San Luis Obispo City Council
February 1, 2022

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 16 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
screening levels as provided by the EHS, the soil assessment shall identify the area of contaminated soil that may be disturbed by grading activities. An Environmental Site Assessment (ESA) shall be prepared detailing the soil sampling, analysis, and findings and submitted to the EHS for review.

If concentrations of contaminants exceed the EHS-provided environmental screening levels, the applicant shall prepare and implement a Soil Management Plan (SMP). The SMP shall be reviewed and approved by EHS prior to issuance of grading permits. The plan shall communicate information to project construction workers about environmental conditions and will present measures to mitigate potential risks to the environment, construction workers, and other nearby receptors from potential exposure to hazardous substances that may be associated with unknown conditions or unexpected underground structures, and known contaminated soil or groundwater encountered during construction activities.

The SMP shall be updated and the updated recommendations shall be followed if the following occurs:
ƒ A change in project site uses;
ƒ Receipt of additional information pertaining to project site environmental conditions;
ƒ Updated chemical toxicity information for contaminants detected at the project site based on revised regulatory screening levels; or, ƒ New legal or regulatory soil management requirements applicable to the project site.

HAZ-1(b) Discovery of Contaminated Soils Should petroleum hydrocarbon- and volatile organic compound (VOC)-contaminated soil, metal concentrations exceeding applicable screening criteria, or other hazardous materials be discovered during construction activities, SLOAPCD must be notified as soon as possible and no later than 48 hours after affected material is discovered to determine if a SLOAPCD Permit will be required. In addition, the following measures shall be implemented immediately on discovery of contaminated soil:
ƒ Covers on soil stockpiles shall be maintained in place at all times in areas not actively involved in soil addition or removal;
ƒ Contaminated soil shall be covered with at least six inches of packed uncontaminated soil or a non-permeable hydrocarbon barrier. If a hydrocarbon barrier is used, no headspace shall be allowed where vapors could accumulate; ƒ Covered piles shall be designed and installed without openings to minimize erosion due to wind or water;
ƒ Criteria pollutant emissions from excavation and haul trips associated with removing contaminated soil shall be quantified and mitigated if total emissions would exceed applicable SLOAPCD construction phase thresholds; ƒ During soil excavation, odors shall be minimized to avoid public nuisance; and, ƒ Clean soil shall be segregated from contaminated soil.

The notification and permitting determination requirements shall be directed to the SLOAPCD Engineering & Compliance Division. The conditions for discovery of contaminated soils shall be printed on all building and grading plans.

City grading inspectors shall spot check fieldwork. 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 17 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
HAZ-3(a) Tank Farm Road Interim Pedestrian Safety Signage The project applicant shall fund and install interim signage along Tank Farm Road west of Santa Fe Road to highlight potential safety hazards to pedestrians alongthis connection. The signage shall be designed and installed consistent with applicable City Engineering Standards to the satisfaction of the Public Works Director. 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.

The applicant shall submit public improvement plans that detail the proposed sign installations for review and approval by the City prior to issuance of any building permits. The signs shall be installed prior to issuance of any occupancy permits. Construction of the required improvements may require coordination with and an encroachment permit from San Luis Obispo County.

The City shall verify that the applicant installs the improvements in accordance with approved design plans.

City of San Luis Obispo
NoiseN-1(a) Construction-Related Noise Reduction Measures The applicant shall apply the following measures during construction of the project site:
ƒ Electrical Power. Electrical power, rather than diesel equipment, shall be used to run compressors and similar power tools and to power temporary structures, such as construction trailers or caretaker facilities. ƒ Equipment Staging. All stationary equipment (e.g., air compressors, portable generators) shall be staged as far away from sensitive receptors as feasible. ƒ Equipment Idling. Construction vehicles and equipment shall not be left idling for longer than five minutes when not in use.
ƒ Workers’ Radios. All noise from workers’ radios shall be controlled to a point that they are not audible at sensitive receptors near construction activity. ƒ Smart Back-up Alarms. Mobile construction equipment shall have smart backup alarms that automatically adjust the sound level of the alarm in response to ambient noise levels. Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction. ƒ Temporary Sound Barriers. During the site preparation, grading, building, and paving phases of construction, temporary sound barriers shall be installed and maintained facing noise-sensitive receptors within 300 feet of the project site (e.g., residences at the neighboring mobile home park). Temporary sound barriers typically consist of construction fence batted with light sound blankets. Temporary sound barriers shall, at a minimum, block the line of sight between the engines of diesel-powered construction equipment (typically 3 feet above grade) and adjacent windows at sensitive receptors and shall be placed as close to the source equipment as feasible. Such barriers shall be field tested to reduce noise by at least 10 dBA at sensitive receptors. (A sound barrier can achieve a 5 dBA noise level reduction when it is tall enough to break the line-of-sight from the source equipment to the sensitive receptor, and it can achieve an approximate 1 dBA additional noise level reduction for each 2 feet of height after it breaks the line of sight ([FHWA] 2011). Mobile sound barriers may be used as appropriate to attenuate construction noise near the source equipment. ƒ Disturbance Coordinator. The applicant shall designate a disturbance coordinator who shall be responsible for responding to any local complaints about construction noise. The noise disturbance coordinator shall determine the cause of the noise complaint (e.g., starting too early, bad muffler) and Construction plans shall note construction hours, truck routes, and required noise reduction measures, and shall be submitted to the City for approval prior to grading and building permit issuance for each project phase. Noise reduction measures shall be identified and described for submittal to the City for review and approval prior to building or grading permit issuance. They shall be adhered to for the duration of the project. The applicant shall provide and post signs stating these restrictions at construction site entries. Signs shall be posted prior to commencement of construction and maintained throughout construction. The Community Development Department shall confirm that construction noise reduction measures are incorporated in plans prior to approval of grading/building permit issuance. All construction workers shall be briefed at a pre-construction meeting on construction hour limitations and how, why, and where measures are to be implemented. A workday schedule will be adhered to for the duration of construction for all phases.

City staff shall ensure compliance throughout all construction phases. Building inspectors and permit compliance staff shall periodically inspect the site for compliance with activity schedules and respond to complaints.

City of San Luis Obispo

City of San Luis Obispo
600 Tank Farm Road Mixed-Use Project Mitigation Monitoring and Reporting ProgramResponse to Comments 18 Mitigation Measure Plan Requirements and Timing Monitoring Responsible Agency or Party Compliance VerificationInitial Date Comments
shall require that reasonable measures warranted to correct the problem be implemented. A telephone number for the disturbance coordinator shall be conspicuously posted at the construction site.

N-1(b) Neighboring Property Owner Notification and Construction Noise ComplaintsThe contractor shall inform residents and business operators at properties within 300 feet of the project site of proposed construction timelines and noise complaint procedures to minimize potential annoyance related to construction noise. Proof of mailing the notices shall be provided to the Community Development Department before the City issues a zoning clearance. Signs shall be in place before beginning of and throughout grading and construction activities. Noise-related complaints shall be directed to the City’s Community Development Department.

Schedule and neighboring property owner notification mailing list shall be submitted 10 days prior to initiation of any earth movement. A workday schedule will be adhered to for the duration of construction for all phases.

City staff shall ensure compliance throughout all construction phases. Building inspectors and permit compliance staff shall periodically inspect the site for compliance with activity schedules and respond to complaints.

City of San Luis Obispo

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
1 EXHIBIT A
SECTION 1. ENVIRONMENTAL DETERMINATION
The City Council of the City of San Luis Obispo (City) considers and relies on the Final Environmental Impact Report (EIR; State Clearinghouse Number 2020110426) for the proposed 600 Tank Farm Residential Mixed-Use Project (Project) in determining to approve the Project, amend the General Plan Map, rezone the property, and amend the Airport Area Specific Plan (AASP). The Project includes a General Plan Amendment, Zoning Amendment, AASP Amendment, Conceptual Site Plan, and Major Development Review to allow for development of the 11.1-acre site.

The Final EIR consists of the Draft EIR with changes in response to public comments, written responses to comments received on the Draft EIR, identification of persons and agencies that commented on the Draft EIR, a Mitigation Monitoring and Reporting Program (MMRP), and technical appendices. The City Council has received, reviewed, considered, and relied on the information contained in the Final EIR, as well as information provided at hearings and submissions of testimony from official participating agencies, the public, and other agencies and organizations.

Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section 21081 of the Public Resources Code require a Lead Agency to adopt findings for each significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the Lead Agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or substantially lessen the significant environmental effects identified in the Final EIR; • Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision of employment opportunities for highly trained workers, make the mitigation measures or project alternatives identified in the Final EIR infeasible.

The California Code of Regulations, Title 14, Section 15091(b) requires that the City’s findings be supported by substantial evidence in the record. Accordingly, the Lead Agency’s record consists of the following:
• Documentary and oral evidence, testimony and staff comments and responses received and reviewed by the Lead Agency during public review and the public hearings on the 600 Tank Farm Residential Mixed-Use Project.
• The City of San Luis Obispo 600 Tank Farm Residential Mixed-Use Project Final Environmental Impact Report (September 2021).

The Final EIR, AASP, and other portions of the administrative record are available for review at:

City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
Contact: Shawna Scott
(805) 781-7176

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
2 In addition to making a finding for each significant impact, if the Lead Agency approves a project without mitigating all the significant impacts, it must prepare a statement of overriding considerations, in which it balances the benefits of the project against the unavoidable environmental risks. The statement of overriding considerations must explain the social, economic, or other reasons for approving the project despite its environmental impacts (14 CCR 15093, Pub. Res. Code 21081).

This document contains the findings and statement of overriding considerations for the approval of the Project and reflects the City’s independent judgment. This document incorporates by reference the Final EIR.

Having received, reviewed and considered the foregoing information, as well as all information in the record, the City Council of the City of San Luis Obispo hereby makes these Findings pursuant to, and in accordance with, Section 21081 of the Public Resources Code.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
3 SECTION 2. PROJECT DESCRIPTION
A. PROJECT OBJECTIVES
The Final EIR objectives for the Project include:

Develop an economically feasible plan that is consistent with, and implements, policies within the City’s General Plan and AASP.

Establish a complete internally and externally “linked” mixed use community with amenities such as neighborhood parks and commercial goods and services that can serve the neighborhood.

Provide a variety of housing opportunities for a wide range of socioeconomic groups and affordability levels, and at average unit sizes that are below current City averages.

Develop a Project with the maximum number of units permitted by the underlying zoning, approximately 280 residential units, with approximately 261,200 square feet of total residential floor space and 12,500 square feet of commercial floor space.

Develop the Acacia Creek frontage in a manner that provides that area as a Project amenity without jeopardizing the creek’s biological resources or riparian qualities.

Implement the City-planned Tank Farm Road/Santa Fe Road (west) roundabout and infrastructure improvements to improve traffic flow and safety for all road users in a manner that does not exceed the level of impact fees generated on-site over the buildout of the project.

Provide a well-connected internal network of bicycle paths, pedestrian sidewalks, open space buffers, private parks, and spaces for recreational activities, including development of a shareduse bicycle/pedestrian path between Tank Farm Road and Damon-Garcia Sports Fields within the 35’ creek setback, and protected bike lanes consistent with the Active Transportation Plan.

Provide City-identified roadway network improvements that meet current and long-term traffic projections with preference for non-vehicular traffic modes.

Market and orient the project to the surrounding employers to reduce vehicle miles travelled and to maximize the use of non-vehicular traffic modes.

Develop a project that complies with the safety, noise and overflight policies of the City’s Airport Overlay Zone and the San Luis Obispo County Airport Land Use Plan.

B. PROPOSED PROJECT
The project entitlements would change the land use designation from Business Park to Service Commercial with the Specific Plan overlay (C-S-SP), which would allow a mixed-use project providing up to 280 residential units and commercial-service/office uses defined in AASP Table 4.3. The project site would be developed at a density of 25.7 units per acre, with shared public and private open spaces, common yards, and a recreation center with a community building. The proposed residential development would include a mix of one-bedroom, two-bedroom, and three-bedroom units as detailed in Table 1.

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. The proposed zoning would allow for up to 12,500 square feet of commercialservice/office space, which would be located in Buildings 1 and 2 shown in Figure 1.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
4 Table 1. Project Characteristics
Unit Type1 Size (sf) Units
Residential
Area (sf)
Non-Residential
Area (sf)
Acres
(net) Units/Acre2
Townhomes and
Cluster Units
750-1,450 140 154,000 n/a 6.5 21.5
Stacked Flats 600-925 100 85,700 n/a 2.9 34.5
Mixed Use
(studio and 1-bed)
450-625 40 21,500 12,500 1.5 26.7
Total 450-1,450 280 261,200 12,500 10.9 25.7
sf = square feet
The project also includes a 2,250-square foot clubhouse building with a 2,800-square foot patio area. The clubhouse building would provide meeting areas, an indoor game area, a common lounge, administrative office area, and a community kitchen. The building would also serve as a temporary sales office and an administrative building during project sales and construction.

The project’s required creek setbacks, common areas and open space in the northwest corner of the project site would result in 20 percent of the site being landscaped common open space, including play areas, tot lots, and landscape parkways. Bike and pedestrian trips would be facilitated by a proposed connection to the 650 Tank Farm Road property and extension of the onsite shared-use path to the shareduse path at the Damon-Garcia Sports Fields to the north. The proposed project is requesting a minimum setback of approximately 10 feet from the average top of bank for a bicycle/pedestrian path to connect to Damon-Garcia Sports Fields (and an average shared-use path of 20 feet) and a minor exception for a maximum 10-foot encroachment into the setback for portions of Buildings 14 and 21 from the average top of bank.

The project would be required to contribute its fair share toward transportation improvements envisioned in the General Plan Circulation Element and shown in the AASP. Transportation improvements funded or constructed by this project include widening Tank Farm Road along the project frontage (provides two westbound auto lanes, protected bike lanes, curb/gutter, sidewalk and parkway on the north side of the street), construction of a roundabout at the intersection of Tank Farm Road and Santa Fe Road (west), and construction of a portion of the Santa Fe Road Extension north of Tank Farm Road (including two travel lanes, sidewalks and protected bike lanes on the east side). Stormwater runoff from these improvements would be directed to a planned retention basin located at the northwest corner of the proposed roundabout.

In addition to the transportation improvements included in the project, the project applicant would be required to provide preliminary planning and engineering support 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 Active Transportation Plan.

These elements of the Project are further described in the Final EIR, which is available at the following link: https://www.slocity.org/government/department-directory/community-development/documentsonline/environmental-review-documents/-folder-2187

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
5 Figure 1. Project Site Plan

TANK FARM ROAD

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
6 SECTION 3. ENVIRONMENTAL IMPACT REPORT
A. BACKGROUND
The Final EIR was prepared in compliance with CEQA and the State CEQA Guidelines. In accordance with Section 15121 of the State CEQA Guidelines, the purpose of the Final EIR is to serve as an informational document for the public and City decision makers.

Pursuant to CEQA Guidelines Section 15182, “where a public agency has prepared an EIR on a specific plan after January 1, 1980, a residential project undertaken pursuant to and in conformity to that specific plan is exempt from CEQA,” as long as the residential project is within the scope of the EIR, no new or more severe environmental effects would occur, and no new mitigation measures are required for the residential project.

In accordance with Section 15105 of the State CEQA Guidelines, the Draft EIR was circulated for a 50- day public review period that began June 5, 2021 and concluded on August 3, 2021. The City held a Planning Commission Hearing public workshop on July 14, 2021 to receive public testimony in the form of verbal comments on the Draft EIR.

Responses to each written and verbal comment that the City received are included in Section 8.0, Response to Comments of the Final EIR. The Draft EIR and Response to Comments collectively comprise the Final EIR for the Project.

B. IMPACT ANALYSIS
Four categories of impacts are identified in the Final EIR:
• No impact would result when no change in the environment would occur; no mitigation would be required.
• A less than significant impact is an adverse impact that does not meet or exceed the applicable significance criteria thresholds for a particular resource. Generally, no mitigation measures are required for less than significant impacts; only compliance with standard regulatory conditions would be required. However, mitigation may still be recommended should the lead or responsible agency deem it appropriate to reduce the impact to the maximum extent feasible, as long as there is rough proportionality between the environmental impacts caused by the project and the mitigation measures imposed on the project.
• A less than significant impact with mitigation is an adverse impact that would cause a substantial adverse effect that meets or exceeds the applicable significance criteria thresholds for a particular resource, but which can be reduced to a less than significant level through successful implementation of identified mitigation measures.
• A significant and unavoidable impact would cause a substantial adverse effect on the environment that meets or exceeds the applicable significance criteria thresholds for a particular resource, and no feasible mitigation measures would be available to reduce the impact to a less than significant level.

Determinations of significance levels in the Final EIR are made based on impact significance criteria and State CEQA Guidelines for each environmental resource.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
7 SECTION 4. FINDINGS FOR LESS THAN SIGNIFICANT

ENVIRONMENTAL EFFECTS OF THE PROJECT
The findings below are for impacts that are adverse, but would not result in significant effects on the natural or human environment.

The City Council concludes that the following impacts would result in adverse but less than significant effects on the natural or human environment. The impacts identified in this section are considered in the same sequence in which they appear in the Final EIR.

A. AIR QUALITY

1. Impact AQ-1: The Project would be consistent with the SLOAPCD Clean Air Plan growth assumptions because it would be consistent with the population projections, it would result in a net reduction in regional vehicle miles traveled (VMT) and regional residential VMT and not exceed the Clean Air Plan VMT projections for the project site, and the project is consistent with the Land Use Strategies and Transportation Control Measures in the Clean Air Plan. Therefore, impacts would be less than significant (Refer to page 4.1-13 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Impact AQ-2: Emissions associated with Project construction and operation would not exceed applicable SLOAPCD thresholds for local or regional emissions. Therefore, impacts would be less than significant (Refer to page 4.1-15 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

3. Cumulative Air Quality Impacts: The Project would be within the population projections of the SLOAPCD Clean Air Plan and because the Project would be substantially consistent with transportation control measures and land use strategies provided in the Clean Air Plan, the Project would not contribute considerably to a potential Clean Air Plan consistency impact. Impacts associated with CO hotspots or TACs tend to be localized to individual project sites and the immediate vicinity. As a result, the project-level evaluations of these pollutants consider the cumulative nature of these pollutants. Because the Project would not result in or be exposed to concentrations of localized pollutants that would exceed applicable SLOAPCD thresholds, the Project would not expose sensitive receptors to a cumulatively considerable impact associated with CO hotspots, TACs, or valley fever (Refer to page 4.1-21 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
8 B. BIOLOGICAL RESOURCES

1. Impact BIO-3: The Project site has low suitability for wildlife movement due to the existing level of disturbance and human activity. Also, the Project would not affect the movement of native fish because no project elements would directly affect the Acacia Creek channel. Due to the existing lowquality and limited wildlife movement habitat and the existing baseline of human presence within the vicinity of the Project site, wildlife movement would not be significantly diminished. Therefore, impacts would be less than significant (Refer to page 4.2-35 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Impact BIO-4: The Project would be required to comply with the City’s Tree Ordinance and the Tree Regulations in Chapter 12.24 of the San Luis Obispo Municipal Code, which require compensatory tree planting for any existing trees removed. Zoning Regulations section 17.70.030 stipulates that an exception to the creek setback requirements may be considered where substantiated evidence is available that a project will result in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of the site. The encroachment area would not significantly degrade the riparian corridor. The Project proposes an increase in the riparian setback elsewhere along the corridor, with a riparian setback that averages approximately 40 feet. Therefore, impacts would be less than significant. (Refer to page 4.2-35 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

C. ENERGY

1. Impact E-1: Temporary Project construction would comply with state measures to reduce the inefficient, wasteful, or unnecessary consumption of energy. The use of energy to construct the Project would not be unnecessary because the intention of the project is to provide additional housing.

Project operation would include energy efficiency measures including the installation of solar panels and an all-electric design in compliance with the City’s Clean Energy Choice Program. As a result, energy consumption resulting from the proposed built environment would not be wasteful, inefficient, or unnecessary. Therefore, impacts would be less than significant (Refer to page 4.4-10 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Impact E-2: The Project includes energy efficiency measures to achieve net-zero energy requirements in the City’s Clean Energy Choice Program for New Buildings and the applicant has committed to providing electricity through Central Coast Community Energy’s community choice energy program. The proposed bicycle and pedestrian facilities and access would encourage the use of alternative transportation modes, which would reduce VMT and associated fuel consumption.

Therefore, the Project would not conflict with or obstruct implementation of the City’s 2020 Climate

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
9 Action Plan or Clean Energy Choice Program for New Buildings, or any other applicable plans for renewable energy and impacts would be less than significant. (Refer to page 4.4-13 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

3. Cumulative Energy Impacts: The City’s Clean Energy Choice Program for New Buildings, which includes incentives and local amendments to the 2019 California Energy Code, and new iterations of the California Building Energy Efficiency Standards and CALGreen would require increasingly more efficient appliances and building materials that reduce energy consumption in cumulative development in the City of San Luis Obispo in addition to the Project. In addition, county-wide vehicle fuel efficiency is anticipated to continue improving through implementation of the existing Pavley regulations under AB 1493, and implementation of the San Luis Obispo Council of Governments 2019 Regional Transportation Plan would reduce per capita VMT. As a result, the Project would not have a cumulatively considerable contribution to a significant cumulative impact related to the wasteful, inefficient, and unnecessary consumption of energy resources (Refer to page

4.4-13 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than cumulatively significant effect.

D. GREENHOUSE GAS EMISSIONS

1. Impact GHG-1: The Project would generate temporary GHG emissions primarily as a result of operation of construction equipment on-site as well as from vehicles transporting construction workers to and from the project site. Operation of the project would generate GHG emissions associated with area sources (e.g., landscape maintenance), energy and water usage, vehicle trips, and wastewater and solid waste generation. However, the Project would be consistent with the City of San Luis Obispo’s 2020 CAP because project GHG emissions would be less GHG intensive than development anticipated for the existing General Plan land use designation for the site and would be consistent with the City’s CEQA GHG Emissions Analysis Compliance Checklist. Therefore, the Project’s potential impact associated with GHG emissions and greenhouse has reduction plan consistency would be less than significant. (Refer to page 4.5-15 of the Final EIR). a. Mitigation: None Required. The Draft EIR included Mitigation Measure GHG-1(a) which would have required the project applicant to prepare and implement a Greenhouse Gas Reduction Program. This mitigation was found to reduce the project’s GHG emissions. However, the Draft EIR determined that, due to limited GHG emissions reductions that would be achievable through on-site GHG reduction measures and limits on the use of off-site reduction credits and/or carbon offsets, it would be speculative to determine that Mitigation Measure GHG-1(a) would reduce the Project’s GHG emissions below the applicable threshold of significance and concluded that the GHG impact would remain significant and unavoidable.

During preparation of the Final EIR, City staff reviewed the methodology used to determine the project’s consistency with the Climate Action Plan and the basis for determining the potential buildout of the existing General Plan land use designation. As a result, Impact GHG-1 was revised to include a comparison of the proposed project’s GHG emissions to the potential GHG

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
10 emissions estimated from development anticipated for the existing General Plan land use designation, and in compliance with the Climate Action Plan methodology for projects which would result in new development with lower GHG intensity than development anticipated for the existing land use designation, the project was evaluated using the CEQA GHG Emissions Analysis Compliance Checklist. With these revisions, Draft EIR Mitigation Measure GHG-1(a) was rejected because it was found to no longer be required to ensure the Project would be consistent with the City’s Climate Action Plan. Therefore, no mitigation is required to reduce the Project’s impacts associated with GHG emissions.
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Cumulative Greenhouse Gas Emission Impacts: The geographic scope for related projects considered in the cumulative impact analysis for GHG emissions is global because the impacts of climate change are experienced on a global scale regardless of the location of GHG emission sources.

Therefore, GHG emissions and climate change are, by definition, cumulative impacts. The Project is consistent with the City’s 2020 CAP. Impacts from the proposed project would therefore not be cumulatively considerable. (Refer to page 4.5-21 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

E. HAZARDS AND HAZARDOUS MATERIALS

1. Impact HAZ-2: In conjunction with the City’s LUCE update process completed in 2014, the LUE and associated Airport Safety Zones were developed with the updated safety and hazards considerations identified in the 2014 Airport Land Use Compatibility Report. With the Airport Land Use Commission’s adoption of the updated Airport Land Use Plan in 2021, the project site is not located within identified Aviation Safety Areas/Airport Safety Zones. Because the project site is not located within an identified Aviation Safety Area in the City’s adopted LUE or an Airport Safety Zone that limits residential development in the ALUC’s adopted ALUP, and because the Project does not include any components that would pose risks to air navigation, or otherwise expose people or workers to airport related risks, no substantial aviation-related safety hazard to residents or commercial employees or patrons within the project site are expected to occur as result of the Project and impacts would be less than significant. (Refer to page 4.6-17 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

3. Cumulative Hazards and Hazardous Materials Impacts: Overall, hazards and hazardous materials impacts associated with individual developments are site specific in nature and must be addressed on a case-by-case basis. Since hazards and hazardous materials are required to be examined as part of the permit application and environmental review process, potential impacts associated with individual projects will be adequately addressed prior to permit approval. Therefore, cumulative hazardous material impacts would be less than significant. Cumulative projects area also within the ALUP Safety Areas, thereby potentially exposing persons to risk of airport safety hazards. These primarily include residential units and commercial development projects near the airport as well as Specific Plans and Specific Plan amendments, including the San Luis Ranch Specific Plan and Airport Area Specific Plan projects. However, these projects are subject to review of airport-related hazards during

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
11 the environmental review process and by the ALUC, which would ensure that development does not impose an aviation-related hazard on structures or people. Potential impacts associated with transportation hazards would be site-specific and would not have corresponding cumulative effects.

Therefore, cumulative impacts would be less than significant. (Refer to page 4.6-22 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than cumulatively significant impact.

F. HYDROLOGY AND WATER QUALITY

1. Impact HWQ-1: Project construction activities would not directly affect Acacia Creek because the Project does not include physical improvements to the creek. Both phases of Project construction would be required to comply with the requirements of the Construction General Permit, which requires preparation and implementation of a SWPPP. The SWPPP would detail Erosion Control, Sediment Control, and Good Housekeeping BMPs to be implemented during project construction to minimize erosion, retain sediment on site, control flooding, and reduce pollutant discharge to stormwater to a less than significant level. Implementation of BMPs in compliance with City and Phase II MS4 Permit drainage and water quality requirement would ensure that operational impacts related to on- or off-site erosion or siltation, flooding, and additional sources of polluted runoff would support stormwater runoff for the Project. Therefore, potential erosion, flooding, and associated water quality impacts would be less than significant. (Refer to page 4.7-13 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Impact HWQ-2: The Project does not involve grading or placement of structures within Acacia Creek channel that could impede or redirect flood flows. The eastern portion of the Project site is within an existing 100-year flood zone. However, creek setbacks and compliance with FEMA and City regulations would ensure that the Project would not place structures within a 100-year flood hazard area which could impede or redirect flood flows. In addition, with retention BMPs in compliance with City and Phase II MS4 Permit requirements, the Project would not increase discharge to Acacia Creek beyond the allowable 5 percent increase for the 2-year through 100-year storm event. Therefore, the Project would not substantially alter or increase flood flows or change the morphology of Acacia Creek downstream of the project site and impacts would be less than significant. (Refer to page 4.7-17 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

3. Cumulative Hydrology and Water Quality Impacts: Compliance with NPDES and local water quality requirements and City drainage design guidelines would minimize potentially significant cumulative impacts. All projects that disturb one acre or more of soil must comply with the requirements of the Construction General Permit. Additionally, all projects that would create and/or replace 5,000 square feet or more of impervious surface would be required to comply with the Phase II MS4 Permit. The Project, as well as other cumulative development in City, would be required to prepare a hydrology report and implement drainage facilities to minimize hydrologic impacts

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
12 consistent with applicable City design guidelines. Compliance with the Construction General Permit, the City drainage design guidelines, and the Phase II MS4 requirements would ensure that each individual project would incorporate BMPs and other drainage facilities designed to address drainage and surface water quality protection. As a result, cumulative impacts to water quality, drainage, flooding, and sedimentation would be adverse, but less than significant (Refer to page 4.7-18 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than cumulatively significant impact.

G. LAND USE AND PLANNING

1. Impact LU-1: The Project would be potentially consistent with all applicable General Plan and AASP policies that minimize environmental effects such as water quality, scenic quality, archaeological resource protection, and wildlife habitat protection. The required off-site transportation improvements, including the roundabout and frontage improvements along Tank Farm Road as well as the future alignment of Santa Fe Road are anticipated in the General Plan Circulation Element. Therefore, the proposed transportation improvements are consistent with the City’s General Plan and AASP. With City approval of the proposed rezone, the proposed mixed-use development would be consistent with allowed uses in the C-S-SP zone. The ALUC reviewed the Project in August 2021 and determined that development facilitated under the proposed AASP Amendment and rezone would be consistent with the ALUP. Therefore, the Project would not conflict with applicable policies or regulations relating to environmental effects in the General Plan, AASP, Municipal Code, or ALUP and impacts would be less than significant. (Refer to page 4.8-5 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Cumulative Land Use and Planning Impacts: Potential environmental impacts from land use conflicts are addressed on a case-by-case basis as individual projects are reviewed by city decisionmakers for consistency with adopted policies. Much of the anticipated cumulative development is the City is planned within adopted specific plan areas and would be required to comply with buildout densities and policies within the respective specific plans. Projects within the ALUP would be subject to review and oversight by the ALUC, which would ensure compliance with the safety measures and standards in the ALUP. In addition, residential projects would be subject to the growth management policy established in Land Use Element Policy 1.11.2. Implementation of the City’s General Plan policies and development standards and those in other adopted plans that relate to land use would minimize cumulative land use impacts. Therefore, cumulative land use impacts would be less than significant. (Refer to page 4.8-7 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than cumulatively significant impact.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
13 H. NOISE

1. Impact N-2: Rooftop-mounted HVAC equipment on new buildings on the Project site would not exceed standards in Section 17.76.100.B of the City’s Municipal Code or the City’s maximum allowable noise exposure level. In addition, new vehicle trips would not increase ambient transportation-related noise by 1 dBA or more. Therefore, the Project would not result in an exceedance of the FTA’s criteria for significant increases in traffic noise. Impacts would be less than significant. (Refer to page 4.9-19 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Impact N-3: The greatest anticipated source of vibration during general Project construction activities would be from vibratory rollers, which may be used within approximately 200 feet of the nearest off-site structures. However, vibration levels at nearby structures would be lower than the strictest FTA construction vibration damage criterion and would not exceed Caltrans’ recommended criterion for distinctly perceptible vibration from transient sources. Therefore, temporary impacts associated with rollers (and other potential vibration-generating construction equipment) would be less than significant. (Refer to page 4.9-21 of the Final EIR). a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

3. Cumulative Noise Impacts:

On-site Operational Noise. Most cumulative projects are not located close enough to the project site that operational noise would impact the same sensitive receivers. 650 and 660 Tank Farm Road are located in proximity to the project site and their noise sources would be typical of multi-family residential and commercial developments, and they would not generate noise levels at sensitive receptors that exceed ambient noise levels from transportation sources. It is anticipated that nearby cumulative projects would produce similar noise levels from HVAC equipment at adjacent property lines. In this case, cumulative noise levels from on-site operational equipment would not approach existing ambient noise levels from transportation sources. Therefore, cumulative projects, even those near the project site, would not cause cumulative on-site operational noise impacts.

Vehicle Trip Noise. Cumulative projects, including the proposed project, would generate new vehicle trips that result in a permanent increase in traffic noise. However, the project by itself would not cause a detectable change in existing traffic noise levels on road segments with nearby sensitive receptors. Similarly, the cumulative project at 650 Tank Farm Road would not increase traffic volumes on nearby roadway segments by more than 4.6 percent, which would have a negligible effect on traffic noise. Based on the scale of trip generation by nearby cumulative projects, it is not anticipated that these projects would combine to increase traffic noise to a perceptible extent.

Furthermore, the project would not considerably contribute to a cumulative increase in traffic noise. (Refer to page 4.9-21 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the Project would have an adverse, but less than cumulatively significant impact.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
14 I. UTILITIES AND SERVICE SYSTEMS

1. Impact U-1: Existing water conveyance and wastewater treatment infrastructure would have adequate capacity to serve the Project. The project would not require new or expanded off-site water and wastewater treatment, stormwater drainage facilities, electrical power, natural gas, or telecommunication facilities. In addition, the construction of required utility connections would occur on the project site and adjacent Tank Farm Road right-of-way and are accounted for in the discussion of temporary construction impacts. Therefore, the project would not result in a significant impact associated with the need for new or expanded utility facilities. (Refer to page 4.10-10 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

2. Impact U-2: The Project would be required to obtain a Construction Water Permit which would utilize recycled water for construction activities. The Project’s water demand would represent an increase of approximately 1 percent in the City’s projected water demand and would consume approximately 3.5 percent of the City’s available water supply. The City currently has sufficient existing municipal water supply to provide water to the Project. In addition, WWME Policy A 5.2.5 requires new development to pay its proportionate share of water supplies, expanded treatment, and distribution system capacity. Therefore, the potential impact to water supply would be less than significant. (Refer to page 4.10-11 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect.

3. Impact U-3: The proposed roundabout and frontage improvements along Tank Farm Road and the future alignment of Santa Fe Road would not result in a long-term increase in wastewater demand.

The City has sufficient existing wastewater treatment capacity to serve the Project’s estimated wastewater generation. The WRRF is currently undergoing construction to increase available capacity, which is estimated to be completed in 2024. WWME Policy B 2.2.3 requires new development to pay its proportionate share of expanded treatment and collection system capacity and upgrades. Therefore, the potential impact to wastewater capacity would be less than significant. (Refer to page 4.10-12 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than significant effect

4. Cumulative Utility and Service System Impacts: The City has available water supplies that exceed estimated buildout demand, and the project would not contribute substantially to an increase in water demand that would exceed the City’s overall potable water supply. Therefore, the Project would not contribute considerably to a cumulative water supply impact. The City has adequate wastewater treatment capacity to serve the anticipated the estimated buildout demand, and the Project would be required to comply with WWME Policy B 2.2.3, which requires new development to pay its proportionate or “fair share” of expanded treatment and collection system capacity and upgrades.

Therefore, the Project would not contribute considerably to a cumulative wastewater capacity impact.

Individual projects would be subject to the stormwater capture and treatment requirements of the

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
15 applicable MS4 Permit and the City’s Drainage Master Plan and stormwater regulations, which would reduce potential impacts to stormwater drainage facilities. Therefore, the potential cumulative impacts to stormwater/drainage facilities would be less than significant. Future development, including the proposed project, would be subject to applicable local, regional, State, and federal policies regarding energy efficiency, and, the Project would not require additional electricity substations. Therefore, the Project’s contribution to cumulative impacts on energy facilities would not be cumulatively considerable. The Project would include telecommunications connections to existing lines and systems, as service providers exist for the project site and vicinity. Therefore, the Project’s contribution to cumulative impacts on energy facilities would not be cumulatively considerable. (Refer to page 4.10-13 of the Final EIR).
a. Mitigation: None Required
b. Finding: The City finds that the impact would have an adverse, but less than cumulatively significant impact.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
16 SECTION 5. FINDINGS FOR SIGNIFICANT ENVIRONMENTAL

EFFECTS OF THE PROJECT THAT HAVE BEEN MITIGATED TO A

LESS THAN SIGNIFICANT LEVEL
The findings below are for impacts that would result in potentially significant effects on the natural and/or human environment, but could be reduced to a less than significant level through feasible changes or alterations to the Project or implementation of mitigation measures. When approving a project with impacts that are less than significant with mitigation, the decision-makers must make findings that changes or alterations to the project have been incorporated that reduce the impacts to a less than significant level.

This section presents the Project’s significant environmental impacts and feasible mitigation measures.

Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section 21081 of the Public Resources Code require a Lead Agency to make findings for each significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the Lead Agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or substantially lessen the significant environmental effects identified in the Final EIR; • Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision of employment opportunities for highly trained workers, make the mitigation measures or project alternatives identified in the Final EIR infeasible.

Each of these findings must be supported by substantial evidence in the administrative record. This section identifies impacts that can be fully avoided or reduced to a less than significant level through the incorporation of feasible mitigation measures into the Project. The impacts identified in this section are considered in the same sequence in which they appear in the Final EIR.

A. AIR QUALITY

1. Impact AQ-3: The Project would not expose sensitive receptors to substantial CO concentrations, and localized air quality impacts related to CO hot spots would be less than significant. Project construction activities, including grading and construction vehicle traffic, could generate substantial localized quantities of dust and expose sensitive receptors to potential health hazards associated with the Coccidioides fungus, and this impact would be potentially significant. In addition, the proposed grading and excavation has the potential to encounter serpentine rock that may contain Naturally Occurring Asbestos at locations on the property other than those tested, this impact would be potentially significant. (Refer to page 4.1-17 of the Final EIR). a. Mitigation: The following mitigation measures are required to reduce impacts to sensitive receptors to substantial pollutant concentrations as a result of development of the Project. - Mitigation Measure AQ-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.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
17 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 immune-compromised 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 onsite workers and surrounding residents within 1,000 feet of the project site that includes the following information on Valley Fever:
▪ Potential sources/causes
▪ Common symptoms
▪ Options or remedies available should someone be experiencing these symptoms ▪ The location of available testing for infection
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

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
18 — Mitigation Measure 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.
b. Finding: The City finds that the Mitigation Measure AQ-3(a) and AQ-3(b) would reduce impacts to sensitive receptors to a less than significant level by requiring implementation of protective measures to reduce health hazards associated with the Coccidioides fungus and complying with SLOAPCD requirements for Naturally Occurring Asbestos.

B. BIOLOGICAL RESOURCES

1. Impact BIO-1: The proposed disturbance footprint on the Project site would impact the entirety of the occurrences of Cambria morning-glory and Congdon’s tarplant. The proposed road and infrastructure improvements to Tank Farm Road would likely impact the historic population of Congdon’s tarplant within the project area south of Tank Farm Road. Project impacts to the on-site occurrences of these special status plant species would be potentially significant. The Project also has the potential to impact special-status animal species that have the potential to occur within the project site based on the presence of suitable habitat. These species include Vernal pool fair shrimp, California red-legged frog, western spadefoot, southwestern pond turtle, American badger, pallid bat, Townsend’s big-eared bat, burrowing owl, and loggerhead shrike. Suitable nesting habitat is also present for special status nesting bird species. Impacts to special status plant and animal species are potentially significant. (Refer to page 4.2-19 of the Final EIR). a. Mitigation: The following mitigation measures are required to reduce Project construction and operational impacts to sensitive plant and animal species. — Mitigation Measure BIO-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:
• 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.
• 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. • Upon completion of construction all excess materials and debris shall be removed from the project construction area and disposed of appropriately. • The work area shall remain clean. All food-related trash items shall be enclosed in sealed containers and removed from the site weekly.
• Pets and firearms shall be prohibited at the construction site. • 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

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
19 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.
• 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. • 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.
• At the end of each workday, excavations shall be secured with cover or a ramp provided to prevent wildlife entrapment.
• 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
— Mitigation Measure 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.
— Mitigation Measures BIO-1(c) Updated Surveys for Infrastructure Improvement Parcels.

Within 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.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
20 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).
— Mitigation Measure 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:
• Description of the project/impact site (i.e., location, responsible parties, areas to be impacted);
• Goal(s) of the compensatory mitigation project [area(s) of vernal pool fairy shrimp habitat to be established and/or preserved;
• 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;
• Implementation plan for the compensatory mitigation site (rationale for expecting implementation success, responsible parties, schedule, site preparation, planting plan); • Maintenance activities during the monitoring period, as appropriate (activities, responsible parties, schedule);
• Monitoring plan for the compensatory mitigation site, (performance standards, target acreages to be established, and/or preserved, annual monitoring reports); • Success criteria based on the goals and measurable objectives; • An adaptive management program and remedial measures to address negative impacts to restoration efforts;

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
21 • Notification of completion of compensatory mitigation and agency confirmation; and • Contingency measures (initiating procedures, alternative locations for contingency compensatory mitigation, funding mechanism).
— Mitigation Measure 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:
• Description of the project/impact site (i.e., location, responsible parties, areas to be impacted by habitat type);
• Goal(s) of the compensatory mitigation project [area(s) of special status plant species to be established and/or preserved;
• 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. • Implementation plan for the compensatory mitigation site (rationale for expecting implementation success, responsible parties, schedule, site preparation, planting plan [container sizes, seeding rates, etc.]);
• Maintenance activities during the monitoring period, including weed removal and irrigation as appropriate (activities, responsible parties, schedule); • Monitoring plan for the compensatory mitigation site, (performance standards, target acreages to be established, and/or preserved, annual monitoring reports); • Success criteria based on the goals and measurable objectives; • An adaptive management program and remedial measures to address negative impacts to restoration efforts;
• Notification of completion of compensatory mitigation and agency confirmation; and • Contingency measures (initiating procedures, alternative locations for contingency compensatory mitigation, funding mechanism).
— Mitigation Measure 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 project boundary in Acacia Creek.

If no individuals are found during the pre-construction 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.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
22 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. — Mitigation Measure BIO-1(g) Southwestern Point Turtle and Western Spadefoot Impact Avoidance and Minimization. A 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.
— Mitigation Measure 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 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.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
23 — Mitigation Measure 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. — Mitigation Measure 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 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 Cityapproved 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

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
24 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. — Mitigation Measure BIO-1(k) Nesting Birds and Loggerhead Shrive Impact Avoidance and Minimization. Construction 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 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. b. Finding: The City finds that implementation of mitigation measures BIO-1(a) through BIO-1(k) would minimize potential impacts to special status species and ensure that the project would comply with COSE Policies 7.3.1, Protected Species, and 7.3.2 Species of Local Concern. With implementation of mitigation, Project impacts would be reduced to a less than significant level.

2. Impact BIO-2: Development of the Project site and study area where project-related activities would occur would result in direct impacts to 0.12 acre of vernal marsh, a sensitive natural community associated with the potentially jurisdictional wetlands identified on the applicant-owned parcel, as well as the portion of the project site south of Tank Farm Road. Therefore, the Project could result in direct impacts to approximately 0.12 acre of wetland where the basin containing the wetland is

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
25 proposed to be reconfigured and impacts are potentially significant. (Refer to page 4.2-31 of the Final EIR).
a. Mitigation: The following mitigation would be required to reduce impacts to sensitive natural communities and State or federally protected wetlands to a less than significant level. — Mitigation Measure 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:
— Mitigation Measure 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:
• Description of the project/impact site (i.e., location, responsible parties, areas to be impacted by habitat type);
• Goal(s) of the compensatory mitigation project [type(s) and area(s) of habitat to be established, restored, enhanced, and/or preserved; specific functions and values of habitat type(s) to be established, restored, enhanced, and/or preserved]; • Description of the proposed compensatory mitigation site (location and size, ownership status, existing functions and values of the compensatory mitigation site); • Implementation plan for the compensatory mitigation site (rationale for expecting implementation success, responsible parties, schedule, site preparation, planting plan [including plant species to be used, container sizes, seeding rates, etc.]); • Maintenance activities during the monitoring period, including weed removal and irrigation as appropriate (activities, responsible parties, schedule); • Monitoring plan for the compensatory mitigation site, including no less than quarterly monitoring for the first year (performance standards, target functions and values, target acreages to be established, restored, enhanced, and/or preserved, annual monitoring reports);
• Success criteria based on the goals and measurable objectives; said criteria to be, at a minimum, at least 80 percent survival of container plants and 80 percent relative cover by vegetation type;
• An adaptive management program and remedial measures to address negative impacts to restoration efforts;
• Notification of completion of compensatory mitigation and agency confirmation; and • Contingency measures (initiating procedures, alternative locations for contingency compensatory mitigation, funding mechanism)

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
26 — Mitigation Measure BIO-1(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.
— Mitigation Measure 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. — Mitigation Measure 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:
• 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.
• 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. • 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.
• 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.
• 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. • 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.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
27 b. Finding: The City finds that implementation of Mitigation Measure BIO-2(a) through BIO-2(c) would reduce project impacts on sensitive natural communities to a less than significant level by requiring a qualified biologist to delineate the extent of features, require regulatory agency permitting to ensure compliance with regulations and the preparation of a HMMP would provide compensatory mitigation to offset impacts to vernal marsh habitat. Mitigation Measure BIO-2(d) would require State or federal wetlands to be mitigated at a minimum ratio of 2:1 to ensure no net loss of wetland habitat and Mitigation Measure BIO-2(e) would ensure best management practices are followed during construction within the wetland features. The City finds that this impact would be reduced to a less than significant level.

3. Cumulative Biological Resource Impacts: Cumulative biological resource impacts in the City and surrounding areas include conversion of portions of City properties from undeveloped to developed uses, with resultant loss of open space and habitat, and regional increases in impervious surfaces and pollutant loading in the San Luis Obispo Creek watershed, night light, noise, and traffic associated with the increase in regional development. The Project, in conjunction with other nearby planned, pending, and potential future projects would have the potential to adversely impact biological resources (Refer to page 4.2-36 of the Final EIR).
a. Mitigation: Cumulative impacts are addressed on a project-by-project basis through site-specific investigations and surveys as well as appropriate mitigation. Mitigation Measures BIO-1(a) through BIO-1(k) described under Item B.1.a above and Mitigation Measures BIO-2(a) through BIO-2(e) described under Item B.2.a above are required to reduce cumulative impacts to biological resources:
b. Finding: The City finds that implementation of Mitigation Measures BIO-1(a) through BIO-1(k) include sufficient measures to reduce impacts to sensitive species, and implementation of Mitigation Measures BIO-2(a) through BIO-2(e) require a habitat mitigation and monitoring project and wetland mitigation which would reduce impacts to sensitive plant communities and protected wetlands. The City finds that implementation of these mitigation measures would reduce the project’s contribution to cumulative biological resources impacts to a less than significant level.

C. CULTURAL AND TRIBAL CULTURAL RESOURCES

1. Impact CUL-1. One archaeological site, the Unocal (Union Oil Company) Tank Farm (CA-SLO2617H) was found eligible for listing and has two contributing features (Feature 26 and Feature 27) that appear to be within the project site and could be impacted by project construction activities. Acacia Creek is adjacent to the Project site on the east, and the City ARPPG identifies areas within 200 feet of the top of bank of Acacia Creek as sensitive areas and Native American tribal contacts requested cultural examinations of the area. Therefore, Project construction impacts near Acacia Creek are potentially significant. The Project also has the potential for unanticipated discoveries of cultural resources during ground disturbance. Therefore, impacts to historical and archaeological resources are potentially significant. (Refer to page 4.3-19 of the Final EIR). a. Project Mitigation: The following mitigation measures are required to reduce potential construction related impacts to historical and archaeological resources. — Mitigation Measure CUL-1(a) Construction Monitoring Treatment Plan. A Construction Monitoring Treatment Plan shall be developed and implemented to ensure that any new

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
28 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.
— Mitigation Measure CUL-1(b) Archaeological Monitoring Within 200 feet of Acacia Creek Top of Bank. All 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 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. — Mitigation Measure 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

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
29 (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. — Mitigation Measure 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. b. Finding: The City finds that Mitigation Measures CUL-1(a) and CUL-1(c) would reduce impacts to Features 26 and 27 by requiring a treatment plan for construction activities and archaeological monitoring within 50 feet of the resources. The City finds that Mitigation Measures CUL-1(b) would reduce impacts to potential resources near Acacia Creek to a less than significant level by requiring archaeological monitoring within 200 feet of the Top of Bank. In addition, the City finds that Mitigation Measure CUL-1(d) would reduce impacts to unanticipated cultural resources by requiring construction activities halt in the event of an unanticipated discovery until the find can be assessed by a qualified archaeologist, consistent with City of San Luis Obispo General Plan Policy COS 3.5.6.

2. Impact CUL-2. San Luis Obispo County has a long history of Native American occupation and, therefore, ground-disturbing activities have the potential to uncover previously unknown tribal cultural resources. During project ground disturbing activities such as grading and surface excavation, there is potential for encountering previously undiscovered cultural resources of Native American origin that could be considered tribal cultural resources. Therefore, impacts to tribal cultural resources would be potentially significant. (Refer to page 4.3-23 of the Final EIR). a. Mitigation: Mitigation Measures CUL-1(b) and CUL-1(d) described under Item C.1.a above as well as following mitigation measure are required to reduce potential impacts to tribal cultural resources.
— Mitigation Measure 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,

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
30 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.
b. Finding: The City finds that Mitigation Measure CUL-1(b) addresses archaeological monitoring within 200 feet of the top of bank of Acacia Creek, and Mitigation Measure CUL-1(d) addresses the potential for unanticipated discovery of historical or archaeological resources during project construction activities. In addition, the City finds that Mitigation Measure CUL-2(a) would reduce impacts to unidentified tribal resources by requiring native American consultation and an evaluation of the resource. The City finds that Mitigation Measures CUL-1(b), CUL-1(d), and CUL-2(a) would reduce impacts to tribal resources to a less than significant level.

3. Cumulative Cultural and Tribal Cultural Resource Impacts. The California State Archaeological Task Force has estimated that a large percentage of archaeological sites in the state have been destroyed. The project, in conjunction with other nearby planned, pending, and potential future projects would have the potential to adversely impact cultural resources. (Refer to page 4.3-25 of the Final EIR).
a. Mitigation: Mitigation Measures CUL-1(a) through CUL-1(d) described under Item C.1.a above and Mitigation Measure CUL-2(a) described under Item C.2.a above would be required to reduce potential cumulative impacts to cultural and tribal cultural resources. b. Finding: The City finds that implementation of Mitigation Measure CUL-1(a) through CUL-1(d) and CUL-2(a) include sufficient measures to reduce the project’s impacts to identified cultural resources as well as unanticipated historical, archaeological, or tribal cultural resources to a less than significant level. Because cumulative projects would be reviewed separately and undergo environmental review on a case-by-case basis, the City finds that implementation of these mitigation measures would reduce the project’s contribution to cumulative cultural and tribal cultural resources impacts to a less than significant level.

D. GEOLOGY AND SOILS

1. Impact GEO-4.11.6: The Project site contains Quaternary (Holocene) alluvial deposits mapped at the surface, which are generally too young to contain fossilized material, and are assigned a low paleontological sensitivity. However, based on regional geologic mapping these Holocene sediments may grade into older buried Pleistocene alluvium in which scientifically significant fossils have a higher potential to occur. Therefore, there is the potential for Project construction and implementation to impact paleontological resources. (Refer to page 4.11-6 of the Final EIR). a. Mitigation: The following mitigation measures are required to reduce impacts to paleontological resources to a less than significant level.
— Mitigation Measure GEO-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

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
31 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 spot-checking or cease entirely. Fulltime 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. — Mitigation Measure 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.
— Mitigation Measure 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:
• Procedures for Paleontological Monitoring;
• Procedures for the paleontologist to make and implement recommendations as to whether or not monitoring should be required on a full-time basis; • 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
• Procedures for the handling of collected resources, including preparation to the point of identification.
— Mitigation Measure GEO-1(d) Final Paleontological Mitigation Report. At the conclusion of laboratory work and museum curation, a final report shall be prepared describing the

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
32 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. b. Finding: The City finds that the implementation of Mitigation Measure GEO-1(a) through GEO1(d) would reduce impacts related to paleontological resources during construction by requiring paleontological monitoring an approved monitoring plan, provisions to follow if resources are discovered, and a final report that would document the results of the paleontological mitigation monitoring efforts associated with the Project. The City finds that this impact would be reduced to a less than significant level.

E. HAZARDS AND HAZARDOUS MATERIALS

2. Impact HAZ-1: There are no listed hazardous material sites/facilities or active clean ups were identified on the site. The Preliminary Soil Sampling Assessment did not identify exceedances of SWRCB, U.S. EPA, or DTSC action levels for total petroleum hydrocarbons for both diesel and motor oil. However, the soil testing results detected metals above screening levels, including arsenic, cobalt, nickel, vanadium, and zinc. None of the detected metal concentrations exceed risk-based action levels that would require remediation. Therefore, potential impacts associated with hazardous materials that may be encountered during construction of the proposed residential development on the 600 Tank Farm Road property would be less than significant. However, ground disturbing activities during construction of the planned transportation infrastructure improvements could expose construction workers and/or the public to hazardous materials in on-site soil via direct contact or inhalation of dust particles and could result in a health risk to people which would be potentially significant. (Refer to page 4.6-14 of the Final EIR).
a. Mitigation: The following mitigation measures are required to reduce risk of hazardous material exposure during construction to a less than significant level. — Mitigation Measure HAZ-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 screening levels as provided by the EHS, the soil assessment shall identify the area of contaminated soil that may be disturbed by grading activities. An Environmental Site Assessment (ESA) shall be prepared detailing the soil sampling, analysis, and findings and submitted to the EHS for review.

If concentrations of contaminants exceed the EHS-provided environmental screening levels, the applicant shall prepare and implement a Soil Management Plan (SMP). The SMP shall be

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
33 reviewed and approved by EHS prior to issuance of grading permits. The plan shall communicate information to project construction workers about environmental conditions and will present measures to mitigate potential risks to the environment, construction workers, and other nearby receptors from potential exposure to hazardous substances that may be associated with unknown conditions or unexpected underground structures, and known contaminated soil or groundwater encountered during construction activities.

The SMP shall be updated and the updated recommendations shall be followed if the following occurs:
• A change in project site uses;
• Receipt of additional information pertaining to project site environmental conditions; • Updated chemical toxicity information for contaminants detected at the project site based on revised regulatory screening levels; or,
• New legal or regulatory soil management requirements applicable to the project site. — Mitigation Measure HAZ-1(b) Discovery of Contaminated Soils. Should petroleum hydrocarbon- and volatile organic compound (VOC)-contaminated soil, metal concentrations exceeding applicable screening criteria, or other hazardous materials be discovered during construction activities, SLOAPCD must be notified as soon as possible and no later than 48 hours after affected material is discovered to determine if a SLOAPCD Permit will be required. In addition, the following measures shall be implemented immediately on discovery of contaminated soil:
• Covers on soil stockpiles shall be maintained in place at all times in areas not actively involved in soil addition or removal;
• Contaminated soil shall be covered with at least six inches of packed uncontaminated soil or a non-permeable hydrocarbon barrier. If a hydrocarbon barrier is used, no headspace shall be allowed where vapors could accumulate;
• Covered piles shall be designed and installed without openings to minimize erosion due to wind or water;
• Criteria pollutant emissions from excavation and haul trips associated with removing contaminated soil shall be quantified and mitigated if total emissions would exceed applicable SLOAPCD construction phase thresholds;
• During soil excavation, odors shall be minimized to avoid public nuisance; and, • Clean soil shall be segregated from contaminated soil. b. Finding: The City finds that the implementation of Mitigation Measure HAZ-1(a) and Mitigation Measure HAZ-1(b) would reduce impacts related to hazardous material exposure during transportation infrastructure construction by requiring a contaminated soil assessment and soil management plan, along with provisions to follow consistent with SLOAPCD requirements if concentration of hazardous materials are discovered. The City finds that this impact would be reduced to a less than significant level.

F. NOISE

1. Impact N-1: Construction activity on the Project site and off-site roadway modifications would temporarily increase ambient noise levels at noise-sensitive receptors in the vicinity. The exposure of Phase 1 residences to estimated noise levels of up to 79 dBA Leq from construction near the eastern boundary of the project site would result in a 9-dBA exceedance of the long-term standard of 70 dBA.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
34 In addition, noise levels reaching 75 dBA Leq at future multi-family residences at 650 Tank Farm Road would exceed the long-term standard of 70 dBA by 5 dBA. Project construction activities would be required to adhere to the City’s allowed hours of construction, which would protect residents from nighttime noise that could disturb people during normal sleeping hours. However, construction activity during daytime hours would still result in a potentially significant impact from temporary increases in ambient noise.
a. Mitigation: The following mitigation measures are required to reduce construction-generated noise levels to a less than significant level.
— Mitigation Measure N-1(a) Construction-Related Noise Reduction Measures. The applicant shall apply the following measures during construction of the project site:
• Electrical Power. Electrical power, rather than diesel equipment, shall be used to run compressors and similar power tools and to power temporary structures, such as construction trailers or caretaker facilities.
• Equipment Staging. All stationary equipment (e.g., air compressors, portable generators) shall be staged as far away from sensitive receptors as feasible. • Equipment Idling. Construction vehicles and equipment shall not be left idling for longer than five minutes when not in use.
• Workers’ Radios. All noise from workers’ radios shall be controlled to a point that they are not audible at sensitive receptors near construction activity. • Smart Back-up Alarms. Mobile construction equipment shall have smart back-up alarms that automatically adjust the sound level of the alarm in response to ambient noise levels.

Alternatively, back-up alarms shall be disabled and replaced with human spotters to ensure safety when mobile construction equipment is moving in the reverse direction. • Temporary Sound Barriers. During the site preparation, grading, building, and paving phases of construction, temporary sound barriers shall be installed and maintained facing noise-sensitive receptors within 300 feet of the project site (e.g., residences at the neighboring mobile home park). Temporary sound barriers typically consist of construction fence batted with light sound blankets. Temporary sound barriers shall, at a minimum, block the line of sight between the engines of diesel-powered construction equipment (typically 3 feet above grade) and adjacent windows at sensitive receptors and shall be placed as close to the source equipment as feasible. Such barriers shall be field tested to reduce noise by at least 10 dBA at sensitive receptors. (A sound barrier can achieve a 5 dBA noise level reduction when it is tall enough to break the line-of-sight from the source equipment to the sensitive receptor, and it can achieve an approximate 1 dBA additional noise level reduction for each 2 feet of height after it breaks the line of sight ([FHWA] 2011). Mobile sound barriers may be used as appropriate to attenuate construction noise near the source equipment.
• Disturbance Coordinator. The applicant shall designate a disturbance coordinator who shall be responsible for responding to any local complaints about construction noise. The noise disturbance coordinator shall determine the cause of the noise complaint (e.g., starting too early, bad muffler) and shall require that reasonable measures warranted to correct the problem be implemented. A telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. — Mitigation Measure N-1(b) Neighboring Property Owner Notification and Construction Noise Complaints. The contractor shall inform residents and business operators at properties

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
35 within 300 feet of the project site of proposed construction timelines and noise complaint procedures to minimize potential annoyance related to construction noise. Proof of mailing the notices shall be provided to the Community Development Department before the City issues a zoning clearance. Signs shall be in place before beginning of and throughout grading and construction activities. Noise-related complaints shall be directed to the City’s Community Development Department.
b. Finding: The City finds that with implementation of Mitigation Measure N-1(a), construction noise levels would be reduced by approximately 10 dBA Leq. and construction noise at the nearest sensitive receptors would not exceed 70 dBA Leq, consistent with City standards for construction noise. The City finds that Mitigation Measure N-1(b) would allow affected receptors to report potential exceedances, providing contractors with the opportunity to implement additional specific noise reduction measures on an as-needed basis during construction. The City finds that construction noise impacts would be reduced to a less than significant level.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
36 SECTION 6. SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL

EFFECTS OF THE PROPOSED PROJECT FOR WHICH SUFFICIENT

MITIGATION IS NOT AVAILABLE
The findings below are for impacts that would result in potentially significant effects on the natural or human environment that could not be lessened to a less than significant level through changes or alternations in the project or implementation of mitigation measures. To approve a project resulting in significant and unavoidable impacts, the CEQA Guidelines require decision makers to make findings of overriding consideration that "... specific legal, technological, economic, social, or other considerations make infeasible the mitigation measures or alternatives identified in the EIR...".

This section presents the Project’s significant and unavoidable environmental impacts after feasible mitigation measures have been considered. Section 15091 of the State CEQA Guidelines (14 California Code of Regulations [CCR]) and Section 21081 of the Public Resources Code require a Lead Agency to make findings for each significant environmental impact disclosed in an EIR. Specifically, for each significant impact, the Lead Agency must find that:
• Changes or alterations have been required in, or incorporated into, the project to avoid or substantially lessen the significant environmental effects identified in the Final EIR; • Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by that agency; or
• Specific economic, social, legal, technological, or other considerations, including provision of employment opportunities for highly trained workers, make the mitigation measures or project alternatives identified in the Final EIR infeasible.

Each of these findings must be supported by substantial evidence in the administrative record. This section identifies significant impacts that can be reduced, but not to a less than significant level, through the incorporation of feasible mitigation measures into the Project, and which, therefore, remain significant and unavoidable, as identified in the Final EIR. The impacts identified in this section are considered in the same sequence in which they appear in the Final EIR. Where adoption of feasible mitigation measures is not effective in avoiding an impact or reducing it to a less-than-significant level, the feasibility of adopting alternatives to the proposed Project is considered in Section 7 of this document.

A. HAZARDS AND HAZARDOUS MATERIALS

1. Impact HAZ-3: The proposed entitlements and planned roundabout and frontage improvements along Tank Farm Road and the future alignment of Santa Fe Road also would be designed consistent with applicable City guidelines and standards in the City’s Engineering Standards and Access Management Policies and ALUP safety requirements. The traffic added by the Project to the Broad Street/Industrial Way intersection represents a marginal increase in the total traffic volume entering this intersection and would not substantially increase hazards at this location. There are currently no dedicated pedestrian facilities or controlled crossings along either side of Tank Farm Road between the Project site and the recently constructed collector Street (Innovation Way). By generating additional pedestrian demand, the Project would increase the propensity for pedestrians to walk along the roadway shoulder or cross at inappropriate locations along Tank Farm Road—a high traffic speed/volume arterial roadway—which may result in hazards to pedestrian safety along this roadway segment. The addition of Project-generated pedestrian trips would exacerbate the potential safety hazard, which would be a potentially significant impact.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
37 a. Mitigation: The Draft EIR included Mitigation Measure HAZ-3(a) which would have required the project applicant to take specific actions to facilitate the future construction of a shared-use pedestrian/bicycle pathway along the north side of 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 Active Transportation Plan. This mitigation was found to partially offset the project’s contribution towards pedestrian operations and safety impacts along this segment of Tank Farm Road.

However, the Draft EIR determined that, due to the potential right-of-way/jurisdiction authority constraints, construction of the planned shared-use pedestrian/bicycle path along Tank Farm Road west of Santa Fe Road would not be a viable mitigation strategy in conjunction with the proposed project and concluded that the pedestrian safety impact would remain significant and unavoidable.

During preparation of the Final EIR, City staff reviewed the potential right-of-way/jurisdiction authority constraints associated with Draft EIR Mitigation Measure HAZ-3(a), as well as comments related to the proportionality and feasibility associated with this mitigation measure, and determined that the Conditions of Approval and Reimbursement Agreement for the project are the appropriate vehicle for implementing requirements of the project related to a future shared-use pedestrian/bicycle pathway along the north side of Tank Farm Road. As a result, Final EIR Section 2, Project Description, Subsection 2.5.2, Transportation Improvements, was modified to describe the applicant’s obligation to provide preliminary planning and engineering support for a future shared-use pedestrian/bicycle path along Tank Farm Road through Conditions of Approval and a Reimbursement Agreement, and Draft EIR Mitigation Measure HAZ-3(a) was rejected. Therefore, the incorporation of the following mitigation measure is required to reduce the Project’s impacts associated with pedestrian safety hazards. — Mitigation Measure HAZ-3(a) Tank Farm Interim Pedestrian Safety Signage. The project applicant shall fund and install interim signage along Tank Farm Road west of Santa Fe Road to highlight potential safety hazards to pedestrians along this connection. The signage shall be designed and installed consistent with applicable City Engineering Standards to the satisfaction of the Public Works Director. 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. b. Finding: The City finds that the installation of interim signage along Tank Farm Road west of Santa Fe Road would highlight potential safety hazards to pedestrians along this connection but would not eliminate the project’s contribution toward pedestrian operations and safety impacts along this segment of Tank Farm Road. Implementation of the planned, shared-use pedestrian/bicycle path along the north side of Tank Farm Road west of Santa Fe Road, as identified in the City’s Active Transportation Plan and AASP, would address the pedestrian operations and safety deficiency west of the project site. However, the City finds there are no feasible mitigation measures to implement the planned path due to potential right-ofway/jurisdiction authority constraint because most of the shared-use path is located outside of the San Luis Obispo City limit and would require right-of-way acquisition from private property owner(s), as well as approval by the County of San Luis Obispo. Furthermore, there are no other feasible mitigation measures available that would mitigate this impact. The City finds that this impact would be significant and unavoidable.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
38 SECTION 7. FINDINGS FOR ALTERNATIVES TO THE PROPOSED

PROJECT
A. INTRODUCTION
As identified in Section 6 of this document, the proposed Project will cause the following significant and unavoidable environmental impacts to occur:
• Impact HAZ-3: Contribution to new pedestrian demand which would increase the existing identified pedestrian safety hazard along Tank Farm Road west of the project site.

Because the proposed Project will cause significant and unavoidable environmental impacts to occur as identified above, the City must consider the feasibility of any environmentally superior alternatives to the Project, as proposed. The City must evaluate whether one or more of these alternatives could substantially lessen or avoid the unavoidable significant environmental effects.

As such, the environmental superiority and feasibility of each alternative to the Project is considered in this section. Specifically, this section evaluates the effectiveness of these alternatives in reducing the significant and unavoidable impacts of the proposed Project.

B. DESCRIPTION OF THE ALTERNATIVES
The Final EIR evaluates the following three alternatives to the Project: a No Project (No Build) Alternative; a No Project (Existing Land Use Designation- Business Park) Alternative; and a 25% Reduced Project Alternative.

1. Alternative 1: No Project (No Build) Alternative. As required by CEQA, the EIR evaluates the environmental consequences of not proceeding with the Project, including the General Plan Map Amendment, rezone, Specific Plan Amendment to the AASP, Conceptual Site Plan, and Major Development Review. This alternative assumes the Project site is not developed with the proposed residential mixed-use project. Under this alternative, the Project site would continue to be used for vehicle parking and construction material storage.

2. Alternative 2: No Project (Existing Land Use Designation- Business Park) Alternative.

Alternative 2 assumes the Project is not approved and envisions the potential buildout of the Project site based on the property’s existing land use designation. The Project site is located within the AASP and is currently designated Business Park (BP) with a small portion of the property within the Conservation Open Space (C/OS) zone delineating a portion of Acacia Creek which is primarily located on the adjacent property to the east. The BP land use designation provides for research and development and light manufacturing in a campus setting. As identified in the AASP Land Use Program and Development Capacities Table 4-1, the Specific Plan assumes that estimated buildout in the BP designation would be based on a 0.21 floor area ratio (FAR). The maximum FAR allowable for the BP designation under the General Plan Land Use Element is 1.0. City staff conducted an independent analysis of project located in the BP land use designation that were constructed and entitled within the last 20 years1and concluded that the average FAR for the BP designation is 0.51. 1 Evaluated BP project include 301 Prado Road, 6541 Tank Farm Road, 4051 Broad Street, 689 Tank Farm Road, 892 Aerovista Place, 862 Aerovista Place, and 950 Aero Drive. Note that of these projects 301 Prado Road is the only one not located in the AASP.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
39 Therefore, a more accurate estimate of the existing development potential of the property is approximately 246,600 square feet of business park development

3. Alternative 3: 25% Reduced Project Alternative. Alternative 3 envisions development of similar land uses to the proposed Project, but reduced in size and scale by 25%. Alternative 3 would include similar entitlements to the proposed Project, but the conceptual site plan would instead allow development of up to 180 high density residential units, 30 mixed-use units, 9,375 square feet of commercial-service/office space, and a 1,700-square foot clubhouse building on the 11.1-acre project site.

C. EFFECTIVENESS OF ALTERNATIVES IN AVOIDING SIGNIFICANT PROJECT

IMPACTS
This section evaluates the effectiveness of the alternatives in reducing the significant and unavoidable impacts.

1. Significant and Unavoidable Pedestrian Hazard Impacts. The Project would result in significant and unavoidable project impacts related to pedestrian operations and safety impacts. Under the No Project (No Build) Alternative, no development would occur, and no additional pedestrian trips along a facility where no pedestrian facilities exist would be generated; therefore, pedestrian operations and safety impacts would be reduced. Under the No Build (Existing Land Use Designation – Business Park) Alternative, there would still be an increase in pedestrian demand in a location without dedicated pedestrian facilities or controlled intersection crossings, which would be a potentially significant pedestrian safety impact. Similar to the proposed Project, potential right-of-way constraints along Tank Farm Road would make the feasibility of mitigation at this location uncertain, resulting in a significant and unavoidable pedestrian safety impact under Alternative 2. Under the 25% Reduced Project Alternative, there would still be an increase in pedestrian demand in a location without dedicated pedestrian facilities or controlled intersection crossings, which would be a potentially significant pedestrian safety impact. Similar to the proposed Project, potential right-ofway constraints along Tank Farm Road would make the feasibility of mitigation at this location uncertain, resulting in a significant and unavoidable pedestrian safety impact under Alternative 3.

D. ENVIRONMENTALLY SUPERIOR ALTERNATIVE AND FEASIBILITY OF

PROJECT ALTERNATIVES

1. Finding: The No Project (No Build) Alternative, would result in the fewest adverse environmental effects. However, the No Project (No Build) Alternative fails to meet the Project objectives. As a result, the City finds that the No Project Alternative would be infeasible to implement.

2. Finding: The No Project (Existing Land Use Designation – Business Park) Alternative would result in increased environmental impacts in comparison to the proposed Project for several topics, including impacts to sensitive receptors from criteria pollutants, wildlife corridors, energy, and greenhouse gas emissions. Impacts to pedestrian hazards, traffic noise, vibration, and water and wastewater utilities would be similar but would be less compared to the proposed Project. The significant pedestrian safety impacts would remain significant and unavoidable. As a result, the City finds that Alternative 2 is feasible, but is not environmentally superior to the proposed project.

Alternative 2 would not meet the Project objectives related to developing housing and would not help meet General Plan Land Use Policy 2.3.6, which requires the City to encourage mixed-use projects, Land Use Policy 3.8.5 and Housing Policy 5.1, which require the City to encourage mixed residential

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
40 and commercial uses in commercial districts and zones, or Conservation and Open Space Policy

4.4.3, which requires the City to promote higher-density, compact housing to achieve more efficient use of public facilities and services, land resources, and to improve the jobs/housing balance. As a result, the City finds that Alternative 2 would not satisfy all of the Project objectives or reduce significant environmental impacts compared to the Project, and would conflict with General Plan Goals and Policies related to mixed-uses and high-density housing.

3. Finding: Among the development scenarios, Alternative 3, the 25% Reduced Project Alternative, would be the environmentally superior alternative. Alternative 3 would result in a reduced magnitude of impacts related to air quality, biological resources, cultural and tribal cultural resources, hazards, noise, and utilities. However, Alternative 3 would result in potentially significant impacts to sensitive species and jurisdictional features, undiscovered cultural/tribal cultural resources, contaminated soils, and construction noise, similar to the proposed Project and would require similar mitigation measures as the proposed Project to reduce impacts to a less-than-significant level. In addition, the Project’s significant and unavoidable pedestrian safety impact would remain significant and unavoidable under Alternative 3. Alternative 3 would partially meet Project objectives, but to a lesser extent than the proposed Project because of the reduced scale of planned residential development in comparison to the proposed Project. Alternative 3 would not help meet Land Use Policy 3.8.5 and Housing Policy

5.1, which require the City to encourage mixed residential and commercial uses in commercial districts and zones, or Conservation and Open Space Policy 4.4.3, which requires the City to promote higher-density, compact housing to achieve more efficient use of public facilities and services, land resources, and to improve the jobs/housing balance. As a result, the City finds that Alternative 3 would partially satisfy the Project objectives, but while both the Project and Alternative 3 would require a General Plan Amendment, Alternative 3 would conflict with General Plan Goals and Policies related to mixed-uses and high-density housing and would not reduce the potentially significant impacts or the significant and unavoidable environmental impacts compared to the Project.

Thus, the City finds Alternative 3 to be infeasible.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
41 SECTION 8. STATEMENT OF OVERRIDING CONSIDERATIONS
A. INTRODUCTION
The Final EIR for the Project identifies the following significant and unavoidable impacts of the Project:

1. The Project would result in addition of project-generated pedestrian trips would exacerbate existing safety hazards along either side of Tank Farm Road between the project site and the recently constructed collector Street (Innovation Way).

For a project that would result in significant and unavoidable environmental impacts after consideration of feasible mitigation measures, CEQA requires that the lead agency balance the benefits of the project against the unavoidable environmental risks in determining whether to approve the project. If the benefits of the project outweigh the unavoidable impacts, those impacts may be considered acceptable (CEQA Guidelines Section 15093[a]). CEQA requires that, before adopting such a project, the lead agency adopt a Statement of Overriding Considerations setting forth the reasons why the agency finds that the benefits of the project outweigh the significant environmental effects caused by the project. This statement is provided below for the Project.

B. REQUIRED FINDINGS
The City has incorporated all feasible mitigation measures into the Project. Although these measures will lessen the unavoidable impacts listed above, the measures will not fully avoid these impacts.

The City has examined a reasonable range of alternatives to the Project and has determined that none of these alternatives are feasible, environmentally superior, or would satisfy all of the Project objectives to the same or greater extent as the Project.

Alternative 1 would avoid all of the significant impacts of the project but would not achieve the Project objectives and is not considered feasible. Alternative 2 would result in increased environmental impacts to sensitive receptors from criteria pollutants, wildlife corridors, energy, and greenhouse gas emissions. In addition, Alternative 2 would fail to achieve the Project objectives, would conflict with General Plan Goals and Policies related to mixed-uses and high-density housing, and would still result in significant and unavoidable pedestrian safety impacts. Alternative 3 would be environmentally superior to the project for some environmental issue areas but would not reduce the significant and unavoidable impacts to pedestrian safety and would still require mitigation for significant environmental impacts. Alternative 3 would result in reduced mixed-use development and physical environmental effects, resulting in correspondingly reduced impacts. However, Alternative 3 would only partially satisfy the Project objectives, would conflict with General Plan Goals and Policies related to mixed-uses and high-density housing, and would not reduce the potentially significant impacts or the significant and unavoidable environmental impacts compared to the Project.

In preparing this Statement of Overriding Considerations, the City has balanced the benefits of the proposed Project against its unavoidable environmental risks. For the reasons specified below, the City finds that the considerations below outweigh the Project’s unavoidable environmental risks. The City further finds that each of these findings is individually sufficient to support the approval of the Project. A determination that one of more of these findings is not supported by substantial evidence shall not affect the validity of the remaining findings.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
42 1. Provision of Variety of Housing Types. The Project will develop new multi-family residences for a range of socioeconomic groups and affordability levels, providing average unit sizes that are below current City averages. The Project fulfills a portion of the City’s housing needs identified in the Housing Element and is consistent with Housing Element and Land Use Element goals that encourage more housing to achieve the City’s housing affordability goals.

2. Establish a Connected Mixed-Use Community. Bike and pedestrian trips would be connected to adjacent developments and uses by a proposed connection to the 650 Tank Farm Road property and extension of the onsite shared-use path to the shared-use path at the Damon-Garcia Sports Fields to the north.

3. Implementation of Transportation Improvements. The Project would implement planned transportation improvements in the City’s Circulation Element, which include sidewalks and bike lanes along Tank Farm Road, an on-site Class I bike path from the Santa Fe Road extension to the Damon-Garcia Sports Fields, and off-site transportation improvements, including the roundabout and frontage improvements along Tank Farm Road as well as the future alignment of Santa Fe Road.

4. Encourage Walkability. Land Use Element Policy 1.5, 10.1, and 10.4, Circulation Element Policy

5.5.1, and Conservation and Open Space Policy 2.2.4 and 4.4.1 all encourage the development of more housing in close proximity to services to promote walkability. The project would add highdensity residential use in close proximity to commercial centers, employment centers, and parks, consistent with these policies.

5. Reduce Per-Capita Vehicle Trips: The Project would develop a new mixed-use residential neighborhood to meet the City’s housing needs near a major employment and commercial center which would encourage the use of bicycles and walking, reducing regional VMT. The addition of the project is projected to result in an overall decrease in overall regional VMT (all trip types) and regional residential VMT.

6. Provision of New Jobs: The Project would create new construction-related and permanent jobs in the Project area. In addition, 12,500 square feet of commercial-service/office space would provide jobs in close proximity to housing.

7. Sales Tax: Development of neighborhood commercial uses would contribute sales tax revenues that help fund needed City services (City of San Luis Obispo website, Local Revenue Measure G-20).

8. Sustainability: The Project includes energy efficiency measures including an all-electric design and the installation of solar panels. In addition, shared cars would be provided at a minimum rate of one car per 50 units to reduce the need for additional vehicles in each housing unit. The project includes a preference program for housing units for workers within a 1.5-mile radius of the project site to encourage commuting without the use of vehicles.

9. Economic Public Benefits: The project will provide significant economic benefits to the public from a variety of one time and continuing revenue sources. One-time revenue sources include activities such as construction jobs and purchase of construction materials and supplies. Continuing revenue sources include property taxes, sales taxes on locally procured materials and supplies and other revenues.

Findings of Fact and Statement of Overriding Considerations 600 Tank Farm Residential Mixed-Use Project
City of San Luis Obispo October 2021
43 Accordingly, the City finds that the Project’s adverse, unavoidable environmental impacts are outweighed by these considerable benefits.

Dated: ______________________, 2021
_____________________________________
Erica A. Stewart
Mayor, City of San Luis Obispo
3887627.1

TANK FARM

SANTA FE
EXHIBIT - C GENP-0814-2019
Existing Land Use - Business Park (Left)
Proposed Land Use - Services & Manufacturing (Right)
¯

TANK FARM

SANTA FE
Legend
Open Space
Community Commercial
Recreation
Low Density Residential
Medium Density Residential
Medium-high Density Residential
Public
Neighborhood Commercial
Business Park
Sevrices & Manufacturing

O _____
ORDINANCE NO. _____ (2022 SERIES)

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 STAFF REPORT AND ATTACHMENTS
DATED FEBRUARY 1, 2022 (600 TANK FARM: PR-0005-2021,
GENP-0814-2019, SPEC-0407-2020, & EID-0608-2020)
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 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 Planning Commission of the City of San Luis Obispo conducted a web based teleconference hearing on November 17, 2021, and recommended findings of consistency to the City Council regarding the proposed rezoning application; pursuant to a proceeding instituted under 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 web based teleconference hearing, on February 1, 2022, for the purposes of approving the rezoning application, pursuant to a proceeding instituted under GENP-0814-2019, SPEC-0407- 2020, and EID-0608-2020, Covelop Inc., applicant; and

Ordinance No. _____ (2022 Series) Page 2
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WHEREAS, the City Council of the City of San Luis Obispo has duly considered all evidence, including the written and oral testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing.

WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and
NOW, THEREFORE, the City Council of the City of San Luis Obispo does hereby ordain as follows:

SECTION 1. Findings. Based upon all the evidence in the record, the Council makes the following findings:

1. The rezone and associated text amendments to the AASP allow the implementation of the 600 Tank Farm Mixed Use Project by rezoning the site to be consistent with the General Plan as amended.

2. The rezone and associated text amendments are consistent with General Plan Land Use Element policies and map as amended related to 600 Tank Farm Road Project, including the land uses and development envisioned for the area for following reasons: 1) The rezone and text amendments would facilitate the General Plan Land Use map as amended and reflect General Plan development parameters for the area; and 2) the rezone and text amendments would facilitate appropriate infill development and construction of additional housing including affordable housing to meet City housing goals and better balance jobs and housing opportunities, because the project provides additional housing opportunities at a location close to major employers, commercial services and multimodal transportation facilities.

3. A Final Environmental Impact Report has been prepared for the project consistent with the rezone and AASP text amendments.

4. The rezone and text amendments will not create non-conforming uses at the site because any existing uses that remain on site would be allowed under the new zoning.

SECTION 2. California Environmental Quality Act (CEQA) Findings, Mitigation Measures, and Mitigation Monitoring Program. Based upon all the evidence, the Planning Commission recommended that the City Council adopt 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.

Ordinance No. _____ (2022 Series) Page 3
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2. The proposed rezone is consistent with the requirements of the 600 Tank Farm Mixed-Use FEIR as proposed based on the adopted 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 described fully in the adopted CEQA Findings of Fact and Statement of Overriding Considerations (Resolution __________, Exhibit A) and Mitigation, Monitoring, and Reporting Program (Resolution ___________, 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 (Resolution _________, Exhibit B, Mitigation Monitoring and Reporting Program).

SECTION 3. Action. The City Council of San Luis Obispo hereby approves the rezone as shown in attached “Exhibit A”, which is consistent with the land use designations included in the General Plan as amended, and 2) approves amendments of the text of the Airport Area Specific plan attached hereto marked “Exhibit B” and included herein by reference to be modified as follows:
a) Change the site’s land use designation from Business Park (BP-SP) to Service Commercial (C-S-SP) within the Specific Plan Overlay, which is necessary to allow the proposed mixed-use development;
b) Amendments to allow a mixed-use development specific to the property at 600 Tank Farm Road within the C-S-SP zone;
c) Amend all AASP tables and text to reflect the zone change and addition of 280 residential units, and 12,500 square feet of commercial-service/office space for the project site;
d) 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;
e) Describe necessary setback of improvements and buildings to delineated wetland areas in conformance with project Biological Assessments; and f) Updated applicable figures and graphics to reflect the changes in land use designations, and circulations systems.

SECTION 4. Severability. If any subdivision, paragraph, sentence, clause, or phrase of this Ordinance is, for any reason, held to be invalid or unenforceable by a court of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or enforcement of the remaining portions of this Ordinance, or any other provisions of the city' s rules and regulations. It is the city' s express intent that each remaining portion would have been adopted irrespective of the fact that any one or more subdivisions, paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable.

Ordinance No. _____ (2022 Series) Page 4
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SECTION 5. Publication. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The New Times, a newspaper published and circulated in this City.

This ordinance shall go into effect at the expiration of thirty (30) days after its final passage.

INTRODUCED on the ___ day of ___, 2022, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the ___ day of ___, 2022, on the following vote:

AYES:

NOES:

ABSENT:
__________________________
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

BROAD

SANTA FE

TANK FARM
HOOVER

INDUSTRIAL

CLARION
EXHIBIT - A GENP-0814-2019
Existing Zone - BP-SP (Left)
Proposed Zone - C-S-SP (Right)
¯
BROAD

SANTA FE

TANK FARM
HOOVER

INDUSTRIAL

CLARION
Legend
Project Site
Zoning
General Zoning
BP
C-C
C-R
C-S
C/OS
M
PF
R-1
R-2
R-3

600 Tank Farm Road
AASP Policy, Text and Graphic
Amendments
Chapter 1—Introduction
I. None.

Chapter 2—Planning Area Description
II. None.

Chapter 3—Conservation and Resource Management
III. Add the following to the description of aircraft operations on Page 3‐12 under Aircraft Operations:
“The Airport Land Use Commission has completed a major amendment of the Airport Land Use Plan which was adopted on May 26, 2021. The amended ALUP provides for noise contours that are tied to aircraft and airport activity that is based on adopted federal Terminal Area Forecasts, and on safety zones that are based on and consistent with those described in the Caltrans Airport Land Use Planning Handbook.“
Chapter 4—Land Use
IV. Modify the paragraph on Page 4‐2 to read as follows:
“The land use plan was developed to ensure compatibility with airport operations. Uses that have high  concentrations  of  people  or  are  sensitive  to  airport  noise  (e.g.,  low  density  residential, schools, hospitals, etc.) are not included in  the planning area. The designated AASP land uses (Figure 4‐1) are consistent with the permitted and conditionally permitted land uses respond to the in the flight patterns and land use criteria associated with the airport safety areas in the San Luis Obispo County Regional Airport Land Use Plan (ALUP), as amended. Generally, the critical areas in line with the runways will be maintained as open space. Lower intensity warehousing, manufacturing, service, business park and residential uses are designated for the less sensitive zones to the sides of the runways, and further out from the ends of the runways.” Modify the last sentence on paragraph 7 on page 4‐2 to read as follows:
“In  addition,  by  designating  lands  along  the  Broad  Street  and  Tank  Farm  Road  corridor  as Business Park, Services and Manufacturing, and Community Commercial, the plan is encouraging higher quality development that is in keeping with this important entry to the City from the Edna Valley.”
V. Amend the first sentence of the Land Use Program description on page v to read as follows:
“The land use program for the Airport Area plans for the development of up to 1,255.1617.6 acres with a mixture of Services and Manufacturing, Business Park, Government Facilities, and public facilities that may be developed with recreation or public services. Residential development of a total of up to 62 91 acres is planned, consisting of 48.568.2 acres within the Avila Ranch area, and 22.8 acres along Tank Farm Road as identified in AASP Section 4.2.2  providing for mixed‐use

developmentan existing mobile home park (6.7 acres) that will be retained. The balance of the area is to be preserved as Open Space and Agriculture (371 acres). Table 4‐1 shows the amount of land within each land‐use designation, as well as the estimated development potential at full development of the AASP area.”
VI. Amend Table 4‐1 as follows:

Table 4-1
San Luis Obispo Airport Area Specific Plan
Land Use Program and Development Capacities
Residential Land Use Acres Units Per
Acre
Estimated Dwelling Units
Undeveloped Land1
Low Density 17.512.8 7.9 1051
Medium Density 3520.5 10.9 306223
Medium-High Density 11.0415.2 21.2 184322
High Density 4.7 24 125
Mixed-Use (AASP 4.2.2) 22.8 24 547
Subtotal 48.59171.3 1,267720
Developed Land (Existing Mobile
Homes

6.7 4.8 32
Total Residential Property 55.29171.3 6781,267
Non-Residential Land Use
Designations
Acres Floor Area
Ratio
Estimated Building
Undeveloped Land
Neighborhood Commercial 8.4 0.31 115,000
Community Commercial 9.66 0.44 185,147
Business Park 116.94107 0.21 1978,800
Service Commercial 155.0 0.24 1,620,432
Manufacturing 101.3 0.17 747,642
Subtotal 384.4381.4 3,647,021
Developed Land 145.2 0.28 1,786,745
Total Non-Residential Property 5269.6 5,433,7667,474
Other Land Use Designations Acres
Agriculture 76.1
Conservation / Open Space/Parks 294.9
Government 292.5
Total Other Property 663.5
Total AASP Acreage2 1,281.155.1
1 The  total  potential  square  footage  (and  associated  acreage)  includes  future  development  on  properties currently under pre‐annexation agreements and properties outside of the City’s jurisdiction with alternative fee programs.    Since  these  properties  may  not  be  required  to  pay  their  fair  share  of  infrastructure  costs,  the difference will need to be funded by other funding sources (e.g., grants, additional City contributions, etc.).  2 Excludes acreage associated with roads, setbacks, creeks, and other features.

VII. Amend Figure 4‐1 to show the project site as C‐S.

VIII. Amend Figure 4‐4 to show the project site as C‐S.

IX. Amend the description of Service Commercial land use Page 4‐15 as follows:
“The  redevelopment  of  the  site  of 650 Tank Farm  Road  (the Hidden Hills Mobilodge Mobile Home Park and recreational vehicle storage) at 650 Tank Farm Road and the development of 600 Tank Farm (APNs 053‐421‐002 and 053‐421‐006) under the Service Commercial (C‐S) zoning designation shall  be  limited  to  a  commercial  and  residential mixed‐use  development  with  a predominantly residential component.”

X. Amend Policy 4.3.7 as follows:
“According  to  updated  traffic  projections,  traffic  on Tank  Farm Road  can  be  adequately  and safely accommodated with a  two‐lane, limited access configuration.  Prior to development of the Chevron Tank Farm site, Chevron, or its successor in interest, must provide a tentative map with preliminary design plans for improvements to Tank Farm Road adjacent to its property that are consistent with traffic projections and full buildout of the circulation system. The design plans will  address  roadway  design  standards  provided in  Chapter  6, including  the  roadway  design, median and parkway landscaping, re‐grading of the berms, re‐location and replacement of chain link fencing with a more visually compatible solution, and alignment and design of on‐street and off‐street pedestrian and bicycle connections as shown in the circulation section, chapter 6.” XI. Modify the Parking Requirements text as follows:

4.4.5  Parking Requirements
“The parking requirements for development in the Specific Plan area are shown in Table 4‐8. The table includes minimum and maximum parking rates. The design of parking areas is discussed in detail in Chapter 5. The Avila Ranch Development Plan prescribes parking standards that shall apply in the Avila Ranch Subarea. If the parking standards are not otherwise stated herein, the zoning ordinance parking standards shall apply.”
XII. Delete  the  reference  to  and  text associated with Medium  Density  Residential  in Table  4‐4,  as follows:

Table 4-4
San Luis Obispo Airport Area Specific Plan

PARCEL DIMENSIONS
Land Use
Designation
Minimum
Area
Minimum
Width
Minimum
Depth
Maximum
Depth:

Width Ratio
Minimum
Frontage
Open Space 40 ac 660 ft 660 ft None None (b)
Business Park 0.5 ac (a) 100 ft 100 ft 3:1 50 ft
Service
Commercial 9,000 sf 60 ft 100 ft 3:1 40 ft
Manufacturing 9,000 sf 60 ft 100 ft 3:1 40 ft
Airport Facility Subdivision and lease parcels are subject to approval by the County.

Medium density
Residential
Minimum dimensions are as provided in the Subdivision Regulations.

The mobile-home park has been recognized as a long-established use.

It may be converted to resident-ownership, but redevelopment of the site at an increased density is not permitted by the Airport Land Use Plan.

Notes: (a) Guideline: The Business Park zone should include a range of parcel sizes above the minimum.
(b) Each parcel must have access from a public road, or an access easement from a public road acceptable to the City.
(c) Common Interest Subdivisions are permitted, subject to the requirements of the Subdivision Regulations.

Chapter 5—Community Design
XIII. None.

Chapter 6—Circulation
XIV. Modify the introductory paragraph for Circulation and Transportation on Page 6‐2 as follows:
“The  transportation  and  circulation  system  for  the  Airport  Area  should  provide  safe  and convenient mobility and access to all modes of transportation. The transportation system should

be  balanced  with  interconnected  streets,  transit  routes,  bicycle  and  pedestrian  facilities,  and open space recreational areas with limited gaps or barriers. The transportation system should encourage the use of, and provide facilities for, alternatives to the single‐occupant vehicle. The 2014  Circulation  Element  Update  has  established  significant  new  modal  split  objectives  for buildout of the City and the AASP is consistent with those goals. The City has also re‐calibrated its  traffic model  to  reflect  the  scope  and  quantity  of major  community  development  projects (e.g., Avila Ranch, San Luis Ranch, Froom Ranch, Orcutt Area Specific Plan), and trip generation factors. These items,  combined,  have  resulted in  reconsideration  of  the extent  of  facilities  to accommodate vehicle  traffic. At  the  same  time,  the Specific  Plan must  recognize  the need  to serve regional and citywide traffic and freight on its street system.” XV. Modify  all  reference  to  bike  facilities  and  bike  planning  to  be  consistent  with  the  Active Transportation Plan.
“The Bicycle Transportation Plan, illustrated in Figure 6‐2, is comprised of  the  following  three types of bicycle facilities:

A. “Off‐street Class I multi‐use paths that parallel creeks and riparian corridors as well as major streets consistent with the Active Transportation Plan; B. On‐street Class II bicycle lanes on arterial (separated where feasible), and collector streets consistent with the Active Transportation Plan;
C. Off‐street Class IV bicycle lanes on arterial and collector streets consistent with the Active Transportation Plan; and
C.D. A combination of off‐street paths adjacent to streets and on‐street bicycle lanes.” XVI. Modify Figure 6‐1 to show two different segments and design standards for Tank Farm Road. The portion between Windmill/Chevron Collector and Santa Fe should be shown as a 2‐lane limited access arterial.  East of Santa Fe is 4 lanes and west of Windmill/Chevron Collector is 4 lanes.

XVII. Modify Program 6.3.7 on Creek Setbacks on page 6‐17 to read as follows:
“Where possible, Class I bicycle paths adjacent to riparian corridors should be located outside of setbacks required  by  the  City’s  Creek  Setback  Ordinance  (SLO  Municipal  Code  17.16.025)  to protect creekbanks and riparian vegetation. A vegetative buffer shall be provided on the creek side of paths and berms to ensure visual access to riparian corridors while controlling pedestrian and bicycle access. Lesser setbacks may be provided if a finding is made that there will not be a significant impact on riparian vegetation, wildlife migration or other biological resources.” XVIII. Modify Figure 6‐4 to show Tank Farm with two separate road types‐‐a 4‐lane east of Santa Fe and west of the “Chevron Collector”—and a 2‐lane limited access section between Santa Fe and the Chevron Collector.

XIX. Modify Standard 6.4.2.2 to read as follows:

6.4.1.2 Tank Farm Road is designated a parkway arterial and will have a continuous, four‐lane, urban cross‐section easterly of Santa Fe and westerly of Windmill/Chevron Collector. Between Santa Fe and Windmill/Chevron Collector, it shall be a two‐lane, limited access arterial.

XX. Add Figure 6.4.3 to show the two‐lane configuration for Tank Farm.

XXI. Add Standard 6.4.4.4 on Page 6‐24 as follows:

6.4.4.4 Santa Fe Road between Prado & Tank Farm shall be consistent with Figure 6‐4.5.

XXII. Modify referenced 6‐4.5 to be consistent with Figure 3 of the initiation package for 600 Tank Farm.

Total future cross section as follows:

Figure Interim cross section as follows:

Chapter 7—Utilities and Services
XXIII. None.

Chapter 8‐‐Finance
XXIV. None.

Chapter 9—Implementation
XXV. None.

R _____
RESOLUTION NO. _______ (2022 SERIES)

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)
WHEREAS, the City Council of the City of San Luis Obispo conducted a web based teleconference hearing on February 1, 2022, adopting the Final Environmental Impact Report and granting design approval of the 600 Tank Farm Mixed-Use project, pursuant to a proceeding instituted under ARCH-0406-2021, SBDV-0407-2021, GENP0814-2019, SPEC-0407-2020, and EID-0608-2020, Covelop Inc., applicant; and WHEREAS, Covelop, Inc., has applied for the approval of an “Infrastructure Reimbursement Agreement” (Exhibit A) concerning the development of the mix-use project; and
WHEREAS, Covelop, Inc., has secured City approval to construct said mixed-use development subject to conditions of approval that require the orderly and timely completion of public infrastructure improvements to support the approved project; and WHEREAS, the City has an established a Citywide Transportation Impact Fee Program that allows new development projects to pay a fair share fee towards transportation infrastructure needs throughout the City; and WHEREAS, there are certain public improvements associated with the 600 Tank Farm Mixed-Use project that include public improvements that must be installed and are greater in size and capacity than required to serve only the project (“Excess Public Improvements”), qualifying said Excess Public Improvements for reimbursement as set forth in San Luis Obispo Municipal Code Section 16.20.110; and WHEREAS, Covelop, Inc., has presented estimates of the costs to design, permit and construct said Excess Public Improvements, and fair share proportionality of the properties that may benefit from the installation of the Excess Public Improvements; and WHEREAS, the approval of a Reimbursement Agreement will assist in the orderly and timely completion of public infrastructure;

Resolution No. ______ (2022 Series) Page 2
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 the hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows:

SECTION 1. The “Reimbursement Agreement,” attached to this Resolution as Exhibit A, is hereby approved, and the Mayor is authorized to approve minor revisions and execute this Agreement on behalf of the City.

SECTION 2. The Finance Director is authorized to administer and implement the Reimbursement Agreement as provided therein.

SECTION 3. The Mayor and City staff are authorized to take any actions necessary to carry out the intent of this Resolution.

Resolution No. ______ (2022 Series) Page 3
SECTION 4. The 600 Tank Farm Mixed-Use Development Plan and associated Final Environmental Impact Report (FEIR) were approved and certified by the City Council on February 1, 2022. Installation of the public improvements were identified as required mitigation measures to address significant transportation impacts resulting from the development proposal. The Reimbursement Agreement relates only to the financial mechanism by which the developer’s costs in excess of fair share will be reimbursed and does not implicate any physical change to the project or the environment. Therefore, no further environmental review is required for this action.

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

- 1 -
Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)

REIMBURSEMENT AGREEMENT
FOR 600 TANK FARM ROAD
This Agreement (the “Agreement”) is made on _____________________________, by and between the City of San Luis Obispo, a charter city and a municipal corporation (the “City”) and Covelop, Inc., a California corporation, or its successor(s)-in-interest, (the “Developer”), and collectively referred to as the “Parties.”

RECITALS
WHEREAS Developer is the owner of certain real property consisting of approximately

11.7 acres of land located at 600 Tank Farm Road in the City, which is more particularly described in attached Exhibit 1 incorporated herein by this reference (the “Property”); and WHEREAS the City Council of the City has approved a residential mixed-use project, including 280 residential units, as well as commercial, recreational park land, and open space uses on the Property, which is within the Airport Area Specific Plan (the “AASP”), through a series of actions and approved entitlements (collectively referred to as the “Project”) as follows:
(1) The Final Environmental Impact Report and associated Mitigation Monitoring and Reporting Plan (including all mitigation measures therein) for the Project certified and adopted by Resolution No. _____, on ________ __, 2022;
(2) An amendment to the General Plan (Resolution No. _____), adopted on ________ __, 2021, including amendments to the Land Use/Circulation Element (“LUCE Update”) adopted by Resolution No. _____ (2014 Series) on ________ __, 2022; (3) The AASP as amended by Ordinance No. ____, on ________ __, 2022; (4) The City’s Zoning Ordinance as amended by Ordinance No. ____, on ________ __, 2022;
(5) The Vesting Tentative Map SBDV-0407-2021 approved on ________ __, 2022; and
WHEREAS, Appendix A of the adopted Citywide Transportation Impact Fee (the “TIF”) Program, attached hereto as Exhibit 2 to this Agreement, identifies the portion of transportation improvements to be constructed by Developer, Citywide Transportation Impact Fees (TIF), General Funds, and/or private reimbursement agreements, and the Citywide TIF identifies other improvements that are reimbursable by virtue of their inclusion in the TIF programs; and WHEREAS, Exhibit 3 to this Agreement identifies certain Transportation Improvements Eligible for Reimbursement (the “Infrastructure Improvements”); and

- 2 -
Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
WHEREAS, in order for Developer to incur the Developer Costs, the City agrees to appropriate any General Fund amounts and TIF amounts as part of the City’s Financial Plan. A schedule showing an Estimate of Developer Costs is provided in Exhibit 4; and WHEREAS, The City has found in connection with its review and consideration of this Agreement that no subsequent or supplemental Environmental Impact Report is necessary or required under CEQA because the terms and conditions of this Agreement are consistent with and within the scope of and contemplated by the FEIR adopted for the Project.

THEREFORE, for good and valuable consideration, the Parties agree as follows:

AGREEMENT

1. Terms. The foregoing recitals are deemed by both Parties to be a material part of this Agreement and are incorporated herein and binding on the Parties by this reference.

2. Capitalized Terms. Capitalized Terms used in this Agreement have the following meanings:
(a) “Agreement” is this agreement as executed by the Developer and the City of San Luis Obispo.
(b) “Approved Plans” are the plans for each Transportation Infrastructure Improvement set forth in Section 2(i) as approved by the City or County, including any modifications thereof including modifications directed during construction. (c) “Benefiting Properties” includes those properties shown in Exhibit 5, and including 250 Tank Farm Road, 660 Tank Farm Road, 3985 Broad Street, and 650 Tank Farm Road.
(d) “City” is the City of San Luis Obispo, a municipal corporation and charter city.
(e) “Conditions of Approval” are the Conditions of Approval for the ________ __, 2022 Project Approvals approved by Resolution, including the conditions of approval for Vesting Tentative Tract Map SBDV-0407-2021.
(f) “County” is the County of San Luis Obispo.
(g) “Developer” is Covelop, Inc., a California corporation, or its successor(s)- in-interest.
(h) “Developer Costs” are the actual costs of designing, permitting, and constructing each of the Infrastructure Improvements listed on Exhibit 4. Developer Costs shall include eligible Developer hard and soft costs. Soft costs shall include all direct costs related to the project, including design, inspection, City plan check and inspection fees, supervision, and

- 3 -
Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
survey. Developer Costs shall also include the cost of all right-of-way acquisitions secured by Developer, if any.
(i) “Eligible Fees” are the following fees and sources used to reimburse Developer for Developer Costs:
(i) Citywide Transportation Impact Fees (the “Citywide TIF”) as adopted by the respective City Council ordinance(s). Exhibit 4 identifies Citywide TIF funds from projects that directly benefit from the Transportation Infrastructure Improvements (“Benefitting Properties”). Fees from the Benefitting Properties are to be reserved for the exclusive purpose of providing reimbursement for the Transportation Infrastructure Improvements. Citywide TIF Fees collected from other development projects may also be prioritized for payment of Eligible Fees at the City’s discretion.
(ii) Any Ad Hoc or Project Specific Mitigation Fees levied and collected by the City for the Infrastructure Improvements in Exhibit 3 to this Agreement, if any. (iii) General Fund amounts as identified in Attachment B to Exhibit 4 appropriated specifically for reimbursement for eligible Infrastructure Improvements and approved by the City Council. The City agrees to appropriate such funds in a timely way to ensure funding of necessary reimbursements.
(iv) Citywide TIF fees from the Project.
(v) Other Citywide TIF fees as deemed necessary by the City. (j) “Environmental Impact Report” (“EIR”) is an environmental report prepared to inform decision-makers and the public about the potential environmental impacts of the proposed Project and to reduce and mitigate those environmental impacts to the greatest extent feasible.
(k) “Final Environmental Impact Report” (“FEIR”) is the approved environmental report.
(l) “Infrastructure Improvements” is those improvements identified in Exhibit 3 to this Agreement. Infrastructure Improvements are referred to individually as “Infrastructure Improvement.”
(m) “TIF Fees” is the Citywide transportation impact fees as defined under California Government Code Section 66000(b) as adopted by the City of San Luis Obispo on April 3, 20l8, as amended July 16, 2019.
(n) “VTTM” is Vesting Tentative Tract Map SBDV-0407-2021 approved on ________ __, 2022.

- 4 -
Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
(o) “Substantial Completion” is the time at which the engineer of record determines that work is substantially complete in accordance with the City engineering standards and specifications, with the concurrence of the City Engineer, which concurrence shall be provided within thirty (30) working days and shall not unreasonably be withheld. In addition, documentation of corresponding expenditures as provided in Section 3(c) has been submitted to the City. Substantial Completion shall be required only for the purposes of release of reimbursement for the final ten percent (10%) of Developer Costs pursuant to Section 5 of this Agreement.

3. City’s Obligations. In consideration of Developer’s agreement to design and construct the Infrastructure Improvements, the City agrees to the following:
(a) 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 TIF 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 (PS&E), and the City Manager presently intends to recommend that the City, subject to the City Council’s plenary discretion in the exercise of its budgeting authority, appropriate at least an additional One Million Five Hundred Forty-Four Thousand Six Hundred ($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. (b) To reasonably cooperate with and respond to requests from Developer to review contractor bids in a timely manner to confirm that the work proposed conforms to Approved Plans.
(c) To provide to Developer, no later than sixty (60) days prior to the date that Developer advises City that the work is to be commenced, a written description (the “City Description”) of the nature and extent of bills, invoices, contracts, and other documents necessary to evidence payment in order to be eligible for reimbursement pursuant to below Section 6 (the “Required Documentation of Expenditures”) or to request additional information to document costs. If Developer complies with a request by the City for additional documentation of costs, City may request additional information only insofar as it relates to the additional documentation provided.
(d) Upon Developer’s completion of each Infrastructure Improvement as specified in the Approved Plans, and upon notification to the City, the City shall inspect the Infrastructure Improvement to determine compliance with Approved Plans and engineering standards. If the Infrastructure Improvement is determined by the City to be constructed in accordance with the Approved Plans and Specifications for the Infrastructure Improvement, the City shall approve each Infrastructure Improvement and accept it in accordance with below Section 8 of this Agreement. Regarding the roundabout, the City will assist the Developer in coordinating with the County on the design and construction.

- 5 -
Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
(e) The City shall provide reimbursement for the cost of the Infrastructure Improvement, in accordance with this Agreement.
(f) To reimburse Developer for all the costs to design the bike path along Tank Farm Road, as described in Exhibit 3.
(g) To reserve 100% of the Citywide TIF fees from the Project and from the Benefitting Properties to fund the TIF portion of the reimbursements until the reimbursement is complete.

4. Developer’s Obligations. In consideration of the City’s entering into the Agreement, Developer agrees to the following:
(a) In order to assure that the costs of construction of the Infrastructure Improvements are reasonable, prior to commencing construction of the Infrastructure Improvements, Developer shall obtain at least three (3) non-collusive bids for construction of the Infrastructure Improvements for all general or subcontracted work and provide copies to City. City shall review and comment on the completeness of the bids. Developer may select any bid that is within ten percent (10%) of the low bid, as long as those bids within ten percent (10%) of the low bid are also within the Engineer’s Estimate for the Improvement; provided, however, that Developer is not required to accept any particular bid, including the low bid. If Developer accepts a bid which is (i) more than ten percent (10%) higher than the lowest bidder, or (ii) above the Engineer’s Estimate for the Improvement, Developer must reasonably justify its selection to the City Public Works Director, which justification must be accepted or rejected by the City within fifteen (15) business days of submission. If the City rejects the justification, it must set forth in writing its reasoning for the rejection and meet and confer with Developer to discuss the rejection.

City may not unreasonably reject Developer’s bid selection. If Developer wishes to proceed with a bid that is more than ten percent (10%) above the low bid, Developer shall not be eligible for any reimbursements which exceed one hundred ten percent (110%) of the low bid. (b) To provide the Required Documentation of Expenditures required in Section 3(c) of this Agreement. Developer shall organize the Documentation according to Infrastructure Improvement and shall reasonably correlate Documentation to the work required for each Infrastructure Improvement.
(c) To respond to City’s reasonable requests for additional information to resolve discrepancies provided such additional information falls within the scope of the City’s Required Documentation of Expenditures.
(d) To construct each Infrastructure Improvement according to the Approved Plans & Specifications and the City’s Standard Specification and Engineering Standards. (e) To construct each Infrastructure Improvement in the phases identified in the Conditions of Approval.

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Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
(f) To complete the preliminary planning and engineering tasks and related deliverables associated with the future bike path along Tank Farm Road, as described in Exhibit

3. 5. Reimbursement. Developer is entitled to reimbursement of one hundred percent (100%) of eligible Developer Costs pursuant to the terms of this Agreement. Reimbursement for eligible Developer Costs shall come from the combination sources described in Exhibit 4.

Reimbursement from eligible fee programs shall not exceed the amount collected by those fee programs.
(a) For the portion of the improvements funded by on site TIF credits then up to ninety percent (90%) of the Developer Costs eligible for reimbursement via impact fee credits shall be approved within thirty (30) days of Developer submitting to the City proof of obtaining a bond in a form acceptable to the City for completion of the improvement or shall apply when building permits are issued or fees are otherwise due.
(b) For the portion of the improvements funded by TIF reimbursement from benefitting developments or General Fund reimbursement then up to ninety percent (90%) of the Developer Costs eligible for reimbursement via impact fees collected from other benefiting developments or from General Fund appropriations, as described in Exhibit 4, shall be reimbursed within thirty (30) days of City approval of Developer’s Documentation of Expenditures for actual costs incurred, but only to the extent the City has actually collected eligible TIF fees and appropriated eligible General Fund contributions.
(c) The remaining ten percent (10%) of eligible Developer Costs shall be reimbursed within thirty (30) days of the City’s acceptance of substantial completion of each Improvement, again only to the extent the City has actually collected eligible TIF fees and appropriated eligible General Fund contributions. Upon completion of each improvement, Developer shall submit the Required Documentation of Expenditures requested by the City pursuant to above Section 3(c) to City for verification, and the City shall reconcile and issue final confirmation of the amount of eligible fee credits/reimbursements and General Fund reimbursements. If final actual Developer Costs increase or decrease pursuant to accepted bid amounts, approved change orders, or other modifications directed by the City Public Works Director, the creditable and reimbursable Developer Costs shall increase or decrease proportionately, and City staff shall seek corresponding adjustments to the respective fee programs and/or General Fund apportionments. If funds from the corresponding adjustments are not available and budgeted, then reimbursement shall be made consistent with Chapter 16.20 et seq of the City of San Luis Obispo Municipal Code.
(d) As part of the City’s normal process for submitting budget requests, City staff shall request the City Council appropriate the amounts identified in Exhibit 4 and Section 3(a) above.
(e) The Developer may submit request for progress payments for incremental completion of each Infrastructure Improvement, but no more frequently than once a calendar

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Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
quarter. Developer shall submit Required Documentation of Expenditures in the form identified pursuant to Section 3(c) of this Agreement to the City Public Works Director for verification. The City shall verify the validity and acceptability of the payment request, or shall submit a request in writing to the Developer for additional information deemed necessary by the City to verify Developer Costs within thirty (30) days after submittal. Such additional information shall be submitted by the Developer to the City within thirty (30) days from receipt of the written request by the City. If Developer complies with a request by the City for additional documentation of costs, City may request more additional information only insofar as it relates to the additional documentation provided. After the Required Documentation of Expenditures is deemed complete by the City, the City shall provide payment of eligible reimbursements within thirty (30) days.

6. Scope of Agreement. This Agreement shall not be construed to limit the right of the City to modify the Infrastructure Improvements, provided such changes are within the scope of the Conditions of Approval. It is understood that any changes to the Infrastructure Improvement, including changes directed in the field, may result in corresponding adjustments to the Developer Costs and the amount of eligible reimbursements as set forth in the Agreement. (a) Any increase or decrease in cost from the Developer Cost must be reflected in the Contractor bid or change orders submitted by Developer and approved by the City or vice versa. The only change orders excepted from City approval are (i) those in which Developer shifts cost savings from one-line item of an Infrastructure Improvement to another line item within the same Infrastructure Improvement excluding use of project contingency, or (ii) those for which Developer does not seek reimbursement from the City.
(b) Developer and the City Engineer, together, may approve any individual change order, above and behind any contingency amounts, for any individual Infrastructure Improvement if the total Developer Cost increase is Forty-Five Thousand Dollars ($45,000) or less and the net total of the change orders theretofore approved does not exceed the contingency amount for the Infrastructure Improvement. Developer and the City Manager together may approve any individual change order for any individual Infrastructure Improvement if the cost increase is One Hundred Seventy-Five Thousand Dollars ($175,000) or less and the net total of the change orders theretofore approved does not exceed the contingency amount. Such change orders shall not require City Council approval. Any individual change order for any individual Infrastructure Improvement in excess of One Hundred Seventy-Five Thousand Dollars ($175,000) above the Development Costs, may require City Council approval as determined by the City Manager. Any change orders for additional work that is directed by the City Manager shall be conclusively deemed to have been reviewed and approved, and such work including an allowance for supervision, indirect expenses, overhead shall be outside of the amounts identified in this Section 6(b).
(c) The City’s approval of a change order shall not be unreasonably withheld, delayed, or conditioned; provided it shall be reasonable for the City to deny any change order resulting from a cause other than unforeseen conditions, or for work that does not meet the Approved Plans, City Engineering Standards, or does not meet the workmanship that is customary for the region. The City shall accompany any rejection with a written statement of the basis

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Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
therefore. To the extent the change order requires City approval, Developer may proceed with the work covered by the change order pending City approval of the change order, or even after City rejection of the change order, but Developer shall do so at its own risk to the extent that the City raises valid objections to the change order proposal. Any change order that is submitted to the City for approval shall be deemed accepted if not accepted, or rejected, by the City within twenty (20) working days of such submittal. Any change order submitted that requires City Council approval shall schedule the hearing date for Council consideration within thirty (30) days after the change order request has been deemed complete by the City Engineer.

7. Indemnification. Developer shall indemnify, defend and hold City, its officials, officers, employees, and agents harmless from and against any and all liability, claims, suits, actions, damages, and causes of action arising out of any personal injury, bodily injury, loss of life, or damage to property, or any violation of any federal, state or municipal law or ordinance, including, but not limited to, the Developer’s failure to pay prevailing wages (which may apply) when required, or other cause in connection with the acts or omissions of Developer, its employees, subcontractors, or agents, or on account of the performance or character of construction and installation of the Infrastructure Improvements, except where such liability, claims, suits, actions, damages, and causes of action result from the negligence or willful misconduct of the City. Such indemnification by Developer shall cease for any claims made with respect to each Infrastructure Improvement upon which occurred after acceptance of that Infrastructure Improvements by the City. It is understood that the duty of Developer to indemnify and hold City harmless includes the duty to defend City as set forth in California Civil Code Section 2778. Within fifteen (15) days of City’s notice that it has been made a party to an action arising out of Developer’s acts or omissions under this Agreement, Developer shall provide a defense to the City in that action, with legal counsel acceptable to City. In the event Developer fails to provide such a defense to City, Developer shall be liable to the City for its attorneys’ fees and litigation costs incurred to defend itself beginning on the sixteenth (16th) day from the date of the City’s notice and request for a defense. Acceptance of insurance certificates and endorsements required under this Agreement does not relieve Developer from liability under this indemnification and hold harmless clause. This indemnification and hold harmless clause shall apply whether or not such insurance policies shall have been determined to be applicable to any of such damages or claims for damages.

8. Acceptance of the Infrastructure Improvements. Each Infrastructure Improvement to be constructed shall become the sole exclusive property of the City, or County, upon acceptance.

Developer shall notify City in writing when each Infrastructure Improvement is complete. Each notice shall be submitted to the City by personal delivery and shall be deemed received by the City on the date of delivery. Such written notification shall include a request that the City accept each Infrastructure Improvement. As soon as practicable but no later than sixty (60) days of receipt of such notification of completion of an Infrastructure Improvement, the City shall determine whether the Infrastructure Improvement was constructed in accordance with the Approved Plans for that Infrastructure Improvement and engineering standards. Within sixty (60) days of when the City determines the Infrastructure Improvement was constructed in accordance with the Approved conditions, plans and engineering standards the City shall schedule the reasonably soonest Council Hearing Date for consideration of accepting the Infrastructure Improvements. If the City determines that an Infrastructure Improvement was not constructed in accordance with the

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Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)
Approved Plans and engineering standards, then the City will provide written notice to Developer.

Written notice shall include details of the identified deficiencies. The City shall meet and confer with Developer to discuss these deficiencies within ten (10) business days of Developer’s request to do so.

11. Force Majeure. The Term of this Agreement and the time within which Developer shall be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed unavoidably beyond the reasonable control of Developer by: strikes, lock- outs, acts of god, failure or inability to secure materials or labor by reason of priority or similar regulations or order of any governmental or regulatory body, initiative or referenda, moratoria, litigation filed attacking execution, or performance of this Agreement, enemy action, civil disturbances, fire, or unavoidable casualties.

12. Successors and Assigns. Each and every provision of this Agreement shall be binding and inure to the benefit of the successors-in-interest of the Parties hereto.

13. Term. This Agreement shall expire upon the earlier of fifteen (15) years from the date of execution of this Agreement, or when reimbursements for all improvements constructed by Developer identified in this Agreement are completed.

14. Integration. This is an integrated agreement containing all of the consideration, understandings, promises, and covenants exchanged between the Parties for purposes of identifying reimbursement and credits, other than those identified in the Private Reimbursement Agreement, and other administrative processes within the scope of Infrastructure Improvements as identified in Exhibit 2 of this Agreement, notwithstanding the Developer’s obligations as specified in the approved Conditions of Approvals, and the VTIM.

15. Construction and Interpretation. It is agreed and acknowledged by the Parties that the provisions of this Agreement have been arrived at through negotiation, and that the Parties have had a full and fair opportunity to revise the provisions of this Agreement and to have such provisions reviewed by legal counsel. Therefore, the normal rule of construction that any ambiguities are to be resolved against the drafting party shall not apply in construing or interpreting this Agreement.

16. Jurisdiction. Any action by any Party to this Agreement shall be brought in the appropriate court of competent jurisdiction within the County of San Luis Obispo, State of California, notwithstanding any other provision of law which may provide that such action may be brought in some other location.

17. Choice of Law. This Agreement is made under and in all respects will be interpreted, enforced and·governed by the laws of the State of California.

18. Amendment. This Agreement cannot be altered, amended, or modified in any way without the express written consent of each party hereto or their authorized successor-in-interest.

19. Time is of Essence. Time is of the essence for this Agreement.

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Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)

20. Notices. All notices required pursuant to this Agreement shall be in writing and may be given by personal delivery or by registered or certified mail, return receipt requested, to the Party to receive such notice at the addresses set forth below:

TO THE CITY:

City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401-3249
Attn: Community Development Director
WITH COPY TO:

City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Attn: City Attorney
TO THE DEVELOPER:

Covelop, Inc.
1135 Santa Rosa Street, #210
San Luis Obispo, California 93401
Any notice shall be deemed delivered on the first business day that delivery is attempted or upon receipt, whichever is sooner. As used herein, “business day” means any day other than a Saturday, Sunday, or any state or federal holiday on which financial institutions in San Luis Obispo County are authorized or required to close for observance thereof. Any Party may change the address to which notices are to be sent by notifying the other Parties of the new address, in the manner set forth above.

21. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute a single agreement.

22. Severability. If any one or more of the provisions contained in this Agreement shall be found to be invalid, illegal, or unenforceable in any respect, the validity, legality, and enforceability of the remaining provisions shall not, in any way, be affected or impaired.

23. Authority. The Parties hereby represent that the persons executing this Agreement are expressly authorized to do so for and on behalf of the Parties.

24. Captions. The captions of the Sections of this Agreement are for convenience and reference only and are not intended and shall not be construed to define or limit the provision to which they relate.

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Credit and Reimbursement Agreement
600 Tank Farm Road
(01-14-2022)

25. Recitals and Exhibits. The Recitals first set forth herein and all Exhibits attached hereto are incorporated in this Agreement.

IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed as of the day and year first above written.

DEVELOPER:

Covelop, Inc.

By: ____________________________
____________________________
Its: ____________________________
CITY:

City of San Luis Obispo, a California charter city and municipal corporation By: ________________________
Michael Codron, Community Development Director
APPROVED AS TO FORM AND LEGAL EFFECT:

By: _______________________
J. Christine Dietrick, City Attorney

Exhibit 1
Property

Exhibit 2

Appendix A of the adopted Citywide Transportation Impact Fee (the “TIF”) Program

Exhibit 3
Transportation Improvements Eligible for Reimbursement
This Agreement covers four major Transportation Improvement elements that are to be reimbursed: 1) Oversizing of an onsite 6’ sidewalk along Acacia Creek to a Class I “Acacia Creek” bike path connecting Tank Farm Road to the Damon-Garcia Sports Park; 2) the 14-foot center turn lane portion of Santa Fe Road, as described in the alternative street section in the Airport Area Specific Plan and as illustrated in Attachment A to this Exhibit 3; 3) planning and design for the Tank Farm Road Class I bike path connecting Santa Fe Road to Windmill Road west to Santa Fe Road; and 4) the TIF-funded portions of Tank Farm Road to be installed by the project as shown as Area 4 in Attachment B to this Exhibit 3 (including the Tank Farm/Santa Fe Roundabout). The Project may also install portions of Tank Farm Road and Santa Fe Road that are the responsibility of other private developers and landowners, and the reimbursement for those improvements will be covered under a separate Private Reimbursement Agreement.

Tank Farm Road and Santa Fe Improvements. The Construction Delineation Exhibit in Attachment B shows a delineation of the following segments and portions of Santa Fe and Tank Farm Road Transportation Improvement areas, as follows:

Area 1: The portion of the Tank Farm Road public rights of way frontage that are the responsibility of Developer. This includes sidewalk, landscape parkway, bike lane/shoulder, curb and gutter, and the adjacent travel lane. These improvements include the extension of water and recycled water improvements, dry utilities, and a proportionate share of the street storm drainage improvements. These improvements are not eligible for reimbursement.

Area 2: The portion of the Santa Fe Road public rights of way frontage that are the responsibility of Developer. This includes sidewalk, landscape parkway, bike lane/shoulder, curb and gutter, and the adjacent travel lane. These improvements include the extension of water and recycled water improvements, dry utilities, and a proportionate share of the street storm drainage improvements. These improvements are not eligible for reimbursement.

Area 3: The portion of Santa Fe Road that is to be paid for from with General Fund contributions or TIF funds as described in TIF Project 16a as shown in Exhibit 2 of this Agreement. This includes the center 14 feet of the roadway as shown in Attachment A of this Exhibit 3. The allocated cost includes a proportionate share of the planning, environmental, and preliminary engineering work performed as part of the project’s entitlement, as well as a proportionate share of the street storm drainage improvements, and the improvements to the 14-foot-wide center turn lane and median.

Area 4: The portion of the Tank Farm Road that is the responsibility of the TIF fund (Project 14), General Fund, or other communitywide source, and includes the median, additional through lanes, the roundabout, drainage improvements, additional rights of way needed for the improvements. The improvements and allocated cost include a proportionate share of the planning, environmental, and preliminary engineering work, as well as a proportionate share of the street storm drainage improvements.

Area 5: This area is the portion of the Santa Fe Road frontage that would be the responsibility of the property owner west of Santa Fe Road. These improvements include additional sidewalk, land- scape parkway, bike lane/shoulder, curb and gutter, and the adjacent travel lane. These improvements include the extension of water and recycled water improvements, dry utilities, and a proportionate share of the street storm drainage improvements.

Tank Farm Bike Path. The planning and design for the Tank Farm Bike Path are to be developed at a sufficient level of detail to provide for an accurate determination of construction quantities, necessary rights of way to be acquired, grading, and 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 environmental documentation shall document 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 design shall provide horizontal and vertical alignments, utility conflicts, drainage strategy, grading needs, and the approach to creek/stream crossings. The rights of way analysis and scope of work shall define the right-of-way 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 calcs, and accurate survey data.

Notable deliverables include the following:

1. 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.

2. 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.).

3. 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.

4. 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.

Acacia Creek Bike Path. The Acacia Creek Bike Path Transportation Improvement is a 12- foot concrete path (Option 2 of Improvement Standard 7040) from the approximately mid-line of the project adjacent to Acacia Creek north approximately 750 lineal feet to the north property line, and extending 200 feet north of the north property line on the Damon-Garcia Sports Park to a tie-in point with the Damon-Garcia Sports Park Bike Path. This Class I bike path is considered and “oversizing” of the 6-foot sidewalk that would have normally been installed by the developer. The project’s “fair share” of the Class I bike path costs is the cost of the onsite 6-foot bike path, currently estimated at $197,500 of the $573,500 total cost.

Attachment A to Exhibit 3
Santa Fe Road Airport Area Specific Plan
Road Improvement Areas and Responsibilities

Attachment B to Exhibit 3
Construction Delineation Exhibit

Exhibit 4
Estimate of Developer Costs and Reimbursement Revenues
Attachment A of this Exhibit 4 shows the estimate of Developer Costs for the Transportation Improvements. Attachment B of this Exhibit 4 shows how these improvements are intended to be funded from a combination funding from the General Fund, TIF Credits from the project, TIF fees from Benefitting Properties, Developer Contributions, and other sources.

Actual costs may vary, and the cost estimate in Attachment A is provided for illustration of the scope and potential costs of the Transportation Improvements and not provided by way limitation of the specific cost elements, total costs, or quantities. Attachment B is provided for illustration of the potential magnitude and timing of General Fund obligations, and revenues from projects benefitting from the Transportation Improvements.

Attachment A to Exhibit 4
Developer Cost Estimate
Total City Share,
Reimburseable
Total
Total Area
Street Area 10,464 9,805 10,882 90,105 3,306
Pcnt Street Area
Description
Units Quantity Estimated Cost Quantity Estimated Cost Quantity Cost w/Prevailing Wage Quantity Cost w/Prevailing Wage Quantity Estimated Cost Quantity Estimated Cost Quantity Estimated Cost Demolition and Earthwork LS $ 60,122.00 $ 22,460.00 1 $ 47,024.86 1 $ 427,080.00 1 $ 9,238.00 $ 565,924.86 $ 474,104.86 Erosion Controls LS $ 5,000.00 $ 5,000.00 1 $ 8,650.00 1 $ 15,000.00 1 $ 5,000.00 $ 7,500.00 $ 38,650.00 $ 31,150.00 Water $ - $ - Fittings/Valves LS 1 $ 4,500.00 1 $ 4,500.00 $ 9,000.00 $ - Water Lines LF 600 $ 24,000.00 375 $ 15,000.00 $ 39,000.00 $ - Recycled Water Lines LF 600 $ 24,000.00 375 $ 15,000.00 $ 39,000.00 $ - Fire Hydrants Each 2 $ 11,000.00 2 $ 11,000.00 $ 22,000.00 $ - Sewer Lines $ - $ -
Sewer Lines LF 375 $ 25,500.00 $ 25,500.00 $ -
Service Main Each 1 $ 5,000.00 $ 5,000.00 $ - Manholes Each 1 $ 5,500.00 $ 5,500.00 $ - Storm Drainage Allocation (See detail below) $ 32,363 $ 30,325.46 $ 33,656.32 $ 278,680.66 $ 10,224.94 $ 385,250.00 $ 312,336.99 Street Improvements $ - $ -
Curb and Gutter LF 600 $ 13,200.00 500 $ 11,000.00 100 $ 3,800.00 1,650 $ 62,700.00 $ 90,700.00 $ 66,500.00 Curbs (Mow) LF 600 $ 9,600.00 680 $ 10,880.00 1,671 $ 41,775.00 $ 62,255.00 $ 41,775.00 ADA Access Ramps Each 1 $ 1,750.00 1 $ 2,500.00 2 $ 17,732.50 $ 21,982.50 $ 20,232.50 Street Lights Each 2 $ 11,000.00 2 $ 11,000.00 3 $ 28,500.00 $ 50,500.00 $ 28,500.00 Joint Trench LF 360 $ 6,300.00 8,500 $ 148,750.00 $ 6,300.00 $ 148,750.00 Sidewalks SF 2,160 $ 25,920.00 4,960 $ 59,520.00 $ 85,440.00 $ - Street Striping LS 1 $ 2,500.00 1 $ 2,500.00 1 $ 4,325.00 1 $ 4,325.00 1 $ 5,000.00 $ 18,650.00 $ 8,650.00 Asphalt Paving Tons 300 $ 39,000.00 275 $ 35,750.00 241 $ 36,150.00 1,845 $ 276,750.00 85 $ 11,050.00 $ 398,700.00 $ 312,900.00 Class II Road Base Tons 1,150 $ 46,000.00 1,000 $ 40,000.00 942 $ 65,940.00 7,190 $ 503,300.00 332 $ 13,280.00 $ 668,520.00 $ 569,240.00 Landscaping $ - $ -
Trees Each 10 $ 2,750.00 10 $ 2,750.00 $ 5,500.00 $ -
Planting and Irrigation SF 2,840 $ 14,200.00 2,400 $ 12,000.00 10,900 $ 95,375.00 3,400 $ 25,500.00 $ 121,575.00 $ 120,875.00 Subtotal $ 326,904.62 $ 330,985.46 $ 202,046.18 $ 1,751,218.16 $ 53,792.94 $ 181,750.00 $ - $ 2,664,947.36 $ 2,135,014.35 $ - $ -
Traffic Control LS $ 100,000.00 $ - $ 100,000.00 $ 100,000.00 Right of Way Acquisition SF 2,990 $ 37,375.00 41,960 $ 525,500.00 1,010 $ 12,625.00 $ 575,500.00 $ 562,875.00 Cost Increase to Construction (2023) 10.00% $ 32,690.46 $ 33,098.55 $ 20,204.62 $ 175,121.82 $ 5,379.29 $ 18,175.00 $ 266,494.74 $ 213,501.43 Environmental Technical Studies $ 40,000.00 $ - $ 40,000.00 Design, Inspection and Construction Admin $ - $ -
Engineering Design 12.50% $ 40,863.08 $ 41,373.18 $ 25,255.77 $ 218,902.27 $ 6,724.12 $ 22,718.75 $ 100,000.00 $ 333,118.42 $ 366,876.79 Construction Engineering/Survey 2.50% $ 8,172.62 $ 8,274.64 $ 5,051.15 $ 43,780.45 $ 1,344.82 $ 4,543.75 $ 25,000.00 $ 66,623.68 $ 78,375.36 Insurance 1.50% $ 4,903.57 $ 4,964.78 $ 3,030.69 $ 26,268.27 $ 806.89 $ 2,726.25 $ 1,875.00 $ 39,974.21 $ 33,900.22 City Plan Check (Per Fee Schedule) $ 12,667.55 $ 12,825.69 $ 4,546.04 $ 39,402.41 $ 2,084.48 $ 4,089.38 $ - $ 71,526.16 $ 48,037.82 City Construction Inspection (Per Fee Schedule) $ 26,675.42 $ 27,008.41 $ 13,133.00 $ 113,829.18 $ 4,389.50 $ 11,813.75 $ - $ 185,035.52 $ 138,775.93 Bonding 1.50% $ 4,903.57 $ 4,964.78 $ 3,030.69 $ 26,268.27 $ 806.89 $ 2,726.25 $ 1,875.00 $ 39,974.21 $ 33,900.22 Administration/Developer Ovhd 10.00% $ 32,690.46 $ 33,098.55 $ 20,204.62 $ 175,121.82 $ 5,379.29 $ 18,175.00 $ 12,500.00 $ 266,494.74 $ 226,001.43 Supervision 5.00% $ 16,345.23 $ 16,549.27 $ 10,102.31 $ 87,560.91 $ 2,689.65 $ 9,087.50 $ 6,250.00 $ 133,247.37 $ 113,000.72 Contingencies 20.00% $ 65,380.92 $ 66,197.09 $ 40,409.24 $ 350,243.63 $ 10,758.59 $ 36,350.00 $ 25,000.00 $ 532,989.47 $ 452,002.87 Subtotal $ 245,292.88 $ 248,354.94 $ 182,343.14 $ 1,881,999.03 $ 52,988.53 $ 130,405.63 $ 212,500.00 $ 2,610,978.52 $ 2,407,247.79 Total $ 572,197.50 $ 579,340.39 $ 384,389.32 $ 3,633,217.20 $ 106,781.47 $ 312,155.63 $ 212,500.00 $ 5,275,925.88 $ 4,542,262.14 Storm Drainage Note: All costs are estimates. Reimbursement to be based on actual costs. 18" SD Lines 660 $ 108.00 $ 71,280.00 Eligible Developer Costs include all direct and indirect costs, including 10% Admin/Overhead Curb Inlet 4 $ 6,750.00 $ 27,000.00
Earthwork 833 $ 30.00 $ 25,000.00
Stormwater Treatment 3,500 $ 43.25 $ 151,375.00
Flared End Sections 1 $ 2,595.00 $ 2,595.00 Manholes 3 $ 4,750.00 $ 14,250.00 Subtotal $ 291,500.00
ROW 7,500 $ 12.50 $ 93,750.00
Total $ 385,250.00
Estimated Developer Costs
City Responsibility; Public Reimbursement Agreement
Acacia Creek Bike Path
Class I Bike Path Connection
Tank Farm Bike Path Planning
"PAED" Level Planning,
Engineering and Environmental
Study
97,605 3,306

8.4% 7.9% 8.7% 72.3% 2.7%
Area 5
Frontage Improvements
(Private Reimbursements)
Private Responsibility; No Reimbursement Agreement City Responsibility; Public Reimbursement Agreement Private Responsibility, Private Reimbursement Agreement
Santa Fe (Covelop Frontage
Improvements)
Area 1
Tank Farm (Covelop Frontage
Improvements)
Area 3
Santa Fe (TIF Reimburseable)
Area 4
Tank Farm (TIF Reimburseable
Area 2
17,300 16,211 10,882

Attachment B to Exhibit 4
Estimated Cost and Funding Sources
If sufficient Off-Site TIF fees from Benefiting Properties have not yet been collected at time of reimbursement request, then Developer may either wait until those fees are collected for reimbursement or apply Onsite TIF Credits for reimbursement.

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 381 of 505
Exhibit 5
Benefitting Properties
3895 South Broad Street APN: 053-421-003
660 Tank Farm Road (AKA 666 Tank Farm Road) APN: 053-421-004 650 Tank Farm Road APN: 053-421-005
250 Tank Farm Road APNs: 053-251-057 through
053-251-084, inclusive.

3985 South Broad Street, 666 Tank Farm Road, 650 Tank Farm Road 250 Tank Farm Road

1 Project Location
The 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. The project site is comprised of two parcels (Assessor Parcel Numbers [APN] 053Ͳ421Ͳ002 and 053Ͳ421Ͳ006) totaling approximately 11.7 acres, as well as proposed offͲsite transportation improvement areas south and west of the parcel boundary totaling approximately 1.0 acre. The total project site area is

12.7 acres. Figure 1 shows the regional location of the project site, while Figure 2 shows the project site within the local context.The project site slopes from the northwest to southeast, with site elevations at 210 feet mean sea level (msl) in the northwest corner of the property and 150 feet msl at the southeast corner of the property. Damon GarciaͲSports Fields to the north, undeveloped Chevron property is to the west and south and Acacia Creek is to the east. The San Luis Obispo City Limit line follows the southern and western boundary of the subject parcels and parallels the southern side of Tank Farm Road south of the project site. The San Luis Obispo County Regional Airport is located approximately 1,400 feet south of the project site.

Existing Site Characteristics
General Plan Designation and Zoning
The project site is located within the Airport Area Specific Plan (AASP) and is currently designated Business Park (BP) with a small portion of the property within the Conservation Open Space (C/OS) zone. The existing development potential of the 11.7Ͳacre site is approximately 250,000 square feet of business park development.

Surrounding Land Uses
The project site is bordered by Tank Farm Road to the south, Acacia Creek to the east, Damon GarciaͲ Sports Fields to the north, and undeveloped Chevron property to the west. The San Luis Obispo City Limit line follows the southern and western boundary of the project site and parallels the southern side of Tank Farm Road south of the project site (refer to Figure 3). The Damon GarciaͲSports Fields property north of the project site is designated Public Facilities (PF). Acacia Creek east of the project site is designated Conservation Open Space (C/OS) and the mobile home park east of the creek is designated Service Commercial with the Specific Plan overlay (CͲSͲSP). The undeveloped Chevron property west of the project site boundary is designated Commercial Service and Industrial by San Luis Obispo County. The undeveloped property south of Tank Farm Road is designated Recreation by San Luis Obispo County.Properties west of the project site located at 650 Tank Farm Road and 660 Tank Farm Road include approved entitlements for development of residential mixedͲuse and assisted living facilities, depicted on Figure 3.

Project Characteristics
Other entitlements are underway, including a General Plan Map Amendment, a rezone of the property, a Specific Plan Amendment to the AASP, a Minor Use Permit for a mixedͲuse project, Conceptual Site Plan, Major Development Review, a reimbursement agreement, and environmental clearance and permitting for necessary offͲsite improvements. Approval of these entitlements would allow a final Development Plan (consistent with the requirements of the granted entitlements), including grading permits, improvement plans and building permits to be handled by the City as ministerial approvals.

2 Figure 1 Regional Project Location

3 Figure 2 Project Site Boundary

5 Figure 3 Surrounding Land Uses

6 The General Plan Map Amendment is necessary to change the project site’s land use designation in the City’s Land Use Element in order to reflect proposed development. The Specific Plan Amendment would change the site’s land use designation accordingly and would also make associated text amendments to the AASP, as follows:

1. Amend all AASP tables and text to reflect the addition of 240 high density units, 40 mixedͲ use units, and 12,500 square feet of commercialͲservice/office space for the projectsite;

2. Amend various text sections of the AASP to conform to the project;

3. 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;

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

5. Update references to the SLO County Regional Airport Land Use Plan and describe the updated Airport Land Use Plan.

The requested entitlements would allow for 280 total residential units, which is the equivalent of 256 “Density Units” as defined by the City of San Luis Zoning Ordinance (Density Units are the number of dwellings per net acre, based on dwelling size and number of bedrooms, i.e., studio unit under 600 square feet equals 0.5 Density Units, while a two bedroom unit equals 1.0 Density Units).

In addition, the project would provide a roundabout at the intersection of Tank Farm Road and Santa Fe Road and interim improvements for Santa Fe Road including two travel lanes and Class IV bike paths.

Conceptual Site Plan
Residential and Mixed-Use Rezone
The project entitlements change the land use designation from Business Park to Service Commercial, which would allow a mixedͲuse project providing up to 280 residential units and commercialͲservice/office uses defined in AASP Table 4.3. Figure 4 shows the proposed conceptual site plan for the project.

The project site would be developed at a density of 23.7 Density Units per acre, with shared public and private open spaces, common yards, and a recreation center with a community building. The proposed residential development would include a mix of studios, oneͲbedroom, twoͲbedroom, and threeͲbedroom units. The proposed zoning would allow for up to 12,500 square feet of commercialͲservice/office space. Table 1 provides the proposed project characteristics, including the mix of residential unit types and building area for theprimary components of the project.

7 Figure 4 Conceptual Site Plan

9 Table 1 Project Characteristics
Residential NonͲResidential Acres
Unit Occupancy Type Size (sf) Units Area (sf) Area (sf) (net) Units/Acre R3 Occupancy
(1Ͳ, 2Ͳand 3Ͳbeds)
750Ͳ1,450 140 154,000 n/a 6.5 21.7
R4 Occupancy
(studio, 1Ͳ, and 2Ͳbed)
600Ͳ925 100 85,700 n/a 2.9 34.7
Mixed Use
(studio and 1Ͳbed)
450Ͳ625 40 21,500 12,500 1.5 26.3
Total 450Ͳ1,450 280 261,200 12,500 10.9 25.8
sf = square feet
Other Project Components
The project includes a 2,250Ͳsquare foot clubhouse building with a 2,800Ͳsquare foot patio area.

The clubhouse building would provide meeting areas, an indoor game area, a common lounge, administrative office area, and a community kitchen. The building would also serve as a temporary sales office and an administrative building during project sales and construction.

City development regulations specify a setback for Acacia Creek of 35 feet, Figure 6 shows the location of the top of bank for Acacia Creek near the project site. The Zoning Regulations section

17.70.030 require a 35Ͳfoot setback from the top of bank for new structures. The proposed project is requesting a minimum setback of approximately 10 feet from the average top of bank for a bicycle/pedestrian path to connect to Damon Garcia Sports Fields (and an average bike path of 20 feet) and a minor exception for a maximum 15Ͳfoot encroachment into the setback for portions of Buildings 14 and 21 from the average top of bank. Zoning Regulations section 17.70.030 stipulate that an exception to the creek setback requirements may be considered where substantiated evidence is available that will result in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of the site. The Biological Resources Assessment (BRA) prepared for the project by Kevin Merk Associates, LLC (Appendix A) concludes the encroachment area will not threaten sensitive species or the riparian corridor. In order to further the purposes of Zoning Regulations section 17.70.030, the project proposes an increase in the riparian setback elsewhere along the corridor, with a riparian setback that averages approximately 40 feet. Proposed building setbacks along Tank Farm Road and Santa Fe Road is 16 feet The project’s required creek setbacks, common areas and open space in the northwest corner of the project site would result in 18 percent of the site being onsite “green” common open space, including play areas, tot lots, and landscape parkways. The project would require removal of sixteen (16) nonͲnative ornamental/invasive trees on the projectsite. No native trees are proposed to be removed.

Bike and pedestrian trips would be supported by a connection to the 650 Tank Farm Road property and extension of the onsite bike path to the bike path at the Damon GarciaͲSports Fields to the north. A new bridge connecting the project site to the 650 Tank Farm Road property is planned to be installed by the developer of that property (refer to Figure 4). The planned bridge connecting the project site to the 650 Tank Farm Road property would provide a secondary emergency access route, pedestrian access and bicycle access. The planned bridge connecting 600 Tank Farm and 650 Tank Farm will not be for general vehicle traffic.

10 Regional Transportation Improvements
The project would implement several transportation features under a reimbursement agreement with the City, including providing a roundabout at the intersection of Tank Farm Road and Santa Fe Road and interim improvements for Santa Fe Road including two travel lanes and Class IV bike paths. These improvements are included in the City’s list of Transportation Capital Projects in the General Plan Circulation Element (Santa Fe Road Extension) and are shown in the AASP. Final improvements for bike paths, curbing, sidewalk, and parkway strip would be installed on the project’s frontages. Planned regional transportation improvements are shown in Figure 5, which provides a conceptual illustration of the Santa Fe Road/Tank Farm Road Roundabout. The project is also proposing to do preliminary planning and engineering for the Tank Farm Creek Class I bike path.

A Transportation Impact Study (TIS) was completed by Central Coast Transportation Consulting in support of the City’s General Plan Circulation Element consistency evaluation. The TIS concluded that the project complies with the City’s VMT guidelines, without mitigation, and also complies with the Level of Service standards.
Grading/Drainage
The site would be stepped in four 5Ͳfoot sections/benches, with an upper bench of approximately 174Ͳ180 feet msl in the northern portion of the property, a middle bench of approximately 160Ͳ166 feetmsl around the central portion of the property, and two lower benches of approximately 152Ͳ 156 feet msl in the southern portion of the property. Figure 6 shows the conceptual site sections.

The proposed grading, totaling 35,000Ͳ40,000 cubic feet, would be balanced on the project site (no soil import to the site or export from the site is proposed). The grading would contour the project site todrain from west to east toward localized surface bioswales adjacent to Acacia Creek, which would drain toward an existing retention basin in the southeast corner of the site. This basin would discharge into Acacia Creek at the preͲdevelopment rate as required by the City’s Drainage Master Plan, as required by the City’s storm water regulations. There is also an existing drainage pipe under Tank Farm Road that permits site drainage to the south.

Phasing
The project is planned to be constructed in two phases. Phase 1 would include 80 townhome and 60 stacked flat (singleͲfamily condominium) dwellings units on the central portion of the project site, the completion of Santa Fe along the project frontage, completion of the Class I bike path from Tank Farm to Damon Garcia Sports Park, and the completion of the frontage improvements along Tank Farm Road. Phase 2 would include 60 townhome units, 40 stacked flat units, the 40 mixedͲuse units and 12,500 square feet of commercialͲservice/office space, and remaining project improvements.

The intersection control improvements will be phased as necessary according to the traffic analysis for the project. The conceptual phasing plan is shown in Figure 7.

11 Figure 5 Conceptual Illustration of the Santa Fe Road/Tank Farm Road Roundabout

12 Figure 6a Conceptual Site Grading – Sections/Benches

13 Figure 6b Conceptual Site Grading – Sections/Benches

15 Figure 7 Conceptual Phasing Plan

17 Project Objectives
The primary objectives for the project are as follows:

1. Development of an economically feasible specific plan that is consistent with, and implements, policies within the City’s LUCE and AASP.

2. Establishment of a complete internally and externally “linked” mixed use community with amenities such as neighborhood parks and commercial goods and services that can serve the neighborhood.

3. Provision of a variety of housing opportunities for a wide range of socioeconomic groups and affordability levels, and at average unit sizes that are below current City averages.

4. Development of a Project with the maximum number of units permitted by the underlying zoning, approximately 280 residential units, with approximately 340,000 square feet of total residential floor space and 12,500 square feet of commercial floor space.

5. Development of the Acacia Creek frontage that provides that area as a Project amenity without jeopardizing the creeks biological resources or riparian qualities.

6. Infrastructure obligations that do not exceed the level of impact fees generated onͲsite over the buildout of the project; that is, infrastructure obligations should be sized such that offͲ site impact fees are not necessary to reimburse the developer in accordance with a Reimbursement Agreement.

7. Provision of a wellͲconnected internal network private parks, bicycle paths, pedestrian sidewalks, open space buffers, and spaces for recreational activities, including development of a Class 1 bike path between Tank Farm Road and Damon Garcia Sports Park within the 35’ creek setback, and Class IV bike lanes consistent with the draft Active Transportation Plan.

8. Development of the adjacent roadway network that does not overbuild the roads above the longͲterm traffic projections, and with preference for nonͲvehicular traffic modes.

9. Marketing and orientation of the project to the surrounding employersto reduce vehicle miles travelled and to maximize the use of nonͲvehicular traffic modes.

10. Development of a project that complies with the safety, noise and overflight policies of the City’s Airport Overlay Zone and the San Luis Obispo County Airport Land Use Plan.

Required Approvals
The City of San Luis Obispo is the lead agency for the project. As described above, the proposed project requests the following City entitlements: a General Plan Map Amendment, a rezone of the property, a Specific Plan Amendment to the AASP, Conceptual Site Plan, Minor Use Permit, Major Development Review, a Development Agreement and environmental clearance for necessary offͲ site improvements. Approval of these entitlements would allow a final development plan (consistent with the requirements of the granted entitlements), including grading permits, improvement plans, and building permitsto be handled by the City as ministerial approvals.

The project will be reviewed by the Airport Land Use Commission (ALUC) to determine if it is consistent with the adopted San Luis Obispo County Airport Land Use Plan (ALUP). Development of the project site under the proposed project would be required to comply with the Regional Water

18 Quality Control Board (RWQCB) Post Construction Storm Water Requirements for redeveloped sites.

Future development of the project site, including widening of Tank Farm Road along the project’s frontage east of the project site may require work within Acacia Creek. As such, future development under the proposed project may require permitting per Section 401/404 of the Clean Water Act from the U.S. Army Corps of Engineers and the RWQCB, and under Section 1600 et seq. of the California Fish and Game Code from the California Department of Fish and Wildlife. A portion of the offͲsite improvements are located on adjacent property that has a certified EIR. The Final EIR prepared for the Chevron Tank Farm Remediation and Development Project (State Clearinghouse No. 2009031001) would be used to identify the impacts and required mitigation measures at these offͲsite improvement locations. The responsibility for the implementation of these mitigation measures from the Chevron Tank Farm Remediation and Development Project will be determined as part of the EIR.

Comment 19:

Please update the project description to clearly identify any and all exceptions or concessions that are requested from the Zoning Regulations Property Development Standards (Chapter 17.70), please include all standard incentive requests for affordable housing projects. Exceptions and concessions or incentives should be clearly described (i.e., upper story creek step backs and the parking reduction request, and ground floor residential uses along Santa Fe Road). Please provide a description which includes a summary justifying each exception or concession as it relates to relevant policy objectives. See AASP Section 4.4.7, 5.4.5, or 5.4.6 to verify whether any requested exceptions can be satisfied through the Amenity Incentives opportunity or satisfies specific design standards. Response
Creek Setbacks/Upper Story Creek Setbacks
The project includes variation in the setbacks for Acacia Creek. The building setbacks range from 29 feet to 50 feet along the eastern portion of the property and average approximately 43 feet over the entire site.The Class I bike path from Tank Farm Road to Damon Garcia Sports Park is located within the setback, with an average setback of approximately 20 feet.The project also does not include the additional setback for the third story that is called for in Zoning Code 17.070.030 E 3.
A Biological Assessment was prepared to determine whether or not the creek setbacks proposed by the project would provide impacts to the wildlife corridor or biological resources. The Biological Assessment concluded that the bike path and the proposed building setbacks would not.The project also includes compensatory setbacks so that the average groundfloor setback along the eastern boundary of the project is 43 feet as apposed to 35 feet.With these proposed setbacks along the threeͲstory frontage, the project is providing 12%Ͳ15% greater average setbacks that called for by the AASP and Zoning Ordinance.The proposed setbacks are necessary to provide reasonable development of the parcel, as provided in Policy 7.7.9 of the Open Space and Conservation Element, and do not adversely impact the riparian corridor.

Parking Reduction Request
The project includes project design features that will reduce parking demand and justify a parking reduction exception.The project includes the following features:
1) Enhanced pedestrian and bicycle connectivity that is integrated with the areawide system, including ped and bike connectivity to 650 Tank Farm Road,690 Tank Farm Road, and Damon Garcia Sports Park. The project will implement the City’s new raised “Class IV” bike lanes. 2) Affordable housing will be provided at a density of 23 Density Units per acre, and an average unit size below 1,100 square feet per dwelling unit (less than 1,000 square feet per unit across the entire project), the project is affordable by design and is required to provide three (3) deed restricted units. 
3) The project is located one quarter of a mile from an existing transit stop on Broad Street near Tank Farm Road.
4) The project is located in a “low VMT” area according to the City and SLOCOG because of the density of shopping and jobs in the immediate vicinity.There is less reliance on vehicle forms of transportation.

5) The project will have a nonͲvehicular (bike, ped, transit) mode split of 17.3 percent and higher vehicle occupancy than is typical of the remainder of the community. 6) Private onsite recreational amenities that will reduce the necessity to travel to offsite recreation destinations.

Ground Floor Residential on Santa Fe
Section 17.70.130 of the Zoning Ordinance requires that the dwelling units not occupy the first 50 feet of ground floor area which faces a public street, unless the City finds that the project enhances the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential or beneficial to the community City.The project includes a mixed use building (Building 21) on the corner of Tank Farm Road and Santa Fe that meets this criterion, and a residential building on the northern end of Santa Fe (Building 4) that does not.The reasons for not including ground floor commercial space in Building 4 are as follows:
1) Santa Fe is not anticipated to be connected to Prado Road for 10Ͳ15 years, and Santa Fe will function in the near term as a residential cul de sac.Ground floor commercial space in such a location is not desirable to tenants except in dense, highly developed areas such as a downtown. 2) The project is providing 12,500 SF of commercial ground floor space. This amount of commercial space is considered the maximum feasible for the project site, considering other proposals in the area, and the goods and services already offered in the area (i.e.., Marigold Shopping Center). 3) The project provides an essential function and service that is beneficial to the community by providing dwelling units that are smaller in size and more affordable to workers in the immediate vicinity. The project maximizes the availability of these units by developing the ground floor of Building 4 as residential rather than commercial.

AASP Policy 4.4.7 Amenity Incentives Provided
B. Bicycle or public transportation facilities, integrated with areawide systems, such as improved transit stops or bike paths.(The project includes Class I and Class IV bike paths that are integrated to the areawidesystem.)
F. Private recreational facilities (sports and volleyball courts).(A clubhouses and recreational facilities are provided.)
AASP Policy 5.4.5

5.4.5 A 10 percent reduction in the required number of parking spaces may be granted by the Director for development within oneͲquarter mile of a regularly scheduled transit stop. (A transit stop is provided on Broad Street at Tank Farm.)

5.4.6 A 5 percent reduction in the required number of parking spaces may be granted by the Director for development that provides showers and changing rooms, in addition to the secure, sheltered bicycle parking facilities already required by City code.(The clubhouse provides additional showers and changing areas.)

5.4.7 A 5 percent reduction in the required number of parking spaces may be granted by the Director for development of parking areas that increase storm water infiltration (see Drainage guidelines in section

5.2.4).(The parking lots include pervious pavers and concrete that increase filtration. The project also includes a series of connected bioswales and water quality management areas that will facilitate drainage.)

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A1

ENTITLEMENTS

PACKAGE

VICINITY MAP

TITLE SHEET
PROJECT DESCRIPTIONTHE PROJECT ENTITLEMENTS PROPOSE A CHANGE IN LAND USE DESIGNATION FROM BUSINESS PARK TO SERVICE COMMERCIAL, WHICH WOULD ALLOW A MIXEDUSE PROJECT PROVIDING UP TO 280 RESIDENTIAL UNITS AND UP TO 12,500 SF OF COMMERCIAL-SERVICE/OFFICE USES. THE PROJECT SITE HAS A DENSITY OF 23.5 DU/ACRE WITH SHARED PUBLIC AND PRIVATE OPEN SPACES, COMMON YARDS, AND A RECREATION CENTER WITH A COMMUNITY BUILDING. THE PROPOSED RESIDENTIAL DEVELOPMENT WOULD INCLUDE A MIX OF STUDIOS, ONE-BEDROOM, TWO-BEDROOM, AND THREE- BEDROOM UNITS WITH PRIVATE BALCONIES. THE PROJECT ALSO INCLUDES A 2,250-SQUARE FOOT CLUBHOUSE BUILDING WITH A 2,800-SQUARE FOOT PATIO AREA. THE CLUBHOUSE BUILDING WOULD PROVIDE MEETING AREAS, AN INDOOR GAME AREA, A COMMON LOUNGE, ADMINISTRATIVE OFFICE AREA, AND A COMMUNITY KITCHEN.THE PROPOSED PROJECT IS REQUESTING A MINIMUM SETBACK OF APPROXIMATELY 10 FEET FROM ACACIA CREEK FOR A BICYCLE/PEDESTRIAN PATH TO CONNECT TO DAMON GARCIA SPORTS FIELDS (AND AN AVERAGE BIKE PATH OF 20 FEET) AND A MINOR EXCEPTION FOR A MAXIMUM 15-FOOT ENCROACHMENT INTO THE SETBACK FOR PORTIONS OF BUILDINGS 14, AND 21 FROM THE AVERAGE TOP OF BANK.THE PROJECT’S REQUIRED CREEK SETBACKS, COMMON AREAS AND OPEN SPACE IN THE NORTHWEST CORNER OF THE PROJECT SITE WOULD RESULT IN APPROXIMATELY 18 PERCENT OF THE SITE BEING ONSITE “GREEN” COMMON OPEN SPACE, INCLUDING PLAY AREAS, TOT LOTS, AND LANDSCAPE PARKWAYS. BIKE AND PEDESTRIAN TRIPS WOULD BE SUPPORTED BY A CONNECTION TO THE 650 TANK FARM ROAD PROPERTY AND EXTENSION OF THE ONSITE BIKE PATH TO THE BIKE PATH AT THE DAMON GARCIA-SPORTS FIELDS TO THE NORTH. A NEW BRIDGE CONNECTING THE PROJECT SITE TO THE 650 TANK FARM ROAD PROPERTY IS PLANNED TO BE INSTALLED BY THE DEVELOPER OF THAT PROPERTY.THE PROJECT IS REQUESTING THE FOLOWING EXCEPTIONS:• PARKING REDUCTION• GROUND FLOOR RESIDENTIAL ALONG SANTA FE ROAD• ENCROACHMENT OF BUILDING 14 & 21 INTO THE CREEK/RIPARIAN SETBACK• NO ADDITIONAL THIRD FLOOR CREEK SETBACK

PROJECT TEAM
CLIENT: COVELOP COLLABORATIVE DEVELOPMENT
ADDRESS: 1135 SANTA ROSA ST, SUITE 210
SAN LUIS OBISPO, CA 93401
CONTACT: DAMIEN MAVIS
EMAIL: [email protected]
PHONE: 805.781.3133
ARCHITECT: RRM DESIGN GROUP
ADDRESS: 3765 S. HIGUERA, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: DARIN CABRAL
EMAIL: [email protected]
PHONE: 805.543.1794
CIVIL ENGINEER: RRM DESIGN GROUP
ADDRESS: 3765 S. HIGUERA, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: NOAH WALTERS
EMAIL: [email protected]
PHONE: 805.543.1794
LANDSCAPE ARCH: RRM DESIGN GROUP
ADDRESS: 3765 S. HIGUERA, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: JAKE MINNICK
EMAIL: [email protected]
PHONE: 805.543.1794
PROJECT STATISTICSPROJECT ADDRESS: 600 TANK FARM ROAD
SAN LUIS OBISPO, CA 93401
APN: 053-421-006 & 053-421-002CURRENT ZONING: BP-SPPROPOSED REZONING: CSOVERALL SITE AREA: 11.7 ACRES (509,652 SF)NET SITE AREA: 10.84 ACRES (472,190 SF) BUILDING AREASBUILDING TYPE BUILDING COUNT AREARESIDENTIAL:

BUILDING A 14 6,600 SFBUILDING B 5 13,150 SF
BUILDING C 3 21,450 SF
BUILDING D 2 11,760 SF
TOTAL RESIDENTIAL = 24 246,020 SF
MIXED USE:

BUILDING E 1 34,000 SF
BUILDING F 1 2,574 SF
TOTAL MIXED USE= 2 36,574 SF
TOTAL BUILDINGS= 26 282,594 SF
PROPOSED FAR 59.85%
UNIT AREAS:UNIT TYPE UNIT COUNT AREAUNIT A1 (2-BR TH (SM)) 28 1050 SF UNIT A2 (2-BR TH (LG)) 14 1400 SF
UNIT A3 (3-BR TH) 28 1550 SFUNIT B1 (1-BR (WIDE)) 15 735 SF UNIT B2 (1-BR (LONG)) 15 765 SF
UNIT B3 (2-BR (WIDE)) 10 1100 SFUNIT B4 (2-BR (LONG)) 30 1075 SFUNIT CD1 (STUDIO) 8 565 SFUNIT CD2 (1-BR) 18 725 SF UNIT CD3 (2-BR) 74 950 SF
UNIT E1 (STUDIO) 20 450 SF
UNIT E2 (1-BR) 20 625 SF
COMMERCIAL N/A 12,500 SF
DENSITY & UNIT MIXALLOWED DENSITY: 24 DU/ACREALLOWED DU’S 260.16 DU’SPROPOSED:

DU/UNIT UNIT COUNT

TOTAL DU
(DU/UNIT X UNIT COUNT)
STUDIO 0.5 DU/UNIT 28 141-BED 0.66 DU/UNIT 68 44.88
2-BED 1 DU/UNIT 156 1563-BED 1.5 DU/UNIT 28 42
TOTALS = 280 UNITS 256.88 DU’S
PARKING CALCSVEHICLE PARKINGREQUIRED PARKING:

RESIDENTIAL:

STUDIO 0.75 SPACES/UNIT * (28 UNITS)= 21 SPACES
1-BED 0.75 SPACES/UNIT * (68 UNITS)= 51 SPACES2-BED 1.5 SPACES/UNIT * (156 UNITS)= 234 SPACES3-BED 2.25 SPACES/UNIT * (28 UNITS)= 63 SPACES GUEST 1 SPACE/5 UNITS * (280 UNITS)= 56 SPACES
TOTAL RESIDENTIAL= 425 SPACES
COMMERCIAL: 1 SPACE/300 SF * (12,500 SF)= 41.7 SPACES
TOTAL REQUIRED PARKING: 467 SPACES
PROPOSED PARKING: (OVERALL 6.8% REDUCTION) 435 SPACES
EV PARKINGREQUIRED EV SPACES:

RESIDENTIAL:

READY 10% OF REQUIRED --> (425 * 0.10)= 43 SPACES
CAPABLE 50% OF REQUIRED --> (425 * 0.25)= 106 SPACE
COMMERCIAL:

READY 10% OF REQUIRED --> (42 * 0.10)= 5 SPACES
CAPABLE 25% OF REQUIRED --> (42 * 0.25)= 11 SPACES
TOTAL EV READY REQUIRED= 48 SPACES
TOTAL EV CAPABLE REQUIRED= 117 SPACES
PROPOSED EV SPACES:

EV READY 48 SPACES
EV CAPABLE 117 SPACES
BICYCLE PARKINGREQUIRED:

RESIDENTIAL:

LONG TERM 2 SPACES/UNIT * (280 UNITS)= 560 SPACES
SHORT TERM (GUEST SPACES) 1 SPACE/5 UNITS * (280 UNITS)= 56 SPACES TOTAL RESIDENTIAL BIKE PARKING= 616 SPACES
COMMERCIAL:

LONG TERM 25% OF REQUIRED --> 8.4 * 0.25= 2.1 --> 3 SPACES SHORT TERM 75% OF REQUIRED --> 8.4 * 0.75= 6.3 --> 7 SPACES TOTAL COMMERCIAL BIKE PARKING= 10 SPACES
TOTAL LONG TERM BIKE PARKING= 563 SPACES
TOTAL SHORT TERM BIKE PARKING= 63 SPACES
PROPOSED BICYLE SPACES:

LONG TERM 563 SPACES
SHORT TERM 63 SPACES
MOTORCYCLE PARKINGREQUIRED: 1 MOTORCYCLE 20 PARKING SPACES 23.35 SPACES PROPOSED: 23 SPACES

BROAD ST

TANK FARM RD

INDUSTRIAL WAY

PROJECT
SITE

SANTA FE RD

ACACIA CREEK

NET AREA EXHIBIT
4%%

;


;


;






 



 










;


;

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

ROW BOUNDARY

ROW BOUNDARY

TOP OF BANK TOP OF BANK
OVERALL SITE AREA = 11.7 ACRESNET AREA = 10.8 ACRES(EXCLUDES STREET RIGHTS-OF-WAY AND AREA BETWEEN THE TOPS OF BANK OF ACACIA CREEK PER 6/20&) SETBACKS:PER SAN LUIS OBISPO AIRPORT AREA SPECIFIC PLAN, TABLE 4-7

REQUIRED (C-S) PROPOSED
DISTANCE FROM PL’S

ALONG STREETS
16 FT (BUILDINGS), 5 FT (PARKING) 16 FT (BUILDINGS), 5 FT (PARKING) DISTANCE FROM PL’S

ALONG ADJACENT

PARCELS
0 FT (BUILDINGS), 0 FT (PARKING 0 FT (BUILDINGS), 0 FT (PARKING BUILDING HEIGHT: PER SAN LUIS OBISPO AIRPORT AREA SPECIFIC PLAN, TABLE 4-9 ALLOWED : OCCUPIED 36’-0”
NON-OCCUPIED FEATURES 46’-0”
3-STORIES MAX
PROPOSED: VARIES, REFER TO BUILDING ELEVATIONS
MAX. FAR: 60% = (60% X 472,190 SF)= 283,314 SFMAX. BLDG & HARDSCAPE COVERAGE 90% = (90% X 472,190 SF)= 424,971 SFMIN. LANDSCAPE COVERAGE 10%= (10% X 472,190 SF)= 47,219 SFPROPOSED LOT COVERAGE:

BUILDING/HARDSCAPE: 309,908 SF (309,908 SF/472,190 SF)= 65.6% LANDSCAPING: 162,282 SF (162,282 SF/472,190 SF)= 34.4%

CLEAN ENERGY STATEMENT
SHEET INDEXTITLE SHEET A1EXISTING SITE SURVEY A2SITE PLAN A3GRADING PLAN A4STORMWATER AND DRAINAGE PLAN A5ARCHITECTURAL SITE PLAN A6SITE SECTIONS A7BUILDING SECTIONS A8BUILDING SECTIONS A9SITE CIRCULATION EXHIBIT A10VIEW STUDIES PER AASP A11VIEW STUDIES PER AASP A12VIEW STUDIES PER AASP A13VIEW STUDIES PER AASP A14BUILDING A FLOOR PLANS A15BUILDING A ELEVATIONS A16BUILDING B FLOOR PLANS A17BUILDING B ELEVATIONS A18BUILDING C FLOOR PLANS A19BUILDING C ELEVATIONS A20BUILDING D FLOOR PLANS A21BUILDING D ELEVATIONS A22BUILDING E FLOOR PLANS A23BUILDING E FLOOR PLANS A24BUILDING E ELEVATIONS A25BUILDING E ELEVATIONS A26BUILDING F FLOOR PLANS A27BUILDING F ELEVATIONS A28COLORS AND MATERIALS SCHEME 1A A29COLORS AND MATERIALS SCHEME 1B A30COLORS AND MATERIALS SCHEME 2A A31COLORS AND MATERIALS SCHEME 2B A32COLORS AND MATERIALS SCHEME 3 A33COLORS AND MATERIALS SCHEME 4 A34PRELIMINARY SITE PLAN A35PEDESTRIAN LINKAGES & TRAFFIC CALMING EXHIBIT A36MULTI-MODAL TRANSPORTATION EXHIBIT - BIKE NODE A37LANDSCAPE AREAS AT MIXED USE BUILDING EXHIBIT A38OUTDOOR SPACES - ENLARGEMENTS EXHIBITS A39SITE PLAN ENLARGEMENT A40LANDSCAPE CHARACTER & AMENITIES A41SITE FURNISHINGS AND MATERIALS A42BICYCLE PARKING AND MONUMENT SIGNAGE A43SITE WALLS AND FENCING A44TRASH ENCLOSURES A45LANDSCAPE PLANT MATERIALS A46PRELIMINARY LANDSCAPE PLAN A47EXISTING TREE INVENTORY & REMOVALS A48 LOW POINT OF SITE: 148.5'HIGH POINT OF SITE: 199.5' AVG. NATURAL GRADE: (148.5' + 199.5') / 2 = 174'MAX HEIGHT ALLOWED (OCCUPIED)= 36'-0" ń174' + (36)' = 210' MAX HEIGHT ALLOWED (UNOCCUPIED)= 46’-0” ń174’ + (46)’ = 220’ AVG. NATURAL GRADE CALCULATION

1622-02-RS20 December 21, 2021
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OH OH OH
OH OH OH OH PTN LOT 57 SLO SUBURBAN TRACT 2/RS/55 1009/OR/474 APN 053-421-002 EXISTING FEMA FLOOD ZONE A, PER FIRM PANEL 06079C1332G EXISTING TOP OF BANK AND/OR EDGE OF RIPARIAN EXISTING 35' ACACIA CREEK SETBACK EXISTING 50' ACCESS EASEMENT TO BE ABANDONED EXISTING 20' PRIVATE UTILITY EASEMENT TO BE ABANDONED REMOVE EXISTING MATERIAL STORAGE AND ASSOCIATED IMPROVEMENTS REMOVE EXISTING BASE ACCESS ROAD REMOVE EXISTING AC AND CONCRETE DRIVEWAY IMPROVEMENTS REMOVE EXISTING UNDERDRAIN AND STORM DRAIN PROTECT EXISTING 18" CCFRPM SEWER (S = 0.0040) N1°20'06"E 1260.68' N87°55'14"W 449.10'
N1°23'43"E 189.14'
N14°00'29"W 200.10'
N19°40'58"W 125.76' N8°53'28"E 445.94'
N4°13'36"W 358.80'
N88°36'26"W 375.24' REMOVE EXISTING BASE ACCESS ROAD

UNDERGROUND EXISTING

OVERHEAD UTILITY LINES

EX SSMH
150.8± RIM131.3± INV

REMOVE EXISTING GRAVEL

PARKING LOT IMPROVEMENTS

REMOVE EXISTING FENCING

AND MISC STORAGE

IMPROVEMENTS
(TYP)

REMOVE EXISTING FENCING

AND MISC STORAGE

IMPROVEMENTS

TANK FARM ROAD

PROTECT EXISTING FENCE

ACACIA CREEK (SECONDARY WATERWAY)
SEE C9 FOR TREE

INVENTORY AND

DISPOSITION
(TYP)
SEE C9 FOR TREE

INVENTORY AND

DISPOSITION
(TYP)
SEE C9 FOR TREE

INVENTORY AND

DISPOSITION
(TYP)
PTN LOT 57 SLO SUBURBAN TRACT
2/RS/55
APN 053-421-006
N19°33'43"W 124.20'
N36°15'34"W 150.03'
N53°14'05"W 110.02'
S79°41'29"W 128.82'

UNDERGROUND EXISTING

OVERHEAD UTILITY LINES ALONG

PROPERTY FRONTAGE
LEGEND
SS EXISTING 18" PUBLIC SEWER MAIN
W EXISTING 12" PUBLIC WATER MAIN

EXISTING EASEMENTEXISTING MAJOR CONTOUREXISTING MINOR CONTOUR 600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A2

ENTITLEMENTS

PACKAGE

EXISTING SITE SURVEY

1622-02-RS20 December 21, 2021
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W W
W
W
W W
SD SD
FW FW
FW
FW
FW
FW FW
SD
SD SD
SS SS
SS
SS
SS SS
SD
SD
W
W W W
W W
W W
W
W W
FW

FW FW FW FW FW FW
FW FW
FW FW
FW

FW FW FW
SS
SS

SS SS SS
SS SS
SS
SS SS
SS

W W W W W W

RW RW RW RW RW RW

SS SS SS SS

W W W W W

RW RW RW RW RW
W
FW
FW
W
W
SS
SS ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^
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OH OH OH

OH OH OH OH
7+00
SS
SD
SS
BUILDING #1
BUILDING #2
BUILDING #3
BUILDING #4
BUILDING #5
BUILDING #6
BUILDING #7
BUILDING #8
BUILDING #9
BUILDING #11 BUILDING #12
BUILDING #13
BUILDING #14
BUILDING #15
BUILDING #16
BUILDING #17 BUILDING #18
BUILDING #19
BUILDING #20
BUILDING #21
BUILDING #22 BUILDING #23
BUILDING #24
BUILDING #25
BUILDING #26
BUILDING #27
BUILDING #10

TANK FARM ROAD

SANTA FE ROAD
EXISTING FEMA FLOOD ZONE APER FIRM PANEL 06079C1332G
PROPOSED BIORETENTION AREA; SEE
SHEET C6 FOR STORMWATER DETAILS
(TYP)
ACACIA CREEK 35' ACACIA CREEK SETBACK PROPOSED TRASH ENCLOSURE (TYP) SSMH
169.42 RIM
163.42 INV
SSMH
174.25 RIM
168.25 INV
SSMH
179.08 RIM
173.08 INV
SSMH
174.69 RIM
168.69 INV
SSMH
170.08 RIM
164.08 INV
SSMH
164.37 RIM
158.37 INV
SSMH
159.18 RIM
153.18 INV
SSMH
157.41 RIM
151.41 INV
SSMH
153.51 RIM
147.51 INV

CONNECT TO EXISTING
18" CCFRPM SEWER MAIN
(INV = 132.4±)

PROPOSED SEWER LATERAL
(TYP)

PROPOSED WATER

SERVICE AND METER
(TYP)

PROPOSEDPERMEABLE PAVERS

PROPOSEDPERMEABLE PAVERS
(TYP)

8.6' (TYP)
61'
TYP
24'
TYP
61'
9'
8'
PROPOSED RW IRRIGATIONPOC, SERVICE, & METER.
16' BUILDING SETBACK

PROPOSED BACK OF

SIDEWALK AND RIGHT OF WAY

PROPOSED FIRE AND DOMESTIC

WATER DOUBLE CHECK ASSEMBLY
PROPOSED 8"PUBLIC WATER MAIN

PROPOSED PUBLIC

RECYCLED WATER MAIN
R50'
R50'
R83'
R63'
R120'
R75'
R35'
R15' (TYP)
R15' (TYP)
R412'
R35'
R47'

PROPOSED TRASH ENCLOSURE
(TYP)
24'
TYP
24'
TYP
R46'
R50'

PROPOSED EMERGENCY VEHICLE ACCESS

ONLY AND REMOVABLE BOLLARDS

PROPOSED EMERGENCY

VEHICLE ACCESS ONLY AND

REMOVABLE BOLLARDS

OVERLAND RIVER ROCK
SWALE TO BASIN; SEE C4

FOR GRADING

OVERLAND RIVER ROCK
SWALE TO BASIN; SEE C4

FOR GRADING

PROPOSED TRASH ENCLOSURE
(TYP)

PROPOSED FIRE AND DOMESTIC

WATER DOUBLE CHECK ASSEMBLY

MATCH EXISTING

PUBLIC IMPROVEMENTS

PROPOSED PUBLICRECYCLED WATER MAIN
PROPOSED 8"PUBLIC WATER MAIN

PROPOSED POOL AND FLATWORK
PROPOSED RETAINING WALL;
SEE SHEET C4 FOR GRADING
PROPOSED RETAINING WALL;
SEE SHEET C4 FOR GRADING
PROPOSED RETAINING WALL;
SEE SHEET C4 FOR GRADING
PROPOSED 12'

MULTI-USE PATH
INTERIM TURNAROUND;

FUTURE INTERSECTION

IMPROVEMENTS BY OTHERS

EXISTING ACACIA CREEK FLOWLINE
SSMH
158.2± RIM
150.20 INV
SSMH
149.9± RIM
131.9± INV
PROPOSED 100-YR FLOODLIMITS
B
A
4'

8.6'
10' x 36' COMMERCIAL

LOADING ZONE

PROPOSED

BUILDING

SECTION B
NTS

SANTA FE ROAD (INTERIM)

PL PROPOSED ROW
12'
LANE

6.5'
BIKE
12'
LANE
9'

PARKWAY
7'

CL IV BIKE
5'
SW
15'

SETBACK
2'

EXISTING
GRADE
CL

PROPOSED

BUILDING

EXISTING ROW EXISTING ROW
12'
LANE
VARIES
MEDIAN

12.62'

EXISTING
13'
LANE
13'
LANE
8'

BIKE LANE

SECTION A
NTS

TANK FARM ROAD
9'

PARKWAY
7'
SW
5' 15'

SECTION C
NTS

TYPICAL BIKE PATH SECTION

PL PROPOSED

BUILDING
14' VARIES

BIKE LANE
VARIES 4'

PROPOSED

RETAINING
WALL
ACACIA

FLOW LINE

ACACIA TOP

OF BANK

EXISTING
GRADE
10' AC BIKE LANE WITH
2' MIN CLASS II BASE

SHOULDERS

PORCHES

PER PLAN
14'
LANE
13'
LANE

WESTERLY

PROPERTY LINE
13'
LANE
7' 2'
BIKE
7'

PARKWAY
5'
WALK

SECTION B
NTS

SANTA FE ROAD (ULTIMATE)

FUTURE IMPROVEMENTS

BY OTHERS
7'

CL IV BIKE
5'
SW
9'

PARKWAY
PL CL
S
W
SS
PROPOSED PRIVATE 8" PVC WATER
LEGEND
PROPOSED PRIVATE 8" PVC SEWERPROPOSED PRIVATE 12" HDPE STORM DRAIN SS EXISTING 18" PUBLIC SEWER MAIN
W EXISTING 12" PUBLIC WATER MAIN

PROPOSED FIRE HYDRANT
SD

RW PROPOSED RECYCLED WATER MAIN
  IHHW
 

 

PRELIMINARY SITE PLAN

1. SEE SHEET C5 FOR STORM DRAIN IMPROVEMENTS

2. INTERIM SANTA FE IMPROVEMENTS SHOWN; FUTURE

IMPROVEMENTS/WIDENING BY OTHERS

3. ON-SITE IMPROVEMENTS PRIVATE UNLESS NOTED

OTHERWISE
NOTE:

DOMESTIC WATER SERVICE & METER

FW FIRE SPRINKLER SERVICE
600 TANK FARM C4600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A3

ENTITLEMENTS

PACKAGE

SITE PLAN

1622-02-RS20 December 21, 2021
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OH OH OH

OH OH OH OH
RW
W
W W
W
W
W W
SD SD
FW FW
FW
FW
FW
FW FW
SD
SD SD
SS SS
SS
SS
SS SS
SD
SD
W
W W W
W W
W W
W
W W
FW
FW

FW FW FW FW
FW
FW FW
FW FW
FW

FW FW FW
SS
SS

SS SS SS
SS SS
SS
SS SS
SS

W W W W W W

RW RW RW RW RW RW

SS SS SS SS

W W W W W

RW RW RW RW RW
W
FW
FW
W
SS
^ ^ ^ ^ ^ ^ ^ ^ ^ ^
BUILDING #1
BUILDING #2
BUILDING #3
BUILDING #4
BUILDING #5
BUILDING #6
BUILDING #7
BUILDING #8
BUILDING #9
BUILDING #11 BUILDING #12
BUILDING #13
BUILDING #14
BUILDING #15
BUILDING #16
BUILDING #17 BUILDING #18
BUILDING #19
BUILDING #20
BUILDING #21
BUILDING #22 BUILDING #23
BUILDING #24
BUILDING #25
BUILDING #26
BUILDING #27
BUILDING #10
2% 3%
TYP
3%
TYP
3%
TYP
3%
TYP
3%
TYP
3%
TYP
1%
TYP
1%
TYP

0.5%
TYP

0.5%
TYP

0.5%
TYP

0.5%
TYP

0.5%
TYP

0.5%
TYP

3.5%
2%
TYP
2%
TYP
2%
TYP
2%
TYP
2%
TYP
2%
TYP
2%
TYP 2%
TYP
TYP
2%
TYP
2%
2%
TYP
2%
TYP
2%
TYP
2%
TYP
2%
TYP
2%
TYP
2%
3%
TYP
FF=177.00 FF=180.00
FF=174.50 FF=170.00 FF=171.00 FF=173.00
FF=165.50
FF=166.00 FF=170.00 FF=174.00 FF=163.00
FF=172.50
FF=163.00 FF=172.50
FF=163.00
FF=177.50 FF=180.00
FF=163.00
FF=160.00
FF=157.00
FF=157.00
FF=158.00
FF=155.00
FF=154.00
FF=154.00
FF=154.00
165
170
175
160
160
165
170
175
155
154.36 RIM
151.37 INV
151.82 RIM
149.20 INV

BASIN BOT
FG=151.0

BASIN BOT
FG=149.0

BASIN BOT
FG=156.0

BASIN BOT
FG=158.0

BASIN BOT
FG=163.0
159.19 RIM
153.93 INV
156.99 RIM
153.03 INV
154.89 RIM
152.20 INV
160.66 RIM
154.33 INV
163.80 RIM156.80 INV
167.45
FS
170.98
FS
175.10
FS 171.68
FS
174.58
FS
179.78
FS
177.42
FS
FF=179.00
169.65
FS
150
150
155
160
165
170
175
180
185
190
195
200
205
210
215
150
150
155
160
165
170
175
175
155
155
160
160
165
170
155
155
160
155
155
150
150
155
155
150
150
155
155

CONSTRUCT EXPOSED ROCKCUT PER GEOLOGY REPORT

RECOMMENDATIONS

PROPOSED RETAINING WALLHEIGHT VARIES

PROPOSED RETAINING WALLHEIGHT VARIES

SEE SITE PLAN FOR BIKE PATHTYPICAL SECTION

NO PROPOSED GRADING

WITHIN EXISTING ACACIA CREEK

TOP OF BANK
CONNECT TO EXISTING 650

TANK FARM IMPROVEMENTS
PROPOSED BIORETENTIONBASIN; SEE STORMWATER

CONTROL PLAN FOR DETAILS
(TYP)
EXISTING FEMA FLOOD ZONE APER FIRM PANEL 06079C1332G

PROPOSED RETAINING WALLHEIGHT VARIES
(4' MAX)
164.05
FS
159.34
FS
158.06
FS
155.95
FS
153.48
FS
153.56
FS/HP

PROPOSED BASIN
SLOPE 3:1 MAX
(TYP)

PROJECT OUTLET

THRU EXISTING

OUTLET AT ACACIA

HEADWALL
153.18
FS
159.01
FS
159.87
FS
158.31
FS
153.42
FS
149.96
FS
151.98
FS

CONSTRUCT

OVERLAND SWALE TO

BIORETENTION BASIN
(S = 0.01 FT/FT MIN)
35' CREEK SETBACK
154.36
FS

NO PROPOSED GRADING

WITHIN EXISTING ACACIA CREEK

TOP OF BANK
152.0
TOP
155.0
TOP
160.0
TOP
165.8
TOP
154.81 TC
154.31 FS
155.39 TC
154.89 FS
154.12 TC153.62 FS
154.90 TC154.40 FS
156.12 TC155.62 FS
157.52 TC
157.02 FS
158.97 TC158.47 FS
159.93 TC159.43 FS
159.45 TC158.95 FS161.16 TC160.66 FS
163.47 TC162.97 FS
164.56 TC164.06 FS
165.49 TC164.99 FS
170.31 TC169.81 FS
174.10 TC
173.60 FS
173.59
FS
179.61 TC179.11 FS
174.57 TC174.07 FS
153.46 TC152.96 FS
154.50 TC
154.00 FS
152.97 TC152.47 FS
154.39 TC153.89 FS
163.40 TC162.90 FS 164.81 TC
164.31 FS
156.02
FS
SEE SHEET C6 FOR WATER

QUALITY BASIN
161.43 TC
160.93 FS
160.99 TC
160.49 FS
161.72 TC161.22 FS
PROPOSED 100-yr FLOOD LIMITS

CONSTRUCT OFF-SITE AC PATH

TO DAMON-GARCIA

CONCRETE PATH

CONSTRUCT RETAINING
WALL (H = 6' MAX)

EXISTING METAVOLCANICROCK

ROCK CUT PER SOILSREPORT

CONCRETE PEDESTRIAN

SIDEWALK

PORCH PER ARCH PLANS

PROPOSED

GARAGE FLOOR
(FF PER PLAN)

FIRST FINISHED
FLOOR

PROPOSED STEM WALL

CONCRETE DRIVEWAY
APRON (3.5' TYP)
6" MOUNTABLE CURB

AC DRIVE AISLE PER PLAN

TRACT BOUNDARY

PROPOSED

GARAGE FLOOR
(FF PER PLAN)

PORCH PER ARCH PLANS

CONCRETE PEDESTRIAN

SIDEWALK

PROPOSED RETAINING
WALL (4' MAX)

FENCING PER LANDSCAPEPLANS

PROPOSED LANDSCAPE
BUFFER

AC BIKE PATH PER PLAN

EXISTING TOP OF BANK/EDGE

OF RIPARIAN HABITAT PER

PROJECT BIOLOGIST
VARIES

LIMITS OF PROPOSED

GRADING
LEGEND
PROPOSED PRIVATE 12" HDPE STORM DRAIN
SS SEWER MAIN (SEE SITE PLAN - C4)
W WATER MAIN (SEE SITE PLAN - C4)
RW RECYCLED (SEE SITE PLAN - C4)
RAW CUT: 16,700 cu yd SDRAW FILL: 28,700 cu ydRAW NET: 12,000 cu yd <IMPORT> AREA OF DISTURBANCE: 14.3 ac

QUANTITY ESTIMATES ON THESE PLANS ARE TO BE USED FOR
BONDING AND PERMIT PURPOSES ONLY. IT IS THE

RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ACTUAL

QUANTITIES FOR THE PURPOSE OF CONSTRUCTION

APPROXIMATE EARTHWORK QUANTITIES
   
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A4

ENTITLEMENTS

PACKAGE

GRADING PLAN

1622-02-RS20 December 21, 2021
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OH OH
OH OH
SD
SD
SD
SD
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ADA
ADA

EXISTING PROPERTY LINE

PRELIMINARY PROPOSED

RIGHT OF WAY DEDICATION

EXISTING TOP

OF BANK
35' TOP OF BANK AND EDGE OF

RIPARIAN SETBACK
SCM 2: PRIVATETRIB AREA: 121,100 sf
C i: 0.54 (75%)
V: 11,415 cfV from SCM 5: 3,279 cf
SCM AREA: 2,800 sf
SCM 6: PRIVATETRIB AREA: 25082 sf
C i: 0.54 (75%)
V: 3,015 cf
SCM AREA: 1,005 sf
SCM 4: PIPsTRIB AREA: 23,062 sf
C i: 0.54 (75%)
V: 3,171 cf
SCM AREA: 1,057 sf
SCM 5: PRIVATE
TRIB AREA: 110,268 sf
C i: 0.54 (75%)
V: 6647 cf
SCM AREA:1,187 sf
V to SCM 2: 3279 cf
650 TANK FARM IMPROVEMENTS BY ACACIA CREEK OTHERS

ACACIA CREEK

SANTA FE ROAD
TANK FARM ROADDMA 2 DMA 1
DMA 5

RELOCATE EXISTING

OUTLET FOR PROJECT

DISCHARGE TO ACACIA

PROPOSED PRIVATE

STORM DRAIN
SCM 1: PIPsTRIB AREA: 50,500 sf
C i: 0.81 (95%)
V: 6,625 cf
SCM AREA: 5,300 sf
DMA 7
SCM 7: WATER QUALITY TREATMENT ONLY; SIZED
4% OF DMA 7 PER PCR RECOMMENDATIONS
(4,800 sf)
DMA 4

EXISTINGPROPERTY LINE
SD
SD
SD
SD
DMA 6
DMA 8 DMA 9
DMA 3
DMA 10
SCM 3: PRIVATE
TRIB AREA: 111,640 sf
C i: 0.54 (75%)
V: 12,780 cf
SCM AREA: 12,780 sf SCM 8: PRIVATE TRIB AREA: 11,396 sf C i: 0.54 (75%)
V: 2,600 cf
SCM AREA: 2,600 sf
SCM 3: PRIVATETRIB AREA: 11,250 sf
C i: 0.54 (75%)
V: 2,600 cf
SCM AREA: 2,600 sf
SCM 8: PRIVATE
TRIB AREA: 20000 sf
C i: 0.54 (75%)
V: 3,305 cf
SCM AREA: 3,305 sf

EXISTINGPROPERTY LINE
EXISTING 35' TOP

OF BANK SETBACK

EXISTING CREEK
^
^
^ 6+00
7+00
8+00
9+00

SS W SD

RW W RW R
FW
FW
10' PROPOSED DRAINAGE AND MAINTENANCE

EASEMENT
  IHHW
 

 

DRAINAGE MANAGEMENT AREA BOUNDARY
PROPOSD IMPROMNTS
PAVING AREA/SIDEWALK: 50640 sfBUILDINGS: 133,320 sfHARDSCAPE: 38,970 sf TOTAL IMPRIOUS  34,460
TOTAL AREA: 10.5 ACRES
PROPOSD TRATMNT

BIORETENTION AREAPERVIOUS PAVERS
TIR 1 RUNOFF RDUCTION
x ROOF DRAIN DISCONNECTx MINIMIZE IMPERVIOUS AREAS
TIR    ATR UALIT  PRCNTIL  11
x ON-SITE RETENTION-BASED TREATMENT AND INFILTRATION
TIR 3  RTAIN 9T PRCNTIL STORM NT 19
x BASINS WILL RETAIN AND INFILTRATE THE REQUIRED
95TH PERCENTILE RETENTION VOLUME WHERE:

VOLUME (cf) = (1.95" / 12")* C i * A
C i = 0.858i 3 - 0.78i 2 + 0.774i + 0.04
A = TRIBUTARY AREA (sf)
TIR 4  PAK MANAMNT
x PEAK MANAGEMENT FOR THE ON-SITE DEVELOPMENT IS
PROVIDED IN THE RETENTION BASINS AS SHOWN.
x OFF-SITE RETENTION IS PROVIDED PREVIOUSLY BY THE AVOCET AND PADRE GRADING ACTIVITIES COMPLETED IN 2019 IN
RESERVOIR 4 AND THE NORTH MARSH RETENTION BASIN.
24"
VARIES

COBBLE OR SPLASH

BLOCK WHERE STORM

WATER ENTERS
FLAT
BOTTOM

NO SLOPES
MAX 3:1

GRAVEL STORAGE

BIORETENTION SOIL MIX

DEPTH VARIES

OVERFLOW /OUTLET STRUCTURE

TO POINT OF DISCHARGE

OR ADJACENT STORM
DRAIN
LEGEND

TYPICAL BIORETENTION AREA
NTS

HOA MAINTAINED

WATER QUALITY

TREATMENT AREA

REQUIRED STORMWATER CONTROL MEASURES
CONCRETE PAVERS TYP.

AGGREGATE IN
OPENINGS, TYP.

GRAVEL

CONCRETE EDGE

SOIL SUBGRADE

CONCRETE PAVEMENT
VARIES

TYPICAL PERMEABLE PAVERS AREA
NTS
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A5

ENTITLEMENTS

PACKAGE

STORMWATER AND DRAINAGE PLAN

1622-02-RS20 December 21, 2021






4%%

;

;

;

                          ;

;
$
'
$
$'$
<,(/'
<,(/' <,(/'
BLDG. 5

BUILING TYPE
D
BLDG. 6

BUILING TYPE
D
BLDG. 7

BUILING TYPE
C
BLDG. 4

BUILING TYPE
C
BLDG. 3

BUILING TYPE
C
BLDG. 9

BUILING TYPE
B
BLDG. 1-2

BUILING TYPE
E
BLDG. 11

BUILING TYPE
B
BLDG. 12

BUILING TYPE
B
BLDG. 13

BUILING TYPE
B
BLDG. 8

BUILING TYPE
B
BLDG. 10

BUILING TYPE
F
BLDG. 14

BUILING TYPE
A
BLDG. 16

BUILING TYPE
A
BLDG. 19

BUILING TYPE
A
BLDG. 21

BUILING TYPE
A
BLDG. 26

BUILING TYPE
A
BLDG. 24

BUILING TYPE
A
BLDG. 27

BUILING TYPE
A
BLDG. 25

BUILING TYPE
A
BLDG. 15

BUILING TYPE
A
BLDG. 17

BUILING TYPE
A
BLDG. 18

BUILING TYPE
A
BLDG. 20

BUILING TYPE
A
BLDG. 22

BUILING TYPE
A
BLDG. 23

BUILING TYPE
A

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

ROW BOUNDARY

ROW BOUNDARY

ROW BOUNDARY

TOP OF BANK TOP OF BANK
B
L
D
G
.

S
E
T
B
A
C
K
1 6
'
-
0 "
BLDG. SETBACK 16' - 0"
2' - 6"
15 24' - 0" 15' - 6" ' - 6"
5' - 0"
15 24' - 0" 15' - 6" ' - 6"
2' - 6"
8'
- 7 1/4"

EV EV EV

EV EV EV EV EV EV EV EV
EVEV
EVEVEV

EVEVEVEV

EV EV EV EV EV

EVEVEVEVEVEVEVEV
EV

EVEVEVEV

EVEVEVEV
EV
EV
EV
EV
EV

EV EV EV
EV

EV EV EV EV EV

EV EV EV EV EV EV EV EV EV EV

EVEVEVEVEV

EVEVEVEVEV

EVEVEVEVEV

EVEVEVEV
EV

EVEVEVEVEV

EV EV EV EV EV EV EV EV EV EV

EV EV EV EV EV

EV EV EV EV EV EV EV EV EV EV
EVEV

EVEVEVEVEVEVEV
EVEV

EVEVEVEVEVEVEV
EVEV

EVEVEVEVEVEVEV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV

EV EV EV

EV EV EV EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV

MOTORCYCLE PARKING, TYP

MOTORCYCLE PARKING, TYP

MOTORCYCLE PARKING, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM

BIKE RACK,
TYP

SHORT TERM

BIKE RACK,
TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP

SHORT TERM BIKE RACK, TYP
10' THIRD FLOOR CREEK SETBACK, TYP
10' THIRD FLOOR CREEK SETBACK, TYP

ON-SITE LOADING AREA
1 0'
-
0"
10'
- 0"
BIKE BARN, TYP.
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A6

ENTITLEMENTS

PACKAGE

ARCHITECTURAL SITE PLAN

B-B B-B A-A A-A

C-C C-C

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A7

ENTITLEMENTS

PACKAGE

SITE SECTIONS

SITE SECTION A-A

SITE SECTION B-B
HEIGHT 29.9’
HEIGHT 29.9’
HEIGHT 29.9’
HEIGHT 29.9’GROUND FLOOR
HEIGHT 29.9’
BLDG 7 BLDG 4
1 & 2 BLDG 5 BLDG 6 BLDG 10 BLDG 13 17 18 20 22 23

SITE SECTION C-C
HEIGHT 29.9’ HEIGHT 29.9’
BLDG 18 19
26 27

1622-02-RS20 December 21, 2021


     ,--./012)3/ 4- 1 ,--./012)3/ 4- 1 ,--./012)3/ 4- 1 . 5, - - . / 012)3/ 4- 1

,--./012)3/ 4- 1,--./012)3/ 4- 1,--./012)3/ 4- 1
. 5, - - . / 012)3/ 4- 1
   
,--./012)3/ 4- 1,--./012)3/ 4- 1,--./012)3/ 4- 1
. 5, - - . / 012)3/ 4- 1


     ,--./012)3/ 4- 1 ,--./012)3/ 4- 1 ,--./012)3/ 4- 1 . 5, - - . / 012)3/ 4- 1


    




















    




,--./012)3/ 4- 1
,--./012)3/ 4- 1,--./012)3/ 4- 1
. 5, - - . / 012)3/ 4- 1
,--./012)3/ 4- 1,--./012)3/ 4- 1,--./012)3/ 4- 1
. 5, - - . / 012)3/ 4- 1
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A8

ENTITLEMENTS

PACKAGE

BUILDING SECTIONS
BUILDING A SECTIONSCALE: 3/16" = 1'-0"
BUILDING B SECTIONSCALE: 3/16" = 1'-0"
BUILDING C SECTIONSCALE: 3/16" = 1'-0"
BUILDING D SECTIONSCALE: 3/16" = 1'-0"

1622-02-RS20 December 21, 2021


    




,--./012)3/ 4- 1,--./012)3/ 4- 1,--./012)3/ 4- 1
. 5, - - . / 012)3/ 4- 1 . 5, - - . / 012)3/ 4- 1
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A9

ENTITLEMENTS

PACKAGE

BUILDING SECTIONS
BUILDING E SECTIONSCALE: 3/16" = 1'-0"

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A10

ENTITLEMENTS

PACKAGE

SITE CIRCULATION EXHIBIT
LEGEND

SANTA FE RD

TANK FARM RD

ACACIA CREEK

ACACIA CREEK
CONNECTION TO 650 TANK FARM PROJECT

CONNECTION TO

DAMON GARCIA

SPORTS FIELD

PEDESTRIAN CIRCULATIONBICYCLE CIRCULATIONVEHICULAR CIRCULATION

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A11

ENTITLEMENTS

PACKAGE

VIEW STUDIES PER AASP

KEY MAP

VIEW OF PROJECT FROM TANK FARM ROAD

TANK FARM RD

ACACIA CREEK

SANTA FE RD

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A12

ENTITLEMENTS

PACKAGE

VIEW STUDIES PER AASP

VIEW OF PROJECT FROM INTERIOR PARKING LOT

KEY MAP

TANK FARM RD

ACACIA CREEK

SANTA FE RD

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A13

ENTITLEMENTS

PACKAGE

VIEW STUDIES PER AASP
VIEW FROM BUILDING ‘F’ PARKING ON SITE

KEY MAP

TANK FARM RD

ACACIA CREEK

SANTA FE RD

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A14

ENTITLEMENTS

PACKAGE

VIEW STUDIES PER AASP

VIEW OF PROJECT FROM SANTA FE ROAD

KEY MAP

TANK FARM RD

ACACIA CREEK

SANTA FE RD

1622-02-RS20 December 21, 2021
3/$17<3(
$

%('72:1+20(

3/$17<3(
$

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$

%('72:1+20(

3/$17<3(
$

%('72:1+20(

3/$17<3(
$

%('72:1+20(
31' - 6"
112' - 1"
31' - 11 1/8" 3/$17<3( $

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111' - 11 1/4"
'(&.
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'(&.
31' - 6" 2' - 0" 3/$17<3( $

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112' - 1"
 6&$/(
 
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600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A15

ENTITLEMENTS

PACKAGE

BUILDING A FLOOR PLANS
PLAN TYPE - A11/8" = 1'-0" PLAN TYPE - A21/8" = 1'-0" PLAN TYPE - A31/8" = 1'-0" 2BED 2.5 BATH TOWNHOME
APPROX. 1,050 SF
2BED 2.5 BATH TOWNHOME
APPROX. 1,400 SF
3BED 2.5 BATH TOWNHOME
APPROX. 1,550 SF

LAUNDRY

LAUNDRY

LAUNDRY
ENTRY
ENTRY
ENTRY

STORAGE & BIKE

PARKING

STORAGE & BIKE

PARKING

STORAGE & BIKE

PARKING

BALCONY

BALCONY

BALCONY
BED 1
BED 2
BED 2
BED 2BED 1
BED 1
BATH 1
BATH 1
BATH 2
BATH 2
BED 2
BATH 2
BATH 1
POWDER
POWDER
POWDER

GREATROOM

GREATROOM

GREATROOM

KITCHEN

KITCHEN

KITCHEN
DINING
DINING
GARAGE
GARAGE
GARAGE

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A16

ENTITLEMENTS

PACKAGE

BUILDING A ELEVATIONS
LEFT ELEVATIONSCALE: 3/32" = 1'-0"
FRONT ELEVATIONSCALE: 3/16" = 1'-0"
RIGHT ELEVATIONSCALE: 3/32" = 1'-0"
REAR ELEVATIONSCALE: 3/32" = 1'-0"
MAX. HT (UNOCCUPIED SPACES)220.0’MAX. HT (OCCUPIED SPACES)210.0’ HEIGHT CALC:

LOW POINT OF SITE: 148.5'
HIGH POINT OF SITE: 199.5'
AVG. NATURAL GRADE: (148.5' + 199.5') / 2 = 174'
MAX HEIGHT ALLOWED (OCCUPIED)= 36'-0" ń174' + (36)' = 210' MAX HEIGHT ALLOWED (UNOCCUPIED)= 46’-0” ń174’ + (46)’ = 220’ *FF = 180.0’ (BUILDING # 24 & 25)*FF = 163.0’ (BUILDING #14)BLDG MAX. PLATE HEIGHT* *NOTE:PROVIDING HEIGHT INFORMATION FOR INSTANCE OF BUILDING TYPE AT HIGHEST AND LOWEST LOCATIONS ON SITE.

AVG. NATURAL GRADE174.0’ 210.0’ (BUILDING # 24 & 25)193.0’ (BUILDING #14)BLDG MAX. HEIGHT*218.58’ (BUILDING # 24 & 25)201.58’ (BUILDING #14)

1622-02-RS20 December 21, 2021
3/$17<3(
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'(&. '(&. '(&.
'(&. '(&.
106' - 0 1/2"116' - 0 1/2"
55' - 5 1/2"
21' - 9 1/2" 30' - 0"
3/$17<3(
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'(&. '(&. '(&.
'(&. '(&. '(&.
 6&$/(
 
 %8,/',1*% *5281')/225
 6&$/(
 
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 6&$/(
 
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600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A17

ENTITLEMENTS

PACKAGE

BUILDING B FLOOR PLANS
PLAN TYPE - B11/8" = 1'-0" PLAN TYPE - B31/8" = 1'-0"
PLAN TYPE - B21/8" = 1'-0" PLAN TYPE - B41/8" = 1'-0"
1 BEDROOM 1 BATH FLAT
APPROX. 735 SF
2 BEDROOM 2.5 BATH FLAT
APPROX. 1,100 SF
1 BEDROOM 1 BATH FLAT
APPROX. 765 SF
2 BEDROOM 2 BATH FLAT
APPROX. 1,075 SF
BED 1
BED 1
BED 1
BED 1
BED 2
BED 2

BALCONY

BALCONY

BALCONY

BALCONY

LAUNDRY

LAUNDRY

GREATROOM

GREATROOM

GREATROOM

GREATROOM

KITCHEN KITCHEN

KITCHEN KITCHEN
DINING

STORAGE LAUNDRY

LAUNDRY DINING

STORAGE
BATH 1 BATH 1
BATH 2
BATH 2
BATH 1
BATH 1

SECOND BIKE
PARKING @
GROUND

UNITS ONLY

SECOND BIKE
PARKING @
GROUND

UNITS ONLY

SECOND BIKE
PARKING @
GROUND

UNITS ONLY

BIKE PARKING

SECOND BIKE
PARKING @
GROUND

UNITS ONLY

BIKE PARKING

BIKE PARKING

BIKE PARKING

1622-02-RS20 December 21, 2021
600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A18

ENTITLEMENTS

PACKAGE

BUILDING B ELEVATIONS
LEFT ELEVATIONSCALE: 3/32" = 1'-0"
FRONT ELEVATIONSCALE: 3/16" = 1'-0"
RIGHT ELEVATIONSCALE: 3/32" = 1'-0"
REAR ELEVATIONSCALE: 3/32" = 1'-0"
HEIGHT CALC:

LOW POINT OF SITE: 148.5'
HIGH POINT OF SITE: 199.5'
AVG. NATURAL GRADE: (148.5' + 199.5') / 2 = 174'
MAX HEIGHT ALLOWED (OCCUPIED)= 36'-0" ń174' + (36)' = 210' MAX HEIGHT ALLOWED (UNOCCUPIED)= 46’-0” ń174’ + (46)’ = 220’ MAX. HT (UNOCCUPIED SPACES)220.0’MAX. HT (OCCUPIED SPACES)210.0’*FF = 172.5’ (BUILDING # 12 & 13)*FF = 160.0’ (BUILDING #8)BLDG MAX. PLATE HEIGHT* *NOTE:PROVIDING HEIGHT INFORMATION FOR INSTANCE OF BUILDING TYPE AT HIGHEST AND LOWEST LOCATIONS ON SITE.

AVG. NATURAL GRADE174.0’ 202.5’ (BUILDING # 12 & 13)190.0’ (BUILDING #8)BLDG MAX. HEIGHT*216.04’ (BUILDING # 24 & 25)203.54’ (BUILDING #14)

1622-02-RS20 December 21, 2021
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'(&. '(&.
'(&. '(&. '(&. '(&.
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151' - 4"161' - 4"
51' - 9 1/2"
26' - 0" 25' - 9 1/2" 3/$17<3( &'
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'(&. '(&. '(&. '(&.
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 6&$/(
 
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600 TANK FARM600 TANK FARM ROAD, SAN LUIS OBISPO, CA 93401 A19

ENTITLEMENTS

PACKAGE

BUILDING C FLOOR PLANS
PLAN TYPE - CD21/8" = 1'-0" PLAN TYPE - CD31/8" = 1'-0" 1 BEDROOM 1 BATH FLAT
APPROX. 725 SF
2 BEDROOM 2 BATH FLAT
APPROX. 950 SF

SECOND BIKE
PARKING @
GROUND

UNITS ONLY

SECOND BIKE
PARKING @
GROUND

UNITS ONLY

BIKE PARKING

BIKE PARKING