San Luis Obispo City Council
February 1, 2022

Item 6a
Department: Human Resources
Cost Center: 3001
For Agenda of: 2/1/2022
Placement: Business
Estimated Time: 30 Minutes
FROM: Nickole Domini, Human Resources Director
Prepared By: Brittani Roltgen, Interim Human Resources Manager SUBJECT: 2021 BENCHMARK COMPENSATION STUDY REPORT FOR THE SAN LUIS OBISPO CITY EMPLOYEES’ ASSOCIATION, AND

UNREPRESENTED MANAGEMENT AND CONFIDENTIAL GROUPS

RECOMMENDATION
Receive and file the 2021 Benchmark Compensation Report for the San Luis Obispo City Employees’ Association (SLOCEA) and Unrepresented Management and Confidential Bargaining Units.

DISCUSSION
The 2021 Benchmark Compensation Report (Attachment A) includes an executive summary and an overview of the methodology and results. Therefore, a thorough summary of the report is not provided here to avoid redundancy.

Background
The City of San Luis Obispo is committed to provide competitive compensation to continue to attract and retain talented, qualified, and experienced employees who provide the high-quality public services the community needs and expects. This is in accordance with the City’s Compensation Philosophy that was adopted by Council in 2011 to guide compensation decisions for labor negotiations and decisions . The philosophy further states that in evaluating competitive compensation, the relevant labor market is considered along with fiscal responsibility, community acceptability, internal relationships, and other relevant factors. The City aims to conduct a compensation study every five years, with the last study completed in 2014-15. Based off of the timing of agreements with employee groups, compensation studies have typically occurred every seven years in practice. The City planned to complete a compensation study in 2020, but the study was delayed due to the COVID-19 pandemic.

City Council approved the completion of a benchmark compensation study with the 2021- 23 Financial Plan. Following a Request for Proposal process, Management Strategies Group Sloan Sakai Yeung & Wong, LLP was selected to conduct the study on behalf of the City. The study includes classifications in the City’s general unit, San Luis Obispo City Employees’ Association (SLOCEA), as well as Unrepresented Management and Confidential bargaining units. Staff completed a compensation study and made adjustments for Police and Fire groups in advance of their last contract expiring in 2020 and 2021.

Item 6a
The methodology of the study is explained in detail within the report. Two key factors critical to note include what constitutes the relevant labor market and the collaborative process involved with internal stakeholders. The relevant labor market for the City of San Luis Obispo was selected based on industry sector, demographic factors, and recruitment and retention data. Based on these factors, the 2021 Benchmark Compensation Report provides comparisons to other cities with similar demographic factors as San Luis Obispo, special districts in some cases for Utilities Department classifications, as well as the County of San Luis Obispo.

Throughout the study, Human Resources staff met regularly with an advisory committee comprised of employees represented by SLOCEA and Unrepresented Management. This committee provided input on the relevant labor market, benchmark classifications, internal relationships, key data points, and classification matches with comparison agencies.

Summary of Findings
The full 2021 Benchmark Compensation Report provides important information and datapoints, but the following are summary findings of the survey.  The survey included a total of twenty-two (22) benchmark classifications, including thirteen (13) represented by San Luis Obispo City Employees’ Association (SLOCEA) and nine (9) designated management.
 Overall, the City’s base salaries compared to other surveyed employers are 8.55% below the median. Seventeen (17) benchmarks were 5% or more below the median.
 The City’s base salaries for SLOCEA represented employees in comparison to other surveyed employers are 9.8% below the median.
 The City’s base salaries for management employees in comparison to other surveyed employers are 6.75% below the median.
 The City’s total compensation (including base salaries, retirement, and benefits plans), overall, compared to other surveyed employers, is 7.4% below the median.

Sixteen (16) classes were 5% or more below the median.
 The City’s total compensation for SLOCEA represented employees (including base salaries, retirement, and benefits plans), compared to other surveyed employers, is 6.68% below the median.
 The City’s total compensation for management employees (including base salaries, retirement, and benefits plans) compared to other surveyed employers is

8.5% below the market median.
 As a general industry standard, a classification that surveys within 5% of the market median is considered competitive.

Item 6a
Next Steps
The purpose of the study is to provide objectively verifiable data that will help guide contract negotiations with SLOCEA and conversations with Unrepresented Management and Confidential groups whose agreements and resolutions expire on June 30, 2022.

Staff will return to Council in closed session to receive negotiating parameters for these groups that align with Council adopted Labor Relations Objectives (Attachment B) and the City’s Compensation Philosophy. The City’s Compensation Philosophy speaks to many of the same themes as the Labor Relations Objectives. The Labor Relations Objectives also speak to best practices and compliance with applicable law.

Previous Council or Advisory Body Action
City Council adopted a Compensation Philosophy in 2011 that provided the foundational methodology for how the 2021 Benchmark Compensation study was conducted.

Policy Context
The Compensation Philosophy states that the City will evaluate its compensation structure, programs, and policies to assess market competitiveness, effectiveness, and compliance with State Law every five years.

Public Engagement
This item is on the City Council Agenda for the meeting of February 1, 2022. The agenda packet will be posted a week in advance, and the public will have the opportunity to provide public comment on this item.

ENVIRONMENTAL REVIEW
The California Environmental Quality Act does not apply to the recommended action in this report because the action does not constitute a “Project” under CEQA Guidelines Sec. 15378.

FISCAL IMPACT
Budgeted: No Budget Year: 2021-22
Funding Identified:

Fiscal Analysis:

Funding
Sources
Total Budget
Available
Current Funding
Request
Remaining
Balance
Annual
Ongoing
Cost
General Fund N/A
State
Federal
Fees
Other:

Total

Item 6a
There is no fiscal impact to receiving the 2021 Benchmark Compensation Report as there are no recommendations to change compensation contained in this report.

ALTERNATIVES
The City Council could choose not to accept and file the 2021 Benchmark Compensation Report and direct staff to pursue additional information or modify the survey approach. This alternative is not recommended by staff for two reasons. First, the report was conducted based on the methodology outlined in the City’s Compensation Philosophy. Second, because the City is planning to use the outcome of the 2021 Benchmark Compensation Report to inform negotiations with SLOCEA and conversations with Unrepresented Management and Confidential groups. All three of these bargaining groups have resolutions or memorandums of agreement expiring on June 30, 2022. Pursuing additional compensation information or restarting the survey could impact the timeframe in which staff can meet with these groups and reach an agreement with SLOCEA.

ATTACHMENTS
A - 2021 Benchmark Compensation Report
B - Labor Relations Objectives

January 2022
Total Compensation Study
City of San Luis Obispo

City of San Luis Obispo
Total Compensation Study

TABLE OF CONTENTS
Executive Summary......................................................................................................................... 1 Background ................................................................................................................................. 1 Summary of Findings .................................................................................................................. 1 Overview ......................................................................................................................................... 3 Compensation Survey Advisory Committee ................................................................................ 3 Survey Elements.............................................................................................................................. 4 Comparator Agencies.................................................................................................................. 4 Surveyed Classifications ............................................................................................................. 5 Current Position Count Compared to Survey Benchmarks ........................................................ 6 Surveyed Datapoints ................................................................................................................... 7 Methodology ................................................................................................................................. 10 Data Collection ......................................................................................................................... 10 Classification Matching Methodology ...................................................................................... 10 Survey Summary............................................................................................................................ 12 Base Salary Conclusions........................................................................................................... 12 Total Compensation .................................................................................................................. 13 Benefits...................................................................................................................................... 13 Retirement ................................................................................................................................. 15 Internal Relationships............................................................................................................... 15 Cost of Living ............................................................................................................................ 15

APPENDICES
Appendix I: Survey Summary
Appendix II: Total Compensation Data by Benchmark
Appendix III: Benchmarks and Associated Classes

City of San Luis Obispo
Total Compensation Study
1 Executive Summary
Background
The City of San Luis Obispo conducts market compensation studies every few years to determine their competitiveness and utilize the resulting information to help inform their compensationrelated decision-making. The City selected the Management Strategies Group to complete its 2021-22 total compensation survey.

From August through November 2021, Management Strategies Group (the ‘consultant’) conducted a benchmark-based total compensation study for the City of San Luis Obispo (the ‘City’) job classifications. This report describes the study methodologies, study elements, and survey findings of the total compensation study.

Summary of Findings
The following are summary findings of the survey.
• The survey included a total of twenty-two (22) benchmark classifications, including thirteen (13) represented by San Luis Obispo City Employees’ Association (SLOCEA) and nine (9) designated management.
• Overall, the City’s base salaries compared to other surveyed employers are 8.55% below the median. Seventeen (17) benchmarks were 5% or more below the median. • The City’s base salaries for SLOCEA represented employees in comparison to other surveyed employers are 9.8% below the median.
• The City’s base salaries for management employees in comparison to other surveyed employers are 6.75% below the median.
• The City’s total compensation (including base salaries, retirement, and benefits plans), overall, compared to other surveyed employers, is 7.4% below the median. Sixteen (16) classes were 5% or more below the median.
• The City’s total compensation for SLOCEA represented employees (including base salaries, retirement, and benefits plans), compared to other surveyed employers, is 6.68% below the median.
• The City’s total compensation for management employees (including base salaries, retirement, and benefits plans) compared to other surveyed employers is 8.5% below the market median.
• As a general industry standard, a classification that surveys within 5% of the market median is considered competitive.

City of San Luis Obispo
Total Compensation Study
2 The survey results are intended to provide objective information to assist in compensation planning and should be assessed along with recruitment and retention experience, organizational needs, and the City's fiscal condition.

City of San Luis Obispo
Total Compensation Study
3 Overview
Compensation studies in the public sector typically include three elements of critical importance, including:

1. defining the survey universe,

2. selection of the survey classes, and

3. selection of the survey data points.

The quality and value of survey outcomes are primarily a function of how well the three elements have been defined and the quality of data collection to populate the survey.

Compensation Survey Advisory Committee
For purposes of this survey, in addition to utilizing the expert services of the consultant, the City relied on its Human Resources staff and an advisory committee of employees representing a wide variety of occupations and interests. The advisory committee was formed to provide input on selecting classifications to be surveyed (benchmarks), ensuring all classifications in the City were adequately represented by the benchmarks, defining the relevant labor markets, selecting comparison agencies and data points, and regularly communicating progress to all employees.

The use of an employee advisory committee substantially increases the inclusiveness of the process. As a result of the committees ongoing involvement, the information presented here is fully transparent, having been shared and reviewed previously. The survey is very much the product of a collaboration between employees and management which is unique to the City of San Luis Obispo.

City of San Luis Obispo
Total Compensation Study
4 Survey Elements
Comparator Agencies
The City has previously utilized different variations of comparator markets. All of the recent surveys included agencies from Southern California, the central coast, the central valley, Northern California, and San Luis Obispo County. For this survey, the City revisited the most recent comparators and removed selected cities from the central valley and the north, adding or substituting additional cities from Southern California. These modifications recognize continuing recruitment patterns that reflect a greater connection to Southern California. The total survey universe declined from twelve (12) agencies in 2014 to eleven (11) in this survey. This number is sufficient for statistical purposes. The City survey also included special districts where no local municipal agencies provide certain utility services.

The list of the City’s comparator agencies for the non-safety classes in this survey includes the following:

1. Burbank (new)

2. Culver City (including City of Los Angeles) (new)

3. Davis

4. Monterey (including Monterey One Water)

5. Napa (including NapaSan)

6. Paso Robles

7. Santa Barbara

8. Santa Cruz

9. Santa Maria (including Central Coast Water)

10. County of San Luis Obispo

11. Ventura
The survey universe for the Fire Chief included the cities used for Firefighter surveys to ensure consistency between Fire service rank and file and senior management. The following were the comparator agencies for the Fire Chief survey:

1. Davis

2. Monterey

3. Napa

City of San Luis Obispo
Total Compensation Study
5 4. Petaluma

5. Pleasanton

6. Salinas

7. Santa Barbara

8. Santa Cruz

9. Santa Maria
Surveyed Classifications
The classifications selected for this survey are intended to provide a comprehensive picture of the competitiveness of the City’s compensation program. An essential criterion for selecting and using benchmarks is that they represent a significant number of classifications in similar occupational groups and that reliable generalizations can be applied to other related classifications.

Consequently, the choice of classifications should reflect the distribution of classifications by occupational groupings. The occupational grouping information is presented below.

The City has approximately 170 regular job classifications representing SLOCEA, Confidential, and Management employees. The majority of these are single-class positions, meaning there is only one employee in each. Surveying 170 classifications is not likely to produce sound matches, nor would it produce statistically sound results. Instead, twenty-two (22) representative benchmark classifications were selected as the basis for this study. The information retrieved for these 22 representative benchmarks provides a picture of the City’s competitiveness with respect to various occupational groups in the relevant labor market. To ensure this sampling of benchmark classifications was representative, all City classifications were sorted primarily by occupational groupings as reported in the table below.

Classifications that are well suited to being utilized as a benchmark are those that are relatively common in other agencies and are representative of a sizable portion of the City’s workforce. The Committee reviewed the benchmarks used in the prior Benchmark Compensation Study and decided to use many of the same benchmarks but considered alternative benchmarks in cases where job matches were not prevalent, or the quality of match varied. While journey or mid-level classifications are typically the easiest to match, in some cases the Committee proposed the senior level of a classification series because it was representative of a larger number of incumbents at the City.

The City identified twenty-two (22) survey classifications for which to collect compensation data, including:

1. Accounting Assistant III

City of San Luis Obispo
Total Compensation Study
6 2. Accounting Manager

3. Administrative Analyst

4. Administrative Assistant II

5. Associate Planner

6. Building Inspector II

7. Code Enforcement Officer I

8. Deputy Director of Public Works, Maintenance

9. Director of Public Works

10. Engineer II

11. Fire Chief

12. Heavy Equipment Mechanic

13. Human Resources Analyst

14. Information Technology Systems Engineer

15. Laboratory Analyst

16. Parking Enforcement Officer I

17. Recreation Supervisor

18. Street Maintenance Operator

19. Street Maintenance Supervisor

20. Supervising Building Inspector

21. Water Resource Recovery Facility Operator

22. Water Treatment Plant Operator
Current Position Count Compared to Survey Benchmarks
The following table compares actual staffing by occupation with the survey benchmarks by occupation. The table demonstrates the extent to which the survey benchmarks are roughly in line with the actual allocation of position by occupation. Deviation between current positions and survey benchmarks is largely attributable to the fact that there are many more positions authorized at lower levels than at management levels.

City of San Luis Obispo
Total Compensation Study
7 Current Positions
% of
Workforce Survey Benchmarks
% of
Workforce
Administrative Staff 5.45% Administrative Staff 5.26%
Clerical 9.82% Clerical 5.26%
Crafts and Trades 2.55% Crafts and Trades 5.26%
Labor/Maintenance 25.82% Labor/Maintenance 15.79%
Management/Administrative 3.64% Management/Administrative 5.26% Professional 19.27% Professional 26.32%
Safety/Protective Services 1.82% Safety/Protective Services 10.53% Service 3.27% Service 0%
Supervisory 12.73% Supervisory 15.79%
Technical/Paraprofessional 15.64% Technical/Paraprofessional 10.53% Grand Total 100.00% Grand Total 100.00%
Surveyed Datapoints
Before beginning the survey, the last element requiring definition involves the specific salary (cash to employee) and benefit (employer-paid) data collected. The following salary, retirement, and health and welfare data were collected for each benchmark classification. The cost of these benefits to each agency was converted into dollar amounts added to base salaries for total compensation purposes. While employee retirement contribution levels were surveyed and reported, they are not included in the total compensation amounts, which include only the net cost to the employer, and do not reflect co-payments by employees.

1. Maximum Base Salary: In most public sector agencies, progression through a salary range is based on time within the organization as well as performance. Salary ranges are typically established with progression to top step or the maximum of the range after some years of service, with each range having a width of approximately 20%. The monthly top step was

City of San Luis Obispo
Total Compensation Study
8 surveyed for all non-Skills Based Pay (SBP) classifications to provide input as to whether the maximum earning potential for classifications is deemed competitive. When available, Step 6 of the City’s SBP salary range was used as it represents the salary of a full journey-level position.

2. Retirement: Includes both defined benefit and deferred compensation. The data provided reflects the costs for the Public Employee Pension Reform Act (PEPRA) tier of CalPERS retirement plan, or its equivalent. Employees in the PEPRA tier have been hired since January 2013 or have had a break in service from a public agency for more than six months prior to being rehired after that date. Rates for employers who do not participate in CalPERS are based on employees who meet similar criteria as those under PEPRA. The rates for employees hired before PEPRA (‘classic’ employees) were not surveyed or reported as virtually all new employees, and a substantial percentage of the current staff in the City of San Luis Obispo are subject to the provisions of PEPRA.

Three figures are reported for this data point: the employer contribution rate for PEPRA, the employee contribution for PEPRA, and employer contributions towards deferred compensation. As noted above, only employer costs are included in the total compensation summary. The employee PEPRA contribution rate is provided for informational purposes only.

3. Health and Welfare: The employer-paid premiums for an employee with family coverage were reported. A separate table in the Survey Summary section shows the percent of the total plan premium of the comparator agencies’ most popular HMO and PPO plans that is covered by this contribution. HMOs have become more popular over time and are the preferred option in many localities when they are available. However, PPOs continue to be popular as well. In most cases, the employer contribution is the same regardless of the plan selected. In these instances, the employee contribution is usually greater or lesser depending on the underlying cost of the chosen plan.

This survey does not include paid time off or other forms of direct and indirect compensation. Paid time off was surveyed in prior City surveys and tends to be stable over time. Consequently, it was not included in this survey. There are many other potential survey data points, but they tend to be limited to particular working situations or for very specific training or skill sets. They have not been included as they do not impact or are not available to most employees.

Finally, many of these classifications are eligible to earn overtime. In comparison to general compensation and benefits, it is not easy to survey overtime payments for a single class. It can be assumed that several of these classes do receive substantial compensation for overtime services.

City of San Luis Obispo
Total Compensation Study
9 The impact of those payments can be considerable and may be worth analysis separately, along with some of the other special payment types described above.

City of San Luis Obispo
Total Compensation Study
10 Methodology
Data Collection
The data was collected in October and November of 2021 through internet websites, emails, direct communication with human resources staff at each comparator agency, a review of agency classification descriptions, memoranda of understanding, annual budgets, organization charts, and related materials. The data was collected by the consultant’s compensation analyst and then rechecked by the chief compensation consultant. All drafts were reviewed by City staff prior to completion.

Classification Matching Methodology
Classification matching is one of the most challenging and sometimes contentious parts of the survey process. The selection of matches has a direct impact on survey outcomes. There is simply no formula for making matches. Indeed, good matching is based on extensive experience and sound strategies. For this survey, three techniques were employed. First, all previous matches were reviewed and reconfirmed or revised. The overwhelming majority of classifications surveyed were also included in prior City surveys and matched at that time. Second, for all new benchmarks, the consultant reviewed the classification descriptions along with budgets, organizational charts, and labor agreements. Finally, following the consultant’s work, the advisory committee and the City HR staff also reviewed the matches and identified areas where they had further questions.

Management Strategies’ classification matching approach includes an analysis of each classification description by assessing and comparing factors, including:
➢ Core work orientation
➢ Job definition
➢ Typical job tasks
➢ Task complexity
➢ Distinguishing characteristics
➢ Level within a class series (i.e., entry, experienced, journey, advanced journey, supervisory, manager)
➢ Reporting relationships
➢ Knowledge, abilities, and skills required to perform the work

City of San Luis Obispo
Total Compensation Study
11 ➢ Education and experience requirements
➢ Other required licenses or certificates
Virtually no classifications match exactly between agencies. For a match to be included, Management Strategies requires that a position’s similarity be substantial and apparent. While we do not employ a reliability or numerical match scale, we rely on a well-established industry best practice known as the whole job or classification methodology, which involves comparing the factors above. When there are no substantially similar positions, the consultant reports No Match.

As a general matter, the reliability of data is greatest where the largest number of matches is observed. Conversely, reliability tends to be lower when there are fewer matches. While there is no consensus on an exact number, the consultant recommends that any class with fewer than five (5) matches be considered insufficient for significance.

In addition to the consultant’s work to determine and confirm survey match classifications, the committee also reviewed all matches to confirm the consultant’s observations and to suggest alternatives. The committee initially identified over forty (40) matches which they questioned. The consultant revisited all of these and agreed that a substantial proportion should be revised.

Members of the committee were particularly concerned about matches that involved the Information Technology Systems Engineer, and the water utility-related class benchmarks.

Matching for the Information Technology Systems Engineer proved challenging. This benchmark class was particularly hard to match, with five (5) No Matches reported in the eleven comparators.

In fact, the final list of matches reflected changes from seven (7) of the preliminary matches. These changes followed extensive added research by the City Human Resources staff, including consultation with incumbents, supervisors, and other experts. Given the challenges in matching this benchmark, and considerable discussion about the accuracy of the current description, the City may wish to assess the need to conduct a future classification study.

The water utility related benchmarks generated two core issues. First, in several survey cities, many of the duties which correspond to the City’s classifications are contracted out to special district staff or private providers. In those cases, similar to the strategy used in the 2014 survey, the special utility districts were included to the extent that they were performing the surveyed duties. Secondly, there was considerable discussion about certification levels, and how best to recognize them accurately in the matches. Like with San Luis Obispo, certifications are often a pay element as well as a classification factor. Rather than creating a separate classification for each certification level, some employers provide additional compensation based on the level or certification required and/or held. The water utility benchmark was surveyed at the equivalent of the sixth (6th) level in the City skills matrix (SBP), which requires a Grade III Water Treatment Certificate. All matches also require at least the same certificate level.

City of San Luis Obispo
Total Compensation Study
12 Survey Summary
Appendix I of this report contains a survey report for each benchmark classification. For each benchmark, the following is shown in Appendix I:

1. The name of the surveyed organization.

2. The title of the comparator classification.

3. The current monthly pay range maximum.

4. Annual employer retirement contribution to defined benefit pension plan (PEPRA) expressed as a percentage.

5. The employee retirement contribution expressed as a percentage (for information only).

6. Deferred compensation.

7. Total benefits, including the employer contribution for health care plans (Family Coverage).

8. Employer total compensation cost. The total is a summary of employer cost only.

9. The market medians for salary only and for total compensation.

10. The percentage difference between the City’s data and the market data. (Note - this percentage is not the level required to bring a class to the median, but rather the percentage that the class is above or below the median.)

11. Future Bargaining Unit salary increases. This column indicates both the date, if known, of the next salary increase for the surveyed employer, and the level of increase.

Base Salary Conclusions
The market analysis for the maximum base salary for the 22 classifications is noted below. ➢ Two benchmark classifications are paid above the market median:
• Two (2) classifications are paid above the market median by less than 5%. • No classification is paid above the market median by more than 5%. ➢ Twenty (20) benchmark classifications are paid below the market median:
• Three (3) classifications are paid below the market median by less than 5%. • Seven (7) classifications are paid below the market median by more than 5% and less than 10%.
• Ten (10) classifications are paid below the market median by more than 10% and less than 20%.

City of San Luis Obispo
Total Compensation Study
13 Generally, a classification falling within 5% above or below the median is considered to be competitive in the labor market for salary survey purposes. The tolerance recognizes differences in compensation policy and the actual scope of work and position requirements. This data indicates that only five (5) of the surveyed benchmarks are within that standard for base pay. All others are more than 5% below the median. On average, the market position for all surveyed benchmarks falls 8.55% below the market median.

Total Compensation
The market analysis for the total compensation for the twenty-two (22) classifications is noted below.
➢ One benchmark classification is paid above the market median:
• One classification is paid above the market median by less than 5%. ➢ Twenty-one (21) benchmark classifications are paid below the market median:
• Five (5) classifications are paid below the market median by less than 5%. • Eight (8) classifications are paid below the market median by more than 5% and less than 10%.
• Eight (8) classifications are paid below the market median by more than 10% and less than 20%.

Again, utilizing the 5% standard, six (6) of the surveyed benchmarks are within this standard. All other benchmarks are below this standard. On average, the surveyed benchmarks are 7.43% below the market median. As discussed below, this improvement in competitiveness for total compensation is largely the result of higher employer retirement costs for the City.

Benefits
Retirement – in general the City’s net employer contribution rate is higher than the survey averages for SLOCEA classifications as they do not participate in cost sharing. Conversely, the employee contribution to the retirement plan is lower than the market average for SLOCEA classifications.

These outcomes appear to be the consequence of the fact that bargaining units in many surveyed cities have negotiated to pay some percentage of the employer cost, resulting in a lower employer cost, but higher employee contribution.

Health – the survey included a supplement which offers information concerning the percentage that the employer contribution pays toward both PPO and HMO plans. The information is provided in the table below.

City of San Luis Obispo
Total Compensation Study
14 We recognize that health insurance varies considerably as a function of location, availability of services, and other localized factors. In setting rates, for example, CalPERS uses regional pricing.

Consequently, it can be difficult to compare plans simply by cost. The table below employs a common metric which can be compared in differing health care markets, reflecting the percentage of the health premium which is covered by the employer’s contribution rate.

The data shows that the City contributes 84% toward the HMO family plan. This contribution level is just below the median. By contrast, for the PPO plan, the City offers an employer payment which fully covers the plan premium, and which is above six of the comparators who offer a PPO plan.

Percentages shown below also reflect “cash back” policies, in which agencies offer employees that select a health plan with a lower premium than the agency contribution the balance as cash or allow them to apply it towards other benefits. Any agency without a cash back policy and a higher contribution than the relevant premium will be shown as covering 100% of that premium.

Agency City
Contribution
HMO
Premium
Percent
Covered
(HMO)
PPO
Premium
Percent
Covered (PPO)
Burbank $ 1,510.00 $ 1,741.58 87% $ 1,979.20 76%
Culver City $ 1,801.00 $ 1,741.58 103% $ 1,979.20 91%
Davis $ 1,908.85 $ 2,115.46 90% $ 1,473.34 100%
Monterey $ 2,330.00 $ 2,406.56 97% $ 2,433.18 96%
Napa $ 1,795.00 $ 1,882.78 95% NA NA
Paso Robles $ 1,640.00 $ 1,881.98 87% $ 1,638.14 100%
Santa
Barbara $ 1,202.52 $ 2,659.52 45% $ 2,219.56 54%
Santa Cruz1 $ 2,831.10 $ 2,724.39 104% $ 1,953.26 145%
Santa Maria $ 1,654.59 $ 2,441.30 68% $ 1,239.99 100%
County of
SLO $ 1,310.00 NA NA $ 1,558.00 84%
Ventura $ 1,160.00 $ 1,636.10 71% $ 3,710.36 31%
Median 89% 93%
San Luis
Obispo $1,588.00 $1,881.98 84% $1,239.99 100%
1 Unable to verify whether Santa Cruz has a cash back policy

City of San Luis Obispo
Total Compensation Study
15 Retirement
Retirement data shows two trends. First, we see that in many surveyed organizations the employees are paying some part of the employer’s retirement contribution. As San Luis Obispo employees in classifications represented by SLOCEA pay only their own mandatory contribution, the City’s cost for retirement tends to be higher. Unrepresented employees in the Management and Confidential groups pay an additional 3% toward the employer’s share of CalPERS retirement contributions.

Secondly, like San Luis Obispo, in some surveyed organizations management employees are contributing a greater percent toward retirement than rank and file employees (e.g. Santa Cruz, Santa Maria). Both of these observed patterns tend to improve the total compensation outcomes for the City.

Internal Relationships
Benchmark based surveys are the basis for providing general information about the City’s competitiveness. General conclusions about whether the City pays at, leads, or lags the market overall, for a job family, and closely related classifications, may be made based on the benchmark data. All non-benchmark classes are assigned to a benchmark so that the survey conclusions could be generalized to the whole organization. The assignment and assessment of internal relationships was not part of this study and is not presented in this report. The complete listing of classes by benchmarks and their associated classifications as developed by the city human resources staff has been provided in Appendix III of this report.

Cost of Living
This survey is somewhat unusual because it includes employers from four different parts of the state rather than being limited to nearby employers. This broader survey area is the consequence of the geographical isolation of San Luis Obispo and the resulting lack of a sufficient number of geographically nearby similar organizations. The cost of living varies significantly among this group of survey cities, largely due to variations in housing costs in different parts of the state, which are a significant component in the cost-of-living analysis. There are regional indices that provide the data for calculating these variations. However, we do not recommend using the costof-living adjustment formula for this survey as they may become more disruptive than informative given wide variations. Additionally, previous City surveys did not adjust for the cost-of-living factor.

The table below displays the relative cost of living among the survey cities. Notably, the two cities geographically closest to San Luis Obispo have the most significant variance below the San Luis

City of San Luis Obispo
Total Compensation Study
16 Obispo cost of living. Conversely, two survey cities have a cost of living which is more than 40% higher than the City, again driven by the high cost of housing.

As a final observation, the compensation levels surveyed do not correspond directly to the cost of living reported below. For example, while Culver City and Santa Barbara report the highest cost of living relative to San Luis Obispo, their compensation levels are often in the bottom half of surveyed employers.

Survey City Cost of Living In Survey Cities Compared to SLO Burbank +23.6%
Culver City +41.4%
Davis -0.5%
Monterey +13.1%
Napa +3.6%
Paso Robles -12.7%
Santa Barbara +40.9%
Santa Cruz +31.5%
Santa Maria -21.5%
County of SLO NC
Ventura -3.1%
Median +8.35%

City of San Luis Obispo
Total Compensation Study
Appendix I
Survey Summary

City of San Luis Obispo
Total Compensation Study
# 2021 Benchmark Classification Department Bargaining Unit Salary Results (+/- Median)
Total Comp Results
(+/- Median)
Number of
Matches
1 Accounting Assistant III Finance SLOCEA -7.17% -6.34% 11 2 Accounting Manager Finance Management -4.59% -8.49% 11 3 Administrative Analyst Varies Management -12.54% -11.43% 10 4 Administrative Assistant II Varies SLOCEA -2.09% -1.08% 11 5 Associate Planner Community Development SLOCEA -10.05% -9.26% 11 6 Building Inspector II Community Development SLOCEA -6.78% -0.42% 11 7 Code Enforcement Officer I Community Development SLOCEA -9.69% -2.54% 7 8 Deputy Director of Public Works - Maintenance* Public Works Management -7.81% -10.82% 8 9 Director of Public Works Public Works Management -13.23% -12.58% 11 10 Engineer II Public Works SLOCEA -7.38% -5.71% 9
11 Fire Chief* Fire Management -12.93% -15.11% 9
12 Heavy Equipment Mechanic Public Works SLOCEA -8.17% -6.04% 11 13 Human Resources Analyst* Human Resources Management -11.21% -11.94% 8 14 Information Technology Systems Engineer Administration SLOCEA -17.94% -15.00% 6 15 Laboratory Analyst (SBP) Utilities SLOCEA -7.63% -4.87% 9 16 Parking Enforcement Officer I* Public Works SLOCEA -10.68% -8.57% 6 17 Recreation Supervisor Parks and Recreation Management -4.15% -5.11% 11 18 Streets Maintenance Operator (SBP) Public Works SLOCEA -14.70% -6.96% 11 19 Streets Maintenance Supervisor* Public Works Management 2.41% -1.25% 10 20 Supervising Building Inspector* Community Development Management 3.27% 0.26% 8 21 Water Resource Recovery Facility Operator (SBP) Utilities SLOCEA -12.73% -10.01% 10 22 Water Treatment Plant Operator (SBP) Utilities SLOCEA -12.37% -10.09% 9 Average All -8.55% -7.43%
Average CEA -9.80% -6.68%
Average MME -6.75% -8.50%
Tier Percentage Count Percentage Count
More than 5% under median 77% 17 73% 16
Between 0% and 5% under median 14% 3 23% 5
Above median 9% 2 5% 1
Salary Total Comp
*New or revised classification since the 2014-15 benchmark compensation study

City of San Luis Obispo
Total Compensation Study
Appendix II
Total Monthly Compensation Data by Benchmark
Accounting Assistant III
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Account Clerk BCEA $ 4,808.33 $ 1,510.00 6.70% 6.50% $ 54.17 $ 6,694.51 TBD Culver City Senior Account Clerk CCEA $ 5,026.06 $ 1,801.00 3.65% 10.19% $ 130.00 $ 7,140.26 TBD Davis Senior Accounting Assistant PASEA $ 4,717.63 $ 1,908.85 6.00% 8.90% $ - $ 6,909.54 7/1/22 - 2% Monterey Accounting Assistant GEM $ 5,312.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 8,122.92 TBD Napa Accounting Technician (Entry) NCEA $ 6,064.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 8,046.59 TBD Paso Robles Accounts Payable Clerk SEIU $ 5,415.80 $ 1,640.00 3.80% 10.00% $ 54.17 $ 7,315.93 1/9/22- 1% to 3% Santa Barbara Accounting Technician GU $ 5,854.14 $ 1,202.52 6.55% 6.75% $ - $ 7,440.11 TBD Santa Cruz Accounting Technician Service $ 6,312.00 $ 2,831.10 4.93% 9.75% $ - $ 9,454.16 TBD Santa Maria Accounting Technician II GE $ 5,564.95 $ 1,654.59 6.64% 7.50% $ - $ 7,588.78 TBD County of SLO Senior Account Clerk SLOCEA $ 4,764.93 $ 1,310.00 3.32% 13.50% $ - $ 6,233.13 TBD Ventura Senior Accounting Assistant SEIU - G $ 5,097.87 $ 1,160.00 6.76% 7.00% $ 54.17 $ 6,656.65 TBD Median $ 5,312.00 $ 7,315.93
San Luis Obispo Accounting Assistant III SLOCEA $ 4,931.33 $ 1,588.00 6.76% 7.00% $ - $ 6,852.44 TBD SLO vs Median -7.17% -6.34%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Accounting Manager
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Accounting & Audit Manager BMA $ 13,087.17 $ 1,510.00 6.70% 6.50% $ 75.00 $ 15,548.62 TBD Culver City Accounting Operations Manager CCMG $ 10,923.62 $ 1,801.00 3.65% 10.19% $ 346.67 $ 13,469.45 TBD Davis Finance Manager Unrep Manage $ 10,720.93 $ 1,908.85 6.00% 8.90% $ - $ 13,273.04 7/1/22 - 2% Monterey Assistant Finance Director MEA $ 13,334.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 16,720.18 TBD Napa Deputy Finance Director AMPE $ 13,126.00 $ 1,795.00 2.27% 11.25% $ 100.00 $ 15,318.83 TBD Paso Robles Finance Manager Nonrep $ 11,762.70 $ 1,640.00 3.80% 10.00% $ 350.00 $ 14,200.04 1/9/22- 1% to 3% Santa Barbara Accounting Manager Manage. 2 $ 11,388.35 $ 1,815.67 6.55% 6.75% $ - $ 13,949.95 TBD Santa Cruz Finance Manager Mid-Manage. $ 11,291.00 $ 2,667.99 3.43% 11.25% $ - $ 14,346.05 TBD Santa Maria Accounting Manager Nonrep $ 10,598.77 $ 1,071.00 5.14% 9.00% $ 25.00 $ 12,239.02 TBD County of SLO Principal Auditor-Analyst Op/Staff Manage. $ 10,666.93 $ 1,250.00 3.32% 13.50% $ 41.67 $ 12,312.74 TBD Ventura Accounting Manager Management $ 10,892.49 $ 1,160.00 6.76% 7.00% $ 174.33 $ 12,963.15 TBD Median $ 11,291.00 $ 13,949.95
San Luis Obispo Accounting Manager Management $ 10,772.67 $ 1,588.00 3.76% 10.00% $ - $ 12,765.18 TBD SLO vs Median -4.59% -8.49%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Administrative Analyst
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Administrative Analyst II BMA $ 7,891.02 $ 1,510.00 6.70% 6.50% $ 75.00 $ 10,004.48 TBD Culver City Management Analyst CCMG $ 8,471.78 $ 1,801.00 3.65% 10.19% $ 346.67 $ 10,928.24 TBD Davis Management Analyst II Management $ 7,956.94 $ 1,908.85 6.00% 8.90% $ - $ 10,343.21 7/1/22 - 2% Monterey Administrative Analyst MEA $ 8,498.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 11,537.39 TBD Napa Management Analyst I AMP $ 8,387.00 $ 1,795.00 2.27% 11.25% $ 100.00 $ 10,472.30 TBD Paso Robles No Match
Santa Barbara Administrative Analyst I GU $ 7,975.54 $ 1,202.52 6.55% 6.75% $ - $ 9,700.46 TBD Santa Cruz Management Analyst Mid-Manage. $ 8,442.00 $ 2,667.99 3.43% 11.25% $ - $ 11,399.38 TBD Santa Maria Management Analyst II Nonrep $ 8,300.20 $ 1,071.00 5.14% 9.00% $ 25.00 $ 9,822.42 TBD County of SLO Administrative Analyst II Op/Staff Manage. $ 7,931.73 $ 1,250.00 3.32% 13.50% $ 41.67 $ 9,486.73 TBD Ventura Management Analyst II SEIU - S $ 8,060.24 $ 665.00 6.76% 7.00% $ 151.49 $ 9,421.61 TBD Median $ 8,180.22 $ 10,173.84
San Luis Obispo Administrative Analyst Management $ 7,154.33 $ 1,588.00 3.76% 10.00% $ - $ 9,010.98 TBD SLO vs Median -12.54% -11.43%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Administrative Assistant II
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Senior Clerk BCEA $ 5,068.94 $ 1,510.00 6.70% 6.50% $ 54.17 $ 6,972.57 TBD Culver City Administrative Clerk CCEA $ 4,782.74 $ 1,801.00 3.65% 10.19% $ 130.00 $ 6,888.07 TBD Davis Senior Office Assistant PASEA $ 4,319.38 $ 1,908.85 6.00% 8.90% $ - $ 6,487.39 7/1/22 - 2% Monterey Administrative Assistant GEM $ 5,312.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 8,122.92 TBD Napa Office Assistant II NCEA $ 5,202.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 7,165.03 TBD Paso Robles Administrative Assistant II SEIU $ 4,782.25 $ 1,640.00 3.80% 10.00% $ 54.17 $ 6,658.28 1/9/22- 1% to 3% Santa Barbara Office Specialist II GU $ 4,449.64 $ 1,202.52 6.55% 6.75% $ - $ 5,943.61 TBD Santa Cruz Administrative Assistant II Service $ 4,892.00 $ 2,831.10 4.93% 9.75% $ - $ 7,964.18 TBD Santa Maria Office Assistant II GE $ 3,953.19 $ 1,654.59 6.64% 7.50% $ - $ 5,870.08 TBD County of SLO Administrative Assistant III SLOCEA $ 4,279.60 $ 1,310.00 3.32% 13.50% $ - $ 5,731.68 TBD Ventura Senior Office Assistant SEIU - G $ 4,367.67 $ 1,160.00 6.76% 7.00% $ 54.17 $ 5,877.09 TBD Median $ 4,782.25 $ 6,658.28
San Luis Obispo Administrative Assistant II SLOCEA $ 4,682.17 $ 1,588.00 6.76% 7.00% $ - $ 6,586.45 TBD SLO vs Median -2.09% -1.08%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Associate Planner
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Associate Planner BCEA $ 8,446.01 $ 1,510.00 6.70% 6.50% $ 54.17 $ 10,575.81 TBD Culver City Associate Planner CCEA $ 8,305.68 $ 1,801.00 3.65% 10.19% $ 130.00 $ 10,539.42 TBD Davis Planner Management $ 8,475.00 $ 1,908.85 6.00% 8.90% $ - $ 10,892.35 7/1/22 - 2% Monterey Associate Planner GEM $ 8,592.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 11,638.13 TBD Napa Associate Planner AMP $ 9,166.00 $ 1,795.00 2.27% 11.25% $ 100.00 $ 11,268.98 TBD Paso Robles Associate Planner Nonrep $ 7,754.37 $ 1,640.00 3.80% 10.00% $ 350.00 $ 10,039.27 1/9/22- 1% to 3% Santa Barbara Associate Planner GU $ 8,095.75 $ 1,202.52 6.55% 6.75% $ - $ 9,828.54 TBD Santa Cruz Associate Planner II Service $ 9,726.00 $ 2,831.10 4.93% 9.75% $ - $ 13,036.40 TBD Santa Maria Associate Planner GE $ 7,153.10 $ 1,654.59 6.64% 7.50% $ - $ 9,282.30 TBD County of SLO Planner III SLOCEA $ 7,557.33 $ 1,310.00 3.32% 13.50% $ - $ 9,118.23 TBD Ventura Associate Planner SEIU - Q $ 8,261.74 $ 1,160.00 6.76% 7.00% $ 151.49 $ 10,131.73 TBD Median $ 8,305.68 $ 10,539.42
San Luis Obispo Associate Planner SLOCEA $ 7,470.67 $ 1,588.00 6.76% 7.00% $ - $ 9,563.31 TBD SLO vs Median -10.05% -9.26%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Building Inspector II
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Building Inspector III BMA $ 8,324.55 $ 1,510.00 6.70% 6.50% $ 75.00 $ 10,467.05 TBD Culver City Building Safety Inspector CCEA $ 7,010.94 $ 1,801.00 3.65% 10.19% $ 130.00 $ 9,197.49 TBD Davis Building Inspector II PASEA $ 6,590.22 $ 1,908.85 6.00% 8.90% $ - $ 8,894.48 7/1/22 - 2% Monterey Inspector GEM $ 8,386.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 11,417.36 TBD Napa Building Inspector II NCEA $ 8,523.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 10,561.39 TBD Paso Robles Building Inspector SEIU $ 6,743.21 $ 1,640.00 3.80% 10.00% $ 54.17 $ 8,693.82 1/9/22- 1% to 3% Santa Barbara Senior Building Inspector GU $ 8,349.29 $ 1,202.52 6.55% 6.75% $ - $ 10,098.69 TBD Santa Cruz Building Inspector Service $ 7,861.00 $ 2,831.10 4.93% 9.75% $ - $ 11,079.49 TBD Santa Maria Building Inspector II GE $ 6,594.84 $ 1,654.59 6.64% 7.50% $ - $ 8,686.99 TBD County of SLO Building Inspector III SLOCEA $ 7,607.60 $ 1,310.00 3.32% 13.50% $ - $ 9,170.17 TBD Ventura Senior Building Inspector SEIU - G $ 6,673.68 $ 1,160.00 6.76% 7.00% $ 54.17 $ 8,338.99 TBD Median $ 7,607.60 $ 9,197.49
San Luis Obispo Building Inspector II SLOCEA $ 7,091.50 $ 1,588.00 6.76% 7.00% $ - $ 9,158.53 TBD SLO vs Median -6.78% -0.42%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Code Enforcement Officer I
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EE Deferred Comp Total Comp Future COLAs Burbank No Match
Culver City Code Enforcement Officer CCEA $ 6,537.59 $ 1,801.00 3.65% 10.19% $ 130.00 $ 8,706.89 TBD Davis No Match
Monterey No Match
Napa Code Enforcement Officer NCEA $ 7,710.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 9,729.94 TBD Paso Robles No Match
Santa Barbara Building Inspector GU $ 7,556.60 $ 1,202.52 6.55% 6.75% $ - $ 9,254.08 TBD Santa Cruz Code Compliance Specialist Service $ 7,861.00 $ 2,831.10 4.93% 9.75% $ - $ 11,079.49 TBD Santa Maria Code Enforcement Officer I GE $ 5,530.11 $ 1,654.59 6.64% 7.50% $ - $ 7,551.63 TBD County of SLO Resource Protection Specialist
II
SLOCEA $ 7,264.40 $ 1,310.00 3.32% 13.50% $ - $ 8,815.58 TBD Ventura Code/Fire Inspector SEIU - G $ 6,070.15 $ 1,160.00 6.76% 7.00% $ 54.17 $ 7,694.66 TBD Median $ 7,264.40 $ 8,815.58
San Luis Obispo Code Enforcement Officer I SLOCEA $ 6,560.67 $ 1,588.00 6.76% 7.00% $ - $ 8,591.84 TBD SLO vs Median -9.69% -2.54%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Deputy Director of Public Works - Maintenance
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Assistant Public Works Director
- Street & Sanitation
Nonrep $ 14,029.34 $ 1,510.00 6.70% 6.50% $ 75.00 $ 16,553.88 TBD Culver City Maintenance Operations
Manager
CCMG $ 12,434.54 $ 1,801.00 3.65% 10.19% $ 346.67 $ 15,035.45 TBD Davis No Match
Monterey General Services
Superintendent
MEA $ 12,922.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 16,278.64 TBD Napa Public Works Operations
Manager
AMP $ 13,682.00 $ 1,795.00 2.27% 11.25% $ 100.00 $ 15,887.44 TBD Paso Robles Maintenance Superintendent Nonrep $ 11,762.70 $ 1,640.00 3.80% 10.00% $ 350.00 $ 14,200.04 1/9/22- 1% to 3% Santa Barbara No Match
Santa Cruz Public Works Operations
Manager
Mid-Manage. $ 11,692.00 $ 2,667.99 3.43% 11.25% $ - $ 14,760.79 TBD Santa Maria No Match
County of SLO Deputy Director - Public Works GM $ 14,436.93 $ 1,250.00 3.32% 13.50% $ 41.67 $ 16,207.90 TBD Ventura Deputy Public Works Director Management $ 14,291.82 $ 1,160.00 6.76% 7.00% $ 174.33 $ 16,592.28 TBD Median $ 13,302.00 $ 16,047.67
San Luis Obispo Deputy Director of Public
Works - Maintenance
Management $ 12,263.33 $ 1,588.00 3.76% 10.00% $ - $ 14,311.82 TBD SLO vs Median -7.81% -10.82%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Director of Public Works
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Public Works Director Executive $ 19,208.93 $ 1,510.00 6.70% 6.50% $ 100.00 $ 22,105.35 TBD Culver City Public Works Director/City
Engineer
Executive
Management
$ 18,433.96 $ 1,801.00 3.65% 10.19% $ 346.67 $ 21,253.54 TBD Davis Public Works Director Exec $ 14,295.29 $ 1,908.85 6.00% 8.90% $ - $ 17,061.86 7/1/22 - 2% Monterey Public Works Director Executive
Management
$ 16,938.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 20,582.62 TBD Napa Public Works Director Executive Group $ 17,549.00 $ 1,795.00 2.27% 11.25% $322 $ 20,064.19 12/25/21 - 3% Paso Robles Public Works Director Nonrep $ 14,721.24 $ 1,640.00 3.80% 10.00% $ 350.00 $ 17,271.10 1/9/22- 1% to 3% Santa Barbara Public Works Director Manage. 1 $ 18,403.95 $ 1,861.17 6.55% 6.75% $ - $ 21,470.58 TBD Santa Cruz Director of Public Works/City
Engineer
Executive $ 18,584.00 $ 2,637.99 2.43% 12.25% $ - $ 21,673.21 TBD Santa Maria Director of Public Works/City
Engineer
Nonrep $ 16,283.43 $ 1,071.00 5.14% 9.00% $ 25.00 $ 18,215.59 TBD County of SLO Director of Public
Works/Transportation
Appointed DH $ 18,099.47 $ 1,250.00 3.32% 13.50% $ 41.67 $ 19,992.04 TBD Ventura Public Works Director Executive $ 17,133.15 $ 1,214.00 6.76% 7.00% $ 270.49 $ 19,775.84 TBD Median $ 17,549.00 $ 20,064.19
San Luis Obispo Director of Public Works Management $ 15,227.33 $ 1,588.00 3.76% 10.00% $ 152.27 $ 17,539.39 TBD SLO vs Median -13.23% -12.58%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Engineer II
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank No Match
Culver City Assistant Engineer CCEA $ 7,740.98 $ 1,801.00 3.65% 10.19% $ 130.00 $ 9,954.14 TBD Davis Associate Civil Engineer PASEA $ 8,714.52 $ 1,908.85 6.00% 8.90% $ - $ 11,146.24 7/1/22 - 2% Monterey Engineering Assistant GEM $ 7,418.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 10,379.94 TBD Napa Assistant Engineer AMP $ 9,419.00 $ 1,795.00 2.27% 11.25% $ 100.00 $ 11,527.72 TBD Paso Robles No Match
Santa Barbara Project Engineer II GU $ 8,812.12 $ 1,202.52 6.55% 6.75% $ - $ 10,591.84 TBD Santa Cruz Assistant Engineer II Service $ 8,494.00 $ 2,831.10 4.93% 9.75% $ - $ 11,743.68 TBD Santa Maria Engineer II GE $ 8,015.41 $ 1,654.59 6.64% 7.50% $ - $ 10,201.82 TBD County of SLO Engineer II SLOCEA $ 8,268.00 $ 1,310.00 3.32% 13.50% $ - $ 9,852.50 TBD Ventura Associate Engineer SEIU - S $ 9,119.38 $ 1,160.00 6.76% 7.00% $ 151.49 $ 11,047.34 TBD Median $ 8,494.00 $ 10,591.84
San Luis Obispo Engineer II SLOCEA $ 7,867.17 $ 1,588.00 6.76% 7.00% $ - $ 9,986.59 TBD SLO vs Median -7.38% -5.71%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Fire Chief
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Davis Fire Chief Fire Manage. $ 16,598.45 $ 2,115.46 13.13% 13.00% $ - $ 20,893.29 7/1/22 - 2% Monterey Fire Chief Executive
Management
$ 18,318.00 $ 2,330.00 13.13% 13.00% $ 100.00 $ 23,153.15 TBD Napa Fire Chief Executive Group $ 19,879.00 $ 1,795.00 6.05% 17.25% $ 322.00 $ 23,198.08 12/25/21 - 3% Petaluma Fire Chief Department
Directors
$ 18,454.80 $ 2,016.84 10.02% 16.00% $ - $ 22,320.44 7/1/22 - up to 2% Pleasanton Fire Chief Management $ 18,261.00 $ 2,062.21 11.14% 11.25% $ 365.22 $ 22,722.52 TBD Salinas Fire Chief Department
Directors
$ 17,824.00 $ 2,311.52 13.25% 13.25% $ 1,624.98 $ 24,122.18 1/1/22 - 2.25% Santa Barbara Fire Chief Fire Manage. 1 $ 18,168.95 $ 1,842.75 13.98% 13.75% $ - $ 22,551.72 TBD Santa Cruz Chief of Fire Department Executive $ 19,406.00 $ 2,637.99 8.98% 18.75% $ - $ 23,786.65 TBD Santa Maria Fire Chief Public Safety
Managers
$ 19,232.33 $ 788.00 4.98% 22.75% $ - $ 20,978.10 TBD
Median $ 18,318.00 $ 22,722.52
San Luis Obispo Fire Chief Management $ 15,948.83 $ 1,588.00 10.98% 16.75% $ - $ 19,288.02 TBD SLO vs Median -12.93% -15.11%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Heavy Equipment Mechanic
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Fleet Maintenance Technician BCEA $ 6,112.97 $ 1,510.00 6.70% 6.50% $ 54.17 $ 8,086.52 TBD Culver City Senior Fleet Services
Technician
CCEA $ 6,345.99 $ 1,801.00 3.65% 10.19% $ 130.00 $ 8,508.30 TBD Davis Equipment Mechanic II DCEA $ 5,810.95 $ 1,908.85 6.00% 8.90% $ - $ 8,068.46 7/1/22 - 2% Monterey Automotive Mechanic GEM $ 6,736.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 9,649.04 TBD Napa Equipment Mechanic - Journey NCEA $ 7,231.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 9,240.07 TBD Paso Robles Equipment Mechanic SEIU $ 5,836.09 $ 1,640.00 3.80% 10.00% $ 54.17 $ 7,752.20 1/9/22- 1% to 3% Santa Barbara Automotive/Equipment
Technician
GU $ 6,122.91 $ 1,202.52 6.55% 6.75% $ - $ 7,726.48 TBD Santa Cruz Equipment Mechanic II Service $ 6,742.00 $ 2,831.10 4.93% 9.75% $ - $ 9,905.35 TBD Santa Maria Equipment Mechanic II GE $ 5,633.16 $ 1,654.59 6.64% 7.50% $ - $ 7,661.51 TBD County of SLO Equipment Mechanic II SLOCEA $ 6,047.60 $ 1,310.00 3.32% 13.50% $ - $ 7,558.38 TBD Ventura Equipment Mechanic II VMEA $ 5,774.86 $ 1,196.00 6.76% 7.00% $ 36.83 $ 7,398.07 TBD Median $ 6,112.97 $ 8,068.46
San Luis Obispo Heavy Equipment Mechanic SLOCEA $ 5,613.83 $ 1,588.00 6.76% 7.00% $ - $ 7,581.05 TBD SLO vs Median -8.17% -6.04%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Human Resources Analyst
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank No Match
Culver City Human Resources Analyst CCMG $ 8,471.78 $ 1,801.00 3.65% 10.19% $ 346.67 $ 10,928.24 TBD Davis Human Resources Analyst I Management $ 8,318.60 $ 1,908.85 6.00% 8.90% $ - $ 10,726.57 7/1/22 - 2% Monterey Human Resources Analyst MEA $ 8,498.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 11,537.39 TBD Napa No Match
Paso Robles Human Resources Specialist SEIU $ 6,743.21 $ 1,640.00 3.80% 10.00% $ 54.17 $ 8,693.82 1/9/22- 1% to 3% Santa Barbara Human Resources Analyst I Confidential $ 7,975.54 $ 1,240.44 6.55% 6.75% $ - $ 9,738.38 TBD Santa Cruz Human Resources Analyst I Mid-Manage. $ 8,140.00 $ 2,667.99 3.43% 11.25% $ - $ 11,087.03 TBD Santa Maria No Match
County of SLO Human Resources Analyst II Op. & Staff
Management
$ 7,933.47 $ 1,250.00 3.32% 13.50% $ 41.67 $ 9,488.53 TBD Ventura Human Resources Analyst I Confidential $ 7,484.71 $ 1,160.00 6.76% 7.00% $ 97.33 $ 9,248.00 TBD Median $ 8,057.77 $ 10,232.47
San Luis Obispo Human Resources Analyst Management $ 7,154.33 $ 1,588.00 3.76% 10.00% $ - $ 9,010.98 TBD SLO vs Median -11.21% -11.94%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
IT Systems Engineer
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Network Support Analyst III BMA $ 10,013.38 $ 1,510.00 6.70% 6.50% $ 75.00 $ 12,268.98 TBD Culver City Network Administrator CCEA $ 9,597.32 $ 1,801.00 3.65% 10.19% $ 130.00 $ 11,878.14 TBD Davis MIS Senior Systems Analyst PASEA $ 9,207.95 $ 1,908.85 6.00% 8.90% $ - $ 11,669.28 7/1/22 - 2% Monterey No Match
Napa No Match
Paso Robles No Match
Santa Barbara Network Administrator GU $ 9,972.34 $ 1,202.52 6.55% 6.75% $ - $ 11,828.05 TBD Santa Cruz No Match
Santa Maria Systems Analyst II GE $ 8,744.99 $ 1,654.59 6.64% 7.50% $ - $ 10,979.81 TBD County of SLO Network Engineer III Op. & Staff
Management
$ 9,576.67 $ 1,250.00 3.32% 13.50% $ 41.67 $ 11,186.28 TBD Ventura No Match
Median $ 9,587.00 $ 11,748.66
San Luis Obispo IT Systems Engineer SLOCEA $ 7,867.17 $ 1,588.00 6.76% 7.00% $ - $ 9,986.59 TBD SLO vs Median -17.94% -15.00%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Laboratory Analyst (SBP)
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Water Quality Analyst BCEA $ 8,844.42 $ 1,510.00 6.70% 6.50% $ 54.17 $ 11,000.90 TBD Culver City No Match
Davis Wastewater Treatment Plant
Laboratory Analyst
DWWTPA $ 5,463.97 $ 1,908.85 6.00% 8.90% $ - $ 7,700.66 7/1/22 - 2% Monterey
(Monterey One
Water)
Laboratory Analyst I General $ 9,207.47 2,319.58 7.38% 6.96% $ - $ 12,206.47 7/1/22 - 3% Napa No Match
Paso Robles Laboratory Technician II SEIU $ 5,950.51 $ 1,640.00 3.80% 10.00% $ 54.17 $ 7,870.98 1/9/22- 1% to 3% Santa Barbara Laboratory Analyst II Treatment &
Patrol
$ 7,227.00 $ 1,202.52 6.55% 6.75% $ - $ 8,902.89 TBD
Santa Cruz Chemist I Service $ 7,807.00 $ 2,831.10 4.93% 9.75% $ - $ 11,022.83 TBD Santa Maria Laboratory Coordinator GE $ 7,038.74 $ 1,654.59 6.64% 7.50% $ - $ 9,160.35 TBD County of SLO Water Systems Chemist II SLOCEA $ 8,394.53 $ 1,310.00 3.32% 13.50% $ - $ 9,983.23 TBD Ventura Laboratory Analyst II VMEA $ 6,876.43 $ 1,196.00 6.76% 7.00% $ 36.83 $ 8,574.11 TBD Median $ 7,227.00 $ 9,160.35
San Luis Obispo Laboratory Analyst (SBP) SLOCEA $ 6,675.50 $ 1,588.00 6.76% 7.00% $ - $ 8,714.43 TBD SLO vs Median -7.63% -4.87%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Parking Enforcement Officer I
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Parking Control Officer BCEA $ 4,991.29 $ 1,510.00 6.70% 6.50% $ 54.17 $ 6,889.72 TBD Culver City Parking Enforcement Officer CCEA $ 5,097.45 $ 1,801.00 3.65% 10.19% $ 130.00 $ 7,214.25 TBD Davis No Match
Monterey Parking Enforcement Officer GEM $ 5,684.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 8,521.60 TBD Napa Parking Enforcement Officer NCEA $ 5,507.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 7,476.95 TBD Paso Robles No Match
Santa Barbara Parking Enforcement Officer Police Non-sworn $ 5,287.30 $ 1,489.19 6.55% 6.75% $ - $ 7,122.81 TBD Santa Cruz Parking Enforcement Officer Service $ 5,469.00 $ 2,831.10 4.93% 9.75% $ - $ 8,569.61 TBD Santa Maria No Match
County of SLO No Match
Ventura No Match
Median $ 5,378.15 $ 7,345.60
San Luis Obispo Parking Enforcement Officer I SLOCEA $ 4,803.50 $ 1,588.00 6.76% 7.00% $ - $ 6,715.98 TBD SLO vs Median -10.68% -8.57%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Recreation Supervisor
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Recreation Supervisor BCEA $ 7,124.22 $ 1,510.00 6.70% 6.50% $ 54.17 $ 9,165.50 TBD Culver City Recreation and Community
Services Supervisor
CCMG $ 8,304.62 $ 1,801.00 3.65% 10.19% $ 346.67 $ 10,754.99 TBD Davis Community Services Supervisor PASEA $ 6,651.81 $ 1,908.85 6.00% 8.90% $ - $ 8,959.77 7/1/22 - 2% Monterey Recreation Supervisor GEM $ 8,456.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 11,492.38 TBD Napa Recreation Supervisor AMP $ 9,044.00 $ 1,795.00 2.27% 11.25% $ 100.00 $ 11,144.21 TBD Paso Robles Recreation Coordinator SEIU $ 6,743.21 $ 1,640.00 3.80% 10.00% $ 54.17 $ 8,693.82 1/9/22- 1% to 3% Santa Barbara Recreation Supervisor I Supervisory $ 7,529.36 $ 1,473.33 6.55% 6.75% $ - $ 9,495.87 TBD Santa Cruz Recreation Supervisor Supervisory $ 7,464.00 $ 2,820.10 3.43% 11.25% $ - $ 10,539.97 TBD Santa Maria Recreation Supervisor GE $ 6,301.51 $ 1,654.59 6.64% 7.50% $ - $ 8,374.21 TBD County of SLO Park Operations Coordinator SLOCEA $ 7,247.07 $ 1,310.00 3.32% 13.50% $ - $ 8,797.67 TBD Ventura Recreation Supervisor SEIU - S $ 8,261.74 $ 1,160.00 6.76% 7.00% $ 151.49 $ 10,131.73 TBD Median $ 7,464.00 $ 9,495.87
San Luis Obispo Recreation Supervisor Management $ 7,154.33 $ 1,588.00 3.76% 10.00% $ - $ 9,010.98 TBD SLO vs Median -4.15% -5.11%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Streets Maintenance Operator (SBP)
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Public Works Journeyman BCEA $ 6,040.08 $ 1,510.00 6.70% 6.50% $ 54.17 $ 8,008.75 TBD Culver City Maintenance Worker II CCEA $ 4,974.49 $ 1,801.00 3.65% 10.19% $ 130.00 $ 7,086.81 TBD Davis Public Works Maintenance
Worker II
DCEA $ 4,839.71 $ 1,908.85 6.00% 8.90% $ - $ 7,038.94 7/1/22 - 2% Monterey Senior Street Maintenance
Worker
GEM $ 5,814.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 8,660.92 TBD Napa Street Maintenance Worker II NCEA $ 6,018.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 7,999.55 TBD Paso Robles Maintenance Specialist II SEIU $ 4,782.25 $ 1,640.00 3.80% 10.00% $ 54.17 $ 6,658.28 1/9/22- 1% to 3% Santa Barbara Senior Streets Maintenance
Worker
GU $ 5,681.54 $ 1,202.52 6.55% 6.75% $ - $ 7,256.20 TBD Santa Cruz Senior Service Maintenance
Worker
Service $ 5,595.00 $ 2,831.10 4.93% 9.75% $ - $ 8,701.82 TBD Santa Maria Maintenance Worker II GE $ 4,595.63 $ 1,654.59 6.64% 7.50% $ - $ 6,555.14 TBD County of SLO Public Works Worker IV SLOCEA $ 5,496.40 $ 1,310.00 3.32% 13.50% $ - $ 6,988.88 TBD Ventura Maintenance Worker II VMEA $ 4,568.10 $ 1,196.00 6.76% 7.00% $ 36.83 $ 6,109.73 TBD Median $ 5,496.40 $ 7,086.81
San Luis Obispo Streets Maintenance Operator
(SBP)
SLOCEA $ 4,688.67 $ 1,588.00 6.76% 7.00% $ - $ 6,593.39 TBD SLO vs Median -14.70% -6.96%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Streets Maintenance Supervisor
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Public Works Supervisor BMA $ 8,809.43 $ 1,510.00 6.70% 6.50% $ 75.00 $ 10,984.40 TBD Culver City No Match
Davis Senior Public Works Supervisor DCEA $ 7,680.61 $ 1,908.85 6.00% 8.90% $ - $ 10,050.30 7/1/22 - 2% Monterey Street and Utilities Supervisor GEM $ 7,066.00 $ 2,330.00 7.17% 7.00% $ 100.00 $ 10,002.70 TBD Napa Street Field Supervisor NCEA $ 7,718.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 9,738.12 TBD Paso Robles Water/Streets Supervisor SEIU $ 7,558.83 $ 1,640.00 3.80% 10.00% $ 54.17 $ 9,540.46 1/9/22- 1% to 3% Santa Barbara Maintenance Supervisor II Supervisory $ 8,048.54 $ 1,473.33 6.55% 6.75% $ - $ 10,049.05 TBD Santa Cruz Field Supervisor Supervisory $ 9,192.00 $ 2,820.10 3.43% 11.25% $ - $ 12,327.20 TBD Santa Maria Street Maintenance Supervisor GE $ 7,622.03 $ 1,654.59 6.64% 7.50% $ - $ 9,782.34 TBD County of SLO Public Works Section
Supervisor
SLOCEA $ 7,146.53 $ 1,310.00 3.32% 13.50% $ - $ 8,693.79 TBD Ventura Public Works Supervisor SEIU - S $ 7,863.61 $ 1,160.00 6.76% 7.00% $ 151.49 $ 9,706.69 TBD Median $ 7,699.31 $ 9,892.52
San Luis Obispo
Streets Maintenance Supervisor
Management $ 7,884.50 $ 1,588.00 3.76% 10.00% $ - $ 9,768.56 TBD SLO vs Median 2.41% -1.25%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Supervising Building Inspector
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Building Inspector III BMA $ 8,324.55 $ 1,510.00 6.70% 6.50% $ 75.00 $ 10,467.05 TBD Culver City Senior Building Inspector CCMG $ 8,514.24 $ 1,801.00 3.65% 10.19% $ 346.67 $ 10,972.25 TBD Davis Senior Building Inspector PASEA $ 7,957.70 $ 1,908.85 6.00% 8.90% $ - $ 10,344.01 7/1/22 - 2% Monterey No Match
Napa No Match
Paso Robles No Match
Santa Barbara Building and Safety Supervisor Supervisory $ 11,327.81 $ 1,473.33 6.55% 6.75% $ - $ 13,543.11 TBD Santa Cruz Supervising Building Inspector Supervisory $ 9,858.00 $ 2,820.10 3.43% 11.25% $ - $ 13,016.03 TBD Santa Maria Chief Building Inspector GE $ 7,268.50 $ 1,654.59 6.64% 7.50% $ - $ 9,405.35 TBD County of SLO Building Division Supervisor SLOCEA $ 9,084.40 $ 1,310.00 3.32% 13.50% $ - $ 10,696.00 TBD Ventura Building Inspection Supervisor SEIU - S $ 7,863.61 $ 1,160.00 6.76% 7.00% $ 151.49 $ 9,706.69 TBD Median $ 8,419.40 $ 10,581.52
San Luis Obispo Supervising Building Inspector Management $ 8,694.83 $ 1,588.00 3.76% 10.00% $ - $ 10,609.32 TBD SLO vs Median 3.27% 0.26%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Water Resource Recovery Facility Operator (SBP)
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank No Match
Culver City (City
of Los Angeles)
Wastewater Treatment
Operator III
Plant Equipment
Operation &
Repair Rep. Unit
$ 9,930.27 $ 1,787.35 8.93% 7.00% $ - $ 12,604.39 6/19/22 - 4% Davis WWTP Senior Operator DWWTPA $ 7,796.05 $ 1,908.85 6.00% 8.90% $ - $ 10,172.66 7/1/22 - 2% Monterey
(Monterey One
Water)
Operator III Operations
Employees'
Bargaining Group
$ 9,909.47 $ 2,319.58 7.38% 6.96% $ - $ 12,960.27 7/1/22 - 3% Napa (NapaSan) Operator III Teamsters Local
315 Rank & File
$ 9,266.40 $ 2,115.46 7.73% 7.25% $ 100.00 $ 12,198.15 7/1/22 - TBD (Meet & Confer/Market Adjust.)
Paso Robles Treatment Plant Operator III SEIU $ 6,877.43 $ 1,640.00 3.80% 10.00% $ 54.17 $ 8,833.15 1/9/22- 1% to 3% Santa Barbara Wastewater Treatment Plant
Operator III
Treatment &
Patrol
$ 7,501.65 $ 1,202.52 6.55% 6.75% $ - $ 9,195.53 TBD
Santa Cruz Wastewater Plant Operator III Service $ 8,514.00 $ 2,831.10 4.93% 9.75% $ - $ 11,764.67 TBD Santa Maria Lead Wastewater Operator GE $ 5,692.33 $ 1,654.59 6.64% 7.50% $ - $ 7,724.61 TBD County of SLO Wastewater Systems Worker IIISLOCEA $ 7,396.13 $ 1,310.00 3.32% 13.50% $ - $ 8,951.68 TBD Ventura Plant Operator Grade III VMEA $ 7,264.16 $ 1,196.00 6.76% 7.00% $ 36.83 $ 8,988.05 TBD Median $ 7,648.85 $ 9,684.10
San Luis Obispo Water Resource Recovery
Facility Operator (SBP)
SLOCEA $ 6,675.50 $ 1,588.00 6.76% 7.00% $ - $ 8,714.43 TBD SLO vs Median -12.73% -10.01%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Water Treatment Plant Operator (SBP)
Agency Job Classification Union Monthly SalaryHealth PEPRA ER NormalPEPRA EEDeferred Comp Total Comp Future COLAs Burbank Water Plant Operator BCEA $ 7,617.87 $ 1,510.00 6.70% 6.50% $ 54.17 $ 9,692.21 TBD Culver City No Match
Davis Water Production System
Operator
DWWTPA $ 6,162.83 $ 1,908.85 6.00% 8.90% $ - $ 8,441.45 7/1/22 - 2% Monterey
(Monterey One
Water)
No Match
Napa Water Treatment Facility
Operator
NCEA $ 8,621.00 $ 1,795.00 2.27% 11.25% $ 50.00 $ 10,661.61 TBD Paso Robles Treatment Plant Operator III SEIU $ 6,877.43 $ 1,640.00 3.80% 10.00% $ 54.17 $ 8,833.15 1/9/22- 1% to 3% Santa Barbara Water Treatment Plant
Operator III
Treatment &
Patrol
$ 8,097.66 $ 1,202.52 6.55% 6.75% $ - $ 9,830.58 TBD
Santa Cruz Water Treatment Operator III Service $ 8,223.00 $ 2,831.10 4.93% 9.75% $ - $ 11,459.33 TBD Santa Maria
(Central Coast
Water Authority)
Water Treatment Plant
Operator
Nonrep $ 7,902.00 $ 1,685.30 7.73% 7.25% $ - $ 10,198.12 7/1/22 - TBD (Budget & CPI based)
County of SLO Water Systems Worker III SLOCEA $ 7,396.13 $ 1,310.00 3.32% 13.50% $ - $ 8,951.68 TBD Ventura Plant Operator Grade III VMEA $ 7,264.16 $ 1,196.00 6.76% 7.00% $ 36.83 $ 8,988.05 TBD Median $ 7,617.87 $ 9,692.21
San Luis Obispo Water Treatment Plant
Operator (SBP)
SLOCEA $ 6,675.50 $ 1,588.00 6.76% 7.00% $ - $ 8,714.43 TBD SLO vs Median -12.37% -10.09%

City of San Luis Obispo
Total Compensation Study

City of San Luis Obispo
Total Compensation Study
Appendix III
Benchmarks and Associated Classes
Bargaining
Unit Job Title Department
CEA ACCOUNTING ASSISTANT III Finance
CEA ACCOUNTING ASSISTANT I Finance
CEA ACCOUNTING ASSISTANT II Finance
CEA FINANCIAL SPECIALIST Finance
CFE PAYROLL SPECIALIST Finance
CEA SUPERVISING ACCOUNTING ASSISTANT Finance
CEA SUPERVISING UTILITY BILLING ASSISTANT Util
CEA UTILITY BILLING ASSISTANT Util
MME ACCOUNTING MANAGER Finance
MME ACCOUNTANT Finance
MME ASSISTANT CITY ATTORNEY I Atty
MME ASSISTANT CITY ATTORNEY II Atty
MME BUSINESS MANAGER Multiple

MME BUSINESS SERVICES AND ADMINISTRATIVE MANAGER CSG
MME CITY CLERK Admin & IT

City of San Luis Obispo
Total Compensation Study
MME DIVERSITY EQUITY AND INCLUSION MANAGER Admin & IT
MME FINANCIAL ANALYST Finance
MME PRINCIPAL BUDGET ANALYST Finance
MME SENIOR ACCOUNTANT Finance
MME SENIOR FINANCIAL ANALYST Finance
MME SPECIAL PROJECTS MANAGER Multiple
MME ADMINISTRATIVE ANALYST Multiple
MME ASSISTANT TO THE CITY MANAGER Admin & IT
MME DATA ANALYST Police
MME PUBLIC COMMINICATIONS MANAGER Admin & IT
MME SENIOR ADMINISTRATIVE ANALYST Multiple
MME-C SUSTAINABILITY AND NATURAL RESOURCES ANALYST Admin & IT CEA ADMINISTRATIVE ASST II Multiple
CFE ADMINISTRATION EXECUTIVE ASSISTANT Admin & IT
CEA ADMINISTRATIVE ASST I Multiple
CEA ADMINISTRATIVE ASST III Multiple

CEA COMMUNICATIONS COORDINATOR CSG
CEA DEPUTY CITY CLERK I Admin & IT
CEA DEPUTY CITY CLERK II Admin & IT
CFE LEGAL ASSISTANT Atty
CFE LEGAL ASST/PARALEGAL Atty
CFE MANAGEMENT FELLOW Admin & IT
CEA SUPERVISING ADM ASST Multiple
CEA TOURISM COORDINATOR Admin

CEA TRANSIT ASSISTANT PW

City of San Luis Obispo
Total Compensation Study

CEA TRANSIT COORDINATOR PW

CEA ASSOCIATE PLANNER CDD

MME ACTIVE TRANSPORTATION MANAGER PW

CEA ASSISTANT PLANNER CDD
MME ECONOMIC DEVELOPMENT MANAGER Admin & IT

MME-C HOMELESSNESS RESPONSE MANAGER CDD

CEA HOUSING COORDINATOR CDD

MME HOUSING POLICY AND PROGRAMS MANAGER CDD

CEA MAINTENANCE CONTRACT COORDINATOR PW

CEA PLANNING TECHNICIAN CDD

MME SENIOR PLANNER CDD
MME SUSTAINABILITY AND NATURAL RESOURCES OFFICIAL Admin & IT MME SUSTAINABILITY MANAGER Admin & IT
MME TOURISM MANAGER Admin

MME TRANSIT MANAGER PW

CEA BUILDING INSPECTOR II CDD

CEA BUILDING INSPECTOR I CDD

CEA PERMIT TECHNICIAN I CDD

CEA PERMIT TECHNICIAN II CDD

CEA PLANS EXAMINER CDD

CEA CODE ENFORCEMENT OFFICER I CDD

CEA CODE ENFORCEMENT OFFICER II CDD

MME CODE ENFORCEMENT SUPERVISOR CDD

CEA CODE ENFORCEMENT TECHNICIAN I CDD

City of San Luis Obispo
Total Compensation Study

CEA CODE ENFORCEMENT TECHNICIAN II CDD

MME NEIGHBORHOOD OUTREACH MGR PD

CEA RANGER MAINTENANCE WORKER I P&R

CEA RANGER MAINTENANCE WORKER II P&R

MME DIRECTOR OF PUBLIC WORKS PW

MME ASSISTANT CITY MANAGER CSG
MME DEPUTY CITY MANAGER Admin & IT

MME DIRECTOR OF COMMUNITY DEV CDD
MME DIRECTOR OF FINANCE Finance

MME DIRECTOR OF HUMAN RESOURCES HR

MME DIRECTOR OF PARKS & REC P&R
MME DIRECTOR OF UTILITIES Util

MME DEPUTY DIRECTOR OF PUBLIC WORKS/MAINTENANCE OPERATIONS PW

MME DEPUTY DIRECTOR OF COMMUNITY DEVELOPMENT/CITY PLANNER CDD

MME DEPUTY DIRECTOR OF PUBLIC WORKS/CITY ENGINEER PW
MME DEPUTY DIRECTOR OF UTILITIES - ENGINEERING AND PLANNING Util MME DEPUTY DIRECTOR OF UTILITIES - WASTEWATER Util
MME DEPUTY DIRECTOR OF UTILITIES - WATER Util

CEA ENGINEER II PW

MME CONSTRUCTION ENGINEERING MANAGER PW

CEA ENGINEER I PW

CEA ENGINEER III PW

CEA ENGINEERING INSPECTOR I PW

CEA ENGINEERING INSPECTOR II PW

City of San Luis Obispo
Total Compensation Study

CEA ENGINEERING INSPECTOR III PW

CEA ENGINEERING INSPECTOR IV PW

CEA ENGINEERING TECHNICIAN I PW

CEA ENGINEERING TECHNICIAN II PW

CEA ENGINEERING TECHNICIAN III PW
MME SAFETY AND TECHNICAL TRAINING ENGINEER Util

MME SENIOR CIVIL ENGINEER PW

MME SUPERVISING CIVIL ENGINEER PW

MME TRANSPORTATION MANAGER PW

CEA TRANSPORTATION PLANNER-ENGINEER I PW

CEA TRANSPORTATION PLANNER-ENGINEER II PW

CEA TRANSPORTATION PLANNER-ENGINEER III PW
MME UTILITIES ENGINEER Util
MME UTILITIES PROJECTS MANAGER Util
MME FIRE CHIEF Fire
MME DEPUTY FIRE CHIEF Fire
MME POLICE CHIEF Police

CEA HEAVY EQUIP MECHANIC PW

CEA FACILITIES MAINTENANCE TECHNICIAN (SBP) PW

CEA MECHANIC HELPER PW

CEA URBAN FORESTER (SBP) PW

MME HUMAN RESOURCES ANALYST HR

CFE HUMAN RESOURCES ADMINISTRATIVE ASSISTANT I HR

CFE HUMAN RESOURCES ADMINISTRATIVE ASSISTANT II HR

City of San Luis Obispo
Total Compensation Study

CFE HUMAN RESOURCES ADMINISTRATIVE ASSISTANT III HR

CFE HUMAN RESOURCES INFORMATION SYSTEM TECHNICIAN HR

MME HUMAN RESOURCES MANAGER HR

CFE HUMAN RESOURCES SPECIALST HR

MME SENIOR HUMAN RESOURCES ANALYST HR
CEA INFORMATION TECHNOLOGY SYSTEM ENGINEER Admin & IT
CEA APPLICATION SYSTEM SPECIALIST Admin & IT
CFE APPLICATION SYSTEM SPECIALIST (CONFIDENTIAL) Admin & IT CEA CONTROL SYSTEMS ADMINISTRATOR Admin & IT
CEA ENTERPRISE SYSTEM DATABASE ADMINISTRATOR Admin & IT CEA GIS SPECIALIST I Admin & IT
CEA GIS SPECIALIST II Admin & IT
MME INFORMATION SERVICES SUPERVISOR Admin & IT
CEA INFORMATION TECHNOLOGY ASSISTANT Admin & IT
MME INFORMATION TECHNOLOGY MANAGER Admin & IT
CEA INFORMATION TECHNOLOGY SECURITY ENGINEER Admin & IT MME NETWORK SERVICES SUPERVISOR Admin & IT

CEA SIGNAL AND STREETLIGHT TECHNICIAN PW
MME TECHNOLOGY PROJECT MANAGER Admin & IT
CEA UNDERGROUND Util LOCATOR Util
CEA LABORATORY ANALYST (SBP) Util
MME CITY BIOLOGIST Admin & IT
CEA ENVIRONMENTAL COMPLIANCE INSPECTOR Util
MME ENVIRONMENTAL PROGRAMS MANAGER Util
MME LABORATORY MANAGER Util

City of San Luis Obispo
Total Compensation Study
CEA SOLID WASTE AND RECYCLING COORDINATOR Util

CEA PARKING ENFORCEMENT OFFICER I PW

CEA PARKING COORDINATOR PW

CEA PARKING ENFORCEMENT OFFICER II PW

MME PARKING PROGRAM MANAGER PW

MME PARKING SERVICES SUPERVISOR PW

MME RECREATION SUPERVISOR P&R

CEA GOLF MAINTENANCE CREW COORDINATOR P&R

CEA RECREATION COORDINATOR P&R

MME RECREATION MANAGER P&R

CEA YOUTH SERVICES PROGRAM ASSSISTANT P&R

CEA YOUTH SERVICES PROGRAM SPECIALIST P&R

CEA STREETS MAINTENANCE OPERATOR (SBP) PW

CEA EQUIPMENT OPERATOR PW

CEA MAINTENANCE WORKER I - PARKS PW

CEA MAINTENANCE WORKER II - PARKS PW

CEA MAINTENANCE WORKER III - PARKS PW

CEA PARKING METER REPAIR WORK PW

CEA PARKS CREW COORDINATOR PW

CEA PARKS MAINTENANCE SPECIALIST (SBP) PW

CEA STREETS CREW COORDINATOR PW

CEA SWEEPER OPERATOR PW

MME STREETS MAINTENANCE SUPERVISOR PW

City of San Luis Obispo
Total Compensation Study

MME FACILITIES MAINTENANCE SUPERVISOR PW

MME FLEET MAINT SUPERVISOR PW

MME PARKS MAINTENANCE SUPERVISOR PW

MME URBAN FOREST SUPERVISOR/CITY ARBORIST PW

MME SUPERVISING BUILDING INSPECTOR CDD

MME BUILDING PERMIT SERVICES SUPERVISOR CDD

MME DEPUTY BUILDING OFFICIAL CDD
MME FIRE MARSHAL CHIEF BUILDING OFFICIAL CDD/Fire
CEA WATER RESOURCE RECOVERY FACILITY OPERATOR (SBP) Util CEA WASTEWATER COLLECTION SYSTEM OPERATOR (SBP) Util
MME WASTEWATER COLLECTION SYSTEM SUPERVISOR Util

CEA WATER RESOURCE RECOVERY FACILITY CHIEF MAINTENANCE
TECHNICIAN Util
CEA WATER RESOURCE RECOVERY FACILITY CHIEF OPERATOR Util

CEA WATER RESOURCE RECOVERY FACILITY MAINTENANCE TECHNICIAN (SBP) Util
MME WATER RESOURCE RECOVERY FACILITY PLANT SUPERVISOR Util CEA WATER TREATMENT PLANT OPERATOR (SBP) Util
CEA WATER DISTRIBUTION CHIEF OPERATOR Util
MME WATER DISTRIBUTION SUPERVISOR Util
CEA WATER DISTRIBUTION SYSTEM OPERATOR (SBP) Util
MME WATER RESOURCE PROGRAM MANAGER Util
CEA WATER RESOURCES TECHNICIAN Util
CEA WATER SUPPLY OPERATOR (SBP) Util
CEA WATER TREATMENT PLANT CHIEF MAINTENANCE TECHNICIAN Util

City of San Luis Obispo
Total Compensation Study
CEA WATER TREATMENT PLANT CHIEF OPERATOR Util
MME WATER TREATMENT PLANT SUPERVISOR Util
MME WHALE RCK RESERVOIR SUPER Util

Labor Relations Objectives
Adopted by Council September 23, 2014
Revised by Council March 20, 2018

1. Maintain fiscal responsibility by ensuring that fair and responsible employee compensation expenditures are supported by on-going revenues. (Theme – Fiscal Responsibility)

2. Continue to make progress in the area of long-term systemic pension cost containment and reduction, including reversing the unfunded pension liability trend and other actions consistent with State law. (Theme – Cost Containment/Reduction)

3. Continue to effectively manage escalating health benefit costs through balanced cost sharing and other means while maintaining comprehensive health care coverage for all eligible employees. (Theme – Cost Containment)

4. As necessary to attract and retain well qualified employees at all levels of the organization, provide competitive compensation as articulated in the City’s Compensation Philosophy, including relevant local, statewide or national labor markets. (Theme – Recruitment and Retention)

5. Employee labor agreements will be negotiated in good faith, in a timely manner that avoids retroactivity provisions unless there is a compelling need. (Theme – Cost Containment)

6. Contract provisions shall take into consideration the City’s ability to effectively and efficiently implement and administer them using the City’s financial and human resources systems to ensure accuracy and compliance with federal, state, and local laws. (Theme – Best Practices and Compliance)

City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Council Agenda Correspondence
DATE: February 1, 2022
TO: Mayor and Council
FROM: John Rickenbach, Contract Planner
VIA: Derek Johnson, City Manager
SUBJECT: Item 6b – ARCH-0406-2021; SBDV-0407-2021; GENP-0814-2019; SPEC0407-2020; & EID-0608-2020 (600 Tank Farm) Agenda Correspondence Staff Response Memo

DISCUSSION
The following memorandum provides City staff responses to comments received from members of the City Council that relate to the 600 Tank Farm Road project.

1. Is the City’s portion of the roundabout ($1.5 mil) already proposed for the mid-year budget review?
Response: Yes, the City Manager is planning to recommend full funding for the City’s share of the roundabout costs at mid-year to help ensure there are no delays in project delivery.

2. On page 228 of the packet, it notes that there are 11 moderate income units being proposed and that is more than required (3, only). Where are those located and are they evenly distributed throughout the project? I don’t remember seeing the size or locations of those units noted on the plans.

Response: The 11 units would be spread throughout the project site, and would include a variety of housing types, including studios, 1-bedroom and 2-bedroom units. The location of these units was shown in Figure 5 of the Planning Commission Report of November 17, 2021, as well as Sheet C4 on the project plans, and will be discussed and shown in tonight’s City Council presentation, but for reference is also shown here.

Item 6b. 600 Tank Farm, Council Agenda Correspondence Page 2

3. On page 259, see this item:

Is there a reason that we didn’t just do 7 ft protected lanes on both sides? (I’m assuming this is protected going one direction and one un-protected going the other?)
Response: Yes, the developer is required to construct the permanent street improvements along their frontage and 2/3 of the ultimate street – minimum auto travel lanes and a striped Class II bike lane on the west side to provide at least a dedicated interim southbound bike lane until either the Chevron property develops or Santa Fe Road is extended north to the future Prado Road Extension. The interim and ultimate road section for Santa Fe from the 600 Tank Farm plans are shown in Figure 2 below. Until the Chevron property develops or Santa Fe Road is extended further, a striped Class II bike lane operate per the volume/speed thresholds in our ATP (at this time, Santa Fe will carry <1,000 veh/day with speeds of 25 mph).

Figure 1: Inclusionary Housing Plan

Item 6b. 600 Tank Farm, Council Agenda Correspondence Page 3

4. I noticed a Directional Item from the ATC requesting separation of bikes/peds from traffic in the roundabout. How was this addressed?
Response: The ATC provided direction to ensure that the roundabout design for Tank Farm/Santa Fe maintains a physically separated route for bicyclists. This is our plan—the roundabout will retain physically-separated ped/bike paths at each approach/corner. The ATC also asked that we try to provide separate ped/bike crossings (green bike crossings & hi-vis ped crosswalks) at each leg of the roundabout, as we’ve done with recent roundabouts in the San Luis Ranch development. That approach is included in our ATP design guidelines and we will endeavor to do this with the Tank Farm/Santa Fe Roundabout designs.

Figure 2: Santa Fe Road section cuts

Item 6b. 600 Tank Farm, Council Agenda Correspondence Page 4

5. I had questions about the creek setback waiver that staff is recommending for this project. 2 feet from 35? I also would like to hear about the details on the secondstory setback waiver (45 to 30 I think it is)? Response: The Planning Commission Report of November 17, 2021 hearing includes an overview of the Creek setback exception requests. The setback requests are also outlined in Table 3 of the Council Agenda Report February 1, 2022. For quick reference, Figure 3 below outlines the top of bank in green, and the 35-foot setback for Acacia Creek in orange (Zoning Regulations §17.70.030.E.2.b), the upper-story setback boundary is outlined in yellow (§17.70.030.E.3). The Upper Story Setback requires that structures greater than 2 stories in height, provide an additional 10-foot step back beginning at the third story level. The upper story step back shall be provided along all building elevations with creek-facing frontages.

The requested exceptions are summarized below:
 Portions of the paving area for the bike/pedestrian path are proposed to encroach up to 2-feet from the top of bank, where 35 would normally be required (see Figure 4 below). The Natural Resources Manager has reviewed the proposed encroachments and the Environmental Impact Report (EIR) has addressed all potential impacts to existing riparian habitat and flood control measures. Furthermore, this bike/pedestrian path is in alignment through the site consistent with the bike/pedestrian circulation exhibit shown in the Airport Area Specific Plan (AASP).

Figure 3: Top of Bank (green), 35-foot creek setback (orange), and an additional 10-foot upper story step back (yellow).

Item 6b. 600 Tank Farm, Council Agenda Correspondence Page 5  Portions of Buildings 14 and 21 encroach within the setback by 5-feet or less, resulting in 30-foot setback from the top of bank, where 35 feet would normally be required (see Figure 5 below).
 Portions of Buildings 4, 8, 14, 19, and 21, along the third floors, encroach within the upper-story setback by up to 15 feet (see Figure 6), resulting in a setback of 30 feet from the top of bank, where 45 feet is normally required for the third floor.

Zoning Regulations §17.70.030.G.4 stipulates that an exception to the creek setback requirements may be considered where substantiated evidence demonstrates that there is no practical way to comply with the provisions and that no other feasible alternatives will result in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of the site, subject to required findings.

Figure 4: Paving encroachment within the 35-foot creek setback to provide circulation and a bike/pedestrian path.

Figure 5: Portions of Building 14 and 21 encroachment within the 35-foot creek setback.

Figure 6: Portions of Buildings 4, 8, 14, 19, and 21, third story encroachment within the additional 10-foot upper story setback.

Item 6b. 600 Tank Farm, Council Agenda Correspondence Page 6 The City’s creek setback regulations provide for setback exceptions that are consistent with State and Federal Law, and the request does not result in any specific adverse impact to the public health, safety, or the physical environment. No useful purpose would be realized by requiring the full 35- foot creek setback because no significant fire protection, emergency access, privacy, or biological resources impacts would occur. A larger creek setback within the project design is not possible without a substantial project redesign that could adversely affect site circulation, safety, functionality, and the provision of housing consistent with City goals. Thus, the proposed design exception is supportable in the larger context of achieving multiple City goals to the extent possible.

Item 6b
Department: Community Development
Cost Center: 4003
For Agenda of: 2/1/2022
Placement: Public Hearing
Estimated Time: 60 Minutes
FROM: Michael Codron, Community Development Director
Prepared By: John Rickenbach, Contract Planner
SUBJECT: REVIEW OF MIXED-USE PROJECT INCLUDING 280 RESIDENTIAL UNITS & 12,500 SF OF COMMERCIAL, WITH ASSOCIATED

EXCEPTIONS, SPECIFIC PLAN AMENDMENT, VESTING TENTATIVE

PARCEL MAP, GENERAL PLAN AMENDMENT & REZONE, &
ASSOCIATED FINAL ENVIRONMENTAL IMPACT REPORT.

RECOMMENDATION

1. Adopt a Resolution (Attachment A) entitled, “A Resolution of the City Council of the San Luis Obispo, California, approving the 600 Tank Farm mixed-use development project, consisting of 280 residential units and 12,500 square feet of commercial/office space, including a creek setback exception, specific plan amendments, general plan map amendment, rezoning, and vesting common interest tentative parcel map #21- 0015; and certifying the Final Environmental Impact Report for the project, as represented in the City Council agenda report and attachments dated February 1, 2022 (600 Tank Farm Road, PR-0005-2021, ARCH-0406-2021; SBDV-0407-2021; GENP-0814-2019; SPEC-0407-2020; EID-0608-2020).”

2. Introduce an Ordinance (Attachment B) entitled, “An Ordinance of the City Council of the City of San Luis Obispo, California, approving a rezone for property at 600 Tank Farm Road. The project includes amending the Zoning Map to change the zoning designation of the associated properties from Business Park (BP-SP) to Commercial Services (C-S-SP), respectively, and making associated text amendments to the Airport Area Specific Plan to be consistent with the 600 Tank Farm mixed-use development plan including adoption of a Final Environmental Impact Report, as represented in the City Council staff report and attachments dated February 1, 2022 (600 Tank Farm: PR-0005-2021, GENP-0814-2019, SPEC-0407-2020, EID-0608- 2020).”

3. Adopt a Resolution (Attachment C) entitled, “A Resolution of the City Council of the City of San Luis Obispo, California, approving a reimbursement agreement with Covelop, Inc. for specific infrastructure costs that are beyond the 600 Tank Farm mixed-use development project’s fair share requirements, as represented in the City Council agenda report and attachments dated February 1, 2022 (600 Tank Farm Road, PR-0005-2021, ARCH-0406-2021; SBDV-0407-2021; GENP-0814-2019; SPEC-0407-2020; EID-0608-2020)

Item 6b

REPORT-IN-BRIEF
The applicant, Covelop, Inc., proposes a new mixed-use development consisting of 280 residential units and up to 12,500 square feet of commercial-service/office uses within the Airport Area Specific Plan (AASP) area. The 11.7-acre project site is located at 600 Tank Farm Road, 130 feet northeast of the intersection of Tank Farm Road and Santa Fe Road, in the southern portion of the City of San Luis Obispo, and west of Acacia Creek. The project includes various off-site transportation improvements located in areas south and west of the parcel boundary to facilitate the project, including construction of a new roundabout at the Tank Farm Road and Santa Fe Road intersection, and advanced planning and design to lead towards construction of a future shared-use pedestrian/bike path on Tank Farm Road (to be constructed in the future by the City or others). Figure 1 shows the project site location.

The project includes a mix of residential unit
types including one-bedroom, two-bedroom,
and three-bedroom units. The project
developers are required to install significant
onsite and offsite transportation improvements
to serve the project and implement City plans. A
reimbursement agreement is recommended to
ensure these priority improvements are
constructed in a timely manner. The
reimbursements would come from multiple
sources, including Local Revenue Measure1for
the City’s fair share, Transportation Impact Fee
(TIF) credits for on-site development, and from
TIF fees paid by neighboring projects that
benefit from these infrastructure improvements,
such as the 650 Tank Farm Road project and
the Northwest Corner site (both at the building
permit review phase).

In addition, funding for the City’s share of the reimbursements would be allocated from the City’s Strategic Infrastructure Investment Fund and future Capital Improvement Plan budget allocations. These reimbursements are recommended based on the high priority of the transportation improvements to be installed.

1 Staff will be recommending the allocation of approximately $1.5 million in one time funding from Measure G to support housing and infrastructure consistent with the Revenue Enhancement Oversight Commission’s (REOC) funding priorities. The REOC is scheduled to consider the recommendation in late January 2021.

Figure 1. Project Site Location

Item 6b
The applicant has requested several design exceptions to various City standards supported by the Planning Commission related to creek setback requirements, a reduction in parking requirements, and fence heights. These requests are described more fully in the Discussion section of this report.

The Tree Committee (September 2021) and the Architectural Review Commission (October 2021) reviewed the proposed project and recommended the Planning Commission find the project consistent with the City Tree Regulations, Airport Area Specific Plan (AASP), Community Design Guidelines (CDG), and other applicable City standards. On November 17, 2021, the Planning Commission reviewed the project and associated Final Environmental Impact Report (FEIR) and recommended certification of the FEIR and approval of the proposed project to the City Council based on the findings and conditions as outlined in the Draft Resolution (Attachment A), including minor modifications to Conditions 68 and 115, which address design elements intended to improve the safety and functionality of pedestrian circulation.

Finally, the project will be providing more affordable housing than required by the City’s Inclusionary Housing Ordinance. The following table highlights the requirement for affordable housing and the additional Moderate Income – For Sale units that will be integrated into the project. The additional affordable housing was negotiated by City staff to address City Council direction for a significant affordable housing component when the Council authorized staff to process the entitlements. The additional affordable housing with the significant infrastructure improvements to be delivered by the project are in line with City affordable housing and infrastructure related Major City Goals.

Table 1. Affordable Housing Requirements
Site Details Proposed Required
Affordable Units 11 Moderate-Income Units
1 Unit (Residential: build
5% low5 - and 10%
moderate income ADUs,
but not less than 1 ADU per
project; Table 2A
Adjustment Factor of 0
based on Ave. Unit Size
<1,100 sq. ft.)
2 Units (Commercial: build
2 affordable units per acre
(0.86 acres), but not less
than 1 affordable unit per
project)

Item 6b

DISCUSSION
Background & Project Details
The applicant, Covelop, Inc., proposes a new mixed-use development consisting of 280 residential units and up to 12,500 square feet of commercial-service/office uses within the Airport Area Specific Plan (AASP) area. The project site is Road, 130 feet northeast of the intersection of Tank Farm Road and Santa Fe Road, in the southern portion of the City of San Luis Obispo, and west of Acacia Creek. The project site comprises of two parcels (Assessor Parcel Numbers [APN] 053-421-002 and 053-421-006) totaling approximately 11.7 acres. The project includes various off-site transportation improvements located in areas south and west of the parcel boundary to facilitate the project, totaling approximately 1.0 acre. The total project site area is 12.7 acres.

The 280 residential units include shared public and private open spaces, common yards, and a 2,250-square foot clubhouse building with a 2,800-square foot private patio area.

The project includes a mix of residential unit types including, one-bedroom, two-bedroom, and three-bedroom units. Balconies and outdoor activity areas would be located on the north and east faces of the buildings to minimize exposure to vehicle noise from Tank Farm Road and aircraft flyovers from the San Luis Obispo County Regional Airport located south of the project site.

The applicant’s project description (Attachment D) includes several requests for exceptions from various City development standards, as summarized below:
 An exception is requested to allow a paved bike/pedestrian trail within the 35-foot creek setback, in accordance with § 17.70.030.G.2.c;
 An exception is requested to allow portions of Buildings 14, 19, and 21, to encroach within the creek setback to allow a 30-foot setback, where a 35-foot setback is normally required, in accordance with § 17.70.030.G.4;
 An exception is requested to allow portions of Buildings 4, 8, 14, 19, and 21, to encroach within the upper-story creek setback2to allow a 30-foot setback where a 45-foot setback is normally required, in accordance with § 17.70.030.G.4  An exception is requested to allow ground floor residential uses along Santa Fe Road on the ground floor within the first 50 feet of Buildings 7 and 9, in accordance with § 17.70.130.D.1.a;
 A fence height exception is requested to allow a retaining wall with a maximum height of 15 feet, where 8 feet is normally the standard, in accordance with §

17.70.070.H; and
 A 6.8 percent parking reduction is requested to reduce the required parking from 467 vehicle spaces to 435 spaces, in accordance with AASP Standards 5.4.5,

5.4.6, and 5.4.7.

2 Zoning Regulations § 17.70.030.E.3 Additional Upper Story Setbacks. Where the zone allows more than two stories, an additional 10-foot step back (upper story building setback) shall be provided beginning at the third story level. The upper story step back shall be provided along all building elevations with creek-facing frontage.

Item 6b
These requests were evaluated in the Planning Commission (PC) agenda report (PC Report & Minutes 11.17.21), and were supported by the PC in its public hearing of November 17, 2021.

The project includes a total of 25 three-story buildings and one single-story clubhouse, consisting of six building types. As shown in Figure 2, there are four residential building types proposed (shown as “Type A,” “Type B,” “Type C“, and “Type D”), and one mixed use building type (“Type E”) and the one clubhouse structure (“Type F”) (Attachment E, Project Plans).

Table 2 below summarizes the unit types by size and distribution within the project site.

Table 2. Project Characteristics
To facilitate the project, the following entitlements are required: a General Plan Map Amendment, a Specific Plan Amendment to the AASP, a rezone of the property, a Vesting Common Interest Tentative Parcel Map, and Major Development Review. Approval of these entitlements would allow a final development plan (consistent with the granted entitlements).

Unit Type Size (sf) Units
Residential
Area (sf)
Non-Residential
Area (sf)
Acres
(net) Units/Acre
Townhomes and
Cluster Units
750-1,450 140 154,000 n/a 6.5 21
Stacked Flats 600-925 100 85,700 n/a 2.9 34
Mixed Use
(studio and 1-bed)
450-625 40 21,500 12,500 1.5 26
Total 450-1,450 280 261,200 12,500 10.9 25.7
sf = square feet
Figure 2. Architectural Site Plan

Item 6b
The proposed General Plan Map Amendment would change the land use designation of the property from Business Park (BP) to Services and Manufacturing (SM). This change is necessary to accommodate the zone change from Business Park (BP-SP) to Commercial Services (C-S-SP) within the AASP. Under the AASP and Zoning Regulations, the BP zone does not allow for residential densities; the zone change associated with the AASP text amendments would allow for a mixed-use development to occur within the property.

The proposed Specific Plan Amendment to the AASP would include the following text amendments to address the mixed-use development (See Attachment B, Draft Ordinance Exhibit B), and associated site improvements specific to the project site:

1. Change the site’s land use designation from BP-SP to C-S-SP with the Specific Plan Overlay, which is necessary to allow the proposed mixed-use development;

2. Amendment to allow a mixed-use development specific to the property at 600 Tank Farm within the C-S-SP zone;

3. Amend all AASP tables and text to reflect the addition of 280 residential units, and 12,500 square feet of commercial-service/office space for the project site;

4. Modify the road section figures to reflect modifications to Tank Farm Road and Santa Fe Road consistent with traffic projections and full buildout of the circulation system;

5. Describe necessary setback of improvements and buildings to delineated wetland areas in conformance with project Biological Assessments;

6. Update applicable figures and graphics to reflect the changes in land use designations and circulations systems.

A small portion on the east side of the property delineating a portion of Acacia Creek is within the Conservation Open Space (C/OS) zone, and this designation will remain unchanged.

The Vesting Common Interest Tentative Parcel Map (SLO 21-0015) proposes to divide the two existing parcels into 11 common interest parcels (ranging in size from 0.44 to 1.90 acres) to establish 280 airspace condominiums (Attachment F).

Item 6b
The project is planned to be constructed in two phases. Phase 1 would include 124 multifamily residential units on the central portion of the project site, the completion of Santa Fe Road along the project frontage, completion of the shared-use bicycle/pedestrian path along Acacia Creek connecting bicycles and pedestrians from Tank Farm Road to Damon-Garcia Sports Complex, construction of the Tank Farm Road/Santa Fe Road (west) roundabout (north, west and east legs with two westbound lanes and one eastbound lane), and the completion of frontage improvements along Tank Farm Road. Phase 2 would include 116 multifamily residential units, 40 mixed-use units, 12,500 square feet of commercial-service/office space, and remaining project improvements. The conceptual phasing plan has been provided on Sheet C2 of the project plans and is shown below in Figure 3, for quick reference.

Transportation Improvements Proposed to be Constructed with the Project. The project would be required to construct several transportation improvements envisioned in the City’s General Plan Circulation Element, AASP and Active Transportation Plan (ATP), either as required mitigation or as conditions of approval per the circulation recommendations identified in the focused transportation impact study prepared for the project (refer to Attachment A, Draft Resolution for specific requirements). Improvements to be constructed by the project include:

Figure 3. Conceptual Phasing Plan

Item 6b

1. Widening of Tank Farm Road along the project frontage on north side of street (provides two westbound auto lanes, landscaped parkway, westbound protected bike lanes, and sidewalk).

2. Construction of a portion of the Santa Fe Road Extension north of Tank Farm Road (includes two travel lanes, landscaped parkway, northbound protected bike lane, southbound striped bike lane, and sidewalk on east side)

3. Construction of a roundabout at the intersection of Tank Farm Road and Santa Fe Road

4. Construction of the Acacia Creek Bikeway, a shared-use bicycle/pedestrian path along the western bank of Acacia Creek, connecting from the Damon Garcia Path network to Sante Fe and Tank Farm Roads.

These improvements are included in the City’s list of Transportation Capital Projects in the General Plan Circulation Element and Active Transportation Plan, are shown in the AASP and are included in the project description. Stormwater runoff from these improvements would be directed to a planned retention basin at the northwest corner of the proposed roundabout. The anticipated area within which these required improvements would be constructed is identified in Final EIR Section 2, Project Description, Figure 2-2 on Page 2-3.

Contribution Towards Other Transportation Improvements. In addition to constructing several transportation improvements, the project applicant would be providing a fair share contribution to several other high-priority transportation improvements identified in the General Plan Circulation Element, AASP and ATP. Through participation in the Citywide Transportation Impact Fee Program, the project would be contributing financially towards future widening of Tank Farm Road west of Santa Fe Road (to provide two lanes in each direction, a landscaped median, and shared-use pedestrian/bicycle paths), capacity and pedestrian/bicycle improvements at the Broad Street/Tank Farm Road intersection, and the Prado Road Interchange and Extension (between Higuera and Broad Streets).

Further, the project applicant would be required to initiate focused planning and design work for a future shared-use pedestrian/bicycle path along Tank Farm Road from Santa Fe Road west to Innovation Way (4,700 feet west of Santa Fe Road), as identified in the City’s ATP and the CEQA Transportation Impact Analysis Memorandum and Multimodal Transportation Impact Study (included as Appendix B to the Final EIR). This requirement would be implemented through Condition No. 118 (Tank Farm Road Shared-Use Path), which articulates the intent for the applicant to provide preliminary design and planning analysis for the shared-use pedestrian/bicycle path, and a Reimbursement Agreement detailing the specific requirements of the applicant to support the future improvement.

The goal of Conditions No. 113 (Transportation Impact Fees) and 114 (Reimbursement for Public Improvements) require a Reimbursement Agreement to advance planning of the shared-use pedestrian/bicycle path to a point where design details and right-of-way needs are determined to a sufficient level to allow the City or others can take this on as a capital improvement project in the near future.

Item 6b
Previous Council or Advisory Body Action
On April 21, 2020, the City Council approved the initiation of the project and authorized the issuance of a Request for Proposals (RFP) for the preparation of an Environmental Impact Report (EIR) for the project (Council Initiation and Minutes of 4.21.20). The Council also authorized the processing of an application for a Development Agreement (DA). A DA was expected to be necessary to accomplish additional affordable housing for the project and cover the significant issues surrounding the reimbursement for infrastructure expenditures. However, following initial negotiations, it was determined that both issue areas could be addressed without the need for a DA. While a Development Agreement can be an effective tool for accomplishing complicated project entitlements and to negotiate public benefits beyond those required by policy or law, in this case, the normal discretionary review process along with the reimbursement agreement were sufficient for accomplishing City Council direction provided at project initiation.

Through 2020, the project was conceptually reviewed by the Architectural Review Commission (ARC), Active Transportation Committee (ATC) and Planning Commission (PC). Following conceptual review, the applicant revised the project in response to advisory body comments, and the revised project was analyzed in a Draft EIR and is the project now under consideration. A more detailed evaluation of the comments and recommendations from the initial City Council hearing and preliminary review by the ARC, ATC, Tree Committee (TC), Airport Land Use Commission (ALUC), and PC are summarized in Attachment G (Previous Council and Advisory Body Action and Comment Summary).

After the City Council authorization, the project has been reviewed in draft or revised form ten times, as listed below.

Council Initiation and Conceptual Review
 April 21, 2020 - Council Initiation Report & Minutes
 July 16, 2020 - Conceptual ATC Report & Minutes
 August 17, 2020 - Conceptual ARC Report & Minutes
 September 23, 2020 - Conceptual PC Report & Minutes
EIR Scoping and Draft Review
 December 9, 2020 - PC EIR Scoping & Minutes
 July 14, 2021 - PC Draft EIR Review & Minutes
Previous Advisory Body Review
 August 18, 2021 – Airport Land Use Commission (ALUC) Report & Minutes  September 27, 2021 - TC Report & Minutes
 October 4, 2021 - ARC Report & Minutes
 November 17, 2021 - PC Report & Minutes

Item 6b
As summarized in the PC Agenda Report from November 17, 2021, the applicant modified the project to reflect comments and recommendations from the ARC. The PC reviewed the revised the project and recommended approval to the City Council with minor modification to Conditions 68 and 115 but not otherwise recommending changes to the project. The modifications are as follows:
 Condition 68. Revisions shown in strikeout or underlined text: “Unless otherwise waived by the City, the use of pervious pavers or alternate paving materials as visual cues for pedestrians should be expanded to include some of the more extensive parking areas serving the commercial lease spaces, common area/Club House, the central pedestrian crossroads area, and the northerly shared parking area on Lots 9 and 11 and the central area.”
 Condition 115. Revisions shown in underlined text: “Tank Farm Road Frontage Improvements. Project applicant shall reconstruct the Tank Farm Road project frontage to current City Engineering Standards. Unless otherwise approved by the Public Works Director, plans submitted for Public Improvement Plans shall include widening the northern side of Tank Farm to a cross section that substantially conforms with the Airport Area Specific Plan and Active Transportation Plan, which includes the following typical cross section elements on the north half of the street:
5’ sidewalk / 7’ protected bike lane / 9’ parkway / curb and gutter / two westbound 12’-13’ auto lanes / raised median / one existing eastbound auto lane / existing eastbound bike lane. Designs shall be developed in coordination with the frontage improvements currently in development for the adjacent 650 Tank Farm Road development to ensure that appropriate geometric transitions. Improvements shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits.” Reimbursement Agreement Details
The project will be constructing over $5 Million in infrastructure that is eligible for either credits against the project’s own Transportation Impact Fee requirement, or direct reimbursement from various sources.

Attachment B of Exhibit 4 in the reimbursement agreement identifies the overall costs for public infrastructure to be constructed by the project and subject to reimbursement, as follows:

Item 6b
The General Fund share of the reimbursement is $2.25 Million, which represents costs that exceed the developer’s fair share and cannot legally be reimbursed through the City’s Traffic Impact Fee program. This funding is recommended to be appropriated from the City’s Strategic Infrastructure Investment fund. A total of $715,000 from this fund was already appropriated as part of the 2021-23 Financial Plan for the Tank Farm/Santa Fe Roundabout, which will support the initial design development phase of the project. The reimbursement agreement would then require staff to recommend appropriation of an additional $1.5 Million as part of either the 2021-22 Mid-Year Budget Review (to be presented to the City Council on February 15, 2022) or the 2021-23 Financial Plan Supplement (to be presented to the City Council in June 2022). If the Council appropriates the additional funding at that time, then the project could move forward into the construction phase once the infrastructure permits are issued.

The reimbursement agreement is recommended for approval because it will result in the delivery of one of the most important transportation improvement projects identified in the City’s General Plan. The reimbursement agreement is a mutually beneficial agreement that allows the housing project to move forward without realizing significant carrying costs and uncertainty that would be the result if reimbursement for these extra costs was not available in the near term. The infrastructure costs, if not appropriately reimbursed, would delay both the delivery of housing and important transportation infrastructure. Such projects are identified as “Partnership Projects” in the City’s Capital Improvement Plan and include important public benefits. Staff is recommending that the City Council adopt a resolution approving the proposed reimbursement agreement.

Uses
Santa Fe Road
(Area 3)1
Tank Farm Road
(Area 4)2
Acacia Creek
Bike Path3
Tank Farm Bike
Path PSE4 Total
Design $ 30,306.93 $ 262,682.72 $ 36,024.83 $ 189,750.00 $ 518,764.49 Rights of Way $ 37,375.00 $ 525,500.00 $ - $ 562,875.00 Direct Expense $ 316,159.86 $ 2,837,596.79 $ 475,468.73 $ 3,691,275.04 Contingency $ 40,409.24 $ 350,243.63 $ 62,049.67 $ 37,950.00 $ 490,652.54 Total $ 424,251.02 $ 3,976,023.14 $ 573,543.23 $ 227,700.00 $ 5,201,517.39 Sources
General Fund $ 254,550.61 $ 1,560,656.94 $ 376,005.65 $ 68,310.00 $ 2,259,523.21 Offsite Paid TIF5
$ 120,555.17 $ 1,715,876.15 $ 159,390.00 $ 1,995,821.32 $ 197,537.58 $ 197,537.58
Onsite TIF (Credits) $ 49,145.24 $ 699,490.05 $ 748,635.29 Total $ 424,251.02 $ 3,976,023.14 $ 573,543.23 $ 227,700.00 $ 5,201,517.39 4 30% of Costs from GF
1 60% of cost from GF; Balance from TIF
2 30% of Direct and Indirect Project Cost from GF; 100% of ROW from GF 3 100% of Non-Project Contributions from GF
5 Projected Fees from 660 Tank Farm and 3985 Broad Street Retail Pads Plusn 100% from 650 Tank Farm Road Direct Project Contribution Page 237 of 505
Item 6b
Policy Context
The proposed project must conform to the standards and limitations of the General Plan, AASP, and any applicable aspects of the Zoning Regulations, and Engineering Standards not otherwise addressed in the AASP that apply to the overall development plan approval including the subdivision component. The PC evaluated the project including recommendations provided by the ARC, and recommended that the Council find the project to be consistent with all applicable policies, related to the following regulatory framework:
 General Plan
 Airport Area Specific Plan
 Zoning Regulations
 Subdivision Regulations
 Airport Land Use Plan
 Affordable Housing Requirements
The PC report from the November 17, 2021 hearing, provided an in depth analysis of the projects consistency with the regulatory framework, please see Section 4.0 of the PC Report and associated attachments.

Project Statistics
Table 3 summarizes the project’s consistency with key policy requirements in the context of various aspects of the proposed project design.

Table 3. Project Characteristics and Requirements
Site Details Proposed Allowed/Required*
Density (net area 10.84 acres) 256.88 density units 24 du/ac (260 density units) Setbacks
Street Setback (Buildings)
Street Setback (Parking Lots)
Side Yard (Parking Lots)
16 feet
10 feet
5 feet
16 feet
10 feet
5 feet
Creek Setback
Pathways
Structures
Upper-Story Step Backs
2 feet
30 feet
30 feet
35 feet
35 feet
45 feet
Maximum Height of Structures
Occupied
Un-occupied
36 feet
46 feet
36 feet
46 feet
Fence Heights 15 feet (max) 8 feet
Floor Area Ratio 0.60 0.60
Max Lot Coverage 65.6% 90%
Affordable Housing 11 units (moderate income) 3 units or In-lieu fees Public Art On-site (differed) On-site or In-lieu fee

Item 6b
Table 3. Project Characteristics and Requirements
Site Details Proposed Allowed/Required*
Vehicle and Bicycle Parking
Total # Parking Spaces
EV Parking (Ready)
EV Parking (Capable)
Bicycle Parking
Short Term
Long Term
Motorcycle Parking
435 (6.8% reduction)
48 117
63 563
23 467
48 117
63 563
23 *2019 Zoning Regulations; Airport Area Specific Plan (updated May 2021)

PUBLIC ENGAGEMENT
Consistent with the City’s Public Engagement and Noticing (PEN) Manual and the City’s Municipal Code, the project was noticed in compliance with the City’s notification requirements for Development Projects for each public hearing associated with the project. Newspaper legal advertisements were posted in the New Times ten days prior to the hearing. Additionally, postcards were sent to both tenants and owners of properties within 300 feet of the project site ten days before the hearing.

CONCURRENCE
The City’s review of the project involved all City departments in the development review process. Various conditions of approval from these departments were included in the Resolution related to the project approval, based on those conditions set forth in the Planning Commission Resolution related to this action, as modified as a result of Planning Commission recommendations.

ENVIRONMENTAL REVIEW
A Draft Environmental Impact Report (EIR) was prepared under the California Environmental Quality Act (CEQA) and circulated for a 50-day public review period that began on June 15, 2021 and ended on August 3, 2021. In addition, a public meeting was held on Wednesday July 14, 2021, at a Planning Commission meeting to receive public comments on the Draft EIR.

The City of San Luis Obispo received nine comment letters on the Draft EIR and five public comments during the public meeting. A Final EIR was prepared that addressed the comments, and responses to comments received are provided in Chapter 8 of the Final EIR. While there were several relatively minor changes in the Final EIR, none resulted in new impacts, or increased the severity of previously identified impacts. None of the clarifying information in the Final EIR warranted recirculation of the Draft EIR pursuant to CEQA.

Item 6b
One impact (Impact HAZ-3) was found to be significant and unavoidable. The project would contribute to new pedestrian demand along Tank Farm Road west of the project site, which does not have dedicated pedestrian facilities. The potential increase in pedestrian demand would result in a potential hazard to pedestrians. The applicant will be required to reduce this impact by funding and installing interim signage along Tank Farm Road west of Santa Fe Road to highlight potential safety hazards to pedestrians along this connection. The signage shall remain in place until the future shared-use pedestrian/bicycle path along the north side of Tank Farm Road between Santa Fe Road and Innovation Way is constructed and open to the public, an improvement that is out of the control of the project applicant because it requires the consent and cooperation of the neighboring property owner. With that said, as noted above, the applicant will be conducting preliminary engineering and environmental review for a future shared-use path, which will expedite the potential for this to be constructed by the City or others as a future project.

The Final EIR, including responses to comments on the Draft EIR, maybe be found at the following link: https://www.slocity.org/government/department-directory/communitydevelopment/documents-online/environmental-review-documents/-folder-2187

FISCAL IMPACT
Budgeted: No Budget Year: 2021-22
Funding Identified: No
Fiscal Analysis:

Funding
Sources
Total Budget
Available
Current Funding
Request
Remaining
Balance
Annual
Ongoing Cost
General Fund $N/A $ $ $
State
Federal
Fees
Other:

Total $ $ $ $
There will be no net fiscal impact related to approving the proposed project. To budget and appropriate the necessary Eligible Fees to provide reimbursements, including, but not limited to timely appropriation of General Fund amounts, and reservation of any Citywide Traffic Impact fees paid by Benefitting Properties. To this end, the City has appropriated $715,000 in the 2021-2023 Financial Plan that will cover design and the Tank Farm Bike Path Plans, Specifications and Estimates, and the City Manager presently intends to recommend that the City, subject to the City Council’s discretion in the exercise of its budgeting authority, appropriate at least an additional $1,544,600 during or prior to adoption of the 2022 Supplement to the Financial Plan to cover the costs of needed rights of way. No previously unanticipated fiscal impacts would occur as a result of this action.

Item 6b

ALTERNATIVES

1. Continue consideration of the application to a future date. The Council may continue its review of the project to a date certain hearing if additional time or information is needed to make a decision. If additional information is needed, direction should be provided to staff so that it can be presented at that subsequent hearing. The Council may direct staff and the applicant to make specific changes to the project.

Direction on changes should be specific and preferably within the scope of the environmental document prepared for the project. Changes beyond the scope of the IS/MND prepared for the project would require additional environmental review and delay the project entitlement process.

2. Deny the project. The Council may deny the project, based on findings of inconsistency with California State Law, the City’s General Plan, AASP, Zoning Regulations, Subdivision Regulations, or other policy documents.

ATTACHMENTS
A - Draft Council Resolution (Major Development Review, Tentative Parcel Map, General Plan Map Amendment, and FEIR)
B - Draft Ordinance (AASP Text Amendments and Rezoning) C - Draft Resolution (Approving Reimbursement Agreement) D - Project Description (ARCH-0407-2021)
E - Project Plans (ARCH-0407-2021
F - Vesting Common Interest Tentative Parcel Map #21-0015 G -Previous Council and Advisory Body Action and Comment Summary

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RESOLUTION NO. ______ (2022 SERIES)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE 600 TANK FARM MIXED-USE DEVELOPMENT PROJECT, CONSISTING OF 280 RESIDENTIAL UNITS AND 12,500 SQUARE FEET OF COMMERCIAL/OFFICE SPACE,

INCLUDING A CREEK SETBACK EXCEPTION, SPECIFIC PLAN

AMENDMENTS, GENERAL PLAN MAP AMENDMENT, REZONING,
AND VESTING COMMON INTEREST TENTATIVE PARCEL MAP #21-
0015; AND CERTIFYING THE FINAL ENVIRONMENTAL IMPACT

REPORT FOR THE PROJECT AS REPRESENTED IN THE CITY

COUNCIL AGENDA REPORT AND ATTACHMENTS DATED
FEBRUARY 1, 2022 (600 TANK FARM ROAD, PR-0005-2021, ARCH0406-2021; SBDV-0407-2021; GENP-0814-2019; SPEC-0407-2020; EID0608-2020) WHEREAS, the City Council of the City San Luis Obispo conducted a web based teleconference hearing on April 21, 2020, authorizing the initiation of the project and issuance of a request for proposals for preparation of an Environmental Impact Report for the project, pursuant to a proceeding instituted under GENP-0814-2019, Covelop Inc., applicant; and
WHEREAS, the Active Transportation Committee of the City of San Luis Obispo conducted a web based teleconference hearing on July 16, 2020, and provided recommended direction on the conceptual designs of the proposed mixed-use development, pursuant to a proceeding instituted under ARCH-0216-2020, Covelop Inc., applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based teleconference hearing on August 17, 2020, and provided recommended direction on the conceptual designs of the proposed mixed-use development, pursuant to a proceeding instituted under ARCH-0216-2020, Covelop Inc., applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based teleconference hearing on September 23, 2020, and provided direction on the conceptual designs of the proposed mixed-use development, pursuant to a proceeding instituted under ARCH-0216-2020, Covelop Inc., applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based teleconference hearing on December 9, 2020, for the purposes of reviewing the scope of the Environmental Impact Report, pursuant to a proceeding instituted under GENP-0814-2019, SPEC-0407-2020, and EID-0608-2020, Covelop Inc., applicant; and

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WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based teleconference hearing on July 14, 2021, received public testimony and provided input on the Draft Environmental Impact Report, pursuant to a proceeding instituted under ARCH-0406-2021, SBDV-0407-2021, GENP-0814-2019, SPEC-0407- 2020, and EID-0608-2020, Covelop Inc., applicant; and
WHEREAS, the Airport Land Use Commission of the County of San Luis Obispo, upon receipt of a formal referral from the City of San Luis Obispo, conducted a web based teleconference hearing on August 18, 2021, and determined consistency with the San Luis Obispo County Regional Airport Land Use Plan subject to conditions, pursuant to a proceeding instituted under PR-0005-2020, Covelop Inc., applicant; and WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a web based teleconference hearing on September 27, 2021, and provided recommendations for consideration by the Planning Commission including a recommendation of consistency with the City’s Tree Regulations, pursuant to a proceeding instituted under ARCH-0406-2021, Covelop Inc., applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a web based teleconference hearing on October 4, 2021, and recommended approval of the project to the Planning Commission based on consistency with the Community Design Guidelines and Airport Area Specific Plan (AASP) Design Standards and Guidelines, including recommended directional items pursuant to a proceeding instituted under ARCH-0406-2021, Covelop Inc., applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web based teleconference hearing on November 17, 2021, pursuant to a proceeding instituted under ARCH-0406-2021, SBDV-0407-2021, GENP-0814-2019, SPEC-0407- 2020, and EID-0608-2020, Covelop Inc., applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a web based teleconference hearing on February 1, 2022, pursuant to a proceeding instituted under ARCH-0406-2021, SBDV-0407-2021, GENP-0814-2019, SPEC-0407-2020, and EID-0608-2020, Covelop Inc., applicant; and
WHEREAS, the City Council of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and

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NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo to certify the Final Environmental Impact Report (EIR), and to approve the General Plan Map Amendment, Rezone, Airport Area Specific Plan Amendment, Vesting Common Interest Tentative Parcel Map, and Major Development Review for the 600 Tank Farm Mixed Use Project. This resolution is based on the following findings, California Environmental Quality Act (CEQA) findings and Statement of Overriding Considerations, mitigation measures, and conditions:

SECTION 1. Findings. The City Council does hereby certify the 600 Tank Farm Mixed Use EIR and approve the project, inclusive of applications ARCH-0406-2021; SBDV-0407-2021; GENP-0814-2019; SPEC-0407-2020; EID-0608-2020, a Specific Plan Amendment, General Plan Amendment/Rezoning, Vesting Common Interest Tentative Tract Map, and Final EIR, based on the following findings:

General Plan Map Amendment and Airport Area Specific Plan Amendments Findings

1. The Airport Area Specific Plan (AASP) as amended is consistent with policy direction for the area included in the General Plan, and in particular with the following General Plan policies: Policy LUE Policy 1.5 Jobs/Housing Relationship, because the project provides additional housing opportunities at a location close to major employers and multimodal transportation facilities; LUE Policy 2.2.6 and

2.2.7, which promote quality neighborhoods and infill development, because the project is located within walking distance to MindBody Headquarters, SESLOC Credit Union, other nearby employers as well as retail uses and other services of the Marigold Shopping Center; and Circulation Element policies 3.1.7 Transit Service Access, 4.1.1 Bicycle Use, and 5.1.2 Sidewalks and Paths, because SLO Transit Routes 1 and 3 provide service to the project site area and because the project would provide improvements to bicyclist and pedestrian facilities in the project area.

2. The AASP Amendment, General Plan Map Amendment, and Rezone allow the implementation of the 600 Tank Farm Road Mixed-Use Project by:
a. Updating the City’ s General Plan and Specific Plan land use maps from Business Park to Services Manufacturing to reflect the development pattern included in the 600 Tank Farm Mixed-Use development plan; b. Rezoning the site from Business Park (BP-SP) to Commercial Services (CS-SP) to be consistent with the General Plan, Specific Plan, and development plan.

3. As conditioned, the County of San Luis Obispo Airport Land Use Commission, on August 18, 2021, found the proposed project to be consistent with the Airport Land Use Plan.

4. The proposed General Plan Map Amendment and AASP Amendments will not conflict with easements for access through the property.

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Development Review Findings

5. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood.

6. The proposed project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses” and 3.8.5 “Mixed Uses” because future development facilitated by the proposed project would provide residential dwellings within a commercial district near neighborhood commercial centers, major activity nodes and transit opportunities. Housing at this location is compatible with proposed and existing commercial and residential uses on adjacent properties.

7. The project is consistent with Conservation and Open Space Element Policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the jobs/housing balance.

8. As conditioned, the project design maintains consistency with the City’s Community Design Guidelines and Chapter 5 (Community Design) of the AASP through articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development within the immediate vicinity. The project design is consistent with the Community Design Guidelines by providing a variety of architectural treatments that add visual interest and articulation to the building design that complements the design and scale of the existing structures in the surrounding neighborhood (CDG, Chapter 5.4).

9. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the street’s appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties. The project incorporates vertical and horizontal wall plan offsets, which provide a high-quality and aesthetically pleasing architectural design.

Mixed-use Project Findings

10. As conditioned, the project is consistent with the Zoning Regulations for MixedUse Projects (Section 17.70.130), because the proposed building design complies with objective design criteria and performance standards for mixed-use development by providing internal compatibility between the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, and use of open space.

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Creek Setback Exception Findings

11. The location and design of the Buildings 4, 8, 14, 19, and 21, and the proposed bike/pedestrian path receiving the exception will minimize impacts to scenic resources, water quality, and riparian habitat, including opportunities for wildlife habitation, rest, and movement, because the project includes the implementation of Mitigation Measures BIO-1(a) through BIO-2(e).

12. As conditioned, the exceptions for portions of Buildings 14, 19, and 21 to reduce the setback requirement to 30 feet, where 35 feet is normally required, and for portions of the upper story setbacks for Buildings 4, 8, 14, 19, and 21 to reduce the setback requirement to 30 feet, where 45 feet is normally required, as well as the proposed bike path within the creek setback will not limit the City’s design options for providing flood control measures that are needed to achieve adopted City flood policies.

13. The exceptions will not prevent the implementation of City-adopted plans, nor increase the adverse environmental effects of implementing such plans because the proposed bike/pedestrian path is designed in accordance with the Active Transportation Plan.

14. There are circumstances applying to the site, such as a greater creek setback requirement than other properties in the vicinity, that would deprive the property of privileges enjoyed by other property in the vicinity with the same zoning.

15. The exceptions will not constitute a grant of special privilege because the bike/pedestrian path is envisioned with the Active Transportation Plan to provide a connection to the Damien Garcia Sports Fields, and the exceptions for Buildings 4, 8, 14, 19, and 21 are considered minor.

16. The exception will not be detrimental to the public welfare or injurious to other property in the area of the project or downstream, because the project includes the implementation of Mitigation Measures BIO-1(a) through BIO-2(e).

17. A larger creek setback within the project design is not possible without a substantial project redesign that could adversely affect site circulation, safety, functionality, and the provision of housing consistent with City goals.

Placement of Residential Units Along Street Frontage Findings

18. The allowance of ground-floor residential units within the first 50 feet of floor area adjacent to the street for Buildings 3, 7, and 9, will not negatively alter the overall character of the neighborhood or the streets appearance because primary commercial activities in the neighborhood are oriented toward the intersection of Tank Farm Road and Santa Fe Road.

19. The majority of residential uses within the project are outside the 60-decbel noise contour from Tank Farm Road or are otherwise shielded by the commercial mixed use structure adjacent to Tank Farm Road.

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20. Those residences within the structures adjacent to Santa Fe Road can meet state and local interior noise standard of 45 decibels through a project design that that includes building materials and windows that attenuate noise to achieve this standard.

21. The residential units within the project would enhance the pedestrian environment, in that those residents would be adjacent to commercial development, which encourages walking to such services, rather than taking a vehicle to a similar commercial establishment elsewhere in the City. Moreover, front doors that face the street would encourage direct pedestrian access to Santa Fe Road, which is consistent with the City‘s goal of providing multimodal transportation facilities.

Fence Height Exception Findings

22. As conditioned, the proposed height of 15 feet for the retaining wall along the west property line between the Santa Fe Road cul-de-sac and Building 26 is acceptable because the fence provides adequate security and safety for circulation of the site due to the drop in grade.

23. As conditioned, the proposed fence’s design, placement, and materials are consistent with the Community Design Guidelines because it is of the same quality as adjacent structures and fences in the vicinity.

24. No public purpose is served by strict compliance with the City’s fence height standards because the retaining walls will not create a visible or tangible obstruction between properties or the public right-of-way because the retaining walls are predominantly visible from within the project site that provides necessary access and circulation for the project.

25. As conditioned, the fences will not have any sight distance impacts for vehicles entering and exiting properties since there is adequate clearance between the retaining walls and the entrances to the street.

Parking Reduction Findings

26. The proposed 6.8 percent vehicle parking reduction is appropriate for the site because the project is located within a quarter mile of a regularly scheduled transit stop, consistent with AASP Standard 5.4.5 which qualifies for a reduction up to 10 percent.

27. As conditioned, the project qualifies for a 6.8 percent parking reduction in accordance with Zoning Regulations Section 17.72.050.C and the Institute of Transportation Engineers Parking Demand, where the peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces from all uses or projects will be greater than the total supply of spaces.

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Vesting Common Interest Tentative Parcel Map Findings

28. As conditioned, the proposed subdivision, together with the provisions for design and improvement, is consistent with the General Plan, including compatibility with objectives, policies, general land uses, and programs specified in the General Plan and the AASP because Housing Element Program 6.13 specifically identifies the project site as appropriate for rezoning to provide for higher-density or mixed-use housing as compatible with other projects in the vicinity.

29. The design of the project is consistent with the City’s Clean Energy Choice Program that provides for future natural heating, or cooling opportunities.

30. As conditioned, the applicant has agreed to an indemnification clause to defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”).The site is physically suited for the type and density allowed in the Service Commercial zone (C-S-SP) within the Specific Plan overlay, because the adjacent property at 650 Tank Farm is also zoned C-S-SP and provides for a similar mixed-use development project.

31. The design of the tentative map is not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat, since the subdivision will occur on a previously developed site within an urbanized area and, approval of this subdivision does not include variances or exceptions from applicable design standards set forth in the Subdivision Regulations.

32. The project will not be detrimental to the health, safety, or welfare of those living or working on the site and vicinity since it has been found in conformance with development standards and the Airport Area Specific Plan (AASP), and the project will be compatible with site constraints and the scale and character of the site and the surrounding neighborhood.

33. As conditioned, the design of the subdivision will not conflict with easements for access through, or use of property within, the proposed subdivision since any existing easements will remain in place following the subdivision and will be applicable to the newly-created parcels; and code requirements require the recordation of new easements and the relocation of utilities wherever necessary to the satisfaction of the Community Development Director and Public Works Department Director.

34. As conditioned, the proposed subdivision will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity. The property is not subject to fault rupture or landslide hazards. As a Common Interest Subdivision, the project is subject to architectural review and enforcement of relevant building and safety codes.

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35. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports the development of more housing in accordance with the assigned Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent neighborhoods consistent with the AASP.

SECTION 2. California Environmental Quality Act (CEQA) Findings, Mitigation Measures, and Mitigation Monitoring Program. Based upon all the evidence, the City Council certifies the Final Environmental Impact Report (FEIR) (State Clearing House #2020110426), subject to the following CEQA findings in support of all entitlements related to the 600 Tank Farm Mixed Use project:

1. The 600 Tank Farm Mixed Use Final Environmental Impact Report (Final EIR) was prepared in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, adequately addressing impacts associated with the project.

2. The proposed project is consistent with the requirements of the 600 Tank Farm Mixed Use FEIR as proposed based on the CEQA Findings and Statement of Overriding Considerations, and prepared consistent with CEQA Guidelines Sections 15091 and 15093, and this approval incorporates those FEIR mitigation measures as applicable to Vesting Common Interest Tentative Parcel Map #21- 0015, as detailed below, and described more fully in the attached CEQA Findings of Fact and Statement of Overriding Considerations (Exhibit A) and Mitigation, Monitoring, and Reporting Program (Exhibit B).

3. All potentially significant effects were analyzed adequately in the referenced FEIR, and reduced to the extent feasible, provided identified mitigation measures are incorporated into the project and the mitigation monitoring program (refer to Exhibit B, Mitigation Monitoring and Reporting Program).

SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The City Council hereby approves the project to the City Council with incorporation of the following conditions:

Planning Division

1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH-0406-2021). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate.

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2. Plans submitted for a building permit shall incorporate the design considerations as described at the ARC hearing on October 4, 2021, the final designs of the proposed project shall be modified to incorporate the following items, subject to the satisfaction of the Community Development Director:
a. Provide one more color scheme for Building A types.
b. Incorporate balcony railings that provide more privacy; 66%-75% solid panels to screen views.
c. On the Building B rear elevation provide white garage doors rather than gray to blend in more.
d. Provide more planting or other visual indicators for pedestrians and traffic calming (referencing the red arrow shown on sheet A10 descending from Santa Fe Road)
e. Use landscaping to reduce massing of Building E.
f. Provide well thought out pedestrian-scale elements.

3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Major Development (Architectural) Review application. The project shall avoid repetition of design color schemes, such that adjacent townhomes or buildings of a similar layout use different color schemes. The applicant shall also note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director.

4. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, and all other details including but not limited to awnings and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director.

5. Plans submitted for a building permit shall include a revised railing system for the balconies that provides a design that visually obscures views of storage on the balconies and provides additional privacy between existing and new residential units, subject to the satisfaction of the Community Development Director.

6. The property owner shall be responsible for maintaining and updating the current parking calculation for the commercial component of the project upon the submittal of Planning and Building permits for tenant changes or improvements, and/or each business license, to ensure the site does not become under-parked.

7. All surface parking spaces must be available for common use and not exclusively assigned to any individual use, required residential parking may be reserved, but commercial parking must be made available for guests or overflow from residences.

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8. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycle per residential unit. Short-term bicycle racks such as “Peak Racks” shall be installed in close proximity to, and visible from, the main entry into the buildings (inverted “U” rack designs shall not be permitted). Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors.

9. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations.

10. Mechanical and electrical equipment shall be located internally to the buildings.

With submittal of working drawings, the applicant shall include sectional views of the buildings, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers, transformers, or other mechanical equipment are to be ground mounted or placed on the roof, plans submitted for a building permit shall confirm that these features will be adequately screened. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements.

11. The storage area for trash and recycling cans shall be screened from the public right-of-way consistent with §17.70.200 of the Zoning Regulations. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way.

12. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Landscaping plans shall include the following information, at a minimum:

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a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and
e. A reclaimed water irrigation plan.

13. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 – Fences, Walls, and Hedges), except those identified in the Wall Height Exception attached to the staff report dated November 17, 2021. Walls and fences should remain as low as possible, long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony. Evergreen ivy shall be planted along the downslope side of all retaining walls that exceed 6-feet in height, planting of ivy shall be spaced out at a minimum of every 15 feet along the retaining walls, to the satisfaction of the Community Development Director.

14. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the backflow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors.

15. Prior to building permit issuance, the applicant shall submit an application and receive approval for the installation of public art as part of the project or pay the inlieu fee (Municipal Code §17.32.030.E.5.b.(ii).(g)). Public art shall be installed prior to occupancy of the project, to the satisfaction of the Community Development Director.

16. The design of proposed structures will incorporate noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and demonstrates their compliance with noise levels limits.

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17. Prior to building occupancy, the owner of the property shall provide a Residential Noise Notice in writing for residential occupants stating that the property is located within a commercial zone in an urban-type environment and that noise levels may be higher than a strictly residential area.

18. Plans submitted for a building permit shall ensure consistency with the Airport Land Use Commission’s (ALUC) conditions from the August 18, 2021 hearing. Any increase in the number of dwelling units or commercial square footage shall be referred to the ALUC for determination of consistency with the Airport Land Use Plan (ALUP). The project is subject to the following ALUC conditions; a. The average density/intensity for the site shall not exceed 75 persons per acre.
b. The densest portion of the site (southwest 1 acre containing the two mixeduse buildings) shall have an intensity not to exceed 150 persons per acre. c. The maximum height limit of structures on the Project site shall not exceed 36 feet for any occupied structures, and 46 feet for any non-occupied architectural features. The construction plans for the proposed dwelling shall be submitted via FAA Form 7460-1 to the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County at least 45 days before proposed construction or application for a building permit, to determine compliance with the provisions of FAR Part 77. d. The Project shall comply with all noise policies as required by the ALUP. e. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP.
f. Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including:
• Creation of electrical interference with navigation signals or radio communication between the aircraft and airport;
• Lighting which is difficult to distinguish from airport lighting; • Glare in the eyes of pilots using the airport;
• Uses which attract birds and create bird strike hazards; • Uses which produce visually significant quantities of smoke; and • Uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). g. Avigation easements shall be recorded for each property developed within the Project site prior to the issuance of any building permit or land use permit.
h. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with Airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the Airport area.

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19. Any new proposed signage in addition to the monument sign shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer additional signage to the ARC if it seems excessive or out of character with the project.

Housing Programs – Community Development Department

20. Prior to the issuance of construction permits, the city and the project owners shall enter into an Affordable Housing Agreement, to be recorded in the office of the county recorder. The agreement shall specify mechanisms or procedures to assure the continued affordability and availability of 11 units (three studios, six 1- bedrooms, and two 2-bedroom units) to moderate income households that is of the same size, appearance and basic quality as the market-rate units, to the satisfaction of the Community Development Director.

Engineering Division – Public Works/Community Development

21. The development project plans shall be in accordance with the approved tentative map and any mitigation measures or conditions of approval related to Vesting Common Interest Tentative Parcel Map SLO 21-0015 (SBDV-0407-2021) and the certified Final EIR and approved Mitigation Monitoring and Reporting Program.

22. The public and subdivision improvements related to this development shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to building permit issuance for the development project.

23. Construction and/or improvement phasing, if proposed, shall be approved to the satisfaction of the directors of Community Development, Public Works, and Utility Departments.

24. Final roadway alignment shall be substantially in conformance with the AASP, Active Transportation Plan, and City Engineering Standards except where the applicant has requested and been granted a formal design exception by the Public Works Director or designee.

25. A separate public improvement/subdivision improvement plan application, review fee, and inspection fee will be required in accordance with the Engineering fee schedule in effect at the time of plan submittal. The plans and supporting documents shall be in accordance with the codes and standards in effect at the time of application.

26. A separate demolition permit will be required for the removal of any existing nonexempt structures, if applicable.

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27. The improvement plans and building plan submittals shall include a complete topographic survey and/or existing site development plans showing all existing structures, site improvements, utilities, water wells, private waste disposal systems, tanks, and trees, if applicable. The plan shall clarify the limits of the demolitions and improvements to remain.

28. The plans shall include a complete tree summary show the diameter and species of all trees. The plans shall clarify the trees to remain and the trees to be removed.

Trees to remain may require a tree preservation plan per City Engineering Standards.

29. Invasive plant species, if discovered along the Acacia Creek corridor or on site shall be removed or eradicated to the satisfaction of the Planning Division and Natural Resources Manager.

30. Agency permits required for any work within the creek corridor shall be secured prior to commencing with any demolitions, grading, and construction within the jurisdictional areas. Any jurisdictional permits and/or authorizations and/or authorizations from the Army Corps of Engineers, California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, or Regional Water Quality Control Board required for the drainage, site improvements, street and road improvements shall be issued prior to plan approval and/or commencing with work within the respective waterways. Permit conditions shall be reflected on the approved plans and/or development submittal supporting documents.

31. A SWPPP and Waste Discharger Identification Number (WDID) shall be issued and referenced on the grading, erosion control, and stormwater control plan sheets prior to plan approval and permit issuance.

32. The site development plan and grading plan shall show and honor the entitled design for the pedestrian and emergency vehicle access across Acacia Creek to 650 Tank Farm Road.

33. A reciprocal access agreement with 650 Tank Farm Road shall be recorded to provide continuity for the pedestrian/bikeway accessways. The agreement shall be recorded in junction with the parcel map recordation and/or prior to building permit issuance for the development project.

34. Unless an alternate design is approved by the Planning Division and the Public Works/Transportation Division, the proposed bike and pedestrian walks and pathways shall be designed and constructed of Portland Cement Concrete per City Engineering Standards.

35. The final site and stairway designs shall verify that required handrail extensions will not project into walkways and the bikeway or required 2’ shoulder areas.

36. The limits of demolitions, culvert removal, rubble removal, and creek cleaning/restoration in the area of the existing Acacia Creek crossing and access easement shall be approved to the satisfaction of the City Biologist and Natural Resources Manager.

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37. Depending upon project timing through this corridor of Tank Farm Road, off-site improvements currently proposed with the mixed-use development located at 650 Tank Farm Road may be required to accommodate motor vehicle, bike, and pedestrian circulation improvements and their transitions to the existing improvements.

38. The applicant/developer may request that the City support a private reimbursement agreement for certain off-site improvements or infrastructure oversizing that are considered to be in excess of those required to support the proposed development.

39. If applicable for any off-site improvements, the limits of improvements within the creek corridors required for the Tank Farm Road widening shall be approved by the Public Works Director in collaboration with the City Biologist and Natural Resources Manager. Additional silt and debris removal may be required within the culverts and at their downstream outlets.

40. The development plans, building plans, grading/drainage plans, and public improvement plans shall show and note compliance with the City’s Drainage Design Manual, Floodplain Management Regulations, and Post Construction Stormwater Regulations (PCRs).

41. The project plans and reports shall show that the new structures will be located outside of the Special Flood Hazard Area (SFHA) and shall be constructed with finish floors at least 1’ above any established Base Flood Elevation(s). A Conditional Letter of Map Revision (CLOMR) shall be processed and approved prior to grading or placement of fill within the SFHA. The final Letter of Map Revision (LOMR) shall be processed within 6 months after the completion of grading and shall be finally approved prior to building permit issuance for any structures located within the existing and unamended SFHA.

42. The grading and drainage plan and associate reports shall evaluate the run-on from the adjoining “flower mound”. The plan and analysis shall evaluate how any run-on will be collected and conveyed to a non-erosive outlet.

43. The grading and drainage plan shall evaluate the run-off from the development improvements, including any run-off from the partial/interim development of Santa Fe, Tank Farm Road, and the round-a-bout. The analysis shall include both water quantity and water quality treatment.

44. This project site shall include the private and public improvements related to this common plan for evaluation of the PCRs. All off-site altered or replaced impervious surfaces related to the development of the Santa Fe extension, round-a-bout improvements, and Tank Farm Road improvements shall be included as Drainage Management Areas (DMAs) with appropriate water quality treatment and retention strategies. Temporary basins or Storm Water Control Measures (SCMs) may be proposed.

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45. Any off-site easements or easement agreements required for the proposed improvements and SCM’s shall be recorded prior to plan approvals. A separate grading permit and encroachment permits may be required from the County of San Luis Obispo for work or construction staging that occurs outside the city limits or within the County public right-of-way.

46. An Operation and Maintenance Manual will be required with the improvement and building permit application submittals. A separate Private Stormwater Conveyance Agreement shall be recorded prior to approvals.

47. Unless specifically approved by the Public Works Department all stormwater control measures (SCMs) shall be located on private property and shall be maintained by the property owner, a Property Owner Association, or Homeowner Association.

48. Any SCMs approved for location within an existing or future public right-of-way may require an encroachment and maintenance agreement with the city and/or County unless the City or County agree to any maintenance.

49. Walls, fences, and wall-fence combinations shall meet the wall height requirements in the zoning code and community design guidelines to the satisfaction of the Planning Division, unless a Fence Height Exception is approved pursuant to the City Zoning Regulations. Tiered walls and/or off-site grading may be required to eliminate walls or reduce the wall height in the area of the “flower mound” along the tract boundary at lots 5 and 7.

50. All site retaining walls shall be evaluated for areas needing fall protection fencing/guardrails or privacy fencing that would increase the height of the wallfence combination.

51. Access controls for the proposed new bridge across Acacia Creek shall be approved to the satisfaction of the Fire Department and shall be in accordance with City Engineering Standards. An offsite easement or license agreement may be required from the property owner at 650 Tank Farm to construct or improve any required emergency access or proposed construction access across the adjoining parcel.

52. Unless a phased construction plan is approved by the Community Development Department, all access roads, required secondary access, fire department access, and any required fire hydrant installations shall be completed prior to commencing with combustible construction.

53. Any required or proposed secondary access road(s) shall comply with City Standards and guidelines, ADA standards, and the California Fire and Building codes.

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54. The developer shall exhaust reasonable efforts to complete the final design and construction of the off-site improvements to the ultimate plan to limit the amount of throw away improvements. Phased, partial, or temporary improvements may be considered and shall be approved to the satisfaction of the Public Works and Community Development Departments. Temporary improvements may include water quality treatment BMPs.

55. An offsite easement or license agreement may be required from Chevron to construct the proposed Tank Farm and Santa Fe improvements.

56. Offers of dedication will be required for any Tank Farm Road widening, round-about construction, Santa Fe Road construction, cul-de-sac improvements, grading, drainage, and slope easements.

57. The Tank Farm Road improvements shall conform to any existing endorsed and entitled designs and/or built-out improvements or shall provide for a reasonable transition to the existing unimproved sections to the satisfaction of the Public Works Department.

58. Except as set forth herein, all public improvements, including any off-site improvements, shall be designed, and completed to the satisfaction of the Public Works Department, Utilities Department and Fire Department. Public Improvements shall be in substantial conformance with the Airport Area Specific Plan (AASP), Active Transportation Plan, and City Standard Specifications and Engineering Standards, except where the project applicant and/or the City have requested and been granted a formal design exception. Where conflicts occur between the AASP and other adopted City Standards, plans or policies, final determination shall be provided by the City Engineer.

59. Unless stated otherwise in these conditions of approval, the public improvements related to this development shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits. Prior to approval of any deferrals, the project applicant shall demonstrate that the construction of the required improvements is impractical to the satisfaction of the Community Development and Public Works Directors.

60. Plans submitted for a building permit should include a phased improvement plan with alternate designs and transitions, subject to the satisfaction of the Public Works and Community Development Directors.

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61. The project applicant shall be responsible for acquiring any off-site dedication/acquisition of property for public right-of-way purposes necessary to facilitate orderly development of the public improvements required to be constructed by the applicant as described herein. The project applicant shall work with the City and the landowner(s) to acquire the necessary rights-of-way. In the event the applicant is unable to acquire said rights-of-way, the City Council may consider lending the applicant its powers of condemnation to acquire the off-site right-of-way dedication, including any necessary slope and drainage easements.

If condemnation is required, the applicant shall agree to pay all costs associated with the off-site right-of-way acquisition (including attorney fees and court costs).

It should be noted that some right-of-way acquisition may require coordination with and approval by the County of San Luis Obispo.

62. With respect to any off-site improvements, prior to the approval of the development improvement plans or the filing of the Parcel Map, the developer/subdivider shall either:
a. Clearly demonstrate their right to construct the improvements by showing access to, title or interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462.5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California.
ii. Preliminary title report including chain of title and litigation guarantee; iii. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off-site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed.

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63. All public utilities including water, recycled water, sewer, and public storm drain systems shall comply with City Engineering Standards. The final line and grade for all public utilities shall be approved to the satisfaction of the Public Works and Utilities departments.

64. The improvement plans shall show the water, fire, and recycled water service connections, meters, and backflow prevention devices designed per City Engineering Standards. The services shall remain perpendicular to the main/street rights-of-way until they reach their respective meters or backflow prevention device. Changes in direction to serve the private on-sight system shall occur on private property and not within the respective public rights-of-way.

65. The improvement plan submittal shall include a sewer system analysis to establish the sizing, line, and grade for the public sewer main extension in Santa Fe to the satisfaction of the Public Works and Utilities departments. The analysis shall consider the proposed sewer depth needed to provide adequate gravity service to adjoining parcels in accordance with any Specific Plan, Sewer Master Plan, and previously submitted area tentative map designs as required for orderly development. The depth design should also consider construction and future maintenance costs by limiting the depth to what is needed to serve a defined sewer basin.

66. Street naming of the private streets and site addressing shall be established through the building permit and subdivision mapping and improvement plan review processes in accordance with City guidelines.

67. The parking and site development shall show and note compliance with the City’s Parking and Driveway Standards, Community Design Guidelines, and the AASP.

68. Unless otherwise waived by the City, the use of pavers or alternate paving materials as visual cues for pedestrians should be expanded to include some of the more extensive parking areas serving the commercial lease spaces, common area/Club House, the central pedestrian crossroads area, and the northerly shared parking area on Lots 9 and 11 and the central area.

69. The final property line locations, site development, and building plans shall show and note compliance with the California Building Code for building setbacks, exterior wall protection, eave projections, openings, and access/egress. The final development for the club house building Type F/#10 on Lot 6 shall be evaluated for the proposed 2’-8” property line setback to the satisfaction of the Fire Marshal/Building Official.

70. The existing access easements shall be abandoned or quit-claimed, where necessary, prior to parcel map recordation or approval of the site development plans.

71. Mailbox unit (MBUs) shall be provided on-site to the satisfaction of the Postal Service and the City Planning Division. The number and location shall consider access, convenience, and circulation requirements.

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72. Private site lighting shall be provided per City Engineering Standards.

73. The development/improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval, City codes, and standards. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; I) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre-construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement program to the satisfaction of the City Engineer.

74. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each proposed lot to the satisfaction of the Public Works Department and serving utility companies. All public and private sewer mains shall be shown on the development/improvement plans and shall be constructed per the City’s adopted codes and City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements.

75. All new wire utilities shall be placed underground. The underground placement shall be completed without a net increase in utility poles located within the public right-of-way unless specifically approved to the satisfaction of the Public Works and Community Development Departments.

76. The existing overhead wire services and service poles that are located on this parcel and along the Tank Farm Road frontage shall be removed or services placed underground within the limits and standards of the supplying utility companies.

77. City recycled water or another non-potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department for the use of recycled water. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road.

78. The proposed tree removals are supported with the compensatory tree plantings shown on the plans provided with the Planning Commission Agenda Report on November 17, 2021, and as reviewed by the Tree Committee. The final tree species, mix, and specimen size for all street trees and on-site trees shall be approved by the Planning Division and City Arborist. All street trees shall be planted per City Engineering Standards. Street trees, including parkway trees and landscaping shall be irrigated and maintained by the developer, property owner, or HOA.

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Engineering Division – Vesting Common Interest Parcel Map Conditions

79. The subdivision, required improvements, conditions, and mitigation measures shall be in general conformance with the approved development project per ARCH-0406-2021.

80. Unless otherwise approved for deferral or partial deferral by the City, park land and park improvement fees shall be paid prior to map recordation or building permit issuance, whichever occurs first.

81. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, open space, slope banks, construction, public and private streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the parcel map and/or shall be recorded separately prior map recordation. Said easements may be provided for in part or in total as blanket easements.

82. The parcel map and improvement plans shall show the extent of all existing and proposed on-site and off-site offers of dedication. Subdivision improvement plans and or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, utility easements, utility undergrounding, bridges/culverts, bike bridges, transit stops, bikeways, pedestrian paths, and intersection improvements.

83. The parcel map and improvement plans shall show and label the separate access easements to and through the property to the east known as 650 Tank Farm.

84. The subdivider shall dedicate a 10’ wide street tree easement and 15’ wide public utility easement (P.U.E.) across the Tank Farm Road frontage of each parcel. Said easements shall be adjacent to and contiguous with all public right-of-way lines bordering each parcel. Additional site-specific utility easements may be required by PG&E or other wire utilities related to the required undergrounding and service requirements for the development.

85. The preliminary PG&E memo shall be reviewed and endorsed by the City and the engineer of record prior to final designs. Unless otherwise approved for deferral, the final PG&E handout package(s) for all undergrounding along the southerly and northerly map boundaries along with the development specific service requirements shall be reviewed and approved by both the engineer of record and the City.

86. Access rights shall be dedicated to the City along the Tank Farm Road and Santa Fe Road frontages except at approved driveway locations. Said dedications shall be shown and labeled on the parcel map.

87. The developer shall include any other out-of-tract offers of dedication related to the need for public utility extensions related to orderly development of the AASP that are not otherwise located within a public street.

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88. All private improvements shall be owned and maintained by the individual property owners, Homeowners Association, and/or a Property Owner’s Association as applicable. A common area maintenance agreement or other guiding agreement shall be provided in conjunction with the parcel map submittal. Private improvements include but are not limited to streets, drive aisles, parking lot improvements, sidewalks, private pedestrian/bike paths, private sewer mains/laterals, water services, fire services, reclaimed water services, drainage systems, detention basin(s), site lighting, landscape, landscape irrigation, and common areas.

89. A separate easement-agreement shall be processed in a format approved by the Utilities Department for any future access and maintenance of on-site public water meters that are served off of a private mainline system

90. A notice of requirements or other agreement acceptable to the City may need to be recorded in conjunction with the parcel map to clarify development restrictions, fee payments, conditions of development, and references to any pertinent conditions of approval related to this map and/or off-site requirements.

91. Off-site improvements, easements and/or dedications may be required to facilitate through street construction and transitions to the existing roadway, access, cul-desac, round-a-bout, and public water, recycled water and sewer main extensions beyond the map boundary and in accordance with the AASP.

92. Unless specifically approved by the City, all public and private subdivision improvements shall be approved prior to map recordation and/or building permit issuance, whichever occurs first. Subdivision sureties and a subdivision agreement shall be provided for all subdivision improvements if the map will record prior to completion of the improvements.

93. Unless phased or interim improvements are approved by the City, all pertinent public and private subdivision improvements shall be completed prior to building permit and building permit final inspection approvals/occupancy, respectively.

94. With respect to any off-site improvements, prior to filing of the Parcel Map, the subdivider shall either:
a. Clearly demonstrate their right to construct the improvements by showing access to, title or interest in the property in a form acceptable to the City Engineer; or,
b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462.5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City

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Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired:
i. Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California;
ii. Preliminary title report including chain of title and litigation guarantee; iii. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so;
iv. Copies of all written correspondence with off-site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price.
v. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed.

95. All public streets shall conform to City Engineering Standards and AASP including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and concepts identified in the AASP and/or this project approval, a final determination on design shall be provided by the City Engineer.

96. Final roadway alignment shall be consistent with the AASP, Bike Plan, and City Engineering Standards except where the applicant has requested and been granted a formal design exception.

97. The on-site drive aisles and parking areas shall comply with the Parking and Driveway Standards and soils engineer recommendations.

98. The improvement plans shall include all final line-of-sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded declaration, covenant, agreement or Notice of Requirements for private property owner maintenance of sight lines may be required.

99. Any jurisdictional permits and/or authorizations from the Army Corps of Engineers, California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, or Regional Water Quality Control Board required for the drainage, site improvements, street and road improvements shall be issued prior to plan approval and/or commencing with work within the respective waterways.

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100. The map submittal shall clarify the limits and extent of the private access rights shown and referenced on the tentative map and preliminary report. The easements shall be terminated, quit-claimed, or otherwise adjusted prior to map recordation. 101. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring and luminaires along all public streets and intersections per City Engineering Standards. 102. Private site lighting shall be provided per City Engineering Standards. Unless otherwise waived by the City or an alternate method of pathway lighting is approved, the creek walk/bikeway from the northerly tract boundary to/through the campus to the adjoining public street(s) shall include pathway lighting per City Engineering Standards and the City’s Bike Plan.
103. Improvement plans for the entire subdivision, including any off-site improvements shall be approved or substantially approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation and prior to building permit issuance.
104. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include the proposed disposition of the improvements and any proposed phasing of the removal and demolition. Any above grade or buried structures and utilities affected by the proposed lot lines shall be removed and receive final inspection approvals prior to map recordation. 105. A separate demolition permit is required from the building division for building demolitions, if applicable. A separate permit is required from SLO County Environmental Health and a plumbing permit from the City of SLO for the abandonment of any water wells, if applicable.
106. The improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval, City codes, and standards. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the preconstruction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement program to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements.

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107. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot to the satisfaction of the Public Works Department and serving utility companies. All public and private sewer mains shall be shown on the public improvement plans and shall be constructed per City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City.

The plans shall clearly delineate and distinguish the difference between public and private improvements. Gas service is not required as a condition of the subdivision if the applicant has documented the limits or absence of buildings proposing mixed-fuel options.
108. City recycled water or another non-potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City’s Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road. 109. Final grades and alignments of all public and/or private water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final location, configuration, and sizing of service laterals and meters shall be approved in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans.
110. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service and meter sizing. Water impact fees related to the irrigation water meter(s) for any public or private irrigation meter shall be paid prior to approval of the subdivision improvement plans and commencement with construction for each construction phase. 111. The final pathway design, location, access controls, and construction shall be approved by the Planning Division, Public Works Department, and Parks and Recreation Department. A separate use or license agreement may be required if not otherwise covered within the property maintenance documentation or CCRs. 112. The public and private improvements are all considered part of the project site and are subject to the Post Construction Stormwater Regulations as a common plan.

Stormwater Control Measures (SCMs) shall be located on private property unless specifically allowed within the public rights-of-way by the Public Works Department. If allowed, they shall be privately maintained under an encroachment agreement unless certain and limited SCMs are approved for maintenance by the City or County of San Luis Obispo.

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Transportation Division – Public Works
113. Transportation Impact Fees. Prior to issuance of building permits, the project applicant shall pay all required transportation impact fees, including participation in the Citywide Transportation Impact Fee Program and the County’s Highway 227 Impact Fee Program. Payment of Citywide Transportation Impact Fees may be deferred to issuance of first occupancy permits and total fees due may be reduced to reflect approved fee credits pursuant to the terms of an approved Credit and Reimbursement Agreement.
114. Reimbursement for Public Improvements. Project applicant may be eligible for reimbursement for costs related to planning, design and construction of eligible public improvements. A Public Credit/Reimbursement Agreement must be obtained prior to building permit issuance to maintain eligibility for financial reimbursement and shall be subject to approval by the City Council. 115. Tank Farm Road Frontage Improvements. Project applicant shall reconstruct the Tank Farm Road project frontage to current City Engineering Standards. Unless otherwise approved by the Public Works Director, plans submitted for Public Improvement Plans shall include widening the northern side of Tank Farm to a cross section that substantially conforms with the Airport Area Specific Plan and Active Transportation Plan, which includes the following typical cross section elements on the north half of the street: 5’ sidewalk / 7’ protected bike lane / 9’ parkway / curb and gutter / two westbound 12’-13’ auto lanes / raised median / one existing eastbound auto lane / existing eastbound bike lane. Designs shall be developed in coordination with the frontage improvements currently in development for the adjacent 650 Tank Farm Road development to ensure that appropriate geometric transitions. Improvements shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits. 116. Tank Farm/Santa Fe Roundabout. Project applicant shall be responsible for constructing a roundabout at the intersection of Tank Farm Road & Santa Fe Road (west). Unless otherwise approved by the Public Works Director, plans submitted for Public Improvement Plans shall include both the near-term and ultimate layout for the roundabout, with the near-term configuration reflecting improvements to be constructed by the project applicant and the ultimate configuration to reflect remaining improvements to be constructed at a future date by the City or others.

Near-term roundabout improvements shall include the following geometrics:
a. Landscaped center island with mountable truck apron. b. Two continuous auto lanes approaching and continuing through the roundabout in the westbound direction, tapering back down to a single lane on Tank Farm Road west of the intersection.
c. One continuous lane approaching and continuing through the roundabout in the eastbound direction.

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d. One approach lane and one departure lane at the north leg of the roundabout.
e. No south leg of the roundabout.
f. Concrete curb/gutter and separated bicycle and pedestrian facilities to be constructed as permanent improvements along the northwest and northeast quadrants of the roundabout, including the north leg within the functional area of the roundabout.
g. Temporary improvements along the southern extent of the roundabout, which may include an asphalt berm and asphalt shoulder/bike lane. All ADA curb ramps at the roundabout shall be constructed in concrete. h. Consistent with design guidance per the City’s Active Transportation Plan, installation of Rapid Rectangular Flashing Beacons (RRFBs) shall be considered at the crosswalks on the east and west legs of the intersection.

Ultimate improvements, which shall be included in roundabout design drawings, but are not required to be constructed by the project applicant include:
a. Widening to provide two continuous auto lanes approaching and continuing through the roundabout in the eastbound direction.
b. Permanent construction of separated bicycle and pedestrian facilities on the southwest and southeast quadrants of the roundabout.
c. Construction of the south leg of the roundabout.

Roundabout designs shall be developed in coordination with the frontage improvements currently in development for the adjacent 650 Tank Farm Road development to ensure that appropriate geometric transitions are provided approaching/departing the roundabout. Improvements shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits.

Applicable costs incurred by the applicant in designing and constructing this public improvement shall be eligible for reimbursement pursuant to the terms of an approved Public Credit/Reimbursement Agreement.
117. Santa Fe Road Extension. Project applicant shall be responsible for constructing a portion of the Santa Fe Road Extension north of Tank Farm Road, extending approximately 570 feet north of Tank Farm Road. Unless otherwise approved by the Public Works Director, plans submitted for Public Improvement Plans shall include the following typical cross section elements listed from east to west: 5’ sidewalk / 7’ protected bike lane / 9’ parkway / curb and gutter / two 12’ auto lanes / 6.5’ bike lane / 2’ shoulder.

The northern terminus of the proposed Santa Fe Road Extension may be constructed as an interim cul-de-sac or in the ultimate configuration, a single-lane roundabout. If constructed as an interim cul-de-sac, the project applicant shall provide preliminary design concepts for a future single-lane roundabout.

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Cul-de-sac plans should be designed to minimize potential throw-away work to a reasonable extent, and final project property boundaries and right-of-way dedications shall honor the anticipated footprint required to accommodate the future roundabout to the satisfaction of the Public Works Director. Improvements shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits.

Applicable costs incurred by the applicant in designing and constructing this public improvement shall be eligible for reimbursement pursuant to the terms of an approved Public Credit/Reimbursement Agreement.
118. Tank Farm Road Shared-Use Path. The project applicant shall provide planning and preliminary engineering support for a proposed shared-use bicycle/pedestrian path along Tank Farm Road, as identified in the City’s Active Transportation Plan, extending from the new Tank Farm/Santa Fe Road Roundabout west to either Innovation Way or Old Windmill Lane, with detailed path alignment and extents to be confirmed in coordination with the City Public Works Department. Planning and design for the Tank Farm Shared-Use Path are to be developed at a sufficient level of detail to provide for an accurate determination of construction quantities, necessary rights-of-way acquisition, and grading to a level sufficient to conduct a project-level environmental assessment. Such level of detail is described as a “65% level of detail” and is equivalent to Caltrans specifications and requirements for a Plans, Specifications and Estimates (“PS&E”) and as contained and described in Chapter 2, Section 2-1 through Section 2-2, of Caltrans’ Plans Preparation Manual, and in accordance with the City’s Improvement Standards and Standard Specifications.

The project applicant shall provide environmental documentation that summarizes relevant environmental analysis/concerns provided in previous environmental reviews conducted to date (including the Project EIR and the Chevron EIR), describe level of CEQA review anticipated to be required, and provide applicable technical studies to support the City’s subsequent preparation of a formal CEQA document.

The engineering design shall provide horizontal and vertical alignments, identify utility conflicts, drainage strategy, grading needs, storm drainage solutions, and demonstrate compliance with Regional Board and Drainage Design Manual Post Construction Storm Water regulations, and the approach to creek/stream crossings. There shall be a rights of way analysis which shall define the right-ofway needed to construct the path, provide ROW exhibits and legal descriptions to help guide future negotiations between the City and property owner(s). This level of design requires a physical survey of the property, environmental studies such as biology, soils, wetlands, cultural resources, and other, and a detailed set of plans with accurate vertical and horizontal design elements, structural calculations, and accurate survey data. Finally, the work shall include an engineer’s Opinion of Probable Cost (OPIC).

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Unless otherwise approved by the Public Works Director, notable deliverables include the following:
a. Three alternative alignments and approaches for consideration and review by the City. The City shall participate in the selection of these three alternatives. These alternatives will be at a “schematic” level of detail with general horizontal and vertical locations. After City comments (which may include City Advisory body involvement to be managed by the City), the three alternatives shall be refined and resubmitted to the City for selection of one alternative. The relevant technical studies shall be submitted to the City at this stage to inform City review, and for their comment and approval by the City.
b. A refined alignment shall be presented to the City which reflects the further development of the selected alternative. The level of detail shall be sufficient to estimate construction quantities, structural design elements, rights of way for the improvement, construction elements, earthwork calculations and balance, and utility locations. An OPIC shall be prepared. This plan set shall be submitted for City review and comment. City shall provide plan check comments in a consistent, non-contradictory format for all relevant departments and reviewers (Planning, Utilities, Engineering, Natural Resources, etc.).
c. An environmental assessment and initial study shall be prepared based on the selected alignment. The assessment shall include relevant technical studies, evaluation of each environmental subject area contained in the most current version of Appendix G of the CEQA Guidelines, analysis of the compliance with the City’s VMT regulations for transportation construction projects, and compliance with city development policies and regulations that have been adopted for the purpose of environmental impact regulation and mitigation.
d. A final set of plans shall be prepared with the form and content in Section

1.1 of Division 1010 of the Engineering Standards. A final OPIC shall be prepared. No plan check or final permit is anticipated.

Unless otherwise approved by the Public Works Director, all work required by the project applicant under this condition shall be completed prior to issuance of 1st occupancy permits. Applicable costs incurred by the applicant in preparing this work shall be eligible for reimbursement pursuant to the terms of an approved Public Credit/Reimbursement Agreement.
119. Acacia Creek Shared-Use Path. The project applicant shall construct the Acacia Creek Shared-use Path, as identified in the City’s Active Transportation Plan, with an alignment generally following the west bank of Acacia Creek connecting Santa Fe Road northeast to the Damon-Garcia Sports Park internal path network, approximately 200 feet north of the project’s northern property line. Unless otherwise approved by the Public Works Director, improvement plans shall include a 12-foot-wide concrete path section per City Engineering Standard 7040 (Option 2), 2-foot clear shoulders, applicable path signage, striping, high-visibility markings at driveway crossings, path lighting, and installation of a security gate on City

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property at the boundary between the project site and the Damon Garcia Sports Fields. Details for the security gate shall be approved to the satisfaction of the City Public Works and Parks and Recreation Departments.

The Acacia Creek shared-use path shall be privately maintained by the HOA, private property owner(s), or property association. The pathway shall remain open and usable as a site amenity and for potential circulation to the Damon Garcia Sports Fields. The City shall reserve the right to control hours accessing the Damon Garcia Sports Fields via this path. Temporary closures of the path by the HOA or others shall be approved at the discretion of the City. The path shall be included in the maintenance documents related to the proposed subdivision or in conjunction with the approval of the development permits. A private easement/agreement or blanket easement will be required to allow for the shared use.

Path improvements shall be approved or substantially approved to the satisfaction of the Public Works and Community Development Departments prior to issuance of any building permits and improvements shall be completed prior to issuance of first occupancy permits. Applicable costs incurred by the applicant in designing and constructing this public improvement shall be eligible for reimbursement pursuant to the terms of an approved Public Credit/Reimbursement Agreement. 120. Street Lighting. Unless otherwise approved by the Public Works Director, improvement plans shall include the installation of public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring and luminaires along the north side of Tank Farm Road and east side of Santa Fe Road (along the project frontages) and within the Tank Farm/Santa Fe Roundabout consistent with City Engineering Standards and best practice design guidance for roundabout lighting design. Existing street lighting shall be shown on the improvement plans for reference and will be considered in establishing the required spacing, location, number, and type of fixtures. 121. Shared-Use Path Lighting. Unless otherwise approved by the Public Works Director, improvement plans shall include the installation of shared-use path lighting along the extent of the Acacia Creek path and at the interface between project site and pedestrian/bicycle/emergency vehicle only connection to the adjacent 650 Tank Farm site. Path lighting design shall utilize City Standard path lighting per Standard Plan 7905 (or City-approved equivalent solar product) and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, and wiring. Path lighting shall be oriented in a manner that minimizes potential light spillover into the Acacia Creek riparian area and may require backlight shields.

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122. Access to 650 Tank Farm Property. Unless otherwise approved by the Public Works Director, improvement plans shall include adequate access control measures, such as removable bollards, signage, pavement markings and lighting per City Engineering Standards at the interface between the project site and the planned pedestrian/bicycle/emergency access only connection to the adjacent 650 Tank Farm site. Access control measures shall be approved to the satisfaction of the City Public Works and Fire Departments.
123. On-Site Bicycle Parking. Short-term bicycle parking shall consist of Peak “high-low staggered style” racks or City-approved equivalent. Short-term and long-term bicycle parking shall comply with applicable design policies per the City’s Active Transportation Plan. Short-term bike racks shall be located as close as practical to the commercial business entry doors, club house entry, and the outdoor recreation areas.
124. On-Site Auto Parking.
a. Plans submitted for building permit shall demonstrate that all on-site auto parking stalls conform with City Engineering Standards 2210-2260, including addition of wheel stops where parking stalls front pedestrian walkways to avoid vehicle encroachment into sidewalk space. b. On-site improvement plans shall demonstrate that all on-site auto parking located along the site access driveways from Tank Farm Road and Santa Fe Road are set back a minimum of 36 feet from the adjacent street, measured from the face of curb, unless otherwise approved by the Public Works Director.
125. Intersection/Driveway Sight Distance. Improvement plans shall demonstrate that all landscaping, entry signage/monuments or other vertical features exceeding 36 inches in height are located clear of applicable sight distance triangles at site access driveways/intersections per City Engineering Standards. A separate recorded declaration, covenant, agreement, or Notice of Requirements for private property owner or HOA maintenance of sight lines may be required. 126. Pedestrian Connectivity. Unless otherwise approved by the Public Works Director, the project applicant shall be responsible for constructing the following pedestrian access improvements prior to issuance of first occupancy permits, unless completed sooner by others (i.e., 650 Tank Farm and/or Northwest Corner developments):
a. Install pedestrian signal and crosswalk at the east leg of the Tank Farm/Mindbody signalized intersection.
b. Provide a continuous pedestrian connection along Tank Farm Road between the 600 Tank Farm site and the intersection of Tank Farm/Broad.

If frontage improvements required by the adjacent 650 Tank Farm Road development and 660 Tank Farm Road Development (Northwest Corner) have not yet been constructed, a temporary pedestrian path of travel using asphalt concrete may be accepted to the satisfaction of the City Engineer.

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127. Transit Stop. Prior to issuance of first building permits, Project applicant shall provide payment of $25,000 to the City for installation of a future transit stop by other property owners within the vicinity of the 600 Tank Farm development. The ultimate location of this transit stop shall be confirmed by SLO Transit and the City Public Works Department and based on guidance in the City’s Active Transportation Plan and Short-Range Transit Plan.

Fire Department
128. All access roads less than 26 feet in width, unobstructed, shall be posted as Fire lane-No Parking”.
129. Buildings containing 2 or less dwelling units shall have NFPA 13D fire sprinkler systems.
130. Buildings containing 3 or more dwelling units shall have NFPA 13 fire sprinkler systems and standpipes in the stairwells. Floor control valves shall be collocated in a fire sprinkler riser room with exterior door access.

Utilities Department – Vesting Common Interest Parcel Map Conditions 131. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads.
132. Due to shallow groundwater in this area heat fused HDPE sewer lateral(s) shall be installed per the engineering design standards and connected into the existing sewer main.
133. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer, and an environmental compliance permit shall be filed prior to issuance of occupancy permit.
134. The project’s commercial and residential uses shall be metered separately. All residential units are to be individually metered with a private meter after the City’s master public service meter per MC 16.20.020. Privately owned sub-meters may be provided for residential apartments upon approval of the Utilities Director. The CCR’s for the property/homeowner association shall require that the sub-meters be read by the association (or P/HOA contracted service) and each billed according to water use.
135. Building permit submittal shall clarify size of existing and proposed water services and water meters for the project.

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136. The project shall install an 8” HDPE sewer main and manholes within Santa Fe Road approximately 760 feet near the western boundary of the project’s frontage improvements.
137. Any Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90. 138. Water service meter(s) shall be adequately sized to serve the project’s proposed units. Residential units shall be separately metered from the nonresidential/commercial units, and service lines shall not cross parcel boundaries per MC 13.04.120
139. The project shall extend the existing 12” public water main within Tank Farm Road approximately 750 feet near the southern part of the project’s frontage improvements.
140. The project shall install an 8” public water main within Santa Fe Road approximately 760 feet near the western boundary of the project’s frontage improvements.
141. The project shall install an 8” recycled water main within Tank Farm Road approximately 750 feet near the southern part of the project’s frontage improvements.
142. The project shall install an 8” recycled water main within Santa Fe Road approximately 760 feet near the western boundary of the project’s frontage improvements.
143. The subdivision map must include a common interest parcel to include all the landscape areas under one parcel if the private irrigation currently crosses parcel boundaries. The blanket easement statement must comply with MC 16.01.010 and

16.10.020.
144. Recycled water shall be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program.
145. Projects having landscape areas greater than 500 square feet shall provide a Maximum Applied Water Allowance calculation as required by the Water Efficient Landscape Standards; Chapter 17.87 of the City’s Municipal Code. 146. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and local waste management ordinance to reduce greenhouse gas emissions.
147. Commercial and residential refuse services shall be separate unless a letter of agreement between the tenants and a Conditional Exception Application from the City’s Development Standards for Solid Waste Services are provided to the City with the building permit submittal.

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148. The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project. The development of the plan shall be coordinated with San Luis Garbage Company. The plan must be submitted for approval by the City's Solid Waste Coordinator.
149. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service.

Separate refuse bins shall be accommodated within the site for the three (3) waste streams, trash, recycling, and organics.
150. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project.

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Indemnification
151. The applicant shall with counsel selected by the City, defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim.

On motion by______________, seconded by ______________, and on the following roll call vote:

AYES:

NOES:

ABSENT:

The foregoing resolution was passed and adopted this ___ day of __________ 2022. ___________________________
Mayor Erica A. Stewart
ATTEST:
__________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
___________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ______________________. ___________________________
Teresa Purrington
City Clerk

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Exhibit B
Response to Comments
1 Exhibit B
Mitigation Monitoring and Reporting Program
This document is the Mitigation Monitoring and Reporting Program (MMRP) for the 600 Tank Farm Residential Mixed-Use Project, proposed in the City of San Luis Obispo, California; State Clearinghouse No. 2020110426. Public Resources Code Section 21081.6(a)(1) requires that a Lead Agency adopt an MMRP before approving a project in order to mitigate or avoid significant impacts that have been identified in an EIR. The purpose of the MMRP is to ensure that the required mitigation measures identified in the Final EIR are implemented as part of the overall project development process. In addition to ensuring implementation of mitigation measures, the MMRP provides guidance to agency staff and decision-makers during project implementation and identifies the need for enforcement action before irreversible environmental damage occurs. Where an impact was identified to be less than significant in the Final EIR, no mitigation measures were required.

The proposed project involves zoning-level entitlements: a General Plan Map Amendment, a rezone of the property, a Specific Plan Amendment to the AASP, Conceptual Site Plan, and Major Development Review for a 11.1-acre property in the City of San Luis Obispo.

The following table summarizes the mitigation measures for each issue area identified in the Final EIR for the project. Specifically, the table identifies each mitigation measure; the action required for the measure to be implemented; the time at which the monitoring is to occur; the monitoring conditions; and the agency or party responsible for ensuring that the monitoring is performed. In addition, the table includes columns for compliance verification.

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 2 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
Air QualityAQ-3(a) Valley Fever Suppression Measures The project developer and contractor(s) shall prepare a Construction Valley Fever Plan to ensure the implementation of the following measures during construction activities to reduce impacts related to Valley Fever.a. Project construction activities shall implement standard SLOAPCD dust control measures described in SLOAPCD’s 2012 CEQA Air Quality Handbook. SLOAPCD dust control measures for projects with a grading area greater than 4 acres or that are located within 1,000 feet of any sensitive receptor include watering of the grading site and dirt stockpiles, vegetation and chemical soil stabilizer use on disturbed soil areas, early roadway paving, construction vehicle speed control, minimum freeboard for hauling vehicles, and vehicle wheel washing. b. If peak daily wind speeds exceed 15 mph or peak daily temperatures exceed 95 degrees Fahrenheit for three consecutive days, additional dust suppression measures (such as additional water or the application of additional soil stabilizer) shall be implemented prior to and immediately following ground disturbing activities. The additional dust suppression shall continue until winds are 10 mph or lower and outdoor air temperatures are below a peak daily temperature of 90 degrees for at least two consecutive days. c. The project developer(s) shall notify the San Luis Obispo County Public Health Department and the City not more than 60 nor less than 30 days before construction activities commence to allow the San Luis Obispo County Public Health Department opportunity to provide educational outreach to community members and medical providers, as well as enhanced disease surveillance in the area both during and after construction activities involving grading. d. Prior to any project grading activity, the project construction contractor(s) shall prepare and implement a worker training program that describes potential health hazards associated with Valley Fever, common symptoms, proper safety procedures to minimize health hazards, and notification procedures if suspected work-related symptoms are identified during construction, including the fact that certain ethnic groups and immunecompromised persons are at greater risk of becoming ill with Valley Fever. The objective of the training shall be to ensure the workers are aware of the danger associated with Valley Fever. The worker training program shall be included in the standard in-person training for project workers and shall identify safety measures to be implemented by construction contractors during construction. Prior to initiating any grading, the project developer shall provide the City and the San Luis Obispo County Public Health Department with copies of all educational training material for review and approval. No later than 30 days after any new employee or employees begin work, the project developer shall submit evidence to the City that each employee has acknowledged receipt of the training (e.g., sign-in sheets with a statement verifying receipt and understanding of the training). e. The developer shall work with a medical professional, in consultation with the San Luis Obispo County Public Health Department, to develop an educational handout for on-site workers and surrounding residents within 1,000 feet of the project site that includes the following information on Valley Fever:

The project developer shall submit the Construction Valley Fever Plan to the City and SLOAPCD for review prior to the issuance of grading permits for the first project phase. The developer shall submit proof that San Luis Obispo County Public Health Department has been notified prior to commencement of construction activities; a worker training program has been conducted; and the educational handout has been mailed to existing residences within three miles of the project site.

The City shall verify compliance with the Construction Valley Fever Plan during the grading phases of project construction. The City shall also verify notification of the San Luis Obispo County Public Health Department, implementation of the worker training program, and mailing of the educational handout via developer-submitted materials.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 3 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
ƒ Potential sources/causes ƒ Common symptoms ƒ Options or remedies available should someone be experiencing these symptoms
ƒ The location of available testing for infection
x Prior to construction permit issuance, this handout shall have been created by the developer and reviewed by the City. No less than 30 days prior to any surface disturbance (e.g., grading, filling, trenching) work commencing, this handout shall be mailed to all existing residences within three miles of the project site.

AQ-3(b) Naturally Occurring Asbestos Air Toxics Control Measure Compliance Consistent with the requirements of the NOA ATCM, the project developer shall file an exemption request form with SLOAPCD including the geologic evaluation documenting the conclusion that no serpentine is present at depths where proposed grading/excavation would occur. The project developer shall comply with SLOAPCD requirements associated with the exception, if granted, or with subsequent SLOAPCD requirements resulting from the exemption request, which may include additional geologic evaluation, dust mitigation, or air monitoring.

The project developer shall submit the exemption request form and geologic evaluation to SLOAPCD for review prior to the issuance of grading permits for the first project phase. The project developer shall submit to the City SLOAPCD’s concurrence with the exception and any subsequent SLOAPCD requirements resulting from the exception request prior to the issuance of grading permits for the first project phase. Any subsequent requirements identified by SLOAPCD that would be required to be implemented during project construction (e.g., dust mitigation or air monitoring) shall be printed on all grading plans.

The City shall verify compliance with the requirements of the NOA ATCM by confirming SLOAPCD receipt of the exemption request and SLOAPCD’s concurrence with the exception or any subsequent SLOAPCD requirements resulting from the exception request.

City of San Luis Obispo; SLOAPCD
Biological ResourcesBIO-1(a) Construction Best Management Practices The applicant shall ensure the following general wildlife Best Management Practices (BMPs) are required for construction activities for the project:
ƒ Ground disturbance shall be limited to the minimum necessary to complete construction activities. Construction limits of disturbance shall be flagged. All equipment and material storage, parking, staging and other support areas shall be identified prior to issuance of a grading permit. Areas of special biological concern within or adjacent to construction limits shall have highly visible orange construction fencing installed between said area and the limits of disturbance. ƒ All project construction activities shall occur during daylight hours (i.e., between sunrise and sunset) and during dry weather conditions. Night lighting shall be prohibited. ƒ Upon completion of construction all excess materials and debris shall be removed from the project construction area and disposed of appropriately. ƒ The work area shall remain clean. All food-related trash items shall be enclosed in sealed containers and removed from the site weekly. ƒ Pets and firearms shall be prohibited at the construction site.ƒ All refueling, maintenance, and staging of equipment and vehicles shall occur at least 100 feet from Acacia Creek and in a location where a spill would not drain toward aquatic habitat. A plan must be in place for prompt and effective response to any accidental spills prior to the onset of work activities. All workers shall be informed of the appropriate measures to take should an accidental spill occur.

These measures shall be implemented during grading and construction activities. The applicant shall provide monthly maintenance reports during construction to the City compliance monitoring staff to document compliance with the above measures. The applicant shall notify the City immediately if a chemical or hazardous material occurs.

City staff will spot check for compliance during construction. City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 4 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
ƒ To control sedimentation during and after project implementation, appropriate erosion control BMPs (e.g., use of coir rolls, jute netting, etc.) shall be implemented to minimize adverse effects to Acacia Creek. No plastic monofilament netting shall be utilized on site. ƒ All equipment operating within aquatic habitat shall be in good conditions and free of leaks. Spill containment shall be installed under all equipment staged within stream areas and extra spill containment and clean up materials shall be located in close proximity for easy access. ƒ At the end of each workday, excavations shall be secured with cover or a ramp provided to prevent wildlife entrapment.
ƒ All trenches, pipes, culverts or similar structures shall be inspected for animals prior to burying, capping, moving, or filling.

Stockpiles of chemicals, drums, bagged materials, and other hazardous materials such as propane, acetylene shall have pallets and/or secondary containment.

Should a material spills occur, City compliance monitoring staff shall be informed of the spill and materials and/or contaminants shall be cleaned from the project construction area and recycled or disposed of to the satisfaction of the City and in accordance with all applicable local, State, and federal regulations.

BIO-1(b) Worker Environmental Awareness Program Training Prior to the initiation of construction activities (including staging and mobilization), a qualified biologist shall provide all personnel associated with project construction with a Worker Environmental Awareness Program (WEAP) training. The training will aid workers in recognizing special status resources that may occur in the project area. The specifics of this program shall include identification of the sensitive species and habitats, a description of the regulatory status and general ecological characteristics of sensitive resources, and review of the limits of construction and avoidance measures required to reduce impacts to biological resources within the work area. A fact sheet conveying this information shall also be prepared for distribution to all contractors, their employers, and other personnel involved with construction of the project. All employees shall sign a form provided by the trainer documenting they have attended the WEAP and understand the information presented to them. Fact sheets shall be reviewed and approved by the City prior to conducting the training. The required notification and an attendance log that includes the names and signatures of all personnel that have received the training shall be provided to the City upon completion of the training. The applicant shall notify City compliance monitoring staff of the date and time the training is scheduled so that City staff may attend.

City compliance monitoring staff shall review fact sheets prior to conducting the training. The required notification and an attendance log that includes the names and signatures of all personnel that have received the training shall be provided to City compliance monitoring staff prior to the start of grading or construction activities.

The City shall review training materials, notification, and attendance log and provide confirmation of compliance with the conditions outlined in the measure.

City of San Luis Obispo
BIO-1(c) Updated Surveys for Infrastructure Improvement ParcelsWithin the portions of the study area not currently owned by the applicant, but where improvements are required to facilitate the project, the applicant shall conduct updated surveys of sensitive species habitats (including special status plant species, CRLF, wetland habitat, and VPFS habitat) within the appropriate season immediately prior to the onset of any ground disturbances associated with project-related construction activities to evaluate the current occupancy of suitable habitat for sensitive species and to refine the final habitat mitigation replacement acreages. Updated surveys for federally listed species shall be completed per the timing and methodology specified by resource agency protocol.

Results of the survey(s) shall be documented and results communicated to City compliance monitoring staff and applicable agencies prior to issuance of grading permits.

The City shall review the survey results and provide confirmation of compliance with the conditions outlined in the measure.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 5 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
If special status plant species are identified during the updated survey(s), the species shall be incorporated into Special Status Plant Species Mitigation Plan in accordance with BIO-1(e). The plan shall provide a minimum ratio of 2:1 (number of acres/individuals restored to number of acres/individuals impacted) for impacts to any special status plant species with California Rare Plant Rank (CRPR) of 1 or 2 and a minimum ratio of 1:1 for special status plant species with CRPR 3 or 4. If a federally and/or state listed plant species is identified during the surveys, the applicant shall avoid all impacts to the species. If avoidance is infeasible, the applicant shall consult with the City and the United States Fish and Wildlife Service and/or California Department of Fish and Wildlife, as applicable, for authorization of take.

If CRLF is identified during the survey(s), BIO-1(f) shall be implemented during project construction of the study area not currently owned by the applicant to ensure no take of individual CRLF.If VPFS are identified during the survey(s), BIO-1(d) shall be implemented during project construction of the study area not currently owned by the applicant to ensure no take of individual VPFS.If vernal marsh or other season wetland habitat is identified during the survey(s) and impacts to season wetland habitat cannot be avoided, a formal jurisdictional delineation shall be completed for the feature(s). Impacts to the habitat shall be included in the Habitat Mitigation and Monitoring Plan as detailed in BIO-2(b).

BIO-1(d) Vernal Pool Fairy Shrimp Mitigation Plan If VPFS are present within the study area and may be impacted by project-related construction, a Vernal Pool Fairy Shrimp Mitigation Plan shall be prepared which provides a minimum ratio of 1:1 (number of acres restored to number of acres impacted) for impacts to VPFS. The plan shall identify the specific mitigation sites and can be prepared in conjunction with the Habitat Mitigation and Monitoring Plan (BIO-2[b]). The plan shall include, at a minimum, the following components:
ƒ Description of the project/impact site (i.e., location, responsible parties, areas to be impacted);
ƒ Goal(s) of the compensatory mitigation project [area(s) of vernal pool fairy shrimp habitat to be established and/or preserved;
ƒ Description of the proposed compensatory mitigation receiver site(s) (location and size, ownership status, existing conditions of the compensatory mitigation site); the receiver site(s) shall be at least the size as the area currently occupied by the current population to ensure the replacement ratio is achieved; ƒ Implementation plan for the compensatory mitigation site (rationale for expecting implementation success, responsible parties, schedule, site preparation, planting plan); ƒ Maintenance activities during the monitoring period, as appropriate (activities, responsible parties, schedule);
ƒ Monitoring plan for the compensatory mitigation site, (performance standards, target acreages to be established, and/or preserved, annual monitoring reports); ƒ Success criteria based on the goals and measurable objectives; The Vernal Pool Fairy Shrimp Mitigation Plan shall be prepared by the applicant and shall be submitted to the City compliance monitoring staff for review and approval prior to approval of grading and construction permits.

The applicant shall be responsible for documenting compliance with the Vernal Pool Fairy Shrimp Mitigation Plan as stipulated by the plan.

All reporting will be submitted to the City for review and approval. The replacement populations shall be monitored by a qualified biologist for 5 years.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 6 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
ƒ An adaptive management program and remedial measures to address negative impacts to restoration efforts;
ƒ Notification of completion of compensatory mitigation and agency confirmation; and
x Contingency measures (initiating procedures, alternative locations for contingency compensatory mitigation, funding mechanism).

BIO-1(e) Special Status Plant Mitigation Plan A Special Status Plant Mitigation Plan shall be prepared by a qualified botanist approved by the City, which will provide a minimum ratio of 2:1 (number of acres/individuals restored to number of acres/individuals impacted) for impacts to Congdon’s tarplant and a minimum ratio of 1:1 for Cambria morning-glory. If project construction has not occurred by January 1, 2024, seasonally timed botanical surveys shall be conducted to determine the current extent of the special status plant species populations on site. The plan shall identify the specific mitigation sites and can be prepared in conjunction with the Habitat Mitigation and Monitoring Plan (BIO-2[b]). The plan shall include, at a minimum, the following components:
ƒ Description of the project/impact site (i.e., location, responsible parties, areas to be impacted by habitat type);
ƒ Goal(s) of the compensatory mitigation project [area(s) of special status plant species to be established and/or preserved;
ƒ Description of the proposed compensatory mitigation receiver site(s) (location and size, ownership status, existing conditions of the compensatory mitigation site); the receiver site(s) shall be at least twice the size as the area currently occupied by the rare plant occurrences to ensure the replacement ratio is achieved. ƒ Implementation plan for the compensatory mitigation site (rationale for expecting implementation success, responsible parties, schedule, site preparation, planting plan [container sizes, seeding rates, etc.]); ƒ Maintenance activities during the monitoring period, including weed removal and irrigation as appropriate (activities, responsible parties, schedule); ƒ Monitoring plan for the compensatory mitigation site, (performance standards, target acreages to be established, and/or preserved, annual monitoring reports); ƒ Success criteria based on the goals and measurable objectives; ƒ An adaptive management program and remedial measures to address negative impacts to restoration efforts;
ƒ Notification of completion of compensatory mitigation and agency confirmation; and
ƒ Contingency measures (initiating procedures, alternative locations for contingency compensatory mitigation, funding mechanism).

The Special Status Plant Mitigation Plan shall be prepared by the applicant and shall be submitted to City compliance monitoring staff for review and approval by the City prior to approval of grading and construction permits. The applicant will be responsible for documenting compliance with the Special Status Plant Mitigation Plan as stipulated by the plan.

All reporting will be submitted to the City for review and approval. The replacement populations shall be monitored by a qualified biologist for 5 years.

City of San Luis Obispo
BIO-1(f) California Red-Legged Frog Impact Avoidance and Minimization A qualified biologist(s) shall conduct a pre-construction survey for CRLF within 48 hours prior to the initial onset of initial ground or vegetation disturbing activities. All potentially suitable habitat for CRLF shall be surveyed during the daytime and again after dark. The surveys shall include all areas where project construction activities will occur, as well as a 300-foot buffer upstream and downstream of the Results of the survey(s) shall be communicated to the City compliance monitoring staff immediately upon completion. The applicant shall submit the results report for the pre-construction surveys within one week of completing the surveys. The applicant shall consult with a qualified biologist The City shall review the survey results and provide confirmation of compliance with the conditions outlined in the measure.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 7 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
project boundary in Acacia Creek. If no individuals are found during the preconstruction survey, work may proceed with monitoring as described below. If CRLF is found and the individual is likely to be injured or killed by work activities, all work must stop and the individual will be allowed to move out of harm’s way of its own volition then the applicant/developer shall comply with all relevant requirements of the FESA prior to resuming project activities. A qualified biologist(s) shall monitor the removal of material and debris piles that may contain cover for CRLF. If CRLF is identified within the construction area during project construction, ground-disturbing activities shall immediately cease, and the individual will be allowed to move out of harm’s way of its own volition before work activities may begin. If the individual does not move out of harm’s way, the USFWS shall be notified and consulted. Ground-disturbing activities shall commence following guidance from the USFWS and the City. No CRLF shall be captured, handled, or relocated without approval by the USFWS. if relocations are employed, and the applicant must provide the City with documentation of the effort and summary of the results within one week.

BIO-1(g) Southwestern Pond Turtle and Western Spadefoot Impact Avoidance and MinimizationA qualified biologist(s) shall conduct a pre-construction survey for southwestern pond turtle and western spadefoot within 48 hours prior to the initial onset of initial ground or vegetation disturbing activities. All potentially suitable habitat for southwestern pond turtle, western spadefoot toad within the study area where project-related activities would occur shall be surveyed. If southwestern pond turtle or western spadefoot is found and the individual is likely to be injured or killed by work activities, all work must stop and the individual will be allowed to move out of harm’s way of its own volition before work activities may begin.

Individuals may be relocated out of harm’s way by a qualified biologist, if present, before work activities begin. The biologist(s) must relocate the any pond turtle or western spadefoot the shortest distance possible to a location that contains suitable habitat that is not likely to be affected by activities associated with the project.A qualified biologist(s) shall monitor the removal of material and debris piles that may contain cover for southwestern pond turtle and western spadefoot. If southwestern pond turtle or western spadefoot is found and the individual is likely to be injured or killed by work activities, all work must stop and the individual will be allowed to move out of harm’s way of its own volition before work activities may begin. Individuals may be relocated out of harm’s way by a qualified biologist, if present, before work activities begin. The biologist(s) must relocate the any pond turtle or western spadefoot the shortest distance possible to a location that contains suitable habitat that is not likely to be affected by activities associated with the project.

Results of pre-construction survey(s) shall be communicated to the Cityimmediately upon completion. The applicant shall submit the results report for the pre-construction surveys within one week of completing the surveys.

The applicant shall consult with a qualified biologist if relocations are employed. The relocations must be conducted by a qualified biologist, and the applicant must provide the City with documentation of the effort and summary of the results within one week.

The City shall review the survey results and provide confirmation of compliance with the conditions outlined in the measure.

City of San Luis Obispo
BIO-1(h) American Badger Impact Avoidance and Minimization A qualified biologist(s) shall conduct a pre-construction survey for potential American badger dens within one week prior to the initial onset of initial ground or vegetation disturbing activities. The survey shall be conducted within all project work areas and a 50-foot buffer.

Any potential dens/burrows found shall be identified with flagging or stakes, as feasible, and a 50-foot no-work buffer shall be flagged. If any potential American badger dens are found that cannot be avoided by the 50-foot buffer area, a Results of pre-construction survey(s) shall be communicated to the City immediately upon completion. The applicant shall submit the results report for the pre-construction surveys within one week of completing the surveys.

The applicant shall consult with a qualified biologist if passive exclusion methods are employed, and the applicant must provide the City with documentation of the effort and summary of the results within one week.

The City shall review the survey results and provide confirmation of compliance with the conditions outlined in the measure. The City shall review the applicant’s methodology and rationale for passive exclusions prior to implementation of the exclusion. The City shall ensure the avoidance buffers are established and maintained as needed.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 8 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
qualified biologist will monitor the dens and employ wildlife trail cameras and/or a tracking medium around dens and monitored daily for at least three days to determine whether they are currently occupied by badgers. If the den is determined not to be occupied by a badger or other special status wildlife species, construction may commence. No dens with young shall be disturbed, and no work shall be conducted within 50 feet of maternal dens until they have left the den. Any occupied badger den that is being used by a single adult with no young that cannot be avoided shall be blocked incrementally by placing sticks or debris over the entrance for three to five days, to discourage the individual from using the den. Only after the badger has left the den, as determined by the qualified biologist implementing the wildlife camera and/or tracking medium methods, can the den be concluded as unoccupied and the work proceed within the no-work buffer.BIO-1(i) Pallid Bat and Townsend’s Big-Eared Bat Impact Avoidance and Minimization The applicant shall ensure the following actions are implemented to avoid and minimize potential impacts to special status bat species:Within one week prior to construction activities, including tree removal, a qualified biologist shall conduct a survey of the trees proposed to be removed within the construction area to determine if roosting bats are present during the non-breeding season (November through March). If a colony of bats is found roosting in any tree or structure, further surveys shall be conducted sufficient to determine the species present and the type of roost (day, night, maternity, etc.). If the bats are not part of an active maternity colony, passive exclusion measures may be implemented with approval from the City in consultation with CDFW. Exclusions shall occur outside the breeding season (typically May through August) and winter hibernation (typically December through February). If bats are roosting in tree cavities in the construction area during the daytime but are not part of an active maternity colony, then exclusion measures must include one-way valves that allow bats to get out but are designed so that the bats may not re-enter the roost cavity.

Results of pre-construction survey(s) shall be communicated to the City immediately upon completion. The applicant shall submit the results report for the pre-construction surveys within one week of completing the surveys.

The applicant shall consult with a qualified biologist if passive exclusion methods are employed, and the applicant must provide the City with documentation of the effort and summary of the results within one week.

The City shall review the survey results and provide confirmation of compliance with the conditions outlined in the measure. The City shall review the applicant’s methodology and rationale for passive exclusions prior to implementation of the exclusion.

City of San Luis Obispo
BIO-1(j) Burrowing Owl Impact Avoidance and Minimization The following measures shall be implemented in order to avoid and minimize impacts to burrowing owl.a. Not more than 30 days prior to initiation of ground-disturbing activities, and again within 24 hours of the initiation of ground-disturbing activities associated with construction, a City-approved biologist shall conduct a take avoidance survey of the construction area and surrounding areas to a distance of 150 meters, in accordance with the methods outlined in the Mitigation Methods – Pre-construction and Appendix D Surveys for Take Avoidance of the California Department of Fish and Game (CDFG; now CDFW) Staff Report on Burrowing Owl Mitigation (CDFG 2012). The pre-construction survey will cover all areas within 150 meters of the portion of the site where construction is scheduled to start. Areas within 150 meters that are not accessible due to property access restrictions shall be surveyed using binoculars. Surveys will be phased, based on the grading and construction schedule, such that they are Results of pre-construction survey(s) shall be communicated to the City immediately upon completion. The applicant shall submit the results report for the pre-construction surveys within one week of completing the surveys.

A report on the implementation of impact avoidance measures used shall be included on all grading and construction plans prior to grading. A report on the implementation of impact avoidance measures implemented shall be submitted to City and CDFW upon completion of the construction project. If passive relocation is required, the Burrowing Owl Exclusion Plan must be submitted and approved by Planning and Development prior to conducting exclusion activities. The applicant shall retain a qualified City- and CDFWapproved biologist to monitor all construction activities as warranted to ensure compliance.

The approved biologist shall submit monitoring reports to the City and CDFW for review.

City of San Luis Obispo; CDFW

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 9 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
conducted not more than 30 days before the start of ground disturbing activities in new areas. If grading and/or construction activities in portions of the site cease for a period of 14 days, those portions of the site will be resurveyed for burrowing owls prior to the resumption of grading and/or construction activities. If no occupied (breeding or wintering) burrowing owl burrows are identified, no further mitigation would be required. If occupied burrows are identified on the site or within 150 meters of the Project disturbance area, one of the following actions shall be taken: 1) permanent avoidance of the burrow or 2) establishment of a temporary avoidance buffer followed by passive relocation and compensatory mitigation for loss of habitat in conjunction with the measures below:

Site-specific, no-disturbance buffer zones shall be established and maintained between Project activities and occupied burrows, using the distances recommended in the CDFW guidelines (CDFG 2012) or as otherwise determined appropriate by the City-approved biologist in consultation with CDFW.

During the non-breeding season, if an occupied burrow cannot be avoided, and the burrow is not actively in use as a nest, the burrowing owls can be excluded from burrows in accordance with an approved Burrowing Owl Exclusion Plan, which shall be prepared and submitted for approval by CDFW prior to passive relocation of any burrowing owls. The Burrowing Owl Exclusion Plan shall be based on the recommendations made in the CDFG Staff Report on Burrowing Owl Mitigation (CDFG 2012) and shall include the following information for each proposed passive relocation: a. Confirmation by site surveillance that the burrow(s) is empty of burrowing owls and other species;
b. Identification of type of scope to be used and appropriate timing of scoping;
c. Occupancy factors to look for and what shall guide determination of vacancy and excavation timing;
d. Methods for burrow excavation; e. Removal of other potential owl burrow surrogates or refugia on site; f. Methods for photographic documentation of the excavation and closure of the burrow;
g. Monitoring of the site to evaluate success and, if needed, to implement remedial measures to prevent subsequent owl use to avoid take; h. Methods for assuring the impacted site shall continually be made inhospitable to burrowing owls and fossorial mammals; and i. Method(s) for compensatory mitigation for burrow loss.

BIO-1(k) Nesting Birds and Loggerhead Shrike Impact Avoidance and MinimizationConstruction activities shall be initiated outside of the typical avian nesting period, between February 1 and August 31, if feasible. All initial site and vegetation disturbance shall be limited to the time period between September 1 and January 31, if feasible. If initial ground disturbing activities and vegetation removal occurs between February 1 and August 31, nesting bird surveys shall be conducted by a qualified biologist for the entire construction area plus a 250-foot buffer within one week Results of pre-construction survey(s) shall be communicated to the City immediately upon completion. The applicant shall submit the results report for the pre-construction surveys within one week of completing the surveys.

Buffer reduction requests must be submitted to the City for approval prior to implementation of a reduced buffer.

The City shall review the survey results and provide confirmation of compliance with the conditions outlined in the measure. The City shall ensure the avoidance buffers are established and maintained as needed.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 10 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
prior to initial ground disturbance activities or removal of vegetation. Surveys shall continue to be conducted within the timeframes specified above until all vegetation removal activities are completed. If surveys do not locate nesting birds, construction activities may be conducted. If nesting birds are located, no construction activities shall occur within 50 feet of nests of passerine species, including loggerhead shrike, 250 feet of nests of raptor species until chicks are fledged. Any changes in buffer extent shall be made in consultation with the City. The buffer will be delineated with flagging, and no work shall take place within the buffer area until the young have left the nest, as determined by the qualified biologist.BIO-2(a) Jurisdictional Delineation If impacts to seasonal wetland habitat cannot be avoided, the applicant shall retain a qualified biologist to complete a jurisdictional delineation. The jurisdictional delineation shall determine the extent of the jurisdiction of the USACE, RWQCB, and CDFW. The jurisdictional delineation shall be conducted in accordance with the requirement set forth by each agency. The results shall be a preliminary jurisdictional delineation report that shall be submitted to the implementing agency/agencies, USACE, RWQCB, and/or CDFW, as appropriate, for review and approval as part of the permitting process.

The applicant shall submit the jurisdictional delineation report to the City prior to approval of grading and construction permits.

The City shall ensure that the jurisdictional delineation report has been completed.

City of San Luis Obispo
BIO-2(b) Prepare a Habitat Mitigation and Monitoring Plan A Habitat Mitigation and Monitoring Plan (HMMP) shall be prepared which will provide a minimum 2:1 ratio (number of acres/individuals restored to number of acres/individuals impacted) for temporary and permanent impacts to vernal marsh. The HMMP will identify the specific mitigation sites and can be prepared in conjunction with the Special Status Plant Mitigation Plan. The HMMP will be implemented immediately following project completion. The HMMP shall include, at a minimum, the following components:
ƒ Description of the project/impact site (i.e., location, responsible parties, areas to be impacted by habitat type);
ƒ Goal(s) of the compensatory mitigation project [type(s) and area(s) of habitat to be established, restored, enhanced, and/or preserved; specific functions and values of habitat type(s) to be established, restored, enhanced, and/or preserved]; ƒ Description of the proposed compensatory mitigation site (location and size, ownership status, existing functions and values of the compensatory mitigation site); ƒ Implementation plan for the compensatory mitigation site (rationale for expecting implementation success, responsible parties, schedule, site preparation, planting plan [including plant species to be used, container sizes, seeding rates, etc.]); ƒ Maintenance activities during the monitoring period, including weed removal and irrigation as appropriate (activities, responsible parties, schedule); ƒ Monitoring plan for the compensatory mitigation site, including no less than quarterly monitoring for the first year (performance standards, target functions and values, target acreages to be established, restored, enhanced, and/or preserved, annual monitoring reports);
The HMMP shall be prepared by the developer/applicant and shall be submitted for review and approval by the City prior to the approval of grading and construction permits. The applicant shall send annual documentation to the City demonstrating compliance with the HMMP requirements and status of mitigation area.

The City shall review and approve the HMMP for compliance prior to issuance of the grading permits and onset of construction. The replacement habitat shall be monitored by a qualified biologist for 5 years.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 11 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
ƒ Success criteria based on the goals and measurable objectives; said criteria to be, at a minimum, at least 80 percent survival of container plants and 80 percent relative cover by vegetation type; ƒ An adaptive management program and remedial measures to address negative impacts to restoration efforts;
ƒ Notification of completion of compensatory mitigation and agency confirmation; and
ƒ Contingency measures (initiating procedures, alternative locations for contingency compensatory mitigation, funding mechanism).

BIO-2(c) Agency Coordination Impacts to wetlands as a result of the project are anticipated to require permits from CDFW, USACE, and/or RWQCB. The applicant shall comply with all applicable state and federal permitting requirements. The applicant shall obtain and produce for the City correspondence from applicable state and federal agencies indicating compliance of the proposed development with state and federal laws.

The applicant shall submit copies of correspondence and/or permits (as applicable) with applicable agencies to the City prior to approval of grading and construction permits.

The City shall confirm that the applicant has obtained all necessary permits and approvals. City compliance staff shall monitor and inspect to ensure that required measures are implemented during grading and construction of the project.

City of San Luis Obispo
BIO-2(d). Wetland Mitigation Impacts to federal and state wetlands (as defined by the Clean Water Act Section 404 and the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State) shall be mitigated at a minimum ratio of 2:1 (acres of wetlands created to acres of wetlands permanently impacted) to meet the performance standard of no net loss of wetland habitat. The mitigation program shall be developed by a qualified biologist and be incorporated into and conform with the requirements for the Habitat Mitigation and Monitoring Plan. The mitigation shall be implemented for no less than five years after construction or until the local jurisdiction and/or the permitting authority (e.g., USACE) has determined that restoration has been successful.

The applicant shall submit the HMMP to the City as well as the USACE, RWQCB, and/or CDFW (depending upon the agencies permitting authority over the project) for review and approval prior to issuance of grading permits. The applicant shall send annual documentation to the City demonstrating compliance with the HMMP requirements and status of mitigation area.

The City shall review and approve the HMMP for compliance prior to issuance of the grading permits and onset of construction. The replacement habitat shall be monitored by a qualified biologist for 5 years.

City of San Luis Obispo; and USACE, RWQCB, and/or CDFW
BIO-2(e) Jurisdictional Areas Best Management Practices During Construction The following best management practices shall be required for grading and construction within jurisdictional areas or wetlands where impacts are authorized. In addition, the measures shall be required at locations where construction occurs within 100 feet from jurisdictional areas or wetlands. ƒ Access routes, staging, and construction areas shall be limited to the minimum area necessary to achieve the project goal and minimize impacts to other waters (federal and state) including locating access routes and ancillary construction areas outside of jurisdictional areas. ƒ To control erosion and sediment runoff during and after project implementation, appropriate erosion control materials shall be deployed and maintained to minimize adverse effects on jurisdictional areas in the vicinity of the project. ƒ Project activities within the jurisdictional areas should occur during the dry season (typically between May 1 and September 30) in any given year, or as otherwise directed by the regulatory agencies. Deviations from this work window can be made with permission from the relevant regulatory agencies. ƒ During construction, no litter or construction debris shall be placed within jurisdictional areas. All such debris and waste shall be picked up daily and properly disposed of at an appropriate site.

These measures shall be implemented during grading and construction and shall be included on all land use, grading, and building plans. The applicant shall provide the City with documentation of compliance with the above measures in monthly reports.

City compliance staff shall periodically inspect to ensure compliance. City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 12 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
ƒ All project-generated debris, building materials, and rubbish shall be removed from jurisdictional areas and from areas where such materials could be washed into them. ƒ Raw cement, concrete or washings thereof, asphalt, paint or other coating material, oil or other petroleum products, or any other substances which could be hazardous to aquatic species resulting from project-related activities, shall be prevented from contaminating the soil and/or entering jurisdictional areas.

All refueling, maintenance, and staging of equipment and vehicles shall occur at least 100 feet from bodies of water and in a location where a potential spill would not drain directly toward aquatic habitat (e.g., on a slope that drains away from the water source). Prior to the onset of work activities, a plan must be in place for prompt and effective response to any accidental spills. All workers shall be informed of the importance of preventing spills and of the appropriate measures to take should an accidental spill occur.Cultural Resources CUL-1(a) Construction Monitoring Treatment Plan A Construction Monitoring Treatment Plan shall be developed and implemented to ensure that any new discoveries are adequately recorded, evaluated, and if, significant, mitigated. The Construction Monitoring Treatment Plan shall provide the following:a. All ground disturbances within 200 feet of the top of bank of Acacia Creek shall be monitored by a qualified archaeologist and Native American observer and all ground disturbance within 50 feet of the mapped boundaries of Feature 26 and Feature 27 shall be monitored by a qualified archaeologist. b. Procedures for notifying the City and other involved or interested parties in case of a new discovery. The qualified archaeologist and/or Native American observer shall have the authority to temporarily halt or redirect construction in the vicinity of any potentially significant discovery to allow for adequate recordation and evaluation. c. Preparation and approval of a plan that identifies procedures that shall be used to record, evaluate, and mitigate unanticipated discoveries with a minimum of delay. d. Procedures that shall be followed in case of discovery of human remains. In the event that isolated human remains are encountered, consultation with the most likely Native American descendant, pursuant to Public Resources Code section 5097.97 and 5097.98, shall apply. e. Results of the monitoring program shall be documented in a technical report after completion of all ground disturbances.

The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans. Prior to issuance of grading permits, the Applicant shall submit to the City Construction Monitoring Treatment Plan prepared by a qualified archaeologist. The City shall review and approve the City Construction Monitoring Treatment Plan.

City permit compliance staff shall confirm monitoring by the qualified archaeologist and Native American representative and City grading inspectors shall spot check fieldwork. The qualified archaeologist and Native American representative shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo
CUL-1(b) Archaeological Monitoring Within 200 Feet of Acacia Creek Top of BankAll construction-related ground disturbances, including clearing/grubbing, within 200 feet of the top of bank of Acacia Creek shall be monitored by a qualified archaeologist and a Native American representative. Depending on the type of work, multiple teams of monitors may be necessary to observe construction activities occurring in separate areas. In the event that archaeological remains are The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans. Prior to issuance of grading permits, the Applicant shall submit to the City a contract or Letter of Commitment with a qualified archaeologist and Native American representative. The City shall review and approve the selected archaeologist to ensure they meet The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans. Prior to issuance of grading permits, the Applicant shall submit to the City a contract or Letter of Commitment with a qualified archaeologist and Native American representative. The City shall review and approve the selected City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 13 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
encountered during construction, City of San Luis Obispo staff shall be notified and all work within 50 feet of the find shall be halted until the find is evaluated by a qualified archaeologist and appropriate mitigation, if necessary, is implemented. If archaeological remains are identified, the resource shall be evaluated for significance under City Archaeological Resource Preservation Program Guidelines (ARPPG) and CEQA and further treatment measures including but not limited to avoidance consistent with City of San Luis Obispo General Plan Policies, Phase 2 Subsurface Archaeological Resource Evaluation (SARE), or Phase 3 Archaeological Data Recovery Excavation (ADRE) may be required. Work within 50 feet of the find shall not resume until authorization is received from the City. appropriate professional qualification standards, consistent with the ARPP Guidelines. archaeologist to ensure they meet appropriate professional qualification standards, consistent with the ARPP Guidelines.

CUL-1(c) Archaeological Monitoring Within 50 feet of Feature 26 and Feature 27 All construction-related ground disturbances, including clearing/grubbing, within 50 feet of the mapped boundaries of Feature 26 and Feature 27 shall be monitored by a qualified archaeologist. In the event that archaeological remains are encountered during construction, City of San Luis Obispo staff shall be notified and all work within 50 feet of the find shall be halted until the find is evaluated by a qualified archaeologist and appropriate mitigation, if necessary, is implemented. If archaeological remains are identified, the resource shall be evaluated for significance under City Archaeological Resource Preservation Program Guidelines (ARPPG) and CEQA and further treatment measures including but not limited to avoidance consistent with City of San Luis Obispo General Plan Policies, Phase 2 Subsurface Archaeological Resource Evaluation (SARE), or Phase 3 Archaeological Data Recovery Excavation (ADRE) may be required. Work within 50 feet of the find shall not resume until authorization is received from the City.

The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans. Prior to issuance of grading permits, the Applicant shall submit to the City a contract or Letter of Commitment with a qualified archaeologist and Native American representative. The City shall review and approve the selected archaeologist to ensure they meet appropriate professional qualification standards, consistent with the ARPP Guidelines.

City permit compliance staff shall confirm monitoring by the Cityapproved archaeologist and Native American representative and City grading inspectors shall spot check fieldwork. The City-approved archaeologist and Native American representative shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo
CUL-1(d) Unanticipated Discovery of Historical or Archaeological Resources In the event prehistoric or historic-period materials not identified during the ARI prepared for the project are encountered during construction-related ground disturbances, ground-disturbing activities within 50 feet of the discovery shall be halted, and a qualified archaeologist shall be contacted to determine if materials are isolated finds or part of a larger archaeological deposit. If the discovery is prehistoric, a Native American representative shall be contacted to participate in the evaluation of the discovery. Appropriate City of San Luis Obispo staff shall also be notified. Prehistoric materials may include chert flaked stone tools (e.g., projectile points, knives, scrapers) or toolmaking debris; culturally darkened soil (midden) containing artifacts or shellfish remains; and stone milling equipment (e.g., mortars, pestles, handstones). Historic-period materials might include stone, concrete, wood or adobe building foundations, corrals, and walls; filled wells or privies; mining features; and deposits of metal, glass, and/or ceramic refuse. If an archaeological site is identified, the resource should be evaluated for significance under City Archaeological Resource Preservation Program Guidelines (ARPPG) and CEQA and further treatment measures including but not limited to avoidance consistent with City of San Luis Obispo General Plan Policies, Phase 2 Subsurface Archaeological Resource Evaluation (SARE), or Phase 3 Archaeological Data Recovery Excavation (ADRE) may be required. Work within 50 feet of the discovery shall not resume until authorization is received from the City.

The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans. Prior to issuance of grading permits, the Applicant shall submit to the City a contract or Letter of Commitment with a qualified archaeologist and Native American representative. The City shall review and approve the selected archaeologist to ensure they meet appropriate professional qualification standards, consistent with the ARPP Guidelines.

City permit compliance staff shall confirm monitoring by the Cityapproved archaeologist and Native American representative and City grading inspectors shall spot check fieldwork. The City-approved archaeologist and Native American representative shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 14 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
CUL-2(a) Unanticipated Discovery of Tribal Cultural Resources In the event that a resource of Native American origin is identified during construction, the City of San Luis Obispo staff shall contact all California Native American tribe(s) that have expressed interest in the project and begin or continue consultation procedures with any tribe or tribes that request consultation. If an archaeological site is identified, the resource should be evaluated for significance under City Archaeological Resource Preservation Program Guidelines (ARPPG) and CEQA. If the City, in consultation with local Native Americans, determines that the resource is a tribal cultural resource and the proposed project would have a potentially significant impact to the resource, a tribal cultural resource mitigation plan shall be prepared and implemented in accordance with State guidelines (PRC Sections 21080.3.2, 21080.3.3, 21084.3) and in consultation with Native American groups. The mitigation plan may include but would not be limited to avoidance, capping in place, excavation and removal of the resource, interpretive displays, sensitive area signage, or other mutually agreed upon measures.

This condition shall be printed on all building and grading plans. City permit compliance staff shall check plans prior to issuance of grading permits, and City compliance monitoring staff shall spot check in the field throughout grading and construction.

City of San Luis Obispo
Geology and SoilsGEO-1(a) Paleontological Monitoring Prior to issuance of grading permits and the commencement of ground disturbing activities on the project site that are greater than six feet in depth, a qualified professional paleontologist shall be retained to conduct paleontological monitoring during such ground disturbing activities. The Qualified Paleontologist shall have knowledge of the local paleontology and shall be familiar with paleontological procedures and techniques. Prior to the commencement of construction activities, an orientation meeting shall be conducted by the Qualified Paleontologist, general contractor, subcontractor, and construction workers associated with earth disturbing activities. The orientation meeting shall describe the potential of exposing paleontological resources, the types of materials may be encountered, and directions on the steps that shall be taken if such a find is encountered.

Ground disturbing construction activities (including grading, trenching, drilling with an auger greater than 3 feet in diameter, and other excavation) within previously undisturbed sediments at depths greater than six feet shall be monitored on a full-time basis. Monitoring shall be supervised by the Qualified Paleontologist and shall be conducted by a qualified paleontological monitor, who is defined as an individual who meets the minimum qualifications per standards set forth by the SVP (2010), which includes a B.S. or B.A. degree in geology or paleontology with one year of monitoring experience and knowledge of collection and salvage of paleontological resources. If the Qualified Paleontologist determines that full-time monitoring is no longer warranted, he or she may recommend reducing monitoring to periodic spotchecking or cease entirely. Full-time monitoring shall be reinstated if any new ground disturbances are required at a depth of six feet or greater, and reduction or suspension would need to be reconsidered by the Qualified Paleontologist. Ground-disturbing activity that does not exceed six feet in depth within Quaternary alluvium would not require paleontological monitoring.

Prior to issuance of grading permits, the Applicant shall submit to the City a contract or Letter of Commitment with a Qualified Paleontologist. The City shall review and approve the Qualified Paleontologist to ensure they meet appropriate professional qualification standards, consistent with the SVP standards. Prior to issuance of grading permits, the Applicant shall submit to the City the required Paleontological Monitoring Plan prepared by a Qualified Paleontologist. The City shall review and approve the Paleontological Monitoring Plan. The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans.

City permit compliance staff shall check plans prior to issuance of grading permits. City permit compliance staff shall confirm monitoring by the Qualified Paleontologist and City grading inspectors shall spot check in the field throughout grading and construction. The Qualified Paleontologist shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting Program Response to Comments 15 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
GEO-1(b) Fossil Discovery, Preparation, and Curation In the event that a paleontological resource is discovered, the monitor shall have the authority to temporarily divert construction equipment around the find until it is assessed for scientific significance and collected. Once salvaged, significant fossils shall be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and curated in a scientific institution with a permanent paleontological collection along with all pertinent field notes, photos, data, and maps. Curation fees are assessed by the repository and are the responsibility of the project owner.

Prior to issuance of grading permits, the Applicant shall submit to the City the required Paleontological Monitoring Plan prepared by a Qualified Paleontologist. The City shall review and approve the Paleontological Monitoring Plan. The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans.

City permit compliance staff shall check plans prior to issuance of grading permits. City permit compliance staff shall confirm monitoring by the Qualified Paleontologist and City grading inspectors shall spot check in the field throughout grading and construction. The Qualified Paleontologist shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo
GEO-1(c) Paleontological Monitoring Plan Prior to the start of ground-disturbing activities, a Paleontological Monitoring Plan shall be prepared and submitted to the City for review and approval. The Plan shall be prepared by a Qualified Paleontologist and shall address the following:
ƒ Procedures for Paleontological Monitoring;
ƒ Procedures for the paleontologist to make and implement recommendations as to whether or not monitoring should be required on a full-time basis; ƒ Procedures for the paleontological monitor to temporarily redirect construction away from an area if paleontological resources are encountered during grading or excavation in order to assess the significance of the find; and ƒ Procedures for the handling of collected resources, including preparation to the point of identification.

Prior to issuance of grading permits, the Applicant shall submit to the City the required Paleontological Monitoring Plan prepared by a Qualified Paleontologist. The City shall review and approve the Paleontological Monitoring Plan. The conditions for monitoring and treatment of discoveries shall be printed on all building and grading plans.

City permit compliance staff shall check plans prior to issuance of grading permits. City permit compliance staff shall confirm monitoring by the Qualified Paleontologist and City grading inspectors shall spot check in the field throughout grading and construction. The Qualified Paleontologist shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo
GEO-1(d) Final Paleontological Mitigation Report At the conclusion of laboratory work and museum curation, a final report shall be prepared describing the results of the paleontological mitigation monitoring efforts associated with the project. The report shall include a summary of the field and laboratory methods, an overview of the project geology and paleontology, a list of taxa recovered (if any), an analysis of fossils recovered (if any) and their scientific significance, and recommendations. The report shall be submitted to the City and the designated museum repository.

Applicant shall submit to the City and the designated museum repository the required Paleontological Mitigation Report at the conclusion of laboratory work and museum curation.

City permit compliance staff shall check plans prior to issuance of grading permits. The Qualified Paleontologist shall ensure that actions consistent with this mitigation measure are implemented in the event of any inadvertent discovery.

City of San Luis Obispo
Hazards, Hazardous Materials, and SafetyHAZ-1(a) Soil Management Plan Prior to issuance of any grading permits for the planned roundabout and frontage improvements along Tank Farm Road and the future alignment of Santa Fe Road, a contaminated soil assessment shall be completed in the portions of land to be graded for the identified improvements. Soil samples shall be collected under the supervision of a professional geologist or environmental professional to determine the presence or absence of contaminated soil in these areas. The sampling density shall be in accordance with guidance from San Luis Obispo County Environmental Health Services (EHS), so as to define the area of contaminated soil that may be disturbed by grading activities. Laboratory analysis of soil samples shall be analyzed for the presence of petroleum hydrocarbons, VOCs, and heavy metals in accordance with applicable US EPA Test Methods. If soil sampling indicates the presence of hydrocarbon contamination, metal concentrations, or other contaminants exceeding applicable environmental The contaminated soils assessment and SMP, if necessary, shall be submitted and approved by City compliance monitoring staff and County EHS prior to the issuance of project grading permits.

As applicable, the City shall ensure implementation of the SMP according to the measures included therein and as approved by County EHS.

City of San Luis Obispo