A. Summary of Impacts and Mitigation Measures

Transcription

1 A. Summary of Impacts and Mitigation Measures The City of Pismo Beach (the City) determined that the Proposed Project could potentially result in significant environmental effects and required the preparation of this Program Environmental Impact Report (EIR). Pursuant to CEQA, this EIR focused on those subjects identified as potentially significant by the City during preparation of the Notice of Preparation on the Project. The study areas below comprise the topics analyzed in this EIR: o o o o o o o o o o o o o o o o Geology/Soils Agriculture Biological Resources Drainage/Flooding/Water Quality Cultural Resources Agricultural Groundwater Use Municipal Water Resources Wastewater Traffic and Circulation Public Services (Recreation, Fire Protection, etc.) Growth Inducing Population/Housing Visual Resources Noise Air Quality Hazardous Materials A summary of the environmental impacts and mitigation measures are presented in Table II-1. This table is organized in terms of the level of impact after mitigation. A more detailed description of each impact and mitigation measure is located in the respective EIR section for each topic. This summary is provided for convenience only; the reader is advised to review the EIR main text itself for a more complete and accurate understanding of each impact and mitigation measure. Class I impacts are unavoidable adverse significant impacts. If the City certifies the EIR and proceeds with the Project, Section 15093(b) of the State CEQA Guidelines requires the City to make findings of overriding consideration when Class I impacts are present indicating that specific economic, legal, social, technological or other benefits of the Proposed Project outweigh the unavoidable adverse environmental effects. Class II impacts are significant impacts, which can be mitigated to a level of insignificance. Section 15091(a)(1) of the State CEQA Guidelines requires that findings be made indicating that changes or alterations have been required in the Project to avoid or substantially lessen Class II impacts. Class III impacts are adverse, but not significant impacts. Class IV impacts are beneficial impacts resulting from implementing the Project. Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary. II-1

2 Significant and Unavoidable Impacts The Project could have significant, unavoidable impacts on traffic on the US 101 corridor through Pismo Beach and Highway 227 north of Price Canyon Road until regional improvements are implemented. The Proposed Project would contribute traffic impact fees for it s pro rata share of planned roadway improvements as mitigation for impacts to US 101 and other area roadways. The Proposed Project would result in long-term impacts on regional air quality. Cumulative increases in traffic will result in significant unavoidable noise impacts to residences along Price Canyon Road. Significant and unavoidable impacts are likely to occur on Pismo clarkia related to construction of the planned Inland Arterial street. Last, the Proposed Project would result in a significant and unavoidable impact on the visual character of Price Canyon. The recommended mitigation measures reduce impacts to the greatest feasible extent, but a statement of overriding considerations will be required for these impacts if the City wishes to certify the EIR and proceed with the Project. All other impacts are potentially significant but can be mitigated to less than significant levels by implementing the mitigation measures presented on Table II-1 and discussed in the EIR. If approved, the Proposed Project would go forward notwithstanding the impacts identified in this EIR because the Proposed Project is consistent with and implements the Pismo Beach General Plan and implements the Proposed Project objectives detailed in EIR section I- Project Description. Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary. II-2

3 CLASS I. SIGNIFICANT UNAVOIDABLE IMPACTS THAT CANNOT BE FULLY MITIGATED Impact BIO-2 Development pursuant to the Specific Plan would result in the federally-listed endangered / State-listed rare Pismo clarkia. If avoidance with appropriate setbacks to all Clarkia populations is not possible, then impacts will be significant even after mitigation. Mitigation BIO-3: To mitigate impacts identified in Impact BIO-2 related to Pismo Clarkia, mapped populations of Pismo Clarkia shall be avoided and a 50-foot setback from development and any mowing required for fire fuel modification shall be established in the SSSP, with the exception of unavoidable removals of approximately 0.2 acres (based on preliminary roadway design) that are associated with construction of the Inland Arterial and to facilitate adequate emergency access on the southwest portion of the Godfrey property. The roads accessing the southwest portion of Godfrey Ranch which, as proposed, would remove Pismo Clarkia shall be redesigned to limit intrusion into the mapped population / buffer area to that necessary to allow an emergency access lane. To ensure minimization of removals and appropriate compensatory mitigation the following is required: Significant 1) In the spring/summer prior to submittal of each tentative tract map or site development permit application that includes potentially suitable habitat for or known prior occurrences of Pismo clarkia, surveys for Pismo clarkia shall be undertaken to confirm/update previous surveys, and the tract map or site development plan shall be designed to avoid all previously mapped locations (including a minimum 50-foot buffer surrounding such previously mapped locations, and to the extent feasible, any additional clarkia if observed outside previously mapped plant and buffer areas. Restoration efforts in suitable potential habitat shall be undertaken for any unavoidable impacts pursuant to a Sensitive Botanical Species Avoidance, Protection and Replacement Plan to be included in the project s OSHMP. Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 3

4 2) Except for those impacts that are unable to be avoided (i.e., those impacts associated with the inland arterial, all known and previously mapped occurrences of Pismo clarkia (including a 50-foot buffer) shall be indicated on development plans (including those identifying vineyard areas), and final grading plans, and shall be protected in perpetuity under the provisions of BIO-1 and the approved OSHMP. 3) All Pismo Clarkia replacement plans shall identify measurable, quantitative performance criteria (e.g., % cover, species diversity, survival, etc.), required short-term and long-term maintenance activities (e.g., weed abatement, erosion control, irrigation, etc.), and formal monitoring and reporting requirements. However, it is recognized that at this point there is no guarantees that restoration/replacement plans for Pismo Clarkia will lead to viable restored populations of clarkia. 4) Protection measures for Pismo clarkia resources during construction and through future occupancy of the area shall be detailed in the Open Space and Habitat Management Plan (Mitigation BIO-1) and the precise compensatory mitigation plans. Impact VIS-7 The cumulative change in the overall visual character in the Price Canyon corridor resulting from development of Planning Area R would be substantial over the existing rural, open space character, which though mitigated to a large degree by aspects of the Proposed Project, would be a significant and unavoidable cumulative impact. (All feasible measures are included) Significant Impact N-1 Year Project cumulative noise levels would exceed Noise Element receptor-based thresholds and the magnitude of increase over ambient threshold along Price Canyon Road (within the existing City limit), a Mitigation Measure N-1: To mitigate impacts identified in Impact N-1 related to cumulative impacts on Price Canyon Road residences (in the vicinity of Lemoore Street), at the tentative map stage of approval for the final phase of SSSP Significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 4

5 significant and unavoidable impact. Impact AQ-1 Because the SSSP is designed as a relatively low density project, it does not implement the Land Use Control Measures set forth in the CAP to the same extent that a higher density project closer to the urban core of Pismo Beach would. This is considered a significant and unavoidable impact. Impact AQ-3 Future development under the Specific Plan after mitigation, would result in exceeding of the APCD emission thresholds for ROG, NOx, PM 10 and CO, a significant and unavoidable impact. Impact AQ-6 The SSSP would result in greenhouse gas emissions related to combined operational, area source, indirect and construction phase energy consumption, an impact which, lacking an adopted threshold, is assumed to be significant and unavoidable. Impact AQ-7 Future development under the Specific Plan, in combination with other development in the region, will result in traffic increases that will cumulatively contribute emissions causing an unavoidable significant impact. development or the year 2025, whichever comes first, the applicants shall offer acoustical window retrofit for the residences of affected homes within 100 feet of the Price Canyon centerline. If the existing windows can be determined to meet the sound attenuation required or if the offer is declined, evidence of compliance shall be submitted. (None feasible) Mitigation Measure AQ-2: To mitigate the impacts identified in AQ-3 operational impacts, AQ-6 greenhouse gas emissions and AQ-7 cumulative air quality, APCD CEQA Handbook Table 3-5 identifies mitigation measures that will further reduce air quality impacts. All feasible measures shall be incorporated into the Project based on the level of impact threshold exceedence. The proposed Spanish Springs Specific Plan and subsequent Tentative Tract Maps shall incorporate the following measures, at a minimum, and may substitute other approved measures as appropriate to the final designs. Measures that shall be added to the SSSP: Identify planned public transit locations, timing and accessibility by providing transit turnouts with direct pedestrian access to project Incorporate design standards to require the optimization of building roof plane angle, orientation and roof truss design for later installation of solar photovoltaic panels Identify specific strategies to sequester carbon including to develop tree planting Significant Significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 5

6 programs for street trees, golf course and managed open space that plant the maximum reasonable tree planting densities for the use Design guidelines to increase shade tree planting along southern exposures of buildings to reduce summer cooling needs and 50% shading of parking in ten years Design guidelines to encourage carport shade structures in parking lots suitable for photovoltaic panels Provide on-site bicycle parking in commercial land uses : one bicycle parking space for every ten car parking spaces. Measures to be included in subsequent TTM and CUP submittals: Provide on-site eating, refrigeration and food vending facilities to reduce lunchtime trips in commercial facilities. Provide preferential carpool and vanpool parking Use low energy traffic signals (e.g. light emitting diode) and low energy street lights (e.g. sodium) Install outdoor electrical outlets to encourage the use of electric appliances and tools Secure on-site bicycle parking for multifamily residential developments Build new homes with internal wiring/cabling that allows telecommuting, teleconferencing and telelearning to occur simultaneously in at least three locations in each home Provide shade tree planting along southern exposures of buildings to reduce summer cooling needs Use roof material with a solar reflective value meeting the EPA/DOE Energy Star rating to reduce summer cooling needs Use energy efficient interior lighting Install high efficiency or gas space heating Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 6

7 lockers for every 25 employees. Mitigation Measure AQ-3: To address impacts identified in impact AQ-7 related to cumulative air quality impacts and global climate change, all applicable land use and transportation control measures from the APCD Guidelines included in mitigation measures AQ-2 will also serve as measures to reduce GHG emissions. Significant Impact TC-1: Under the Existing + Project condition the project would add traffic to south and northbound U.S. Highway 101. The added trips would exceed the applicable Caltrans threshold during all phases. Several of the segments of U.S. Highway 101 are forecast to operate at LOS E or LOS F during the P.M. peak period, which exceeds the Caltrans LOS D threshold for U.S. Highway 101, a significant impact. Impact TC-4: Under Cumulative and Cumulative + Project conditions the project would add trips to U.S. Highway 101 which would operate at LOS E or LOS F during the P.M. peak period. Since this would exceed the Caltrans LOS D threshold for U.S. Highway 101, the project would contribute to a significant cumulative impact. Mitigation Measure TC-1: To mitigate impacts identified in Impact TC -1, TC-4 and TC-8 related to US 101 corridor operation between Oak Park Boulevard and Price Street, the Proposed Project is required to pay City Traffic Impact Fees toward the cost of an auxiliary lane with north bound on ramp removal between 4 th Street and Price Street off ramp. Since only a six-lane freeway would fully achieve the LOS D standard, even with this mitigation impacts would be significant and unavoidable. Significant Impact TC-8: The U.S. Highway 101 segment north of Oak Park Blvd Interchange to the Price Street interchange is forecasted to operate at LOS E under Year 2035 Baseline and Year Project conditions assuming a six-lane facility, which exceeds the Caltrans LOS D threshold for U.S. Highway 101, a significant impact. Impact TC-9: The segment of SR 227 north of Price Canyon Road is forecast to operate at LOS E in Year 2035 with and without the project, a significant and unavoidable impact. None feasible Significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 7

8 CLASS II. SIGNIFICANT ENVIRONMENTAL IMPACTS THAT CAN BE MITIGATED TO LESS THAN SIGNIFCANT Impact GEO-1 Development of the flat alluvial soils along Pismo Creek may be subject to liquefaction and subsidence and may have expansive characteristics, a potentially significant impact posing a risk to life and property. Mitigation Measure GEO-1: To mitigate impacts identified in impacts GEO-1 and GEO-2 and to be consistent with General Plan Policy S-11, future development within the Specific Plan area will be subject to precise geotechnical engineering investigations that will form the geotechnical basis for the final design of streets, pads, slopes, and other development activities. As a minimum, future geotechnical engineering investigations would typically address the following items, and provide appropriate recommendations as necessary: Expansive soils, Settlement potential, Grading and compaction of soil in road and building areas, Maximum angle of cut and fill slopes, Assessment of the need for drains in fills, Setbacks of structures or other improvements from slope, Foundation design, Erosion control. Less Than Significant Impact AG-3: The juxtaposition of land designated for urban land uses next to planned agricultural activities in the SSSP, specifically the hotel uses, could result in land use conflicts that lead to disincentives to continue farming or diminish agricultural productivity, a significant impact on agricultural resources. Mitigation Measure AG-1: To mitigate potentially significant impacts on farmland within the SSSP identified in Impact AG-3, the SSSP development standards shall be clarified that a setback of 200 feet is required between any commercial structures (hotel, golf clubhouse, etc) and any future commercial irrigated agriculture on adjoining OS-AG lands in the SSSP. The required setback width may be achieved on either or both parcels. Less Than Significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 8

9 Impact AG-4: The proposed conversion of about 4.86 acres of prime soils to park use and loss of approximately 1.15 to development of the Pismo Creek Path is a significant, but mitigable, impact on agricultural resources. Impact AG-6: Construction of the Inland Arterial road over about one acre of prime soils is considered a significant but mitigable impact. Mitigation Measure AG-2. To mitigate the impact of conversion of prime soils to other use on the proposed De Anza Park site identified in Impact AG-4, the OS- Recreation land use designation shall be changed to OS-Agriculture-P over these soils limiting their use to agriculture. These lands may be part of the overall park use only if activities on these soils are limited to conservation or crops and activities compatible with the park use such as produce sales, Christmas tree farm/sales, etc., or a community garden. To mitigate loss of prime soils related to the southern Pismo Creek path segment, the path alignment shall be shifted to adjoining OS-C land and follow the edge of the prime soil boundary to the railroad and inland arterial road. Mitigation Measure AG-3: To mitigate Impact AG-6 related to conversion of prime soil for construction of the Inland Arterial street, the applicant shall perfect one of the following mitigation strategies at the time of development of the SSSP Phase 2 Inland Arterial: 1) Develop equivalent acreage of irrigated vineyard, 2) Acquire and dedicate equivalent acreage of farmland, development rights, and/or agricultural conservation easements to permanently protect one acre of prime agricultural soil with similar characteristics within County jurisdiction, or 3) Pay of in-lieu fees to an established, qualified, mitigation / conservation program or organization sufficient to fully fund the acquisition and dedication activities for equivalent acreage of similar prime agricultural soils. Less Than Significant Less than significant Impact BIO-1 Site development would result in a substantial, long-term loss of Coast Live Oak Woodland/Forest and individual Coast Live Oak trees, both of which are identified as sensitive resources under the City s General Plan as well as other regulatory documents protecting such Mitigation Measure BIO-1: To mitigate direct, indirect and cumulative impacts identified in Impacts BIO-1, BIO-2, BIO-8, BIO-10, and BIO-11 related to the fragmentation and loss of overall and specific biotic resources, the conservation and management of the Habitat Resource Less Than Significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 9

10 resources within the region, a significant impact. Impact BIO-10 Development pursuant to the Specific Plan will result in indirect impacts on vegetation and wildlife habitats, including sensitive species and habitats due to occupancy of the site, public access into open space areas, and lighting and fencing, a significant impact. Impact BIO-11 Development pursuant to the Specific Plan, and development likely to occur over time on other parcels in the Planning Area and the surrounding area will have cumulative effects on botanical and wildlife resources, including sensitive species and plant communities, as well as effects on prey populations and dispersal opportunities in combination with subtle and complex ecosystem processes that are difficult to quantify or predict are potentially significant. Zone areas within the Specific Plan and adjacent areas designated as Open Space as part of the Specific Plan land shall be implemented by an Open Space and Habitat Management Plan. The OSHMP shall be consistent with and implement the objectives and requirements of all relevant General Plan policies. An OSHMP shall be finalized prior to or concurrent with the approval of the first tentative tract map or other development application within the Specific Plan (but implementation of the plan may proceed in phases concurrent with development within the Specific Plan). (1) The OSHMP shall address the implementation of habitat enhancement and restoration opportunities and wildlife dispersal and connectivity within and, as applicable, immediately adjoining the Habitat Resource Zone development areas, as shown on Map I-6. Management measures such as types and purposes of fencing, landscaping restrictions (no invasive species), access and structure limitations in the open space, seasonal closures (if necessary), clearly defined fuel management measures for fire safety, and prohibitions on any other clearing of native vegetation shall be identified. The specific requirements for all habitat restoration plans required under other mitigation measures shall be specified. These would include measurable quantitative performance criteria (e.g., % cover, species diversity, survival, etc.), required short-term and long-term maintenance activities (e.g., weed abatement, erosion control, irrigation, etc.), and formal monitoring and reporting requirements. (2) The OSHMP shall stipulate that in all cases where subsequent tentative tract map residential lot lines may extend into the Habitat Resource Area, as defined by the General Plan Habitat Resource Area Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 10

11 Map, no grading and no structures shall be permitted in such areas. The Final Tract Map shall record easements for management of such areas in favor of the Master Homeowners Association or a conservation organization acceptable to the City. (3) The OSHMP shall stipulate that in all cases where the subsequent tentative tract map lots for the golf course and golf course improvements, including ponds and drainage conveyances, may extend into the Habitat Resource Area, as defined by the General Plan Habitat Resource Area Map, all areas outside of the tee boxes, cart paths and turf fairway shall be managed as natural habitat in perpetuity. (4) The OSHMP shall incorporate specific programs and contingency plans to meet the requirements of Mitigation Measures BIO-2, 3, 4, 5, 6, 7, 8, 9 and 10. (5) The OSHMP shall specify management of the Habitat Resource Area be conducted by, and/or under the oversight of, a single management entity for all of the Specific Plan. All land within the Habitat Resource Area boundary shall be protected in perpetuity by easement, deed restriction, or a comparable legal vehicle that ensures permanent conservation. Any non-open space lots which may be approved that have portions of the lot overlapping the Habitat Resource Area shall have deed restrictions that convey management of the area for resource protect and fuel modification to a Master Homeowners Association or other oversight and management entity acceptable to the City. (6) The Open Space and Habitat Management Plan shall include the following: -Resource Protection Measures During -Construction. Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 11

12 -Pre-construction surveys. -Temporary fencing. -Staging areas. -Access routes and restrictions. -Construction monitoring (frequency and duration). -Relocation protocols for sensitive species potentially occurring in work areas including, if determined present, southern steelhead and California red-legged frog. Allowable and Prohibited Activities in Habitat Resource Areas/Open Space (including agricultural use), including: -In all cases where residential lot lines may extend into the Habitat Resource Area as defined by the General Plan Habitat Resource Area Map, no grading and no structures shall be permitted in such areas. -Final lighting plans shall be developed to provide standards that meet safety requirements while minimizing light and glare in the Habitat Resource Areas. -Pets shall be prohibited from using existing and planned wildlife corridors, paths and trail excepted. -All trail alignments should be reviewed by a qualified biologist to ensure that they avoid and minimize ecological impacts to the maximum extent feasible and minor adjustments should be allowable at the time of construction to further protect ecological resources. -The SSSP Design Guidelines shall be amended to explicitly prohibit invasive nonnative species in all erosion control and revegetation seed mixes. -Riparian and Wetland Buffers (description Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 12

13 and mapping). -Wildlife Corridor/Habitat Extension Corridor Plan (planting/screening, fencing, signage, prohibited uses, etc.). -Fuel Management Recommendations and Restrictions. -Oak Tree Inventory, Replacement Management & Protection Plans. -Habitat Restoration Plans (including the following): -Site Selection Program -Propagule Selection -Irrigation Program (if necessary) -Maintenance Program (e.g., weed abatement) -Erosion Control Plan -Scheduling -Measurable Performance Criteria -Monitoring Plan (minimum 5 years of monitoring) -Contingency Measures -Reporting Plan -Fencing Program (type, height, purpose, maintenance) -Adaptive Management Strategies & Protocols (7) The Applicant(s) shall fund a qualified environmental monitor. The environmental monitor will report on Mitigation Measure / Condition of Approval compliance to the City for each phase and sub-phase. An Environmental Awareness & Contractor Training Plan shall be developed and implemented for all construction activities under the OSHM Plan. (8) Replacement for oak woodland loss or other habitat losses in the SSSP area should occur only in areas of degraded or graded habitat suitable for restoration. Conversion of one native habitat to another should not be considered mitigation. Mitigation BIO-2 To mitigate impacts identified in BIO-1 related to the loss of coast live oak woodland/forest and individual oak trees (as well as other Less than significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 13

14 resources identified in BIO-8), the SSSP shall specify that: All site development plans shall maximize avoidance and preservation of existing oak woodlands and oak trees and maximize protection of large contiguous woodlands for the benefit of wildlife. There may be various design approaches to accomplishing this goal, but whatever approaches are used must be accepted by City planning staff in consultation with a qualified biologist. These approaches could include, but not be limited to the following: 1) For proposed development areas on the Godfrey Ranch (an area of approximately 60 acres generally defined on Map IV-C.4) that is characterized by stands of oak woodlands plans shall include additional mitigation measures including one or more of the following design techniques to retain and avoid impacts to oaks to the extent feasible: Location of roads, lots and building envelopes should follow the natural contours of the site in order to minimize grading; -Introduce smaller lots, and vary lot sizes, to adapt lot patterns to natural slope conditions; -Retain strategic groupings of oak trees; -Retain significant oak trees within lot layouts and/or street medians and parkways; -Utilize stepped or tiered development envelopes to conform to naturally occurring site contours; -Incorporate use of retaining walls contained largely within structures, or located behind structures so that they are generally hidden from view. 2) Precise grading and development plans for all proposed development and Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 14

15 agricultural use shall demonstrate efforts to maximize preservation of existing oak woodlands and individual oak trees. 3) In addition to permanent protection, all oak impacts in the grading and vineyard areas shall be mitigated through replacement on a 4:1 basis per tree (replaced : impacted) for all trees sixinches or greater in circumference at a height of 4.5 feet.. All individual trees to be impacted shall be quantified and mapped in advance with a final verification survey to follow and confirm or update the actual impacts. Impacts to individual trees include disturbance (cut or fill) within the dripline of the tree canopy, limbing / pruning (>25% of the canopy disturbed), or complete removal. 4) Existing oak woodland habitat within the Planning Area R Habitat Resource Zone to be preserved shall be indicated on final grading plans and development plans (including those identifying vineyard areas) and shall be protected in perpetuity as specified in Mitigation Measure BIO-1. Impact BIO-3 Development pursuant to the Specific Plan could result in the loss of sensitive botanical resources, including, Wells Manzanita, Hoover s bentgrass, and California spineflower, a significant impact. Mitigation BIO-4: To mitigate potential impacts to sensitive botanical species including Wells Manzanita, Hoover s bentgrass, and California spineflower identified in Impact BIO-3, previously mapped populations of all sensitive botanical species including Wells Manzanita, Hoover s bentgrass, and California spineflower shall be identified in the SSSP as to be avoided to the maximum degree feasible and any loss of plants shall be mitigated at a 2:1 ratio of individuals or ground coverage with replacement programs identified in the OSHMP required under MM BIO-1. Less Than Significant -All native habitat restoration occurring in the SSSP shall include CNPS-listed sensitive species appropriate to the habitat type as feasible in the plant palette and Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 15

16 include specific performance criteria for their survival. -All replacement plans shall identify measurable, quantitative performance criteria (e.g., % cover, species diversity, survival, etc.), required short-term and long-term maintenance activities (e.g., weed abatement, erosion control, irrigation, etc.), and formal monitoring and reporting requirements. Impact BIO-4 Development pursuant to the Specific Plan would result in the loss and disruption of raptor and wildlife foraging habitat, particularly annual grassland, a significant but mitigable impact. Mitigation BIO-5: To mitigate impacts identified in Impact BIO-4 related to loss of raptor foraging areas, the SSSP shall maintain areas of annual grassland and oak woodland margins within all the Open Space land use categories to the maximum extent feasible. The Open Space Habitat Management Plan (Mitigation Measure BIO-1) shall identify areas of protected open grassland and other habitats maintaining the foraging functions that these habitats currently provide on the site (e.g., raptor foraging). Future public use associated with development (e.g., trails) shall be designed to minimize disruption to ecological function by following the margins of the development envelopes rather than meandering through the natural open space. No development lighting shall be directed into the natural open space. Less Than Significant Impact BIO-5 Site development adjoining aquatic habitats, could indirectly disturb Pismo Creek and its tributaries potentially impacting protected and sensitive wildlife species including steelhead trout, California red-legged frog, western pond turtle, and downstream tidewater goby. Direct impacts could include direct injury and mortality of aquatic wildlife during construction of any structures such as bridges or culverts. Indirect impacts could include increased sediment in stormwater runoff during construction (temporary impact) and/or Mitigation BIO-6: To mitigate impacts identified in Impact BIO-5 and BIO-6 related to aquatic habitat, Sensitive Aquatic and Semi-Aquatic Species, all development activities under the SSSP (including structures, infrastructure, and roads) within 100-feet of the Pismo Creek riparian corridor and 50-feet of its tributaries shall be avoided and minimized to the maximum extent feasible, consistent with Mitigation Measure BIO-6. All required regulatory permits documentation and Less Than Significant Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 16

17 degradation of stormwater quality associated with pollutants from occupancy and use of the developed site. Potential impacts to sensitive aquatic and semiaquatic species are potentially significant. compliance shall be provided to the City. Consistent with Mitigation Measures WQ-2-5, prior to approval of grading plans for the first tentative tract map application, the applicants shall prepare a hydrologic study demonstrating that implementation of all stormwater control measures will not adversely impact flow characteristics (volume, velocity, consistency, etc.) in Pismo Creek or its tributaries during or after construction. The study shall include discussions of water balance, mechanisms to ensure that water quality is not degraded, and documentation that no net loss of Pismo Creek base flow will occur. The study shall address all factors related to riparian and creek health including floodwater storage and floodwater attenuation, maintenance of beneficial water temperature in streams, nutrient and organic matter recycling, pollutant filtration, sediment storage, and protection of stream channels and floodplains for destabilizing erosion. Southern Steelhead Creek crossings shall be limited to the bridge needed to connect the inland arterial to Price Canyon Road and shall be clearspan construction over the channel bottom.. Project infrastructure such as stormwater outlets, pipeline crossings (e.g., water and sewer), and pedestrian crossings shall occur with the roadway crossing to the maximum extent feasible, thereby minimizing the number and size of each disturbance area. Construction activities within 100-feet of the riparian corridor for Pismo Creek and within 50-feet of its tributaries shall require full time monitoring by a qualified biologist to ensure that all protection measures are implemented and to identify the least impacting approach for activities that Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 17

18 encroach on a drainage. The limits of disturbance and the limits of the buffer zones near work areas shall be clearly marked or fenced prior to any construction activities and the fencing shall be inspected regularly by the biological monitor. All temporary fences and flagging shall be removed upon completion of construction (or of construction phase if future work in the area is not immediately pending). Any required construction activities within the established buffer zones for the drainages in the SSSP shall be conducted using the least intrusive means possible in terms of access, staging, scheduling, and equipment. Access routes should be approved in the field by the biological monitor who is responsible to document that the access routes follow the most environmentally sensitive alignment. All equipment and vehicle staging shall occur outside the buffer zones to the maximum extent feasible. Clearing of riparian vegetation shall be avoided and minimized to the maximum extent feasible and shall be conducted using hand tools (e.g., chain saws) to limb or cut vegetation to the ground rather than heavy equipment to pull vegetation from the ground. Soil disruption within the buffer zones shall be minimized to the maximum extent feasible. -Construction activities within 100-feet of the riparian corridor for Pismo Creek and 50-feet of its tributaries shall be scheduled to avoid the wet season and shall be conducted when Pismo Creek and its tributaries are dry or at their lowest level (i.e., during summer or fall). By conducting activities during the dry season, it is anticipated that steelhead will not be present during construction. However, if water is present in the channel at the time of construction and work in the channel is required to construct the improvement, a Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 18

19 pre-construction reconnaissance level survey shall be conducted prior to any disturbance within the riparian corridor. If steelhead are present, they shall be relocated by a properly qualified and permitted biologist and excluded from returning to the work zone during construction. The specifications for steelhead exclusion shall be included in the Open Space and Habitat Management Plan (Mitigation BIO-1). Any temporary modifications to the stream, the channel, or the riparian corridor shall be mitigated by the restoration of the habitat such that there is no net loss of functions and services through the Specific Plan. Habitat restoration prescriptions shall be detailed in the Open Space and Habitat Management Plan (Mitigation BIO-1). To the extent feasible, all habitat restoration will be designed to improve habitat quality not just replace pre-existing conditions. California Red-legged Frog The discussions and measures above for southern steelhead all apply to the California red-legged frog. Prior to any disturbance within a riparian corridor, pre-construction reconnaissance level surveys for red-legged frogs shall be conducted by a qualified biologist. If redlegged frogs are identified in the work area, all activities within 500-feet shall cease until the individual(s) move out of the area on their own accord or they shall be relocated by a qualified biologist holding all necessary federal permits and authorization to do so. Relocation protocols shall be specified in the mitigation plan associated with local, state and federal permitting. Other Sensitive Aquatic and Semi-aquatic Wildlife Species All of the discussions and measures Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 19

20 above for southern steelhead and California red-legged frogs apply to western pond turtles and other sensitive wildlife species potentially occurring within the riparian habitats in the Planning Area. The pre-construction surveys described above shall include all potentially occurring sensitive wildlife species. Impact BIO-6 Development pursuant to the Specific Plan would potentially result in encroachment into riparian vegetation and/or prescribed setback or buffer to Pismo Creek, its tributaries, and isolated wetlands, seasonal swales and seeps potentially impacting sensitive habitat and a wide variety of common botanical and wildlife species that rely on the riparian resources for survival, a significant impact Mitigation BIO-7: To mitigate impacts identified in Impact BIO-6 related to riparian area disturbance, a buffer (setback) of 100 feet shall be established and protected around Pismo Creek consistent with existing City of Pismo Beach policy and MM BIO-4. The buffer shall be measured from the outer edge of the riparian vegetation corridor or the topof-bank if no riparian vegetation is present. Around the tributaries of Pismo Creek an average buffer of 50 feet shall be established from the outer edge of the mapped riparian corridor (or the top-ofbank if no riparian vegetation is present). Wherever possible, impact corridors shall be aggregated to include vehicle, pedestrian, and infrastructure crossings at the same location. If necessary to construct roadway infrastructure and pedestrian paths and trails, and to perform agricultural activities, allowances will be made for encroachment up to 25 feet within the prescribed 100-foot and 50-foot buffer (and the prescribed 30 foot buffer when adjacent to agricultural activities), around riparian habitat and wetland resources and Pismo Creek for limited areas. Paths and trails are allowable with the setback area provided a low rail fence is installed to separate the path from the riparian corridor. Construction activities within the channel and/or riparian corridor of Pismo Creek and its tributaries or other adjacent aquatic or semi-aquatic features may require permitting by the California Department of Fish and Game pursuant to Section 1602 Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 20

21 of the California Fish and Game Code (Lake and Streambed Alteration Program) and Section 401 and 404 of the Federal Clean Water Act administered by the Regional Water Quality Control Board and the U.S. Army Corps of Engineers, respectively. Prior to any disturbance in Pismo Creek or its tributaries, including the riparian corridors and the buffers, permits shall be garnered pursuant to the regulatory programs listed above or written documentation shall be provided to the City of Pismo Beach by the applicant demonstrating that such permits are not required. Setback buffers shall be shown on all development and grading plans in close proximity to the Pismo Creek or one of its tributaries. Documentation shall be provided to the City of Pismo Beach for approval that identifies all encroachment into the setback buffers and that demonstrates that there are no practical alternatives that would reduce the number or size of the encroachments and that includes specific measures to ensure that the design and construction in these areas avoids and minimizes ecological impacts to the maximum extent feasible. Full time biological monitoring is required for all construction activities (including initial clearing, grubbing, and grading) within the buffer areas. Habitat restoration is required in all riparian and buffer areas temporarily disturbed during construction. Impact BIO-7 Development pursuant to the Specific Plan may cause impacts to nesting birds by removal of existing trees and nesting habitat, a significant impact. Mitigation BIO-8: To mitigate impacts identified in Impact BIO-7 related to nesting birds, all initial clearing shall be conducted outside the nesting seasons (typically March 1 to August 15) unless the area has been surveyed for active nests and cleared for construction. If initial clearing is required during the nesting season, surveys for nesting birds, including nesting raptors, shall be Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 21

22 Impact BIO-8 Development pursuant to the Specific Plan may disrupt wildlife dispersal in and through the Specific Plan area, a significant impact. conducted to verify the presence or absence of nesting activity. Surveys shall occur over a period of two or three weeks (duration to be determined by a qualified biologist based on the time of year and the habitat to be surveyed) immediately prior to construction including the disturbance area and a buffer of 300-feet. If an active nest is found and work is proposed while the nest is active, a construction buffer of 300 feet shall be maintained until the young have fledged. In some cases, the size of the buffer may be adjusted by a qualified biologist based on the proposed activity, the species nesting, and the status of the nest, but shall be large enough to prevent disturbance. Permanent protection of large contiguous natural open space areas supporting grassland, tree, shrub, and riparian habitat will facilitate continued nesting throughout the Specific Plan area. Mitigation BIO-9: To mitigate impacts identified in Impact BIO-8 related to wildlife dispersal, the portions of the Planning Area R Habitat Resource Zone within the Specific Plan and designated wildlife corridors shall be established and protected in the Specific Plan, thereby allowing and encouraging wildlife dispersal and use to continue in perpetuity. All Open Space land use designations except OSagriculture are to be considered wildlife dispersal areas. Impact BIO-9 Development pursuant to the Specific Plan will impact significant stands of native bunchgrass, a significant impact. Impact WQ-1: Development of the creek Mitigation BIO-10: To mitigate impacts identified in Impact BIO-9 related to native bunch grass, native grasslands shall be avoided to the extent feasible. Impacted native grassland with greater than 10% cover over 0.25 acres or more shall be replaced at a 2:1 basis (replaced:impacted). Cover shall attain at least 10% in the restoration area. Mitigation Measure WQ-1: To mitigate Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 22

23 bridge for the Inland Arterial near the connection to Price Canyon Road would require construction within the 100-year flood zone, potentially exposing those improvements and surrounding areas to flooding. This is considered a potentially significant impact. impacts identified in Impact WQ-1 related to bridge construction in the 100-year flood zone, a flood plain study shall be conducted prior to the submittal of the tentative tract map that includes the proposed Inland Arterial bridge over Pismo Creek to determine the flood level and evaluate the bridge as designed and its potential impacts on hydrology, water quality, and flooding. This stage shall also require a hydrologic report to assess potential flood risk, identify boundaries and specify measures for compliance with FEMA requirements, General Plan and state requirements to avoid or minimize adverse effects to riparian and creek resources, and the City s flood plain zoning provisions. Impact WQ-2: Proposed development can potentially result in construction and post construction stage erosion and siltation of drainage ways, blueline streams and Pismo Creek, a potentially significant impact on surface water quality and topsoil loss. Mitigation Measure WQ-2: To mitigate impacts identified in Impact WQ-2 related to erosion and sedimentation, future development projects in the Planning Area will be required to comply with the General Permit, as detailed following: Compliance with 1) the State General Construction Activity Permit, as most recently modified by the State Water Resources Control Board (SWRCB), and 2) City standards applied uniformly to all future projects over one acre (or less than one acre if part of a larger common planned development) would ensure that construction-related sediment or other contaminants that could adversely affect receiving water would be reduced to a lessthan-significant impact. Development projects shall be required to meet Best Management Practices (BMP) standards for operational phase stormwater runoff and to maintain the onsite BMPs, Future developments shall implement BMPs to manage water quality by providing on-site runoff treatment in line with the on-site infiltration system. With Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 23

24 this mitigation, the stormwater pollutant load would be minimal, and would result in a less-than-significant impact. Impact WQ-4: Potentially significant impacts on the water quality of existing surface water will occur because of the use of herbicides, pesticides and fertilizers from residential and commercial development, driveway and roadway hydrocarbon residues, and erosion-generated silt from grading activities to the ephemeral streams and Pismo Creek. Mitigation Measures WQ-3: To mitigate impacts identified in Impact WQ-4, related to residential and commercial area development runoff, the following additional LID practices shall be incorporated into the SSSP chapter 5 section on Stormwater and all subsequent tract map applications or other development submittals: Delineate all development envelopes and protected areas. Protected Areas would include the buffer zone adjacent to Pismo Creek, incorporating the 100-year floodplain and sensitive habitat considerations and critical open space identified on General Plan LUE-R Habitat Resource Zones). Minimize limits of clearing and grading by adhering to designated building envelopes approved in connection with tentative tract map or other development permit applications. Minimize Total Impervious Areas by identifying precise building envelopes and identifying where and how much impervious area is allowed under the SWMP. Minimize drainage from rooftops by minimizing rooftop area and by minimizing direct connections between rooftops and storm drainage pipes consistent with LID practices. Minimize impervious area of driveways and other residential hardscape by promoting the use of pervious pavement and reduce driveway size. Minimize directly connected impervious areas by utilizing grass swales, bioretention facilities, and filter buffer strips to retain and slow runoff between impervious areas. Modify / lengthen drainage flow paths by using grass swales and install at moderate Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 24

25 Impact WQ-5: Potentially significant impacts to the quality of existing surface waters and groundwater may occur as a result of golf course and agriculture irrigation with reclaimed water, with as yet unidentified reclaimed water chemical constituents. Impact WQ-6: Vineyard and orchard agricultural operations have the potential to result in sedimentation of surface waters and may result in runoff with pesticides flowing to surface waters, a potentially significant impact. to low slopes to reduce increase flow paths and slow down runoff to predevelopment velocities and flow rates. Mitigation Measure WQ-4: To mitigate potential water quality impact identified in Impact WQ-5 and resulting from the application of reclaimed water and golf course horticultural chemicals, an Integrated Pest Management Plan shall be prepared for the golf course and all common area landscape that analyzes the reclaimed water constituent chemicals that may be harmful to aquatic resources, and includes a program for modification of the reclaimed source if needed to reduce harmful constituents, a monitoring program to verify consistent water quality, and specific measures to manage irrigation water application methods and times. It must also identify fertilization methods, monitoring and call for the reduction of the reliance on horticultural chemicals to the degree feasible. Mitigation Measure WQ-5: To mitigate potential water quality impact identified in Impact WQ-6 resulting from agricultural operations the landowner/ agricultural operator shall enroll in and comply with the most current RWQCB Conditional Ag Waiver program which requires the development and implementation of a farm water quality management plan for the reduction of water quality impacts. Impact CR-1: The proposed development ground disturbance footprint has the potential to directly impact significant prehistoric cultural artifacts at CA-SLO- 2600H, CA-SLO-2601, CA-SLO-2602, CA- SLO 2603, CA-SLO-2604, CA-SLO-2605 and CA-SLO Mitigation Measure CR-1: To mitigate impacts identified in Impact CR-1 upon cultural artifacts at CA-SLO-2600H, CA- SLO-2601, CA-SLO-2602, CA-SLO 2603, CA-SLO-2604, CA-SLO-2605 and CA- SLO-2606, the preferred treatment plan for these resources is to set them aside as open space and leave the sites untouched. If this option is infeasible then Phase II Price Canyon (Planning Area R) General Plan Update and Spanish Springs Specific Plan EIR Executive Summary II- 25