf. The irrigation plan shall utilize drip irrigation and limit the use of spray irrigation. All existing and/or new landscaping shall be installed with automatic irrigation systems.
8. A reciprocal parking and access easement and agreement for site access, parking, and maintenance of all project entrances, parking areas, landscaping, hardscape, common open space, areas and site lighting standards and fixtures, shall be recorded prior to or in conjunction with the Final Map. Said easement and agreement shall apply to all properties, and be referenced in the site Covenants, Conditions and Restrictions (CC&Rs).
9. All outdoor storage shall be screened from public view by landscaping and walls or fences per Section 21.21.110 of the Municipal Code.
10. For commercial, industrial, office or multi-family projects, all refuse enclosures are required to provide adequate space for recycling bins. The enclosure shall be architecturally compatible with the primary building. Gates shall be view obscuring and constructed of durable materials. Check with Paso Robles Waste Disposal to determine the adequate size of enclosure based on the number and size of containers to be stored in the enclosure.
11. For commercial, industrial, office or multi-family projects, all existing and/or new ground-mounted appurtenances such as air-conditioning condensers, electrical transformers, backflow devices etc., shall be screened from public view through the use of decorative walls and/or landscaping subject to approval by the Community Development Director or his designee. Details shall be included in the building plans.
12. All existing and/or new roof appurtenances such as air-conditioning units, grease hoods, etc. shall be screened from public view. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the satisfaction of the Community Development Director or his designee. Details shall
City Council Agenda June 20, 2023
Exhibit B
be included in the building plans.
13. All existing and/or new lighting shall be shielded so as to be directed downward in such a manner as to not create off-site glare or adversely impact adjacent properties.
The style, location and height of the lighting fixtures shall be submitted with the building plans and shall be subject to approval by the Community Development Director or his designee.
14. All walls/fences and exposed retaining walls shall be constructed of decorative materials which include but are not limited to splitface block, slumpstone, stuccoed block, brick, wood, crib walls or other similar materials as determined by the Development Review Committee, but specifically excluding precision block.
16. It is the property owner’s responsibility to ensure that all construction of private property improvements occur on private property. It is the owner’s responsibility to identify the property lines and ensure compliance by the owner’s agents.
17. Any existing Oak trees located on the project site shall be protected and preserved as required in City Ordinance No.835 N.S., Municipal Code No. 10.01 “Oak Tree Preservation”, unless specifically approved to be removed. An Oak tree inventory shall be prepared listing the Oak trees, their disposition, and the proposed location of any replacement trees required. In the event an Oak tree is designated for removal, an approved Oak Tree Removal Permit must be obtained from the City, prior to removal.
18. No storage of trash cans or recycling bins shall be permitted within the public rightof-way.
19. Prior to recordation of the map or prior to occupancy of a project, all conditions of approval shall be completed to the satisfaction of the City Engineer and Community Developer Director or his designee.
20. Two sets of the revised Planning Commission approved plans incorporating all Conditions of Approval, standard and site specific, shall be submitted to the Community Development Department prior to the issuance of building permits.
21. Prior to the issuance of building permits, the
Development Review Committee shall approve the following:
Planning Division Staff shall approve the following:
a. A detailed site plan indicating the location of all structures, parking layout, outdoor storage areas, walls, fences, light fixtures and trash enclosures;
b. A detailed landscape plan;
c. Detailed building elevations of all structures indicating materials, colors, and architectural treatments;
d. Other:
City Council Agenda June 20, 2023
Exhibit B
B. GENERAL CONDITIONS – TRACT/PARCEL MAP:
1. In accordance with Government Section 66474.9, the subdivider shall defend, indemnify and hold harmless the City, or its agent, officers and employees, from any claim, action or proceeding brought within the time period provided for in Government Code section 66499.37, against the City, or its agents, officers, or employees, to attack, set aside, void, annul the City's approval of this subdivision.
The City will promptly notify subdivider of any such claim or action and will cooperate fully in the defense thereof.
2. The Covenants, Conditions, and Restrictions (CC&Rs) and/or Articles Affecting Real Property Interests are subject to the review and approval of the Community Development Department, the Public Works Department and/or the City Attorney.
They shall be recorded concurrently with the Final Map or prior to the issuance of building permits, whichever occurs first. A recorded copy shall be provided to the affected City Departments.
3. The owner shall petition to annex residential Tract (or Parcel Map)________ into the City of Paso Robles Community Facilities District No. 2005-1 for the purposes of mitigation of impacts on the City’s Police and Emergency Services Departments.
4. Street names shall be submitted for review and approval by the Planning Commission, prior to approval of the final map.
5. The following areas shall be permanently maintained by the property owner, Homeowners’ Association, or other means acceptable to the City:
________________________________________________________ ****************************************************************************** ENGINEERING DIVISION- The applicant shall contact the Engineering Division, (805) 237- 3860, for compliance with the following conditions:
All conditions marked are applicable to the above referenced project for the phase indicated.
C. PRIOR TO ANY PLAN CHECK:
1. The applicant shall enter into an Engineering Plan Check and Inspection Services Agreement with the City.
D. PRIOR TO ISSUANCE OF A GRADING PERMIT:
1. Prior to approval of a grading plan, the developer shall apply through the City, to FEMA and receive a Letter of Map Amendment (LOMA) issued from FEMA. The developer's engineer shall provide the required supporting data to justify the application.
City Council Agenda June 20, 2023
Exhibit B
2. Any existing Oak trees located on the project site shall be protected and preserved as required in City Ordinance No. 553, Municipal Code No. 10.01 "Oak Tree Preservation", unless specifically approved to be removed. An Oak tree inventory shall be prepared listing the Oak trees, their disposition, and the proposed location of any replacement trees required. In the event an Oak tree is designated for removal, an approved Oak Tree Removal Permit must be obtained from the City, prior to its removal.
3. A complete grading and drainage plan shall be prepared for the project by a registered civil engineer and subject to approval by the City Engineer. The project shall conform to the City’s Storm Water Discharge Ordinance.
4. A Soils and/or Geology Report providing technical specifications for grading of the site shall be prepared by a Geotechnical Engineer.
5. A Storm Water Pollution Prevention Plan per the State General Permit for Strom Water Discharges Associated with Construction Activity shall be provided for any site that disturbs greater than or equal to one acre, including projects that are less than one acre that are part of a larger plan of development or sale that would disturb more than one acre.
E. PRIOR TO ISSUANCE OF A BUILDING PERMIT:
1. All off-site public improvement plans shall be prepared by a registered civil engineer and shall be submitted to the City Engineer for review and acceptance. The improvements shall be designed and constructed to the City Standard Details and Specifications or as approved by the City Engineer.
2. The applicant shall submit a composite utility plan signed as approved by a representative of each public utility.
3. Landscape and irrigation plans for the public right-of-way shall be incorporated into the improvement plans and shall require approval by the Parks/Facilities Maintenance Supervisor and the Community Development Department.
4. In a special Flood Hazard Area as indicated on a Flood Insurance Rate Map (FIRM) the owner shall provide an Elevation Certificate in accordance with the National Flood Insurance program. This form must be completed by a land surveyor or civil engineer licensed in the State of California.
F. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY OR RECORDATION OF THE FINAL MAP:
The Planning Commission has made a finding that the fulfillment of the construction requirements listed below are a necessary prerequisite to the orderly development of the surrounding area.
City Council Agenda June 20, 2023
Exhibit B
1. The applicant shall pay any current and outstanding fees for Engineering Plan Checking and Construction Inspection services.
2. All public improvements are completed and approved by the City Engineer, and accepted by the City Council for maintenance.
3. The owner shall offer to dedicate and improve the following street(s) to the standard indicated:
Street Name City Standard Drawing No.
4. If, at the time of approval of the final map, any required public improvements have not been completed and accepted by the City the owner shall be required to enter into a Subdivision Agreement with the City in accordance with the Subdivision Map Act.
Bonds required and the amount shall be as follows:
Performance Bond...............100% of improvement costs.
Labor and Materials Bond........50% of performance bond.
5. If the existing City street adjacent to the frontage of the project is inadequate for the traffic generated by the project, or will be severely damaged by the construction, the applicant shall excavate the entire structural section and replace it with a standard half-width street plus a 12' wide travel lane and 8' wide graded shoulder adequate to provide for two-way traffic.
6. If the existing pavement and structural section of the City street adjacent to the frontage of the project is inadequate, the applicant shall provide a new structural section from the proposed curb to the edge of pavement and shall overlay the existing paving to centerline for a smooth transition.
7. Due to the number of utility trenches required for this project, the City Council adopted Pavement Management Program requires a pavement overlay on _________________ along the frontage of the project.
8. The applicant shall install all utilities. Street lights shall be installed at locations as required by the City Engineer. All existing overhead utilities adjacent to or within the project shall be relocated underground except for electrical lines 77 kilovolts or greater. All utilities shall be extended to the boundaries of the project.
9. The owner shall offer to dedicate to the City the following easement(s). The location and alignment of the easement(s) shall be to the description and satisfaction of the City Engineer:
a. Public Utilities Easement;
b. Water Line Easement;
c. Sewer Facilities Easement;
City Council Agenda June 20, 2023
Exhibit B
d. Landscape Easement;
e. Storm Drain Easement.
10. The developer shall annex to the City's Landscape and Lighting District for payment of the operating and maintenance costs of the following:
a. Street lights;
b. Parkway/open space landscaping;
c. Wall maintenance in conjunction with landscaping;
d. Graffiti abatement;
e. Maintenance of open space areas.
11. For a building with a Special Flood Hazard Area as indicated on a Flood Insurance Rate Map (FIRM), the developer shall provide an Elevation Certificate in accordance with the National Flood Insurance Program. This form must be completed by a lands surveyor or civil engineer licensed in the State of California.
12. All final property corners shall be installed prior to final occupancy.
13. All areas of the project shall be protected against erosion by hydro seeding or landscaping.
14. All construction refuse shall be separated (i.e. concrete, asphalt concrete, wood gypsum board, etc.) and removed from the project in accordance with the City's Source Reduction and Recycling Element.
15. Electronic record drawings, signed by the engineer of record, shall be provided to the City Engineer prior to the final inspection. An electronic autocad drawing file registered to the California State Plane – Zone 5 / NAD83 projected coordinate system, units in survey feet, shall also be provided.
****************************************************************************** PASO ROBLES DEPARTMENT AND EMERGENCY SERVICES- The applicant shall contact the Department of Emergency Services, (805) 227-7560, for compliance with the following conditions:
G. GENERAL CONDITIONS
1. Prior to the start of construction:
Plans shall be reviewed, approved and permits issued by Emergency Services for underground fire lines.
Applicant shall provide documentation to Emergency Services that required fire flows can be provided to meet project demands.
Prior to delivery of combustible materials, fire hydrants shall be installed and operative to current, adopted edition of the California Fire Code. (PRMC - A fire hydrant must be located within 150’ of the FDC and connection to it must not block collector or arterial roadways).
City Council Agenda June 20, 2023
Exhibit B
Prior to delivery of combustible materials, a based access road sufficient to support the department’s fire apparatus (Engines-43.5k lbs., Truck-69.5k lbs.) shall be constructed and maintained for the duration of the construction phase of the project.
Access roads shall be at least twenty (20) feet in width with at least thirteen (13) feet, six (6) inches of vertical clearance. All driveway and access roads shall be 10% or less in slope unless approved by PRFD.
Truck access road shall be at least twenty (26) feet in width with at least thirteen (13) feet, six (6) inches of vertical clearance. Minimum set-back 15’, maximum 30’.
Project shall provide a secondary access fire road approved by PRFD.
2. Provide central station monitored fire sprinkler system for all residential, commercial and industrial buildings that require fire sprinklers in current, adopted edition of the California Building Code, California Fire Code and Paso Robles Municipal Code.
Plans shall be reviewed, approved and permits issued by Emergency Services for the installation of fire sprinkler systems.
3. If required by the Fire Chief, provide on the address side of the building if applicable:
Fire alarm annunciator panel location to be approved by PRFD.
Provide a Knox box key entry box or system.
Fire department connection (FDC) location and access path must be approved by PRFD.
Address Numbers; size, location, and contrast shall be approved by PRFD.
4. Provide class 1 standpipe system(s) with 2 ½” hose connections to supply water for use by fire department personnel at each floor in accordance to NFPA 14 for all residential, commercial and industrial buildings that are or exceed three (3) stories in height or above 30 feet. Location shall be at the entrance/exit way of the stairway system. Travel distance greater than 200’ feet will compel additional standpipe system(s) in each stairwell.
5. Provide temporary turn-around to current City Engineering Standard for phased construction streets that exceed 150 feet in length.
6. Motorized Gates blocking fire access require a separate PRFD and must include Knox Key Switch access.
7. Fire extinguisher placement shall be approved by PRFD.
8. Landscape plant selections shall be fire resistive within 30 feet of structures.
9. Landscape trees must not project into required vertical clearance of the fire access lanes.
City Council Agenda June 20, 2023
Exhibit B
10. Provide permanent turn-around to current City Engineering Standard for driveway/access roads that exceed 150 feet in length.
11. Project shall comply with all requirements in current, adopted edition of California Fire Code and Paso Robles Municipal Code.
12. Prior to the issuance of Certificate of Occupancy:
Final inspections shall be completed on all underground fire lines, fire sprinkler systems, fire alarm systems and chemical hood fire suppression systems.
A site pre-fire plan shall be submitted and approved by the Fire Marshal.
Contact the Paso Robles Fire Prevention Office for exact requirements.
A Final Fire Walkthrough inspection shall be completed on all buildings.
City Council Agenda June 20, 2023
Exhibit C
City Council Agenda June 20, 2023
Exhibit D
City Council Agenda June 20, 2023
Exhibit D
City Council Agenda June 20, 2023
Exhibit D
City Council Agenda June 20, 2023
Exhibit D
City Council Agenda June 20, 2023
Exhibit D
City Council Agenda June 20, 2023
Exhibit D
City Council Agenda June 20, 2023
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SHEET NO. PROJECT NO. OWNER
SHEET TITLE
PLEIN
DESIGN GROUP
IRE
3203 Lightning St., Ste. 201 // Santa Maria, CA 93455
805.349.9695 // www.pleinairedg.com
REVISION DATE DATE PLANTING MASTER PLAN
L-2.0
PLANTING
MASTER PLAN
NORTH N.T.S. SITE
VICINITY MAP
Theater Dr. Ramada Dr. U.S. - 101 Volpi Ysabel Rd. Marquita Ave. Nutwood Cir CALL: TOLL FREE 1.800.422.4133 UNDERGROUND SERVICE ALERT
TWO DAYS BEFORE YOU DIG
PLANT LEGEND
TREES
SYMBOL
T1 NAME
STREET TREES
SYMBOL ST1 PISTACIA CHINENSIS CHINESE PISTACHE NAME
SHRUBS
SYMBOL S1 NAME
S2
S3
S4
S5
S6
S7
S8
S9
S10 GROUNDCOVERS
SYMBOL G1 NAME G2
ZELKOVA SERRATA
JAPANESE ZELKOVA
ACHILLEA MILLEFOLIUM
COMMON YARROW
ANIGOZANTHOS 'BUSH RANGER' DWARF KANGAROO PAW
CAREX DIVULSA
BERKELEY SEDGE CEANOTHUS 'CONCHA' CONCHA CEANOTHUS COTONEASTER DAMMERI 'LOWFAST' BEARBERRY COTONEASTER HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS
LAVANDULA ANGUSTIFOLIA 'HIDCOTE BLUE' HIDCOTE BLUE ENGLISH LAVENDER MYOPORUM PARVIFOLIUM 'PUTAH CREEK' CREEPING MYOPORUM
RHAPHIOLEPIS INDICA 'CLARA' CLARA INDIAN HAWTHORN
ROSMARINUS OFFICINALIS 'PROSTRATUS' TRAILING ROSEMARY
BASIC NATIVE EROSION CONTROL MIX NON-IRRIGATED HYDROSEED MIX GRAVEL CALIFORNIA GOLD T2 QUERCUS AGRIFOLIA COAST LIVE OAK
T3 EXISTING TREE
TO REMAIN
T4 EXISTING TREE
TO BE REMOVED
(MITIGATION TREE) S1
S2
S3
S4
S5
S6
S7
S8
S9
S10
2023.05.08
2025.03.31PETERBILT PASO ROBLES 22219 Craig Archer 3030 Ramada Drive Paso Robles, California 93446 2805 THEATRE DRIVE // PASO ROBLES, CALIFORNIA 93446 2023.05.08
FOR REVIEW ONLY
I HAVE COMPLIED WITH THE CRITERIA OF THE 2015 UPDATE TO THE STATE DEPARTMENT OF WATER RESOURCES MODEL WATER EFFICIENT LANDSCAPE ORDINANCE, INCLUDING INCORPORATING
RECOMMENDATIONS OF THE SOIL ANALYSIS REPORT, AND APPLIED THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN. DESIGNER SIGNATURE DATE 0 15 30 60 SCALE : 1" = 30'-0" NORTH
NUTWOOD CIRCLE
TH
EATRE
D
RIVE DISPLAY AREA
PROPOSED 6' HIGH MOUNTED SIGN
REFER TO PLANS BY OTHERS 50' SITE TRIANGLE (TYP.)
25' SITE TRIANGLE (TYP.)
25' SITE TRIANGLE (TYP.)
PROPOSED 6' BLACK STEEL SITE FENCING
PROPOSED
RETENTION
BASIN
EXISTING
NOT A PART
EXISTING
NOT A PART EXISTING NOT A PART
PLANTING ENLARGEMENT REFER TO L-2.1 PROPOSED
BUILDING
PROPERTY LINE PROPOSED 6" PRIVATE WATERLINE REFER TO CIVIL PLANS BY OTHERS PROPOSED NEW
BILLBOARD SIGNAGE REFER TO PLANS BY OTHERS
TENTATIVE PROPERTY LINE \\pleinaire420\Pleinaire Shared\Drawing File\Studio 2G\Peterbilt\Landscape\Construction\PP.dwg Exhibit E
City Council Agenda June 20, 2023
SHEET NO. DATE OWNER
SHEET TITLE
PLEIN
DESIGN GROUP
IRE
3203 Lightning St., Ste. 201 // Santa Maria, CA 93455
805.349.9695 // www.pleinairedg.com
L-04
PLANT IMAGERY PETERBILT PASO ROBLES 22219 Craig Archer 3030 Ramada Drive Paso Robles, California 93446 2805 THEATRE DRIVE // PASO ROBLES, CALIFORNIA 93446 2022.09.22 Chinese Pistache London Plane Tree Japanese Zelkova Golden Locust Chinese Elm Oak Clara Indian Hawthorn Hidcote Lavender Red Hot Poker Berkeley Sedge Blue Oat Grass Yarrow Small Cape Rush Elk Blue California Gray Rush Myoporum Lowfast Cotoneaster Trailing Rosemary NOTE:
PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY.
FINAL SELECTIONS MAY VARY. SEE CONCEPTUAL
PLANTING LEGEND FOR MORE INFORMATION.
Italian Buckthorn
Exhibit E
City Council Agenda June 20, 2023
Exhibit F
City Council Agenda June 20, 2023
Exhibit G
City Council Agenda June 20, 2023
Exhibit H
City Council Agenda June 20, 2023
Exhibit I
City Council Agenda June 20, 2023
Exhibit I
City Council Agenda June 20, 2023
Exhibit J
City Council Agenda June 20, 2023
Exhibit K
City Council Agenda June 20, 2023
Exhibit L
City Council Agenda June 20, 2023
Exhibit L
City Council Agenda June 20, 2023
Exhibit L
City Council Agenda June 20, 2023
COLOR & ILLUMINATION 4
3M 3730-73L Dark Red translucent film
3M Graphic Films
3M Envision FS-1
3M Flexible Substrates
3M 3630-22 Black translucent film
Painted Finishes
White, satin finish
3M 3660M matte overlaminate film
LED Illumination
All internally illuminated signage to be illuminated using GE 7100K white LED’s. LED’s to be populated for even
and consistent illumination to ensure no hot spots or
shadows on the sign faces.
3M Panagraphics III
To be determined
Pantone® 200 C Red
Exhibit M
City Council Agenda June 20, 2023
STANDARD SIGN SIZES 5
Standard Sign Sizes
Scale: 3/16" = 1'-0"
Standard signs are available in single-faced and doublefaced options.
Standard signs feature bright, reliable, energy-efficient LED illumination.
Replacement faces for standard signs are available.
4'-0"
9'-3 3/8"
8'-1"
18'-9 1/16"
27'-2"
11'-8 1/2"
PM09
PM19
PM28
Exhibit M
These are on the building This is the pole sign
City Council Agenda June 20, 2023
HI-RISE SIGNS 6
Hi-Rise Signs
Scale: 1/16" = 1'-0"
Hi-Rise Cabinet Specifications:
- Frame construction: 25" deep reverse angle frame
- Retainer type: bleed
- Skin: .063" aluminum
- Exterior finish: satin white
- Interior finish: reflective white
- Illumination: GE 7100K white LED’s
- U.L. Listed/CUL Listed
- Service: removable doors
- Mounting: plate/match plate
Hi-Rise Face Specifications:
- 3M Envision FS-1 flexible face with 1st surface vinyl decoration:
3M 3730-73L Dark Red translucent film
3M 3660M matte overlaminate film
Pole Specifications:
- Poles to be painted satin white
NOTE: Hi-rise sign must be the largest standard sign
allowed by local sign code.
Front View End View Front View End View
27'-2"
11'-8 1/2"
50'-0" +/-
2'-1"
27'-2" 2'-1"
11'-8 1/2"
80'-0" +/-
PM28 PM28
Exhibit M
This is the support
type the Client is
wanting. But
because we are at
35'0" max. ht. limit
we are using the
PM19 sign
City Council Agenda June 20, 2023
MONUMENT SIGNS 8
Mid-Rise Cabinet Specifications:
- Frame construction: 25" deep reverse angle frame
- Retainer type: bleed
- Skin: .063" aluminum
- Exterior finish: satin white
- Interior finish: reflective white
- Illumination: GE 7100K white LED’s
- U.L. Listed/CUL Listed
- Service: removable doors
- Mounting: plate/match plate
Mid-Rise Face Specifications:
- 3M Envision FS-1 flexible face with 1st surface vinyl decoration:
3M 3730-73L Dark Red translucent film
3M 3660M matte overlaminate film
Pole Cover Specifications:
- Frame construction: 20" deep aluminum angle frame
- Skin: .080" aluminum
- Exterior finish: paint to match Sherwin Williams SW 7072 Online, satin finish
- Reveal: aluminum tube
- Reveal finish: paint Pantone® 200 C red
- Reveal illumination: reveals to be illuminated using GE red LED’s inside pole cover section above reveal. Red
illumination to shine down on reveal from above to
illuminate.
NOTE: Monument sign must be the largest standard sign
allowed by local sign code.
Mid-Rise Signs
Scale: 3/16" = 1'-0"
Nighttime View
End View
2" 2"
2" 2"
2"
3'-6"
2'-1"
9'-3 3/8"
4'-0"
6'-0"
9'-3 3/8"
4'-0"
12'-0"
3'-6"
15'-0"
1'-8"
PM09-MON15 PM09-MON12 PM09-MON6
9'-3 3/8"
4'-0"
3'-6"
Exhibit M
City Council Agenda June 20, 2023
EXTERIOR BUILDING SIGNS 10
Wall Logo Cabinet Specifications:
- Frame construction: 14" deep reverse angle frame
- Retainer type: bleed
- Skin: .063" aluminum
- Back: 24 gauge steel
- Exterior finish: satin white
- Interior finish: reflective white
- Illumination: GE 7100K white LED’s
- U.L. Listed/CUL Listed
- Service: removable skin
- Mounting: flush wall mount
Wall Logo Face Specifications:
- 3M Envision FS-1 flexible face with 1st surface vinyl decoration:
3M 3730-73L Dark Red translucent film
3M 3660M matte overlaminate film
Wall Logos
Scale: 3/16" = 1'-0"
End View
Scale: 3/16" = 1'-0"
27'-2" 1'-2"
11'-8 1/2" 4'-0"
9'-3 3/8"
8'-1"
18'-9 1/16"
PM09
PM19
PM28
Exhibit M
City Council Agenda June 20, 2023
13 Dealer Name Channel Letters
Scale: 3/16" = 1'-0"
Nighttime View
Scale: 3/16" = 1'-0"
End View
Scale: 3/4" = 1'-0"
Dealer Name Channel Letters:
- Letter return: .063" aluminum, 5" deep
- Face: .125" aluminum
- Back: .150" clear polycarbonate
- Exterior finish: satin black
- Interior finish: reflective white
- Illumination: GE 7100K white LED’s
- U.L. Listed/CUL Listed
- Power supply location: remote mounted
- Mounting: pin-mount 1" off wall
DEALER NAME
CHANNEL LETTERS
24"
LENGTH VARIES BASED ON NUMBER OF CHARACTERS
1"
5"
PM-DN
Exhibit M
City Council Agenda June 20, 2023
CUSTOMER ENTRANCE
CHANNEL LETTERS 14
Customer Entrance Channel Letters:
- Letter return: .040" aluminum, 3" deep
- Retainer: 1" black trim cap
- Face: .118" day/night acrylic
- Back: .063" aluminum
- Exterior finish: satin black
- Interior finish: reflective white
- Illumination: GE 7100K white LED’s
- U.L. Listed/CUL Listed
- Power supply location: remote mounted
- Mounting: flush wall mount
Nighttime View
Scale: 3/8" = 1'-0"
Amenity Channel Letters
Scale: 1/4" = 1'-0"
End View
Scale: 1/2" = 1'-0"
3"
8'-6 1/8"
6'-5 1/16"
6'-3 13/16"
17'-9 7/16"
18"
18" 18"
18"
PMCE-SER
PMCE-PAR
PMCE-SAL
PMCE-SALLEA
Exhibit M
City Council Agenda June 20, 2023
ENTRANCE FEATURE 20
Entrance Feature
Scale: 1/8" = 1'-0"
Front View End View
Nighttime View Grill Pattern
Not to Scale
Entrance Feature Specifications:
- Construction: aluminum angle frame
- Skin: 4mm Silver Metallic ACM
- Mounting: Base plate (not to be attached to building) - Top horizontal piece to mount via dual plate/match plate - Grill feature: .063" perforated aluminum painted metallic silver attached to 1 1/2" X 3/16" aluminum angle
(perimeter) and 1" X 2" X 1/8" aluminum tube on front
side where aluminum sheets meet. Tube and angle
painted metallic silver.
- “Sales & Leasing” band:
Construction: aluminum angle
Skin: .080" aluminum painted Pantone® 200 C
red
Face: .125" routed aluminum painted Pantone®
200 C red
Copy: 3/4" clear acrylic push-thru letters with
1st and 2nd surface decoration:
3M 3635-70 white diffuser film (2nd
surface)
3M 3630-20 white film (1st surface)
Bottom of “Sales & Leasing” band to have 3
LED recessed down lights.
1/4"
1/4"
3/4"
3/4"
4'-0"
21'-6"
1'-6"
3'-0" 18'-6"
21'-6"
20'-0"
2'-6" 15'-0" 2'-6"
PM20-EF
Exhibit M
City Council Agenda June 20, 2023
Attachment 8
RESOLUTION 23-XXX (C)
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES APPROVING CONDITIONAL USE PERMIT 23-03 FOR A HIGHWAY-ORIENTED SIGN AT
2805 THEATRE DRIVE, APN: 009-851-022
WHEREAS, an application for Planned Development 22-02, Rezone 22-03, and Conditional Use Permit 22-16 (P22-0017), was filed by Archer Paso Robles, LLC to construct a 25,000 square-foot building and a highwayoriented sign at 2805 Theatre Drive; and WHEREAS, an application for Conditional Use Permit 23-03 was filed by Outfront Media to construct a new billboard to replace an existing billboard on the site (P23-0019); and WHEREAS, the site has a General Plan land use designation of Regional Commercial (RC) and is in the Commercial Highway zoning district with Planned Development zoning overlay (C2-PD); and WHEREAS, vehicle sales (of new vehicles and up to 25 percent or less of used vehicles and including auto service as an accessory use) is an allowed use in the C2 zoning district; and WHEREAS, billboard signs are a conditionally allowed use on properties that are “adjacent to the 101 or 46 Corridors” including those “separated by frontage roads”; and WHEREAS, the purpose and intent of the Planned Development (PD) overlay district is to provide for innovation and flexibility in the design of residential, commercial and industrial developments. Approval of a development plan is required for all development in the planned development overlay district; and WHEREAS, the subject site is 6.6 acres; the project would utilize 4.1 acres and leave 2.5 acres for future development; and
WHEREAS, the Development Review Committee (DRC) reviewed the design of the project at their meeting on August 8, 2022 and forwarded the project to Planning Commission with a request for images of the existing Peterbilt pole sign (across the freeway on Ramada Drive) illuminated at night, and plans showing how the project will interact with a new mini-storage use proposed on the lot to the west; and WHEREAS, pursuant to the Statutes and Guidelines of the California Environmental Quality Act (CEQA), Public Resources Code, Section 21000, et seq., and the City’s Procedures for Implementing CEQA, Initial Study and a Mitigated Negative Declaration SCH 2022090384 was prepared and circulated for a 20-day public review period beginning on September 21, 2022 and October 11, 2022. Based on new information received, the Initial Study and Mitigated Negative Declaration were redrafted and recirculated for a 20- day public review period beginning on May 12, 2023 and ending on June 2, 2023; and WHEREAS, the project was scheduled for a public hearing at the Planning Commission on October 11, 2022.
On the day of the hearing, the City received a letter from Outfront Media, which owns an existing billboard on the property that was proposed for removal with the project. The letter indicated actions taken by the City that resulted in the removal of the billboard would violate the 5th Amendment of the US Constitution and would be considered a taking requiring just compensation. The hearing was postponed to a future meeting in order for the City to prepare a response; and
City Council Agenda June 20, 2023
Attachment 8
WHEREAS, the Development Review Committee reviewed the design of a replacement billboard sign on April 17, 2023. The Development Review Committee members forwarded the project to the Planning Commission with a request for additional photographs of the existing billboard sign; and WHEREAS, the Planning Commission held a public hearing on May 23, 2023, considered the facts as presented in the staff report prepared for this project, accepted public testimony regarding the project, and approved Resolution PC 23-029 on a vote of 7-0 recommending the City Council approve Conditional Use Permit 23-03 for a new billboard.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF EL PASO DE ROBLES DOES HEREBY RESOLVE AS FOLLOWS:
Section 1. All of the above recitals are true and correct and incorporated herein by reference.
Section 2. Based upon the facts and analysis presented in the staff report, testimony presented during the public hearing, and responses thereto, the City Council hereby finds and determines that:
a. The establishment, maintenance, and operation of the billboard sign will not, under the circumstances of the particular case, be detrimental to the health, safety, morals, comfort, convenience and general welfare of the persons residing or working in the neighborhood setting because it will be elevated approximately 20 feet over the ground and lighting shall be shielded from residential uses.
b. The establishment, maintenance, and operation of the billboard sign will not be injurious or detrimental to property and improvements in the neighborhood or to the general welfare of the City because it will replace an existing billboard with similar impacts and will not add an additional billboard to the Highway 101 corridor. c. The establishment, maintenance, and operation of the billboard sign will not be detrimental to the city’s efforts to revitalize the downtown because it is not located in the downtown.
d. The establishment, maintenance, and operation of the billboard sign, under the circumstances of the particular case, would be compatible with the goals, policies, and intent of the Zoning Ordinance specifically for the C2 zoning district, because it is part of a project with a regional draw including the sale of vehicles with accessory vehicle repair, which is the purpose of the C2 district.
Section 3.The project, as mitigated by Mitigated Negative Declaration SCH 2022090384, will not result in a significant impact on the environment by the project.
Section 4. The City Council hereby approves Conditional Use Permit 23-03, subject to the following exhibits, incorporated herein by reference:
EXHIBIT DESCRIPTION
A Conditions of Approval
B Project Plans
City Council Agenda June 20, 2023
Attachment 8
APPROVED this 20th day of June, 2023, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Steven W. Martin, Mayor
ATTEST:
Melissa Boyer, City Clerk
City Council Agenda June 20, 2023
Exhibit A
Conditions of Approval – CUP 23-03
1. The project shall be constructed in substantial conformance with the Conditions of Approval established by this resolution, and it shall be constructed in substantial conformance with the following Exhibits:
EXHIBIT DESCRIPTION
A Conditions of Approval
B Billboard Plans
2. Approval of this project is valid for a period of two (2) years from date of approval. Unless construction permits have been issued and site work has begun on the billboard, the approval of Conditional Use Permit 23-03 shall expire on June 20, 2025. The Planning Commission may extend this expiration date if a time extension application has been filed with the City along with the required fee before the expiration date.
3. Any condition imposed by the City Council in approving this Conditional Use may be modified or eliminated, or new conditions may be added by the Planning Commission, provided that the Planning Commission shall first conduct a public hearing as required for the granting of the original permit.
4. The building permit for the billboard shall not be issued until the existing billboard on the site is removed.
5. Before issuance of a building permit, the applicant shall submit evidence of the issuance of all required California Department of Transportation (Caltrans) approvals and permits.
6. Ongoing, the billboard shall not exceed 300sf in sign area. Sign area shall include any irregularly shaped feature of any graphic on the billboard that projects beyond the regular sign face.
7. Ongoing the billboard shall not exceed a height of 30 feet. Height shall include any projection of the regular sign face.
8. Ongoing, the billboard shall not include any moving or digital copy, flashing lights, shiny or reflective materials, or other features that are distracting to drivers as determined by the Director of Community Development.
9. The base of the billboard shall be landscaped to the satisfaction of the Director of Community Development in a manner that brings the sign into a less obtrusive scale to its surroundings but also allows access for maintenance and change of sign copy.
10. All portions of the billboard shall be located at least 10 feet from the front property line.
11. Electricity shall be brought underground to the billboard sign and the existing overhead line over Theatre Drive shall be removed.
11. Mitigation Measure AES-1. Any lights installed to illuminate the billboard shall be external and shielded so that the light source is not visible from roadways or properties zoned for residential use.
The applicant shall use the least amount of light practicable for the purpose of illuminating the sign.
The applicant shall provide a photometric plan before issuance of a building permit to demonstrate the proposed lighting will not spill onto any residentially zoned property.
City Council Agenda June 20, 2023
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Exhibit B
City Council Agenda June 20, 2023
OVERALL SITE PLAN KEYNOTES
10.01 5' EXTERIOR DIRECTIONAL SIGNAGE
10.02 EXISTING BILLBOARD TO BE REMOVED AT END OF CONSTRUCTION
10.03 PROPOSED 6' TALL MONUMENT SIGN
26.01 PROPOSED LOCATION OF ELECTRICAL TRANSFORMER
26.02 POLE MOUNTED LED AREA LIGHTS
32.01 PROPOSED CONCRETE PAD AREA
32.02 CURB NOTCH ADDED TO PROTECT TREES. REFER TO LANDSCAPE PLAN
32.03 6' BLACK STEEL SITE FENCING
32.04 PROPOSED 30' BILLBOARD
Exp. 08-31-23
2138
08AUG22 DEVELOPMENT PLAN REVIEW
03OCT22 PLANNING COMMISSION SUBMITTAL
DATE ISSUE
JOB NUMBER
Exp. 08-31-23
ARCHITECT STAMP CONSULTANT STAMP
SHEET TITLE
SUBMITTALS & REVISIONS
© 2020 studio2G Architects, LLP
AS101
OVERALL
ARCHITECTURAL
SITE PLAN 2805 Theatre Drive Paso Robles, CA 93446 Peterbilt Paso Robles APN: 009-851-022
AGENCY APPROVAL PROJECT DATA OWNER INFO
Craig Archer
3030 Ramada Drive, Paso Robles CA
PRELIMINARY DRAWINGS
N O T F O R C O N S T R U C T I O N
#
11+00
12+00
13+00
BC = 13+79.60
14+00
15+00
EC = 15+75.95
16+00
17+00
BC = 17+61.67
18+00
N09°38'31"E
185.72'
107.54'
S81°52'05"E 5+00 6+00
EC = 6+88.74
7+00 8+00 9+00 10+00 10+93.20
17+58.81 THEATRE DR.=
4+62.95 NUTWOOD DR.
UNDERGROUND
ELECTRICAL (TO BE REMOVED)
OH
W W W W W
W W
W W W W W
W
W W W W
W W W W W W W W W W
T
G
W W W W W W W W W W W
BC 5+70.49
EXIST 8" PVC WATER LINE
S10°48'53"W
61.00'
S79°11'07"E
32.00'
16+05.74
CL. NEW DRIVEWAY
50'
S01°45'46"W
27.01'
-1.34%
-1.83%
SEE DRAINAGE PLAN FOR OVERLAND
FLOW CHANNEL DETAILS. SHT. C-12
1 G G G
E
E E
E E
13 2
2 2
3 3
3 14
8 4
5 5
7 E E
T
T
T
T
T
T
T
T T
T
T
T
T T T
T T
T
T
T
T
T
T T
(PROTECT)
(PROTECT)
DRIP LINE
DRIP LINE
T
T
T
T
T T
T
T
T
T
T
T
T
T
T
T
T
T
T T
T T
T
T
GRADE BREAK
1 TOE OF FILL
TOP OF CUT
2 2
TENTATIVE PROPERTY LINE
54" OAK
36" PINE
15" PINE 12" PINE
36" PINE
12" PINE
12" PINE
18" PINE
48" OAK
27" EUC
36" EUC
8" OAK
30" PINE
24" PINE
36" PINE
24" PINE
48" OAK
4" OAK
TOOLS WORK
BENCH
TOOLS WORK
BENCH
TOOLS WORK
BENCH
WORK
BENCH
WORK
BENCH
BENCH
WORK TOOLS
TOOLS
TOOLS WORK
BENCH BENCH TOOLS WORK TOOLS WORKBENCH TOOLS WORK
BENCH
TOOLS W
BENCH
ORK
BENCH TOOLS WORK TOOLS WORK
BENCH TOOLS WORK
BENCH
CNG BAY
PARTS COUNTER
TECH COUNTER
TWO STORY SPACE
OVERHEAD CRANE
PARTS ENTRANCE
DRIVER MEN'S
DRIVER WOMEN'S
FOUNTAIN
JAN.
SPECIAL
TOOLS
WARRANTY/ CORES
WARRANTY
GENERAL MANAGER
UP
CONFERENCE
MANAGER SALES
SALES
SALES
HISTORY WALL
DEALER LOGO WALL TWO STORY SPACE
BULKHEAD ABOVE
UP
TWO STORY SPACE
SALES
DRIVER'S
LOUNGE
VENDING
SERVICE COUNTER
SERVICE MANAGER
PARTS MANAGER
GATE
LEASING
PETERBILT LOGO
1520 SF
FIRST FLOOR: 20,735 SF
SECOND FLOOR: 4,553 SF
TOTAL: 25,288 SF
MEN'S
WOMEN'S
SHOWER
TOOLS WORK
BENCH
WORK
BENCH TOOLS TOOLS WORKBENCH TOOLS WORK TOOLS WORK
BENCH TOOLS WORK
BENCH
OIL
DPF
COMPRESSOR ABOVE
CAGE
PALLET RACKING
EYE WASH
EYE WASH
CLOSET
I
T
CLOSET
SERVICE DRIVE
LOADING DOCK
TECH. RR
1 SIGNAGE DETAILS
1 SIGNAGE DETAILS
INVENTORY PARKING (30 SPACES)
SERVICE PARKING (15 SPACES)
EMPLOYEE PARKING (27 SPACES)
CUSTOMER PARKING (20 SPACES)
PARKING LANDSCAPING (26,268 SF)
Thick, dashed blue line indicates
Property Lines
PROPOSED BUILDING
TRAILER PARKING
6 SPOTS.
Conc. pad
INVENTORY PARKING
11 SPOTS
INVENTORY PARKING
4 SPOTS
INVENTORY PARKING
12 SPOTS
CUSTOMER PARKING
14 SPOTS
CUSTOMER PARKING
6 SPOTS
WASTE
ENCLOSURE
29'-2"
40'-0"
40'-3"
40'-0"
29'-9"
INVENTORY PARKING
3 SPOTS
18'-0"
50'-0"
65'-0"
34'-2"
EMPLOYEE PARKING
18'-0"
13 SPOTS
9'-0"
CLEAN AIR SPOTS
EV charger (services 2
spaces)
7'-6"
10-25 spaces 1 EV space
26-50 spaces 2 EV spaces
per CalGreen Code
10-25 spaces 1 Clean Air space
26-50 spaces 3 Clean Air spaces
per CalGreen Code
OVERFLOW PARKING
8 SPOTS
12'-0"
5'-0"
9'-0"
Display Area
Display Area
Conc. pad around
building
Retention Basin
PROPOSED SITE PLAN
Scale: 1/32" = 1'-0" 2
EMPLOYEE PARKING
14 SPOTS
50'-0"
2% 8% Max.
Linear slot drain
65'-0"
32.036' BLACK STEL ITEFNCIG
32.036' BLACK STEL SITEFNCIG
32.036' BLACK STELITE FNCIG
32.036' BLACK STEL SITEFNCIG
32.01 PROSED CONRET PADREA
32.01 PROSED CONRET PADREA
26.01 PROSED LOCATIN OFELCTRIAL TRNSFORME
26.02 POLE MUNTED LARE LIGHTS
26.02 POLE MUNTED LARE LIGHTS
10.015' EXTRIO DRECTIONAL SIGNAE
10.015' EXTRIO DRECTIONAL SIGNAE
10.02 EXISTNG BILOARD TBERMOVED ATND OFCNSTRUCION
10.03 PROSED 6'TAL MONUET SIGN
COVERED
TRUCK WASH
AREA
32.02 CURB NOTCH ADE TOPRTEC RES. FER TOLANDSCPE LAN
32.02 CURB NOTCH ADE TOPRTEC RES. FER TOLANDSCPE LAN
32.02 CURB NOTCH ADE TOPRTEC RES. FER TOLANDSCPE LAN
32.04 PROSED 30'BILOARD
E
Thick, solid blue line indicates
Property Line
Dashed blue line indicates (N)
6" private water line
10'
10'
10' Offer of Dedication
10'
Exhibit B
City Council Agenda June 20, 2023
Exhibit B
City Council Agenda June 20, 2023
Exhibit B
City Council Agenda June 20, 2023
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL INITIAL STUDY CHECKLIST FORM
Public Review Period May 12, 2023 – June 2, 2023
Recirculation
1. PROJECT TITLE: Peterbilt Service Center (P22-0017)
Billboard Sign (P23-0019)
Entitlements: Development Plan (PD22-02) for a Peterbilt Sales and Service Center
Conditional Use Permit (CUP22-16) for a
highway-oriented sign
Rezone (RZN22-03) to expand the HighwayOriented Sign overlay district Conditional Use Permit (CUP23-03) for a
billboard sign
2. LEAD AGENCY: City of Paso Robles
1000 Spring Street
Paso Robles, CA 93446
Contact: Katie Banister
Phone: (805) 237-3970
Email: [email protected]
3. PROJECT LOCATION: 2805 Theatre Drive
Paso Robles, CA 93446
APN: 009-851-022
4. PROJECT PROPONENTS:
Proponent: Archer Paso Robles, LLC
Contact: Pamela Jardini
Phone: 805-801-0453
Email: [email protected]
Proponent: Outfront Media, LLC
Contact: Armen Devejian
Phone: 559-389-8166
Email: [email protected]
5. GENERAL PLAN DESIGNATION: Regional Commercial (RC)
6. ZONING: Commercial Highway with Planned
Development Overlay (C2 PD)
7. PROJECT DESCRIPTION: Development plan for the construction of a Attachment 9
City Council Agenda June 20, 2023
25,000 square-foot semi-truck service, parts
retailer, and sales dealership. Expansion of the
Highway-Oriented Sign overlay district, and new
highway-oriented sign. New billboard sign to
replace an existing billboard sign.
8. ENVIRONMENTAL SETTING: The 6.6-acre property is nearly level. The site is undeveloped except for existing frontage
improvements and an existing billboard sign.
Vegetation is a mix of non-native herbaceous
plants and several native oak trees. The Salinas
River is located approximately 4,000 feet to the
east of the property (east of Highway 101). The
property is at the southern boundary of the city.
Properties to the north are developed with
commercial uses. Properties to the south are
developed with residential uses. The property to
the west is currently undeveloped, but is entitled
for a mini-storage development. A low-density
residential neighborhood is located further to the
west. Highway 101 is located to the east of the
property.
9. OTHER AGENCIES WHOSE APPROVAL IS REQUIRED (AND PERMITS NEEDED): None
10. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? No
Attachment 9
City Council Agenda June 20, 2023
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics Agriculture / Forestry
Resources
Air Quality
Biological Resources Cultural Resources Energy
Geology/Soils Greenhouse Gas
Emissions
Hazards & Hazardous
Materials
Hydrology/Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural
Resources
Utilities / Service Systems Wildfire Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature:
May 12, 2023
Date
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Attachment 9
City Council Agenda June 20, 2023
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved. Answers should address off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3. “Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required.
4. “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “"Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analyses,” as described in (5) below, may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project.
Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion.
The explanation of each issue should identify:
a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance Attachment 9
City Council Agenda June 20, 2023
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
I. AESTHETICS: Would the project:
a. Have a substantial adverse effect on a scenic
vista?
Discussion: The site is located at the southern boundary of the city adjacent to the southern Highway 101 Gateway to the City. The General Plan Conservation Element identifies the full length of Highway 101 as a visual corridor, where “development shall be designed to make a positive visual impression” and “Billboards shall be limited in number”. Action Item 2 of General Plan Land Use Element Policy LU-2B includes “Enhancing views along highways, roads, streets, and rail corridors with landscaping, building setbacks, enhanced architecture and signage/monuments.” The project would include the demolition of an existing billboard and development of the site with a commercial building, a highway-oriented sign, and a replacement billboard sign. The design of the building has been reviewed by the City Development Review Committee and is similar to the architecture of other vehicle dealerships in the vicinity.
The existing billboard is located about 5 feet from the pavement of Theatre Drive (and if not removed, would have been over the sidewalk that will be constructed with this project). The sign is 22 feet tall with 400 square feet of sign area facing south and 600 square feet of sig area facing north. The replacement billboard would be located 35 feet further west from Theatre Drive and Highway 101. It would have reduced sign area with 300 square feet facing each north and south, but its height would be increased to 30 feet. Although it is proposed to be taller, the replacement billboard would have less sign area and be further away from Highway 101. Considering all these factors together, the aesthetic impact of the new billboard to the Highway 101 visual corridor will be comparable to the aesthetic impact of the existing billboard. In addition, the billboard is subject to a conditional use permit and the Planning Commission and/or City Council may add additional conditions to further ensure the billboard is compatible with the neighboring area and City plans and policies.
With the following mitigation measure implemented, the billboard will have a less than significant impact:
Mitigation Measure AES-1 would require shielding of any lights on the billboard, so the light source is not visible from adjacent roadways or properties zoned for residential use.
The project includes a request to erect a freeway-oriented sign for Peterbilt (the proposed onsite business).
This sign would add an additional sign visible and readable from the highway. The sign is similar in scale and design to signs for other car dealerships on Theatre Drive, namely Kia (with a 28-foot-tall sign) and Chevrolet (with an approximately 30-foot-tall sign). The proposed freeway-oriented sign requires rezoning to expand the Highway-Oriented Sign overlay district to the subject property and approval of a conditional use permit to ensure compatibility of the sign with the neighborhood. The highway-oriented sign will have a less than significant aesthetic impact when the following mitigation measures are implemented.
Mitigation Measure AES-2 would require the proposed freeway-oriented sign for Peterbilt to be limited to a maximum of 30 feet in height.
Mitigation Measure AES-3 would require any future freeway-oriented sign for a business developed on the southern portion of the lot be collocated with the freeway-oriented sign for the Peterbilt project.
Mitigation Measure AES-4 would require landscaping and street trees along the entire property frontage. b. Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
Discussion: The property includes several mature native oak trees, which will be retained with the project.
Three 4-inch diameter oak saplings are proposed for removal. These trees fall below the size protected by the □ □ □
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Attachment 9
City Council Agenda June 20, 2023
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Oak Tree Preservation Ordinance. The impact is less than significant. c. Substantially degrade the existing visual
character or quality of public views of the
site and its surroundings? (Public views are
those that are experienced from publicly
accessible vantage point). If the project is in
an urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
Discussion: This site is in an urbanized area visible from Highway 101, Theatre Drive and Nutwood Circle.
The proposed design of the development is in keeping with other commercial developments in the vicinity including Kia and Chevrolet dealerships, vehicle repair shops, and an RV sales use. d. Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
Discussion: Electronic reader copy is prohibited on billboard signs. Standard conditions of approval and Mitigation Measure AES-1 require any exterior lights to be shielded to prevent offsite glare, so the impact will be less than significant.
II. AGRICULTURE AND FOREST RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project:
a. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
Discussion: The site is in an urbanized area and will not have an impact on agricultural resources. The Natural Resources Conservation Service (NRCS) has mapped one soil map unit on the site, the Lockwood channery loam, 0-2 percent slopes10, which is prime farmland if irrigated with a land capability class of 3s (severe limitations) when not irrigated, however, the Farmland Mapping and Monitoring Program of the California Resources Agency and the Open Space Element of the Paso Robles General Plan (Figure OS-1, Important Farmland) identify the site as Urban / Built-Up Land1, 12. The site is surrounded by urban uses and is not under cultivation, nor has it been for at least 20 years.
b. Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
Discussion: The site is not under Williamson Act contract, nor is it currently used for agricultural purposes. c. Conflict with existing zoning for, or cause
rezoning of, forest, land (as defined in Public
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Attachment 9
City Council Agenda June 20, 2023
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Resources Code section 12220(g)),
timberland (as defined by Public Resources
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 5114(g))?
Discussion: There are no forest land or timberland resources within the City of Paso Robles. d. Result in the loss of forest land or conversion
of forest land to non-forest use?
Discussion: The City of Paso Robles does not contain forest land resources. Three 4-inch oak saplings are proposed for removal, however the trees are scattered on the site and do not constitute a forest. e. Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
Discussion: The site is located within the city limits of Paso Robles and surrounded by urbanized uses. The project will have no impact on conversion of farmland.
III. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project:
a. Conflict with or obstruct implementation of
the applicable air quality plan?
b. Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non-attainment under an
applicable federal or state ambient air quality
standard?
c. Expose sensitive receptors to substantial
pollutant concentrations?
Discussion (a-c): The San Luis Obispo County area is a non-attainment area for the state standards for ozone and suspended particulate matter9
. The potential for future project development to create adverse air quality impacts falls generally into two categories: short-term (construction-related) and long-term (operational) impacts. The SLO County Air Pollution Control District (APCD) provides guidance for calculating air quality impacts.
Projects that do not exceed operational thresholds are unlikely to exceed construction thresholds as well.
The project is the construction of approximately 25,000 square feet of light industrial space. A CalEEMod analysis was completed for the project (Attachment 3), which found, during construction, the project is expected to generate an average of 7.86 pounds per day of ROG and NOx, 0.23 pounds per day of diesel particulate matter and 0.23 pounds per day of fugitive dust. Projects have a significant impact if they generate 137 pounds or more of ROG + NOx daily during construction. The project falls below the construction phase air quality significance thresholds. □ □ □
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Construction Emissions
Pollutant Project
Average Max
Project
Summer Max
Significance
Threshold
Significance
Determination
ROG + NOx 7.86 lb/day 80.2 lb/day 137 lb/day Less than significant Diesel PM 0.23 lb/day 1.81 lb/day 7 lb/day Less than significant Fugitive Dust PM10 0.23 lb/day 2.76 lb/day
(0.5T/quarter) 2.5 T/quarter Less than significant
The site is approximately 300 feet from the closest residences in the Rancho Paso Mobile Home Park, which are sensitive receptors. Air Quality impacts to sensitive receptors are less than significant with San Luis Obispo Air Pollution Control District standard mitigation measures (AQ-1 through AQ-26) implemented.
Operations Emissions
Pollutant Project
Average
Project
Summer Max
Significance
Threshold
Significance
Determination
ROG + NOx 1.21 lb/day 2.14 lb/day
25 lb/day
Less than significant
Diesel PM 0.23 1.81 lb/day Less than significant
Fugitive Dust PM10 0.01 lb/day 0.01 lb/day Less than significant Operational emissions will have a less than significant impact. d. Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
Discussion: According to the SLOAPCD, land uses commonly considered to be potential sources of noxious odorous emissions include painting/coating operations. Mitigation Measure HAZ-1 would prohibit vehicle fuel sales and painting of vehicles, which would reduce the impact to less than significant.
IV. BIOLOGICAL RESOURCES: Would the project:
a. Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
Discussion: The site is disturbed. A manufactured home sales business previously occupied approximately 1.7 acres at the corner with Nutwood Circle. A fenced stormwater basin is located at the northwest corner of the lot. Several soil stockpiles are scattered on the site. Urban uses ring the site except the lots immediately west and northwest of the site, which are undeveloped. Highway 101 is to the east of the property.
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observed during a site survey, which occurred in March, which is part of the typical blooming period for potentially occurring species in the region. Three special-status wildlife species have the potential to occur on the site, however none were observed during an onsite survey. Mitigation measures are provided to reduce potential impacts to the northern legless lizard, American badger, and San Joaquin kit fox. Similarly, mitigation measures are provided to protect nesting birds that may be impacted if construction begins between February 1 and August 31.
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service?
Discussion: There are no riparian or sensitive natural communities on the site. Several oak saplings are proposed for removal with the project. Oak tree mitigation is required for the removal of any oak tree over 6 inches in diameter.
c. Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
Discussion: There are no wetlands on the site.
d. Interfere substantially with the movement of
any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
Discussion: There are no creeks or drainages leading to creeks on the site. The site is in an urbanized area. e. Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
Discussion: The project protects the 3 mature oak trees on the property. Three oak saplings are proposed for removal, one of which is larger than 6 inches in diameter and will be subject to oak tree mitigation. f. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
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Discussion: There are no conservation plans adopted for the City of Paso Robles, therefore no impact is expected.
V. CULTURAL RESOURCES: Would the project:
a. Cause a substantial adverse change in the
significance of a historical resource as
defined in §15064.5?
Discussion (a): The site is undeveloped. No historical resources were identified during an onsite survey of the site conducted in support of the preparation of a cultural resources inventory survey for the site (Attachment 5).
b. Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
Discussion (b): No archeological resources have been identified on the site. Mitigation measure CUL-1 would require work to stop should any cultural resources or human remains be identified on the site during construction.
c. Disturb any human remains, including those
interred outside of formal cemeteries?
Discussion (c): No archeological resources have been identified on the site. Mitigation measure CUL-1 would require work to stop should any cultural resources or human remains be identified on the site during construction.
VI. ENERGY: Would the project:
a. Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project construction
or operation?
Discussion (a): The project would use typical construction techniques and vehicle repair equipment. No wasteful consumption of energy is proposed.
b. Conflict with or obstruct a state or local plan
for renewable energy or energy efficiency?
Discussion (b): The proposed project will not conflict with any adopted plan for renewable energy or energy efficiency.
VII. GEOLOGY AND SOILS: Would the project:
a. Directly or indirectly cause potential
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substantial adverse effects, including the risk
of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as
delineated on the most recent AlquistPriolo Earthquake Fault Zoning Map issued by the State Geologist for the
area or based on other substantial
evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
Discussion: The potential for and mitigation of impacts that may result from fault rupture in the project area are identified and addressed in the EIR for the 2003 update of the General Plan1 . There are two known nearby
fault zones, one on each side of the Salinas River Valley. The Rinconada Fault system runs on the west side of the valley, and grazes the City on its western boundary, but has been inactive for approximately 11,000 years.
The San Andreas Fault is on the east side of the valley and is situated about 23 miles northeast of Paso Robles.
The City of Paso Robles recognizes these geologic influences in the application of the Uniform Building Code to all new development within the City including the proposed project. There are no Alquist-Priolo Earthquake Fault Zones within City limits.
ii. Strong seismic ground shaking?
Discussion: The 2003 General Plan EIR identified impacts resulting from ground shaking as less than significant and provided mitigation measures that will be incorporated into the design of all construction projects including adequate structural design over active or potentially active faults. Therefore, there are no expected impacts from seismic ground shaking.
iii. Seismic-related ground failure,
including liquefaction?
Discussion: The General Plan Safety Element includes Figure S-3, a map of citywide Liquefaction Risk, which classifies the site as high risk. Mitigation Measure GEO-1 would require a soils report for the project, which will address specific onsite liquefaction risks and reduce the impact to less than significant. iv. Landslides?
Discussion: The General Plan Safety Element includes Figure S-4, a map of citywide Landslide Risk. The site has low potential for landslides. Landslides are generally associated with steep slopes and specific geologic formations not found in proximity to the Salinas River. The site is flat. No impact is anticipated. b. Result in substantial soil erosion or the loss
of topsoil?
Discussion: The site is flat with loamy soil. The Paso Robles Area Soil Survey Map prepared by the Natural Resources Conservation Service (NRCS) indicates the site’s soil is Lockwood shaly loam, which is highly erodible10. Mitigation Measure GEO-2 would require a Stormwater Pollution Prevention Plan (SWPPP) designed by a Qualified SWPPP Developer to prevent significant erosion from the site. c. Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
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on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
Discussion: See response to items a.iii. and a.iv. above. Mitigation Measures GEO-1 would reduce the impact to less than significant.
d. Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
property?
Discussion: The Paso Robles Area San Luis Obispo County Soil Survey indicates the Lockwood shaly loam has moderate shrink swell potential. Mitigation Measure GEO-1 would reduce the potential impact to less than significant.
e. Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
Discussion: The project is required to connect to the City sewer. A 10-inch sewer main is located in Theatre Drive, and is available to the project.
f. Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
Discussion: No known paleontological resources or unique geological features are known to exist on the site.
No impacts are expected.
VIII. GREENHOUSE GAS EMISSIONS: Would the project:
a. Generate greenhouse gas emissions, either
directly or indirectly, that may have a
significant impact on the environment?
b. Conflict with any applicable plan, policy, or
regulation of an agency adopted for the
purpose of reducing the emissions of
greenhouse gasses?
Discussion: San Luis Obispo Air Pollution Control District Screening Criteria for Project Air Quality Analysis9
, updated in 2017 indicates Light Industrial uses less than 92,000 square feet in size is not expected to exceed the Greenhouse Gas Numerical Threshold of 1150 MT/year of CO2, which was used to meet statewide emission standards required by 2020. Senate Bill 32, adopted in 2016, requires a further 40% reduction in Greenhouse Gas Emissions by 2030. A 40% reduction in the threshold for CO2 emissions would imply a 55,200 square-foot or smaller Light Industry use would not exceed the lower threshold. The project is 25,000 square feet of light industrial use. Results from the CalEEMod analysis for the project indicate the project will generate 5,929 lb Co2/day during construction and 3,782 lb CO2/day during operation.
The 2030 Greenhouse Gas Efficient Threshold for Paso Robles is 1.9 MTCO2e/Service Population/year (2030 Service Population is estimated at 53,717). Results from the CalEEMod analysis indicate the construction □ □ □
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phase of the project will generate 315 MTCO2e. Amortized over 25 years, the construction emissions are 12.6 MTCO2e/year. Operational emissions (including the amortized construction emissions) are 638.6 MTCO2e/year, or 16.8 MTCO2e/SP/year (38 employees estimated by CCTC Transportation Analysis).
Qualitatively, the project is consistent with the following goals and policies of the San Luis Obispo APCD Climate Transportation and Land Use Control Measures:
L-1 Planning Compact Communities. The project is located within city limits.
L-3 Balancing Jobs and Housing. The project will create jobs and help to balance the jobs/housing imbalance in northern San Luis Obispo County.
L-4 Circulation Management and T-2B Regional Public Transit Improvements. The project is located on a regional transit route, RTA Route 9, which has connections to Paso Robles City transit services.
T-3 Bicycling and Bikeway Enhancements. The project will construct a bike lane along the Theatre Drive frontage.
Mitigation Measure GHG-1 will reduce the impact to less than significant. T IX. HAZARDS AND HAZARDOUS MATERIALS: Would the project:
a. Create a significant hazard to the public or
the environment through the routine
transport, use, or disposal of hazardous
materials?
Discussion (a): The proposed project is a semi-truck service and sales center. Diesel repair includes the routine handling of relatively small amounts of hazardous materials including diesel fuel, engine oil, degreasing solvents, tires, and waste batteries. The handling of these materials is subject to regulations enforced by the San Luis Obispo County Department of Environmental Health. Mitigation Measure HAZ-1 would prevent the project from operating as a service station dispensing fuel. Mitigation Measure HAZ-2 would require the applicant to apply to the SLO County Department of Environmental Health for permits appropriate for vehicle repair services. These mitigations measures would reduce the hazard to the public to a less than significant impact.
b. Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
Discussion (b): Vehicle repair services have some potential to cause accident conditions, however Mitigation Measure HAZ-1 would prohibit fuel sales and painting vehicles, which would eliminate several significant potential accident hazards. Measure HAZ-2 would require the project to comply with SLO County Environmental Health rules, which reduces the potential impacts to a less than significant level. c. Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
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d. Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
Discussion (d) The proposed project is not listed on the Cortese List compiled by the California Department of Toxic Substances Control17.
e. For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
or public use airport, would the project result
in a safety hazard or excessive noise for
people residing or working in the project
area?
Discussion (e): The project site is not within the Airport Land Use Plan area. No impact is anticipated. f. Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
Discussion: The City of Paso Robles maintains a Multi-Hazard Emergency Response Plan, most recently updated in 2019. The project is on private land adjacent to an arterial road. The project would not interfere with the plan or impede emergency evacuation.
g. Expose people or structures, either directly
or indirectly, to a significant risk of loss,
injury or death involving wildland fires?
Discussion: The city does not contain any very-high fire severity zones. The site is in an urbanized area and not adjacent to wildlands. The project would not create a significant impact.
X. HYDROLOGY AND WATER QUALITY: Would the project:
a. Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground
water quality?
Discussion: The is subject to stormwater management requirements both during construction and operation.
The project will not impact water quality or significantly increase industrial waste discharged to the city sewer. b. Substantially decrease groundwater supplies
or interfere substantially with groundwater
recharge such that the project may impede
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sustainable groundwater management of the
basin?
Discussion: The project site is within city limits and is currently zoned to allow for highway-oriented commercial uses.
The project is consistent with the 2016 Urban Water Management Plan (UWMP)5 , which anticipates and plans
for buildout of the City. Since the UWMP has accounted for land uses at the project site, the project will have adequate water supply available, and will not further deplete or significantly affect, change or increase water demands planned for use in the basin. The site is not suitable for significant groundwater recharge.
The impact of the project would be less than significant. c. Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river or through the addition of impervious
surfaces, in a manner which would:
i) result in a substantial erosion or siltation
on- or off-site;
ii) substantially increase the rate or
amount of surface runoff in a manner which
would result in flooding on- or offsite;
iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
iv) impede or redirect flood flows?
Discussion: The site is very flat with no significant drainage channels. Grading will further flatten the lot and divert runoff from new impervious surfaces to a stormwater detention basin. Mitigation Measure GEO-2 would require a SWPPP be prepared for the project to prevent significant erosion and site runoff. d. In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
Discussion: The project site is outside all local floodplains. The site is about 80 feet above the Salinas River.
The risk of flood is less than significant.
e. Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan
Discussion: The 2011 Central Coast Basin Water Quality Control Plan adopted by the Central Coast Regional Water Quality Control Board15 provides water quality regulations in the region through controls including waste discharge restrictions and stormwater management. Industrial waste discharges from the project will be managed through the City’s Industrial Waste program. The City’s Urban Water Master Plan5 is designed to serve all uses anticipated at full buildout. The City is a Groundwater Sustainability Agency for a portion of the Paso Robles Sub-Basin of the Salinas Basin. The commercial uses proposed by the project are □
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XI. LAND USE AND PLANNING: Would the project:
a. Physically divide an established
community?
Discussion: The project is a commercial development in a commercial district. It is adjacent to Highway 101.
Separate neighborhoods are located to the west and south of the site, but no established community would be physically divided
b. Cause a significant environmental impact
due to a conflict with any land use plan,
policy, or regulation adopted for the purpose
of avoiding or mitigating an environmental
effect?
Discussion: The project is a highway-oriented commercial business in the Highway Commercial zoning district (C-2). As mitigated, the project is not in conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect including the Paso Robles Gateway Plan8 (see discussion in Aesthetics section above), Hillside Development District standards4 , and Purple Belt
Action Plan.
XII. MINERAL RESOURCES: Would the project:
a. Result in the loss of availability of a known
mineral resource that would be of value to
the region and the residents of the state?
b. Result in the loss of availability of a locallyimportant mineral resource recovery site delineated on a local general plan, specific
plan or other land use plan?
Discussion (a-b): No mineral resources are known to occur on the site.
XIII. NOISE: Would the project result in:
a. Exposure of persons to or generation of
noise levels in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
Discussion: An Environmental Noise Assessment was prepared for the project (Attachment 6). Without mitigation, truck circulation and service department equipment noise would exceed the noise exposure allowed by Noise Ordinance1, 4 standards. Mitigation Measure N-1 would limit hours of operation, Measure N-2 would require service doors to be closed in service bays facing south and west when air hammers are in consistent with the Paso Robles Subbasin Groundwater Sustainability Plan18. The project does not conflict with the applicable water quality control plan not the sustainable groundwater management plan; impacts would be less than significant.
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use, and Measure N-3 would prohibit use of air hammers and hydraulic lifts outside the building.
Public address (PA) systems are common to vehicle repair uses; however, the project description does state whether a PA system is proposed. Mitigation Measure N-4 would require any PA system proposed in the future to be designed to meet noise limitations.
As mitigated, the project is not expected to create noise beyond what is permitted by the City Noise Element and Noise Ordinance so the impact would be less than significant. b. Generation of excessive groundborne
vibration or groundborne noise levels?
Discussion: Groundborne noise and vibration is expected only during construction of the project, however it will be short-lived and only during allowed construction hours (7am and 7pm, Monday-Saturday). The expected impact is less than significant.
c. For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted,
within two miles of a public airport or
public use airport, would the project expose
people residing or working in the project
area to excessive noise levels?
Discussion: The project site is not within the Airport Land Use Plan area. No significant noise impact from the airport is expected.
XIV. POPULATION AND HOUSING: Would the project:
a. Induce substantial population growth in an
area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension
of roads or other infrastructure)?
b. Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
Discussion (a-b): The project is on an infill site near the southern boundary of the City. Sewer is currently available to the site, however City water service will be extended to serve the project. Water service is currently available to adjacent residential neighborhoods outside the City from the Walnut Hills Mutual Water Company and Templeton Community Services District. City services are not available outside the City and due to current availability of water in the existing developments located in the County, the extension of the water main will not induce population growth.
The project will not displace any existing housing.
XV. PUBLIC SERVICES: Would the project:
a. Result in substantial adverse physical
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impacts associated with the provision of
new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable
service ratios, response times, or other
performance objectives for any of the public
services?
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
Discussion: The project is not expected to significant increase demands on the fire and police departments because it is a light industrial use. No significant increase in demand on school, parks and other public facilities is expected by commercial uses. The proposed project is subject to development impact fees and school fees, which address the incremental increase in demand on public services caused by the project.
XVI. RECREATION
a. Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b. Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on the
environment?
Discussion (a-b): The project is a light industrial / commercial project, which will not create a significant demand on existing parks. No new parks are proposed as a part of the project.
XVII. TRANSPORTATION: Would the project:
a. Conflict with a program, plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
Discussion: The project includes the widening of Theatre Drive, which is identified in the Circulation Plan plan as an undivided arterial. Widening will accommodate two travel lanes, bikes lanes and a center turn lane consistent with City standards.
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b. Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
Discussion: A transportation analysis was completed for the project (Attachment 7), which concluded the project will have a less than significant impact on vehicle miles traveled (VMT) based on the City’s 2022 Transportation Impact Analysis Guidelines thresholds, which indicate, “Office and industrial projects may have a significant impact if the work VMT per employee exceeds 85 percent of the regional average”. Based on the SLOCOG Travel Demand Model, the project is expected to have a work VMT lower than the threshold of significance.
c. Substantially increase hazards due to a
geometric design feature (e.g., sharp curves
or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
Discussion: The project is located on a straight stretch of Theatre Drive. Because access to Highway 101 is restricted to on and off ramps, there are limited conflict points on the street. The project transportation analysis states, “Collision data was obtained from the Statewide Integrated Traffic Records System (SWITRS) for Templeton CHP and City police on Theatre Drive in the vicinity of the project between 2017 and 2021. One injury collision occurred near Ranch Paso Road when a bicycle was traveling the wrong way.
No collisions occurred at or near Nutwood Circle. There are no observed collision patterns and no recommendations.”
The project is expected to add 178 daily trips, 41 in the peak morning hour and 45 in the peak PM hour, which is a less than significant impact consistent with the City’s 2022 Transportation Impact Analysis Guidelines.
d. Result in inadequate emergency access?
Discussion: The project has been reviewed by the City’s Department of Emergency Services. The project will not impede emergency access, and is designed in compliance with all emergency access safety features and to City emergency access standards.
XVIII. TRIBAL CULTURAL RESOURCES
a. Would the project cause a substantial
adverse change in the significance of a tribal
cultural resource, defined in Public
Resources Code § 21074 as either a site,
feature, place, cultural landscape that is
geographically defined in terms of the size
and scope of the landscape, sacred place, or
object with cultural value to a California
Native American tribe, and that is:
i) Listed or eligible for listing in the
California Register of Historical Resources,
or in a local register of historical resources
as defined in Public Resources Code section
5020.1(k), or
ii) A resource determined by the lead
agency, in its discretion and supported by
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substantial evidence, to be significant
pursuant to criteria set forth in subdivision
(c) of Public Resources Code § 5024.1. In
applying the criteria set forth in subdivision
(c) of Public Resource Code § 5024.1, the
lead agency shall consider the significance
of the resource to a California Native
American tribe.
Discussion: No Tribal Cultural Resources were identified during an onsite survey of the site, nor in archival research conducted in support of the preparation of a cultural resources inventory survey for the site (Attachment 5).
XIX. UTILITIES AND SERVICE SYSTEMS: Would the project:
a. Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
Discussion: The project will have an incremental but individually insignificant impact on listed utilities.
Local planning for sewer and water utilities has anticipated a buildout for Paso Robles that includes commercial development on this site.
b. Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
Discussion: The project site is within the City limits and it is zoned to allow for commercial development.
Local planning for water supplies for buildout of the City include commercial development on the site. The proposed use is not a substantial user of water.
The City’s municipal water supply is composed of groundwater from the Paso Robles Groundwater Basin, an allocation of the Salinas River underflow, and a surface water allocation from the Nacimiento Lake pipeline project. The 2015 Urban Water Management Plan (UWMP)5 indicates there is adequate capacity to serve all households and commercial users at build out. Water use for this project has been accounted for and therefore impacts to groundwater supplies are less than significant. c. Result in a determination by the wastewater
treatment provider, which serves or may
serve the project that it has adequate
capacity to serve the project’s projected
demand in addition to the provider’s
existing commitments?
Discussion: The project is not a significant water user or wastewater producer; no significant increase in □ □ □
□ □ □
□ □ □
Attachment 9
City Council Agenda June 20, 2023
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
wastewater production is expected. The City’s Sewer System Management Plan (SSMP)6 identifies system upgrades needed to accommodate buildout of the city. Development impact fees and sewer rates are adopted to address the proportionate share of impact of each development project on the sewer system. d. Generate solid waste in excess of state or
local standards, or in excess of the capacity
of local infrastructure, or otherwise impair
the attainment of solid waste reduction
goals?
Discussion: The City’s Landfill Master Plan21 indicates the City’s landfill has adequate capacity for all projected waste generated within the city until at least 2051. Both construction and residential wastes are subject to diversion requirements for recyclable and compostable materials. The project will not impair the city’s ability to attain solid waste reduction goals.
e. Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
Discussion: The proposed project will be required to comply with federal, state, and local management and reduction statutes and regulations.
XX. WILDFIRE. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a. Substantially impair an adopted emergency
response plan or emergency evacuation
plan?
b. Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and
thereby expose project occupants to
pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
c. Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power
lines or other utilities) that may exacerbate
fire risk or that may result in temporary or
ongoing impacts to the environment?
d. Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
post-fire slope instability, or drainage
changes?
Discussion: The project is not near a state responsibility area or lands classified as very high fire hazard severity zone. The site is near the boundary of the City, but is surrounded by urban uses. □ □ □
□ □ □
□ □ □
□ □ □
□ □ □
□ □ □
Attachment 9
City Council Agenda June 20, 2023
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
XXI. MANDATORY FINDINGS OF SIGNIFICANCE
a. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal
or eliminate important examples of the major
periods of California history or prehistory?
Discussion: The project is located on an infill site. The project would continue the development pattern established on adjacent properties to the north. The site does not support significant habitat or contribute a migration corridor. The site does not contain significant historical resources or known tribal resources. b. Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects)?
Discussion: The project is located within the City’s limits, where development has the least potential for significant impacts to the environment. The project will not induce additional development or future projects that would have a significant impact.
c. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
Discussion: While vehicle repair does include the handling of some hazardous substances, with mitigation it will have a less than significant impact on humans.
□ □ □
□ □ □
□ □ □
Attachment 9
City Council Agenda June 20, 2023
EARLIER ANALYSIS AND BACKGROUND MATERIALS.
Earlier analyses may be used where, pursuant to tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D).
Documents utilized in this analysis and background / explanatory materials:
Reference # Document Title Available for Review at:
1 City of Paso Robles General Plan City of Paso Robles Community Development Department
1000 Spring Street
Paso Robles, CA 93446
https://www.prcity.com/313/Gen
eral-Plan
2 City of Paso Robles Environmental Impact Report for General Plan Update
City of Paso Robles
3 2007 Airport Land Use Plan https://www.prcity.com/354/Air port-Land-Use-Plan
4 City of Paso Robles Municipal Code https://library.municode.com/ca/ el_paso_de_robles/codes/code_o
f_ordinances
5 City of Paso Robles Urban Water Management Plan 2016 City of Paso Robles https://www.prcity.com/Docume
ntCenter/View/14827/UrbanWater-Management-Plan-PDF
6 City of Paso Robles Sewer System Management Plan City of Paso Robles https://www.prcity.com/Docume
ntCenter/View/15356/SewerSystem-Management-PlanPDF?bidId= 7 City of Paso Robles Standard Conditions of
Approval for New Development
City of Paso Robles
8 City of Paso Robles Gateway Plan: Design Standards, 2008 https://www.prcity.com/Docume ntCenter/View/14730/GatewayPlan-Design-StandardsPDF?bidId= 9 San Luis Obispo County Air Pollution Control District Guidelines for Impact Thresholds
https://www.slocleanair.org/rule
s-regulations/land-use-ceqa.php
10 USDA, Natural Resources Conservation Service, NRCS Offices Attachment 9
City Council Agenda June 20, 2023
Soil Survey of San Luis Obispo County,
Paso Robles Area, 1983
Templeton, CA 93446
https://websoilsurvey.nrcs.usda.g
ov/app/WebSoilSurvey.aspx
11 Regional Transportation Plan,
San Luis Obispo Council of Governments, 2019 https://slocog.org/2019RTP 12 Farmland Mapping and Monitoring Program
California Resources Agency
https://www.conservation.ca.gov
/dlrp/fmmp
13 Siting, Design, Operation and Maintenance of Onsite
Wastewater Treatments Systems (OWTS) Policy
California Water Boards
https://www.waterboards.ca.gov/
water_issues/programs/owts/
14 Underground Storage Tank Program
California Water Boards
https://www.waterboards.ca.gov/
water_issues/programs/ust/
15 Water Quality Control Plan for the Central Coast Basin Central Coast Regional Water Quality Control Board
https://www.waterboards.ca.gov/
centralcoast/publications_forms/
publications/basin_plan/#:~:text
=The%20Water%20Quality%20
Control%20Plan,including%20s
urface%20waters%20and%20gr
oundwater.
16 Post-Construction Stormwater Management Requirements for Development Projects in the Central Coast
Central Coast Regional Water Quality Control Board
https://www.waterboards.ca.gov/
centralcoast/water_issues/progra
ms/stormwater/docs/lid/lid_hydr
omod_charette_index.html
17 Cortese List
California Department of Toxic Substance Control
https://www.envirostor.dtsc.ca.g
ov/public/map/
18 Paso Robles Groundwater Basin Management Plan
City of Paso Robles
https://www.prcity.com/Docume
ntCenter/View/15348/Groundwa
ter-Basin-Management-PlanPDF?bidId=
19 Purple Belt Plan
City of Paso Robles
https://www.prcity.com/Docume
ntCenter/View/31945/PurpleBelt-Plan-PDF
20 Busch, Lawrence L. and Miller, Russel V. 2011. Updated Mineral Land Classification Map for the Concrete-Grade
Aggregates in the San Luis Obispo-Santa Barbara ProductionConsumption Region, California – North Half. 21 Master Plan of Sustainable Opportunities at the Paso Robles Landfill
City of Paso Robles
https://www.prcity.com/Docume
ntCenter/View/15350/LandfillMaster-Plan-PDF?bidId=
Attachment 9
City Council Agenda June 20, 2023
Attachments:
1. Vicinity Map
2. Project Plans
3. CalEEmod Report
4. Biological Resources Assessment Report
5. Cultural Resources Inventory Survey
6. Transportation Analysis
7. Environmental Noise Assessment
8. Mitigation Monitoring and Reporting Plan
Attachment 9
City Council Agenda June 20, 2023
Attachment 1 Vicinity Map
Attachment 9
City Council Agenda June 20, 2023
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Peterbilt v2 Detailed Report
Table of Contents1. Basic Project Information
1.1. Basic Project Information1.2. Land Use Types1.3. User-Selected Emission Reduction Measures by Emissions Sector
2. Emissions Summary
2.1. Construction Emissions Compared Against Thresholds2.2. Construction Emissions by Year, Unmitigated2.3. Construction Emissions by Year, Mitigated2.4. Operations Emissions Compared Against Thresholds2.5. Operations Emissions by Sector, Unmitigated2.6. Operations Emissions by Sector, Mitigated
3. Construction Emissions Details
3.1. Site Preparation (2023) - Unmitigated3.2. Site Preparation (2023) - Mitigated Attachment
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3.3. Grading (2023) - Unmitigated3.4. Grading (2023) - Mitigated3.5. Building Construction (2023) - Unmitigated3.6. Building Construction (2023) - Mitigated3.7. Building Construction (2024) - Unmitigated3.8. Building Construction (2024) - Mitigated3.9. Paving (2024) - Unmitigated3.10. Paving (2024) - Mitigated3.11. Architectural Coating (2024) - Unmitigated3.12. Architectural Coating (2024) - Mitigated
4. Operations Emissions Details
4.1. Mobile Emissions by Land Use
4.1.1. Unmitigated4.1.2. Mitigated
4.2. Energy
4.2.1. Electricity Emissions By Land Use - Unmitigated4.2.2. Electricity Emissions By Land Use - Mitigated Attachment
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4.2.3. Natural Gas Emissions By Land Use - Unmitigated4.2.4. Natural Gas Emissions By Land Use - Mitigated
4.3. Area Emissions by Source
4.3.2. Unmitigated4.3.1. Mitigated
4.4. Water Emissions by Land Use
4.4.2. Unmitigated4.4.1. Mitigated
4.5. Waste Emissions by Land Use
4.5.2. Unmitigated4.5.1. Mitigated
4.6. Refrigerant Emissions by Land Use
4.6.1. Unmitigated4.6.2. Mitigated
4.7. Offroad Emissions By Equipment Type
4.7.1. Unmitigated4.7.2. Mitigated
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4.8. Stationary Emissions By Equipment Type
4.8.1. Unmitigated4.8.2. Mitigated
4.9. User Defined Emissions By Equipment Type
4.9.1. Unmitigated4.9.2. Mitigated
4.10. Soil Carbon Accumulation By Vegetation Type
4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated4.10.4. Soil Carbon Accumulation By Vegetation Type - Mitigated4.10.5. Above and Belowground Carbon Accumulation by Land Use Type - Mitigated4.10.6. Avoided and Sequestered Emissions by Species - Mitigated
5. Activity Data
5.1. Construction Schedule5.2. Off-Road Equipment
5.2.1. Unmitigated
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5.2.2. Mitigated
5.3. Construction Vehicles
5.3.1. Unmitigated5.3.2. Mitigated
5.4. Vehicles
5.4.1. Construction Vehicle Control Strategies
5.5. Architectural Coatings5.6. Dust Mitigation
5.6.1. Construction Earthmoving Activities5.6.2. Construction Earthmoving Control Strategies
5.7. Construction Paving5.8. Construction Electricity Consumption and Emissions Factors5.9. Operational Mobile Sources
5.9.1. Unmitigated5.9.2. Mitigated
5.10. Operational Area Sources
5.10.1. Hearths
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5.10.1.1. Unmitigated5.10.1.2. Mitigated
5.10.2. Architectural Coatings5.10.3. Landscape Equipment5.10.4. Landscape Equipment - Mitigated
5.11. Operational Energy Consumption
5.11.1. Unmitigated5.11.2. Mitigated
5.12. Operational Water and Wastewater Consumption
5.12.1. Unmitigated5.12.2. Mitigated
5.13. Operational Waste Generation
5.13.1. Unmitigated5.13.2. Mitigated
5.14. Operational Refrigeration and Air Conditioning Equipment
5.14.1. Unmitigated5.14.2. Mitigated
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5.15. Operational Off-Road Equipment
5.15.1. Unmitigated5.15.2. Mitigated
5.16. Stationary Sources
5.16.1. Emergency Generators and Fire Pumps5.16.2. Process Boilers
5.17. User Defined5.18. Vegetation
5.18.1. Land Use Change
5.18.1.1. Unmitigated5.18.1.2. Mitigated
5.18.1. Biomass Cover Type
5.18.1.1. Unmitigated5.18.1.2. Mitigated
5.18.2. Sequestration
5.18.2.1. Unmitigated5.18.2.2. Mitigated
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6. Climate Risk Detailed Report
6.1. Climate Risk Summary6.2. Initial Climate Risk Scores6.3. Adjusted Climate Risk Scores6.4. Climate Risk Reduction Measures
6.4.1. Wildfire6.4.2. Drought
7. Health and Equity Details
7.1. CalEnviroScreen 4.0 Scores7.2. Healthy Places Index Scores7.3. Overall Health & Equity Scores7.4. Health & Equity Measures7.5. Evaluation Scorecard
8. User Changes to Default Data
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1. Basic Project Information1.1. Basic Project Information Data Field ValueProject Name Peterbilt v2Lead Agency —Land Use Scale Project/siteAnalysis Level for Defaults CountyWindspeed (m/s) 3.00Precipitation (days) 15.6Location 35.57808909727966, -120.69854418153587County San Luis ObispoCity Paso RoblesAir District San Luis Obispo County APCDAir Basin South Central CoastTAZ 3309EDFZ 6Electric Utility Pacific Gas & Electric CompanyGas Utility Southern California Gas
1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special LandscapeArea (sq ft)
Population Description
General LightIndustry
11.0 1000sqft 0.25 11,000 40,394 — — Truck service
Automobile CareCenter
14.0 1000sqft 0.32 14,000 1.00 — — Sales
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Parking Lot 3.00 Acre 3.00 0.00 1.00 — — Parking
1.3. User-Selected Emission Reduction Measures by Emissions Sector Sector # Measure TitleConstruction C-2* Limit Heavy-Duty Diesel Vehicle IdlingConstruction C-10-A Water Exposed SurfacesConstruction C-10-C Water Unpaved Construction RoadsConstruction C-11 Limit Vehicle Speeds on Unpaved RoadsConstruction C-12 Sweep Paved RoadsTransportation T-33* Locate Project near Bike Path/Bike LaneWater W-5 Design Water-Efficient LandscapesNatural N-2 Expand Urban Tree Planting * Qualitative or supporting measure. Emission reductions not included in the mitigated emissions results.2. Emissions Summary2.1. Construction Emissions Compared Against ThresholdsCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eDaily,Summer(Max) ——————————————————
Unmit. 4.78 40.4 39.8 36.1 0.06 1.81 2.76 3.75 1.66 0.51 1.68 — 5,778 5,778 0.27 0.47 5.62 5,929Mit. 4.78 40.4 39.8 36.1 0.06 1.81 2.76 3.75 1.66 0.51 1.68 — 5,778 5,778 0.27 0.47 5.62 5,929%Reduced ——————————————————
Daily,Winter(Max)
——————————————————
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Unmit. 1.56 1.30 12.0 13.6 0.02 0.55 0.08 0.63 0.51 0.02 0.53 — 2,548 2,548 0.10 0.04 0.01 2,561 Mit. 1.56 1.30 12.0 13.6 0.02 0.55 0.08 0.63 0.51 0.02 0.53 — 2,548 2,548 0.10 0.04 0.01 2,561%Reduced ——————————————————
AverageDaily(Max)
——————————————————
Unmit. 0.69 2.59 5.27 6.31 0.01 0.23 0.08 0.27 0.21 0.02 0.22 — 1,171 1,171 0.05 0.02 0.10 1,177Mit. 0.69 2.59 5.27 6.31 0.01 0.23 0.08 0.27 0.21 0.02 0.22 — 1,171 1,171 0.05 0.02 0.10 1,177%Reduced ——————————————————
Annual(Max)
——————————————————
Unmit. 0.13 0.47 0.96 1.15 < 0.005 0.04 0.01 0.05 0.04 < 0.005 0.04 — 194 194 0.01 < 0.005 0.02 195Mit. 0.13 0.47 0.96 1.15 < 0.005 0.04 0.01 0.05 0.04 < 0.005 0.04 — 194 194 0.01 < 0.005 0.02 195%Reduced ——————————————————
2.2. Construction Emissions by Year, UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eDaily -Summer(Max) ——————————————————
2023 4.78 4.03 39.8 36.1 0.06 1.81 2.76 3.75 1.66 0.51 1.68 — 5,778 5,778 0.27 0.47 5.62 5,9292024 1.49 40.4 11.4 13.5 0.02 0.50 0.11 0.57 0.46 0.03 0.48 — 2,548 2,548 0.10 0.04 0.55 2,562Daily -Winter(Max) ——————————————————
2023 1.56 1.30 12.0 13.6 0.02 0.55 0.08 0.63 0.51 0.02 0.53 — 2,548 2,548 0.10 0.04 0.01 2,5612024 1.49 1.24 11.4 13.5 0.02 0.50 0.08 0.57 0.46 0.02 0.48 — 2,546 2,546 0.10 0.04 0.01 2,559 -------------------
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AverageDaily
——————————————————
2023 0.44 0.37 3.52 3.73 0.01 0.16 0.08 0.24 0.15 0.02 0.16 — 719 719 0.03 0.02 0.10 7252024 0.69 2.59 5.27 6.31 0.01 0.23 0.04 0.27 0.21 0.01 0.22 — 1,171 1,171 0.05 0.02 0.10 1,177Annual — — — — — — — — — — — — — — — — — —2023 0.08 0.07 0.64 0.68 < 0.005 0.03 0.01 0.04 0.03 < 0.005 0.03 — 119 119 < 0.005 < 0.005 0.02 1202024 0.13 0.47 0.96 1.15 < 0.005 0.04 0.01 0.05 0.04 < 0.005 0.04 — 194 194 0.01 < 0.005 0.02 195
2.3. Construction Emissions by Year, MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eDaily -Summer(Max) ——————————————————
2023 4.78 4.03 39.8 36.1 0.06 1.81 2.76 3.75 1.66 0.51 1.68 — 5,778 5,778 0.27 0.47 5.62 5,9292024 1.49 40.4 11.4 13.5 0.02 0.50 0.11 0.57 0.46 0.03 0.48 — 2,548 2,548 0.10 0.04 0.55 2,562Daily -Winter(Max) ——————————————————
2023 1.56 1.30 12.0 13.6 0.02 0.55 0.08 0.63 0.51 0.02 0.53 — 2,548 2,548 0.10 0.04 0.01 2,5612024 1.49 1.24 11.4 13.5 0.02 0.50 0.08 0.57 0.46 0.02 0.48 — 2,546 2,546 0.10 0.04 0.01 2,559AverageDaily ——————————————————
2023 0.44 0.37 3.52 3.73 0.01 0.16 0.08 0.24 0.15 0.02 0.16 — 719 719 0.03 0.02 0.10 7252024 0.69 2.59 5.27 6.31 0.01 0.23 0.04 0.27 0.21 0.01 0.22 — 1,171 1,171 0.05 0.02 0.10 1,177Annual — — — — — — — — — — — — — — — — — —2023 0.08 0.07 0.64 0.68 < 0.005 0.03 0.01 0.04 0.03 < 0.005 0.03 — 119 119 < 0.005 < 0.005 0.02 1202024 0.13 0.47 0.96 1.15 < 0.005 0.04 0.01 0.05 0.04 < 0.005 0.04 — 194 194 0.01 < 0.005 0.02 195 -------------------
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2.4. Operations Emissions Compared Against ThresholdsCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eDaily,Summer(Max) ——————————————————
Unmit. 0.98 1.68 0.46 2.76 < 0.005 — — — — — — 43.6 — — 4.51 0.04 2,905 —Mit. 0.98 1.68 0.46 2.76 < 0.005 — — — — — — 43.6 — — 4.51 0.04 2,905 —%Reduced ——————————————————
Daily,Winter(Max)
——————————————————
Unmit. 0.76 1.47 0.47 2.04 < 0.005 — — — — — — 43.6 — — 4.51 0.04 2,905 —Mit. 0.76 1.47 0.47 2.04 < 0.005 — — — — — — 43.6 — — 4.51 0.04 2,905 —%Reduced ——————————————————
AverageDaily(Max)
——————————————————
Unmit. 0.21 0.92 0.29 1.22 < 0.005 — — — — — — 43.6 — — 4.46 0.03 2,905 —Mit. 0.21 0.92 0.29 1.22 < 0.005 — — — — — — 43.6 — — 4.46 0.03 2,905 —%Reduced ——————————————————
Annual(Max)
——————————————————
Unmit. 0.04 0.17 0.05 0.22 < 0.005 — — — — — — 7.21 — — 0.74 < 0.005 481 —Mit. 0.04 0.17 0.05 0.22 < 0.005 — — — — — — 7.21 — — 0.74 < 0.005 481 —%Reduced — — — — — — — — — — — — — — < 0.5% < 0.5% — —
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2.5. Operations Emissions by Sector, UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eDaily,Summer(Max) ——————————————————
Mobile 0.75 0.74 0.17 1.43 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 64.9 64.9 0.03 0.01 0.15 70.2Area 0.19 0.92 0.01 1.09 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.47 4.47 < 0.005 < 0.005 — 4.49Energy 0.03 0.02 0.28 0.24 < 0.005 0.02 — 0.02 0.02 — 0.02 — 759 759 0.10 0.01 — 764Water — — — — — — — — — — — 7.40 12.9 20.3 0.76 0.02 — 44.7Waste — — — — — — — — — — — 36.2 0.00 36.2 3.62 0.00 — 127Refrig. — — — — — — — — — — — — — — — — 2,905 2,905Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.98 1.68 0.46 2.76 < 0.005 NaN NaN NaN NaN NaN NaN 43.6 NaN NaN 4.51 0.04 2,905 NaNDaily,Winter(Max) ——————————————————
Mobile 0.73 0.71 0.19 1.81 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 64.6 64.6 0.04 0.02 < 0.005 70.4Area — 0.74 — — — — — — — — — — — — — — — —Energy 0.03 0.02 0.28 0.24 < 0.005 0.02 — 0.02 0.02 — 0.02 — 759 759 0.10 0.01 — 764Water — — — — — — — — — — — 7.40 12.9 20.3 0.76 0.02 — 44.7Waste — — — — — — — — — — — 36.2 0.00 36.2 3.62 0.00 — 127Refrig. — — — — — — — — — — — — — — — — 2,905 2,905Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.76 1.47 0.47 2.04 < 0.005 NaN NaN NaN NaN NaN NaN 43.6 NaN NaN 4.51 0.04 2,905 NaNAverageDaily ——————————————————
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Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 0.17 0.91 0.01 0.98 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.04 4.04 < 0.005 < 0.005 — 4.06Energy 0.03 0.02 0.28 0.24 < 0.005 0.02 — 0.02 0.02 — 0.02 — 697 697 0.09 0.01 — 701Water — — — — — — — — — — — 7.40 12.9 20.3 0.76 0.02 — 44.7Waste — — — — — — — — — — — 36.2 0.00 36.2 3.62 0.00 — 127Refrig. — — — — — — — — — — — — — — — — 2,905 2,905Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.21 0.92 0.29 1.22 < 0.005 NaN NaN NaN NaN NaN NaN 43.6 NaN NaN 4.46 0.03 2,905 NaNAnnual — — — — — — — — — — — — — — — — — —Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Area 0.03 0.17 < 0.005 0.18 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.67 0.67 < 0.005 < 0.005 — 0.67Energy 0.01 < 0.005 0.05 0.04 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 115 115 0.01 < 0.005 — 116Water — — — — — — — — — — — 1.22 2.13 3.35 0.13 < 0.005 — 7.40Waste — — — — — — — — — — — 5.99 0.00 5.99 0.60 0.00 — 21.0Refrig. — — — — — — — — — — — — — — — — 481 481Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.04 0.17 0.05 0.22 < 0.005 NaN NaN NaN NaN NaN NaN 7.21 NaN NaN 0.74 < 0.005 481 NaN
2.6. Operations Emissions by Sector, MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eDaily,Summer(Max) ——————————————————
Mobile 0.75 0.74 0.17 1.43 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 64.9 64.9 0.03 0.01 0.15 70.2Area 0.19 0.92 0.01 1.09 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.47 4.47 < 0.005 < 0.005 — 4.49Energy 0.03 0.02 0.28 0.24 < 0.005 0.02 — 0.02 0.02 — 0.02 — 759 759 0.10 0.01 — 764 -------------------
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Water — — — — — — — — — — — 7.40 12.2 19.6 0.76 0.02 — 44.1 Waste — — — — — — — — — — — 36.2 0.00 36.2 3.62 0.00 — 127Refrig. — — — — — — — — — — — — — — — — 2,905 2,905Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.98 1.68 0.46 2.76 < 0.005 NaN NaN NaN NaN NaN NaN 43.6 NaN NaN 4.51 0.04 2,905 NaNDaily,Winter(Max) ——————————————————
Mobile 0.73 0.71 0.19 1.81 < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 — 64.6 64.6 0.04 0.02 < 0.005 70.4Area — 0.74 — — — — — — — — — — — — — — — —Energy 0.03 0.02 0.28 0.24 < 0.005 0.02 — 0.02 0.02 — 0.02 — 759 759 0.10 0.01 — 764Water — — — — — — — — — — — 7.40 12.2 19.6 0.76 0.02 — 44.1Waste — — — — — — — — — — — 36.2 0.00 36.2 3.62 0.00 — 127Refrig. — — — — — — — — — — — — — — — — 2,905 2,905Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.76 1.47 0.47 2.04 < 0.005 NaN NaN NaN NaN NaN NaN 43.6 NaN NaN 4.51 0.04 2,905 NaNAverageDaily ——————————————————
Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Area 0.17 0.91 0.01 0.98 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 4.04 4.04 < 0.005 < 0.005 — 4.06Energy 0.03 0.02 0.28 0.24 < 0.005 0.02 — 0.02 0.02 — 0.02 — 697 697 0.09 0.01 — 701Water — — — — — — — — — — — 7.40 12.2 19.6 0.76 0.02 — 44.1Waste — — — — — — — — — — — 36.2 0.00 36.2 3.62 0.00 — 127Refrig. — — — — — — — — — — — — — — — — 2,905 2,905Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.21 0.92 0.29 1.22 < 0.005 NaN NaN NaN NaN NaN NaN 43.6 NaN NaN 4.46 0.03 2,905 NaNAnnual — — — — — — — — — — — — — — — — — — Attachment
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Mobile 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Area 0.03 0.17 < 0.005 0.18 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 0.67 0.67 < 0.005 < 0.005 — 0.67Energy 0.01 < 0.005 0.05 0.04 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 115 115 0.01 < 0.005 — 116Water — — — — — — — — — — — 1.22 2.02 3.25 0.13 < 0.005 — 7.30Waste — — — — — — — — — — — 5.99 0.00 5.99 0.60 0.00 — 21.0Refrig. — — — — — — — — — — — — — — — — 481 481Vegetation — — — — — NaN NaN NaN NaN NaN NaN — NaN NaN — — — NaN
Total 0.04 0.17 0.05 0.22 < 0.005 NaN NaN NaN NaN NaN NaN 7.21 NaN NaN 0.74 < 0.005 481 NaN
3. Construction Emissions Details3.1. Site Preparation (2023) - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
4.70 3.95 39.7 35.5 0.05 1.81 — 1.81 1.66 — 1.66 — 5,295 5,295 0.21 0.04 — 5,314 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
Off-RoadEquipment
0.06 0.05 0.54 0.49 < 0.005 0.02 — 0.02 0.02 — 0.02 — 72.5 72.5 < 0.005 < 0.005 — 72.8 -------------------
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Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.01 0.01 0.10 0.09 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 12.0 12.0 < 0.005 < 0.005 — 12.1 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.09 0.08 0.05 0.66 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 111 111 0.01 < 0.005 0.52 113Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 1.46 1.46 < 0.005 < 0.005 < 0.005 1.49Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.24 0.24 < 0.005 < 0.005 < 0.005 0.25Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.2. Site Preparation (2023) - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e -------------------
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Onsite — — — — — — — — — — — — — — — — — —
Daily,Summer(Max)
——————————————————
Off-RoadEquipment
4.70 3.95 39.7 35.5 0.05 1.81 — 1.81 1.66 — 1.66 — 5,295 5,295 0.21 0.04 — 5,314 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
Off-RoadEquipment
0.06 0.05 0.54 0.49 < 0.005 0.02 — 0.02 0.02 — 0.02 — 72.5 72.5 < 0.005 < 0.005 — 72.8 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.01 0.01 0.10 0.09 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 12.0 12.0 < 0.005 < 0.005 — 12.1 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.09 0.08 0.05 0.66 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 111 111 0.01 < 0.005 0.52 113Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
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Average — — — — — — — — — — — — — — — — — —Daily
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 1.46 1.46 < 0.005 < 0.005 < 0.005 1.49Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.24 0.24 < 0.005 < 0.005 < 0.005 0.25Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.3. Grading (2023) - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
2.43 2.04 20.0 19.7 0.03 0.94 — 0.94 0.87 — 0.87 — 2,958 2,958 0.12 0.02 — 2,968 Demolition
— — — — — — 2.02 2.02 — 0.31 0.31 — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
Off-RoadEquipment
0.05 0.04 0.44 0.43 < 0.005 0.02 — 0.02 0.02 — 0.02 — 64.8 64.8 < 0.005 < 0.005 — 65.1 -------------------
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Demolitio — — — — — — 0.04 0.04 — 0.01 0.01 — — — — — — —n Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.01 0.01 0.08 0.08 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 10.7 10.7 < 0.005 < 0.005 — 10.8 Demolition
— — — — — — 0.01 0.01 — < 0.005 < 0.005 — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.07 0.07 0.05 0.56 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 94.8 94.8 0.01 < 0.005 0.44 96.6Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.21 0.05 4.01 1.30 0.03 0.05 0.17 0.22 0.05 0.06 0.11 — 2,726 2,726 0.14 0.44 5.18 2,865Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 2.01 2.01 < 0.005 < 0.005 < 0.005 2.04Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling < 0.005 < 0.005 0.09 0.03 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 59.7 59.7 < 0.005 0.01 0.05 62.7Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.33 0.33 < 0.005 < 0.005 < 0.005 0.34Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 9.89 9.89 < 0.005 < 0.005 0.01 10.4 Attachment
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3.4. Grading (2023) - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
2.43 2.04 20.0 19.7 0.03 0.94 — 0.94 0.87 — 0.87 — 2,958 2,958 0.12 0.02 — 2,968 Demolition
— — — — — — 2.02 2.02 — 0.31 0.31 — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
Off-RoadEquipment
0.05 0.04 0.44 0.43 < 0.005 0.02 — 0.02 0.02 — 0.02 — 64.8 64.8 < 0.005 < 0.005 — 65.1 Demolition
— — — — — — 0.04 0.04 — 0.01 0.01 — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.01 0.01 0.08 0.08 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 10.7 10.7 < 0.005 < 0.005 — 10.8 Demolition
— — — — — — 0.01 0.01 — < 0.005 < 0.005 — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
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Daily,Summer(Max)
——————————————————
Worker 0.07 0.07 0.05 0.56 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 94.8 94.8 0.01 < 0.005 0.44 96.6Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.21 0.05 4.01 1.30 0.03 0.05 0.17 0.22 0.05 0.06 0.11 — 2,726 2,726 0.14 0.44 5.18 2,865Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 2.01 2.01 < 0.005 < 0.005 < 0.005 2.04Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling < 0.005 < 0.005 0.09 0.03 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 59.7 59.7 < 0.005 0.01 0.05 62.7Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.33 0.33 < 0.005 < 0.005 < 0.005 0.34Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling < 0.005 < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 9.89 9.89 < 0.005 < 0.005 0.01 10.4
3.5. Building Construction (2023) - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
1.50 1.26 11.8 13.2 0.02 0.55 — 0.55 0.51 — 0.51 — 2,397 2,397 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 -------------------
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Daily,Winter(Max)
——————————————————
Off-RoadEquipment
1.50 1.26 11.8 13.2 0.02 0.55 — 0.55 0.51 — 0.51 — 2,397 2,397 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 AverageDaily
——————————————————
Off-RoadEquipment
0.31 0.26 2.40 2.68 < 0.005 0.11 — 0.11 0.10 — 0.10 — 488 488 0.02 < 0.005 — 490 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.06 0.05 0.44 0.49 < 0.005 0.02 — 0.02 0.02 — 0.02 — 80.8 80.8 < 0.005 < 0.005 — 81.1 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.04 0.04 0.03 0.34 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 57.5 57.5 < 0.005 < 0.005 0.27 58.6Vendor 0.01 < 0.005 0.15 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 95.0 95.0 < 0.005 0.01 0.24 99.4Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
Worker 0.04 0.04 0.03 0.33 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 55.1 55.1 < 0.005 < 0.005 0.01 56.0Vendor 0.01 < 0.005 0.15 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 95.0 95.0 < 0.005 0.01 0.01 99.2Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00AverageDaily ——————————————————
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Worker 0.01 0.01 0.01 0.07 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 11.3 11.3 < 0.005 < 0.005 0.02 11.5 Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 19.3 19.3 < 0.005 < 0.005 0.02 20.2Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 1.87 1.87 < 0.005 < 0.005 < 0.005 1.90Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 3.20 3.20 < 0.005 < 0.005 < 0.005 3.35Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.6. Building Construction (2023) - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
1.50 1.26 11.8 13.2 0.02 0.55 — 0.55 0.51 — 0.51 — 2,397 2,397 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
Off-RoadEquipment
1.50 1.26 11.8 13.2 0.02 0.55 — 0.55 0.51 — 0.51 — 2,397 2,397 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 AverageDaily
——————————————————
Off-RoadEquipment
0.31 0.26 2.40 2.68 < 0.005 0.11 — 0.11 0.10 — 0.10 — 488 488 0.02 < 0.005 — 490 -------------------
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Onsite 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00truck Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.06 0.05 0.44 0.49 < 0.005 0.02 — 0.02 0.02 — 0.02 — 80.8 80.8 < 0.005 < 0.005 — 81.1 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.04 0.04 0.03 0.34 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 57.5 57.5 < 0.005 < 0.005 0.27 58.6Vendor 0.01 < 0.005 0.15 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 95.0 95.0 < 0.005 0.01 0.24 99.4Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
Worker 0.04 0.04 0.03 0.33 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 55.1 55.1 < 0.005 < 0.005 0.01 56.0Vendor 0.01 < 0.005 0.15 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 95.0 95.0 < 0.005 0.01 0.01 99.2Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00AverageDaily ——————————————————
Worker 0.01 0.01 0.01 0.07 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 11.3 11.3 < 0.005 < 0.005 0.02 11.5Vendor < 0.005 < 0.005 0.03 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 19.3 19.3 < 0.005 < 0.005 0.02 20.2Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 1.87 1.87 < 0.005 < 0.005 < 0.005 1.90Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 3.20 3.20 < 0.005 < 0.005 < 0.005 3.35Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Attachment
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3.7. Building Construction (2024) - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
Off-RoadEquipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 AverageDaily
——————————————————
Off-RoadEquipment
0.62 0.52 4.81 5.62 0.01 0.21 — 0.21 0.20 — 0.20 — 1,028 1,028 0.04 0.01 — 1,031 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.11 0.09 0.88 1.03 < 0.005 0.04 — 0.04 0.04 — 0.04 — 170 170 0.01 < 0.005 — 171 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —
-------------------
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Daily, — — — — — — — — — — — — — — — — — —Summer(Max)
Worker 0.04 0.04 0.03 0.32 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 56.5 56.5 < 0.005 < 0.005 0.25 57.6Vendor 0.01 < 0.005 0.14 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 93.7 93.7 < 0.005 0.01 0.24 98.1Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
Worker 0.04 0.04 0.03 0.31 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 54.2 54.2 < 0.005 < 0.005 0.01 55.0Vendor 0.01 < 0.005 0.15 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 93.7 93.7 < 0.005 0.01 0.01 97.9Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00AverageDaily ——————————————————
Worker 0.02 0.02 0.01 0.13 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 23.4 23.4 < 0.005 < 0.005 0.05 23.8Vendor < 0.005 < 0.005 0.06 0.02 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 40.2 40.2 < 0.005 0.01 0.04 42.0Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 3.87 3.87 < 0.005 < 0.005 0.01 3.94Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 6.65 6.65 < 0.005 < 0.005 0.01 6.95Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.8. Building Construction (2024) - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) -------------------
——————————————————
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Off-Road 1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406Equipment Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
Off-RoadEquipment
1.44 1.20 11.2 13.1 0.02 0.50 — 0.50 0.46 — 0.46 — 2,398 2,398 0.10 0.02 — 2,406 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 AverageDaily
——————————————————
Off-RoadEquipment
0.62 0.52 4.81 5.62 0.01 0.21 — 0.21 0.20 — 0.20 — 1,028 1,028 0.04 0.01 — 1,031 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.11 0.09 0.88 1.03 < 0.005 0.04 — 0.04 0.04 — 0.04 — 170 170 0.01 < 0.005 — 171 Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.04 0.04 0.03 0.32 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 56.5 56.5 < 0.005 < 0.005 0.25 57.6Vendor 0.01 < 0.005 0.14 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 93.7 93.7 < 0.005 0.01 0.24 98.1Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
Worker 0.04 0.04 0.03 0.31 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 54.2 54.2 < 0.005 < 0.005 0.01 55.0 Attachment
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Vendor 0.01 < 0.005 0.15 0.06 < 0.005 < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 — 93.7 93.7 < 0.005 0.01 0.01 97.9 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00AverageDaily ——————————————————
Worker 0.02 0.02 0.01 0.13 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 23.4 23.4 < 0.005 < 0.005 0.05 23.8Vendor < 0.005 < 0.005 0.06 0.02 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 40.2 40.2 < 0.005 0.01 0.04 42.0Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 0.02 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 3.87 3.87 < 0.005 < 0.005 0.01 3.94Vendor < 0.005 < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 < 0.005 — 6.65 6.65 < 0.005 < 0.005 0.01 6.95Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.9. Paving (2024) - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
0.91 0.76 6.87 8.89 0.01 0.33 — 0.33 0.30 — 0.30 — 1,351 1,351 0.05 0.01 — 1,355 Paving — 0.44 — — — — — — — — — — — — — — — —Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
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Off-Road 0.04 0.04 0.34 0.44 < 0.005 0.02 — 0.02 0.01 — 0.01 — 66.6 66.6 < 0.005 < 0.005 — 66.8Equipment Paving — 0.02 — — — — — — — — — — — — — — — —Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.01 0.01 0.06 0.08 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 11.0 11.0 < 0.005 < 0.005 — 11.1 Paving — < 0.005 — — — — — — — — — — — — — — — —Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.09 0.08 0.06 0.70 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 124 124 0.01 0.01 0.55 127Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 5.91 5.91 < 0.005 < 0.005 0.01 6.01Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.98 0.98 < 0.005 < 0.005 < 0.005 1.00Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Attachment
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3.10. Paving (2024) - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
0.91 0.76 6.87 8.89 0.01 0.33 — 0.33 0.30 — 0.30 — 1,351 1,351 0.05 0.01 — 1,355 Paving — 0.44 — — — — — — — — — — — — — — — —Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
Off-RoadEquipment
0.04 0.04 0.34 0.44 < 0.005 0.02 — 0.02 0.01 — 0.01 — 66.6 66.6 < 0.005 < 0.005 — 66.8 Paving — 0.02 — — — — — — — — — — — — — — — —Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment
0.01 0.01 0.06 0.08 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 11.0 11.0 < 0.005 < 0.005 — 11.1 Paving — < 0.005 — — — — — — — — — — — — — — — —Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
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Worker 0.09 0.08 0.06 0.70 0.00 0.00 0.01 0.01 0.00 0.00 0.00 — 124 124 0.01 0.01 0.55 127 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 0.03 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 5.91 5.91 < 0.005 < 0.005 0.01 6.01Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 0.01 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.98 0.98 < 0.005 < 0.005 < 0.005 1.00Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.11. Architectural Coating (2024) - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
0.17 0.14 0.91 1.15 < 0.005 0.03 — 0.03 0.03 — 0.03 — 134 134 0.01 < 0.005 — 134 ArchitecturalCoatings
— 40.3 — — — — — — — — — — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 -------------------
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Daily,Winter(Max)
——————————————————
AverageDaily
——————————————————
Off-RoadEquipment
0.01 0.01 0.04 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 6.58 6.58 < 0.005 < 0.005 — 6.61 ArchitecturalCoatings
— 1.99 — — — — — — — — — — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.09 1.09 < 0.005 < 0.005 — 1.09 ArchitecturalCoatings
— 0.36 — — — — — — — — — — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.01 0.01 0.01 0.06 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 11.3 11.3 < 0.005 < 0.005 0.05 11.5Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.54 0.54 < 0.005 < 0.005 < 0.005 0.55 Attachment
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.09 0.09 < 0.005 < 0.005 < 0.005 0.09Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00
3.12. Architectural Coating (2024) - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2eOnsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Off-RoadEquipment
0.17 0.14 0.91 1.15 < 0.005 0.03 — 0.03 0.03 — 0.03 — 134 134 0.01 < 0.005 — 134 ArchitecturalCoatings
— 40.3 — — — — — — — — — — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Daily,Winter(Max)
——————————————————
AverageDaily
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Off-RoadEquipment
0.01 0.01 0.04 0.06 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 6.58 6.58 < 0.005 < 0.005 — 6.61 ArchitecturalCoatings
— 1.99 — — — — — — — — — — — — — — — —
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Onsite 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00truck Annual — — — — — — — — — — — — — — — — — —Off-RoadEquipment < 0.005 < 0.005 0.01 0.01 < 0.005 < 0.005 — < 0.005 < 0.005 — < 0.005 — 1.09 1.09 < 0.005 < 0.005 — 1.09 ArchitecturalCoatings
— 0.36 — — — — — — — — — — — — — — — —
Onsitetruck
0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Offsite — — — — — — — — — — — — — — — — — —Daily,Summer(Max) ——————————————————
Worker 0.01 0.01 0.01 0.06 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 11.3 11.3 < 0.005 < 0.005 0.05 11.5Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Daily,Winter(Max) ——————————————————
AverageDaily
——————————————————
Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.54 0.54 < 0.005 < 0.005 < 0.005 0.55Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Annual — — — — — — — — — — — — — — — — — —Worker < 0.005 < 0.005 < 0.005 < 0.005 0.00 0.00 < 0.005 < 0.005 0.00 0.00 0.00 — 0.09 0.09 < 0.005 < 0.005 < 0.005 0.09Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 — 0.00 0.00 0.00 0.00 0.00 0.00 Attachment
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4. Operations Emissions Details4.1. Mobile Emissions by Land Use4.1.1. UnmitigatedMobile source emissions results are presented in Sections 2.6. No further detailed breakdown of emissions is available.4.1.2. MitigatedMobile source emissions results are presented in Sections 2.5. No further detailed breakdown of emissions is available.4.2. Energy4.2.1. Electricity Emissions By Land Use - UnmitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) LandUse
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,Summer(Max)
——————————————————
GeneralLightIndustry
— — — — — — — — — — — — 62.0 62.0 0.01 < 0.005 — 62.6
AutomobileCareCenter
— — — — — — — — — — — — 78.9 78.9 0.01 < 0.005 — 79.7
ParkingLot
— — — — — — — — — — — — 64.0 64.0 0.01 < 0.005 — 64.6
undefined
— — — — — — — — — — — — 216 216 0.03 < 0.005 — 218
Total — — — — — — — — — — — — 421 421 0.07 0.01 — 425Daily,Winter(Max) ——————————————————
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GeneralLightIndustry
— — — — — — — — — — — — 62.0 62.0 0.01 < 0.005 — 62.6
AutomobileCareCenter
— — — — — — — — — — — — 78.9 78.9 0.01 < 0.005 — 79.7
ParkingLot
— — — — — — — — — — — — 64.0 64.0 0.01 < 0.005 — 64.6
undefined
— — — — — — — — — — — — 216 216 0.03 < 0.005 — 218
Total — — — — — — — — — — — — 421 421 0.07 0.01 — 425Annual — — — — — — — — — — — — — — — — — —GeneralLightIndustry — — — — — — — — — — — — 10.3 10.3 < 0.005 < 0.005 — 10.4 AutomobileCareCenter
— — — — — — — — — — — — 13.1 13.1 < 0.005 < 0.005 — 13.2 ParkingLot
— — — — — — — — — — — — 10.6 10.6 < 0.005 < 0.005 — 10.7 undefined
— — — — — — — — — — — — 25.5 25.5 < 0.005 < 0.005 — 25.7 Total — — — — — — — — — — — — 59.4 59.4 0.01 < 0.005 — 60.0
4.2.2. Electricity Emissions By Land Use - MitigatedCriteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) LandUse
TOG ROG NOx CO SO2 PM10E PM10D PM10T PM2.5E PM2.5D PM2.5T BCO2 NBCO2 CO2T CH4 N2O R CO2e Daily,Summer(Max)
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