ATTACHMENT C
Mitigation Monitoring Program
CITY OF SANTA MARIA
ENVIRONMENTAL MITIGATION MONITORING
PROGRAM
PROJECT NAME: HOLIDAY INN EXPRESS GENERAL PLAN LAND USE AND ZONE AMENDMENT (GPZ202 2-0002) AND PLANNED DEVELOPMENT
PERMIT (PD2022-0001)
APPROVAL DATE: ______________________________________
The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified environmental impacts. A completed and signed checklist for each mitigation measure indicates that this mitigation measure has been complied with and implemented and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6).
ADMINISTRATION
The City of Santa Maria (City) is the Lead Agency responsible for the adoption of the Mitigation Monitoring Plan (MMP). The applicant, Lotus Management, Inc. is responsible for implementation of the MMP, in coordination with the City and other identified entities.
According to State CEQA Guidelines Section 15097(a), a public agency may delegate reporting or monitoring responsibilities to another public agency or to a private entity that accepts the delegation. The City may delegate responsibility for verifying and documenting compliance with the MMP to Lotus Management, Inc. as coordinator of the project and its construction, and Lotus Management, Inc. will be responsible for compliance. However, until mitigation measures have been completed, the Lead Agency remains responsible for ensuring that the implementation of the measures occurs in accordance with the program.
MITIGATION MEASURES
The following table is structured to enable quick reference to mitigation measures and the associated monitoring program based on the environmental resource. The numbering of mitigation measures correlates with numbering of measures found in Initial Study/Mitigated Negative Declaration.
Mitigation Monitoring Program
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
Air Quality
AQ-1 Construction Emissions Control Measures.
The project applicant shall install the following air pollutant emissions control measures throughout the construction period:
Dust Control Measures
During construction, the applicant shall implement all of the applicable measures from the following list as standard dust control measures to avoid impacts associated with fugitive dust emissions:
a. Use water trucks or sprinkler systems to keep all areas of vehicle movement damp enough to prevent dust from
leaving the site and from exceeding the APCD’s limit of 20% opacity for greater than 3 minutes in any 60-minute period. At a minimum, this should include wetting down
such areas in the late morning and after work is completed for the day. Increased watering frequency should be
required whenever the wind speed exceeds 15 mph.
Reclaimed water should be used whenever possible.
However, reclaimed water should not be used in or around crops for human consumption.
b. Minimize amount of disturbed area and reduce on site vehicle speeds to 15 mph or less.
c. If importation, exportation and stockpiling of fill material is involved, soil stockpiled for more than two days shall be covered, kept moist, or treated with soil binders to prevent dust generation. Trucks transporting fill material to and from the site shall be tarped from the point of origin. d. Gravel pads shall be installed at all access points to prevent tracking of mud onto public roads.
e. After clearing, grading, earth moving or excavation is completed, treat the disturbed area by watering, or
revegetating, or by spreading soil binders until the area is paved or otherwise developed so that dust generation will not occur.
Place the
mitigations on the
Grading Permit and
Building Permit
Plans.
Property owner
monitoring.
At the time of
application for
building permits for
development on the
project site.
Prior to and during
construction.
Applicant, Property
Owners, City
Community
Development
Department.
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
f. Schedule clearing, grading, earthmoving, and excavation activities during periods of low wind speed to the extent feasible. During periods of high winds (>25 mph) clearing, grading, earthmoving, and excavation operations shall be minimized to prevent fugitive dust created by onsite
operations from becoming a nuisance or hazard.
g. The contractor or builder shall designate a person or persons to monitor the dust control program and to order increased watering, as necessary, to prevent transport of dust offsite. Their duties shall include holiday and weekend periods when work may not be in progress. The name and
telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of the structure.
Equipment Emissions Control Measures
During project grading and construction, the applicant shall adhere to the following measures to reduce NOX and PM2.5 emissions from construction equipment:
a. All portable diesel-powered construction equipment shall be registered with the state’s portable equipment
registration program OR shall obtain an APCD permit.
b. Fleet owners of mobile construction equipment are subject to the CARB Regulation for In-use Off-road Diesel Vehicles (Title 13 California Code of Regulations, Chapter 9, §
2449), the purpose of which is to reduce diesel PM and
criteria pollutant emissions from in-use (existing) off-road diesel-fueled vehicles. For more information, please refer to the CARB website at
www.arb.ca.gov/msprog/ordiesel/ordiesel.htm.
c. All commercial diesel vehicles are subject to Title 13, § 2485 of the California Code of Regulations, limiting engine idling time. Idling of heavy-duty diesel construction
equipment and trucks during loading and unloading shall be limited to five minutes; electric auxiliary power units should be used whenever possible.
d. Diesel construction equipment meeting the CARB Tier 3 or higher emission standards for off-road heavy-duty diesel engines shall be used to the maximum extent feasible.
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
e. Diesel powered equipment should be replaced by electric equipment whenever feasible.
f. If feasible, diesel construction equipment shall be equipped with selective catalytic reduction systems, diesel oxidation catalysts and diesel particulate filters as certified and/or verified by EPA or California.
g. Catalytic converters shall be installed on gasoline-powered equipment, if feasible.
h. All construction equipment shall be maintained in tune per the manufacturer’s specifications.
i. The engine size of construction equipment shall be the minimum practical size.
j. The number of construction equipment operating
simultaneously shall be minimized through efficient
management practices to ensure that the smallest practical number is operating at any one time.
Fugitive Dust Control
The project applicant shall comply with SBCAPCD’s Rule 345:
Control of Fugitive Dust from Construction and Demolition Activities including all applicable standards and measures therein.
Diesel-fired Engine Permits
All portable diesel-fired construction engines rated at 50 brake horsepower (bhp) or greater must have either statewide Portable Equipment Registration Program (PERP) certificates or SBCAPCD permits prior to grading/building permit issuance. Construction engines with PERP certificates are exempt from SBCAPCD permit, provided they will be onsite for less than 12 months.
Permit to Operate
If contaminated soils are found at the project site, SBCAPCD must be contacted to determine if ATC and/or Permit to Operate permits shall be required. (SBCAPCD permits are required for all soil vapor extraction activities. SBCAPCD permits are also required for the excavation, or “dig-and-haul,” of more than 1,000 cubic yards of contaminated soils.)
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
Equipment Idling Requirements
At all times, idling of heavy-duty diesel trucks should be minimized; auxiliary power units should be used whenever possible. State law requires that:
• Drivers of diesel-fueled commercial vehicles shall
not idle the vehicle's primary diesel engine for
greater than five minutes at any location.
• Drivers of diesel-fueled commercial vehicles shall
not idle a diesel-fueled auxiliary power system
(APS) for more than five minutes to power a
heater, air conditioner, or any ancillary equipment
on the vehicle. Trucks with 2007 or newer model
year engines must meet additional requirements
(verified clean APS label required).
See www.arb.ca.gov/noidle for more information.
Asphalt Paving Requirements
Asphalt paving activities shall comply with APCD Rule 329, Cutback and Emulsified Asphalt Paving Materials.
Biological Resources
BIO-1 Pre-construction Nesting Bird Surveys.
To avoid and minimize impacts to nesting bird species, including special status species (e.g., burrowing owl) and species protected by the MBTA and CFGC, all initial vegetation clearing and ground disturbance activities for the project shall be limited to the time period between September 1 and February 1.
If initial vegetation clearing and ground disturbance cannot be conducted during this time period, the applicant shall conduct a pre- construction survey for active bird nests within the limits of the project site and a 300-foot buffer, with an allowed reduction in this buffer, if approved by The City, due to right-of-entry and/or line-of- sight issues. Surveys shall be conducted by a City-approved qualified biologist.
Identification of
specified measures
on project
development plans.
Property owner
monitoring.
The applicant shall
retain a qualified
biologist if
construction and
related activities
are between
February 1st
through September
1st.
Prior to issuance of
any grading or
development
permits for future
development within
the project site.
Applicant, Property
Owner, Biologist,
City Community
Development
Department
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
Surveys shall be conducted no less than two weeks prior to any construction activities. If no active nests are located, ground- disturbing construction activities can proceed, and no further mitigation will be required. If active nests are located, then all construction work must be conducted outside a no disturbance buffer zone (up to 300 feet for raptors, and up to 100 feet for all other species). No direct disturbance to nests shall occur until the young are no longer reliant on the nest site as determined by the City-approved qualified biologist. The approved biologist shall conduct monitoring of the nest until all young have fledged, at which time construction activities can occur within the previously established no disturbance zone.
Plan Requirements and Timing.
The results of the surveys shall be reported to the City Community Development Department prior to issuance of grading permits. No disturbance buffers shall be demarcated in the field (e.g., fencing, flagging) prior to initiation of construction activities in the vicinity of an active nest.
Monitoring.
The City Community Development Department staff will verify that a pre-construction nesting bird survey has been conducted, if required based on construction timing, and shall verify that no disturbance avoidance buffers have been established prior to issuance of a grading permit. The approved biologist shall be responsible for monitoring active nests, if any occur.
Cultural Resources
CR-1 Inadvertent Discovery of Archaeological Resources.
In the event that any cultural resource is encountered during subsurface earthwork activities associated with development of the project site, all construction activities within a 100-foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a qualified archaeologist, in conjunction with locally affiliated Native American representative(s) as necessary, Submittal of
monitoring/evaluati
on reports (if any).
Prior to issuance of
any grading or
development
permits for future
development within
the project site.
City Community
Development
Department.
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
determines whether the uncovered resource requires further study.
Any previously unidentified resources found during construction shall be recorded on appropriate California Department of Parks and Recreation (DPR) 523 Series forms and evaluated for significance in terms of CEQA criteria by a qualified archaeologist.
Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths, structural remains, or historic dumpsites.
If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan, in conjunction with locally affiliated Native American representative(s) as necessary that will capture those categories of data for which the site is significant.
The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the Central Coast Information Center, located at the University of California, Santa Barbara, and provide for the permanent curation of the recovered materials. These actions would reduce impacts to a less than significant level.
Throughout the
duration of ground
disturbing activities.
CR-2 Inadvertent Discovery of Human Remains.
In the event that human remains are exposed during subsurface earthwork activities associated with development of the project, an immediate halt work order shall be issued, and the City Community Development Department shall be notified. State Health and S afety Code Section 7050.5 requires that no further disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98.
If the remains are determined to be of Native American descent, the coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. These protocols shall be detailed on project grading and construction plans for all development on -site. These actions would reduce impacts to a less than significant level.
Submittal of
monitoring/evaluati
on reports (if any).
Prior to issuance of
any grading or
development
permits for future
development within
the project site.
Throughout the
duration of ground
disturbing activities.
City Community
Development
Department.
Geology and Soils
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
GEO-1 Inadvertent Discovery of Paleontological Resources.
Should any vertebrate fossils or potentially significant finds (e.g., numerous well-preserved invertebrate or plant fossils) be encountered during work on the site, all activities in the immediate vicinity of the find shall cease until a qualified paleontologist evaluates the find for its scientific value. If deemed significant, the paleontological resource(s) shall be salvaged and deposited in an accredited and permanent scientific institution where they will be properly curated and preserved.
Note the provisions
on the construction
plans.
Prior to issuance of
building permits.
Monitoring
throughout
construction.
Applicant, City
Community
Development
Department.
Noise
NOI-1 Construction Activity Noise
During construction of any future development within the project parcel, construction activity shall be limited to the hours between 7:00 a.m. and 6:00 p.m. on weekdays, and between 8:00 a.m. and 5:00 p.m. on Saturdays in accordance with the General Plan Noise Element. No construction shall occur on Sundays or federal or state holidays. Construction equipment maintenance shall be limited to the same hours.
Note the provisions
on the construction
plans
Prior to issuance of
building permits.
Monitoring
throughout
construction.
Applicant, City
Community
Development
Department.
NOI-2 Equipment Noise
The applicant shall implement the following measures during construction of the project:
• Mufflers. Construction equipment shall be properly maintained and all internal combustion engine driven machinery with intake and exhaust mufflers and engine shrouds, as
applicable, shall be in good condition and appropriate for the equipment. During construction, all equipment, fixed or mobile, shall be operated with closed engine doors and shall be equipped with properly operating and maintained mufflers, consistent with manufacturers’ standards.
• Electrical Power. Electrical power, rather than diesel equipment, shall be used to run compressors and similar Note the provision
on the construction
plans
Prior to issuance of
building permits.
Monitoring
throughout
construction
Applicant, City
Community
Development
Department
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
power tools and to power any temporary structures, such as construction trailers or caretaker facilities.
• Equipment Staging. All stationary equipment shall be staged as far away from the adjacent hotels and offices 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 the adjacent hotels or offices 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. • 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, etc.) 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.
Tribal Cultural Resources
TCR-1 Inadvertent Discovery of Tribal Cultural Resource.
In the event that a potentially significant tribal cultural resource is encountered during subsurface earthwork activities, all construction activities within a 100-foot radius of the find shall cease and the City shall be notified immediately. Work shall not continue until a qualified archaeologist, in conjunction with locally affiliated Native American representative(s) as necessary, determines whether the uncovered resource requires further study. Any previously unidentified resources found during construction shall be recorded Note the provisions
on the construction
plans.
Prior to issuance of
any grading or
development
permits for future
development within
the project site.
Throughout the
duration of ground
disturbing activities.
Applicant, City
Community
Development
Department.
Mitigation
Measure Requirements of Measure
Compliance
Method
Verification
Timing
Responsible
Parties
on appropriate California Department of Parks and Recreation (DPR) forms and evaluated for significance in terms of CEQA criteria by a qualified archaeologist. Potentially significant cultural resources consist of, but are not limited to, stone, bone, glass, ceramic, wood, or shell artifacts; fossils; or features including hearths, structural remains, or historic dumpsites.
If the resource is determined significant under CEQA, the qualified archaeologist shall prepare and implement a research design and archaeological data recovery plan, in conjunction with locally affiliated Native American representative(s) as necessary that will capture those categories of data for which the site is significant.
The archaeologist shall also perform appropriate technical analysis, prepare a comprehensive report, and file it with the CCIC, located at the University of California, Santa Barbara, and provide for the permanent curation of the recovered materials.