1 ATTACHMENT F
MITIGATION MONITORING AND REPORTING PROGRAM
1.1 STATUTORY REQUIREMENTS
When a Lead Agency makes findings on significant environmental effects identified in an Environmental Impact Report ( EIR), the agency must also adopt a “reporting or monitoring program for the changes to the project which it has adopted or made a condition of approval in order to mitigate or avoid significant effects on the environment” (Public Resources C ode [PRC] Section 21081.6(a) and California Environmental Quality Act [ CEQA] Guidelines Sections 15091(d) and 15097). The Mitigation Monitoring and Reporting Program (MMRP) is implemented to ensure that the mitigation measures and project revisions identified in the EIR are implemented.
Therefore, the MMRP must include all changes in the proposed project either adopted by the project proponent or made conditions of approval by the Lead or Responsible Agency.
1.2 ADMINISTRATION OF TH E MITIGATION MONITOR ING
AND REPORTING PROGRAM
The City of Santa Maria (City) is the Lead Agency responsible for the adoption of the MMRP.
Richards Ranch, LLC (Applicant), is responsible for implementation of the MMRP, 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 MMRP to the Applicant as coordinator of the project and its construction, and the Applicant will be responsible for compliance. However, until mitigation measures have been completed, the City, as the Lead Agency, remains responsible for ensuring that the implementation of the measures occurs in accordance with the program.
1.3 MITIGATION MEASURES
Table 1-1 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 Chapter 4, Environmental Impact Analysis, of the EIR.
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
2 Table 1-1. Mitigation Monitoring and Reporting Program Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
Air Quality and Greenhouse Gas Emissions
AQ/mm-2.1 The following construction mitigation measures shall be implemented to minimize short- term construction emissions. All measures shall be shown on grading and building plans. a. During construction, use water trucks or sprinkler systems to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. 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 miles per hour. Reclaimed water should be used whenever reasonably available. However, reclaimed water should not be used in or around crops for human consumption. b. Minimize amount of disturbed area and reduce onsite vehicle speeds to 15 mph or less.
c. If importation, exportation, and stockpiling of fill material is involved, soil stockpiled for more than 2 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. f. 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 SBCAPCD prior to grading/building permit issuance and/or map clearance.
All measures shall
be shown on
grading and
building plans
Prior to issuance of
construction,
grading, and/or
building permits
Implementation:
Applicant
Verification:
City Community
Development
Department
AQ/mm-2.2 The following measures shall be implemented to reduce mobile-source emissions:
a. All portable diesel-powered construction equipment shall be registered with the state’s portable equipment registration program or shall obtain an SBCAPCD 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 [CCR] §2449), the purpose of which is to reduce NOx, DPM, and other criteria pollutant emissions from in-use off-road diesel-fueled vehicles.
Off-road heavy-duty trucks shall comply with the State Off-Road Regulation. c. Fleet owners of mobile construction equipment are subject to the CARB Regulation for In-Use (On-Road) Heavy-Duty Diesel-Fueled Vehicles (13 CCR 2025), the purpose of which is to reduce DPM, NOx, and other criteria Measures shall be
shown on grading
and building plans
and implemented
during equipment
use on the project
site
Prior to issuance of
construction,
grading, and/or
building permits and
during construction
Implementation:
Applicant
Verification:
City Community
Development
Department
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Measure Requirements of Measure
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Method Verification Timing Responsible Parties
pollutants from in-use (on-road) diesel-fueled vehicles. On-road heavy-duty trucks shall comply with the State On-Road Regulation.
d. All commercial off-road and on-road diesel vehicles are subject, respectively, to Title 13, CCR §2449(d)(3) and §2485, limiting engine idling time. Idling of heavy-duty diesel construction equipment and trucks during loading and unloading shall be limited to 5 minutes; electric auxiliary power units should be used whenever locally available.
e. Diesel equipment meeting the CARB Tier 3 or higher emission standards for off-road heavy-duty diesel engines shall be used to the extent locally available. f. On-road heavy-duty equipment with model year 2010 engines or newer shall be used to the extent locally available.
g. Diesel-powered equipment shall be replaced by electric equipment whenever available.
h. Equipment/vehicles using alternative fuels, such as compressed natural gas, liquefied natural gas, propane, or biodiesel, shall be used onsite where locally available.
i. Catalytic converters shall be installed on gasoline-powered equipment, if available, and in accordance with manufacturer’s recommendations. j. All construction equipment shall be maintained in tune per the manufacturer’s specifications.
k. The engine size of construction equipment shall be the minimum practical size. l. 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.
m. Construction worker trips should be minimized by requiring carpooling and by providing for lunch onsite.
GHG/mm-2.1 The project shall include the following design features to encourage the use of alternate transportation modes and reduce mobile-source emissions:
a. Provide a pedestrian-friendly and interconnected streetscape with good access to/from the development for pedestrians, bicyclists, and transit users to make alternative transportation more convenient, comfortable, and safe. b. Incorporate traffic calming modifications to project roads to reduce vehicle speeds and increase pedestrian and bicycle usage and safety. c. Provide employee lockers and showers to promote bicycle and pedestrian use.
One shower and five lockers for every 25 new employees is recommended. d. Increase bicycle accessibility and safety in the vicinity of the project; for example: provide interconnected bicycle routes/lanes or construction of bikeways.
e. Exceed Cal Green standards by 25% for providing onsite bicycle parking: both short-term racks and long-term lockers, or a locked room with standard racks and access limited to bicyclists only.
Measures shall be
shown on final
building plans
Prior to issuance of
building permits
Implementation:
Applicant
Verification:
City Community
Development
Department
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Mitigation Monitoring and Reporting Program
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Measure Requirements of Measure
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Method Verification Timing Responsible Parties
f. Meet current CALGreen Tier 2 standards for electric vehicle (EV) parking spaces, except that all EV parking spaces required by the code to be EV capable shall instead be EV ready.
GHG/mm-2.2 The servicing of residential development by natural gas shall be prohibited.
Natural gas service for commercial development shall only be allowed if the following measures are implemented:
a. The electrical systems for commercial land uses shall be designed with sufficient capacity and all prewiring necessary to accommodate the future retrofit to all-electric (e.g., such that electric space heating, water heating, and cooking appliances could be installed).
b. A GHG-reduction plan shall be prepared and implemented. The GHG-reduction plan shall identify additional on-site and/or off-site GHG-reduction measures to be implemented sufficient to fully offset GHG emissions associated with natural gas service to commercial land uses. The GHG-reduction plan shall be submitted to City planning staff for review and approval prior to issuance of building construction permits. Under CEQA Guidelines Section 15126.4, subdivisions (c)(3) and (c)(4), respectively, a project’s GHG emissions can be reduced by off-site measures, including offsets that are not otherwise required and measures that sequester GHGs. If feasible on-site GHG-reduction measures are insufficient to reduce operational GHG emissions to below the GHG threshold of significance, off-site mitigation measures may be included.
Off-site mitigation measures may include “Direct Reduction Activities” or the purchase of “Carbon Offset Credits” as discussed below:
Direct Reduction Activities
Directly undertake or fund activities that will reduce or sequester GHG emissions. GHG reduction credits shall achieve GHG emission reductions that are real, permanent, quantifiable, verifiable, enforceable, in accordance with the criteria set forth in the ARB’s most recent Process for the Review and Approval of Compliance Offset Protocols in Support of the Cap-and-Trade Regulation (2013). GHG reduction credits shall be undertaken for the specific purpose of reduction project-generated GHG emissions and shall not include reductions that would otherwise be required by law. All Direct Reduction Activities and associated reduction credits shall be confirmed by an independent, qualified third-party. The “Direct Reduction Activity” shall be registered with an ARB-approved registry and in compliance with ARB-approved protocols. In accordance with the applicable Registry requirements, the project developer (or its designee) shall retain an independent, qualified third-party to confirm the GHG emissions reduction or sequestration achieved by the Direct GHG Reduction Activities against the applicable Registry protocol or methodology. The project developer (or its designee) will then apply for issuance of carbon credits in accordance with the applicable Registry rules.
Compliance shall
be verified upon
inspection
Prior to building
occupancy
Implementation:
Applicant
Verification:
City Community
Development
Department
Richards Ranch Annexation
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Measure Requirements of Measure
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Method Verification Timing Responsible Parties
Carbon Offsets
Obtain and retire “Carbon Offsets.” Carbon Offsets shall achieve GHG reductions that are real, permanent, quantifiable, verifiable, and enforceable. Carbon offsets shall be purchased from ARB-approved registries and shall comply with ARB-approved protocols to ensure that offset credits accurately and reliably represent actual emissions reductions. If the purchase of carbon offsets is selected, offsets shall be purchased according to the following order of preference: (1) within the SBAPCD jurisdictional area; (2) within the State of California; then (3) elsewhere in the United States. In the event that a project or program providing offsets to the project developer loses its accreditation, the project developer shall comply with the rules and procedures of retiring offsets specific to the registry involved and shall purchase an equivalent number of credits to recoup the loss.
Biological Resources
BIO/mm-1.1 Prohibition of Invasive Plants. The landscape architect shall provide a signed statement on the landscape plans that the planting plan does not include any plant that occurs on the California Exotic Pest Plant Council and the California Invasive Plant Council Lists 1, 2, and 4. Plants considered to be invasive by the California Exotic Pest Plant Council and the California Invasive Plant Council shall not be used onsite.
Provide a signed
statement on the
landscape plans
that the planting
plan does not
include exotic plant
species
Prior to issuance of
building permits
Implementation:
Applicant
Verification:
City Community
Development
Department
BIO/mm-1.2 Biological Monitor. Prior to grading or building permit issuance for any future development within the project site, the developer shall retain a City-approved project biologist to provide monitoring services for all measures requiring biological mitigation. The biologist shall be responsible for ensuring that compliance with biological resource mitigation measures occurs, conducting construction crew training regarding sensitive species that have the potential to occur, maintaining the authority to stop work, and outlining actions in the event of non-compliance. Biological monitoring shall be conducted full time during the initial disturbances (site clearing) and be reduced to monthly following initial disturbances, or more frequently, if necessary, as determined by the City-approved project biologist.
Retain a City-
approved project
biologist to ensure
compliance with
biological resource
mitigation
measures
Prior to grading or
building permit
issuance for any
future development
within the project
site
Implementation:
Applicant
Verification:
City Community
Development
Department
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BIO/mm-1.3 Worker Environmental Training Program. Prior to implementation of construction activities (including staging and mobilization), the developer shall ensure all personnel associated with project construction attend a training to facilitate Worker Environmental Training. The Worker Environmental Training shall be conducted by a City-approved biologist to help workers recognize special-status plants and animals to be protected in the project site.
The training program shall include identification of relevant sensitive species and habitats, description of the regulatory status and general ecological characteristics of sensitive resources, documentation of each employee's participation in trainings and information presented. Any future contractor and/or subcontractor with employees working at the project site shall set aside time for the City-approved biologist to provide Worker Environmental Training for all employees that will be onsite. Topics will include regulatory framework and best practices to avoid and minimize impacts to protected plants, animals, and their habitats. Each group of new personnel or individuals shall be provided with an environmental briefing by the City-approved project biologist.
Project personnel
shall attend a
Worker
Environmental
Training and
provide
documentation of
participation in
trainings and
information
presented.
Prior to
implementation of
construction
activities (including
staging and
mobilization) on the
project site
Implementation:
Applicant
Verification:
City Community
Development
Department
BIO/mm-1.4 Cover Excavations. During construction, all trenches, holes, and other excavations with sidewalls steeper than a 1:1 (45 degree) slope and 2 or more feet deep shall be covered when workers or equipment are not actively working in the excavation. If any such excavations remain uncovered, they shall have an escape ramp of earth or a non-slip material with a 1:1 (45 degree) slope or flatter. All excavated areas shall be inspected by the City-approved biologist before backfilling.
Cover trenches,
holes, and other
excavations when
workers or
equipment are not
actively working in
the excavation
During construction
activities on the
project site
Implementation:
Applicant
Verification:
City Community
Development
Department
BIO/mm-1.5 Biodegradable Erosion Control. During construction, use erosion control products made of natural fiber (biodegradable) to prevent wildlife from getting ensnared or strangled by monofilament, coir rolls, erosion control mats or blankets, straw or fiber wattles, or similar erosion control products.
Use erosion control
products made of
natural fiber
During construction
activities on the
project site
Implementation:
Applicant
Verification:
City Community
Development
Department
BIO/mm-2.1 The developer shall ensure the following actions are undertaken to minimize potential direct and indirect impacts to western monarch butterflies:
a. If possible, site disturbance and construction activity that would impact eucalyptus trees onsite shall not occur during the monarch butterflies' fall and winter migration period (October 15 through February 29). b. If tree or vegetation removal or site disturbance is required during the monarch butterflies’ fall and winter migration period (October 15 through February 29), a City-approved biologist familiar with monarchs and monarch overwintering habitat shall conduct focused surveys for monarch colonies within the identified overwintering site and will identify any colonies found within 7 days of proposed vegetation removal or site disturbance or when known monarch overwintering is occurring at other locations within the region. If monarch butterflies are detected, development shall be postponed until after the overwintering period or until the City-approved biologist determines monarch butterflies are no longer using the trees for overwintering.
Avoid site
disturbance and
construction activity
that would impact
eucalyptus trees
between October
15 and February
29. If this is not
possible, conduct a
preconstruction
survey for monarch
butterflies.
Implement other
mitigation and
conservation
actions prior to
Conservation
activities shall occur
prior to final
permitting. Site
disturbance and
construction activity
that would impact
eucalyptus trees,
between October 15
and February 29 as
described
Implementation:
Applicant
Verification:
City Community
Development
Department
Richards Ranch Annexation
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Measure Requirements of Measure
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c. To provide further protection to non-overwintering populations and/or adjacent over-wintering populations, no Asclepias curassavica (tropical milkweed) will be allowed in any planting palettes for the project. Native milkweed species, such as Asclepias fascicularis (narrowleaf milkweed) are also not recommended by the USFWS to be planted adjacent to existing overwintering sites as this may interfere with normal migrating behavior (USFWS 2023b). To contribute to local monarch butterfly conservation efforts, native nectar-providing plant species will be incorporated into landscaping following construction activities, such as those recommended in the Monarch Butterfly Nectar Plant List for Conservation Plantings, to enhance local nectar sources (Xerces Society 2018).
In addition, as a condition of approval for the Planned Development permit(s), the use of neonicotinoids and synthetic pesticides shall be prohibited in the initial project plantings and throughout the life of the project in open space, pocket parks, and other common landscaped areas. This condition shall apply to the common open spaces for the life of the project and shall be included in the CC&Rs which will be recorded against the property prior to the issuance of a first certificate of occupancy. In addition, future residents and occupants shall be encouraged to not used neonicotinoids, synthetic pesticides, and/or plants treated with these materials; residents and occupants will be provided educational materials describing 1) viable alternatives to these products, and 2) the detrimental effects of these products on butterflies and other pollinators. d. Prior to the approval of a Planned Development permit and prior to the removal of any trees within the overwintering site, the developer shall hire a City- approved biologist familiar with monarchs and monarch overwintering habitat to prepare and implement a monarch butterfly habitat enhancement plan. At a minimum, the plan shall identify area(s) on the property appropriate for onsite habitat enhancement to partially address the direct impacts of tree removal.
The recommendations in this plan shall be included within the project's future project's landscaping plans for review and approval by the City prior to implementation.
e. Prior to the approval of the first building permit for the project, the developer, in consultation with the City of Santa Maria Community Development Department, shall identify and provide a donation to a Qualified and Suitable Conservation Entity for monarch habitat conservation that can receive financial support to further enhance and/or promote conservation efforts in the region. A Qualified and Suitable Conservation Entity is defined as a conservation or government organization that:
i. Has an established preserve in Santa Barbara or San Luis Obispo Counties within the ecological range of overwintering monarch butterfly that is dedicated to conservation purposes and is actively managing lands or resources for conservation in Santa Barbara or San Luis Obispo County;
ii. Has specific experience and/or land holdings with monarch butterfly and their habitats; and
iii. Can specifically identify at least 7.6 acres of habitats within their preserve(s) to be managed or enhanced as regionally significant permits, as
specified.
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
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Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
monarch overwintering habitat within the Santa Barbara or San Luis Obispo County area.
The developer shall provide a donation in an amount required by the Suitable Conservation Entity to fund 5 years of conservation research, restoration, site protection, and/or maintenance and management activities to the benefit of overwintering monarch butterfly habitat. Examples of funding opportunities would be for use in maintenance of existing grove trees, exotic species control, native grove tree planting and/or replacement of eucalyptus trees with native tree species, planting of understories with native plant communities, general grove habitat maintenance, and/or qualitative and quantitative monitoring efforts over a 5-year period. These efforts may also contribute to improving scientific studies on monarch butterflies and their conservation in the city and/or Santa Barbara or San Luis Obispo County.
A copy of the final executed agreement between the developer and the Qualified and Suitable Conservation Entity shall be submitted to the City prior to the City’s issuance of the first building permit for the Richards Ranch project.
BIO/mm-3.1 Within 30 days prior to and during initial ground disturbance of the coastal scrub and grassland habitat onsite, a City-approved biologist shall conduct surveys for northern California legless lizards within suitable habitat areas within the development footprint and any adjacent staging areas. Prior to initial ground disturbance, the City-approved biologist shall identify an appropriate receptor site with suitable habitat for any northern California legless lizards that may be found during the survey. The biologist shall use hand search or cover board methods in areas of disturbance where legless lizards are expected to be found (e.g., under shrubs, other vegetation, or debris). If cover board methods are used, they shall commence at least 30 days prior to the start of construction.
Hand search surveys shall be completed immediately prior to and during disturbances to the vegetated areas. During vegetation-disturbing activities, the biologist shall walk behind the equipment to capture northern California legless lizards that are unearthed by the equipment. The biologist shall capture and relocate any legless lizards or other reptiles observed during the survey effort. The captured individuals shall be relocated from the construction area and released at the predetermined receptor site.
Conduct surveys
for northern
California legless
lizards and
incorporate
additional
survey/relocation
measures as
required.
Within 30 days prior
to and during initial
ground disturbance
of the coastal scrub
and grassland
habitat
Implementation:
Applicant
Verification:
City Community
Development
Department
BIO/mm-4.1 Vegetation removal and initial site disturbance shall be conducted between September 1 and January 31 outside of the nesting season for birds. If vegetation and/or tree removal is planned for the bird nesting season (February 1 to August 31), then preconstruction nesting bird surveys shall be conducted by a City-approved biologist to determine if any active nests would be impacted by project construction. If no active nests are found, then no further mitigation shall be required. If any active nests are found that would be impacted by construction, then the nest sites shall be avoided with the establishment of a non-disturbance buffer zone around active nests as determined by the City-approved biologist. Nest sites shall be avoided and protected with the non-disturbance buffer zone until the adults and young of the year are no longer reliant on the nest site for survival, as determined by the monitoring biologist.
Conduct vegetation
removal and site
distance between
September 1 and
January 31. If this
is not possible,
conduct
preconstruction
nesting bird
surveys.
During construction
activities on the
project site, between
February 1 and
August 31.
Implementation:
Applicant
Verification:
City Community
Development
Department
Richards Ranch Annexation
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Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
BIO/mm-5.1 The developer shall retain a qualified biologist to conduct roosting bat surveys prior to any tree removal. Pre-disturbance surveys for bats shall include two daytime and two dusk surveys no more than 30 days prior to the tree removal to determine if bats are roosting in the trees. The biologist(s) conducting the preconstruction surveys shall identify the nature of the bat utilization of the area (i.e., no roosting, night roost, day roost, maternity roost). If bats are found to be roosting in the project area, the developer shall develop the project in such a way that avoids the bat roost. If avoidance of the bat roost is not feasible, tree removal shall be delayed until the bats have left the area.
Conduct roosting
bat surveys and
incorporate
avoidance
measures as
required.
Prior to any tree
removal on the
project site
Implementation:
Applicant
Verification:
City Community
Development
Department
BIO/mm-11.1 Prior to approval of a Planned Development Permit, the developer shall retain a City- approved biologist or arborist to prepare a tree protection, replacement and monitoring program or another mechanism that ensures consistency with RME Goal 3 and Policy 3, and compliance with the City’s Municipal Code.
The tree protection, replacement, and monitoring program shall include a tree survey report identifying the number, size, species, and status (live, dead, diseased, etc.) of trees to be protected in place, trees to be trimmed and/or pruned, and trees to be removed. The program shall demonstrate protection of existing trees with a trunk diameter of 6 inches or greater to the greatest extent feasible, in accordance with Municipal Code Section 12-44.4.
Trees to be protected in place shall have high-visibility exclusion fencing placed around their critical root zone during project site disturbance, grading, and construction activities.
Pavement within the canopy dripline of existing trees to be protected in place should not exceed twenty-five percent (25%) of the area of the canopy. All trees planted as mitigation shall have an 80% survival rate after 5 years. If the survival rate is not at least 80%, then enough trees shall be replanted to bring the total number of survived specimens to at least 80% of the original number of trees planted, as measured 5 years after the replanting. Annual monitoring reports that evaluate tree survivability, health and vigor shall be prepared by a qualified specialist and submitted to the City by October 15 each year, for 5 years. The project shall comply with City of Santa Maria Municipal Code Chapter 12-44 as it pertains to tree protection. Requirements shall include but not be limited to: construction setbacks to protection retained trees; construction fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed.
The final report shall include the final number of replacement trees utilizing the City’s replacement ratio identified above. The developer shall submit a copy of the building and grading plans to the City for review and approval prior to the issuance of building or grading permits. Prior to site occupancy trees shall be planted, fenced, and appropriately irrigated.
City Parks Department staff or a City-approved biologist shall verify that the tree protection, replacement, and monitoring program is adequate. The City shall conduct site inspections throughout all phases of development to ensure compliance with and evaluate all tree preservation and replacement measures.
Retain a City-
approved biologist
or arborist to
prepare a tree
protection,
replacement and
monitoring program
Prior to approval of a
Planned
Development Permit
Implementation:
Applicant
Verification:
City Community
Development
Department
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Method Verification Timing Responsible Parties
Cultural Resources
CR/mm-2.1 In the unlikely event that archaeological resources are exposed during project implementation, work should stop in the immediate vicinity, and an archaeologist who meets the Secretary of the Interior’s Professional Qualification Standards (National Park Service 1983) should be retained to evaluate the find and recommend relevant mitigation measures. If additional measures are deemed necessary, the measures recommended by the qualified archaeologist shall be implemented. In the event that human remains are discovered, State of California Health and Safety Code Section 7050.5 shall be followed.
Immediately cease
work in the vicinity
of an
archaeological
resource find and
retain a qualified
archaeologist to
assess the find.
During ground
disturbing and
construction
activities on the
project site
Implementation:
Applicant
Verification:
City Community
Development
Department
Energy
EN/mm-1.1 The project shall include the following measures:
a. Meet or exceed CalGreen Tier 2 standards at the time of development for building energy efficiency.
b. Meet or exceed CalGreen building standards at the time of development for water conservation (e.g., use of low-flow water fixtures, water-efficient irrigation systems, and drought-tolerant landscaping.
c. All built-in appliances shall be Energy Star certified or equivalent. d. To the extent allowed by the building code at the time of development, incorporate natural lighting in buildings to minimize daytime lighting demand. e. Outdoor lighting shall be designed to minimize electrical demand, such as the use of solar-powered lighting and lighting controlled by motion sensors. f. Proposed residential and non-residential land uses shall elect to receive electricity from Central Coast Community Energy (CCCE) with Pacific Gas and Electric Company (PG&E) being responsible for the delivery and installation of electrical lines.
Measures shall be
shown on final
building plans
Prior to issuance of
building permits
Implementation:
Applicant
Verification:
City Community
Development
Department
Geology and Soils
GEO/mm-2.1 Prior to issuance of grading permits for site preparation activities, the following measures shall be incorporated into project site preparation/grading plans, to be verified by the City Building Division:
a. The existing ground surface in the building and surface improvements areas shall be prepared for construction by removing existing improvements, vegetation, large roots, debris, and other deleterious material. Any existing fill soils shall be completely removed and replaced as compacted fill. Any existing utilities that will not remain in service shall be removed or abandoned in a manner approved by a geotechnical engineer.
b. Voids created by the removal of materials or utilities, and extending below the recommended overexcavation depth, shall be immediately called to the attention of the geotechnical engineer. No fill shall be placed unless the geotechnical engineer has observed the underlying soil.
Measures shall be
shown on
preparation/grading
plans, to be verified
by the City Building
Division
Prior to issuance of
grading permits for
site preparation
activities
Implementation:
Applicant
Verification:
City Building Division
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Method Verification Timing Responsible Parties
GEO/mm-2.2 Prior to issuance of grading permits, the following measures shall be incorporated into the project grading plans, to be verified by the City Building Division:
a. Following site preparation, the soils in the building area for one- and two-story buildings shall be removed to a level plane at a minimum depth of 3 feet below the bottom of the deepest footing or 4 feet below existing grade, whichever is deeper. The soils in the building area for three-story buildings shall be removed to a level plane at a minimum depth of 4 feet below the bottom of the deepest footing or 5 feet below existing grade, whichever is deeper. During construction, locally deeper removals may be recommended. b. All cut or cut/fill transition areas shall be overexcavated such that a minimum of 5 feet of compacted fill is provided within all the one- to two-story building areas and a minimum of 6 feet of compacted fill is provided within all the three-story building areas. Also, the minimum depth of the fill below the building area shall not be less than half of the maximum depth of fill below the building area. For example, if the maximum depth of fill below the building area is 10 feet, then the minimum depth of fill below the same building area grades shall be no less than 5 feet. In no case shall the depth of fill be less than 5 feet on the building areas.
c. Following site preparation, the soils in the surface improvement area shall be removed to a level plane at a minimum depth of 1 foot below the proposed subgrade elevation or 2 feet below the existing ground surface, whichever is deeper. During construction, locally deeper removals may be recommended based on field conditions. The resulting soil surface shall then be scarified, moisture conditioned, and compacted prior to placing any fill soil. d. Following site preparation, the soils in fill areas beyond the building and surface improvement areas shall be removed to a depth of 2 feet below existing grade.
During construction, locally deeper removals may be recommended based on field conditions. The resulting soil surface shall then be scarified, moisture conditioned, and compacted prior to placing any fill soil. e. Voids created by dislodging cobbles and/or debris during scarification shall be backfilled and compacted, and the dislodged materials shall be removed from the area of work.
f. On-site material and approved import materials may be used as general fill. All imported soil shall be nonexpansive. The proposed imported soils shall be evaluated by the geotechnical engineer before being used, and on an intermittent basis during placement on the site.
g. All materials used as fill shall be cleaned of any debris and rocks larger than 6 inches in diameter. No rocks larger than 3 inches in diameter shall be used within the upper 3 feet of finish grade. When fill material includes rocks, the rocks shall be placed in a sufficient soil matrix to ensure that voids caused by nesting of the rocks will not occur and that the fill can be properly compacted. h. Where fill will be placed on existing slopes that are steeper than 10 percent, the slope shall be cut to level benches into competent material. The benches shall be a minimum of 10 feet wide and angled 2 to 3 percent back into the slope.
Measures shall be
shown on grading
plans, to be verified
by the City Building
Division
Prior to issuance of
grading permits
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
12 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
Where fill is planned on existing slopes that are steeper than 20 percent, the toe of the fill shall be keyed into competent material. The keyway shall be a minimum of 10 feet wide or the width shall equal one-half the height of the slope, whichever is greater. The keyway shall be angled 2 to 3 percent back into the slope and shall penetrate 2 feet into the competent material.
The geotechnical engineer shall observe all keyways and benches. i. Backdrains shall be provided in all keyways and on benches at approximately 10-foot vertical intervals, unless otherwise recommended by the geotechnical engineer at the time of construction.
j. Slopes shall be constructed at 2:1 (horizontal to vertical) or flatter inclinations.
Slopes subject to inundation shall be constructed at 3:1 or flatter. Cut slopes and fill over cut slopes shall be overexcavated and constructed as compacted fill slopes.
k. Unless otherwise recommended by the landscape architect, completely constructed fill slopes shall be covered with a synthetic vegetation matting and the slopes shall be revegetated, in accordance with the installation requirements of the manufacturer and the CBC.
GEO/mm-2.3 Prior to issuance of building permits for habitable structures on-site, the following design measures shall be incorporated into the project building plans, to be verified by the City Building Division:
a. Conventional continuous and spread footings bearing on soil compacted per the “Grading” section of the Geotechnical Engineering Report prepared for the project (Earth Systems Pacific 2021) shall be used to support structures. Grade beams shall also be placed across all large entrances to support structures.
Footings and grade beams shall have a minimum depth of 12 inches below the lowest adjacent grade; however, footings and grade beams for the two- and three-story building shall have a minimum depth of 18 inches below the lowest adjacent grade. All spread footings shall be a minimum of 2 square feet.
Footing and grade beam dimensions shall also conform to the applicable requirements of Section 1809 (CBC CBSC, 2022 2019). Footing and grade beam reinforcement shall be in accordance with the requirements of the architect/engineer; minimum continuous footing and grade beam reinforcement shall consist of two No. 4 rebar, one near the top and one near the bottom of the footing or grade beam.
b. Footings shall be designed using a maximum allowable bearing capacity of 2,000 pounds per square foot (psf) dead plus live load. The allowable bearing capacity may be increased by 200 psf for each additional 6 inches of embedment below a depth of 12 inches below lowest adjacent grade. The allowable bearing capacity shall not exceed 3,000 psf dead plus live loads.
Using these criteria, maximum total and differential settlement under static conditions are expected to be on the order of 3/4-inch and 1/4-inch in 25 feet, respectively. Footings shall also be designed to withstand total and differential dynamic settlement of 2 inches and 1 inch across the largest building dimension, respectively.
Measures shall be
shown on building
plans, to be verified
by the City Building
Division
Prior to issuance of
building permits for
habitable structures
on-site
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
13 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
c. Lateral loads may be resisted by soil friction and by passive resistance of the soil acting on foundations. Lateral capacity is based on the assumption that backfill adjacent to foundations is properly compacted. A passive equivalent fluid pressure of 375 pound-force per cubic foot (pcf) and a coefficient of friction of 0.39 may be used in design. No factors of safety, load factors, and/or other factors have been applied to any of the values.
d. The allowable bearing capacity may be increased by one-third when transient loads such as wind or seismicity are included if the structural engineer determines they are allowed per Sections 1605.3.1 and 1605.3.2 (CBC 2022).
The following seismic parameters are presented for use in structural design:
2019 Mapped CBC
Values Site Class “D” Adjusted Values Design Values
Seismic
Parameters
Values
(g)
Site
Coefficients
Values
(g)
Seismic
Parameters
Values
(g)
Seismic
Parameters
Values
(g)
SS 1.056 Fa 1.078* SMS 1.138 SDS 0.759*
S1 0.386 FV 1.914 SM1 0.739 SD1 0.493
Peak Mean Ground Acceleration (PGA M) = 0.527g
Seismic Design Criteria = D
*Fa should be taken as 1.4 and SDS as 0.996 if the Simplified Lateral Force Analysis Procedure in Section 12.14.8 of the American Society of Civil Engineers Publications is used in structural design
e. Foundation excavations shall be observed by the geotechnical engineer prior to placement of reinforcing steel or any formwork. Foundation excavations shall be thoroughly moistened prior to PCC placement and no desiccation cracks shall be present.
GEO/mm-3.1 Prior to issuance of building permits, the following measures shall be incorporated into the project utility construction plans, to be verified by the City Building Division:
a. Unless otherwise recommended, utility trenches adjacent to foundations shall not be excavated within the zone of foundation influence, as shown in the Geotechnical Engineering Report prepared for the project (Earth Systems Pacific 2021).
b. Utilities that must pass beneath foundations shall be placed with properly compacted utility trench backfill and the foundation shall be designed to span the trench.
c. A select, noncorrosive, granular, easily compacted material shall be used as bedding and shading immediately around utilities. Generally, the soil found at the site may be used for trench backfill above the select material. d. Utility trench backfill shall be moisture conditioned and compacted. The Engineering Design Standards (SBC 2011) requires a minimum compaction of Measures shall be
shown on project
utility construction
plans, to be verified
by the City Building
Division
Prior to issuance of
building permits
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
14 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
95 percent of maximum dry density in trench backfill in existing or future public roadway areas. A minimum of 95 percent of maximum dry density shall also be obtained where trench backfill comprises the upper 1-foot of subgrade beneath HMA or PCC pavement, and in all AB. A minimum of 85 percent of maximum dry density will generally be sufficient where trench backfill is located in landscaped or other unimproved areas, where settlement of trench backfill would not be detrimental.
e. Jetting of trench backfill shall generally not be allowed as a means of backfill densification. However, to aid in encasing utility conduits, particularly corrugated conduits and multiple closely spaced conduits in a single trench, jetting or flooding may be used. Jetting or flooding shall only be attempted with extreme caution, and any jetting or flooding operation shall be subject to review by the geotechnical engineer.
f. The Corrosion Evaluation Report prepared by CERCO Analytical, Inc. and presented in the Geotechnical Engineering Report prepared for the project (Earth Systems Pacific 2021) shall be used by the architect/engineer in specifying appropriate corrosion protection measures for the utility improvements.
GEO/mm-3.2 Prior to issuance of grading permits, the following measures shall be incorporated into the project grading and construction plans, to be verified by the City Building Division:
a. All retaining wall foundations shall be founded in soil compacted as recommended in Mitigation Measure GEO/mm-2.1. Conventional foundations for retaining walls shall have a minimum depth of 12 inches below lowest adjacent grade not including the keyway.
b. If retaining walls will retain more than 6 feet of soil, seismic design shall be required by the geotechnical engineer.
c. Retaining wall design shall be based on the following parameters:
Active equivalent fluid pressure
(native soil, imported sand or gravel backfill) ................35 pcf At-rest equivalent fluid pressure
(native soil, imported sand or gravel backfill) ................55 pcf Passive equivalent fluid pressure (compacted fill)............... 375 pcf Maximum toe pressure (compacted fill) ........................... 2,000 psf Coefficient of sliding friction (compacted fill) ........................... 0.39 d. No surcharges are taken into consideration in the above values. The maximum toe pressure is an allowable value to which a factor of safety has been applied.
No factors of safety, load factors, and/or other factors have been applied to any of the remaining values.
e. The above pressures are applicable to a horizontal retained surface behind the wall. Walls having a retained surface that slopes upward from the wall shall be designed for an additional equivalent fluid pressure of 1 pcf for the active case and 1.5 pcf for the at-rest case, for every 2 degrees of slope inclination.
Measures shall be
shown on grading
and construction
plans, to be verified
by the City Building
Division
Prior to issuance of
grading permits
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
15 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
f. The active and at-rest values presented above are for drained conditions.
Consequently, retaining walls shall be drained with rigid perforated pipe encased in a free draining gravel blanket. The pipe shall be placed perforations downward and shall discharge in a nonerosive manner away from foundations and other improvements. The gravel blanket shall have a width of approximately 1 foot and shall extend upward to approximately 1 foot from the top of the wall. The upper foot shall be backfilled with on-site soil except in areas where a slab or pavement will abut the top of the wall. In such cases, the gravel backfill shall extend up to the material that supports the slab or pavement.
To reduce infiltration of the soil into the gravel, a permeable synthetic fabric conforming to the Standard Specifications (Caltrans, 2018) Section 96-1.02B – Class “C,” shall be placed between the two. Manufactured geocomposite wall drains conforming to the Standard Specifications (Caltrans, 2018) Section 96-
1.02C are acceptable alternatives to the use of gravel provided that they are installed in accordance with the requirements of the manufacturer. Where drainage can be properly controlled, weep holes on maximum 4-foot centers may be used in lieu of perforated pipe. A filter fabric as described above shall be placed between the weep holes and the drain gravel.
g. Retaining walls where moisture transmission through the wall would be undesirable shall be thoroughly waterproofed in accordance with the specifications of the architect/engineer.
h. The architect/engineer shall bear in mind that retaining walls by their nature are flexible structures, and that surface treatments on walls often crack. Where walls are to be plastered or otherwise have a finish applied, the flexibility shall be considered in determining the suitability of the surfacing material, spacing of horizontal and vertical control joints, etc. The flexibility shall also be considered where a retaining wall will abut or be connected to a rigid structure, and where the geometry of the wall is such that its flexibility will vary along its length.
GEO/mm-3.3 Prior to issuance of grading permits, the following measures shall be incorporated into the project construction plans, to be verified by the City Building Division:
a. Conventional interior light duty PCC slabs-on-grade and exterior flatwork shall have a minimum thickness of 4 full inches; however, the thickness of heavy- duty slabs and flatwork shall be specified by the architect/engineer.
Conventional interior slabs-on-grade shall be doweled to footings and grade beams with dowels.
b. Reinforcement size, placement, and dowels shall be as directed by the architect/engineer. Interior slabs-on-grade and light duty exterior flatwork shall be reinforced, at a minimum, with No. 3 rebar at 18 inches on-center each way.
Heavy duty exterior flatwork shall have minimum rebar sizing and spacing that meets the criteria of American Concrete Institute (ACI) 318 (ACI, 2014). A modulus of subgrade reaction (K30) of 100 psi/inch may be used in the design of heavy duty slabs-on-grade founded on compacted native soil. The modulus of subgrade reaction (K30) may be increased to 150 psi/inch if the slab is Measures shall be
shown on project
construction plans
Prior to issuance of
grading permits
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
16 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
underlain with a minimum of 6 inches of compacted Class 2 AB (Caltrans, 2018), and to 200 psi/inch if the slab is underlain with a minimum of 12 inches of compacted Class 2 AB.
c. Due to the current use of impermeable floor coverings, water-soluble flooring adhesives, and the speed at which buildings are now constructed, moisture vapor transmission through slabs is a much more common problem than in past years. Where moisture vapor transmitted from the underlying soil would be undesirable, the slabs shall be protected from subsurface moisture vapor. A number of options for vapor protection are discussed below; however, the means of vapor protection, including the type and thickness of the vapor retarder, if specified, are left to the discretion of the architect/engineer. d. Where specified, vapor retarders shall conform to ASTM E1745-17. This standard specifies properties for three performance classes, Class “A”, “B” and “C”. The appropriate class shall be selected based on the potential for damage to the vapor retarder during placement of slab reinforcement and concrete. e. Several recent studies, including those of ACI Document 302.1R-15 (ACI, 2015), have concluded that excess water above the vapor retarder increases the potential for moisture damage to floor coverings and could increase the potential for mold growth or other microbial contamination. The studies also concluded that it is preferable to eliminate the typical sand layer beneath the slab and place the slab concrete in direct contact with a Class “A” vapor retarder, particularly during wet weather construction. However, placing the concrete directly on the vapor retarder requires special attention to using the proper vapor retarder (see discussion below), a very low water-cement ratio in the concrete mix, and special finishing and curing techniques. f. The next most effective option would be the use of vapor-inhibiting admixtures in the slab concrete mix and/or application of a sealer to the surface of the slab.
This would also require special concrete mixes and placement procedures, depending upon the requirements of the admixture or sealer manufacturer. g. Another option that may be a reasonable compromise between effectiveness and cost considerations is the use of a subslab vapor retarder protected by a sand layer, however this would increase the potential for moisture damage to floor coverings and for mold growth or other microbiological contamination. If a Class “A” vapor retarder (see discussion below) is specified, the retarder can be placed directly on the material at pad grade. The retarder shall be covered with a minimum 2 inches of clean sand. If a less durable vapor retarder is specified (Class “B” or “C”), a minimum of 4 inches of clean sand shall be provided on top of the material at pad grade, and the retarder shall be placed in the center of the clean sand layer. Clean sand is defined as well or poorly graded sand (ASTM D2487-17) of which less than 3 percent passes the No. 200 sieve. The site soils do not fulfill the criteria to be considered “clean” sand. h. Regardless of the underslab vapor retarder selected, proper installation of the retarder is critical for optimum performance. All seams must be properly lapped, and all seams and utility penetrations properly sealed in accordance Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
17 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
with the vapor retarder manufacturer’s requirements. Installation shall conform to ASTM E1643-18a.
i. If sand is used between the vapor retarder and the slab, it shall be moistened only as necessary to promote concrete curing; saturation of the sand shall be avoided, as the excess moisture would be on top of the vapor retarder, potentially resulting in vapor transmission through the slab for months or years. j. In conventional construction, it is common to use 4 to 6 inches of sand beneath exterior flatwork. Another measure that can be taken to reduce the risk of movement of flatwork is to provide thickened edges or grade beams around the perimeters of the flatwork. The thickened edges or grade beams could be up to 12 inches deep, with the deeper edges or grade beams providing better protection. At a minimum, the thickened edge or grade beam shall be reinforced by two No. 4 rebar, one near the top and one near the bottom of the thickened edge or grade beam.
k. Flatwork shall be constructed with frequent joints to allow articulation as flatwork moves in response to seasonal moisture and/or temperature variations causing minor expansion and contraction of the soil, or variable bearing conditions. The soil in the subgrade shall be moistened to at least optimum moisture content and no desiccation cracks shall be present prior to casting the flatwork.
l. Where maintaining the elevation of the flatwork is desired, the flatwork shall be doweled to the perimeter foundation as specified by the architect/engineer. In other areas, the flatwork may be doweled to the foundation or the flatwork may be allowed to “float free,” at the discretion of the architect/engineer. Flatwork that is intended to float free shall be separated from foundations by a felt joint or other means.
m. To reduce shrinkage cracks in PCC, the PCC aggregates shall be of appropriate size and proportion, the water/cement ratio should be low, the PCC shall be properly placed and finished, contraction joints should be installed, and the PCC shall be properly cured. PCC materials, placement, and curing specifications shall be at the direction of the architect/engineer. The Guide for Concrete Floor and Slab Construction (ACI, 2015) is suggested as a resource for the architect/engineer in preparing such specifications.
GEO/mm-5.1 Prior to site preparation, the following measures shall be incorporated into project construction plans:
a. Per Section 1804.4 (CBC 2022) unpaved ground surfaces shall be finish graded to direct surface runoff away from foundations and other improvements at a minimum 5 percent grade for a minimum distance of 10 feet. The site shall be similarly sloped to drain away from foundations, and other improvements during construction. Where this is not practicable due to other improvements, etc., swales with improved surfaces, area drains, or other drainage facilities, shall be used to collect and discharge runoff.
b. The eaves of the buildings shall be fitted with roof gutters. Runoff from flatwork, roof gutters, downspouts, planter drains, area drains, etc., shall discharge in a Measures shall be
shown on project
construction plans
Prior to site
preparation
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
18 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
nonerosive manner away from foundations and other improvements in accordance with the requirements of the governing agencies. Erosion protection shall be placed at all discharge points unless the discharge is to a pavement surface.
c. To reduce the potential for planter drainage gaining access to subslab areas, any raised planter boxes adjacent to foundations shall be installed with drains and sealed sides and bottoms. Drains shall also be provided for areas adjacent to the structure and in landscape areas that would not otherwise freely drain. d. The on-site soils are highly erodible. If soils are disturbed during construction, stabilization of soils by vegetation or other means, during and following construction, is essential to reduce erosion damage. Care shall be taken to establish and maintain vegetation. The landscaping shall be planned and installed to maintain the surface drainage recommended above. Surface drainage shall also be maintained during construction.
e. Maintenance of drainage and other improvements is critical to the long-term stability of the site and the integrity of the structures. Site improvements shall be maintained on a regular basis.
f. Finished flatwork and pavement surfaces shall be sloped to freely drain toward appropriate drainage facilities. Water shall not be allowed to stand or pond on or adjacent to exterior pedestrian flatwork, vehicle pavement, or other improvements as it could infiltrate into the AB and/or subgrade, causing premature deterioration of pavement, flatwork, or other improvements. Any cracks that develop in the pavement shall be promptly sealed. g. All exterior drains and drain outlets shall be maintained to be free-flowing. Care shall be taken to establish and maintain vegetation. Vegetation and erosion matting (if utilized) shall be maintained or augmented as needed. Irrigation systems shall be maintained so that soils around structures are maintained at a relatively uniform year-round moisture content, and are neither over-watered nor allowed to dry and desiccate.
h. The owner or site maintenance personnel shall periodically observe the areas within and around the site for indications of rodent activity and soil instability.
The owner or site maintenance personnel shall also implement an aggressive program for controlling the rodent activity in the general area.
GEO/mm-6.1 Prior to site preparation, the following measures shall be implemented:
a. A Geotechnical Engineer shall be retained to provide consultation during the design phase, to aid in the implementation of the findings of the Geotechnical Engineering Report in future project design, to review final plans once they are available, to interpret this report during construction, and to provide construction monitoring in the form of testing and observation. b. At minimum, the Geotechnical Engineer shall be retained to provide:
1. Review of final grading, utility, and foundation plans;
2. Professional observation during grading, foundation excavations, and trench backfill;
The identified
measures shall be
implemented
Prior to site
preparation
Implementation:
Applicant
Verification:
City Building Division
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
19 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
3. Oversight of compaction testing during grading; and,
4. Oversight of special inspection during grading.
c. Special inspection of grading shall be provided as per Section 1705.6 and California Building Code Table 1705.6. The special inspector shall be under the direction of the Geotechnical Engineer. Special inspection of the following items shall be provided by the special inspector:
1. Stripping and clearing of vegetation;
2. Overexcavation to the recommended depths;
3. Scarification, moisture conditioning, and compaction of the soil;
4. Fill quality, placement, and compaction;
5. Utility trench backfill;
6. Retaining wall drains and backfill;
7. Foundation excavations; and
8. Subgrade and AB compaction and proof rolling.
d. A program of quality control shall be developed prior to beginning grading. The contractor or project manager shall determine any additional inspection items required by the architect/engineer or the governing jurisdiction. e. Locations and frequency of compaction tests shall be as per the direction of the Geotechnical Engineer at the time of construction. The recommended test location and frequency may be subject to modification by the Geotechnical Engineer, based upon soil and moisture conditions encountered, size and type of equipment used by the contractor, the general trend of the results of compaction tests, or other factors.
f. The Geotechnical Engineer shall be notified at least 48 hours prior to beginning construction operations.
GEO/mm-9.1 Prior to site grading, a Worker’s Environmental Awareness Program (WEAP) to train the grading personnel/crew shall be developed by a qualified paleontologist, meeting the standards of the Society of Vertebrate Paleontology (2010). The WEAP shall be presented to the grading personnel/crew by the qualified paleontologist.
The qualified paleontologist shall monitor initial grading activities, until it is determined by the qualified paleontologist that monitoring is no longer required because or grading is complete. If a paleontological resource is discovered during construction of the project, excavations within 50 feet of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist in accordance with Society of Vertebrate Paleontology standards and protection and/or data recovery measures appropriate to the find are identified by the paleontologist and implemented.
The developer shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement.
Prepare and
present a Worker’s
Environmental
Awareness
Program and
provide
paleontological
monitoring during
grading
Prior to and during
grading activities
Implementation:
Applicant
Verification:
City Community
Development
Department
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
20 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
Hazards and Hazardous Materials
HAZ/mm-2.1 Prior to issuance of construction permits for infrastructure improvements, soil sampling shall be conducted for the presence of hazardous materials, including aerially deposited lead (ADL) and hydrocarbons in areas where excavation is required within 30 feet of State Route 135. Soil sampling shall be conducted by a licensed geologist or other qualified professional as approved by the City. ADL sampling shall focus on unpaved areas and formerly unpaved areas within the right-of-way and shall be conducted in accordance with current Caltrans guidance documents. Analytes to be targeted should include gasoline-, diesel-, and oil-range hydrocarbons; volatile organic compounds; and fuel oxygenates. If contaminated soil is present, the appropriate abatement actions shall be implemented in accordance with applicable Caltrans Standard Special Provisions and other applicable standards.
Conduct soil
sampling and
incorporate
applicable
abatement actions
as necessary
Prior to issuance of
construction permits
for infrastructure
improvements
Implementation:
Applicant
Verification:
City Community
Development
Department
HAZ/mm-2.2 To ensure contaminated soils excavated during infrastructure improvements are handled, stockpiled, and disposed of in accordance with federal, state, and local regulations, a Soil Management Plan and Health and Safety Plan shall be developed and implemented for the infrastructure improvements that are located beyond the 43.75-acre site. Special handling, treatment, or disposal of ADL in soils during construction activities shall be consistent with the DTSC and Caltrans Soil Management Agreement for Aerially Deposited Lead-Contaminated soils (effective July 1, 2016).
Prepare a Soil
Management Plan
and Health and
Safety Plan
Prior to issuance of
grading or
construction permits
Implementation:
Applicant
Verification:
City Community
Development
Department
HAZ/mm-5.1 At the time of Planned Development Permit approval for new land uses onsite, all development permit applications shall demonstrate full compliance with the applicable safety standards and compatibility policies of the airport land use plan in effect at the time. Consistency with the airport land use plan shall be reviewed and verified by the City of Santa Maria Community Development Department prior to building permit issuance.
Demonstrate full
compliance with
the applicable
safety standards
and compatibility
policies of the
airport land use
plan
At the time of
Planned
Development Permit
approval for new
land uses onsite
Implementation:
Applicant
Verification:
City Community
Development
Department
Hydrology and Water Quality
HYD/mm-1.1 Prior to the issuance of building permits, the developer shall prepare and submit a Stormwater Pollution Prevention Plan (SWPPP) according to General Permit Order 2009- 0009 or any subsequent order for approval by the City of Santa Maria Public Works Department and the Central Coast Regional Water Quality Control Board (RWQCB). The SWPPP shall include best management practices (BMPs) to reduce erosive and polluted runoff during all phases of project construction. BMPs shall be approved by the City and the Central Coast RWQCB along with the SWPPP. These measures shall be included on all construction plans. BMPs may include, but are not limited to, erosion and sediment controls and vehicle and equipment monitoring and maintenance, as identified below:
a. Erosion and sediment controls, including silt fences, straw wattles, berms, sediment basins, runoff diversions, or other erosion control measures approved Prepare and submit
a Stormwater
Pollution
Prevention Plan
(SWPPP)
Prior to the issuance
of building permits
Implementation:
Applicant
Verification:
City Public Works
Department; RWQCB
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
21 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
by the Central Coast RWQCB shall be installed properly to increase effectiveness and shall be maintained regularly.
b. Vehicle and equipment maintenance and monitoring would require that all equipment and vehicles shall be checked and maintained daily to prevent spills of fuel, oil, and other hazardous materials. A designated staging area shall be established for vehicle/equipment parking and storage of fuel, lubricants, and solvents. The staging area shall be located a minimum of 100-feet from roadside drainages or culverts. All fueling and maintenance activities shall take place in the designated staging area.
Compliance with the SWPPP during project construction shall be monitored by the City’s Public Works Department during all construction phases.
HYD/mm-1.2 As specified in the SWPPP(s) and the City’s stormwater regulations, prior to issuance of a building permit for ground disturbing activities, the developer shall prepare and submit site-specific erosion and sediment control plans for mass grading as well as for development of each development area within the site. The plans shall be designed to minimize erosion and water quality impacts, and shall be consistent with the requirements of the project’s SWPPP(s). The plans shall include the following:
a. Graded areas shall be revegetated with deep-rooted, native, non-invasive drought tolerant species to minimize slope failure and erosion potential.
Geotextile fabrics shall be used as necessary to hold slope soils until vegetation is established;
b. Temporary storage of construction equipment shall be limited to a minimum of 100 feet away from drainages on the project site;
c. Erosion control structures shall be installed in compliance with BIO/mm-1.4; d. Demonstrate peak flows and runoff for each phase of construction; and e. Erosion and sediment control plans shall be submitted for review and approval by City staff and all requirements shall be included on construction plans.
The developer shall ensure installation of erosion control structures prior to beginning of any construction or grading activities subject to review and approval by the City.
Prepare and submit
site-specific
erosion and
sediment control
plans
Prior to issuance of
a building permit for
ground disturbing
activities
Implementation:
Applicant
Verification:
City Public Works
Department
HYD/mm-2.1 The developer shall prepare a development maintenance manual for the stormwater quality system and low impact development BMPs. The maintenance manual shall include detailed procedures for maintenance and operations of all stormwater facilities to ensure long-term operation and maintenance of post-construction stormwater controls.
The maintenance manual shall require that stormwater BMP devices be inspected, cleaned, and maintained in accordance with the manufacturer’s or designer’s maintenance specifications. The manual shall require that devices be cleaned annually prior to the onset of the rainy season (i.e., October 15) and immediately after the end of the rainy season (i.e., May 15). The manual shall also require that all devices be checked after major storm events.
Prepare a
development
maintenance
manual for BMPs.
Prior to issuance of
a building permit for
ground disturbing
activities
Implementation:
Applicant
Verification:
City Public Works
Department
Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
22 Mitigation
Measure Requirements of Measure
Compliance
Method Verification Timing Responsible Parties
HYD/mm-2.2 The property manager(s) or acceptable maintenance organization shall submit to the City Public Works Department a detailed report prepared by a licensed Civil Engineer addressing the condition of all private stormwater facilities, BMPs, and any necessary maintenance activities on a semi-annual basis (October 15 and May 15 of each year).
The requirement for maintenance and report submittal shall be recorded against the property.
Submit a detailed
report addressing
the condition of all
private stormwater
facilities, BMPs,
and any necessary
maintenance
activities on a
semi-annual basis
For the lifetime of
the project
Implementation:
Applicant
Verification:
City Public Works
Department
HYD/mm-2.3 BMP devices shall be incorporated into the stormwater quality system depicted in the erosion and sediment control plan (HYD/mm-1.2). BMPs shall include, at a minimum, the BMPs and source control measures and maintenance requirements for permanent and operation source control BMPs for landscaping, waste disposal, outdoor equipment storage, and parking.
Incorporate BMP
devices into the
stormwater quality
system
Prior to occupancy Implementation:
Applicant
Verification:
City Public Works
Department
Noise
NOI/mm-1.1 The following measures shall be implemented to reduce construction-generated noise levels:
a. 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 City’s Noise Element. No noise-generating construction activities are allowed to occur on Sundays or state or federal holidays.
Construction equipment maintenance shall be limited to the same hours. Non- noise-generating construction activities without mechanical equipment are not subject to these restrictions.
b. Control noise at all construction sites through the provision of mufflers and the physical separation of machinery maintenance areas from adjacent residential and noise-sensitive land uses.
c. Construction activities shall comply with the City of Santa Maria noise-control ordinance requirements, including obtaining a permit if deemed necessary.
Implement
identified measures
During construction
activities on the
project site
Implementation:
Applicant
Verification:
City Community
Development
Department
NOI/mm-1.2 The following mitigation measures shall be implemented to reduce long-term exposure to transportation and non-transportation noise:
a. A noise wall or attenuating barrier shall be constructed along the western and northern portions of the proposed residential development, which is generally located south of Union Valley Parkway and east of Orcutt Road. The noise wall or barrier shall be constructed to minimum height of 6 to 8 feet above ground level as determined by a final acoustical assessment. Recommended barrier locations based on the conceptual site plan available in August 2022 are depicted in Figure 4.10-6. Noise barriers may consist of walls or a combination of walls and earthen berms. Barrier walls should be constructed of masonry Implement
identified measures
Prior to occupancy Implementation:
Applicant
Verification:
City Community
Development
Department
Richards Ranch Annexation
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block, or material of similar density and usage, with no visible air gaps at the base of the barrier or between construction materials.
b. A noise wall shall be constructed along the northern boundary of the commercial land uses, which are generally located north of Union Valley Parkway and east of Orcutt Road of the project. The wall shall be constructed to a minimum height of 6 to 8 feet above ground level as determined by a final acoustical assessment and shall be constructed of masonry block, or material of similar density and usage, with no visible air gaps at the base of the barrier or between construction materials.
c. Loading docks shall be fitted with door seals and bumpers. The installation of dock seals would reduce loading dock noise levels by approximately 5 dBA, or more. When the loading dock is not in use, loading dock doors shall remain closed.
d. Given the conceptual nature of the site plan considered in the EIR, there is the potential for the exact location of land uses to shift slightly as design plans are finalized. The operations of the final site plan shall be required to adhere to the following limitations to ensure exposure of residential and park land uses to operational noise is reduced. The following uses shall be limited to daytime hours (7:00 a.m. to 10:00 p.m.), unless an acoustical assessment is completed to determine that these commercial-uses would not impact nearby noise- sensitive land uses (residential and park uses):
1. Commercial-use loading docks within 300 feet of residential uses
2. Drive-throughs within 90 feet of residential uses
3. Car wash operations located within 1,400 feet of nearby residential land uses
If nighttime (10:00 p.m. to 7:00 a.m.) operations are necessary for the proposed land uses noted above, an acoustical assessment shall be prepared to evaluate potential noise impacts to nearby existing and proposed noise- sensitive land uses for operations proposed to occur during the nighttime hours (10:00 p.m. to 7:00 a.m.). All proposed operations during the nighttime hours (10:00 p.m. to 7:00 a.m.) shall not result in exceedances to the City’s noise standards, as demonstrated by the acoustical assessment. Where the acoustical assessment determines that source noise levels would exceed the City’s applicable noise standards, site-design features/noise-reduction measures shall be incorporated sufficient to reduce operational noise levels to below applicable noise standards.
e. An acoustical assessment shall be prepared for exterior commercial-use air conditioning units 300 feet from a noise-sensitive land use. The acoustical assessment shall evaluate operational noise levels in comparison to the City’s daytime and nighttime noise standards. Where the acoustical assessment determines that operational noise levels would exceed the City’s applicable noise standards, site-design features and/or noise-reduction measures shall be incorporated sufficient to reduce operational noise levels to below the City’s applicable noise standards. Such measures may include locating equipment on Richards Ranch Annexation
Mitigation Monitoring and Reporting Program
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Compliance
Method Verification Timing Responsible Parties
rooftop areas, incorporation of additional shielding, selection of low-noise generation equipment, and/or incorporation of rooftop parapets.
City of Santa Maria Maximum Acceptable Noise Levels by Land Use Zones
Range of Intensities (dBA Leq)
Ambient Base 15 Minutes 5 Minutes 1 Minute
Day Night Day Night Day Night Day Night
Residential 55 45 60 50 65 55 70 60
Commercial 65 60 70 65 75 70 80 75
Industrial 75 70 80 75 85 80 90 85
Source: City of Santa Maria (2022)
dBA = A-weighted decibels; Leq = Equivalent sound level