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					                                                                          AGENDA ITEM # 6
                                                                            r0-1543-DP/CDP

                          PLAI{NII{G COMMISSION
                                  STAFF REPORT
                     MEETING DATE: December 6,2010
                            ITEM FOR CONSIDERATION
                                  Casas de las Flores
                                  Case No. 10-1543-DP/CDP

Request of Peoples' Self-Help Housing Corporation to remove the 47 existing travel trailers at
the Carpinteria Camper Park, several accessory structures and an adjacent single family
dwelling, merge three lots and construct and operate a 43-unit 100% affordable rental housing
project for low and very-low income households. A4,346 square foot community centet und,79
parking spaces are also proposed.

Report prepared by: Steve Goggia, Senior planner
Community Development Department

                                                                                SIGNATURE
Reviewed by: Jackie Campbell, Director
Community Development Department

                                                                                SIGNATURE


                                                    Owner/Applicant:
                                                    Peoples' Self-Help Housing Corporation

                                                    Project Location: 4096 Via Real

                                                    APNs: 004-013-018, -019 and-020

                                                    Zoningz
                                                    Commercial Planned Development with a
                                                    Residential Overlay (CPD/R)

                                                    General Plan Designation:
                                                    General Commercial (GC)

 I. RECOMMENDATION

Staff recommends that the Planning Commission adopt the attached Resolution, thereby
approving Project Number 10-1543-DP/CDP to allow the development of the 43-unit Casas de
las Flores I00% affordable apartment project.
 Casas de las Flores: l0-1543-DP/CDP
 PC Hearing December 6,2010
 Page2


  il.     PROPOSED PROJECT DESCRIPTION

 Peoples' Self-Help Housing Corporation proposes to construct and operate a l00yo affordable
rental housing project for low and very-low income households. All of the existing 47 travel
trailers at the Carpinteria Camper Park, several accessory structures and an adjacent single
family dwelling would be removed. Seven apartment buildings are proposed ìn a variety of two-
story configurations, and would be comprised of seven one-bedroom,14 two-bedroom,-l2three-
bedroom flats and l0 three-bedroom townhomes. In all, 43 apartment units would be áeveloped
on 2.68 acres resulting in a density of 16 units lacre. A community center to serve the residents is
also proposed and would include administration offrces, an assembly room and kitchen,
classroom and computer lab, exam and reception rooms for health screening and laundry
facilities. The assembly room would open to a central conìmon open space areaviaa covered
loggia and patio.

The Mediterranean-style buildings are affanged around garden courts and play areas to foster a
sense of community and to shelter the outdoor areas from highway noise. Ground floor units and
townhouses are provided with additional private outdoor space. A landscaped stormwater
treatment basin at the front of the site would provide additional noise and visual buffering from
Highway 101. A driveway and79 uncovered parking spaces circle the perimeter of the site. A
six-foot concrete block wall located along the northern property boundaìy would provide a
buffer from adjacent agricultural uses.

Two-way access into the site is provided at the Via Real street frontage through a gate at the
southeast comer of the site. A fire access lane along the westem perimeter ofltre site would
provide additional emergency access. The additional gate at the southwest corner of the site is
restricted to emergency vehicles and trash service trucks only. A half basketball court located at
the northwest corner of the site doubles as vehicle turn-around.

The 2.68-acre project site is comprised of three separate parcels which will be merged into one
lot. Project grading is estimated to be 2,300 cubic yards of cut and 1,000 cubic yards of hll. All
overhead utility lines would be placed underground. An Encroachment Permit from the public
Works Department would be required to construct site improvements, including a portion of the
storm water treatment basin, paving and landscaping within the Via Real right-of-way.

The project would be developed pursuant to the Residential Overlay District of the City's Zoning
Code in addition to the State's Density Bonus provisions (Government Code Section OSItS; anõ
the Bonus Density requirements of the City's ZoningCode (CMC Chapter 14.77). Two
incentives or concessions have been requested pursuant to these provisìons:

    o    A reduction in the required number of vehicle parking spaces as the Zoning Code
         provisions require 94 spaces, with 43 of these covered. The proposal incluães 79
         uncovered spaces; and
    o    A reduction in the required distance between Buildings I and 7 and Buildings 6 and 7 as
         the Zoning Code requires a26'-5" and a 24'-4- separation, respectively; the proposal
         provides a 16-foot separation between these sets of buildings.

Plans are attached as Exhibit 1, Attachment B.
 Casas de las Flores: l0-1543-DP/CDP
 PC Hearing December   6,2010
 Page 3



  III.    BACKGROUI\D

 Site Characteristics

 The project site is located in an urban area toward the west end of the City of Carpinteria, just
 north of U.S. Highway 101 on Via Real. The existing Carpinteria Camper park located at
                                                                                                the
 site contains 47 residential trailers, a structure used as an office and laundry room and
                                                                                           a trailer
 used as an after-school leaming/art center. A single family residence is loóated immediately
 north of the camper park facility on its own parcel. The single family dwelling and 17 of
                                                                                               the
 travel trailers are currently occupied. Access to the site is currently provided ty a gated two-way
 entrance/exit.

 The Church of the Nazarene is located east of the project site with a Santa Barbara County
                                                                                               Flood
 Control basin (Kim's Basin) to the west. The L42-unitFranciscan Village Condominium
 complex is located approximately 225 feet to the west. The property to ihe north of the project
 site is located within the County of Santa Barbara and is ,onèd ior agriculture; it is cunently
                                                                                                 in
 open field agricultural production.

Conceptual Proiect Review

The Planning Commission and City Council conceptually reviewed the proposal on August
                                                                                             3,
2009. While support for the project was voiced by the decisionmakers, seuãral commented that
they would prefer to not see a gated entrance. Other comments included the desire to incorporate
sustainable green building standards and a community garden into the development. Due
                                                                                          to
expressed concems about the buildings' heights, bulk and scale, it was recom^mended
                                                                                     that the
project be conceptually reviewed by the ARB.

Architectural Review Board (ARBI

Following the advice of the Planning Commission and City Council, the proposal was brought
                                                                                                     to
the ARB for a conceptual review on August 27,2009. The proposal was-weil received by
                                                                                                tñe
Board, with only minor suggestions for changes before returning for a preliminary level
                                                                                              ieview.
The currenfn^r999sal was brought to the ARB for preliminary rÑir* on April 2gíh and,agai.,
                                                                                                   on
August 26"',2010 wherein a recommendation of preliminary approval was provided. Staff
                                                                                                 notes
that fill for the site is minimal, about eight inches under the builàings, withãll but the community
center building provìding eight-foot plate heights. As evidenced Uy ttre story poles that
                                                                                             had been
erected in August of this year, the height of the structures is compatible with neighboring
properties and would not substantially block views across the property as seen frãm
                                                                                         the hig¡*uy.

 IV.      ENVIRONMENTAL

A Mitigated Negative Declaration (lvIND) was prepared for this project. The MND found the
potential for signihcant impacts in the areas of Aesthetics, Air
                                                                 Quality, Cultural Resources,
Geology/Soils, Hydrology/Water Quality and Noise. With the incoryoration of identified
standard mitigation measures, all of these impacts would be reduced to less than significant
levels.
 Casas de las Flores:   l0-1543-DP/CDp
 PC Hearing December     6,2010
 Page 4




The MND was available for a 30-day public review from Octob er 27,2010 until November
                                                                                            19,
2010 and notice of its availability was published as required by law. On November l5th, the
Environmental Review Committee held a noticed public hearing on the MND. No members of
the public were in attendance. Minutes from the meeting, comment letters received and the
                                                                                            State
Clearinghouse review letter indicating compliance with the CEQA review requirements are
attached to the Proposed Final MND which has been revised pursuant to the óomments made
                                                                                             by
the Environmental Review Committee. The Proposed Final MND is attached as Exhibit 2.


 V.                     ANALYSIS

Zoninq Code Requirements

The Casas de las Flores project would be developed pursuant to Chapte r 14.49,the Residential
Overlay District (R) of the City's ZoningCode. While the underlying zoning designation is
Commercial Planned Development (CPD), the Residential Overlay allows foi new residential-
only development in the areas within the Overlay. Residential-oniy projects are to be developed
pursuant to the standards of the underlying commercial zone district aná the standards
                                                                                       identihed
in Chapter 14.49.

Residential density shall not exceed 20 dwelling units per acre including any density bonus
allowances' Consistent with the Municipal Code, the 2.68-acre site .ould be develóped with up
to 53 residential units; 43 units u." propòr"d (16 dwelling units/acre).


The following table lists the project's conformance with Municipal Code requirements.

 Zonins Code                   Required/Allowed                          Proposed
                                                                         Varies by building
 Buildine Heisht               3O-foot maximum                           approximately 26 to 28 feet

Building Setbacks              35 feet from centerline ofstreet or       The buildings are located a
                 Front         5 feet from properly line, whichever is   minimum of 93 feet from
                               greater                                   centerline and37 feet from the
                                                                         propefi Iine. The trash and
                                                                         recycling enclosures are located
                                                                         a minimum of 70 feet from
                                                                         centerline and22 feet from the
                                                                         property line.

       Side and Rear          None required                              The buildings are located a
                                                                         minimum of 33 feet from any
                                                                         other property Iine.

Distance between              Minimum one-half the sum of the            Except as noted below, the
Buildings                     heights of opposing buildings              distance between buildings
                                                                         standard is met:
 Casas de las Flores: l0-1543-Dp/CDp
 PC Hearing December 6,2010
 Page 5


                              Buildings   I   and 7: 26'-5"              Approximately l6 feet*

                              Buildings 6 and     7:24'-4"               Approximately l6 feet*

  Open Space and             30% combined minimum (35,058 sq.ft.)        43.3% (50,578 sq.ft.)
  Landscaping

  Parking                    One covered space for each single           79 uncovered spaces provided
                             bedroom unit, two spaces (one covered)      outside of the front or side vard
                             per two or more bedroom units and one       setbacks*
                             visitor parking space per three dwelling
                             units; outside front and side yard
                             setbacks: 94 total spaces required (43 of
                             these covered)
 *Refer
          to the Density Bonus Provisions below regarding incentives available to the proposal.

 Bonus Density Provisions
The project would be developed pursuant to the State's Density Bonus provisions (Government
Code $65915) and the Density Bonus regulations of the City's Zoning òode (CMC
                                                                                       Chapter
 14.77)- These regulations are intended to encourage and support the ãevelopàent
                                                                                      of affordable
housing as well as allow for a greater density than permitteá under the zoning or
                                                                                    land use
designation. In order to qualiff for the incentives òffered under GC
                                                                        $6591s,-the applicant has
submitted a Density Bonus Housing Plan conhrming that the project will provid e l}}yoof
                                                                                               the
units for occupancy by low-income households. Gove-ttr.nfco¿e                  (Ð and Zoning Code
                                                                       $659fs
 ö14.77.030 state that an applicant may elect to accept a lesser percentage of density
                                                                                       bonu{ as is
the case in this instance.

While the applicant has not requested a density over the otherwise maximum allowable
residential density (20 units/acre), Peoples' has requested two incentives pursuant
                                                                                    to the
provisions of GC $65915. Excerpts of applicable text of Government Coàe
                                                                              $65915 describing
the incentives are as follows.

(b)    (1) A city shall grant incentives or concessions when an applicantfor
                                                                             a housing
development seel<s and agrees to construct a housing developmenl that wífl contain
                                                                                   at least
any one of theþllowing:

            (A) Ten percent of the total uníts of a housing developmentþr lower income
            households, as defined in Section 50079.5 of the Ueatth and Safety Code.

(d)       (l) An applicantfora density bonus may submit to a city a proposalfor the specific
incentives or concessions that the applicant requests. The city shall giant the concession
                                                                                           or
incentive requested by the applicant unless the city makes a written/ìnding, based
                                                                                    upon
substantial evidence, of any of thefotlowing:

            (A) The concession or incentive is not required in order to provide
                                                                                      for affordable
            housing rents for the targeted units to be set as specified.
 Casas de las Flores:   l0- 1543-DP/CDp
 PC Hearing December      6,2010
 Page 6


             (B) The concession or incentive would have a specirtc adverse impact, as defined
               paragraph (2) of subdivision (d) of Section 65589.5, upon public health and
              in
             safety or the physical environment andþr which there is nofeasible method to
             satisfactorily mitigate or avoid the specific adverse impact without rendering the
             development unaffordable to low- and moderate-income households.

             (C) The concession or incentive would be contrctry to state or
                                                                            federal law.
          (2) The applicant shall receive thefollowing number of incentives or concessions;

             (C) Three incentives or concessionsfor projects thqt include qt least 30 percent of
             the total units þr lower income households or at leqst l5 percent
                                                                               for very low
             income households.

         (3) The applicant may initiate judicial proceedings if the city refuses to grqnt a
requested density bonus, incentive, or concession. If a courtfinds that the re¡usát b grant a
requested density bonus, incentive, or concession is in violation of this section, the court
shall award the plaintiffreasonable attorney's fees and costs of sr.tit. Nothing in this
subdivision shqll be interpreted to require a local government to grant an incentive or
concession that ha.ç a specific, adverse impact, as defined in paragraph (2) of subdivision
(d) of Section 65589.5, upon health, safety, or the physical environmànt, anãfor which there
is no feasible method to satisfactorily mitigate or avoid the specific adverse ímpact.

(k) For the purposes of this chapter, concession or incentive meons any of the
                                                                                 following:
        (I) A reduction in site development standards or a modification of zoning code
requirements or architecturql design requirements including, but not limited to, a reduction
in setback and square footage requirements and in the ratio of vehicular parking spaces that
would otherwise be required that results in identffiable, financiatly sffiúent, and actual
cost reductions.

(p) (l) Upon the request of the developer, no city, county, or city and county shall
require a vehicular parking ratio, inclusive of handicapped and guest parking, of a
development meeting the criteria of subdivision (b), that exceedithefõttowtlg ratios:
      (A) Zero to one bedroom: one onsite parking space.
      (B) Two to three bedrooms; two onsite parking spaces.
      (C) Four and more bedrooms: fwo and one-half parking spaces.

        (2) If the total number of parking spaces requiredfor a development is other than a
whole number, the number shall be rounded up to the next whole number. For purposes of
this subdivision, a development may provide "onsite parking" through tandem parking or
uncovered parking, but not through onstreet parking.

        (3) This subdivision shall apply to a development that meets the requirements of
subdivision þ) but only at the request of the applicant. An applicant mayieqnest parking
incentives or concessions beyond those provided in this subdivision purtrari to subdivision
(d)
 Casas de las Flores: 10-1543-DP/CDP
 PC Hearing December   6,2010
 Page 7


 While they are eligible for three incentives pursuant to these provisions, the applicants have
 requested the following two incentives:

    1. A reduction     in the required number of vehicular parking spaces; and
   2.     A reduction in the required distance between Buildings  I and,7 and,6 and,7.
 Incentive #1: The Zoning Code requires 94 parking spaces, with 43 of these covered.
 Govemment Code $65915 (p) compels the City to apply a reduced parking ratio equal to a
 maximum of one space for a one bedroom unit and two spaces for á two or t¡ree-Uèdroom unit,
 inclusive of handicapped and guest parking. Applying thìs standard, the number of required
 parking spaces is reduced to a maximum of 79. Consistent with this Government Code
 provision, 79 uncovered spaces would be provided. Staff notes that in addition to providing
 bicycle parking at several convenient locations, the project is conditioned to proviåe an upg"rade
 to the MTD bus stop located on Via Real adjacent to the project site in orderìo facilitate th"
                                                                                                ur"
 of alternate modes of transportation for project residents and visitors.

Incentive #2: The Zoning Code requi res a 26' -5" distance between buildings I and, 7 and. a 24, -
4" separation between buildings 6 and 7, where the proposal provides a mini-mum of a 16-foot
separation between these buildings. The 16-foot separation would still allow for ample
emergency accsss, pedestrian circulation, light and air between the buildings. Generally, the
Zoning Code requires a minimum of 10 feet separation between buildings to altow for
emergency access and circulation.

While the provisions of the Government Code and,ZoningCode require an agreement to ensure
the affordability of the units for a minimum of 30 years, the Casas de las Flores apartments
would be restricted for a minimum of 55 years due to Federal Low Income Housing Tax Credit
financing and the application of the 50olo reduced Development Impact Fees (DIFsj for 100%
affordable housing projects approved by a Resolution of ihe City Cìuncil on Àpril 12,2010.

General Plan/Coastal Plan

The project site is located in Design Sub-area 3 which includes the Santa Monica, Canalino
                                                                                           and
El Carro Neighborhoods as identified in the Community Design Element of the City,s General
Plan/Coastal Plan and is subject to the following policies.

LAND USE ELEMENT

Community Design Element Objective CD-l: The size, scale andform of buildings, and their
placement on a parcel should be compatibte with adjacent and nearty properties, and
                                                                                    with the
dominant neighborhood or district development pqttern.

Community Design Element Objective CD-22 Architectural designs based on historic
regional building types should be encouraged to preserve and enhince the unique character         of
the city.

Community Design Element Objective CDS3-3: Ensure that new development is sensitive to
the scale and character of the existing neighborhoods, qnd consistent with the City's "small
beach town" image-
 Casas de las Flores; l0-1543-DP/CDP
 PC Hearing December   6,2010
 Page 8




Consistent with these policies, the scale and form of the Mediterranean style buildings would
appear compatible with other two story structures in the area; most notably the Franciscan
Village condominiums located approximately 300 feet to the west, also developed in a
Mediterranean style. The development would be set back significantly further than required
from the boundaries, which reduces the scale in terms of the pedestrian experience. Also, when
reviewing the project, the Architectural Review Board considered the size, bulk, and scale and
found, with changes that have since been incorporated, the project is appropriately sized,
maintaining the City's "small beach town" image.

Street Frontage

Community Design Element Objective CD-10: Areas with qttractive frontage designs should
be maintained. New development should be carefutly planned withfrontage oiro, which
maintain and enhance the quality of Carpinteria's streetscape.

Policy CD-l0b: Frontages where residential uses abut a major thoroughfare should include
buffering elements such as yards, forecourts, courtyards, and tree rows. Sound walls are the
most primitive form of buffir and should be used only where other methods are impractical, If
sound walls are used they should be attractive and well landscaped.

CDS3-Implementation Policy 40: As a part of new development projects, fences
                                                                                      fronting on
collector qnd arterial streets shall be decorative and set back sfficiently to provide
                                                                                        for
landscaping that enhances the street corridor qnd eliminates potentiat
                                                                        þr   the fencing to cause a
si   ght-dis tanc e obstructio n.


The Via Real right-of-way would be straightened and the sidewalk east of the project site would
be extended across the front of the property. These improvements would enhaìce the quality of
the streetscape in this area. An acoustical study submitted with the project application indicates
that a soundwall is not required adjacent to the right-of-way. A six-foot wrought iron fence
would be placed just outside a small planting strip on the north side of the sidewalk consistent
with the above policies. Two electric sliding gates would provide access to automobile traffrc,
although the western driveway would be restricted to emergency access and trash and recycling
trucks. A pedestrian gate would also be provided. The open wrought iron fence would allow
visual access into the landscaped detention basin and the apartment structures further north.

Lighting

Community Design Element Objective CD-13: Ensure that lighting of new development is
sensitive to the character and natural resources of the City and minimizes photopollution to the
mqximum extent fe      as ib I e.


Policy CD-13b: Lighting shall be \ow intensity and located and designed so as to minimize
direct view of light sources and dffisers and to minimize halo and spillover
                                                                             fficts.
The project is conditioned to allow CDD staff and the ARB to review the final lighting fixtures
and locations to ensure that photopollution and light spillover will be reduced to the maximum
 Casas de las Flores: l0-1543-Dp/CDp
 PC Hearing December 6,2010
 Page 9


 extent feasible. Consistent with these policies, a condition of project approval requires exterior
 project lighting to be low intensity, low glare, low height an¿ hooded tò direct ligÀt downward.

 Energy Efficiency

 Community Design Element Objective CD-14: Protect and preserve natural resources by
 reducing ener gy consumption.

 Policy CD-l4a: To ensure the ffictive utilization of energy resources, design measures shall
 be incorporated into proiect design that allow for development projects ø cõmply with
                                                                                       and
 exceed the minimum energy requirements of the city's uniform còaes.

 CD-l4-Implementation Policy 7: Building orientation shqll be designed to maximize naturol
 lighting and passive solar heating and cooling.

 CD-l4-Implementation Policy 8z Landscaping shall     be designed to maximize the use of native
 drought+olerant species and deciduous trees to shade buitdings in summer and allow
 solar heating in winter.
                                                                                    foí passive

Consistent with these policies, the proposed site layout provides well over the minimum amount
of required open space. Natural lighting and passive heating/cooling is achieved with the
incorporation of large operable windows and shading the structu."r *ith large evergreen trees.
Deciduous trees placed at intended locations would allow shading during thã summer and
sunlight during the winter months. The project will be required tó conform to the new 2010
California Green Building and Energy Codes that will be put into effect on January I,2011.
These new building standards will require additional energy conservation.

Agricultural Resources

OSC-9-Implementation Policy 432 Develop buffer zones to minimize           land   use   conflicts
between agricultural operations and urbanized land uses.


Policy LU-3n: Setbacks shall be created between agricultural and urban uses. The
responsibility of providing the buffer shall rest with the property intensifying its use. The buffer
shall be adequate to prevent impacts to adjacent agricultuial productioi. luch impacts inciude
increased limitations on the use of chemicals andfertilizers and increased conflicts between
                                                                                                 the
urbqn use and the adjacent agricultural operation.

The northern property boundary is shared with a parcel located within the County of Santa
Barbara that is zoned for agriculture and is currently in open f,reld agricultural production.
Consistent with the above policies, a landscaped strip and access drive approxirnately 26 feet
                                                                                                in
width separate the actual open field planting beds from the shared p.op..ty line. Thé apartment
buildings would be located a minimum of 80 feet from this property line. Within this area, a
                                                                                               6l-
foot wide parking lot would be constructed; a planting u..* ii*î""iin width and a seven-foot
high concrete block wall would screen the project from the agricultural operations. The existing
residence and approximately 18 travel trailers are currently located within the B0-foot setback
are¿L
Casas de las Flores: 10-1543-DP/CDP
PC Hearing Decembe¡   6,2010
Page l0




Given the approximately 106 feet of separation between the closest apartment building and the
open field planting beds with a seven-foot high concrete wall adjacent to the shared property
line, the existing agricultural operations would not have a significant impact on the project
residents. A recommended mitigation measure from the project's MND requires that a
notification alerting future tenants that the property is located adjacent to property zoned for
agriculture and is located in an area that has been planned for agricultural uses shall be included
in all of the lease agreements. The notice will also state that any inconvenience or discomfort
from properly conducted agricultural operations including noise, odors, dust and chemicals will
not be deemed a nuisance. A notification will also be provided to Santa Barbara County
Planning and Development to be noted on the Assessor's Parcel pages in order to alert County
staff should such complaints be hled with the County.

CIRCULATION ELEMENT

Circulation Element Objective C-3: Provide a balanced transportation networkwith
consistent designations and standards for roadways that will provide for the safe and fficient
movement of goods and people through the community.

Policy C-3c: Review new development proposals to improve neighborhood circulation patterns
and enhance the inter-neighborhood routing characteristics of the City's master plan.

Policy C-3h: Require all new projects to demonstrate safe trffic flow integration with the
Master Plan of Streets as well as street/drainage improvements function. This shall include
construction trffic and the designation of construction routes.

Implementation Policies for Policies C-3a through C-4b:

 Projects contributing PHT's (peak hour trips) to intersections that operate at an estimatedfuture
 level of service that is better than LOS C shall be found consistent with this implementation
 measure unless the project results in a change in V/C (volume/capacity) ratio greater than 0.20
for an intersection operating at LOS A or 0.15 for an intersection operating at LOS B.
For intersections operating at an estimatedfuture level of service that is less than or equal to
LOS C, a project must meet the following uìteria in order to be found consistent with this
measure:

    a.   For intersections operating at an estimatedfuture LOS C, no project shall result in a
         change of V/C ratio of greater than 0. 10.
    b.   For intersections operating at an estimatedfuture LOS D, no project shall contribute l5
         or more PHT's.
    c.   For intersections operating at an estimate future LOS E, no project shall contribute l0 or
         more PHT's.
    d.   For intersection operating at an estimatedfuture LOS F,   no   project shall contribute 5 or
         more PHT's.
 Casas de las Flores: l0-1543-DP/CDP
 PC Flearing December   6,2010
 Page I I


 A traffic  and parking analysis was prepared on behalf of the project applicant by Associated
 Transportation Engineers (August23,2010) and submitted with the application materials.
                                                                                             The
 report is included as Attachment 4 in the Proposed Final MND. fhe Ù.S. l0l Northbound
 Ramp-Santa Monica Road/Via Real intersection currently operates at level of service (LOS)
                                                                                               C in
 the moming and evening peak hour periods. The Via Real/S anfaYnezAvenue intersection
 currently operates at LOS B in the A.M. peak period and LOS C in the P.M. peak period

 The project is forecast to generate 191 average daily trips, with 14 trips occurring during
                                                                                             the
 A.M' peak hour and l6 trips occurring during the P.M. peak hour. Given the proJect-geirerated
 traffrc during the peak commuter periods, the project would not exceed the criìeria prãsented
 above, and is therefore consistent with the Implementation Policies for Policies C-3c
                                                                                       and C-3h.
 All area intersections will continue to operate at acceptable levels.

 Consistent with the policy of balancing the transportation network, the Site plan shows the
 completion of the sidewalk along Via Real and numerous bicycle parking locations scattered
 throughout the development. The project is also conditioned to install u n.* MTD bus
                                                                                         stop on
 Via Real, adjacent to the project site.

Policy C'7bz Develop safe and direct pedestrian accessibility between residential qreqs,
schools, parl<s, and shopping areqs in both new and existing urban areas.

PolÍcy C'7e: Provide continuous sidewalks, where appropriate,
and consider creative alternatives þr such issues.
                                                                  þr safe pedestrian circulation

Policy C-9o: Require well-designed walla,vays as a condition to new development approval.

Consistent with these policies, the City Engineer will require the Via Real righrof-way to
                                                                                           be
straightened and the installation of a new sidewalk adjacent to Via Real. While the new
sidewalk is currently shown at six feet in width, the City Engineer may require a wider sidewalk.
Walkways within the development are well designed to connect the aiartments with the
community center and outdoor activity areas.

Circulation Element Objective C-92 Promote the use of pttblic transit systems that provide
mobility to all City residents, and reduce automobile congàsfion within the capabititiàs of the
community.

Policy C-9a: Continue cooperation with the Santa Barbara Metropolitan Transit District
(SBMTD), Caltrans and other transportation agencies, in orcler to assure that all City
                                                                                       residents
have adequate access to public transit as an alternative to the atttomobile.

Policy C-9c.' Coordinate with SBMTD, Caltrans and other transportation agencies in the
development of route systems and transfer points.

Policy C-9n.' Require new development plans to include signfficant attention to alternative
modes of transportation.

Many of the residents of the apartments operated by Peoples' Self-Help Housing Corporation
                                                                                           do
not own cars and rely on bicycles and busses for transportation. The Slte plan shows the
 Casas de las Flores: l0-1543-DP/CDP
 PC Hearing December 6, 2010
 Page 12


 completion of the sidewalk along Via Real and numerous bicycle parking locations scattered
 throughout the development. The project Mitigated Negative Declaration identihes a
 recommended measure to address increased bus ridership due to project development.
 Consistent with the policies above and as recommended by the Santa Barbara Metropolitan
 Transit District, the project is conditioned to install a new bus stop on Via Real, adjacent to the
 project site.

NOISE ELEMENT

Noise Element Objective N-l: The City will minimize noise impacts of Highway           t0l trffic   on
residential and other sensitive land uses.

Policy N-la: The City will plan noise-compatible land uses or design developments with noise
attenuation features near Highway I 0 I .

N-3-Implementation Policy 2z An acoustical study showing the abitity to meet state noise
insulation standards will be requiredþr any development proposed in an areq where noise
exceeds the "normally acceptable" level shown on Figure N-3.

N-3-Implementation Policy 3z The City will enforce the California Noise Insulation Standards
(Title 25 California Administrative Code) to ensure an acceptable interior noise level of 45
CNEL in habitable rooms.

A project-specific noise analysis was provided with the application materials. The study
prepared by David Dubbink Associates indicates noise levels at the proposed apartments closest
to U. S. Highway 101 to be 69.4 dB at ground level and 67.8 dB at the second floor level. Future
noise levels (20 years out) were estimated to increase 2 dB over existing. The acoustic study
concludes that the 45 dBA interior threshold can be met with adherence to additional
construction methods such as sealing the exposed facades, use of heavier construction materials
and use of a forced air ventilation system for the units facing Highway 101. The acoustic study
is included as Attachment 4 to the Proposed Final MND.

The exterior threshold of 65 dB CNEL for exterior living space would be met in the interior
shared recreation area. Six-foot tall sound walls would be required adjacent to the patios of
Buildings 1 and 6 in order to meet the 65 dB standard. Consistent with the policies above, a
condition of project approval requires that the measures identified in the noise study to reduce
interior and exterior noise impacts be incorporated into project building plans.

Policy N-5b: The City will require that construction activities adjacent to sensitive noise
receptors be limited qs necessary to prevent adverse noise impacts.

Policy N-5c: The City will require that construction activities employ techniques that minimize
the noise impacts on adjacent uses.

Consistent with the policies above, Condition Noise-2 limits the hours of construction and days
of the week in which construction would occur in addition to locating stationary construction
equipment away from occupied residences.
 Casas de las Flores: l0-1543-Dp/CDp
 PC Hearing December 6,2010
 Page 13




  í4/ATER RESOURCES

 Open Space, Recreation & Conservation Element Objective OSC-10:
                                                                 Conserve all water
              protect the quality of water.
 resoLtrces, and

 Policy OSC-10b: Continue to support water conservation measlres to provide
                                                                              an adequate
 supply of water to the commtmity. Water conservation mqy measure as low-flow
                                                                               ptumbfng
fixtures and drought tolerant landscape plans jr new devLlopment.

 Policy OSC-I0c: Degradation of the water quatity of grottndwater basins, nearby
                                                                                       streams or
 wetlands, or any other waterbody shatt not resttltfromhevelopment. pollutants
                                                                                    such as
 sediments, litter, metals, nutrients, chemicals,
                                                  fuels or other petroleum hydrocarbons, lubricants,
 raw sewqge, organic matter and other harmful waste shall not be discharged
                                                                                 into or alongside
 any waterbody duríng or after construction.


                                                                                in the City, all development
                                                                                r discharges from existing,

ct'                                                    reducing imperviousness, conserving natural
                                                       aint ai nin g pr e dev e I op m e nt r ainfal I runoff
                                                     tset of the project.
b' Source control Best Management Practices (BMPs) shall be preferued over treatment
     control BMPs whe.n considering ways to redrrce polluted rrio¡¡o* development
                                                                                                        sites.
    Local site and soil conditions and pollutants of òoncern shatl be considerei
                                                                                               when selecting
    appropriate BMPs.
c. Treatment control BMPs, such as bio-swales, vegetated retention/detention basins,
    constructed wetlands, stormwater filters, or other qreqs designated to control
                                                                                                  erosion and
   .filter stormwater pollutants prior to reaching creel<s and the ocean, shqll be implemented
    where feasible.
d' Structural BMPs (or suites of BMPs) shall be designed to trectt, infiltrate or./ilter the amount
    of stormwater runoffproduced by att storms up to and including ih, B5'' pricentile,
                                                                                                         24-hour
    runoff event for volume-based BMPs, qnd/or rhe 85th percentile, I -hour iunoff
                                                                                                   event, with an
    appropriate safety factor (i.e., 2 or greater),
                                                    for flow_bqsed BMps.
e' Permits for new development shall be conclitioned to require ongoing maintenance where
    maíntenance is necessctry for ffictive operation of required nUps Verification
                                                                                                     of
   maintenqnce shall include the permittee's signed statiment accepting reiponsibility
                                                                                                             atl
   structural and treatment control BMP maintenqnce until such time ãs thå property for
                                                                                                       is
   transferred and another party takes responsibility. The city, property ornrrr,
                                                                                                  o,
   homeowners associations, as applicable, shatl be required to^ma¡ntain
                                                                                       ony drainage device
   to insure itfunctions as designed and intended. Att structural BMps shail be
                                                                                                inspected,
   cleaned, and repaired when necessary prior to September 3hth of each year.
                                                                                                Owners of
   these devices will be responsible for insuring thal they continue io
                                                                                ¡unríio,     properly and
   additional inspections should occur after storms as n'eeded throughout the iainy
                                                                                                    seqson.
   Repairs, modifications, or installation of additional BMPs, o, ,rádud, should
                                                                                                be ca*ied out
  prior to the next rainy season.
    Casas de las Flores: l0-1543-DP/CDP
    PC Hearing December   6,2010
    Page 14


    Consistent with these policies the project must meet the standards set out in the City's Storm
    Water Management Plan. In addition to peak flow reductions and volume reductions, storm
    water quality requirements must be achieved. A number of stormwater quality BMPs are
    proposed including the use of vegetation, vegetated swale filters (bioswales) and catch basin
    inserts to effectively filter and treat storm water before it leaves the site.

    A Storm Water Pollution Prevention Plan (SV/PPP) covering water quality protection during the
construction phase of the project would be prepared and implemented by the applicant pursuant
to the National Pollutant Discharge Elimination System (NPDES) State Construction Activities
Storm Water General Permit. The General Permit, which is implemented by the State Water
Resources Control Board, is required for projects disturbing one acre or more of soil. The
SWPPP is required to include Best Management Practices to be implemented during
construction to control the discharge of materials from the site, and may include temporary
retention basins, straw bales, sand bagging, mulching, erosion control blankets or soil stabilizers.
All of these requirements are included in the project's Conditions of Approval.

In January of this year, the City's Water Efficient Landscaping Ordinance (Chapter 15.90: Water
Efficient Landscaping of Title 15: Buildings and Construction of the Carpinteria Municipal
Code) was updated as required by the California Department of V/ater Resources. The
Ordinance requires the preparation of a Landscape Documentation Package containing specific
elements such as a Water Efficient Landscape Worksheet and Soil Management Report in
addition to the standard Grading, Landscape and Irrigation Design Plans to ensure water
conservation. The project has been conditioned to require the preparation of a Landscape
Documentation Package consistent with the Water Efficient Landscaping Ordinance and the
policies above calling for the conservation of water resources.

AIR QUALITY

Policy OSC-I1b: Promote the reduction of mobile source emissions related to vehicular          trffic
(e. g. promote alternative transportation, vanshare, buses).


Policy OSC-I1d: Encourage the improvement of air quality in the Carpinteria Vattey by
implementing meqsures in the South Coast Air Quatity Attainment Plan. For air quality
enhancement, measures will include but not be limited to, meesures to reduce dependence on the
automobile and encourage the use of alternative modes of transportation such qs bLtses, bicycles
and walking.

Consistent with the policies above, a sidewalk will be constructed along Via Real and convenient
bicycle racks are shown on the project site plan. A condition of project approval also requires
the installation of a MTD-approved bus stop along Via Real adjacent to the project site.

Policy OSC-Ilc: Promote use of solar heating and energ,,fficient buitding design to reduce
stationary sou¿rce emis s ions.

Consistent with this policy and as required under the Uniform Building Code, the project
incorporates energy efficient designs and elements to reduce stationary source emissions. The
project will be required to conform to the new 2010 California Green Building and Energy
 Casas de las Flores: l0-1543-DP/CDP
 PC Hearing December 6,2010
 Page 15


 Codes that   will   be put into effect on January 1,2071   .   These new building standards   will require
 additional energy conservation.

 OSC-11-Implementation Policy 55: Incorporate the relevant policies and strategies
                                                                                   from the
 Santa Barbara County Air Quality Attainment ptan (AeAp).


 Consistent with this policy, the project conditions of approval incorporate measures to reduce
 dust and diesel exhaust and conserve energy consistent with the County's 2007 CleanAir plan.

 CULTURAL RESOURCES

 Open Space, Recreation & Conservation Element Objective OSC-16 z Preserve
 C arpinteria's cul tur al r e s our ce s.


Policy OSC-I6a: Carefully review any development that may disturb important archaeological
or historically valuable sites.

OSC-I6-Implementation Policy 762 Review all proposalsfor development in or adjacent to
cultural resource areas for their potential to impact the resource. Giie special considercúion to
development offacilities that enhance the cooperation, enjoyment or maintenance of these cveas.

 There are several historically significant locations in the Carpinteria Planning area. The subject
parcel is not identified as a sensitive cultural area on any City or County documents, and there
are no known cultural resources within the site although a site is located approximately 1,600
feet away. The possibility of encountering previously undisturbed cultural ìesources áuring
project construction or impacting archaeological or paleontological resources is remote.
Nonetheless, the standard discovery mitigation measure has been required as a condition of
project approval such that in the event archaeological remains are encountered during grading,
work shall be stopped immediately or redirected until a CDD-qualified archaeologisiand Natiive
American representative are retained by the applicant to evaluate the significance of the find
pursuant to Phase 2 investigations of the City Archaeological Guidelines. If remains are found
to be significant, they shall be subject to a Phase 3 mitigation program consistent with City
Archaeological Guidelines and funded by the applicant in order to ensure compliance with these
policies.

SAFETY ELEMENT

Safefy Element Objective S-lz Minimize the potential risl<s and reduce the loss of ttfe, property
and the economic and social dislocations resultingfromfault surface rupture tn th'e plaintng
area, from ground shaking due to an earthquake along afault in the plinning area or in the
region, from seismically-induced liquefaction in the planning area, andfrom seismically-indttced
tsunamis.

S-l-Implementation Policy 2z     Site speci/ìc geotechnicql studies are reqtüred to more
accurately determine the potential þr liquefaction. These studies shall be perþrmed prior to
new construction andfor the retrofit of criticalfacilities. The studies should include iite-specific
depth to groundwater and soil composition Arects having tiquefiable sediments should be
 Casas de las Flores:   I   0- I 543 -DP/CDP
 PC Hearing December         6,2010
 Page 16


 identified, and structLtres should be designed to withstand liqttefaction.

 Policy S-3b: All new development will comply with the Uniform Building Code, tocal City
 building ordinances, and geotechnical recommendcttions related to constrttction in areas
 identified as having a high potential for expansive soils or soil settlement.

 S-3-Implementation Policy 8: Foundation recommendations macle by a geotechnical
 engineer, based onfield and laboratory testing qnd observations, shall be incorporated into the
 design of any proposed buildings in areos identified as having a high potential
                                                                                 þr expansive
 soils or soil settlement.

The Carpinteria Valley is subject to geologic hazards related primarily to earthquakes and
secondary hazards, such as landslides and liquefaction. The subject parcel is located over one
mile north of the Rincon and Carpinteria Faults. These faults are not delineated on the most
recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area, as
they are not "active" faults. Nevertheless, there is the potential for an earthquake in the
Carpinteria area that would cause seismic shaking and could affect the subject parcel. The
project is required to conform to the Uniform Building Code (UBC) requirements reducing the
potential risk of loss of life or property from an earthquake. The Preliminary Foundation
Investigation prepared by Pacific Materials Laboratory and submitted with the application
materials identifies the types of on-site soils and measures to address grading or building on
unstable soils. Recommendations within the report have been identified in the project's
Mitigated Negative Declaration and are included in the conditions of approval. Therefore, the
project can be found consistent with these policies.

Safety Element Objective S-42 Minimize the potential risks and reduce the loss of ttfe, property
and the economic and social dislocations resultingfromflooding.

Policy S-4az All new development proposed in the 1\}-year floodplain must adhere to the
County of Santa Barbara Floodplain Management Ordinance, Chapter I5-A of the County
Code.

S-4-Implementation Policy l0z Compliance with the City's Floodplain Management Measrtres
will be required prior to issuance of building permits for any type of individual development
project proposed in the 1)}-year floodplain.

S-4-Implementation Poticy 15: Development applications submitted to the city shatt include
information adequate to determine compliance with appticable flood ond stormtwater
mqnagement programs, polices and regulations. Further, the City shall require development
to comply with the following standards unless superseded by a more restrictive stqndard
applicable in the city:

a.      street improvements shall be designed to accommodate flows up to the 10 year storm,
flows  between the l0 and 25 year storms will be accommodated in an underground system,
 and safe and acceptable escape routesfor the t00 year storm shall be established;
b. improvements shall be designed to result in no net change from the existing drcúnage
condition (e.g. volume and velocity), as it affects off-site public and private property, to the
 Casas de las Flores: l0-1543-DP/CDP
 PC Healing December   6,2010
 Page l7


developed drainage condition, and adequate information shall be provided to the city to
demonstrate that there exists q confrolled pathfor runoffto the oàean. Further, where a
proposed development site currently contributes to existing degradecl drainage conditions
and/or an off-site drainage or flooding problem, the proposed development shatl include
corrective measures as determined appropriate by the City;
c. all development shall be designed and constructed qs necesscffy to comply wíth Best
Management Practices for nuisance and stormwater runoffcmd to comply with the
requirements of any applicable NPDES permit. Further, all such nuisance and stormwater
improvements shall be designed to ensure that the project will not result in a measurable
reduction in terrestrial or aquatic habitat caruying capacities due to discharge of project site
runoffto creelcs, the salt marsh and the ocean.

 The applicant has submitted a Preliminary Drainage and Water
                                                                       Quality Report dated July 22,
 2010 prepared by Penfield & Smith Engineers. The report provides an analysis of on-site and
 off-site drainage conditions, proposed drainage structures and proposed water quality Best
 Management Practices (BMPs). The report also indicates that the finish floor elevations for the
buildings would be a minimum of two feet above the 1O0-year flood elevation, thus protecting
the property from off-site 1O0-year storm flows. Consistent with the above policies, the public
Works Director has reviewed and given preliminary approval to the project's engineering plans.
The proposal must meet the standards set out in the City's Storm WãteiManagement plan. In
addition to peak flow reductions and volume reductions, storm water quality rèquirements must
be achieved. Conditions of project approval will ensure that a numberof stormwater quality
BMPs would be implemented including the use of vegetation, microdetention, vegetatèd swale
filters and vegetated strip filters (bioswales) to effectively f,rlter and treat stormwater before it
leaves the site.

Policy S'Sa: All new structures must adhere to the Carpinteria-Symmerlctnd Fire protection
District Ordinance and the Santa Borbara County Fire Department Ordinances, where
applicable.

Policy S-5b: All new struchres, whether within or outside the trban limit zone, must adhere
to the city Fire Sprinkler Ordinance.

Policy S-Sc: Roads shall be installed or improved to the standards specified in the Counry of
Santa Barbara Private Road and Driveway Standard, Section I of the County of Santa Barbara
Municipal Code.

S-S-Implementation Policy 17z Prior to construction of new developments, applicants must
submit plans to the Carpinteria-Summerland Fire protection District.

Consistent with these policies, the Carpinteria-Summerland Fire Protection District has reviewed
the proposed project. The District's condition letter is attached to the project conditions of
approval. Conditions require that all buildings include sprinklers, thatdriveways are adequate in
width, that all building addresses are adequately marked and that a turnaround ior fire truóks is
constructed onsite.
 Casas de [as Flores: l0-1543-DP/CDP
 PC Hearing December   6,2010
 Page l8


 HOUSING ELEMENT

 Policy 1: Facilitating Affordable Housing Development Review: Affordable housing
 developments shall receive the highest priority qnd efforts by staff, the Planning Commission,
 and City Council to: (a) provide technical assistonce to affordable hottsing deielopers, inclttding
 community involvement; þ) take into accounf projectfi,tnding and timing needs in the processing
 and review of the applications; and (c) provide the fastest htrncround possible in deteimining
appl icati on c ompl e t e nes s.

Program Category          2: Assist in the development of low and moderate-income     housing.

Policy   #lz Infill
                Development: Promote infill housing development through land ttse policies
and by reducing Development Impact Fees where the City wants to encourage infill
development.

Policy #22 Fee Mitigation: Permit on a case-by-case basis, fee reductions and waivers to help
owner-builder proiects, projects with minimum public service impacts, retrofitting projects, and
affordable housing developments. Implementation Guidelines will be estabi¡shed Uy tlp City to
guide the day-to-day implementation of this and other policies and individual programs.

Annual Review of Processing Procedures and Development Impact Fees (page 4-48)

Program D.2.6: Provide expedited processing of applications      ancl   plans involving development
of predominantly very low and low-income housing.

Fee Mitigation Program The City plans to permit, on a case-by-case basis,
                                                                             fee deferrals,
reductions and waivers to help owner-builder projects, projects with minimum public service
impacts, retrofitting projects, and affordable housing developments. Implementation Guidelines
will be established by mid-year 200,1 to guide the day-to-day implementation of this and other
po I ic ie s and indiv idLtal pr o gr ams.

The Housing Element identifies the Carpinteria Camper Park property as suitable for residential
development and it, therefore, is included as a site that can accommodate a part of the City,s new
construction needs with a development capacity between 40 and 67 housing units. The pioposal
to remove the 47 remaining travel trailers and construct a 43-unit apartment project pursuant to
Government Code $65915 would provide 100% of the units as affordable to low and very-low
income earners.

These Housing Element Policies provide support for the high priority status given to affordable
housing projects such as the Casas de las Flores apartment project. In April óf tnir year, the City
Council adopted Resolution No. 5238 establishin g a 50o/o reduction of Development Impact Fees
for affordable housing projects providing I00% of the units in the low and very-low incãme
category range, thus helping to remove financial constraints hindering the development of
affordable housing within the City. In addition, the City has and will continue to work in
partnership with Peoples' Self-Help Housing Corporation to provide guidance, timely processing
and hnancial assistance, where feasible.
Casas de las Flores: l0-1543-DP/CDP
PC Hearing December 6,2010
Page 19


     VI. DEVELOPMENT IMPACT                        FEES
A series of ordinances  and resolutions adopted by the City Council require the payment of
various development impact fees. If the project were approved as submitted, iiwould be subject
to the fees as shown in the following table. The amounts shown are estimates only. The
actual amounts will be calculated in accordance with the fee resolutions in effect when the
fees are paid. The Fees are updated annually in July.

The developer of a project that is required to pay development impact fees may apply to the City
Council for a reduction, adjustment or waiver of any of those fees based on the uUr.n.. of any
reasonable relationship or nexus between the impacts of the proposed development and either the
amount of the fee(s) charged or the type of facilities to be hnanced. The application must be in
writing and must be submitted to the city clerk either ten days prior to ttre puUtic hearing on the
development permit for the project, or iino development pe'rmìt is requireã, at the time of the
f,rling of the request for a building permit.

                          Estimated Development Impact Fees
       Applying the 50o/o fee reduction approved pursuant to Resolution No. 5238
              approved by the carpinteria city council on April 12,2010

                                      42 new  multiple tamily units
               Fee Type                      Fee Per Unit          1007o Fee                              50%o Fee*
                                            Unless noted otherwise
Streets and Thoroughfares                          $40s.09                            $ 17,014               $17,014
Highway Interchanges & Bridges                   $9,044.s5                        $379,871                  $99, 730
Traffic Control Facilities                         s641.01                         s26.922                   s26,922
General Facilities & Equipment                  $ l,4gg.69                            s62,525               s62,525
Storm Drainage Facilities                 $11,849.89 I acre                           $3 1,759              $3 1,759
Parkland Acquisition Fees                        $8063.34                         $338,660                   $88,910
Parks and Recreational Facilities               $4,436.20                         $186,320                 $ 186,320
Aquatics Facilities                                s397.93                            $ 16.713              $ 16,713
                             TOTAL                                               $1,059,793                $529.892
*   74Yo Fee Reduction   for Highways and Parkland only
                                          Other Estimated Fees
               Fee Type                          Fee Per Unit                                        Total Fee
                                                  Unless noted otherwise
Carp.-S ummerland Fire District                         $20s.00                                      $6,765,00
    Fire Protection Certificate
    Carpinteria Sanitary District               $2,400.00 per EDU                                $   100,800.00
             Hook-up Fees
      Carpinteria Water District               $6,300.00 per meter                               $264,600.00
      Capital Cost Recovery Fees
            School District                     $2.05/ habitable sq. ft                          $   104,868.00
                                                   (51,155 sq. ft.)
        New Construction Tax                        $s00.00                                       $21,000.00
          Landscape Bond                    $0.03/sq. ft. (38,62s      sq. ft)                    $1,158.00
                TOTAL                                                                            s499,191.00
Casas de las Flores: l0-1543-DP/CDP
PC Hearing December   6,2010
Page20




 VII. ACTION OPTIONS

1.   Approve Project Number 10-1543-DP/CDP to allow the development of the 43-unit
     Casas de las Flores 100% affordable apartment project and adopt the Findings in Exhibit
     1, Attachment A and Conditions of Approval as proposed in Exhibit 1, Attachment C.
     (staff s recommendation)

2.   Direct the applicant to prepare project revisions and return to the next Commission
     meeting.

3.   Conceptually deny the project as proposed. Direct staff to return with findings for denial
     to the Planning Commission's next meeting.



 VIII.    ATTACHMENTS

Exhibit I       Resolution PC-10-013
                 Attachment A - Findings
                 Attachment B - Reduced Architectural and Civil plan Sheets
                 Attachment C - Recommended Conditions of Approval

Exhibit   2     Proposed Final Mitigated Negative Declaration with attachments
             Exhibit   1




      Resolution PC-10-013

Casas de las Flores: 10-1543-DP/CDP
   PC Hearing Decemb er 6, 2010
                                RESOLUTION NO. PC.IO-013


    A RESOLUTION OF THE CITY OF CARPINTERIA PLANNING COMMISSION
  APPROVING A DEVELOPMENT PLAN AND COASTAL DEVELOPMENT PERMIT
       FOR THE REMOVAL OF THE EXISTING TRAVEL TRAILERS AT THE
   CARPINTERIA CAMPER PARK, SEVERAL ACCESSORY STRUCTURES AND AN
       ADJACENT SINGLE FAMILY DWELLING, MERGE THREE LOTS AND
  CONSTRUCT AND OPERATE A 43-UNIT IOOO/O AFFORDABLE RENTAL HOUSING
  PROJECT FoR Low AND VERY-LOW INCOME HOUSEHOLDS. 4,346 SeUARE
  FOOT COMMUNITY CENTER AND 79 PARKING SPACES ARE ALSO PROPOSED.
                                                        ^
             THE PROJECT SITE IS LOCATED AT 4096 VIA REAL.
                     (APNs 004-013-018, -019 and -020)

         REQUESTED BY PEOPLES' SELF-HELP HOUSING CORPORATION

       WHEREAS, the Planning Commission of the City of Carpinteria has considered an
application for a Development Plan and Coastal Development Permit filed by Peoples, Self-Help
Housing Corporation on March 23,2010; arrd

       \ryHEREAS, the application was subsequently deemed complete and accepted by the City   as
being consistent with the applicable submittal requirements on August 11, 2010; and

        \ryHEREAS, the Planning Commission has considered a request pursuant to the State,s
Density Bonus provisions (Government Code $65915) and the Densìty Bonus regulations of the
City's Zoning Code to allow a reduced number of parking spaces (79 totalspaces provided) and a
reduction in the required distance between buildings for the proposed develópment; and

        WHEREAS, the Carpinteria Architectural Review Board has considered the proposed
project on August 27,2009, April29,2010 and August 26,2010 and recommended p.åü-ioury
approval; and

       \ryHEREAS, the Planning Commission has conducted a noticed public hearing and received
evidence regarding the application forthe Development Plan and CoastaiDevelopment permit; and

       WHEREAS, in accordance with the California Environmental
                                                                   Quality Act, the Community
Development Director has provided public notice of the intent of the City to adopt a Mitigateá
Negative Declaration (lvtND) for this project, and the Planning Commission has considered the
proposed Mitigated Negative Declaration, together with any comments received during the public
review process; and

        WHEREAS, the Planning Commission has reviewed the policies of the General
Plan/Coastal Plan, the Zoning Code standards and the State's Density Èonu, provisions that are
relevant to the project.
          NOW, THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS
    F'OLLOWS:

               l.   The Development Plan and Coastal Development Permit are approved making the
                    findings outlined in Attachment A.

           2'       The Development Plan and Coastal Development Permit shown in Attachment B are
                    approved subject to the conditions set forth in Attachment c.

           PASSED, APPROVED AND ADOPTED this             6th day   of December 2010, by the following
 vote:

 AYES:              COMMISSIONERS:

 NOES:              COMMISSIONER(S):

 ABSTAIN:           COMMISSIONER(S):




                                               Glenn La Fevers, Chair

ATTEST:



Jackie Campbell, Secretary

I hereby certìfy that theforegoing Resolution was duly nncl regularly íntroduced and adopted
øt a regular meeting of the Plønnìng Commßsion of the City of Carpìntería hetd the dh tlay
                                                                                           of
December 2010.




RESOLUTION NO. PC-IO.OI3
         Flores: December 6,2010
Casas de las
Page2
                                       ATTACHMENT A: FINDINGS


                                  PLANNING COMMISSION HEARING
                                    PROJECT NO. 10.1543.DP/CDP
                                          December 6,2010

                                             Casas de las Flores




 1.0         Administrative Findings

 The Planning Commission hereby incorporates by reference as though set forth in full all
 Community Development Department staff reports and attachmentslhereto presented to the
 Planning Commission and all comments made or received either orally or in writing at the public
 hearings on this project.

 1.1        Procedures

Pursuant to the California Coastal Act, the Administrative Regulations of the California
                                                                                         Coastal
Commission and the City's Local Coastal Program, it has been found that the process for public
review of the subject Local Coastal Development Permit has been properly conducted as follows:

       a.   An application for a Development Plan and Coastal Development permit was submitted
            on March 23,2010, and deemed complete and accepted by the City as being consistent
            with the applicable submittal requirements on August 11, 2010. Said application and all
            related material have been available for public review at City ofhces since the date of
            submittal.

       b.   The application has been evaluated and found to conform to the applicable zone district
            and to be consistent with the City's Local Coastal Program Land Ùse plan, the
                                                                                          State's
            Density Bonus provisions, the Interpretive Guidelines of the Coastal Commission and the
            California Coastal Act.

       c'   The project has been reviewed by the City's Planning Commissio n at aduly noticed
            public hearing which included, but is not limited to, mailed notice to all property owners
            within 300 feet of the subject properties, residents within 100 feet of tneìuU¡eci
            properties and publication in the local newspaper, The coastal view.



RESOLUTION NO. PC-IO-OI3
Casas de las Flores: December 6,2010
Page   3
 1.2        California Environmental Quality Act

      1.    The Planning Commission finds that the Mitigated Negative Declaration dated December
            6,2010 constitutes a complete, accurate, adequate and good faith effort at full disclosure
            under CEQA.

      2.    The Commission finds on the basis of the Mitigated Negative Declaration and any
            comments received that with the imposition of mitigation measures as conditions of
            approval, there is no substantial evidence that the project will have a significant effect on
            the environment. The Planning Commission further finds that the MND reflects the
            independent judgment of the City. The Planning Commission approves the MND and the
           Mitigation Monitoring and Reporting program contained therein.

      3.   The documents and other materials which constitute the record of proceeding upon which
           this decision is based are in the custody of the Planning Commission Secretary iocated at
           5775 Carpinteria Avenue, Carpinteria, CA.

 1.3       Development Plan Findings

      1. The proposed      development is in conformance with the provisions of the applicable zoning
           district, Local Coastal Plan and implementation programs, and General PIqn.

     As presented in the staff report prepared for the Planning Commission hearing of December
      6,2010, and herein incorporated by reference, with the granting of the applicant's request to
     allow a reduced number of parking spaces (79 total spaces provided) and a reduction in the
     required distance between three of the buildings pursuant to the provisions of Govemment
     Code $65915 and the Density Bonus regulations of the City's ZoningCode, the proposed
     development is in conformance with the provisions of the Commercial planned bevelopment
     with a Residential Overlay (CPD/R) Zone District of the City's ZoningCode and the City,s
     General Plan/Coastal Plan. The project involves the removal of the remaining 47 travel
     trailers at the Carpinteria Camper Park, several accessory structures and an adjacent single
     family dwelling, the merging of three lots and construction and operation of a 43-unit I00%
     affordable rental housing project for low and very-low income households . A 4,346 square
     foot community center and79 parking spaces are also provided. The density of the
     development would be 16 dwelling units per acre (43 units over 2.68 acres).

     2-    The   proposed development is sited and designed to avoid risks to life and property due to
           geologic, flood, or /ìre hazards and that the proposed density of development is consistent
           with these objectives.

     The Casas de las Flores project has been sited and designed to avoid risks to life and property
     due to geologic, flood, or ltre hazards as evidenced by information presented in the staff


RESOLUTION NO. PC-IO-OI3
Casas de las   Flores: December 6,2010
Page 4
       report prepared for the Planning Commission hearing of December 6,2010, and the Proposed
       Final Mitigated Negative Declaration dated December 6,2010, herein incorporated by
       reference. At only 16 units per acre, where up to 20 units per acre would be allowed, the
       proposed density of development is consistent with the objectives to avoid risks to life and
       property due to geologic, flood or Ttre hazards. All Fire District requirements will be met, the
       flrnished floor elevations of the structures will meet flood plain standards and a geologic
       report has been prepared to guide foundation design for the new residences.

       3.   The proposed development will not cause substontial environmental damage or substantially
            and avoidably injure fish or wildlife or their habitat.

       The Casas de las Flores project will not cause substantial environmental damage or
       substantially injure hsh or wildlife or their habitat as presented in the staff report prepared for
       the Planning Commission hearing of December 6,2010, and the Proposed Final Mitigated
       Negative Declaration dated December 6, 2070, herein incorporated by reference. The site plan
       incorporates a detention basin providing storm water treatment and storage. Project grading
       and drainage plans will incorporate storm water pollution prevention elements,
       biofilteribioswale systems and other Best Management Practices (BMPs) to intercept and
       effectively prohibit pollutants from discharging to the storm drain system. As set forth in the
       MND, all environmental impacts have been mitigated to less than significant levels.

       4.   The proposed development will not conflict with any recorded easements acquired by the
            public at large for access through the property or use of the property or any easements
            gronted to any public agency or required as a condition of approval.

       Review of the submitted Title Reports for the three subject properties and the conditions of
       approval required by the affected public agencies confirms that the proposed development
       will not conflict with any recorded easements. An existing easement through the Camper
       Park serving the single family dwelling to be removed, would be eliminated with the three-lot
       merger as it would no longer be needed. There has been no history of public use of the
       subject properties.

       5.   The proposed development will not adversely affect necessary community services and
            values including but not limited to trffic circulation, sewoge disposal,Jìre protection, water
            supply, and police protection.

       The project does not have the potential to adversely affect these services in that the services
       identified above are currently available to the project site and would continue to serve the 43-
       unit apartment project. Compared to the existing use of the property, the proposed project
       would not place an additional demand on community services significant enough to adversely
       affect the availability of these services. Agencies potentially affected by this project have
       been notified and have indicated an ability to serve the project. Requirements of the


RESOLUTION NO. PC. IO.OI3
Casas de las Flores: December 6, 2010
Page   5
      Carpinteria-Summerland Fire Protection District, Carpinteria Sanitary District, Carpinteria
      Valley Water District and City Public Works Director have been included in the pràject
      conditions of approval.

      6.   The proposed development will not be detrimental to the peace, health, safety, comþrt,
           convenience, property vqlues, or general welfare of the neighborhood.

      Because the project can be found consistent with the City's applicable laws and policies, it
      can be found that the project will not be detrimental to the peace, health, safety, òomfort,
      convenience, property values, or general welfare ofthe neighborhood as evidenced by
      information presented in the staff report prepared for the Planning Commission hearing of
      December 6,2010, and the Proposed Final Mitigated Negative Declaration dated December
      6,2010, herein incorporated by reference. The proposed I00 % affordable housing project is
      a considerable improvement over the existing housing conditions of the camper pu*.      ift.
      community aspects within the development will be beneficial for the neighbors and
      community at large as they improve the health, safety and education of the project residents.

     The project has been reviewed by the Architectural Review Board at public hearings to
     ensure architectural compatibility with surrounding development. The Board determined that
     the improvements would be compatible with the surrounding neighborhood in terms of size,
     density, height, design and scale as the surrounding neighborhoods include a mix of multi-
     family dwellings and other structures that are both one story and two-story in height with a
     mix of architectural styles that are compatible with the Mediterranean style of the new
     apartments.

1.4        Coastal Development Permit Finding

Pursuant to the California Coastal Act, the Administrative Regulations of the California Coastal
Commission and the City's Local Coastal Program, it has been found that the permit requested
may be issued based on the following finding.

     1. The proposed    development is in conformity with the City's certified Local Coastal program.

     The project involves the removal of the remaining 47 traveltrailers at the Carpinteria Camper
     Park, several accessory structures and an adjacent single family dwelling, the merging of
     three lots and construction and operation of a 43-unit 100% affordable rental housing project
     for low and very-low income households . A 4,346 square foot community center and,79
     parking spaces are also provided.

     As presented in the staff report prepared for the Planning Commission hearing of December
     6,2010, and herein incorporated by reference, with the granting of the applicant's request to
     allow a reduced number of parking spaces (79 total spaces provided) and a reduction in the


RESOLUTION NO. PC- IO-O I 3
         Flores: December 6,2010
Casas de las
Page 6
        required distance between three buildings for the proposed development pursuant to the
        provisions of Government Code $65915 and the Density Bonus regulatioìs of the City's
        Zonrng Code, the proposed development is in conformance with the provisions of the
        Commercial Planned Development with a Residential Overlay (CPD/R) Zone District of the
        City's Zoning Code and the City's General plan/Coastal plan.




RESOLUTION NO. PC.IO-O I3
Casas de las Flores: December 6, 2010
PageT
            ATTACHMENT B

Reduced Architectural and Civil Plan Sheets
                                                                                                                                                                                                            Pelkerl Group
                                                                                                                                                                                                           Archhæts, LLP




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                                              ATTACHMENT C:

                                      CONDITIONS OF APPROVAL


                                 PLANNING COMMISSION HEARING
                                   PROJECT NO. 1O-1543.DP/CDP
                                         December 6,2010

                                              Casas de las Flores


1.   This Development Plan and Coastal Development Permit approval is based upon and limited to
     compliance with the project description, the hearing exhibits dated December 6, 2010, and
     conditions of approval set forth below. Any deviations from the project description, exhibits or
     conditions must be reviewed and approved by the City for conformity with this approval.
     Deviations may require approved changes to the permit andlor further environmental review.
     Deviations without the above described approval will constitute a violation of permit approval,

     The project description is as follows:

     Peoples' Self-Help Housing Corporation proposes to construct and operate a 100%o affordable
     rental housing project for low and very-low income households. All of the existing 47 travel
     trailers at the Carpinteria Camper Park, several accessory structures and an adjacent single family
     dwelling would be removed. The single family dwelling and 17 of the travel trailers are currentiy
     occupied. Seven apartment buildings are proposed in a variety of two-story conf,rgurations,
     including 7 one-bedroom, 14 two-bedroom,12 three-bedroom flats and l0 three-bedroom
     townhomes. In all, 43 apartment units would be developed on 2.68 acres resulting in a density of
     16 units/acre. A community center to serve the residents is also proposed and would include
     administration offtces, an assembly room and kitchen, classroom and computer lab, exam and
     reception rooms for health screening and laundry facilities. The assembly room would open to a
     central common open space areavia a covered loggia and patio.

     The Mediterranean-style buildings are affanged around garden courts and play areas to foster a
     sense of community and to shelter the outdoor areas from highway noise. Ground floor units and
     townhouses are provided with additional private outdoor space. A landscaped stormwater
     treatment basin at the front of the site would provide additional noise and visual buffering from
     Highway 101. A driveway and79 uncovered parking spaces circle the perimeter of the site. A
     six-foot concrete block wall located along the northem property boundary would provide a buffer
     from adjacent agricultural uses.




     SB 565370 vl:007052 0192
 Two-way access into the site is provided at the Via Real street frontage through a gate at the
 southeast comer of the site. A fire access lane along the western perimeter of the site would
 provide additional emergency access. The additional gate at the southwest corner of the site is
 restricted to emergency vehicles and trash service trucks only. A half basketball court located at
 the northwest corner of the site doubles as vehicle turn-around.

 The2.68-acre project site is comprised of three separate parcels which will be merged into one
 lot. Project grading is estimated to be 2,300 cubic yards of cut and 1,000 cubic yards of f,rll. All
 overhead utility lines would be placed underground. An Encroachment Permit from the public
 Works Department would be required to construct site improvements, including a portion of the
 storm water treatment basin, paving and landscaping within the Via Real Right-of-Way.

The project would be developed pursuant to the Residential Overlay District of the City's Zoning
Code in addition to the State's Density Bonus provisions (Government Code Section 65915) and
the Bonus Density requirements of the City's ZoningCode. Two incentives or concessions have
been requested pursuant to these provisions:

     o d reduction in the required vehicular    parking spaces as the ZoningCode provisions
          require 94 spaces, with 43 of these covered. The proposal would include 79 uncovered
          spaces; and
     o d reduction in the required distance between buildings I and 7, and 6 and 7 as the Zoning
          Code requires a26'-5" and a 24'-4" separation, respectively; the proposal provides a l6-
          foot separation between these buildings.

The grading, development, use, and maintenance of the property, the size, shape, anangement,
and location ofstructures, parking areas and landscape areas, and the protection and preservation
of resources shall conform to the project description above and the hearing exhibits and
conditions of approval below, The property and any portions thereof shall be sold, leased or
financed in compliance with this project description and the approved hearing exhibits and
conditions of approval hereto. All plans (such as Landscape Plans) must be submitted for review
and approval and shall be implemented as approved by the City.

CEQA MITIGATION AND MONITORING

2. Aest-l        The design, scale and character of the project architecture and signage shall be
       compatible and blend harmoniously with vicinity development. Special attention shall be
       given to the gated pedestrian and automobile entries. Natural building materials and colors
       compatible with surrounding terrain (earthtones and non-reflective paints) shall be used on
       exterior surfaces of all structures. Plan Requirement and Timing: The applicant shall
       submit plans of the project for f,rnal review by the Architectural Review Board prior to
       approval of any Building Permit for physical development. Monitoring: CDD shall
       review submitted plans, provide direction to the ARB regarding this mitigation measure
       and site inspect during the construction phase.

RESOLUTION NO. PC. IO-O I3
Conditions of Approval
Casas de las   Flores: December 6,2010
Page2 of 17
 J.     Aest-2      Covered trash and recycling storage areas shall be installed which are
        architecturally compatible with the project design. The storage areas shall be enclosed with
        a solid wall of sufficient height to screen the areas and include a solid gate. The storage
        areas shall be maintained in good repair. Plan Requirement: Location and design of trash
        and recycling storage areas shall be denoted on project plans. Timing: Trash and recycling
        storage areas shall be installed prior to occupancy clearance. Monitoring: CDD shall
        inspect prior to occupancy clearance.

 4.     Aest-3 Any exterior night lighting installed on the project site shall be of low intensity,
        low glare design, minimum height, and shall be hooded to direct light downward onto the
        subject parcel and prevent spill-over onto adjacent parcels. Plan Requirements: The
        locations of all exterior lighting f,rxtures shall be depicted on a Lighting Plan to be reviewed
        and approved by CDD with input from the ARB. Monitoring: CDD and ARB shall review
        a Lighting Plan for compliance with this measure prior to approval of a building permit for
        structures. cDD shall site inspect prior to occupancy clearance.

 5.    Aest-4     The developer shall keep the construction site tidy and shall clear the project site
       of all excess construction debris. Plan Requirement: This requirement shall be noted on
       final building plans. Timing: Debris clearance shall occur prior to occupancy clearance.
       Monitoring: cDD shall site inspect prior to occupancy clearance.

6.     Aest-5    The developer shall make the Mexican Fan Palms available to wholesale palm
       nurseries or individuals interested in relocating them offsite before they are removed from
       the site. Plan Requirement and Timing: The developer's efforts to contact wholesale
       nurseries regarding the palms shall be documented to CDD prior to the issuance of a
       Grading Permit. Monitoring: CDD shall review the contact information and veri$ that an
       elfort has been made to offer the palms for relocation prior to the issuance of a Graàing
       Permit.

7.     Ag-1       All project leaseagreements shall include a notification alerting future
       tenants that the property is located adjacent to property zoned and planned for
       agricultural uses and that any inconvenience or discomfort from properly conducted
       agricultural operations including noise, odors, dust and chemicals will not be
       deemed a nuisance. A notif,rcation shall also be provided to Santa Barbara County
       Planning and Development to be noted on the Assessor's parcel pages.

8.     AQ-l      If the construction site is graded and left undeveloped for over three weeks, the
       applicant shall employ the following methods immediately to inhibit dust generation:
         a. seeding and watering to revegatate graded areas; and/or
         b. spreading of soil binders; andlor
         c. any other methods deemed appropriate by community Development.
RESOLUTION NO. PC.IO-OI3
Conditions of Approval
Casas de las Flores: December 6,2010
Page3oflT
         Plan Requirements: These requirements shall be noted on all plans. Timing: plans are
         required prior to issuance of a Grading or Building Permit. Monitoring: Grading
         lnspector shall perform periodic site inspections.

 9.        AQ-2        Dust generated by the development activities shall be kept to a minimum with a
               goal of retaining dust on the site by lollowing the dust control measures listed below.
               During clearing, grading, earth moving, excavation or transportation of cut or fill
               materials, water trucks or sprinkler systems shall be used to prevent dust from leaving
               the site and to create a crust after each day's activities cease.
               a. During construction, water trucks or sprinkler systems shall be used to keep all
                    areas of vehicle movement damp enough to prevent dust from leaving the site. At a
                    minimum, this shall include wetting down such areas in the late moming and after
                    work is completed for the day, and whenever wind exceeds 15 miles per hour.
               b. Soil stockpiled for more than two days shall be covered, kept moist oi treated with
                    soil binders to prevent dust generation.

           Plan Requirements: All requirements shall be shown on grading and building plans.
           Timing: Condition shall be adhered to throughout all grading and construction
           activities. Monitoring: CDD shall ensure measures are on plans. Grading and
           Building Inspectors shall spot check and ensure compliance onsite. ApCDinspectors
           shall respond to nuisance complaints.

 10.      AQ-3    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
           off-site. Their duties shall include holiday and weekend periods when work may not be
           in progress. Plan Requirements: The name and telephone number of such persons
           shall be provided to the APCD and the Community Development Departm.ni. Ti-ing,
            The dust monitor shall be designated prior to issuance of a Grading or Building permit.
           Monitoring: CDD shall contact the designated monitor as necessary to ensure
           compliance with dust control measures.

11.       AQ-4    The following energy-conserving techniques shall be incorporated unless the
           applicant demonstrates their infeasibility to the satisfaction of CDD staff:
           a. installation of low NO* residential and commercial water heaters and space
                heaters per specihcations in the Air euality Attainment plan;
           b. installation of heat transfer modules in furnaces;
           c. use of light colored water-based paint and roof,rng materials;
           d. installation of solar panels for residential water heating systems and other
                facilities and/or the use of water heaters that heat water only on demand;
           e. use of passive solar cooling/heating;
           f. use of natural lighting;

RESOLUTION NO. PC-IO-OI3
Conditions of Approval
Casas de las   Flores: December 6,2010
Page 4 of 17
            g.      use of concrete or other non-pollutant materials for parking lots instead of asphalt;
           h.       installation of energy efficient appliances;
           i.       installation of energy eff,rcient lighting;
           j.       use of landscaping to shade buildings and parking lots;
           k.       installation of sidewalks and bikepaths;
           l.       installation of covered bus stops to encourage use of mass transportation.

          Plan Requirements and Timing: The applicant shall incorporate the listed provisions
          into building and improvement plans or shall submit proof of infeasibility priãr to
          approval of a Building Permit. Monitoring: Building Inspector shall site inspect to
          ensure development is in accordance with approved plans prior to occupancy õl.urun"..
          Planning staff shall veri$ landscape installation in accordance with approved landscape
          plans.

 t2.      AQ-5 The following      Diesel Exhaust Control Measures should be implemented
          during construction activities:
          a. Diesel construction equipment meeting the California Air Resources Board's current
               emission standards for off-road hear,y-duty diesel engines shall be used.
          b.   The engine size of construction equipment shall be the minimum practical size.
          c,   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.
         d.    Construction equipment shall be maintained in tune per the manufacturer,s
               specifications.
         e. Construction equipment operating onsite shall be equipped with two to four degree
               engine timing retard or pre-combustion chamber engines.
         f' Catal¡ic convetters shall be installed on gasoline-powered equipment, if feasible.
         g' Diesel catalT4ic converters, diesel oxidation catalysts and diesel particulate hlters as
              certified and/or verified by EPA or California shall be installed on equipment
              operating onsite.
         h. Diesel powered equipment should be replaced by electric equipment whenever
              feasible.
         i. State law requires that idling of heavy-duty diesel trucks during loading and
              unloading shall be limited to five minutes; auxiliary power units should be used
              whenever possible.

         Plan Requirements: All requirements shall be shown on grading and building plans.
         Timing: Condition shall be adhered to throughout all grading and construction activities.
          Monitoring: CDD shall ensure measures are on plans. Grading and Building Inspectors
         shall spot check and ensure compliance onsite.



RESOLUTION NO. PC-       I   O.O   I3
Conditions of Approval
Casas de las Flores: December       6,2010
Page 5 of 17
 13.       AQ-6   Mechanical ventilation systems with high efficiency filters for particulates
          (MERV-13 or higher) shall be incorporated into the new apartment structures to mitigate
          exposure to particulates and other pollutants associated with the adjacent highway. plan
          Requirements and Timing: The mechanical ventilation systems shall be shown on
          building plans. Monitoring: CDD shall ensure the ventilation systems are on plans.
          Building Inspector shall ensure compliance onsite.

 t4.      Bio-l   The proposed planting plan along the western property boundary shall be reviewed
          once more at final review by the Architectural Review Board for compatibility with the
          adjacent willow stand and proposed vegetated swale filter. Fruit or citrus trees should be
          considered as a replacement to the current proposal. To the extent possible, volunteer
          willows propagating within the swale after construction shall be allowed to remain as
          long as they do not do not significantly obstruct with the flow of water in the swale or
          interfere with the adjacent access driveway. Plan Requirement and Timing: The
          applicant shall submit plans of the project for final review by the Architectural Review
          Board prior to approval of a Grading Permit. Monitoring: CDD shall review submitted
          plans, provide direction to the ARB regarding this mitigation measure and site inspect
          during the construction phase.

 15.      Bio-2 If vegetation clearing or other project construction is to be initiated during the bird
          breeding season (March I through September 15 and December 1 through July I for
         raptors), a pre-construction survey shall be conducted by a qualihed ornithologist or
         biological monitor approved by or working directly for the City. The survey shall include
         anarea of 500 feet from the proposed construction. If raptors are observed nesting within
         500 feet of construction/grading areas, or if other bird species are observed nesting within
         300 feet ofconstruction/grading areas, the breeding habitalnest site shall be buffered
         from construction activities by a fence and the buffer area shall not be disturbed until the
         nest becomes inactive. Plan Requirements: The above measure shall be noted on all
         grading and construction plans. Timing: The survey shall occur no earlier than l4 days
         and no later than three days prior to initial construction or grading activity. Monitoring:
         The survey report to be provided to CDD prior to the initiation of construction.


16-      CulRes-1: In the event archaeological remains are encountered during grading, work
         shall be stopped immediately or redirected until a CDD-qualified archaeologist and
         Native American representative are retained by the applicant to evaluate the significance
         of the find pursuant to Phase 2 investigations of the City Archaeological Guidelines. If
         remains are found to be significant, they shall be subject to a Phase 3 mitigation program
         consistent with City Archaeological Guidelines and funded by the applicant. plan
         Requirements/Timing: This condition shall be printed on all building and grading
         plans. Monitoring: CDD shall check plans prior to issuance of a Grading or Building
         Permit and shall spot check in the field.

RESOLUTION NO. PC-IO-O I3
Conditions of Approval
Casas de las Flores: December   6.2010
Page 6 ol l7
  17.       Geo-l   Structures shall be designed to earthquake standards of the Uniform Building
            Code Seismic Zone 4. Plan Requirements and Timing: Prior to plan check, the
            applicant shall submit building plans indicating standards to the satisfaction of the
            Building and Safety Division. Monitoring: Building Inspector shall site inspect prior
            to occupancy clearance.

 18.       Geo-2 Project consttuction and grading shall comply with all recommendations
           outlined in the Preliminary Foundation Investigation (August 14,2006) and Update
           (March 1, 2010) prepared by Pacihc Materials Laboratory of Santa Barbara, Inc. and any
           subsequent report, to the satisfaction of the City Engineer and Building Inspector. plan
           Requirements: Grading and building plans shall include all required
                                                                                  -"uru... u,
           determined by the City Engineer and Building Inspector. Monitoring: The City
           Engineer and/or Building Inspector shall site inspect during grading. The City Building
           Inspector shall ensure that all recommendations are implemented during consiruction, by
           conducting periodic site inspections during and at the completion of construction.

 t9.      Wat-1 The project has been designed to provide for on-site storm water treatment and
         detention. The detention basin and supporting facilities shall be maintained for the life of
         the project by the property ownerþroperty manager. An interpretive sign acceptable to
         CDD shall be installed, describing the function of a bioswale and the importance of
         protecting runoff water quality. Plan Requirements: A Final Drainage plan showing
         the location and design of the storm water treatment/detention basin and site
         infrastructure shall be submitted to Public Works for review and approval prior to the
         issuance of building permits for the structures. Timing: The treatment/detention system
         shall be installed (landscaped and irrigated subject to Public Works approval) prior to
         occupancy clearance. Monitoring: CDD shall site inspect for installation and
         maintenance of landscaping and signage. Public Works approval is required on final
         grading/drainage plans.

20.      Wat-2 The applicant shall submit proof of exemption or a copy of the Notice of Intent to
         obtain coverage under the Construction General Permit of the National pollutant
         Discharge Elimination System issued by the California Regional Water
                                                                                  euality Control
         Board. Plan Requirements and Timing: Prior to issuance of a Building permit, the
         applicant shall submit proof of exemption or a copy of the Notice of Intent and shall
         provide a copy of the required Storm Water Pollution Prevention Plan (SV/ppp) to public
         Works. A copy of the SWPPP must be maintained on the project site during grading and
         construction activities. Monitoring: Public Works shall review the documentation prior
         to issuance of a Building Permit. Public Works shall site inspect during construction for
         compliance with the SWPPP.



RESOLUTION NO. PC-IO.OI3
Conditions of Approval
Casas de las Flores: December 6,2010
PageT of l7
 2t.       Wat-3 Construction materials and waste such as paint, mortar, concrete slurry, fuels, etc.
           shall be stored, handled and disposed of in a manner which minimizes the poiential for
           storm water contamination. PIan Requirements and Timing: Bulk storage locations
           for construction materials and any measures proposed to contain the materiãls shall be
           shown on the grading plans submitted to Public Works for review prior to issuance of a
           Building Permit. Monitoring: Public works shall site inspect prior to the
           commencement and as needed during all grading and construction activities.

 22.         Wat-4              A combination of structural and non-structural Best Management practices
              (BMPs) (e.g., bioswales, storm drain filters, permeable pavement, etc.) shall be
              installed to effectively prevent the entry of pollutants from the project site into the
              storm drain system during and after development. Special attention shall be paid in the
              vicinity of the half basketball court as residents will be allowed to wash theiiown cars
              in this area. Plan Requirements: The applicant shall submit and implement a Storm
              Water Quality Management Plan (SWQMP). The SWQMP shall include rhe following
              elements: identification of potential pollutant sources that may affect the quality of the
              storm water discharges; the proposed design and placement of structural and non-
              structural BMPs to address identified pollutants; a proposed inspection and
             maintenance program; and a method for ensuring maintenance of all BMps over the life
             of the project. The approved measures shall also be shown on site, building and
             grading plans. Records of maintenance shall be maintained by the landowner /
             apartment manager. Timing: Prior to issuance of a Building Permit, the SWeMp shall
             be submitted to CDD and Public Works. All measures specified in the plan shàll be
             constructed and operational prior to occupancy clearance. Filters/inserts shall be
             installed prior to issuance ofoccupancy clearance and shall be cleaned using approved
            methods at least twice a year, once immediately prior to November I (before tñe start of
            the rainy season) and once in January. Maintenance records shall be submitted to CDD
            on an annual basis prior to the start ofthe rainy season and for five years thereafter.
            After the fifth year, the records shall be maintained by the landowner / apartment
            manager and be made available to CDD or Public Works on request. Monitoring:
            CDD and Public Works shall site inspect prior to occupancy clearance to ensure
            measures are constructed in accordance with the approved plan and periodically
            thereafter to ensure proper maintenance.

23.         Wat-5         Best available erosion and sediment control measures shall be
           implemented before grading and construction. Best available erosion and sediment
           control measures may include but are not limited to use of sediment basins, gravel bags,
           silt fences, geo-bags or gravel and geotextile fabric berms, erosion control blankets, cãir
           rolls, jute net and straw bales. Storm drain inlets shall be protected from sediment-
           laden waters by use of inlet protection devices such as gravel bag barriers, filter fabric
           fences, block and gravel filters, and excavated inlet sediment traps. Sediment control


RESOLUTION NO. PC.I     O-O   I3
Conditions olApproval
Casas de las Flores: December   6.20t0
Page 8 ol t7
             measures shall be maintained for the duration of the grading period and until graded
             areas have been stabilizedby structures, long-term erosion control           oi
                                                                                  -.urrr..,
             landscaping. Construction wash water shall not be discharged to the storm drains,
             street, drainage ditches, creeks or wetlands. The location of the washout area shall be
             clearly noted at the construction site with signs. Construction entrances and exits shall
             be stabilized using gravel beds, rumble plates, or other measures to prevent sediment
             from being tracked onto adjacent roadways. Any sediment or other materials tracked
             off site shall be removed the same day as they are tracked using dry cleaning methods.
             Plan Requirements: An erosion and sediment control plan shall be submitted to and
             approved by CDD and Public Works prior to issuance of a Grading or Building permit.
              The plan shall be designed to address erosion and sediment control during all phases of
             development of the site. Timing: The plan shall be implemented prior to the
             commencement of grading/construction. Monitoring: CDD and Public Works shall
             perform site inspections throughout construction.

 24.        Wat-6         The applicant shall limit excavation and grading to the dry season of the
            year (April l5 to November 1) unless an approved erosion and sediment control plan
                                                                                                    is
            in place and all measures therein are in effect. All exposed graded surfaces shall be
            reseeded with ground cover vegetation to minimize erosion. Plan Requirements: This
            requirement shall be noted on all grading and building plans. Timing: Graded surfaces
            shall be reseeded within three weeks of grading completion, with the exception of
            surfaces graded for the placement of structures. These surfaces shall be reseeded if
            construction of structures does not commence within three weeks of grading
            completion. Monitoring: CDD andlor Public Works shall site inspect during grading
            and three weeks after grading to verify reseeding and to verify the construction has
            commenced in areas graded for placement of structures.

25.         Wat-7         To prevent illegal discharges to storm drains, onsite storm drain inlets
            shall be labeled to advise residents that the storm drain discharges to the ocean and that
            dumping waste is prohibited (e.g., "Don't Dump Drains to Ocean"). The information
                                                               -
            shall be provided in English and Spanish. Plan Requirements and Timing: Location
            of storm drain inlets to be labeled shall be shown on site, building and grading plans
            prior to approval of grading permits. Labels shall be installed prior to occupancy
            clearance. Standard labels are available from Public Works or other label designs shall
            be shown on the plans and submitted to CDD prior to approval of grading p..¡1itr.
            Monitoring: cDD shall site inspect prior to occupancy clearance.

26.         Noise-l   The façades of the units facing Highway 101 shall be constructed to the
            following standards presented in Appendix B of the on-site acoustic study prepared by
            David Dubbink Associates (March 4,2010):

              o    Air conditioning or mechanical ventilation systems shall be installed   so that

RESOLUTION NO. PC. IO-O I 3
Conditions of Approval
Casas de las Flores: December   6,2010
Page 9 of l7
                           windows in exposed units can remain closed;
                      '    Doors shall be solid core with sweeps and seals that make a positive closure;
                      ¡    Exterior walls consisting of stucco or brick veneer or wood siding with a /2"
                          minimum thickness fiberboard ("soundboard") under layer may also be used;
                      o   Interior wallboard shall be /z" thick or greater;
                      o   Conventional window glass in both windows and doors shall not exceed 20Yo of
                          the floor area in a room. An increased opening size will be permitted if the
                          window assembly conforms to the speciñcations providing a greater than 30 dB
                          NLR;
                  o       Voids around windows shall be filled with insulation and wood blocking, and the
                          perimeter of windows thoroughly caulked;
                  ¡       Vents and openings shall be minimized on the sides of the buildings exposed to
                          the road; if vents are required, they should be designed with acoustical baffles;
                          and
                  o       A six-foot wall made of wood, stucco or masonry shall be constructed   as indicated
                          on the site plan (Figure 2) of the acoustic study.

            Plan Requirements and Timing: These measures shall be shown on the building plans
            prior to the issuance of building permits. Monitoring: CDD shall ensure the measures
            are shown on the plans and constructed per plans in the field.

27.        Noise-2     Construction activity for site preparation and for future development shall be
           limited to the hours between 7:00 a.m. and 4:00 p.m., Monday through Friday. No
           construction shall occur on State holidays (e.g. Thanksgiving, Labor Day). Construction
           equipment maintenance shall be limited to the same hours. Non-noise generating
           construction activities such as interior painting are not subject to these restrictions.
           Stationary construction equipment that generates noise which exceeds 65 dBA at the
           project boundaries shall be shielded to CDD's satisfaction and shall be located away from
           occupied residences. Plan Requirements: Two signs stating these restrictions shall be
           provided by the applicant and posted onsite. Timing: Signs shall be in place prior to the
           beginning of and throughout all grading and construction activities. Vioiations may result
           in suspension of permits, Monitoring: Building Inspector shall spot check and respond
           to complaints.

28.       Tra-    IIn order to facilitate public transit for project residents, improvements to the bus
          stop located on Via Real just east of the project site, including installation of a shelter,
          shall be provided. Plan Requirements ancl Timing: Bus stop improvements shall be
          shown on plans submitted for project grading and development. Improvements are subject
          to review and approval by CDD and MTD. Improvements shall be installed prior to
          occupancy clearance. Monitoring: CDD shall f,reld verifii installation as to plan.



RESOLUTION NO. PC- IO-O          I3
Conditions of Approval
Casas de las   Flores: December 6,2010
Page   l0 ol l7
 29. SW-l          Demolition and/or excess construction materials shall be separated onsite for
           reuse/recycling or proper disposal (e.g., concrete asphalt). During grading and
           construction, separate bins for recycling of construction materials and brush shall be
           provided onsite. Plan Requirements: This requirement shall be printed on grading and
           construction plans. Applicant shall provide Public Works with receipts for recycled
           materials or for separate bins. Timing: Materials shall be recycled as necessary
           throughout construction. All materials shall be recycled prior to occupancy clearance.
           Monitoring: Public Works shall review receipts prior to occupancy clearance.

 DEVELOPMENT PLAN

 30.    Approval of the Final Development Plan shall expire one year after approval by the
        Planning Commission, unless prior to the expiration date, substantial physical construction
        has been completed on the development or a time extension has been applied for by the
        applicant. The decisionmaker with jurisdiction over the project may, upon good cause
        shown, grant a time extension.

31.     If the applicant requests   time extension for this permit, the permit may be revised to
                                          a
        include updated language to standard conditions and/or mitigation measures and additional
        conditions and/or mitigation measures which reflect changed circumstances or additional
        identif,red project impacts. Mitigation fees shall be those in effect at the time of issuance of
        a Building Permit.

J¿.    No permits for development, including grading, shall be issued prior to merger of ApNs:
       004-013-018, -019 and -020.
aa
JJ.    The applicant shall obtain hnal review from the Architectural Review Board prior to
       issuance of a Building Permit.

34.    The applicant shall provide 100% of the 43 apartment units for occupancy by low or very-
       low-income households consistent with the provisions of Govemment Code
                                                                                  $65915
       (Density Bonus) for a minimum of 55 years from the issuance of occupancy clearance.
       Plan Requirements and Timing: Prior to issuance of a Building Permit the applicant shall
       enter into and record an Agreement to Provide Affordabte Housing based on the City's
       model document and subject to the review and approval of CDD and the City Attomey.

35     In compliance with the Water Conservation in Landscaping Act of 2006 (Assembly Bill
       1881, Laird) and chapter 15.90 of the city's Municipal code: water Efficient
       Landscaping, a Landscape Documentation Package containing the following elements shall
       be prepared by a design professional: pRolect TFoRMATToN; wATER EFFTcTENT LANDSCApE
       WORKSHEET; SOIL MANAGEMENT REPORT; LANDSCAPE DESIGN PLAN; IRRICATION DESIGN
       PLAN; and cnRoruc DESIGN PLAN. The preparation of a Certificate       of Completion

RESOLUTION NO. PC- IO.O I3
Conditions of Approval
Casas de las   Flores: December 6, 2010
PageltoflT
          containing the following elements shall also be prepared by a design professional:
          cERTIFICATION oF INSTALLATTON (per the approved plan); FrNAL sorLS TNF9RMATT9N;
          IRRTGATION SCHEDULING PARAMETERS; MAINTENANCE SCHEDULES;and TRzuceTIoN AUDIT
          REPORT. Plan Requirements and Timing: Prior to approval of a Building Permit, the
          applicant shall submit a Landscape Documentation Package to the CDD for review and
          approval. The CDD shall send a copy of the Documentation Package to the Carpinteria
          Valley Water District. The applicant shall enter into an agreement with the City to install
          required landscaping and inigation and maintain required landscaping for the life of the
          project. Subsequent to installation of the approved Grading, Landscape and Irrigation
          Plans, the applicant shall submit a Certificate of Completion to CDD for review and
          approval. The Landscape Documentation Package and Certificate of Completion forms are
          available at the CDD, and are required to be approved by the CDD prior to Occupancy
          Clearance. Monitoring: CDD shall conduct site visits to ensure installation and
          maintenance of landscape and inigation.

 GENERAL ENGINEERING CONDITIONS

 36.      The applicant shall submit grading, drainage and street improvement plans prepared by a
          California Registered Civil Engineer. Said plans shall include but not be limited to street,
          utility, and storm drain improvements and shall be submitted to the Community
          Development Department for review and approval prior to issuance of a building or grading
          permit.

)t.       A Plan Check fee deposit shall accompany the initial Grading and/or Improvement plan
          submittal. The plan check fee deposit shall be the amount shown in the current fee
          schedule.

38.       Prior to issuance of Engineering Permits, an Engineering Cost Estimate shall be submitted
          with the Grading and Improvement Plans. Each page of the Cost Estimate shall be signed
          and stamped by the applicant's engineer.

39.    Prior to or issuance of building permits, faithful performance and labor and material bonds
       (each to be 100% of the City Engineer's estimate) shall be filed with the City to cover all
       public improvements and any onsite grading and retaining walls. A cash deposit in the
       amount of l0% of the bond amount shall be submitted with each bond.

40.    Prior to issuance of a Building Permit, the applicant shall submit plans and calculations as
       required for all necessary Engineering permits. Said permits include, but are not limited to,
       Street Construction, Excavation in the public right-of-way, Grading and Encroachment.

41.    Development shall be undertaken in accordance with conditions and requirements of the
       State of California Regional Water Quality Control Board. Project Grading and Storm

RESOLUTION NO. PC- IO-013
Conditions of Approval
Casas de las Flores: December 6. 20 l0
Page 12   of   17
        Drain Improvement Plans shall identify and incorporate Best Management practices
        (BMPs) appropriate to the uses conducted onsite and during construction to effectively
        mitigate storm water pollution; and

 42.    Permanent Storm Water Management Measures shall be shown on the Grading/Drainage
        Plans per the requirements of the City's adopted County of Santa Barbara Storm Water
        Management Plan. This project falls under the Tier 3 Category.

 43.    At the time of acceptance of public improvements, the applicant shall submit     a set   of
        "Record Drawings" showing any and all changes made to the design plans during the
        construction period. The "Record Drawings" shall be the original construction tracings or
        permanent mylar copies of a quality acceptable to the city Engineer.

 UTILITIES

 44-    Prior to occupancy of the project, all new and existing utility services shall be placed
        underground and completed prior to any paving required for the project. No new utility
        poles shall be installed.

 45.   Existing overhead transmission and distribution lines located along the edges of the
       property shall be placed underground. The undergrounding shall extend along the project
       street frontage to the nearest utility pole(s) outside of the project limits. Feed points shall
       be as approved by the City Engineer. All costs of undergrounding existing utiìity lines and
       service laterals shall be borne by the applicant.

46.    Existing and proposed easements for all utilities shall be located and described on the
       engineering plans or the architectural drawings prior to issuance of building permits.

47.    Separate electric meters shall be installed for each unit unless a'gang' meter is approved by
       Southern Califomia Edison. Electric meters shall be shown on plans submitted for Uuitaing
       permit to be checked by the City building permit plan checker.

STREET IMPROVEMENTS

48. Plans shall be submitted for frontage improvements        on Via Real prior to issuance of
       building permits for review by the City Engineer. Frontage improvements, including
       monolithic six-inch curb, I 8" or 24"-gutter, six-foot wide minimum sidewalk, handicap
       ramp(s), driveway aprons, paving, street lights, fire hydrants, street signs, street trees, and
       other facilities as determined by the Planning Commissior., are to be installed in
       confotmance with the standards, specifications, and policies of the City at the locations
       shown on the improvement plans. Unless otherwise specihed, the City utilizes the County
       of Santa Barbara Engineering Standards.
RESOLUTION NO. PC- IO.OI        3
Conditions of Approval
Casas de las Flores: December   6,2010
Page 13 of 17
 49.    Paving and curbs and gutters shall transition into existing public improvements as required
        by the City Engineer. Plans shall be submitted prior to issuance of building permits for
        review by the City Engineer. Construction shall be completed prior to issuance of
        Certifi cate of Occupancy.

 50.    A Street Construction and/or Excavation Permit shall be obtained from the City Engineer
        prior to any construction within the street right-of-way.

 51.    All improvements in the public right of way shall be completed to the satisfaction of the
        City Engineer prior to the issuance of a Certificate of Occupancy by the Community
        Development Department.

 52.    Prior to the release of any securities, a Notice of Completion for all public improvements
        shall be presented to and accepted by the City Council.

 GRADING

 53.   A Soils Report (two copies) shall  be submitted with Improvement plans and
        Grading/Drainage Plans for review and approval by the City Engineer. The Soils Report
        shall be prepared by a California Registered Geologist or Soils Engineer and submitted to
       the Community Development Department. The Report shall address soils engineering and
       compaction requirements, R-values, and other soils and geology related issues (including
       liquefaction) and shall contain recommendations as to foundation design, retaining wall
       design, and paving sections, where applicable for the project.

54.    At the time that Improvement and./or Grading and Drainage Plans are submitted for review
       and approval by the City Engineer, hydrology/hydraulic calculations shall be submitted by
       the applicant's engineer determining the adequacy of the proposed drainage system and the
       adequacy of the existing downstream system. A rain fall frequen cy of 25 years shall be
       used for sizing piping and inlet structures. If no overland escape is available, 1QQ-year
       flows shall be used as the basis of design. Santa Barbara County Engineering Design
       Standards shall be used. Storm water run-off shall be conducted to the public street in a
       safe and adequate manner per Santa Barbara County Standards. Easements required for
       drainage shall be described and shown on the Improvement prans.

55.    Prior to performing any grading, the developer shall obtain a Grading Permit from the City
       Engineer, in accordance with Chapter 8.36 of the Carpinteria Municipal Code, and pay thå
       required grading permit deposits/fees. For all projects over one acre in size, aseparate
       Grading Permit is required to be obtained from the State Water Resources Control Board.




RESOLUTION NO. PC- IO-O I3
Conditions olApproval
Casas de las Flores: December   6,2010
Page 14 ol t7
  56.   An Erosion and Sediment Control Plan must be prepared and submitted to obtain the
        necessary Grading Permit from the City Engineer prior to any grading activity.

 FEMA REQUIREMENTS
 57.    The project is subject to the City's Floodplain Ordinance. Prior to issuance of building
        permits, the applicant shall be responsible for proving that the project complies with said
        ordinance.

 58.    Prior to occupancy clearance, the applicant shall provide an elevation certihcate for review
        and approval by the City Engineer.

 CITY RULES & REGULATIONS/LEGAL REQUIREMENTS

 59.    Before using any land or structure, or commencing any work pertaining to the erection,
        moving, alteration, enlarging, or rebuilding of any building, structure, or improvement, the
        applicant shall obtain a Building Permit. These Permits are required by ordinance and are
        necessary to ensure implementation of the conditions required by the Planning
        Commission. Before any Permit will be issued by Community Development, the applicant
        must obtain written clearance from all departments having conditions; such clearance shall
        indicate that the applicant has satisf,red all pre-construction conditions. A form for such
        clearance is available from Community Development.

60.     Inclusion of edible landscaping and/or potential plots for residents to cultivate their own
        gardens is encouraged and should be incorporated in the landscape plan.

6t.     Landscape Requirements: Two performance securities shall be provided by the applicant
        prior to issuance of a Building Permit; one equal to the value of installation of landscaping,
        inigation walls, and fences, in accordance with the approved Landscape plan (labor and
       materials) and one equal to the value of maintenance of the Landscape Plan for two years.
       The amounts must be accepted by CDD. Changes to approved Landscape plan may require
       a substantial conformity determination or an approved change to the plan. The installation
       security shall be released upon satisfactory installation of all landscape items. If plants and
       inigation have been established and maintained, CDD may release the maintenance security
       two years after installation. If such maintenance has not occurred, the plants or
       improvements shall be replaced and the security held for another year. If the applicant fails
       to either install or maintain according to the approved plan, CDD may collect the security
       and complete work on the subject property. Monitoring: CDD shall inspect landscaping
       and improvements for compliance with approved plans prior to authorizing release of both
       installation and maintenance securities.

62.    Landscaping shall be maintained for the life of the project.


RESOLUTION NO. PC- tO-O     I   3
Conditions of Approval
Casas de las Flores: December   6,2010
Page 15 of 17
 63.    The applicant or successor shall clean up any graffiti on the property within 72 hours. If the
        problem persists, as determined by Community Development, a plan for preventing
        recuffence shall be submitted to Community Development for review and approval, and
        shall be implemented as approved. Suggested anti-graffiti measures include the use of
        vertical landscaping or vines along affected wall surfaces and/or the use of anti-graffiti
        paint.

 64.    Compliance with Departmental letters required as follows:
           a. Carpinteria Sanitary District dated May 4,2010
          b. Carpinteria Valley Water District dated November 30,2010
          c. Carpinteria-Summerland Fire Protection District dated April 19, 2010
          d. Air Pollution Control District dated November I 7,2010
 65.   All applicable f,rnal conditions of approval shall be printed in their entirety on applicable
       pages of grading/construction or building plans submitted to CDD. These shall be
       graphically illustrated where feasible.

66.    Applicant shall ensure that the project complies with all approved plans and all project
       conditions including those which must be monitored after the project is built and occupied.
        To accomplish this, applicant agrees to contact CDD at least two weeks prior to
       commencement of construction activities to schedule an onsite pre-construction meeting
       with the owner, other agency personnel and with key construction personnel.

67.    Prior to issuance of a Building Permit, the applicant shall provide a signed copy of the
       Conditions of Approval on a form acceptable to Community Development. Such form may
       be obtained from the CDD office.

68.    Prior to issuance of a Building Permit the applicant shall pay all applicable CDD permit
       processing fees in full.

69.    The applicant shall complete a School District sign-off form, which may include payment
       of applicable School Mitigation Fees, prior to issuance of building permit.

70.    In accordance with Chapter 15.80 of the Carpinteria Municipal Code, the applicant shall
       pay a Development Impact Fee to the City prior to Occupancy Clearance, The amount of
       the fee will be determined at the time permits are issued.

71.    Any change of use in the proposed buildings or structures shall be subject to environmental
       analysis and appropriate review by the City including Building Code compliance.



RESOLUTION NO. PC-IO-O I3
Conditions olApproval
Casas de las Flores: December   6,2010
Page 16 ol I 7
 72.    Developer shall defend, indemni$'and hold harmless the City or its agents, officers and
        employees from any claim, action or proceeding against the City or its agents, ofhcers or
        employees, to attack, set aside, void or annul, in whole or in part, the City's approval of the
        Development Plan and Coastal Development Permit. In the event that the City fails
        promptly to noti$r the applicant of any such claim, action or proceeding, or that the City
        fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no
        fuither force or effect.

 t).
 -a
       In the event that any condition imposing a fee, exaction, dedication or other mitigation
       measure is challenged by the project sponsors in an action filed in a court of law or
       threatened to be f,rled therein which action is brought within the time period provided for by
       law, this approval shall be suspended pending dismissal of such action, the expiration of the
       limitation period applicable to such action, or f,rnal resolution of such action. If any
       condition is invalidated by a court of law, the entire project shall be reviewed by the City
       and substitute conditions may be imposed.




                    I HAVE READ AND UNDERSTOOD, AND I WILL COMPLY
                    WITH ALL ABOVE STATED CONDITIONS OF THIS PERMIT




                         Applicant/Property Owner                            Date




RESOLUTION NO. PC-I O-OI3
Conditions of Approval
Casas de las Flores: December 6. 2010
Page 17 of 17
                  Ca rp      i   nteria         Sa n ita        ry D stri cti

                                 5300 Sixth Street, Carpinteria, CA 93013
                (8051 684-7214   .   Admin Fax (805) 684-7213   .   Plant Fax (805) 566'6599



                                                                                      RËCËIVËD
Moy 4, 2010
                                                                                               l4l,]   0 ¿l   2Û1il

Mr. Steve Goggio                                                                      COMMUN¡TY DEVELOPMENT
Cily of Corpinierio                                                                             DEPARTMENT

577 5 Carpinterio Avenue
Corpinterio, CA 93013

RE: 10-1543-DP/CDP/LLA:     Cqsqs de lqs Flores - Peoples Self Help Housing Corp.
       4096 Viq Reql (APNs 004-0134-018,019, & 020)

Deor Mr. Goggio:

Thonk you for the opportuniiy to provide preliminory comments on the subjecl
project. The District offers ihe following comments to provide the opplicont with
direction ond informotion reloied io the provision of sonitory sewer service for the
proposed development. The conceptuol project is to remove the existing trovel
troilers of the Corpinterio Comper Pork, demolish one single fomily residence ond
construct seven multi-fomily oportment buildings contoining 43 oportment units,
ond o 4,200 squore fooi community center with o lorge communiiy room. The
conceptuol project will creote 44 "equivolent dwelling units" (EDU). The EDUs
consist of lhe 43 oportment units ond the one community room.

The Districi's existing grovity sewer collection syslem immediotely downstreom of
the proposed projecl connection point is hydroulicolly limited, due to piping
modificotions mode in ossociotion with replocement of o lorge slorm droin
culvert possing underneoth Vio Reol in 1999. An exisling B-inch diomefer sewer
wos reploced with four l50mm pipes beneoth ihe new culvert.

The District hos obtoined o hydroulic onolysis from the opplicont's engineering
consultont thoï indicoles the pipe reoch in question does hove odequote
copocity to serve fhe development. Additionolly, District stoff inspecied the
existing infroslructure ond performed functionol iesting. Bosed on lhis inspeciion
ond testing effort, it is opporenl thot the slopes of ihe sewer pipelines beneoth
the culvert ore noi consistent with plon informotion ond the segmenf beneoth
the culvert is essenïiolly flot. This moy be due, in port, to post-construction
seltlemeni.


U:\Projects\4O96 Via Real\4O96ViaReal_Prelim 3.doc
While it does oppeor thot the system will convey wostewoter of the projected
flow rotes from the Coso de Los Flores development, the District is concerned
thot debris occumulotion moy occur ond could potentiolly coniribute to or
couse sewer system overflows. Due to the proximity of neorby storm droins
connected directly to the Corpinterio Solt Morsh, this presenls serious liobility,
public heolth ond environmentol concerns.

The District hos the following comments. Additionolcomments ond conditions moy
be provided os the projeci progresses through lhe development process.

    .    As o condition of opprovol, the opplicont sholl provide o "SmortCover"
         monhole monitoring ond olorm system, os monufcciured by Hodronex,
         lnc. ((760) 291-1980), for instollotion of Dislrict Monhole No. 5E-.l40, direclly
         downstreom of the proposed point of sewer connection. The Disirict will
         toke ownership of this equipment ond be responsible for ongoing service
         ond mointenonce costs. The "SmorlCover" system will provide continuous
         level monitoring ond notify ihe District immediotely if o bockup is
         identified. Sufficient odvonce nolice will ollow District sloff to respond ond
         prevent on overflow.

        This condition is intended to oddress Districl concerns reloled to
         downstreom infrostructure. lt is on olternotive to requiring the oppliconl to
         construct o new wostewoter pump slotion ond force moin syslem, ond
         the very significont costs ossocioted therewith.

    .   The opplicont sholl properly obondon the existing on-site sewer pump
        stotion ond force moin system os port of the development project. This
        sholl include removol or proper obondonment of force moin
        oppurienonces ol ond neor the District's Monhole No. 5F-130 on Trieste
        Lone (dischorge point for existing force moin). This work sholl be
        coordinoted with District stoff.

    .   The three porcels proposed for this project (APNs 004-0134-0.l8, 0.l9, & 020)
        ore within District boundories. Annexotion of these porcels will noi be
        required for ihe proposed project.
    .   Development lmpoct Fees (DlF) forthe proposed projeciwill not be required.
         The existing comper pork hos existing sewer conneclions to the Districl ond
        the project DIF fees will be credited for those connections.
    .   District sewer service chorges (SSCs) ore collected through the County of
        Sonto Borboro property tox rolls on on onnuol bosis. Prior to obtoining o
        Certificote of Occuponcy, the opplicont sholl poy District opplicoble SSCs
        due for the period between building occuponcy ond the following June JQth
U : \Proj ects\409 6   Via Real\409 6ViaReal_Prelin   3   .   doc
       for eoch new EDU being served. The onnuol chorge          is $512   per   EDU.

       lf o moin sewer extension or other publicly owned infrostruclures ore required
       io serve this project, oll costs ond expenses ossocioted with the instollotion of
       the sewer focilities will be the sole responsibility of the developer. The
       developer will be required to enter into on ogreement with the District thot
       guorontees the construction of the necessory infrostructure.
       A Performonce Bond sholl be in ploce prior to the issuonce of o sewer
       construction permit. The bond sholl be in the omount of 100% of the
       opproved Engineer's estimote to construct the sewer portion of the projecl.
       The bond sholl guorontee the foithful performonce of the required sewer
       service improvements per District stondords ond specificotions. A letter of
       credil moy be used in lieu of o bond os o form of surety of the discretion of
       the District Generol Monoger. Once the work is compleied ond occepted,
       ihe surety will be releosed. A Mointenonce Bond will be required for o
       period of one yeor following project occeptonce.
       All sonitory sewer focilities sholl be designed ond constructed in occordonce
       with the currenf version of the DÌstrict's Design Stondords ond Specificotions.
       Seporote sewer loterols sholl be required for eoch building served. A greose
       trop or greose interceptor sholl be required for the kitchen serving the
       common oreo.
       The monhole to be construcfed in Vio Reol sholl be constructed to District
       stondords ond be cooted with o high solids epoxy thot is pre-CIpproved by
       the District.
       The collection system constructed wilhin the subject porcels sholl be privote
       ond will be owned ond mointoined by People's Self-Help Housing
       Corporotion.


Thonk you ogoin for the opportunity to provide preliminory feedbock on this project.
 Pleose do not hesifoie to contoct me if you hove ony questions or need odditionol
informotion regording sewer service requirements. I con be reoched of (805) ó8a-
7214 exlension l3 or by emoil of loncel@corpson.com

Sincerely,
                             STRICT



   -   =-_-Y,..-\<a
Lonce Lowhon
Engineering Technicion


U:\Projects\4096 Via Real\4096ViaReal Prelim 3.doc

úu*u 7¡¡ tu Hs,a olølO
                 Carpinteria Valley Water District
                                  1301 Santa YnezAvenue            .
                                                             Carpinteria, CA 93013      BOARD OF DIRECTORS
                                     Phone (E05) 684-2616 . Fax (E05) 684-3170
                                                                                        Frederick Lemere
                                                                                         President
                                                                                        June Van Vú¡ngerden
                                                                                         Vice President
                                                                                        Roöert R. Lìebefunecht
                                                                                                f
                                                                                        Matthew Roþerts
                                                                                        JamesW. Dnin
 November 30,2010                                                                       GENERAL iíANAGER

                                                                                        Cha¡tes B. Hamilton
 City of Carpinteria
 Community Development Dept.
 Steve Goggia, Senior Planner
 5775 Carpinteria Ave.
 Carpinteria C4.93013

 SUBJECT: CONDITIONS LETTER, 4096 VIA REAL, CASAS DE LAS FLORES,
 APN'S 004-013-018, -019 & -020

 Dear Mr. Goggia

ln reviewing the proposed project at 4096 Via Real, Casas de las Flores for People's self
help the Carpinteria Valley Water District (CVWD) has the foltowing conditions.

      .    The sites water facility plans will be required to be approved by CVWD prior to
           issuance of the Building permit. The District strongly recommends contatting us
           in the early stages of design to review the water facility plans.
     .     Each dwelling unit will be required an individual service line and meter
          constructed to District Standards.
     '    Show the tie-in location and size of fire service lines and the location of Double
          Check Valve Assembly (DCDA) on water plans.
     .    The installation of DCDA to District Standards.
     o    Enter into a Construction Agreement with CVWD for the construction of the new
          water main.
     o    Grant of an easement to CVWD for new water facilities.
     '    Irrigation meter to be protected by a Reduced Pressure Principle backflow
          assembly (RP) and installed to District Standards.
     ¡    Water fixtures shall be water conserving
     o    All fees required shalt be received by the District prior to any signing of route
          sheets or the issuing of work orders.
     .    Capital Cost Recovery Fees for water meters and fire lines services witl be
          required.
     .    Existing meters will be required to be abandoned and or relocated to meet the
          sites needs.



U:\CVWD Letters\4096 Via Real camper park conditions letter docx
  If you have any questions please don't hesitate to calI me at the District office.

 Very truly yours,
 CARPINTERIA VALLEY WATER DISTRICT




 Brian King, P.E.
 Associate Engineer


 BVK/bvk

 C: File copy




U:\CVWD Letters\4096 Via   Real carnper park conditions letter docx
                              C¿,npINTERIA                                - S uvrME RLANID
                                         Frns PnorECTroN DlsrRrcr


April L9, 2010


Steve Goggia
Senior Planner
City of Carpinteria
5775 Carpinteria Avenue
Carpinteria, CA 9301-3

Reference: 10-L543-DP/CDP/LLA Casas de las Flores,4096 Via Real

Dear Steve Goggia:

The following items are necessary for fire protection:
    L.   All new buildings/ structures shall be protected by an approved automatic fire sprinkler system.
         Priorto installation, plans for the proposed fire sprinkler systems shall be designed by a
         qualified person and submitted to the prevention bureau for approval.

    2.   Per 2007 California Building Code and National Electric Code, smoke detectors must be installed
         in all residences.

    3.   All new buildings shall be equipped with a Fire Alarm System installed in accordance with the
         provisions of the california Fire and Buildings codes and NFpA standard 72.

   4.    Portable Fire Extinguishers shall be provided in accordance with provisions of the California Fire
         Code. Type and placement of extinguishers shall be approved by the Fire District.

   5.    Application for additional addressing must be filed with the Fire District. Visible street address
         must be posted at the dríveway and on each the buildings. Numbers shall be a minimum 4
         inches high on a contrasting background.

   6.    Roof access must meet the requirements stated in the Carpinteria Municipal Code.

   7.    Access- gates proposed at the main entrance on the east and at the emergency access fíre lane
         on the west shall be equipped with a Fire District approved Knox Entry System. Bollards should
         be installed to ensure ease of removal; they may be secured by Knox company supplied
         padlocks.




                                              "Pñde in Service"
            ll40 Iiugcni.rPlrrcc,SuircA.(-ìarpintcri'¡,(hliforniat)301.3¡(80.í)6tt4-4-591   Frx(tl05)6tJ.t-824¿
Conditions of Approval 4096 Via Real   4/I9/IO                                                          pg2 of   2




         8.   Two distinct means of access / egress shall be provided. The main access drive providing a
              minimum clear driving width of 24feel and the fire lane access drive as proposed are approved
              as indicated on the Fire District Letter dated Janua ry 26,2OIO

         9'   Public fire hydrants supplying the required fire flow within the required driving distance from
              the structures shall be provided. Existing hydrants on Via Real and the installation of two new
              hydrants on the north side of the project as indicated on the plans will meet the Fire District
              Standard for water supply.

         L0. Per Carpinteria-Summerland Fire District Ordinance No. 2OO3-01 pertaining to fees and service
             charges, a permit application fee is assessed on all plans reviews.

         l-1. Pursuantto C.S.F.P.D. Ordinance No.92-02 and Carpinteria CityOrdinance No.599, priorto
              issuance of a "Certificate of Occupancy", the Carpinteria-Summerland Fire protection District
              mitigation fee must be paid.

        12. Any future changes, including further division, intensification of use, or increase in hazard
            classification, may require additional cond¡tions in order to comply with applicable fire district
            development sta nda rds.

    lf you need additional information on Fire District conditions, please contact me at 566-2451.

    Sincerely,

    (-2 t r-
     @¿[ ¿]1y'-t¡tte¿.
    Ed Foster
    Fire Marshal
    Fire Prevention Bureau
                                                                                                            '   Clean Air
                   Santa Barbara County
   Air Pollution Control District
      -                                                                                                ,,.r"Jrt8ÍffiD**t*
          November t7,zOtO
                                                                                                           ¡¡r1 i $   2t)1[



                                                                                                           nÙÊ'#}3ST?A
          Steve Goggia
          Community Development Department
          5775 Carpinteria Avenue
          Carpinteria, CA 93013

          Re:      APCD comments on Draft MND        for casas de las Flores, 10-1543-Dp/cDp/uA

          Dear Mr. Goggia:

          The Air Pollution Control District (APCD) has reviewed the Draft Mitigated Negative Declaration (MND)
          for the referenced case, which consists of low-income units of 33 apartments and 10 townhomes, and a
          community center with administrative offices, kitchen, assembly room, computer lab and other
          amenities. Grading for the site consists of 2,300 cubic yards of cut and 1,000 cubic yards of fill. Existing
          uses and structures on the site include administrative and accessory buildings serving approximately g6
          residential trailers. The subject 2.7-acre property, consisting of three parcels identified in the Assessor
          Parcel Map Book as APN 004-013-018, -019, and -020, is located at 4096 Via Real in the City of
          Carpinteria.

          The Air Pollution Control District has no comments on the Draft MND, but offers the following suggested
          conditions:

              1.   Standard dust mitigations (Attachment A) are recommended for all construction and/or grading
                   activ¡t¡es. The name and telephone number of an on-site contact person must be provided to
                   the APCD prior to issuance of land use clearance.

              2.   APCD Rule 345, Control of Fugitive Dust   from Construction ond Demolition Activities, became
                   effective on July 2l,2OlO and establishes new limits on the generation of visible fugitive dust
                   emissions at demolition and construct¡on sites. The rule includes measures for minimizing
                   fugitive dust from on-site activities and from trucks moving on- and off-site. The text of the rule
                   can be viewed on the APCD website at www.sb

             3.    Fine particulate emissions from diesel equipment exhaust are classified as carcinogenic by the
                   State of California. Therefore, during project grading, construction, and hauling, construct¡on
                   contracts must specify that contractors shall adhere to the requirements listed in Attachment        B
                   to reduce emissions of ozone precursors and fine particulate emissions from diesel exhaust.

             4.    Prior to occupancy, APCD permits must be obtained for all equipment that requires an ApCD
                   permit. APCD Authority to Construct permits are required for diesel engines rated at 50 bhp and
                   greater (e.g., firewater pumps and emergency standby generators) and boilers/large water
                   heaters whose combined heat input rating exceeds 2.0 miilion BTUs per hour.

             5.    All portable diesel-fired construction engines rated at 50 brake- horsepower or greater must
                   have either statewide Portable Equipment Registration Program (PERP) certificates or ApCD



                     Terence        E. Dressler              Air     Pollution     Control      Officer
260 North Antonio Road, Suite      A " Santa Barbara,   CA 93.l    lO " www.sbcapcd.org . 8O5.96t.8BOO - 8O5.961.8801 (fax)
  APCD comments on         Droft MND for cosas de ros Frores, 1o-rs43-Dp/cDp/LLA
  November 77,2070
  Poge 2


                permíts prior to operation. Construction engines with PERP cert¡ficates
                                                                                        are exempt from ApCD
                perm¡t, provided they will be on-site for less than 12 months.

       6.       The project proponent should consult with APCD's Engineering and compliance
                                                                                              Division, (g05)
                961-8800, to determine whether the proposed addition triggers asbestos notification
                requirements. The applicant may be required to complete the "Asbestos Demolition/Renovation
                Notification" form (which can be downloaded from the ApcD website at
                                                     ) for each regulated structure to be demolished or
                renovated, regardless of whether asbestos is present or not. The completed form
                                                                                                    should be
                mailed to the Santa Barbara County Air Pollution Control District no later than
                                                                                                10 working days
                prior to starting work on the regulated structure.

       7   '    At a minimum, prior to occupancy each building should reduce emissions of greenhouse gases
                by:
               ¡      lncreasing energy efficiency beyond Titre 24 requirements;
               ¡      Encouraging the use of transit, bicycling and walking by the occupants;
               o      lncreasing recycling goals (e.g., separate waste and recycling receptacles); and
               ¡      lncreasing landscaping (shade trees decrease energy requirements and also provide
                                                                                                        carbon
                      storage.)

      8.       Asphalt paving activities shall comply with APCD Rule 329, Cutbøck ond Emulsified
                                                                                                 Asphott
               Poving Moteriols.

 lf you or the project applicant have any questions regarding these comments, please
                                                                                     feel free to contact
 me at (805) 961-8893 or via email at edg@sbcapcd.ors.

 Sincerely,




 Air Quality Specialist
 Technology and Environmental Assessment Division

 cc:           Ken Trigueiro
               Project File
               TEA Chron File

aÈtachments A & B enclosed
                                                ATTACHMENTA
                                        FUG|TIVE DUST   coNTRoL MEASURES

These measures are required for all projects involving earthmoving activities regardless of
                                                                                            the project size or
duration. Proper implementation of these measures is assumed to fully mitigate fugitive dust emissions.

    ¡   During construct¡on, 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. lncreased wateríng
        frequency should be required whenever the wind speed exceeds 15 mph. Reclaimed water should
        be used whenever possible. However, reclaimed water should not be used in or around
                                                                                                   crops for
        human consumpt¡on.

        Minimize amount of disturbed area and reduce on site vehicle speeds to 15 miles per hour or less.

        lf importation, exportation and stockpiling of fill material is involved, soil stockpiled for more than
        two days shall be covered, kept moist, or treated with soil binders to prevent dust generation.
        Trucks transporting fill material to and from the site shall be tarped from the point of origin.


        Gravel pads shall be installed at all access points to prevent tracking of mud onto public roads.

        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.

        The contractor or builder shall designate a person or persons to mon¡tor 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 Air Pollution control District prior to
        land use clearance for map recordation and land use clearance for finish grading of the structure.

        Plan Requirements: All requirements shall be shown on grading and building plans and as a note
        on a separate information sheet to be recorded with map. Timing: Requirements shall be shown
        on plans or maps prior to land use clearance or map recordation. Condition shall be adhered to
        throughout all grading and construction periods.

        MONITORING: Lead Agency shall ensure measures are on project plans and maps to be
        recorded. Lead Agency staff shall ensure compliance onsite. APCD inspectors will respond to
        nuisance complaints.
                                                    Santa Barbara County
                                       Alr Pollutlon Control Dlstrlct
                                                    ATTAcHMENT B
                                   Dl¡sel pnRncuLATE AND NOx EMtsstoN MEAsuREs


Particulate emissions from diesel exhaust are classified as carcinogenic by the state of California. The following
                                                                                                                   is
an updated list of regulatory requirements and control strateg¡es that should be implemented to the maximum
                                                                                                                extent
feasible.

The following measures are required by state law:

¡    All portable diesel-powered construction equipment shall be registered with the state's portable equipment
     registration program OR shall obtain an ApCD permit.

¡   Fleet owners of mobile construction equipment are subject to the California Air Resource Board (CARB)
                                                                                                               Regulation
    for ln-use Off-road Diesel Vehicles (Title 13 California Code of Regulations, Chapter g, g 2449),the purpose of
    which is to reduce diesel particulate matter (PM) and criteria pollutant emissions from in-use (existing) off-road
    diesel-fueled vehicles. For more information, please refer to the CARB website at


o   All commercial diesel vehicles are subject to Title 13, S 2495 of the California Code of Regulations, limiting
    engine idling time. ldling of heavy-duty diesel construction equipment and trucks during loading and unloading
    shall be limited to five minutes; electric auxiliary power units should be used whenever possible.

The following measures are recommended:

    Diesel construction equipment meeting the California Air Resources Board (CARB) Tier L emission
    standards for off-road heavy-duty diesel engines shall be used. Equipment meeting CARB Tier 2 or
    higher emission standards should be used to the maximum extent feasible.

    Diesel powered equipment should be replaced by electric equipment whenever feasible.

     lf feasible, diesel construction equipment shall be equipped with selective catalytic reduction systems,
    diesel oxidation catalysts and diesel particulate filters as certified and/or verified by EpA or California.

    Catalytic converters shall be installed on gasoline-powered equipment, if feasible.

    All construction equipment shall be maintained in tune per the manufacturer's specifications.

    The engine size of construction equipment shall be the minimum practical size.

    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.

    Construction worker trips should be minimized by requiring carpooling and by providing for lunch onsite.

    Plan Requirements: Measures shall be shown on grading and building plans. Timing: Measures shall be
                                                                                                        adhered to
    throughout grading, hauling and construction activities.

    MONITORING: Lead Agency staff shall perform periodic site inspections        to ensure compliance with     approved
    plans. APCD inspectors shall respond to nuisance complaints.
                  Exhibit   2



Proposed Final Mitigated Negative Declaration
              with attachments

     Casas de las Flores: 10-1543-DP/CDP
        PC Hearing December 6,2010
                        Crry Or CanPTNTERTA
           Pnoposnn FlNnl Mrrrcarnn NncarIVB DnclanATroN
                                    Dncnvrnnn 6 ,2010

I.   Project Title: Casas de las Flores, Project No. 10-1543-DP/CDP

2.   Lead Agency: City of Carpinteria, Community Development Department
                  5775 Carpinteria Avenue, Carpinteria, CA 93013

3.   Contact Person and Phone: Steve Goggia, Senior Planner / (805) 684-5405 ext. 414

4.   Project Location: 4096 Via Real, Carpinteria, CA 93013
                       APNs 004-013-018, -019 & -020

5.   Project Sponsor: Ken Trigueiro, Peoples' Self-Help Housing Corporation
                      3533 Empleo Street, San Luis Obispo, CA 93401 / (805) 783-4475

6.   General Plan/Coastal Plan Designation:         7.     Zoning: Commercial Planned
     General Commercial (GC)                               Development with a Residential Overlay
                                                           (cPD/R)
8.   Description of project: Peoples' Self-Help Housing Corporation proposes to construct and
     operate a 10)o/o affordable rental housing project for Carpinteria-area low and very-low
     income families. All of the existing 47 Iravel trailers at the Carpinteria Camper Park, several
     accessory structures and an àdjacent single family dwelling would be removed. The single
     family dwelling and 17 of the travel trailers are currently occupied. Seven apartment buildings
     are proposed in a variety of two-story configurations, including 7 one-bedroom, 14 two-
     bedroom, 12 three-bedroom flats and 10 three-bedroom townhomes. ln all,43 apartment
     units would be developed on 2.68 acres resulting in a density of 16 units/acre. A community
     center to serve the residents is also proposed and would include administration offices, an
     assembly room and kitchen, classroom and computer lab, exam and reception rooms for
     health screening and laundry facilities. The assembly room would open to a central common
     open space area via a covered loggia and patio.

     The Mediterranean-style buildings are arranged around garden courts and play areas to foster
     a sense of community and to shelter the outdoor areas from highway noise. Ground floor
     units and townhouses are provided with additional private outdoor space. A landscaped
     stormwater treatment basin at the front of the site would provide additional noise and visual
     buffering from Highway 101. A driveway and 79 uncovered parking spaces circle the
     perimeter of the site. A six-foot concrete block wall located along the northern property
     boundary would provide a buffer from adjacent agricultural uses.

     Two-way access into the site is provided at the Via Real street frontage through a gate at the
     southeast corner of the site. A fire access lane along the western perimeter of the site would
     provide additional emergency access. The additional gate at the southwest corner of the site
     is restricted to emergency vehicles and trash service trucks only. A half basketball court
     located at the northwest corner of the site doubles as vehicle turn-around (Attachment 2).

     The 2.68-acre project site is comprised of three separate parcels which will be merged into
     one lot. Project grading is estimated to be 2,300 cubic yards of cut and 1,000 cubic yards of
     fill. All overhead utility lines would be placed underground. An Encroachment Permit from the
     Public Works Department would be required to construct site improvements, including a
     portion of the storm water treatment basin, paving and landscaping within the Via Real Right-
     of-Way.
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         The project would be developed pursuant to the Residential Overlay District of the City,s
         Zoning Code in addition to the State's Density Bonus provisions (Government Code Section
         65915) and the Bonus Density requirements of the City's Zoning Code. Two incentives or
         concessions have been requested pursuant to these provisionsl

             .   A reduction in the required vehicular parking spaces as the Zoning Code provisions
                 require g4 spaces, with 43 of these covered. The proposal would include 7g
                 uncovered spaces; and
             .   A reduction in the required distance between buildings 1 and 7, and 6 and 7 as the
                 Zoning Code requires a 26'-5" and a 24'-4" separation, respectively; the proposal
                 provides a 16-foot separation between these buildings.

 9       Surrounding Land Uses and Setting: The project site is located in an urban area toward the
         w-est end of the City of Carpinteria,just north of U.S. Highway 101 adjacent to Via Real (see
         Vicinity Map, Attachment 1). The Carpinteria Camper Park contains 47 residentialtraileis, a
         structure used as an.office and laundry room and a trailer used as an after-school learning/art
         center. A single family residence is located immediately north of the camper park facility õn its
         own parcel. The single family dwelling and 17 of the travel trailers are cuirenily occupied.
         Access to the site is currently provided by a gated two-way entrance/exit. Exisiing
         improvements on all three parcels would be removed to ailow for the proposed development.
         The Church of the Nazarene is located east of the project site with a Santa Barbara County
         Flood Control basin (Kim's Basin) to the west. The 142-unit Franciscan Village Condominium
         complex is located approximately 225 feet to the west. The property to the nórtf' oi the project
         site is located within the County of Santa Barbara and is zoned for ãgriculture; it is currenly in
         open field agricultural production.
 10      Other Public Agencies Whose Approval is Required: Carpinteria-Summerland Fire protection
         District, City Parks and Recreation Department, Carpinteria Valley Water District, and
         Carpinteria Sanitary District.

ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant" as indicated by the cheótlist on t-he following
                                                                                                   þrge..
     X       Aesthetics                                          Land Use   i   Planning
             Agriculture / Forestry Resources                    Mineral Resources
     X       Air Quality                                X        Noise
             Biological Resources                                Population / Housing
     X       Cultural Resources                                  Public Services
     X       Geology / Soils                                     Recreation
             Greenhouse Gas Emissions                            Transportation / Traffic
             Hazards I Hazardous Materials                       Utilities / Service Systems
     X       Hydrology / Water Quality                  X        Mandatory Findings of Significance
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EVALUATION OF ENVIRONMENTAL IMPACTS

1)    A brief explanation is required for all answers except "No lmpact" answers that are adequately
      supported by the information sources a lead agency cites in the parentheses following each question A
      "No lmpact" answer is adequately supported if the referenced information sources show that the impact
      simply does not apply to projects like the one involved (e.9., the project falls outside a fault rupture
      zone). A "No lmpact" answer should be explained where it is based on project-specific factors as well
      as general standards (e.9., the project will not expose sensitive receptors to pollutants, based on a
      project-specific screening analysis).

2)    All answers must take account of the whole action involved, including off-site as well as on-site,
      cumulative as well as project-level, indirect as well as direct, and construction as well as operational
      impacts.

3)    Once the lead agency has determined that a particular physical impact may occur, then the checklist
      answers must indicate whether the impact is potentially Significant, less than significant with mitigation,
      or less than significant "Potentially Significant lmpact" is appropriate if there is substantial evidence
      that an effect may be significant. lf there are one or more "Potentially Significant lmpact" entries when
      the determination is made, an EIR is required.

4)    Negative Declaration: "Less Than Significant With Mitigation lncorporated" applies where the
      incorporation of mitigation measures has reduced an effect from "Potentially Significant" to "Less Than
      Significant." The lead agency must describe the mitigation measures and briefly explain how they
      reduce the effect to a less than significant level (mitigation measures as described in (5) below may be
      cross-referenced).

5)    Earlier analyses may be used where, pursuant to the tiering, program ElR, or other CEQA processes,
      an effect has been adequately analyzed in an earlier EIR or negative declaration ($15063(c)(3)(D). ln
      this case, a brief discussion should identify the followrng:
      a)       Earlier Analysis Used. ldentify and state where they are available for review.
      b)       lmpacts Adequately Addressed. ldentify which effects from the above checklist were within the
               scope of and adequately analyzed in an earlier document pursuant to applicable legal
               standards, and state whether such effects were addressed by mitigation measures based on
               the earlier analysis.
      c)       Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
               lncorporated," describe the mitigation measures which were incorporated or refined from the
               earlier document and the extent to which they address site-specific conditions for the project.

6)   Lead agencies are encouraged to incorporate into the checklist references to information sources for
     potential impacts (e.9., general plans, zoning ordinances). Reference to a previously prepared or
     outside document should include a reference to the page or pages where the statement is
     substantiated.

7)    Supporting lnformation Sources: A source list should be attached, and other sources used or
      individuals contacted should be cited in the discussion.

8)   The explanation of each issue should identify:
     a) the significance criteria or threshold, if any, used to evaluate each question; and
     b) the mitigation measure identified, if any, to reduce the impact to less than significance.
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                                                   Pore¡rttRLr-y    Pore¡rr¡RLrv   Less Tnn¡l       No     Revreweo
  1. AESTHETICS                                    Sre¡¡lncRrur                    Srcrurrrc¡¡lr
                                                                    Srot¡rncaur                    MPACT    UruoeR
                                                      Itr¡pRcr        IMPACT         lupRcr                PREVIoUS
                                                                      UNress                               Docurvle¡lr
                                                                    Mrrcnro¡l
       Would the project:                                          l¡lcoRpoRRrEo

  a)   Have a substantial adverse effect on a                            X
       scenic vista?
  b) Substantially damage scenic
       resources, including, but not limited to,
       trees, rock outcroppings and historic                                            X
       buildings within a state scenic
       highway?
  c)   Substantially degrade the existing
       visual character or quality of the site                          X
       and its surroundings?
 d)    Create a new source of substantial
       light or glare that would adversely                              X
       affect day or nighttime views in the
       area?

Existinq Environmental Setting: The project site is located in an urban area just north of U.S. Highway
101, adjacent to Via Real. The project site is currently developed as the Caipinteria Camper paik,
contaíning 47 residential trailers, a structure used as an office and laundry room and a trailer used as
an after-school learning/art center on two separate parcels. A single famíly residence is located
immediately north of the camper park facility on its own parcel.
The Church of the Nazarene is located east of the project site with a Santa Barbara County Flood
Control basin (Kim's Basin) to the west. The 142-unit Franciscan Village Condominium complex is
located approximately 225 feet farther west. The property to the north of the project site is located
within the County of Santa Barbara and is zoned for agriculture; it is currently in òpen field agricultural
production.

The southern perimeter of the site is screened from passing motorists by a six-foot block wall, palms
and shrubs. Approximately 20 Mexican Fan Palms (Washingtonia robusta) that had been planted in a
grid pattern within the camper park approximately 45 years ago have reached 60 feet in height. Ten
additional Mexican Fan Palms are located adjacent to the southern property line within the Úia Real
right-of-way. Several other species of palms including six Sengal Date Palm (Phoenix reclinata), and
three Canary lsland Palm (Phoenix canariensis) are located on the property oi the Via Real rigfit-ot-
way. Additional plantings adjacent to Highway 101 further screen the property from motorists.
Persons travelling along Via Real or Highway 101 can catch glimpses of the upper foothills between
breaks in the vegetation.

Thresholds of Siqnificance. The assessment of aesthetic impacts involves qualitative analysis that is
inherently subjective in nature. Different viewers will have varying opinions and reactions to changes in
a viewshed or the appearance of new buildings and structures. This evaluation compares the exiJting
visual characteristics of the project study area against the potential changes in visuai characteristics
that could result from implementation of the proposed project.

The City of Carpinteria has adopted Guidelines for the lmplementation of the Catifornia Environmental
Quality Act of 1970, as Amended (1997), which provide criteria for determining the potential
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significance of visual impacts. Key factors in assessing the aesthetic resources of a project site
include the physical attributes of the site, its relative visibility, and its relative uniqueness. Four types
of areas are especially important. coastal and mountain views, the urban fringe, and travel corridors.
Based on criteria contained in the City's Guidelines. the proposed project would result in a significant
visual impact if it would result in one or more of the folfowing conditions:

Views       Projects that would impair public views from designated open space (public easements
            and right-of-way), roads or parks to significant visual landmarks or scenic vistas (Pacific
            Ocean, downtown skyline, mountains, watenruays). To meet this significance threshold,
            one or more of the following conditions must apply:

        .   The project would substantially impair a view through a designated public view corridor as
            shown in an adopted community plan, the General Plan, or the Coastal Land Use Plan.
            Minor view blockages would not be considered to meet this condition. ln order to
            determine whether this condition has been met, consider the level of effor-t required by the
            viewer to retain the view.
       .    The project would cause "substantial" view impairment of a public resource (such as the
            ocean) that is considered significant by the applicable community plan.
       .    The project exceeds the allowed height or bulk regulations, and this excess caused
            un necessary view i m pa i rment.
       .    The project would have a cumulative effect by opening up a new area for development,
            which will ultimately cause "extensive" view impairment (cumulative effects are usually
            considered significant for a community plan analysis, but not necessarily for individual
            projects). View impairment would be considered "extensive" when the overall scenic
            quality of a resource is changed; for example, from an essentially natural view to a largely
            man-made appearance.

Neiqhborhood Character/Architecture. Projects that severely contrast with the surrounding
neighborhood character. To meet this significance threshold, one or more of the following conditions
must apply:

       .    The project exceeds the allowed height or bulk regulations and existing patterns of
            development in the surrounding area by a significant margin.

       .    The project would have an architectural style or use building materials in stark contrast to
            adjacent development, where the adjacent development follows a single or common
            architectural theme.
       .    The project would result in the physicalloss or degradation of a community identification
            symbol or landmark (e.9., a stand of trees, coastal bluff, historic landmark) which is
            identified in the General Plan, applicable community plan or Local Coastal Program.
       .    The project is located in a highly visible area (e.9., adjacent to an interstate highway) and
            would strongly contrast with the surrounding environment through excessiye bulk, signage,
            o   r a rch itect u ra I proje ction s.
       .    The project would have a cumulative effect by opening up a new area for development or
            changing the overall character of the area (e.9., rural to urban, single-family to multi-
            family).
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For thís analysis, changes to existing visual conditions are not considered signi¡cant if the project-
related changes would be subordinate to the existing visual environment. Only views availabló from
public viewing locations, such as roadways, are evaluated against the above significance
                                                                                             thresholds.

Proiect Specific lmpacts:

a) A significant impact would occur if the project would have a substantial adverse        effect on a scenic
       vista' The project site is situated adjacent to Via Real, approximately   150 feet norlh of the U. S.
       Highway 101 center median. Persons traveling in either direction atóng Via Real and the highway
       are provided brief views of the foothills north of the project site as seen through existing u"gét"tion
       and over the property. At a maximum of 28 feet in height, the proposed two-ðtory struðtureã are
       lower than the 3O-foot maximum height allowed per the Zoning Code. As this heìght is consistent
'     with the bulk and scale of other development, it would not strongly contrast with thL surrounding
      environment. Story poles were erected to depict the elevations and silhouettes of the proposed
      structures prior to review by the City's Architectural Review Board (ARB). As evidencuO Oy tf,"
      story poles, the two-story structures would only partially block views across the site to the ioothills
      as seen by highway travelers. However, due in parl to the 1O0-foot distance between the highway
      and the closest structure, foothill views across the site would still be provided above the roofines
      where not impaired by existing vegetation. Given the minor changes made to the site plan and
      project architecture pursuant to the recommendations from the City's Architectural Review
                                                                                                      Board,
      the proposed development would not have a substantial adverse étfect on a scenic vista.

b) There would be no visual impacts          to a state scenic highway as the section of U. S. Highway 101
      through Carpinteria is not an officially designated state scenic highway. However, as presented
       above, the additional structures adjacent to the highway would nót trave a substantial adverse
      effect on scenic resources. The project would remove up to 36 of the Mexican Fan palms located
      within the Via Real right-of-way or within the project site. The Sengal Date and Canary lsland
      Palms are proposed to be replanted on site or traded for nursery ciedit. The proposed Landscape
      Plan had also been reviewed by the City's ARB. The dispositioñ of the Mexican Fan pal'ls was
      brought up as a discussion item at several of the ARB meetings. The Board ultimately
      recommended preliminary approval of the proposal as presented noting that the Sengal Date and
      Canary lsland Palms are proposed to be relocated on site however the taller Mexican Fan palms
      are difficult to relocate due to their height. A recommended mitigation measure requires the
      applicant to make the Mexícan Fan Palms available to wholesalð palm nurseries or individuals
      interested in relocating them offsite before they are removed.

c) A significant impact would occur if the development      would substantially degrade the existing visual
      character or quality of the site and its surroundings. The ARB had ,evie*eã the proposal oñ
      several occasions, with the most recent on Augusl26,2010. At this meeting, the ARB provided
      favorable comments on the proposal, noting that the architecture and layoufof the build'ings
      complemented the site and the neighborhood. A recommendation of prêliminary rpprou"i*.,
      granted, indicating that the proposal met the standards of quality architecture and materials
                                                                                                    and is
      appropriate for the neighborhood.

      Mitigation measure Aest-1 requires the submittal of architectural, landscape and grading plans for
      final review by the Architectural Review Board prior to approval of any auitOing pãrmit fði physical
      development. This measure ensures that the design, scale and charãcter of tñe architecture will
      be compatible and blend harmoniously with vicinity development. Mitigation measure Aest-2
      ensures all accessory structures would be compatible with the project ãesign, while Aest-4
      requires that the site be cleared of excess construction debris prior to occripancy. With preliminary
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     review and recommendation from the City's ARB, and the mitigation measures identified herein
     development of the project would not degrade the existing visual character or quality of the site
     and its surroundings.

d)   Several policies of the City's General/Coastal Plan require that night lighting be low intensity and
     minimize photopollution to the maximum extent feasible. Mitigation measure Aest-3 requires night
     lighting to be low intensity, low glare design, minimum height and hooded to direct light downward
     onto the site. Review by the ARB and consistency with the City's Coastal Plan policies ensures
     that new lighting will not adversely affect nighttime views in the area.

Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
April2002 General Plan and Coastal Plan (the Plan), herein incorporated by reference. The Plan
incorporates numerous Objectives and Policies that provide mitigation for the actions allowed under
the Plan, including mitigation for aesthetic impacts as a result of buildout under the Plan. The
proposed project must be found consistent with the Objectives and Policies of the Plan in order to be
approved. Cumulative development throughout the Carpinteria Valley would incrementally contribute
to aesthetic impacts. However, with adherence to the Plan's Objectives and Policies to ensure the
design, scale and character of the architecture will be compatible and blend harmoniously with vicinity
development, the project's contribution to cumulative aesthetic impacts would not be considerable and
would be further reduced through the implementation of the project specific measures below.

Required Mitiqation Measures.

Aest-'1     The design, scale and character of the project architecture and signage shall be
            compatible and blend harmoniously with vicinity development. Special attention shall be
            given to the gated pedestrian and automobile entries. Natural building materials and
            colors compatible with surrounding terrain (earthtones and non-reflective paints) shall be
            used on exterior surfaces of all structures. Plan Requirement and Timing: The
            applicant shall submit plans of the project for final review by the Architectural Review
            Board prior to approval of any Building Permit for physical development. Monitoring:
            CDD shall review submitted plans, provide direction to the ARB regarding this mitigation
            measure and site inspect during the construction phase.

Aest-2      Covered trash and recycling storage areas shall be installed which are architecturally
            compatible with the project design. The storage areas shall be enclosed with a solid wall
            of sufficient height to screen the areas and include a solid gate. The storage areas shall
            be maintained in good repair. Plan Requirement: Location and design of trash and
            recycling storage areas shall be denoted on project plans. Timing: Trash and recycling
            storage areas shall be installed prior to occupancy clearance. Monitoring: CDD shall
            inspect prior to occupancy clearance.

Aest3       Any exterior night lighting installed on the project site shall be of low intensity, low glare
            design, minimum height, and shall be hooded to direct light downward onto the subject
            parcel and prevent spill-over onto adjacent parcels. Plan Requirements: The locations of
            all exterior lighting fixtures shall be depicted on a Lighting Plan to be reviewed and
            approved by CDD with input from the ARB. Monitoring: CDD and ARB shall review a
            Lighting Plan for compliance wìth this measure prior to approval of a building permit for
            structures. CDD shall site inspect prior to occupancy clearance.
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Aest-4       The developer shall keep the construction site tidy and shall clear the project site of all
             excess construction debris. Plan Requirement: This requirement shall be noted on final
             building plans. Timing: Debris clearance shall occur prior to occupancy clearance.
             Monitoring: cDD shall site inspect prior to occupancy crearance.

Recommended Mitiqation Measure:

Aest-S       The developer shall make the Mexican Fan Palms available to wholesale palm nurseries or
             individuals interested in relocating them offsite before they are removed from the site.
             Plan Requirement and Timing: The developer's efforts to contact wholesale nurseries
             regarding the palms shall be documented to CDD prior to the issuance of a Grading
             Permit. Monitoring: CDD shall review the contact information and verify that an effort has
             been made to offer the palms for relocation prior to the issuance of a Grading permit.

Residual lmpact: With incorporation of the required mitigation measures, residual aesthetic impacts
would be less than significant.

 2. AGRICULTURAL AND FORESTRY                     PorE¡¡rnlLv      PorE¡,¡rrRrLy     Less Tun¡r        No     Revreweo
    RESOURCES                                     Src¡rrrrcnrur    SrcrurncRrur      Stcrurncnrut   l¡¡pRcr    Uroen
                                                    lMPAcr        Itr,lpRcr UNLESS      lrr¡pncr              PRevlous
 ln determining whether impacts to agricultural                     M¡lcRÏot'l                                Docu¡¡eNr
resources are significant environmental                           lrucoRpoRRteo
effects, lead agencies may refer to the
California Agricultural Land Evaluation and
Site Assessment Model (1997) prepared by
the California Dept. of Conservation as an
optional modelto use in assessing impacts on
agriculture and farmland. ln determining
whether impacts to forest resources, including
timberland, are significant environmental
effects, lead agencies may refer to information
compiled by the California Department of
Forestry and Fire Protection regarding the
state's inventory of forest land, including the
Forest and Range Assessment Project and the
Forest Legacy Assessment project; and forest
carbon measurement methodology provided in
Forest Protocols adopted by the California Air
Resources Board. -- Would the project
a) Convert Prime Farmland,       Unique
     Farmland or Farmland of Statewide
     lmportance (Farmland), as shown on
     the maps prepared pursuant to the
                                                                                                      X
     Farmland Mapping and Monitoring
     Program of the California Resources
     Agency, to non-agricultural use?
b)   Conflict with existing zon¡ng for
     agricultural use or a Williamson Act
     contract?                                                                           X

c)   Conflict with existing zoning for, or
     cause rezoning of, forest land (as
     defined in Public Resources Code
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      sect¡on 12220(9)), timberland (as                                                        X
      defined by Public Resources Code
      section 4526), or timberland zoned
      Timberland Production (as defined by
      Government Code section 51 1Oa(g))?
 d)   Result in the loss of forest land or
      conversation of forest land to non-
      forest use?                                                                              X
 e) lnvolve other   changes in the existing
      environment which, due to their
      location or nature, could result in
      conversion of Farmland, to non-                                               X
      agricultural use or conversion of forest
      land to non-forest use?

Existinq Environmental Settinq. The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway lOl adjacent to Via Real. The Carpinteria Camper
Park comprises two separate parcels and contains 47 residential trailers, a structure used as an office
and laundry room and a trailer used as an after-school learning/art center. A single family residence
is located immediately nodh of the camper park facility on its own parcel.
The property to the north of the project site is located within the County of Santa Barbara and is zoned
for agriculture; it is currently in open field agricultural production.

Thresholds of Siqnificance. The City of Carpinteria's Gurdelines for the lmplementation of the
California Environmental Quality Act of 1970, as Amended (1994), does not provide specific criteria,
but rather provides the following general thresholds:

         .    Development proposed on any property five acres or greater in size with a Prime
              Agricultural Soils desígnation may represent a significant environmental impact.
         .    Development proposed on any property in an Agricultural Preserve would represent a
              significant environmental impact.
         .    Development proposed on any property which in the past five years has been in agricultural
              production and which is agriculturally zoned may represent a significant environmental
              impact.
         o    Development of 10 more acre non-prime parcels may be significant due to historical use or
              surroundings (conversion may make adjacent agricultural land ripe for conversion).

ln addition, CEQA Appendix G states that a project will have a significant impact on the
environment if it will:
             (a)   Conflict with adopted environmental plans and goals of the community where it is
                   located.

             (b)   Convert prime agricultural land to non-agricultural use or impair the agricultural
                   productivity of prime agricultural land.
 Crry or CRRpI¡¡renrn pnoposeo Flrunl MND
 Cnsns DE LAS FroRe s: 1O-1543-Dp/CDp
 Pnce 10 or 50

 Proiect Specific lmpacts.

 a)        The project is located within an urban area of the City, with a Zoning designation of Commercial
           Planned Development with a Residential Overlay; the General PlanTCoastal plan designation
                                                                                                           is
           General Commercial. The project site is currentiy developed as a camper park and one
                                                                                                     single
           family residence. As such, the project would not convert farmland to non-agricultural
                                                                                                  use.
 b,   e) The northern property boundary       is shared with a parcel located within the County of Santa
          Barbara that is zoned for agriculture and is currently in open field agricultural production.
                                                                                                        A
          landscaped strip and access drive approximately Zó feet in width sãparate the actual open
                                                                                                         field
          planting beds from the shared properly line. The apartment buildings would
                                                                                           be located a
          minimum of 80 feet from this property line. Within this area, a O1-foot wide parking lot would
                                                                                                            be
          constructed; a planting area six feet in width and a seven- foot high concrete block wall would
          screen the project from the agricultural operations. The existing iesidence and approximately
          18 travel trailers are currently located within the 8O-foot setback area.


                fierd
          Given the
          open
          line, the e
                                                                          'i:jsaeciñi3'il5:l:'i5iff:1J'^"
                                                                         nifiôant impact on the pio¡ebt
          residents'                                     ntation Measures within the General plan and
          Coastal Plan were adopted through the Program EIR process to mitigate potentially sígnificant
          impacts to agricultural resources by reducing conflicts between agric|ltural and urban
                                                                                                    uses
          and avoiding the conversion of agricultural land to non-agricultura-l uses. The project is
          required to be consistent with these Policies and lmplemãntation Measures.

          While no measures to reduce potential significant impacts are required, a mitigation measure
          is recommended to ensure that the agricultural productivity of the parcel to the norlh is
                                                                                                     not
          impaired due to complaints from project residents. This measure recommends that a
          notification alerting futurc tcnants that the property is located adjacent to property zoned
                                                                                                       for
          agriculture and is located in an area that has been planned for agricultural uses shall be
          included in all of the lease agreements. The notice shall also stale that any inconvenience
                                                                                                          or
          discomfort from properly conducted agricultural operations including noise, odors, dust
                                                                                                     and
          chemicals will not be deemed a nuisance. A notification shall also óe provided to Santa
          Barbara County Planning and Development to be noted on the Assessor's parcel pages
                                                                                                       in
          order to alert County staff should such complaints be filed with the County

c,   d)   There are no forest lands or tímberlands on or remotely near the project site that would
                                                                                                   be
          impacted by the project.

Cumulative lmpactq: Cumulative agricultural impacts have been addressed in the EIR prepared
                                                                                                 for
the City's General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribuie to agricultural
                                                                                             resource
impacts. However, bqsed on the analysis above, the project's coniribution to cumùlative agricultural
resource impacts would not be considerable, because there are no agricultural or forestry
                                                                                          åsourðe
impacts associated with this project.

                                    None required.
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Recommended Mitiqation Measure:

Ag-1 All project lease agreements shall include a notification alerting future tenants that the
     property is located adjacent to property zoned and planned for agricultural uses and that
     any inconvenience or discomfort from properly conducted agricultural operations
     including noise, odors, dust and chemicafs will not be deemed a nuisance. A notification
     shall also be provided to Santa Barbara County Planning and Development to be noted
     on the Assessor's Parcel pages.

Residual lmpact: No project specific impact. Cumulative development throughout the Carpinteria
Valley would incrementally contribute to agricultural and forestry resource impacts. However, the
project's contribution to cumulative agricultural and forestry impacts would not be considerable.
Therefore, there are no residual impacts.

 3. AIR QUALITY                                 POTENTIALLY   PorE¡llRllv      Less TuRr.l     No     Rev¡eweo
                                                SIGNIFICANT    Srcrurr¡cR¡rr   Stcrurncn¡it   MPACT     Uruogn
     Where available, the significance            IMPACT         lri¡p¡cr        ln¡pncr              PREVIoUS
     criteria established by the applicable                     UNless                                Docutr¡Erur
     air quality management or air                             MrtrcnrroN
     pollution control district may be relied                 lrucoRpoRnrEo
     upon to make the following
     determinations. Would the project:
 a) Conflict with or obstruct                                       X
      ímplementation of the Clean Air Plan?
 b)   Violate any air quality standard or                           X
      contribute substantially to an existing
      or projected air quality violation?
 c) Result in a cumulatively considerable
    net increase of any criteria pollutant
    for which the project region is non-                                            X
    attainment under an applicable federal
    or state ambient air quality standard
    (including releasing emissions which
    exceed quantitative thresholds for
    ozone precursors)?
 d) Expose sensitive receptors to                                                   X
    substantial pollutant concentrations?
 e) Create objectionable odors affecting a                                          X
    substantial number of people?

Existinq Environmental Settino: Santa Barbara County and the City of Carpinteria are located in the
South Central Coast air basin. The Santa Barbara County Air Pollution Control District (APCD) is the
regulatory agency for air quality in Santa Barbara County. A summary of the attainment status for
Santa Barbara County, the National Ambient Air Quality Standards (NAAOS) and California Ambient
Air Quality Standards (CAAOS) is presented in the table below. The County is currently in attainment
for all national standards, but is in non-attainment for the state eight-hour ozone standards as well as
for particulate matter less than ten microns in diameter (PM10).
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                    santa Barbara county Attainment status and Air euality standards

                                           California Standards

                                                        Attainment                     Attainment
                                       Concentration      Status     Concentration       Status

                                                                      0.075 ppm




    Carbon                                9.0 ppm                       9.0 ppm
    Monoxíde                             ('10 mg/m3)                   (10 m/m3)

                                          20.0 ppm                     35.0 ppm
                                         (23 mg/m3)                   (40 pg/m3)

    Nitrogen                             0.030 ppm                     0.053 ppm
    Dioxide***                           (56 pg/m')                   (100 ¡rg/m3)




    Sulfur Dioxide


                           24 hour
                                                                       0.14 ppm
                                                                     (365 pg/m3)




                            annual       20   ¡.rg/m3      N           revoked
    Particulate
                          arithmetic
    Matter (PMl0)           mean

                                         50 ¡rg/m3

                            annual                                    15 pg/m3
    Particulate
                          arithmetic
    Matter - Fine           mean
    (PM2.s)



                                         25 pglm3
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                    Santa Barbara County Attainment Status and Air Quality Standards

                                                  California Standards              National Standards

                                                                                                ll Attainment
                                               Goncentration                   Concentration    ll   Status

                               t hour     ll     0.03 ppm            A
                                                 1+z pgim3l

       VinylGhloride
       (chloroethene)
                          EgE"'råTlE                                 A




  A=Attainment
  N=Nonattainment
  U=Unclassified
  U/A= U ncl assif ia bl e/Atta n me nt
                           i


  * This standard went into
                                  effect in June, 2006. Official designations have not yet been announced; our data
  indicate we will be considered in nonattainment of this standard.
  *"* The state Nitrogen Dioxide
                                 ambient air quality standard was amended on February 22,2007, to lower the
  1-hour standard to 0.18 ppm and establish a new annual standard

Thresholds of Siqnificance. The Cilv of Carpinleria's Guidelines for the lmplementation of the

thresholds:


siqnificant effect on the environment if it will:



concentrations.




Proiect Specific lmpacts:

a-c) The County of Santa Barbara is in non-attainment for the State eight-hour ozone (O3) and the
    State particulate matter (PM10) standards. According to the APCD's guidance document entitled
    Scope and Content of Air Quality Secfions in Environmental Documents, a proposed project will
    not have a significant air quality effect on the environment if operation of the project will:

        .     Emit from all project sources less than 240 lbs/day for ROG (reactive organtc gases - same
              as ROC) and NOx (nitrogen dioxide), and 80 lbs/day for PM16. There is no daíly operational
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 PRcE 14 oF 50


             threshold for CO (carbon monoxide), it is an attainment pollutant with relatively low
             background ambient levels;
             Emit less than 25 lbs/day of NOX or Reactive Organic Gases (ROG) from motor vehicle
             trips only;
             Not cause or contribute to a violation of any California or NationalAmbient Air euality
             Standard (except ozone);
             Not exceed the APCD health risk public notification thresholds adopted by the ApCD
             Board; and
             Be consistent with the adopted federal and state air quality plans for Santa Barbara
             County.

     Quantitative thresholds of significance are not currently in place for short-term or construction
     emissions.

     The proposed project entails the removal o'f 47 travel trailers at the Carpinteria Camper park along
     with an adjacent single family dwelling and the construction of 43 apartment units and a 4,346
     square foot community center on 2.68 acres. Project grading is esiimated to be 2,300 cuóic yards
     of cut and 1,000 cubic yards of fill. Due to the County's non-attainment status for pM1e, tfre ÁpCO
     requires that standard dust control measures be implemented for any discretionary prò¡ect
     involving earth-moving activities.

     The primary source of construction-related exhaust emissions resulting from the project would be
     from heavy-duty diesel equipment use during grading which is expectãd to take approximately 10
     days. Diesel particulate matter from vehicle exl'aust ìs the number one carcinog"ñ'in the State.

     With incorporation of the required standard dust control and the recommended diesel equipment
     exhaust control measures identified below, construction air quality impacts from the pro.¡eciwould
     be less than significant and the project is considered consistent with the 2OOT Clean Aii plan.
     Consistent with the permitting requirements of the APCD, the project would not violate any air
     quality standard or contribute substantially to an air quality vioiation, nor would it exceed
                                                                                                   tÉre ApCD
     health risk thresholds.

     Long{erm emissions from traffic associated with the completed project would be negligible as the
     new 43-unit apartment complex would replace the 18 residences cúrrently occupying the site.
                                                                                                      The
     Traffic, Circulation and Parking Study prepared for the project (Assocrafeá Tran'sþoÃation
     Engineers, August 23, 2010) indicates that the project is fõrecast to generate a net increase of
     191 average daily automobile trips once the project is fully occupied. The emissions generated
                                                                                                       by
     the 191 net new average daily trips (ADT) would be well under t'he threshold of 25 lbJday of ROG
     and NOx using the screening table found in Attachment A to the document entiled Scope and
     Content of Air Quality Secfion of Environmental Documents provided by the ApcD. pursuant to
     this screening table, 133 apartment units (884 ADT) would tiigger the iS lbs/day of ROG and
     NOx. As such, no significant impacts to long term air quality wóuld result.

d)   Types of land uses typically associated with sensitive receptors include schools, parks and open
     space, playgrounds, childcare centers, retirement homes, convalescent homes, hospitals and
     clinics and residences. Although Santa Barbara County has some of the healthiest air in
     Southern California, the localized effects of living near afreeway can potentially have negative
     effects on the respiratory health of children and those with respiratory difficulties. Diesel
     particulate matter is of particular concern because it can be spread over wide distances,
                                                                                                   is small
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PAGE 15 oF 50


    enough to be inhaled deep into the lungs, and is coated with chemicals which have been identified
    by the California Air Resources Board (CARB) as Toxic Air Pollutants. According to CARB, diesel
    particulate matter emissions were estimated to account for 70 percent of the total inhalation risk
    along transportation corridors in 2001. CARB expects that this contribution to inhalation risk has
    already declined considerably due to pollution controls that have been put in place since that time,
    and that future contribution to inhalation risk from diesel particulate matter will be even lower.

    Although all urban and rural roads produce some levels of air pollutant emissions, CARB has
    performed an extensive review of recent studies pertaining to sensitive receptors and has
    provided a recommended setback standard for sensitive receptors of 500 feet from urban roads
    with 100,000 vehicles per day. With approximately 72,000 vehicles per day adjacent to the project
    site, U.S. Hwy 101 is the only freeway in the City, and the only road considered to contain high
    traffic levels per CARB criteria.

    The CARB 500-foot buffer recommendation was based on 2000 information that included higher
    diesel particulate matter emissions. CARB's newer EMFAC2007 model shows that new vehicle
    standards, dieselfuel reformulation, and CARB-adopted Diesel Risk Reduction Measures have
    resulted in lower diesel particulate emissions. As a result, CARB's published health risk maps
    showthat potential cancer risks nearfreeways would be substantially reduced in 2010 as
    compared to 2000 levels.

    Not only would the project place residents farther away from the highway than the existing
    conditions, the apartments would be new construction as opposed to older travel trailers providing
    project residents with improved living quarters. As the nearest apartment structure would be
    located at least 200 feet from the median of Highway 1O1, a recommended mitigation measure
    has been identified to incorporate mechanical ventilation systems with ambient air filtration into the
    new structures to mitigate exposure to parliculates and other pollutants.

 e) The development of and occupancy of the new apartment units replacing the exísting travel trailers
    would not introduce uses that have the potential to create objectionable odors affecting a
    substantial number of people in the vicinity of the surrounding residential neighborhood as the
    residential use of the propertv would continue as the trailers used as residences would be
    replaced bv apartment buildings.

Cumulative lmpacts. Cumulative development throughout the Carpinteria Valley would incrementally
increase air pollutant emissions, which could cumulatively degrade regional air quality. However, all
new development within Carpinteria must be consistent with the City's General Plan; as a result, all
such development would be within the projections contained in the adopted Clean Air Plan (CAP).
Therefore, cumulative development in Carpinteria will not hinder progress toward attainment of the
County's air quality objectives and cumulative impacts are considered less than significant.

Required Mitiqation Measures:

AQ-1    lf the construction site is graded and left undeveloped for over three weeks, the applicant
        shall employ the following methods immediately to inhibit dust generation.
        a. seeding and watering to revegetate graded areas; and/or
        b. spreading of soil binders; and/or
        c. any other methods deemed appropriate by Community Development.
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       Plan Requirements: These requirements shall be noted on all plans. Timing: plans are
       requíred prior to issuance of a Grading or Building Permit. Monitoring: Grading lnspector
       shall perform periodic site inspections.

AQ-2   Dust generated by the development activities shall be kept to a minimum with a goal of
       retaining dust on the site by following the dust control measures listed below. Dùring
       clearing, grading, earth moving, excavation or transportation of cut orfill materials, rrùater
       trucks or sprinkler systems shall be used to prevent dust from leaving the site and to create a
       crust after each day's activities cease.
       a. During construction, water trucks or sprinkler systems shall be used to keep all areas of
            vehicle movement damp enough to prevent dust from leaving the site. At a minimum,
            this shall include wetting down such areas in the late morning and after work is
            completed for the day, and whenever wind exceeds 15 miles per hour.
       b. Soil stockpiled for more than two days shall be covered, kept moist or treated with soil
            binders to prevent dust generation.
       Plan Requirements: All requirements shall be shown on grading and building plans.
       Timing: Condition shall be adhered to throughout all grading anð construction activities.
       Monitoring: CDD shall ensure measures are on plans. Grading and Building lnspectors
       shall spot check and ensure compliance onsite. APCD inspectois shall respond to nuisance
       complaints.

AQ-3   The contractor or builder shall designate a person or persons to monitor the dust control
       program and to order íncreased watering as necessary to prevent transport of dust off-site.
       Their duties shall include holiday and weekend periods when work may not be in progress.
       Plan Requirements: The name and telephone number of such persons shall be'proiÍded to
       the APCD and the Community Development Department. Timing: The dust monitor shall be
       designated prior to issuance of a Grading or Building Permit. Monitoring: CDD shall contact
       the designated monitor as necessary to ensure compliance with dust control measures.

AQ-4   The following energy-corrserving techniques shall be incorporated unless the applicant
       demonstrates their infeasibility to the satisfaction of cDD staff:
       a. installation of low NO, residential and commercial water heaters and space heaters per
            specifications in the Air euality Attainment plan;
       b. installation of heat transfer modules in furnaces;
       c. use of light colored water-based paint and roofing materials;
       d. installation of solar panels for residential water heating systems and other facilitíes
            andlor the use of water heaters that heat water only on demand;
       e. use of passive solar cooling/heatíng;
      f. use of natural lighting;
      g use of concrete or other non-pollutant materials for parking lots instead of asphalt;
       h. installation of energy efficient appliances;
       i. installation of energy efficient lighting;
      j. use of landscaping to shade buildings and parking lots;
      k. installation of sidewalks and bikepaths;
      l. installation of covered bus stops to encourage use of mass transportation.
     Plan Requirements and Timing: The applicant shall incorporate the listed provisions into
     building and improvement plans or shall submit proof of infeasibility prior to approval of a
     Building Permit. Monitoring: Building lnspector shall site inspect to ensure development is in
     accordance with approved plans prior to occupancy clearance. Planning staff shall verify
     landscape installation in accordance with approved randscape plans.
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PAGE 17 or 50


Recommended Mitigation Measures:

AQ-s     The following Diesel Exhaust Control Measures should be implemented during
         construction activities:
         a. Diesel construction equipment meeting the California Air Resources Board's current
             emission standards for off-road heavy-duty diesel engines shall be used.
         b. The engine size of construction equipment shall be the minimum practical size.
         c. 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.
         d. Construction equipment shall be maintained in tune per the manufacturer's specifications.
         e. Construction equipment operating onsite shall be equipped with two to four degree engine
             timing retard or pre-combustion chamber engtnes.
         f. Catalytic convefters shall be installed on gasoline-powered equipment, if feasible.
         g. Diesel catalytic converters, diesel oxidation catalysts and diesel particulate filters as
             certified and/or verified by EPA or California shall be installed on'equipment operating
             onsite.
         h. Diesel powered equipment should be replaced by electric equipment whenever feasible.
         i. State law requires that idling of heavy-duty diesel trucks during loading and unloading
             shall be limited to five minutes; auxiliary power units should be used whenever possible.
         Plan Requirements: All requirements shall be shown on grading and building plans. Timing:
         Condition shall be adhered to throughout all grading and construction activities. Monitoring:
         CDD shall ensure measures are on plans. Grading and Building lnspectors shall spot check
         and ensure compliance onsite.

AQ-6     Mechanical ventilation systems with high efficiency filters for particulates (MERV-13 or higher)
         should be incorporated into the new apartment structures to mitigate exposure to particulates
         and other pollutants associated with the adjacent highway. Plan Requirements and Timing:
         The mechanical ventilation systems shall be shown on building plans. Monitoring: CDD shall
         ensure the ventilation systems are on plans. Building lnspector shall ensure compliance
         onsite.

Residual lmpact: With incorporation of these required and recommended mitigation measures,
residual impacts to air quality would be less than significant.


 4. BIOLOGICAL RESOURCES                         POTENTIALLY   PorE¡llerrv      LEss THRru      No      RevrewEo
                                                 SIGNIFICANI    Srcrurrceur     Stc¡rlrcRNr   ln¡pRcr    Ut¡oER
                                                   Itr¡pRcr       lupncr          lvpRcr                PREvtous
                                                                  Ur'¡le   ss                           Docun¡Erur
                                                                MrrcRllor'l
 Would the project:
                                                               l¡lcoRpoRnreo
 a)   Have a substantial adverse effect,
      either directly or through habitat
      modifications, on any species
      identified as a candidate, sensitive or                                                   X
      special status species in local or
      regional plans, policies or regulations,
      or by the California Department of
      Fish and Game or U.S. Fish and
      Wildlife Service?
 Crry or CRRprrulrRlR PRoposeo Flrunl MND
 Cnsns DE LAS FLoRe s: 10-1S43-Dp/CDp
 Pnce '18 or 50


  b) Have a substantíal adverse effect on
      any riparian habÍtat or other sensitive
      natural coinmunity identified in local or
      regional plans, policies, regulations, or                                         X
      by the California Department of Fish
      and Game or US Fish and Wildlife
      Service?
  c) Have a substantial adverse effect on
      wetlands as defined by Section 404 of
      the Clean Water Act (including but not                                            X
      limited to marsh, vernal pool, coastal,
      etc.) through direct removal, filling,
      hydrological interruption, or other
      means?
 d) lnterfere substantially with the
      movement of any native resident or
     migratory fish or wildlife species or
     with established native resident or
     migratory wildlífe corridors, or impede
     the use of native wildlife nursery                                                 X
     sites?
 e) Conflict with any local policies or
     ordinances protecting biolog ical
     resources, such as a creek                                              X
     preservation policy or tree protection
     ordinance?
 f) Conflict with the provisions of an
     adoptecl Habitat Conservation Plan,
     Natural Community Conservation
     Plan, or other approved local,                                                     X
     regional, or state habitat conservation
     plan?

Existinq Environmental Settinq: The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway lOl adjacent to Via Real. There are no known
sensitive natural communities or species within or adjacent to the project site. Existing vegetation
includes several species of non-native palms (Mexican Fan, Canary lsland and Senegãl Dãte¡, five
Monterey Pine trees and several stands of Arroyo Willow volunteers that have sprung up in a
triangular gap between the western property line and the wooden fence adjacent to tñe property line.

Thresholds of Siqnificance: The City of Carpinteria's Guidelinesfor the Implementation of the
California Environmental Quality Act, ptovides the following regarding tree removal:

Tree Removal Guidelines: For standard Subdivision, Development Plans or Conditional Use
Permits, the loss of 1Q% or more of the trees of biological value on a project site is considered
potentially significant. All native tree species, regardless of size, should be considered to be
biologically valuable. ln particular, young oak trees which do not meet the definition of specimen
trees are a significant biological resource due to decf ining oak populations.
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Non-native trees which may be valuable include windrow and individual eucalyptus and other
hotticultural species. Eucalyptus trees can be significant resources where trees in general are
rare, where they provide roosting habitat, and where they provide some wildlife habitat, their
inherent biological value is generally limited due to the high level of disturbance of such areas.

Proiect Specific lmpacts:

a-b) As presented    above, there are several stands of Arroyo Willow trees located on the Kim's Basin
     property (owned by the City of Carpinteria and managed by Santa Barbara County Flood
     Control. The concrete basin does not extend to the property line. Several stands of willow trees
     are located between a chain link fence atop a concrete wall surrounding the basin and a five-foot
     wooden fence adjacent to the project's western property line. The wooden fence is roughly
     positioned along the property line at the nofthwest corner, and approximately five-feet into the
     propedy at the southwest corner, creating a triangular-shaped parcel of land situated on the
     project site, but located outside the properly line fence. lt is within this approximately 900
     square foot area that willows from the adjacent property have propagated onto the project site.

     The Proposed Landscape Plan calls for the removal of the willows from the property, to be
     replaced by a Pittosporum species screen hedge and row of medium to large non-native trees.
     The Preliminary Grading and Drainage plan calls for a vegetated swale filter (biofilter) to be
     located in this area, alongside the western properly boundary. lt is highly likely that willow
     volunteers will continue to encroach onto the property. A recommended mitigation measure has
     been identified to require the developer to review the landscape plant selection within this
     vegetated swale area as part of the required final review by the ARB. The recommended
     measure also requires that volunteer willows propagating within the swale be allowed to remain
     as long as they do not significantly obstruct with the flow of water in the swale or interfere with
     the adjacent access driveway.




     breedinq season is identified below.

     As part of the project description a detention basin providing storm water treatment and storage
     would be constructed within the southern portion of the site, thus improving the quality of the
     project runoff water before it enters the adjacent flood control basin.

c)   There are no wetlands as defined by Section 404 of the Clean Water Act on or adjacent to the
     propefiy as indicated above, a detention basin providing storm water treatment and storage
     would be constructed within the southern portion of the site, thus improving the quality of the
     project runoff water before it enters the adjacent concrete-lined flood control basin.

d)   ïhere are no known native resident or migratory fish or wildlife species, or established native
     resident or migratory wildlife corridors on the project site for the project to substantially interfere
     with.
 Crry or CeRpl¡lrenlR PRoposEo Flrunl M N D
 Cnsns DE LAS Flones: 10-1543-Dp/CDp
 PAGE 2O oF 50


 e-f)   Aside from the volunteer willows adjacent to the western property line and discussed under
         items a-b above, there are no biological resources on the projecf site, the project would not
        conflict with policies and ordinances protecting biological resources. Addiiionally, there is no
        local tree protection ordinance that would prevent the removal non-native trees. The landscape
        plan calls for the relocation of several specimen palms back onto the site, but calls for the
        removal of the 36 Mexican Fan Palms, as the majority of these palms are nearing the end of
        their lifespan and difficult to transplant because of their height. Due to their abundance in the
        area and their fast growth (the palms are approximately 45 years old) these palms have lit¡e
        resale value, and the cost to relocate them back to the síte is prohibiiive. Nonetheless, a
        recommended mitigation measure identified in the Aesthetics Section of this document requires
        that wholesale palm nurseries and individuals who may have an interest in the trees be
        contacted and offered the palms, prior to their removal from the site.


Çumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to biological resource
impacts' However, the project's contribution to cumulative biologióal resource impactJis site-specific
and would not be considerable based on the information above.

Required Mitioation Measures: None required.

Recommended Mitiqation Measures:

Bio-1 The proposed planting plan along the western property boundary shall be reviewed once more
         at final review by the Architectural Review Board for compatibility with the adjacent willow
         stand and proposed vegetated swale filter. Fruit or citrus trees éhould be coñsidered as a
         replacement to the current proposal. To the extent possiue,
         within the swale after construction shall be allowed to remain as long as they do not Jo noî
         significantly obstruct with the flow of water in the swale or interfere w¡tn tf,e ãd.¡acent access
         driveway. Plan Requirement and Timing: The applicant shall submit plans ôf tf'e project for
         final review by the Architectural Review Board prior to approval of a Gra'ding permit.
         Monitoring: CDD shall review submitted plans, provide direction to the ARÞ regarding this
         mitigation measure and site inspect during the construction phase.


                                                                to be in                the bird
                         1   thro            ber 15             ber 1 th           1   for

                                           for         The



                                        buffer         not be
                                                       all be
                                shall                     1        and no              three



Residual lmpact: None.
Crry or CRRprrureRrA PRoposeo Fr¡¡nl MND
Cnsns DE LAS FloRes. 10-1543-DP/CDP
Pnce 21 or 50


 5. CULTURAL RESOURCES                           POTENTIALLY   PoTENTIALLY      LEss THAN        No     Revreweo
                                                 SIGNIFICANT    Src¡¡lr¡cRrur   SlcNlncn¡lt   l¡¡pRct    UNDER
                                                   Itr¡pRcr       IMPAcT          lrr¡pRcr              PRevtous
                                                                  UNLESS                                Docu¡¡e¡¡l
                                                                MrrcRlo¡l
       Would the project:                                      lnconpoRnreo
 a) Cause a substantial adverse change in
    the significance of a historical resource
    as defined in $15064.5?                                                                     X

 b) Cause a substantial adverse change in
    the significance of an archaeological                                                       X
    resource pursuant to $15064.5?
 c) Directly or indirectly destroy a unique                          X
    paleontological resource or site or
    unique geologic feature?
 d) Disturb any human remains, including
    those interred outside of formal                                                            X
    cemeteries?

Existinq Environmental Settinq: The project site is not shown to contain cultural resources on the
City's archaeological site map. However, it is shown to be located approximately 1,600 feet away
from a known site (SBa-129).

Thresholds of Siqnificance. The Citv of Carpinleria's Guidelines for the lmplementation of the


determine if a recorded cultural resource is located within the proiect site or whether there is a hiqh




visibilitv. lf historical remains are suspected, a professional historian will be retained to evaluate the
resource more fullv.

Proiect Specific lmpacts:

a-d)

                                                                                            Limited
       ground disturbance would occur as a result of the proposed development. Given that portions of
       the project site have previously been disturbed, the possibility of encountering previously
       undisturbed cultural resources during project construction is remote. Nonetheless, as cultural
       deposits may be intact at various places in the project area, there remains the potential for
       uncovering cultural resources during project grading activities. Should the project result in the
       damage of previously unidentified significant cultural resources, the project would be considered
       to have a potentially significant, but mitigable, impact on cultural resources.
Crry or CRRprrureRtA pRoposeo Flrunl MND
Cnsns DE LAS FLoRes: 1O-1543-DP/CDP
Pnce 22 or 50

CumulatÍve lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
                               an (April 2003), herein incorporated by reference. cumulative
                               Carpinteria Valley would incrementally contribute to cultural resource
                               ct's contribution to cumulative cultural resource impacts would not be
considerable because the site is already developed, no cultural resources have been identified
                                                                                                   within
the project site, and potential impacts would be fuñher reduced through the implementation of the
project specific measure addressing standard discovery provisions.

Required Mitigation Measure:

CulRes-1: ln the event archaeological remains are encountered during grading, work shall be stopped
          immediately or redirected until a CDD-qualified archaeologisiand Ñative American
          representative are retained by the applicant to evaluate the significance of the find
          pursuant to Phase 2 investigations of the City Archaeological Guidelines. lf
                                                                                         remains are
          found to be significant, they shall be subject to a Phase ã mitigation program consistent
          with City Archaeological Guidelines and funded by the applica-nt. plan
          Requirements/Timing: This condition shall be printed on all building and grading plans.
          Monitoring: CDD shall check plans prior to issuance of a Grading oi AuitOing pe-rmit and
          shall spot check in the field.

Residual lmpact' With incorporation of this mitigation measure, residual impacts to cultural resources
would be less than significant.

 6. GEOLOGY / SOILS                             POTENTIALLY       PoteNlRLLy       LEss T¡tRru     No      Revreweo
                                                SIGNIFICANT       Slcrutrtcnr.¡r   Srcrurr¡cRur   IMPACT     Uruoen
                                                  IMPACT            IMPAcT           lvpRcr                PRevlous
                                                                    Ur'lless                               Docun¡ervr
 Would the project:                                           .   Mrtcnlo¡l
                                                              INcoRPoRATED
 a) Expose people or structures to
    potential substantial adverse effects
    including the risk of loss, injury, or
    death involving rupture of a known                                                 X
    earthquake fault as delineated on the
    most recent Alquist-Priolo Earthq uake
    Fault Zoning Map issued by the State
   Geologist for the area or based on
   other substantial evidence of a known
   fault? Refer to Division of Mines and
   Geology Special Publication 42.
b) Expose people or structures to
   potential substantial adverse effects,
   including the risk of loss, injury, or
   death involving strong seismic ground                                               X
   shaking, seismic-related ground failure
   (including liquefaction) or landslides?
c) Result in substantial soil erosion or the
   loss of topsoil?                                                                    X
d)    Be located on a geologic unit or soil
                                                                      X
Crry or CRRprrurERrR PRoposeo Fr¡¡nr MND
Cnsas DE LAs FloRes: '10-1543-DP/CDP
PncE 23 or 50


     that is unstable, or that would become
     unstable as a result of the project and
     potentially result in on-or off-site
     landslide, lateral spreading
     subsidence, liquefaction or collapse?
 e) Be located on expansive soil, as
    defined in Table 18-1-B of the Uniform
     Building Code (1994), creating                               X
    substantial risks to life or property?
 f) Have soils incapable of adequately
    supporting the use of septic tanks or
    alternative waste water disposal                                                      X
    systems where sewers are not
    available for the disposal of waste
    water?

Existinq Environmental Settinq:

Faults. Faults in the Carpinteria Area include the Carpinteria Fault, the Rincon Creek Fault, the
Arroyo Parida Fault and the Shepard Mesa Fault. None of these fault areas is considered "active."
The project site is not within a fault zone as mapped under the Alquist-Priolo Earthquake Fault Zoning
Act.

Liquefaction. Liquefaction is a phenomenon that occurs when loosely consolidated soils lose their
load bearing capabilities during ground shaking and flow in a fluid-like manner. As is the case with
much of the city, the project site is in an area of high liquefaction potential.

Landslide/Rockfall. Landslides generally occur on steep slopes that have been undercut by erosion
or on slopes where the bedding planes of the bedrock are in'clined down the slope. The project site is
not located in an area of high landslide or rockfall potential.

Tsunamis. Commonly called "tidal waves," tsunamis are seismic sea waves caused by submarine
landslides, volcanic disturbances or offshore earthquakes. The State of California Department of
Conservation recently published tsunami inundation maps (released December 17,2009). The
project site is outside the area considered to be vulnerable to tsunamis.

The applicant has submitted a Preliminary Foundation lnvestigation (August 14, 2006) and Update
(March 1,2010) prepared by Pacific Materials Laboratory of Santa Barbara, lnc. The report classifies
and evaluates soil types, strengths and the effect of moisture variation on the soil-bearing capacity,
compressibility, liquefaction and expansiveness. Based on this information, the report provides
preliminary grading and foundation recommendations for the proposed project. The lnvestigation
Report is on file and may be reviewed at the City of Carpinteria Community Development Department.

Thresholds of Siqnificance: The City of Carpinteria's Guidelines for the lmplementation of the
California Environmental Quality Act of 1970, as Amended (1997), states the following conditions or
impacts shall be considered significant:
    . The graded or cleared portion of the site includes more than 10,000 square feet of area
        having a slope greater than 15 percent.
   .   There is a significant risk that more than 2,500 square feet will be unprotected or
 Crty or CRRpI¡lre Rln pRoposEo Ftrunl MND
 Cnsns DE LAs FLoRe s. 10-'1S43-Dp/CDp
 PRGE 24 or 50


         inadequately protected from erosion during any portion of the rainy season.

     '   Grading or clearing will occur within 50 feet of any watercourse or 1O0-year floodplain.

     '   GradÍng will involve cut and fill volumes of 3,000 cubic yards or more, or cut or fill heights
         of 15 feet or greater.

     '   The project will significantly increase water runoff, velocities, peak discharges, or water
         surface elevations on or off-site. Coordinate with the Department of publiCWorks for
         clarification.

     '   The project will produce erosion impacts which constitute a structural hazard or significant
         visual impact, or will result in sediment or excessive drainage ffows which cannoibe
         contained or controlled onsite.

     '   The project will result in impacts which violate or are in conflict with any of the Federal,
         state, or local policies, ordinances or regulations listed above.

     '   Any cut or fill slope over 15 feet in height is potentially significant for grading, visual,
         erosion, siltation and community character impacts.

     '   Any grading which includes the addition, removal or moving of earth is potentially
         significant.

     '   Any grading proposed within environmentally sensitíve areas is potentially significant.

Proiect Specific mpacts:
                  I




a-b) The Carpinteria Valley is subject to geologic hazards related primarily to earthquakes and
     secondary hazards, such as landslides and liquefaction- The subjeci parcel is iocated over one
     mile north of the Rincon and Carpinteria Faults. These faults are not delineated on the most
     recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area, as
     ttrey are not "active" faults. Nevertheless, there is the poteniialfor an earthquãke in the
     Carpinteria area that would cause seismic shaking and could affect the subject parcel. Since the
     project is required to conform to the Uniform Building Code (UBC) requirements addressing
     seismic standards, impacts from fault rupture or seismic ground shaking would be considered
     less than significant.

c)   Grading over the 2.68-acre project site is estimated to be 2,300 cubic yards of cut and 1,000
     cubic yards of fill. Extensive soil erosion is not anticipated as the site is generally flat, wiîh a less
     lhan 3%o overall slope from the north to the south property lines. Standaid dust ánd erosion
     control mitigation measures identified in the Air Quality section of this document would ensure
     that the project does not have the potential to result in substantial soil erosion or the loss of
     topsoil.

d-e)The Preliminary Foundation lnvestigation prepared by Pacific Materials Laboratory identifies the
    types of on-site soils and measures to address grading or building on unstable soils.
    Recommendations within the report would be implemented as required mitigation measures.

l)   Septic tanks would not be used as the project would be served by the Carpinteria Sanitary
     District.
Crry on CnRpr'¡tERln PRoposro Flrunl       MND
CRsRs DE LAS FloRrs: 1O-1543-DP/CDP
Pnce 25 oF 50


Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to geologic resource
impacts. However, the project's contribution to cumulative geologic resource impacts would not be
considerable based on the information above because the project impacts are site-specific, and would
not contribute to seismic hazards, erosion or water quality impacts and would be further reduced
through the implementation of the project specific measures below.

Required Mitiqation Measures:

Geo-1 Structures shall be designed to earthquake standards of the Uniform Building Code Seismic
      Zone 4. Plan Requirements and Timing: Prior to plan check, the applicant shall submit
        building plans indicating standards to the satisfaction of the Building and Safety Division.
        Monitoring: Building lnspector shall site inspect prior to occupancy clearance.

Geo-2 Project construction and grading shall comply with all recommendations outlined    in the
        Preliminary Foundation lnvestigation (August 14,2006) and Update (March 1,2010) prepared
        by Pacific Materials Laboratory of Santa Barbara, lnc. and any subsequent report, to the
        satisfaction of the City Engineer and Building lnspector. Plan Requirements: Grading and
        building plans shall include all required measures as determined by the City Engineer and
        Building lnspector. Monitoring: The City Engineer and/or Building lnspector shall site
        inspect during grading. The City Building lnspector shall ensure that all recommendations are
        implemented during construction, by conducting periodic site inspections during and at the
        completion of construction.

Residual lmpact: With incorporation of these measures, and the mitigation measures required in the
Air Quality and HydrologyA/Vater Quality sections of this document, residual impacts to geologyisoils
would be less than significant.

 7. GREENHOUSE GAS EMISSIONS                    POTENTIALLY     PotErulnLLv     Less THn¡r      No     Rev¡ewro
                                                 SIGNIFICANT     SrcrurncRrur   Slc¡¡rncR¡rr   MPACT    UruoeR
                                                   l¡¡pRcr     In¡pRcr UNLESS     lupRcr               PREVIoUS
                                                                MtlcRllor.l                            Docuur¡lr
                                                               lrucoRpoRareo
    Would the project:
 a) Generate greenhouse gas emissions,
    either directly or indirectly, that may                                          X
    have a significant impact on the
    environment?
 b) Conflict with an applicable plan, policy
    or regulation adopted for the purpose                                            X
    of reducing the emissions of
    greenhouse gases?

Existinq Environmental Settinq: The City of Carpinteria is located in the South Central Coast air
basin. The Santa Barbara County Air Pollution Control District (APCD) is the regulatory agency for air
quality in Santa Barbara County. The physical and regulatory air quality setting of the Carpinteria
Valley and the County of Santa Barbara are described in detail in the Air Pollution Control District
(APCD) 2007 Clean Air Plan (CAP), which is incorporated by reference. The 2007 CAP is available
for review at local libraries, Carpinteria City Hall, and at the Santa Barbara County Air Pollution
 Crry or CRRprrureRlR PRoposeo Flrunr MND
 Cnsns DE LAS FLoRES 10-1543-DPlcDP
 Pncr 26 or 50

 Control District at260 N. San Antonio Road, Suite A, Santa Barbara, or on theirwebsite at
 wtww.sbcapcd.org.

 Global climate change (globalwarming) is a growing concern. Greenhouse gases (GHGs) include
 water vapor, carbon dioxide (COr), methane (CHo), nitrous oxide (N2O), and ótf,er compoúnds
 including hydrofluorocarbons, perfluorocarbons and sulfur hexafluoride. Combustion oi fossil fuels
 constitutes the primary source of GHGs. GHGs accumulate in the atmosphere, where these gases
 trap heat near the earth's surface by absorbing infrared radiation. This efîect causes global wãrming
 and climate change, with adverse impacts on humans and the environment. Potentiaieffects include
 reduced water supplies in some areas, ecological changes that threaten some species, reduced
 agricultural productivity in some areas, increased coastalflooding and other effects.

There are currently no adopted thresholds for measuring the significance of a project's specific or
cumulative contribution to global climate change in Santa Barbara County. Clobál climaie change is a
cumulative impact; a project participates in this potential impact through iis incremental contributlon,
combined with the cumulative increase of all other sources of greenhouse gases. The methodology
to address Global climate change in cEeA documents is evolving.

The EPA developed a reporting threshold of 25,000 metric tons of CO2 emissions per year as this
number would cover approximately 10,000 facilities and 85 percent of total GHG emiséions. As a
comparison, 25,000 metric tons of CO2 emissions are equivalent to the emissions from the annual
energy use of approximately 2,300 homes (EPA website: Climate Change Regulatory lnitiatives).
                                                                                   -
On June 2,2010, the Bay Area Air Quality Management District (BAAOMD) became the first
regulatory agency i1 the nation to approve guidelines that establish thresholds of significance for
greenhouse gas ("GHG") emissions from proposed development projects.

The BAAQMD's geographiculjuristJicti<ln includes San Francisco, Marin, San Mateo, Santa Clara,
Alameda, Contra Costa, and Napa Counties, plus southwestern Solano County and southern Sonoma
County. While these thresholds have not been adopted by the Santa Barbara'County ApCD, they
can help to serve as a guideline for the analysis in this document.

The BAAQMD thresholds state that GHG emissions from projects other than stationary or industrial
sources (that is, fixed sources of emissions that are subject to permitting by the air disirict) as
"insignificant" if they fall under a quantitative threshold of 1,100 metric tõns of carbon dioxide
equivalents per year or a pedormance standard of 4.6 metric tons of carbon dioxide equivalents per
year per resident or employee in the project's service population. GHG emissions from stationary
                                                                                                    or
industrial sources are significant underthe newguidance if they exceed 1O,0OO metrictons peryäar.
Alternatively, if the project complies with a Qualified Greenhouse Gas Reduction Strategy, the GHG
emissions are deemed insignificant. A Qualified Greenhouse Gas Reduction Strategy ñlst meet the
criteria set forth in the recently adopted Section 15183.5 of the CEQA Guidelines.l Ño qualifying plan
relevant to the proposed project has been adopted.




1 These criteria include requirements for quantification of existing and projected GHGs; development
                                                                                                     of a level
of cumulative GHG emissions, including those from the project, that, based on substaniial evidence, would
                                                                                                            not
be considered significant for CEQA purposes; specification of measures and standards that would ensure
                                                                                                          that
this level is achieved; and monitoring to track progress in achieving it.
Crrv or CnRplrutenrR PRoposeo Ft¡'¡nl
                                  MND
CRSnS DE LAS FLoRES: 1O-1543-DP/CDP
Pnce 27 or 50


Proiect Specific lmpacts   :




a-b) A single family dwelling and 17 travel trailers occupied as residences represent the baseline
     GHG emissions. This existing development would be replaced with a 43-unit apartment project.
     Using the URBEMIS 2007 Version 9.2.4 program, the sum of area source and operational CO2
     emission estimates for the 43-unit apartment proiect (which include electrical and water usage
     and operational traffic) are estimated to be 290 tonsiyear, well below the EPA's reporting
     threshold of 25,000 tons per year and the BAAQMD's threshold of 1 ,100 metric tonsiyear. This
     estimate, however, does not consider the fact that the new construction must be required to be
     consistent with Building Code Title 24 regarding energy conservation. Also, most, if not all, of
     the occupants are anticipated to be residents of the area who are relocating within California and
     are not creating new trips or emissions but instead are transferring their emissions from one
     location to another. For these reasons, the emissions models likely over-estimate the total
     amount of emissions.

     Further, the project would incorporate mitigation measures found in the Air Quality section of this
     document that will also reduce GHG emissions. Alternative transportation would be encouraged
     with the recommended mitigation measure found in the Transportation and Traffic section of this
     document calling for the installation of a shelter at the MTD bus stop located just east of the
     project site at Via Real in order to facilitate bus ridership by pioject residents. With these
     actions, the cumulative impact to global climate change would be considered less than
     significant.

Cumulative lmpacts: Cumulative development throughout the Carpinteria Valley would incrementally
increase greenhouse gas emissions. However, all new development within Carpinteria must be
consistent with the City's General Plan; as a result, all such development would be within the
projections contained in the adopted Clean Air Plan (CAP). Therefore, cumulative development in
Carpinteria will not hinder progress toward attainment of the County's air quality objectives and
cumulative impacts are considered less than significant.

Recommended/Required Mitiqation Measures: None required

Residual lmpact: None

 8. HAZARDS AND HAZARDOUS                      POTENTIALLY    Porerurnlrv     Less THnru      No     REVIEWED
                                                SIGNIFICANT    SrorurncR¡rr   SrcrurncRrur   MPACT    U¡roeR
     MATERIALS
                                                  ln¡pncr        lupRcr         l¡¡pncr              PREvrous
                                                                 U¡tess                              Docun¡e   r.,¡r

                                                               MrrcRlot
                                                              lNcoRpoRRreo
 Would the project:
 a) Create a significanlhazard to the
    public or the environment through the                                          X
    routine transport, use, or disposal of
    hazardous materials?
 b) Create a significant hazard to the
    public or the environment through                                              X
    reasonably foreseeable upset and
    accident conditions involving the
    release of hazardous materials into the
    environment?
 CIry or CRRpITTEnIR PRoposED FINAL MND
 Cnsns DE LAS FroRe s: '10-1543-Dp/CDp
 PRcr 2B or 50


  c) Emit hazardous     emissions or handle
      hazardous or acutely hazardous
                                                                                             X
      materials, substances or waste within
     one-quarter mile of an existing or
     proposed school?
  d) Be located on a site which is included
     on a list of hazardous materials sites
     compiled pursuant to Government                                                         X
     Code 565962.5 and, as a result, would
     it create a significanthazard to the
     public or the environment?
  e) lmpair implementation of or physically
     interfere with an adopted emergency
     response plan or emergency                                                              X
     evacuation plan?
 f)   Expose people or structures to a
      significant risk of loss, injury or death
      involving wildland fires, including where                                              X
      wildlands are adjacent to urbanized
      areas or where residences are
      intermixed with wildlands?

Existing Environmental Settinq: The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway l}l adjacent to Via Real. The Carpinteria Camper
Park contains 47 residential trailers, a structure used as an office and laundry room and a trailer used
as an after-school learningiart center. A single family residence is located immediately north of the
camper park facility on its own parcel. The single family dwelling and 17 of the travel trailers are
currently occupied as residences. Existing site improvements woulld be removed to allow for the
proposed development.

Thresholds of Siqnificance.




                                         Cr it ic al   i   tv   C I as s ili c at   i   on

Classification          Description of Public Safetv Hazard
Crrv or CeRplNtenrR PRoposeo Frr.¡nl MND
CNSNS DE LAS FLORES: 1O-1543-DP/CDP
Pnce 29   or   50



                                                 Frequenq¡   C Ias   s   ifr   cation

Tvpe                           Frequencv per     Year                           Description

Extraordinary                  Less than once in   one                          An event which has never occurred
                               million vears                                    but could occur

Rare                           Less than once in   one                          An event which has occurred on a
                               million vears                                    worldwide basis, but onlv a few times


                               and once in ten   thousand                       to occur durinq the proiect lifetime

Likelv                         Between once a vear and                          An event which probablv would
                               once ín one hundred vears                        occur during the proiect lifetime



Proiect Specific    I   m   pacts:


a-b) The proposal to remove      the 47 travel traílers and one single family residence in order to develop
     the site with 43 apartment units would not create a significant hazard to the public or the
     environment due to the use or transport of hazardous materials as the residential uses of the
     site would continue. The types and quantities of hazardous materials present or stored on the
     site would be limited to those commonly associated with residential uses, such as batteries, oil,
     paints, solvents, fertilizers and gasoline. These substances are currently used on the site in
     limited amounts. Any increase in the use of hazardous materials as a result of the project would
     likely be minimal. Therefore, impacts with regard to hazardous materials are anticipated to be
     less than significant.

c)   There would be no significant amounts o'f hazardous emissions, materials, substances or waste
     associated with this residential project as presented above. Additionally, there are no existing or
     proposed schools located within one-quafter mile of the project site. Therefore, no impacts with
     regard to hazardous materials near schools are anticipated.

d)   The site is not included on, or adjacent to, a parcel that is included on a list of hazardous
     materials sites compiled pursuant to Government Code 565962.5 (Cortese List).

e)   The development would not impair implementation of or physically interfere with an adopted
     emergency response plan or emergency evacuation plan. The project site is located on a main
     street within an urbanized area. The Carpinteria-Summerland Fire Protection District has
     reviewed the proposal and did not express concerns that there would be any interference with
     emergency response or evacuation.

     The subject parcel is located within an urban area and is not adjacent to or in close proximity to
     wildlands. Therefore, the project does not have the potentialto expose people to a significant
     risk as a result of wildland fires.
Crry or CRnpl¡¡renrR PRoposeo Flrunl MND
CRsns DE LAS FLoRES: 10-1543-DPlCDP
Pnce 30 or 50


Çumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City,s
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to hazardous materials
/ safety impacts. However, based on the analysis above, and with adherence to applicable Objectives
and Policies found in the City's 2003 General Plan/Coastal Plan, the project is not expected toiesult
in any site-specific public health or hazard, so the project's contribution to cumulative safety impacts
would not be considerable.

RecommendediRequired Mitiqation Measures: None required.

Residual lmpact: None

 9. HYDROLOGY AND WATER QUALITY                        POTENTIALLY    PorErularry     LEss Tnn¡r       No       REVIEWED
                                                       SIGNIFICANf    SrcrurncRr.¡r   StcntrrcRrur   ItvlpRcr    UruoER
                                                         lvpncr         IMPACT          ln¡pRcr                 PREvrous
                                                                        UrulEss                                 Docu¡¡Erur
      Would the project:                                              M¡rcerro¡l
                                                                     Ir.rcoRponRreo
 a) Violate any water quality standards or
      waste discharge requirements?                                                        X
 b)   Substantially deplete groundwater
      supplies or interfere substantially with
      groundwater recharge such that there                                                X
      would be a net deficit in aquifer: volume or
      a lowering of the local groundwater table
      level (e.9., the production rate of re-
      existing nearby wells would drop to a level
      which would not support existing land
      uses or planned uses for which permits
      have been granted)'/
c)    Substantially alter the existing drainage
      pattern of the site or area, including
      through the alteration of the course of a                                           X
      stream or river, in a manner which would
      result in substantial erosion or siltation on-
      or off-site?
d)    Substantially alter the existing drainage
      pattern of the site or area, including
      through the alteration of the course of a                                           X
      stream or river, or substantially increase
      the rate or amount of the sufface runoff in
      a manner which would result in flooding
      on- or off-site?
e)    Create or contribute runoff water which
      would exceed the capacity of existing or
      planned stormwater drainage systems or                                              X
      provide substantial additional sources of
      polluted runoff?
f) Othenruise    substantially degrade water
      quality?
                                                                          X
Crry or CnRprrureRtR PRoposeo Flrunl MND
Cnsns DE LAS FLoRES: 1O-1543-DP/CDP
Pnce 31 or 50


 g) Place housing within a 1OO-yearflood
     hazard area as mapped on a federal                                 X
     Flood Hazard Boundary or Flood
     lnsurance Rate Map or other flood hazard
     delineation map?
 h) Place within a 1O0-year flood hazard area
     structures which would impede or redírect                                        X
     flood flows?
 i) Expose people or structures to a
    significant risk of loss, injury or death                                                    X
    involving flooding, including flooding as a
    result of the failure of a levee or dam?
 j) lnundation by seiche, tsunami, or
     mudflow?                                                                                    X


Existinq Environmental Settinq: The applicant has submitted a Preliminary Drainage Report dated
July 22,2010, prepared by Penfield & Smith Engineers. The Report provides an analysis of on-site
and off-site drainage conditions, proposed drainage structures and proposed water quality Best
Management Practices (BMPs) for the relatively flat site. The report also indicates that the finish floor
elevations for the buildings would be a minimum of two feet above the 1OO-year flood elevation, thus
protecting the property from off-site 1OO-year storm flows. The Preliminary brainage Report is on file,
and may be reviewed at the City of Carpinteria Community Development Department.

Proiect Specific lmpacts:

a,   f) The proposal  must meet the standards set out in the City's Storm Water Management Plan. ln
     addition to peak flow reductions and volume reductions and storm water quality requirements must
     be achieved. A number of stormwater quality BMPs are proposed including the use of vegetation,
     vegetated swale filters (bioswales) and catch basin inserts to effectively filter and treat storm water
     before it leaves the site. A comment made at the public hearinq on the draft MND indicated that
     an area for residents to wash their own cars should be made available. This car washinq area

     Measure Wat-4 addresses this issue.

     During construction, soil, dust, paints, concrete and plaster may inadvertently enter the storm
     water drainage system. A Storm Water Pollution Prevention Plan (SWPPP) covering water quality
     protection during the construction phase of the project would be prepared and implemented by the
     applicant pursuant to the National Pollutant Discharge Elimination System (NPDES) State
     Construction Activities Storm Water General Permit. The General Permit, which is implemented
     by the State Water Resources Control Board, is required for projects disturbing one acre or more
     of soil. The SWPPP is required to include Best Management Practices to be implemented during
     construction to control the discharge of materials from the site, and may include temporary
     retention basins, straw bales, sand bagging, mulching, erosion control blankets or soil stabilizers.


      storm drain inlets to be labeled to advise residents that the storm drain discharqes to the ocean
 Clty or CRRplrurrRrR PRoposeo Flrunl MND
 CRsns DE LAS Flones: 10-1543-Dp/CDp
 PAGE 32 or 50


      Although the project has the potential to result in adverse storm water quality conditions during
      constructíon and while occupied, the six seven mitigation measures identified below would enéur"
      that water quality standards and waste discharge requirements would not be violated.

 b) The project would not significantly deplete groundwater supplies or interfere substantially with
      groundwater recharge because they will be connected to the Carointeria Vallev Water Dlsrricr
                                                                          , the project proposes to create a
      vegetated detention basin in order to facilitate additional groundwater recharge.

c-e) The project would not notably alter the existing drainage pattern of the site, nor would it increase
      the rate of runoff
      this proposal. The project proposes an on-site detention basin that also serves as a water
      treatment feature. The submitted Preliminary Drainage Report indicates that posldevelopment
      runoff would be less than the existing runoff.

g-i) The project site is located within the 1O0-year flood hazard area as mapped on the FEMA        Flood
     lnsurance Rate Map. The Preliminary Flooding Analysis submitted by the applicant indicates that
     the finish floor elevations for the project residences would be a minimum of two feet above the
     1Oo-year water surface elevations, thus protecting the project from off-site 1OO-year storm flows.

j)   The project site is not located within a Tsunami inundation area as presented on the January 31,
     2009 Tsunami lnundation Map prepared by the State Department of Conservation.

Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to water resource
impacts- However, blsed on the analysis above, and with adhereñce to applicable Objectives and
Policies found in the City's 2003 General Plan/Coastal Plan, the project's contribution to cumulative
water resource impacts would not be considerable and would be further reduced through the
implementation of the project specific measures below.

Required Mitiqation Measures:

Wat-l The project has been desígned to provide for on-site storm water treatment and detention.
      The detention basin and supporting facilities shall be maintained for the life of the project by
      the property owner/property manager. An interpretive siqn acceptable to CDD shall be
                                                                          of protectinq runoff water
      qualitv. Plan Requirements: A Final Drainage Plan showing the location and design of
                                                                                                    the
      storm water treatmenVdetention basin and site infrastructure shall be submitted to public
      Works for review and approval prior to the issuance of building permits for the structures.
      Timing: The treatment/detention system shall be installed (landscaped and irrigated subject
      to Public works approval) prior to occupancy clearance. Monitoring: CDD srrãlt s¡te insþect
      for installation and maintenance of landscaping and siqnaqe. PublicWorks approval is
      required on final grading/drainage plans.

Wat^2 The applicant shall submit proof of exemption or a copy of the Notice of lntent to obtain
      coverage under the Construction General Permit of the National Pollutant Discharge
      Elimination System issued by the California Regional Water Quality Control Board. plan
      Requirements and Timing: Prior to issuance of a Building Permii, the applicant shall submit
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Cnsns DE LAs Fr-oRes: 10-1543-DP/CDP
Pncr 33 or   50


       proof of exemption or a copy of the Notice of lntent and shall provide a copy of the required
       Storm Water Pollution Prevention Plan (SWPPP) to Public Works. A copy of the SWPPP must
       be maintained on the project site during grading and construction activities. Monitoring:
       Public Works shall review the documentation prior to issuance of a Building Permit. Public
       Works shall site inspect during construction for compliance with the SWPPP.

Wat-3 Construction materials and waste such as paint, mortar, concrete slurry, fuels, etc. shall be
       stored, handled and disposed of in a manner which minimizes the potential for storm water
       contamination. Plan Requirements and Timing: Bulk storage locations for construction
       materials and any measures proposed to contain the materials shallbe shown on the grading
       plans submitted to Public Works for review prior to issuance of a Building Permit. Monitoring:
       Public Works shall site inspect prior to the commencement and as needed during all grading
       and construction activities.

Wal4     A combination of structural and non-structural Best Management Practices (BMPs) (e.g.,
          bioswales, storm drain filters, permeable pavement, etc.) shall be installed to effectively
          prevent the entry of pollutants from the project site into the storm drain system during and
         after development.
         as residents will be allowed to wash their own cars in this area. Plan Requirements: The
         applicant shall submit and implement a Storm Water Quality Management Plan (SWOMP).
         The SWQMP shall include the following elements: identification of potential pollutant sources
         that may affect the quality of the storm water discharges; the proposed design and
         placement of structural and non-structural BMPs to address identified pollutants; a proposed
         inspection and maintenance program; and a method for ensuring maintenance of all BMPs
         over the life of the project. The approved measures shall also be shown on site, building
         and grading plans. Records of maintenance shall be maintained by the landowner /
         apartment manager. Timing: Prior to issuance of a Building Permit, the SWQMP shall be
         submitted to CDD and Public Works. All measures specified in the plan shall be constructed
         and operational prior to occupancy clearance. Filters/inserts shall be installed prior to
         issuance of occupancy clearance and shall be cleaned using approved methods at least
         twice a year, once immediately prior to November 1 (before the start of the rainy season)
         and once in January. Maintenance records shall be submitted to CDD on an annual basis
         prior to the start of the rainy season and for five years thereafter. After the fifth year, the
         records shall be maintained by the landowner / apartment manager and be made available
         to CDD or Public Works on request. Monitoring: CDD and Public Works shall site inspect
         prior to occupancy clearance to ensure measures are constructed in accordance with the
         approved plan and periodically thereafter to ensure proper maintenance.

WatS    Best available erosion and sediment control measures shall be implemented du+¡fig before
        grading and construction. Best available erosion and sediment control measures may
        include but are not limited to use of sediment basins, gravel bags, silt fences, geo-bags or
        gravel and geotextile fabric berms, erosion control blankets, coir rolls, jute net and straw
        bales. Storm drain inlets shall be protected from sediment-laden waters by use of inlet
        protection devices such as gravel bag barriers, filter fabric fences, block and gravel filters,
        and excavated inlet sediment traps. Sediment control measures shall be maintained for the
        duration of the grading period and until graded areas have been stabilized by structures,
        long{erm erosion control measures or landscaping. Construction wash water shall not be
        discharged to the storm drains, street, drainage ditches, creeks or wetlands. The location of
        the washout area shall be clearly noted at the construction site with signs. Construction
        entrances and exits shall be stabilized using gravel beds, rumble plates, or other measures
        to prevent sediment from being tracked onto adjacent roadways. Any sediment or other
Crrv or CnnplrurenrR Pnoposeo Frrunl MND
CRsns DE LAS FIoRes: 1O-1543-DP/CDP
Pncr 34 or 50

           materials tracked off site shall be removed the same day as they are tracked using dry
           cleaning methods. Plan Requirements: An erosion and sediment control plan sñallte
           submitted to and approved by CDD and Public Works prior to issuance of a Grading or
           Building Permit. The pfan shall be designed to address erosion and sediment contõl during
           all phases of development of the site. Timing: The plan shall be implemented prior to the
           commencement of grading/construction. Monitoring: CDD and Public Works shall perform
           site inspections throughout construction.

Wat-6     The applicant shall limit excavation and grading to the dry season of the year (April 15 to
           November 1) unless an approved erosion and sediment control plan is in-placè and all
          measures therein are in effect. All exposed graded surfaces shall be reseeded with ground
          cover vegetation to minimize erosion. Plan Requirements: This requirement shall 6e noted
          on all grading and building plans. Timing: Graded surfaces shall be reseeded within three
          weeks of grading completion, with the exception of surfaces graded for the placement of
          structures. These surfaces shall be reseeded if construction of structures does not
          commence within three weeks of grading completion. Monitoring: CDD and/or public
          Works shall site inspect during grading and three weeks after graáing to verify reseeding and
          to verify the construction has commenced in areas graded for þlacement of siructures.

          To                                              drains                drain in
          advise                that the                 discha              ocean and
                               "Don't           -   Drains to
                                                    uiremen
                      all be                 site. bu
                                           installed                                     Standard
                      from Pu                                          shall                 the
          prior to occuþancv clearance.
                                                                                           : CDD

Residual lmpact: With incorporation of these mitigation measures, residual impacts to hydrology and
water quality would be less than significant.

 10. LAND USE AND PLANNING                               POTENTIALLY    PorcrurrnLly     Less Tua¡l        No       RevrewEo
                                                         SIGNIFICANT    Slc¡rrrtcRl,tr   SlcrulncRl,tt   Itr¡pRcr    Ur'loeR
                                                           lupRcr          IMPACT          h¡pRcr                   PRrv¡ous
                                                                          U¡tess                                    DocUMENT
 Would the project:                                                     MtlcRrtor'l
                                                                       INcoRPoRATED
a)   Physically divide an established
     community?
                                                                                                           X
 b) Conflict with any applicabte land         use
     plan, policy, or regulation of an agency
     with jurisdiction over the project                                                       X
     (including, but not limited to the
     general plan, specific plan, local
     coastal program, or zoning ordinance)
     adopted for the purpose of avoiding or
     mitigating an environmental effect?
c)   Conflict with any applicable habitat
     conservation plan or natural community                                                   X
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Pnce 35 or 50


     conservation plan?

Existinq Environmental Settinq: The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway l0l adjacent to Via Real. The Carpinteria Camper
Park contains 47 residential trailers, a structure used as an office and laundry room and a trailer used
as an after-school learning/art center. A single family residence is located immediately north of the
camper park facility. Existing site improvements would be removed to allow for the proposed
development. The General Plan/Coastal Plan designation is General Commercial (GC), with a Zoning
designation of Commercial Planned Development with a Residential Overlay (CPD/R). The project
would be developed pursuant to the Residential Overlay which allows the development of exclusively
residential development on commercially zoned land.

Proiect Specific lmpacts:

a)   Development of the parcel would not physically divide an established community. The project
     would replace travel trailers (used as residences) and one single family residence with
     apartments.

b)   The City's April 2003 General Plan and Coastal Plan (the Plan) incorporates mitigation measures
     identified in the Plan EIR as Objectives and Policies that provide mitigation for the actions
     allowed under the Plan, including buildout of vacant lots or under-developed parcels within the
     City of Carpinteria. The proposed project must be found to be in conformance with the provisions
     of the Plan, including applicable Objectives and Policies in order to be approved. The project
     would be consistent with the Residential Zoning Overlay for the site. With the incorporation of the
     mitigation measures identified in this document to reduce environmental impacts to less than
     significant levels, the proposed project would not conflict with the City's General/Coastal Plan or
     Zoning Code.

c)   There would be no conflict with a habitat conservation plan or natural community conservation
     plan, since no such plans have been developed on, or adjacent to the site.

Cumulative lmpacts: Cumulative land use impacts have been addressed in the EIR prepared forthe
City's General Plan and Coastal Plan (April 2003), herein incorporated by reference. However, based
on the analysis above, the project's contribution to land use impacts would not be considerable and
would be further reduced through the implementation of the project specific mitigation measures
identified in this document.

Recommended/Required Mitiqation Measures: Required mitigation measures have been identified in
the Aesthetics, Air Quality, Cultural Resources, Geology, and Noise sections of this document. There
are no additional required mitigation measures addressing Land Use.

Residual lmpact. None.
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Pace 36 or 50


 1I. MINERAL RESOURCES                             PorErurRLLv        PorE¡lrtRLLy       Less Tua¡r        No      RevrewEo
                                                   Ste ¡l¡ncRrur      SlctrltrlcRrur    Sle rurrcn¡¡r    lvpncr     UNDER
                                                     h¡pRcr              lrupRcr           Itr¡pRcr                PREvrous
                                                                         U¡tess                                    Docun¡erur
 Would the project:                                                    MlttoRlor.l
                                                                    IrucoRponnreo
 a)   Result in the loss of availability of a
      known mineral resource that would be
                                                                                                              X
      of value to the region and the residents
      of the state?
 b)   Result in the loss of availability of a
      locally-important mineral resource
                                                                                                              X
      recovery site delineated on a local
      general plan, specific plan or other
      land use plan?


Existinq Environmental Settinq: There are no known mineral resources on the subject parcel.

Proiect Specific lmpacts:

a-b) As there are no known mineral resources      on the site, no mineral resource impacts are
       anticipated.

RecommendediRequired Mitiqation Measures: None required.

Residual lmpact: None.

 12. NO|SE                                       PorErulRr-r-y      PÖ.rEru   lelty    Less T¡R¡r        No       REVIEWEU
                                                 SrcNrrrcerur       Slcrulncnr.rr      Slcr.ltncRtr     lupncl     UuoeR
                                                   ln¡pncr             ln¡pRcr           lupncr                   PRevlous
                                                                      UNLESS                                      Documeur
Would the project result in:                                        MlttcRrtou
                                                                   IrucoRpoRRrEo
 a)Exposure of persons to or generation
   of noise levels in excess of standards
   established in the local general plan
   or noise ordinance, or applicable                                      X
   standards of other agencies?
b) Exposure of persons to or generation
   of excessive groundborne vibration or                                                                  X
   groundborne noise levels?
c) A substantial permanent increase in
   ambient noise levels in the project
                                                                                           X
   vicinity above levels existing without
   the project?
d) A substantial temporary or periodic
      increase in ambient noise levels in the
      project vicinity above levels existing
      without the project?                                               X
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Pnce 37 oF 50



Existinq Environmental Settinq. The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway 101. According to the City's Noise Contour Map,
the project site is located in an area where existing and future noise contours (Figures N-1 and -2 in
the City's General PlaniCoastal Plan) are in the 65 to 70 dBA range. An Acoustic Report for the
proposed project has been prepared by David Dubbink Associates (March 4,2010) and is included as
Attachment 3.

Thresholds of Siqnificance: The City's CEQA Guidelines províde thresholds for the analysis of noise
impacts. The Guidelines establish both interior and exterior thresholds for noise compatibility, as well
as thresholds for construction-related noise generation. The maximum interior noise exposure for
residential uses is 45 dBA CNEL when doors and windows are closed. The exterior noise level
threshold is 65 dBA CNEL for exterior living space. Exterior living space includes yards and patios,
pool areas, balconies, and recreation areas. Exterior usable areas do not include residentialfront
yards or balconies unless the balconies are part of the usable open space calculation for multi-family
units.

Temporary construction noise which exceeds 75 dBA CNEL for 12 hours within a 24-hour period at
residences would be considered significant. Additionally, where temporary construction noise would
substantially interfere with normal business communication, or affect sensitive receptors, such as day
care facilities, hospitals or schools, temporary impacts would be considered significant.

Proiect Specific lmpacts:

a)     The project site is located within an area shown to have the highest existing and future noise
       contours in the City (65 - 70 dBA) due to its location adjacent to U. S. Highway 101 . The
       Noise Land Use Compatibility Matrix found in the City's General Plan/Coastal Plan provides
       guidelines for determining whether or not ambient noise levels are compatible with certain
       types of land uses. All types of residential uses are shown to be conditionally acceptable in
       areas where the Community Noise Exposure Levels (CNEL: an average sound level during a
       24-hour period, with a weighting factor applied to evening and nighttime levels) are up to 70
       dBA.

       The on-site acoustic study prepared by David Dubbink Associates indicates noise levels at the
       proposed apartments closest to U. S. Highway 101 to be 69.4 dB at ground level and 67.8 dB
       at the second floor level. Future noise levels (20 years out) were estimated to increase 2 dB
       over existing. The acoustic study concludes that the 45 dBA interior threshold can be met with
       adherence to additional construction methods such as sealing the exposed facades, use of
       heavier construction materials and use of a forced air ventilation system for the units facing
       Highway 101 as presented in Appendix B to the noise study.

       The exterior threshold of 65 dB CNEL for exterior living space would be met in the interior
       shared recreation area. Six-foot tall sound walls would be required adjacent to the patios of
       Buildings 1 and 6 in order to meet the 65 dB standard. Mitigation Measure Noise -1 below
       requires that the required measures identified in Appendix B of the noise study to reduce
       interior and exterior noise impacts be incorporated into project building plans.

b-c)   There is no significant source of ground borne vibration in the project area. The proposal to
       replace residential travel trailers with apartments would not create a substantial permanent
       increase in ambient noise levels. No impact is anticipated.
Crry or Cnnp¡urenrR Pnopose o Flrunl           MND
CnSns DE LAS FLoRes: 1O-1543-DP/CDP
Pece 3B oF 50



d)        Short-term impacts that have the potential to create noise levels that impact the adjacent
          properties relate to the physical construction of the project. Noise from construction
          equipment operation would be potentially significant, but mitigable. To ensure that noise
          levels would be kept to a minimum, the hours of construction and days of the week in which
          construction would occur would be limited by the application of the City's standard noise
          condition included in Mitigation Measure Noise-2.

Cumulative lmpacts: Cumulative noise impacts have been addressed in the EIR prepared for the
City's General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to noise impacts.
However, noise analysis for the project indicates that future noise conditions will not exceed the City's
established parameters with the identified mitigation and the project's contribution to cumulative noise
impacts would not be considerable because only short term construction has the potential to be
significant and these impacts would be reduced through the implementation of the project specific
measures.

Required Mitioation Measures:

Noise-1      The façades of the units facing Highway 101 shall be constructed to the following
             standards presented in Appendix B of the on-site acoustic study prepared by David
             Dubbink Associates (March 4, 2O1O).

             .   Air conditioning or mechanical ventilation systems shall be installed so that windows in
                 exposed units can remain closed;

             .   Doors shall be solid core with sweeps and seals that make a positive closure;

             ¡   Exterior walls consisting of stucco or brick veneer or wood siding with a Tr" minimum
                 thickness fiberboard ("soundboard") under layer may also be used;

             o   lnterior wallboard shall be Tz" lhick or greater;

             .   Conventional window glass in both windows and doors shall not exceed 20o/o of the
                 floor area in a room. An increased opening size will be permitted if the window
                 assembly conforms to the specifications providing a greater than 30 dB NLR;

             .   Voids around windows shall be filled with insulation and wood blocking, and the
                 perimeter of windows thoroughly caulked;

             .   Vents and openings shall be minimized on the sides of the buildings exposed to the
                 road; if vents are required, they should be designed with acoustical baffles; and

             .   A six-foot wall made of wood, stucco or masonry shall be constructed as indicated on
                 the site plan (Figure 2) of the acoustic study.

             Plan Requirements and Timing: These measures shall be shown on the building plans
             prior to the issuance of building permits. Monitoring: CDD shall ensure the measures are
             shown on the plans and constructed per plans in the field.
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Noise-2      Construction activity for site preparation and for future development shall be limited to the
             hours between 7:00 a.m. and 4:00 p.m., Monday through Friday. No construction shall
             occur on State holidays (e.9. Thanksgiving, Labor Day). Construction equipment
             maintenance shall be limited to the same hours. Non-noise generating construction
             activities such as interior painting are not subject to these restrictions. Stationary
             construction equipment that generates noise which exceeds 65 dBA at the project
             boundaries shall be shielded to CDD's satisfaction and shall be located away from
             occupied residences. Plan Requirements: Two signs stating these restrictions shall be
             provided by the applicant and posted onsite. Timing: Signs shall be in place prior to the
             beginning of and throughout all grading and construction activities. Violations may result in
             suspension of permits. Monitoring: Building lnspector shall spot check and respond to
             complaints.

Residual lmpact: With the incorporation of these mitigation measures, residual noise impacts would
be less than significant.

 13. POPULATION AND HOUSING                      POTENTIALLY    PorerurnLLv      Less Tsnru       No     RrvrEwe o
                                                 SIGNIFICANT    StcMplcRrur      Srcrurncarur   lmpncr    Uruoen
                                                   IwtpRcr     Itr¡pRcr UNLESS     lvpncr                PRevlous
                                                                 MtllcRlor.l                             Docuuerur
                                                               Ir.rcoRpoRnre o
 Would the project
 a) lnduce substantial population growth in
    an area, either directly (e.g., by                                                X
    proposing new homes and businesses)
    or indirectly (e.9., through extension of
    roads or other infrastructure)?
 b) Displace substantial numbers of
    existing housing, necessitating the                                               X
    construction of replacement housing
    elsewhere?
 c)   Displace substantial numbers of
      people, necessitating the construction                                          X
      of replacement housing elsewhere?

Existinq Environmental Settinq: The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway l}l adjacent to Via Real. The Carpinteria Camper
Park contains 47 residential trailers, a structure used as an office and laundry room and a trailer used
as an after-school learning/art center. A single family residence is located immediately north of the
camper park facility. The single family dwelling and 17 of the travel trailers are currently occupied as
residences. Peoples' has entered negotiations to purchase the single family dwelling. Existing site
improvements would be removed to allow for the 43 new apartment units and community building.

Proiect Specific lm pacts:

a-c)   The Carpinteria Camper Park had over 80 trailers (extended stay and short term spaces) in the
       past, although there are only 18 households currently living at the project site. The project site
       is owned and managed by Peoples'Self-Help Housing Corporation (Peoples'), who own and
       manage other affordable apartments in Carpinteria. Due to the deteriorating conditions at the
 Crry or CRRprNreRln Pnoposeo Flrual MND
 Cnsns DE LAS FLoRes . 10-1543-DplcDp
 Pace 40 or 50


          site, when vacancies have opened up at other properties owned by peoples', families would
          relocate to these apartments and the vacancies at the camper park wouid not be filled.
          Peoples' Self-Help Housing Corporation has recently secured approval for a 33-unit addition to
          their Dahlia Courl apartment development located one-half mile east of the project site. They
          have indicated that it is their intent to move families out of the camper park and into their
          apartments in order to provide improved housing for their residents. Given the existing
          residential uses at the site, the new 43-unit apartment project would not induce a substantial
          population growth to this urban area.

Çumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated.by referenòe. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to population and
housing impacts. However, the buildout of this area was anticipated in the GP/Lcp ElR, and at 15.g
units/acre, the project density is below the 20 unitsiacre allowed under the existing zoning. Based on
the analysis above, the project's contribution to cumulative population and housing impaclts would not
be considerable.

Recommended/Required Mitiqation Measures: None required.

Residual lmpact: None.

 12.   PUBLIC SERVICES                            POTENTIALLY    PotsNTrRLLy     LEss THnr't      No      REvreweo
                                                  SIGNIFICANT    Srcrurr¡cR¡¡r   SrcrulncRrur   l¡¡pncr    UruoEn
 a) Would the project result in substantial         lvpncr         IMPAcT          IwrpRcr                PRevlous
       adverse physical impacts associated                         UNLESS                                 Docuve¡lr
       with the need or provision of new or                      MrlcATtoN
                                                                lrucoRpoRRteo
       physically altered governmental
       facilities, the construction of which
       could cause significant environmental
       impacts in order to maintain acceptable
       service ratios, response times or other
       performance objectives for any of the
       public services:
       Fire protection?
                                                                                      X
       Police protection?
                                                                                      X
       Schools?
                                                                                     X
       Parks?
                                                                                     X
       Other public facilities?                                                      X

Existino Environmental Settinq: The project site is currenfly served by public districts and utilities
including fire, police (sheriff), wastewater, water, schools and parks.

PIqþçt Specific lmpacts:

a)     Redevelopment of the site would result in additional demands on public services, including fire,
       police (sheriff), wastewater, water, schools and parks. These demands have been anticipated
                                                                                                        in
Crrv or C¡Rprt¡tERrA PRoposeo Frrunl MND
Cnsns DE LAS FloRes: 10-1543-DP/CDP
Pnce 41 or 50


       the General Plan buildout scenario. The project willfill an existing housing need in the City, and
       is not anticipated to result in a substantial increase in population. Therefore, the increased
       demand for police services is expected to be less than significant. Because schools within the
       Carpinteria Unified School District have been experiencing a decline in enrollment in recent
       years, there is sufficient capacity to accommodate any additional students generated by the
       project.

       ln reviewing the proposal, the applicable City Departments and service agencies (Carpinteria-
       Summerland Fire Protection District, City Parks and Recreation Department, Carpinteria Valley
       Water District, Carpinteria Sanitary District) have been notified, and have indicated that the
       project can be served without adversely affecting existing services. Applicants obtaining a
       permit to build in Carpinteria pay Development lmpact Fees (DlFs) that are applicable to theír
       project. The revenue generated from DlFs contributes to funding the cost of building public
       roads, street intersections and freeway interchanges, parks and similar improvements needed to
       serve our community as it grows.

       The Carpinteria Unified School District and the Carpinteria-Summerland Fire Protection District
       also charge DlFs. As with the fees collected to offset the cost of street and park improvements
       in the City, the School and Fire District DlFs pay forthe increment of capital costs associated
       with new development that impacts school and fire protection needs in the community.
       Therefore, the project's impacts to the provision of public services would be less than significant.

Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared forthe City's
General Plan and Coastal Plan (April 2003), hereln incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to public service
impacts. However, based on the analysis above and with adherence to applicable Objectives and
Policies found in the City's 2003 General Plan/Coastal Plan, the project's contribution to cumulative
public service impacts would not be considerable.

Recommended/Required Mitiqation Measures: None required.

Residual lmpact: None.

  13. RECREATION                                   Pore¡llnrrv    PoTENTIALLY      Less TuRrl       No      Revreweo
                                                   SrcNrrrcnrur    Slcr.lrtcnrur   Slorurncn¡¡t   In¡pRcr    UruoER
                                                     lvpRcr          ln¡pRcr         Irr¡pRcr               Pnevrous
                                                                     Urless                                 Docu¡¡eNr
                                                                   MlrcnTlor.r
                                                                  lrucoRpoRnteo
  a) Would the project increase the use of
       existing neighborhood and regional
       parks or other recreational facilities
                                                                                        X
       such that substantial physical
       deterioration of the facility would occur
       or be accelerated?
  b)   Does the project include recreational
       facilities or require the construction or
       expansion of recreational facilities                                             X
       which might have an adverse physical
       effect on the environment?
Clry orCRRpr¡lre RrR PRoposeo Frrunl MND
Cnses DE LAS FLoRes: 1O-1543-DPICDP
PRce 42 oç 50



Existinq Environmental Settinq: The project site is located in an urban area toward the west end of
the City of Carpinteria, just north of U.S. Highway 101 adjacent to Via Real. Memorial Park, a passive
recreational park with a playground and picnic tables is located approxímately Ta-mrle to the east.

Proíect Specific lmpacts:

a-b) Given that the project replaces 47 travel trailers (18 currently occupied as residences) and a
      single family dwelling with 43 apartments, there could be an increase in the demand ior parks
      and other recreational facilities nearby. However, the project design includes a new community
      center, BBQ picnic area and a children's play area. All of these features provide recreational
      amenities exclusively for the residents.

      ln addition as indicated in the Public Services section above, the project will pay Development
      lmpact Fees for Park improvements within the City. Therefore, project related increases in the
      use of other parks and recreational facilities in the City are expected to be less than significant.

Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to recreation impacts.
However, based on the analysis above, the project's contribution to cumulative recreation impacts
would not be considerable.

Recommended/Required Mitigation Measures: None required.

Residual lmpact: None.

 16. TRANSPORTATION AND TRAFFIC                   PolErurnLry      PoreNrRLry        Less THn¡l     No      Rev¡Eweo
                                                  Stcrurncnr'¡r      Srcrurr¡ce¡lr   SrcnrlcRr.l   lupncr    UruoeR
                                                    lvrpncr       lrr¡pncr UNLESS    r lvpncr               PREVIoUS
                                                                    Mtttcnroru                              Docuuerur
 Would the project:                                               IrucoRpoRRIEo
 a) Conflict with an applicable plan,
    ordinance or policy establishing
    measures of effectiveness for the
    performance of the circulation system,                                               X
    taking into account all modes of
    transportatíon including mass transit
    and non-motorized travel and relevant
    components of the circulation system,
    including but not limited to intersections,
    streets, highways and freeways,
    pedestrian and bicycle paths and mass
    transit?
 b) Conflict with an applicable congestions
    management program, including, but
    not limited to level of service standards
    and travel demand measures or other                                                  X
    standards established bv the countv
Crry or CeRplrureRlR PRoposeo Fl¡¡nl MND
Cnsns DE LAS FLoRes: 10-1543-DP/CDP
PncE 43 or 50


      congestion management agency for
      designated road or highways?
 c)   Result in a change in air traffic patterns,
      including either an increase in traffic
                                                                                            X
      levels or a change in location that
      results in substantial safety risks?
 d) Substantially increase hazards due to a
      design feature (e.9., sharp curves or
      dangerous intersections) or
                                                                                  X
      incompatible uses (e.9., farm
      equipment)?
 e)   Result in inadequate emergency                                              X
      access?
 f)   Conflict with adopted policies, plans or
      programs regarding public transit,
      bicycle, or pedestrian facilities, or
      othen¡¡ise decrease the performance or                                      X
      safety of such facilities?


Existing Environmental Setting: The Circulation Element identifies Via Real as a two-lane arterial
street; Class ll bikeways exist for both directions. Landscaping within the Via Real right-of-way
adjacent to the project site currently "bumps out" into Via Real and there are no sidewalks in this
location. Sidewalks exist on either side of the project site.

A Traffic, Circulation and Parking Study was prepared for the applicant by Associated Transporlation
Engineers (August 23,2010), and is included as Attachment 4. The study indicates that the U.S. 101
Northbound Ramp-Santa Monica RoadA/ia Real intersection currently operates at level of service
(LOS) C in the morning and evening peak hour periods. The Via Real/Santa Ynez Avenue
intersection currently operates at LOS B in the A.M. peak period and LOS C in the P.M. peak period.

Thresholds of Siqnificance. The impacts of project-generated traffic are assessed against the
following City thresholds which are also utilized by Santa Barbara County. A significant traffic
impact occurs when:

      a.   The addition of project traffíc to an intersection increases the volume to capacity (V/C) ratio by
           value provided below orsends at least 5, 10 or 15 trips to an intersectíon operating at Level of
           Service (LOS) F, E or D, respectively.

           LEVEL OF   SERVICE          INCREASE IN V/C
                       project)
              (including                  GREATER THAN
               A                              0.20
               B                              0.15
               c                              0.10
           OR THE ADDITION OF:
               D                              15 trips
               E                              10 trips
               F                               5 trips

           Level of Service defined:
Crry or CnnplrureRln pRoposeo Frrunl MND
CnSns DE LAS FIoREs: 1O-1543-DP/CDP
PRGE 44 oF 50




           A Free flow conditions, low volumes, unrestricted operating speeds, uninterrupted flow, no
             restriction on maneuverability, litfle or no delays.

           B   Stable flow condition, operating speeds beginning to be restricted, design level for rural
               conditions.

          C: Stable flow but speed    and maneuverability restricted by higher traffic vofumes,
               satisfactory operating speeds for urban conditions.

          D: Approaching unstable flow, tolerable speeds maintained, delays at signals, temporary
               restrictions, and litfle freedom to maneuver.

          E: Low operating speed, volumes at or near capacity, unstable flow,      momentary stoppages,
               extensive delay at signals.

          F:   Forced flow conditions, very low speeds, frequent stoppages for short or long periods
               because of downstream congestion.

     b.   Project access to a major road or arterial road would require a driveway that would create
          an unsafe situation, or a new traffic signal or major revisions to an existiñg traffic signal.

    c.    Project traffic would utilize a substantial portion of an intersection(s) capacity where the
          intersection is currently operating at acceptable levels of service (A-C) but with cumulative
          traffic would degrade to or approach LOS D (V/C 0.81) or lower. 'substantial is defined as a
          minimum change of 0.03 for intersections which would operate from 0.80 to 0.gS and a change
          of 0.02 for intersections which would operate from 0.86 to 0.90 and 0.01 for intersections
          operating at anything lower.

Proiect Specific lmoacts:

a-b)   Trip generation estimates for the existing site uses were developed using the rates contained in
       the lnstitute of Transportation Engineers (lTE) Trip Generation report foiMoO¡le Home park
       (Land Use Code 240) and Single Family Dwellings (Land Use Code 210). Trip generation
       estimates for the proposed project were calculated based on the Apartment
                                                                                    1t-añO Use Code
       220) rates.

       The project is forecast to generate an additional 191 average daily trips, with 14 trips occurring
       during the A.M. peak hour and 16 trips occurring during thtP.M.
                                                                          þe"f nour. T¡p distribution
       percentages were developed for the project based on traffic patterns observed during
                                                                                                 the peak
       hour traffic counts conducted at the existing site driveway. The following table prese-nts thä
                                                                                                       trip
       distribution pattern used for the project.
Crrv or CRRplrureR¡R PRoposeo Flrunl MND
CRsns DE LAS FIoRes: 1O-1543-DP/CDP
Pncr 45 or 50

                                                      Distribution
                Origin/Destination                    Direction                    Percentage

             U S 10'1                  Norlh - via Santa Monica interchange            B%
                                        South - via Reynolds lnterchange               40o/o

             Via Real                                   West                           32%

             Cravens Lane                               North                          10%

             Carpinteria Avenue                         East                           10%

             TOTAL                                                                     100%


    Given the project-generated traffic during the peak commuter periods, the project would not
    have the potential to generate significant impacts at nearby intersections as presented in the
    tables below.
                      Existing + Project A.M. Peak Hour Levels of Service

                                        Existinq                  Existinq + Proiect   Project-
          lntersection                  Delay          LOS      Delay          LOS     Added      lmpact?
                                                                                       Trips
     U.S. 101 NB Ramps-Santa Monica      21 .9 sec.    c        22.2 sec.      C       7          No
     RoadA/ia Real
     Via Real/Santa Ynez Avenue          12.7 sec.     B        12.8 sec.      B       6          No



                         Existing + Project P.M. Peak Hour Levels of Service

                                        Existinq                Existinq + Proiect     Project-
          lntersection                  Delay          LOS      Delay          LOS     Added      lmpact?
                                                                                       Trips
     U.S. 101 NB Ramps-Santa Monica      19.3 sec      C        19.6 sec.      c       7          No
     RoadA/ia Real
     Via Real/Santa Ynez Avenue          21.0 sec.     C        21.2 sec.      c       3          No



    Cumulative traffic volume forecasts are presented below:

           Cumulative and Cumulative + Project A.M. Peak Hour Levels of Service

                                        Cumulative              Cumulative +           Project-
         lntersection                                           Proiect                Added      lmpact?
                                         Delav         LOS      Delav        LOS       Trips
     U.S. 101 NB Ramps-Santa Monica      23.5 sec.     c        23.9 sec.      c       6          No
     RoadA/ia Real
     Via Real/Santa Ynez Avenue          '13.0 sec     C        13.0 sec       B       5          No
Ctrv or CRRplrurrRtA pRoposeo Flrunl MND
CRsRs DE LAS FI-oREs: 1O-.1543-DP/CDP
Pnce 46 oF 50


              cumulative and cumulative + project p.M. peak Hour Levels of service

                                           Gumulative          Cumulative   +         Project-
            lntersection                                       Proiect                Added      lmpact?
                                           Delav        LOS    Delay            LOS   Trips
       U.S. 101 NB Ramps-Santa Monica      20.33 sec    C      20.6 sec.        c     7          No
       RoadA/ia Real
       Via Real/Santa Ynez Avenue          22.1sec.     C      22.3 sec.        C     3          No


     The Santa Barbara County Association of Governments (SBCAG) has developed a set of
                                                                                                   traffic
     impact thresholds to assess the impacts of land use decision" máde by localjurisdictions
                                                                                                   on
     regionaltransportation facilities located within the Congestíon Management irogram (CMp)
     system. The guidelines set forth in the current CMP state that a proþct should be evâluateã for
     potential impacts if total trip generation exceeds 50 peak hour trips ór S00 daily trips.
                                                                                               As the
     project would generate a maximum of 23 new peak hour trips and gS daily tripi,
                                                                                         no further CMp
     analysis is necessary.

     Given that the project would not cause a substantial increase in traffic, nor would any individual
     or cumulative level of service standard be exceeded, the project would not cause a éignificant
     adverse impact to streets or intersections in the vicinity of thé project.

c)   The project would have no impact on air traffic patterns.

d, e) Development of the project as proposed would not increase design feature hazards or
      incompatible uses. The existing gates into the camper park woulð be reconfigured such that
      two-way access is provided at the Via Real street frontage via a gate at the southeast corner
                                                                                                    of
      the
      veh
      app
     Fire
     remote control clickers that would be used to open the gate. A key box or switch would be
     installed at a location approved by the Fire District.

0    The project would reconfigure the Via Real right-of-way adjacent to the project site by removing
     the landscapebump out, widening the roadway to allow foia continuous bikeway along this
     portion of Via Real and installing a six-foot wide concrete sidewalk adjacent to the
                                                                                          curb. ln
     addition to the bikeway and sidewalk improvements, the project wor]d install bicycle parking
     areas at several convenient locations throughout the development.

     As the project would be developed pursuant to the State's Density Bonus provisions
     (Government Code Section 65915), the applicant is entitled to a requested concession
     concerning the number of required vehicular parking spaces to serve the development. The
     Zoning Code requires 94 spaces, with 43 of these côvered. Consistent with the State's Density
     Bonus provisions, the proposal wourd include 79 uncovered spaces.

     A recommended mitigation measure has been identified below to require upgrades to the bus
     stop located near the project's eastern property line in order to facilitate the residents' use of
                                                                                                        the
     public transportation system, thus supporting alternative transportation for project
                                                                                            residents.
     Given these planned improvements, the project would not conflict with adopted policies, plans
C¡ry or CnRpTNTERtA PRoposED Flrunl MND
Cesns DE LAS Flone s: 10-1543-DP/CDp
Pnce 47 oF 50


       or programs regarding public transit, bicycle or pedestrian facilities, or othen¡yise decrease the
       performance or safety of such facilities.

Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to traffic impacts.
However, the project's contribution to cumuJative transportation/parking impacts would not be
considerable because it would not degrade the nearby intersections levels of service.

Required Mitiqation Measure: None required.

Recommended Mitiqation Measure:

Tra-1 ln order to facilitate public transit for project residents, improvements to the bus stop located on
      Via Realjust east of the project site, including installation of a shelter, should be provided.
      Plan Requirements and Timing: Bus stop improvements shall be shown on plans submitted
      for project grading and development. lmprovements are subject to review and approval by
      CDD and MTD. lmprovements shall be installed prior to occupancy clearance. Monitoring:
        CDD shallfield verify installation as to plan.

Residual lmpact: Residual transportation and traffic impacts will remain less than significant and the
recommended mitigation measure will reduce impacts even further.


  17. UTILITIES AND SERVICES                       PoretrRlly      Pot¡¡rr¡nlly     LEss   THnr.,¡    No     Revtewe o
                                                   Src¡¡rprcnrur    Slcrutlcnr.¡t   SrcNlrcRt¡t      MPACT    U¡¡oeR
                                                      Itr¡pRcr        IwrpRcr         lupncr                 PRevtous
                                                                      UNLESS                                 Docu¡¡s¡¡r
  Would the project:                                                MtlcRr¡or.l
                                                                   IttcoRpoRareo
  a)   Exceed wastewater treatment
       requirements of the Regional Water                                               X
       Quality Control Board?
  b)   Require or result in the construction
       of new water or wastewater
       treatment facilities or expansion of                                             X
       existing facilities, the construction of
       which could cause significant
       environmental effects?
  c) Require     or result in the construction
       of new storm water drainage facilities
       or expansion of existing facilities, the                                         X
       construction of which could cause
       sig nificant environmental effects?
 d)    Have sufficient water supplies
       available from existing entitlements
       and resources, Òr create the need for                                            X
       new or expanded entitlements?
 e)    Result in a determination by the
       wastewater treatment provider that it                                            X
 Crry or CnRplrure RtA pRoposeo Flrunl MND
 Cnsns DE LAS FronEs: 10-1S43-Dpi CDp
 Pnce 48 oF 50


         has adequate capacity to serve the
        project's projected demand in
        addition to the provider's existing
        commitments?
     Ð Be served by a landfillwith sufficient
        permitted capacity to accommodate
                                                                                    X
        the project's solid waste disposal
        needs?
     g) Comply with federal, state and local
        statutes and regulations related to
                                                                                    X
        solid waste?




Existinq Environmental Settinq: The existing Carpinteria Camper Park and adjacent single family
dwelling is currently served by the Carpinteria Valley Water District and the Cárpinteria õanitary
District. Solid waste generated in Carpinteria is taken to the Gold Coast Recyclìng and Transfér
Station in Ventura for sorting. Waste that cannot be recycled is disposed of át the Toland Road
Landfill in Santa Paula, a Class ll municipalfacility, which is managed by the Ventura Regional
Sanitation District.

Proiect Specific lmpacts:

(a-b, d-e) The project would present additional demands on water supply and wastewater
                                                                                                treatment
      services, which have been anticipated in the General Plan/Coastal Plan build out scenario. ln
                                                                                                            a
      letter dated May 4,2010, the Carpinteria Sanitary District has indicated that it would be able
                                                                                                         to
      serve the project; wastewater treatment standards would not be exceeded. No expansion
                                                                                                      of
      wastewater treatment facilities is necessary as a result of the project. The Carpint'eria Valley
      Water District has indicated in a letter dated July 17, 2OOg tnai it would be able to meet the
      project's demand for water supply, and no additional off-site distribution infrastructure
                                                                                                 is
      necessary to accommodate the project.

       The City's Water Effici                            (Chapter 15.90: Water Efficient Landscaping
       of Title 15: Buildings a                          interia Municipal Code) was recenily updated
       as required by the Cal                             Resources. pursuant to this upOatâ, ine
       project will be conditio                 eparation of a Landscape Documentation package
       containing specific elements such as a Water Efficient Landscape Worksheet and Soil
       Management Report in addition to the standard Grading, Landscape and lrrigation Design plans
       to ensure water conservation_

c)     As part of the project description, a detention basin providing storm water treatment and storage
       would be constructed in the southern portion of the site. Thã construction of this on-site storm
       water treatment and storage facility would not result in significant environmental effects, and
       would create a beneficialwater qualityibiological effect. Íhere would be no need to construct
                                                                                                       an
       off-site storm water drainage facility.

f-g)   The proposed project would result in an intensification of on-site use, generating additional solid
       waste. Waste generated at the site is taken to the Gold Coast Recycling and Transfer Station in
Crry or CRnpl¡¡teRrn Pnoposeo Flrunr M N D
Casns DE LAS Fr-oREs: 10-1S43-Dp/CDp
Pnce 49 or 50


        Ventura. lt is then transferred to the Toland Landfill in Santa Paula, a Class ll municipal facility,
        which is managed by the Ventura Regional Sanitation District. Expansion in recent years has
        extended the lifespan of the landfill to 2027. The solid waste generated by the project could be
        accommodated by the landfill, thus project impacts to landfill capacity would be less than
        significant. Two community trash and recycle collection areas are included within the project
        site. A recommended mitigation measure has also been identified to require excess
        construction materials to be separated onsite for reuse/recycling or proper disposal in order to
        reduce the amount of construction material placed in the landfill.

Cumulative lmpacts: Cumulative impacts have been addressed in the EIR prepared for the City's
General Plan and Coastal Plan (April 2003), herein incorporated by reference. Cumulative
development throughout the Carpinteria Valley would incrementally contribute to utility and service
impacts. However, based on the analysis above, the project's contribution to cumulative utility and
service impacts would not be considerable, but would be further reduced by the recommended
measure below.

Recommended Mitigation Measure:

SW-1 Demolition and/or excess construction materials shall be separated onsite for reuse/recycling
          or proper disposal (e.9., concrete asphalt). During grading and construction, separate bins for
          recycling of construction materials and brush shall be provided onsite. Plan Requirements:
          This requirement shall be printed on grading and construction plans. Applicant shall provide
          Public Works with receipts for recycled materials or for separate bins. Timing: Materials shall
          be recycled as necessary throughout construction. All materials shall be recycled prior to
          occupancy clearance. Monitoring: Public Works shall review receipts prior to occupancy
          clearance.

Residual lmpact: With the incorporation of this recommended mitigation measure, residual solid
waste impacts would be less than signíficant.

 I8.   MANDATORY FINDINGS OF                        PolerureLLv     PorErurnLlv       Less Tnnr'r     No       REVIEWED
       SIGNIFICANCE                                 Slc¡lllca¡lr    Slc¡llflcRr.¡r    Srcrurncnxr   Itr¡pRcr    UNDER
                                                      lrvrpncr     l¡¡pncr Ur.¡ress     IMPAcT                 PRevrous
                                                                     MITIGATIoN                                Docutr,lErur
                                                                   IrrrcoRpoRnrro
 a)    Does the project have the potential to
       degrade the quality of the environment,
       substantially reduce the habitat of a fish                        X
       or wildlife species, cause a fish or
       wildlife population to drop below self-
       sustaining levels, threaten to eliminate a
       plant or animal community, reduce the
       number or restrict the range of a rare or
       endangered plant or animal or eliminate
       important examples of the major periods
       of California history or pre-history?
 b)   Does the project have impacts that are
      individually limited but cumulatively
      considerable? ("Cumulatively
      considerable" means that the incremental
      effects of a proiect are considerable when
 Crry or CnRprr,¡reRlR PRoposeo Flrunl MND
 CRsRs DE LAS FToREs: 1O-1543.DP/CDP
 Pnce 50 oF 50


       viewed in connection with the effects of past
       projects, the etfects of other current                                                   X
       projects, and the effects of probable future
       projects).
  c)   Does the project have environmental
       effects which will cause substantial
       adverse effects on human beings, either                                  X
       directly or indirectly?

a, c) As presented in this document, the project has the potential to degrade the quality of the
    environment in several issue areas including Aesthetics, Air Quality, Cultural Resoúrces, Geology
    and Noise without the incorporation of the identified mitigation meâsures. With the incorporatioÀ of
    these mitigation measures into the project description, the project is not anticipated to have
    substantial environmental effects that would adversely affect human beings.

b)   Based on the analysis contained in this document, the project would not represent a considerable
     contribution to any cumulative impact.


19. PROJECT ALTERNATIVES
No significant unmitigable impacts were identified; therefore, an identification of project alternatives is
not required.

20. ATTACHMENTS
1. Vicinity Map
2. Site lmprovement Plans
3. David Dubbink Associates (March 4,2010) Acoustic Report
4. Associated Transportation Engineers (August 23,2010) Traffic, Circulation                  and parking Study
                               15.201
     submitted durinq the public comment period



Authority cited: Sections 21083 and 21087 21083.05, Public Resources Code, Reference: Section 6b088.4, Gov. Code;
Sections 21080(c), 21080.1, 21080.3, 21082.1,21083, 21083.05, 21083.3,21093, 21094,2109S, and21151, public
Resources Code; Sundstrom v. Coun$ of Mendocino, (1988) 202 Cal.App.3d 296 (1988); Leonoff v. Monterey Board
                                                                                                             of
.luperut'sors, (990) 222 Cal,App.3d 1337 (1990); Eureka Citizens for Responsrb te Govt. v. City of Eureka
                                                                                                        IZOOI¡   l+t
Cal.App.4th 357; Protect the Historic Amador Waterways v. Amador Watetr Agency (2004) 1 16- Cat.App.4tir at 1 109; San
Franciscans Upholding the Downtown Plan v. City and County of San Franciico (20,02) 1}ZCat.App.4ìh 656.
City of Carpinteria Proposed Final MND
 Gasas de las Flores: 10-1543-DP/CDP



          ATTACHMENT       1



            Vicinity Map
Cit¡r of Carpinteria Proposed Final MND
 Casas de las Flores: 10-1543-DP/GDP
 City of Carpinteria Proposed Final MND
  Casas de las Flores: 10-1543-Dp/CDp



            ATTACHMENT 3

            Acoustic Report
David Dubbink Associates (March 4, 20101
David Ðubbink,\s s ociares                                             lnteractivê S.cund lnformalion System
864 Osos Street, Suite D, San Luis Obispo, California 93401 USA
Tel: (805) 541 -5325 Fax: (80s) s41 -s226 email: dubbink@noisemanagement.com

       March 4,2010

       Mr. Ken Trigueiro
                                                                                      HHGENVEÐ
       Director of Rental Housing Development                                                 l4AR 2    3      2010
       Peoples' Self-Help Housing Corporation
                                                                                     COfuIMUNITY DEVELOPMENT
       3533 Empleo Street
                                                                                              DEPARTMENT
       San Luis Obispo, CA 93401

       Acoustic Report for: casa de las Flores, carpinteria, california

       Dear Mr. Trigueiro:

      We have completed the acoustic study for the proposed Casa de las Flores in Carpinteria.
      Figure I shows an aerial photo of the project location. Because the project faces Highway
       101 and the City's Noise Element indicates the site may be           to high levels of
                                                                    "^po..d
      traffic noise, an acoustical study was required. This report documents the results of an
      acoustical analysis and our findings concerning the project's noise exposure and
      recominendations for mitigation of problems.




                                      Figure   l:   Project Location
    The Casa de las Flores property is separated from Highway 101 by a frontage road, Via
    Real' The buildings are set back from Via Real by a landscaped drainage baiin as shown
    in Figure 2 onpage 5 of this report. The red dot on the aerial indicates ihe monitoring
    position where the sound levels were recorded during a site visit made August 6, 2009.
    The monitoring site is sixty feet back from the edge of the sidewalk alongVia Real in an
    open area between the project site and a church. This position approximates the setback
    of the first rank of structures in the project. The development site is currently occupied by
    a mobile home park which necessitated the offset of the monitoring position. This would
    not significantly affect the results.

    The Acoustic Setting

    Highway 101 is, by far, the dominant noise source at the site. The lanes of the freeway
    are the same level as the project site. At this point, Highway 101 is oriented in an east-
    west direction. The view toward the freeway is unimpeded in either direction. On the day
    of the measurement there was a light breeze from the direction of the freeway but this
    was not likely to have influenced sound propagation.

The time period in late afternoon was chosen purposely to correspond with a peak travel
period. During the monitoring period traffic was at full freeway speed in bottr-directions.
Additionally, the site is impacted by the sound from rail line on the far side of the
freeway. No trains passed the location during the monitoring period but the distance is
such that, while audible, train noise would not signif,rcantly affect overall exposure levels.

It should also be noted that there is a substantial drainage basin to the west of the project
site. A water surface is acoustically reflective and there would be little ground absorption
effect for sounds originating from this direction.

The Monitoring

The primary noise monitoring was conducted at the site on Thursday, August 6,2009
between 3:30 and 4:00 PM at the monitoring position indicated on Figure 1. Two noise
meters were used, a Larson Davis Model 870 Environmental Noise Analyzer (LD 870)
and a Bri.iel & Kjær Precision Integrating Sound Level Meter, Type 2230 (B&K). The
meters were calibrated before and after the survey using a B&K Acoustic Calibrator
Model 4231. The readings were determined to be accurate.

Two meters were used since the project includes two story structures and it seemed likely
that the sound environment would change with elevation. The B&K meter was on a
tripod at 5.5 feet. The microphone on the Larson Davis meter was mounted on a mast at a
15 foot level.

The table shows the sound level readings expressed in L.o, Lmax and Limnl. The

I
 Leq represents the average sound energy level over a stated time period. In this case, the measurements
were made over a20 minute period. Lmax and Lmin represent the loudest and quietest instants recorded
during the monitoring period.
    readings from the elevated microphone were not higher than for the one at the lower
    elevation. Much of the ground surface was paved and there was no ground absorption
    effect.

                                            B&K (s.s ft.)        LD 870. (ls fr.)
                               L"o                69.4                 67.8
                              Lmax               75.6                  75.6
                              Lmin               62.4                  s9.4

    It might be helpful to provide perspective to the decibel numbers. The normal voice level
    for conversation with a person three feet away is about 65 dB. Talking to a room full of
    people with a raised voice would require in increase in volume to 75 ãB (heard 3 feet
    away). The noise readings suggest that there would be times when people having a
    conversation would need to raise their voices to be clearly understood, but they wouldn,t
    need to shout.

 During the half hour period we were setting up equipment and logging noise exposure,
we observed many different noise events. Most of these were witÀin the range of 67 to 74
dB. The freeway produces avery present and steady hum and traffic on Via Real is only
slightly heard above the freeway sound. The loudest trucks passing on the freeway
produced noise at around 7I to 74 dB. Cars were less than 70. The loudest noise event of
75 dB was a van with oversized tires. We did not experience any exceptional noise events
during the monitoring period such as a group of motorcyclists or a vehicle with an
exhaust system designed to maximize volume. These undoubtedly occur. The loudest
sounds (Lmax) and the "average" sounds (Leq) are about 7 dB apart. The minimum
sounds are around 8 dB below the "average" and would represent those few times when
there were no vehicles passing nearby.

Comparison of Measurements with the Noise Element and Other Forecasts

There are several issues involved in comparing our measurements and forecasts with data
found in the city's General Plan Noise Element. One relates to the metrics used to assess
noise. Since the beginning of 2006, all state highway departments are to base noise
forecasts on a prediction system developed by the Federal Highway Administration. The
FHV/A noise model produces estimates of noise exposure using the hourly Leq metric.

Caltrans publishes regular reports on traffic counts for "average annual daily traffic',
(AADT), and for peak hour traffic. Caltrans also publishes information desóribing the
percentages of medium and heavy trucks within the traffic flow. This data, along with the
version of the FHWA traffic noise model designed for environmental screening
(TNMLook) can be used to estimate hourly L"o at the monitoring location. Using this
technology, the expected L"o level at the monitoring point is 70.5 dB.2 This .o-pur.,
favorably with the field measurements that were in the range of 6g to 69 dB.



2
    Appendix A describes the Leq calculation and supporting assumptions.
 The standards in the City's Noise Element are based on a24 hour cumulative
 measurement of sound exposure (Ldn) rather than peak hour expos,lre3. Th"re is a rule-
 of-thumb that can be used for estimating Ldn from a peak hour L.o. While there is no
 fixed relationship between Ldn and L"o the numbers are typically similar in value when
                              roadway traffic. In urban settings, the peak hourly Leq value
                               suburban areas, the L.o is similar to Ldna. In outlying areas
                             he hourly L.q can be 3-4 dB greater than Ldn.

 The Noise Element

The noise element, adopted by Carpinteria in January 2003, includes estimates of existing
and projected future noise levels that are depicted by contour lines. At the Casa de las
Flores location, the distance from the centerline of the freeway to the 65 DNL contour
line scales to 458 feet. The distance to the 70 DNL contour line is 189 feet. Our
monitoring location scales to 202 feet from the roadway centerline, putting the expected
level somewhere above 65 DNL and less thanT} dB. The intermediate distance value is
estimated to be 69 DNL at the monitoring location.

The sound levels measured during the monitoring period appear to be reasonable
depictions of current conditions. They are consistent with estimates based on standard
traffic modeling technology and similar to estimates contained in the City's Noise
Element.

In projecting future conditions it witl be assumed that the Leq of might increase by 2 dB
due to increases in traffic activity. (In the arithmetic of decibel addition, this is equivalent
to a 60%o increase in traffic). Additionally, we will assume that the peak hour Leq value is
equivalent to Ldn. Therefore, the acoustic design standards applied in this noise study
assume an exterior Ldn of 71 dB.

The Regulatory Framework

The City of Carpinteria's regulatory framework is set out in the Noise Element of the
General Plan and its implementing ordinances. The structure of the Noise Element is, in
tum, based on guidelines developed by the California Office of Planning and Research.
The City also has guidelines for CEQA review and these contain additional standards for
making signifi cance determinations.

A table in the City's Noise Element defines land uses that are Acceptable, Conditionally
Acceptable, or Not Acceptable at various levels of noise exposure measured by the Ldn
metric.5 Multifamily Residences are conditionally acceptabie in areas where Ldn levels
are in the range of 60 to 70 Ldn. Noise levels at the site are currently within the limits


' Ldn is the energy average of sound during 24 hours with a 10 dB addition made to sounds that occur
between l0 PM and 7 AM.
a
  This equivalency is incorporated into the City's CEQA Guidelines, page 40. We have recorded 24hout
noise levels for multiple projects where Highway l0l was the dominant noise source and found that this
*rule
      of thumb" equating Ldn and peak hour L"o is quite descriptive of actual conditions.
'city of carpinteria General Plan and Local coastal plan, Noise Erement, page 175
established by the Noise Element. Under future conditions a residential project is
"normally unacceptable" unless there is a detailed study of noise reduction requirements
and appropriate noise insulation features are included in the project's design.

The City follows quantitative guidelines for determining project significance under
CEQA guidelines. The standard for exposure to traffic noise for multifamily units is a
not-to-exceed value of 45 (CNEL) for occupied interior spaces. This is consistent with a
similar State standard. The limit is 65 dB (CNEL) in exterior "usable areas"6. Usable
areas do not include front lawns. They do include balconies or patio areas if these were
included in the open space calculation for multi-family units.

Acoustic Issues and Recommendations

The analysis indicates that noise reduction needs to be considered in the construction of
the residential units as well as treatment of outdoor activity areas. Figure 2 shows the site
plan for the project.

 Conventional construction reduces
exterior noise levels by about 20 dB
and contemporary construction, if
well done, usually adds an additional
5 dB of noise level reduction (NLR).
The facades of the Casa de las Flores
structures fronting the freeway
(buildings 1, 6 and 7 on the site plan)
must be designed to provide a noise
level reduction (NLR) of 26 dB (71
dB Ldn - 26 dB reduction : 45 dB
Ldn). This level of reduction is not
difficult to achieve but does require
acoustic treatment of building
openings and use ofheavier
construction materials. Windows
should meet noise reduction
requirements in a closed position.
Given the required levels of
structural closure, a forced air
ventilation system is essential for the
façade of the building facing
Highway 101. Appendix B identifies
construction practices that can be
followed to provide the necessary
noise reduction.                                                   Figure 2: Project Site Plan

u
 CNEL is metric that was developed in California. The metric resembles the Ldn metric but adds an
evening period from 7 to l0 PM where a penalty of 5 dB is added. The two metrics are considered to be
equivalent. CNEL values exceed Ldn by a small amount (about a half decibel for roadway noise).
There is discretion in determining the level of treatment given to the building facades that
have a line of sight to the freeway but that do not directly face it. The noise levels will
below the threshold standards sit by the city but additional attenuation would be a benef,rt.

The City's Ldn metric is based on noise exposure over time. The sides of the structures
will be exposed to less cumulative noise since, for a portion of the time, the sound from a
moving source is blocked by the structure housing the residence. The noise as measured
by the Ldn metric is reduced numerically but the noise from loud events doesn't change.

It is recommended that when any room has a direct exposure to the freeway that all of its
window and surfaces treatments provide the same level of noise reduction as the facing
façade. This recommendation applies to the end units in Building 7 andthe end units of
Buildings 1 and 6 that are closest to Via Real. If economically feasible, it would be
desirable to extend the surfaces receiving special acoustic attention to the remainder of
the freeway exposed sides of Buildings, I and 6 but this treatment is not required to
conform to the City's noise standards.

Noise in outdoor activity areas is not to exceed 65 CNEL/Ldn. The plan shows a shared
recreation area at the center of the complex. The 65 CNEL/Ldn standard will be met in
this inner area because the surrounding buildings will effectively screen the area from
most of the roadway generated noise. If there were no gaps between buildings the noise
level in the inner courtyard would be reduced by at least 10 decibels. However, there are
openings, and the sound of passing vehicles will only be screened part of the time. As
previously discussed, the city's standard is time-based and, if it is assumed that the inner
court will only be fully exposed to passing vehicles for a sixth of the driveby time., the
city's 65 decibel standard will be met in the intenor area.

The patios of Buildings l, 6, andT are at the sides of the buildings and are partially
screened from fulI freeway exposure. If outdoor exposure is at the 71 dB level, the
reduction due to building shielding reduces levels to around 68.5. This is still above the
city's standard of 65 dB for noise in activity areas. Inclusion of six foot solid walls at the
locations (indicated in red) would achieve the minor 3.5 dB of noise reduction for people
standing or seated within the patios of the closest buildings. The positioning of the walls
reflects acoustic concems and there are aesthetic, cost, and security issues that need to be
addressed in finalizing plans. In the diagram, a wing wall is shown extended between
building 6 and 7.The wing walls between Building 7 andneighboring Building 6 and
Building 1 should provide maximize shelter to the patios and the inner recreation area.
The diagram shows one option. Overlapping wing walls, closure with a solid gate or
other alternatives can also achieve the needed reduction. The patios at the west side of
Building 6 also require partial acoustic enclosure. The locations indicated in red would
reduce traffic noise to levels that would meet the city's standard. It may be possible to
develop a more efficient design for treatment of the patio area of the southernmost unit
on this side of the building. The patio areas for building 5 have partial exposure to the
freeway but noise levels will meet city's CNEL/Ldn standard. While not required, it
would be useful to provide some level of acoustic and privacy screening to the patios.
    These noise exposure calculations make no allowance for the addition of the landscaped
    drainage swale fronting the project. This "softening" of the landscape is likely to produce
    a reduction in the sound levels beyond the design levels used in this analysis.

    CEQA Determinations

The following four paragraphs address the relevant noise related questions on the
Environmental Checklist in Appendix G of the CEQA Guidelines. If the project includes
the recommended design features and conditrons:

    l)
   The project will not result in significant exposure of persons to or generation of noise
levels in excess of standards established in the local general plan or noise ordinance, or
applicable standards of other agencies. With the recommended construction standards,
interior noise levels will not exceed the City's 45 CNEL standard. This same standard is
applied in many Califomia communities and is consistent with land use compatibility
guidelines used by federal agencies. With recommended mitigations, the project will not
result in noise levels in excess of the 65 dB CNEL standard for outdoor living areas.
Federal compatibility guidelines for outdoor activities in "amusements, parks, resorts and
camps" indicate such leisure activities are compatible with Ldn levels up to 75 dB7.

2) People will not be exposed to excessive ground borne vibration or ground bome noise
levels. While freeway traffic produces some ground borne vibration the levels will not be
noticeable or damaging to health within the residential units.

3) The project will not create a substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the project. Noise will be produced by
vehicle movement in the parking areas however, this will not signif,rcantly increase noise
beyond that already experienced because of traffic on Highway 101 or Via Real.

4) During the construction phase of the project, there will be a temporary increase in
ambient noise levels in the project vicinity above levels existing without the project.
However the city permits the noise from construction activities. To meet standards, the
project should be limited to the hours between 7:00 a.m. and 4:00 p.m., Monday through
Friday. No constmction shall occur on State holidays (e.g. Thanksgiving, Labor Day).
construction equipment maintenance shall be limited to the same hours.

Please contact my office should there be any questions or            if there are project   design
changes that might alter the conclusions of this analysis.




                 K, Ph.D.,   AICP


7
 The often cited compatibility table appears in the FAA's Part t 50 Guidelines and is reproduced on page
96 of Aviation Noise Effects, USDOT Report No. FAA-EE-85-2.
                                                  APPENDIX A

    The measured sound levels at the Casa de las Flores site were measured 165 feet from the
    edge of the nearest traffic lane of Highway 101. The readings were taken over a20
    minute period starting at 3:30 PM, Thursday, Augus t 6, 2009. Two noise level meters
    were used. The "B&K" meter was on a tripod at a 5.5 foot elevation above ground level
    and the "LD870" meter was atop a mast at 15 feet. The readings made over a twenty
    minute period are shown in the table.

                                              B&K (s.s fr.)           LD 870. (ls fr.)
                                L"n                  69.4                     67.8
                              Lmax                   75.6                     75.6
                              Lmin                   62.4                     59.4

The questions addressed here are how these readings compare with estimates of traffic
noise using Federal Highway Administration (FHWA) noise modeling technology and
how noise exposure might change in the future.

 The FHWA developed a modeling system called TNMLook for use in environmental
 evaluations. The model produces estimates of L"o based on hourly traffic flows. This
 model, along with Caltrans data, was used to estimate expected noise levels during a peak
 hour. The assumptions made in the modeling were as follows. Published Caltrans traffic
 count data for the most recent year available, 2008, reported that peak hour traffic was
 8,400 vehicles. Average Annual Daily Traffic was 74,000 vehicles with peak month
 travel at 90,000 vehicles. It is probable that peak travel takes place during the summer
months and that traffic flows during August are elevated over the yearly average. If the
 summer month addition (+8%) is applied to the yearly average peak hour, the summer
peak increases to around 9,072 vehicles. However, this number exceeds the roadway
 capacity which is around 8,800 for a four lane freeway.s
                                                               Freewoy speed qnd lrovellime
When traffic flows approach                                os o function of lluffic congeslion
capacity the noise levels decrease Eo
even as vehicle counts increases. lo
That is because traffic slows to
                                           óo
around 35 mph at a roadway
                                           50
approaches capacity. The reduction
in speed has a greater impact on           40
noise production than the increase in 30
cars. To evaluate whether sound            20
levels during the measurement
                                           Io
period are reasonable it was
assumed that traffic flows were 80% o
of capacity which is 3,520 vehicles           O                   0.S            l.o                   l.s
                                               Ho¡l¡ontrl ilts, I Trefn( volume dlvlded bï' deslgned roadw¡y cåpac¡tJ'
per hour traveling at 60 mph in both                              c
the east bound and westbound lanes.            !?r'tlc¡l a¡ls:


8
    Transportation Research Board, Highway Capacity Manual, page 8-19.
The distance to the midpoint of the eastbound lanes scales to 173 feet and to the
westbound lanes the distance is 235 feet. The FHWA model includes a consideration of
whether the terrain conditions between the listener and the source are "soft" (such as
grass) or "hard" (pavement or water). The area between the measurement site and the
freeway includes both pavement and landscaping and there is a water area to the west of
the project site. The Leq value estimate for the project was assumed to be a mix of hard
and soft site conditions and the combined estimate weights these equally

The FHWA model also requires assumptions regarding the composition of trucks and
cars in the vehicle flow. (A heavy truck is the acoustic equivalent of 10 cars). Data on the
percentage of truck traffic is also available through Caltrans. For this segment of
Highway 101 the breakdown is 91.8 %o cars,5.5% medium trucks and2.7 o/oheavy
trucks. While these percentages undoubtedly vary with time of day the daily average is
used for this computation.

Using the values described above the TNMLook entries and model estimates are shown
in the table.
                                            Eastbound    Westbound
                   Vehicle oeak hour           3200          3200
                   autos                       2938          3231
                   medium trucks                175          193
                   heavv trucks                 87            96
                   Speed                        60            65
                   Distance to center           235          173

                   Leq hard site               70.7          72.1
                   Leq soft site               62.0          64.9
                   Combined to 50/50 H/S       66.3          68.5
                    Energy average (Leq)
                      summation - both                70.5
                         directions

The computed values are quite close to the measured values that were in the 68-69 range.
It might be noted that the accuracy of both the noise meters and the prediction equation is
imperfect and the expected variation is in the range of plus or minus one decibel.

While it would be possible to estimate future traffic volumes and the resulting changes in
noise levels this study makes the simplifying assumption that future traffic growth will
increase noise levels by 2 decibels. This would be the increase in traffic noise if present
trafhc were to increase by 1.6 times.
Appendix B

The basic principle of reducing the ttansmrssion of exterior to interior noise is to eliminate
all direct sources of ttansmission such as openings and to construct wall surfaces of materials
that zre resistant to acoustic vibration. To meet the ciw's standards, a 26 dectbel noise
reduction is tequired.

Design and Structural specifrcations for achieving a25 dB Noise Reduction

        Installation of an air conditioning or a mechanical ventilation system so that
        windows in exposed units can remain closed.
    a   Doors should be solid core with sweeps and seals that make a positive closure.
    a   Exterior walls consisting of stucco or brick veneer. Wood siding with a /2"
        minimum thickness fiberboard ("soundboard") under \ayer may also be used.
    a   Interior wallboard should be'/, inch thick or greater.
    a   Glass in both windows and doors should not exceed 20o/o of the floor area in a
        room. This is for conventional windows. [t is reasonable to permit an increased
        opening size if the window assembly conforms to the specifications providing a
        greater than 30 dB NLR. The greatest improvement in the sound insulation of
        windows can be achieved by using thicker glass and a larger air space between
        panes in dual glazed windows. STC values may be used in estimating a window's
        sound blocking qualities but the newer, Outdoor-Indoor Transmission Class or
        OITC (ASTM 81332) value is preferred and more appropriate for units exposed
        to transportation noise.
        Voids around windows should be filled with insulation and wood blocking, and
        the perimeter of windows thoroughly caulked.
        Vents and openings should be minimized on the sides of the buildings exposed to
        the road and if vents are required, they should be designed with acoustical baffles.

Design of Walls for Patio Areas

The acoustic analysis for this project concluded that noise'levels with the tot lot areas
would meet city standards. However, noise reduction is required if the most exposed
patio areas are to meet the city's 65 dB standard. The locations of the exposed patios and
the positioning of surrounding walls are indicated on the site plan in this report (Figure
2). A six foot wall with no openings would provide the needed benefit. While a masonry
wall provides more noise reduction than a wooden wall, either material is acceptable.




                                                                                             t0
 CASA DE ¡-AS FLORES PRO'ECT
 ctTY oF cARPtNTERIA, CAilFORN!A

 REV¡SED TRAFF¡C, Cf RCU¡-ATION,                   ANÐ PARKING STUDY




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Prepared for:

People's Self Help Slousing
3533 Empelo Street
San Luis Obispo, CA, g34Dl



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     Ken Trigueir<.r
     People's Self Flelp Flcusing
     .3533 Eri'rpelo Street
     S¿in Lr-¡is Obispo, CA,, L)J40'l



     REVTSID T${A[.FI{-, C!RCULATåON, AND FÄRKING STUDY !-O¡T                                                                       T¡_II:
     cAs,A DF LAS FLOí{ES pt{O}ECT - CtTy tF CARFF|{TERtA, CA


    AssociatecJ Transporxation Engineers (ATE) has prepared the followir-rg rerrisecl traffic,
    circufation, and parl<ing studi, for the Casa cje las Flores l,rroject, iocatã<J in the City oi
    Caii-pinteria. The study addresses poteirtiai traffic aricl circulatiorr inrpacts assc.ciatecl with the
    ¡>roject aucJ ide¡tifies inrprove¡nents -where a[ propnate.


    Associ¿itet1 Trarispor[;ition Ingi neers


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                                          CONTENTS

 INTRODUCTION                                                        1




                                                                     1

                                                                     1
                                                                     A




       Project-Specific I mpact Thresliold




      Project Trip Distribution




PAP..KING ANAI.YSIS
      Proposed Parkíng Supply
      Cit,v of Carpinteria   Tonitg Ordinance parking Requirements
      Parking Demand Analysis
                                           TABLES

Tat¡le 'l   Ëxisting lntersectio¡r l-evels of Service                                    4
Table 2     City of Carpinteria Significant Changes ín Levels of Servíce                 7
Table 3     Project Tríp Ceneration                                                      I
Table 4     Project Trip Distributíon Percentages                                      11
Table 5     Existing + Project A.M. Peak Hour l_evels of Serr¡ice                       t¡
l-abrle 6   Existing + Pr-oject P.M. Peak l-lour Levels of Service                     13
Table   Z   Cr¡mulative and Cunrulative+ Project A.M. Peal< Hour
            l-evels of Service                                                         16
Table   B   Cumulative and Cumulative+ Pnoiecf P.M. Peak Hour
            Levels of Service                                                          16
I able 9    Project Driveway Level c¡f Service                                         17
Table lO    city of Carpinteria Zoning ordinance Parlcing Requirernents                1g
Table 11    Affordable Housing Parking Survey Ðata                                     1g
Table 12    Peal< Parl<ing Dernarrd - Affordable Flousing Rates                        19
Table 13    Peak Parking Demand - ITE Rates                                            19


                                      .   .FICURES


Figure 1    Ëxistirrg Streei Netwo¡'k and Project    Locaticn                           2
tígure 2    ProjeclSitePlan                                                    ..,"     3
Figure 3    Siudy-Area Intersections and Existing Lane Ceonretries                      5
Figure 4    Existing Feal< l-iour l-raffic Volumes                                      6
Figure 5    santa Ynez Avenue'Via Real lntersection - Recomrnended striping Frlan .
l'igure 6
                                                                                      "'10
                                                                                         B
            Projecl Tríp Distributic¡n and Assignrnent . . . "
Figure 7    Existing+ProjectPeakHourTrafficVolumes ..,... 1l
Figure I    Curnulati.¡ePeakHour-lrafficVolumes             ...... 14
Figure 9    Cumulative+ Pro.iect Peak lJour Iraffíc Volumes        15
  INTRODIJCT¡ON

  Associated Transportation engineers (ATE) has prepared the following rraffic and circulation
  study for the Casa de las Flores Project. The stucly analyzes exístíng and future tra'¡fic
  conditions within the study-area and evaluates the project's affects on the-key intersections in
  thevicinityofthesite, Thestudyalsocontainsananalysisofthesiteaccess.circulatio',ancl
  parking plans.

  PROTECT DESCRTPT¡ON

 The Casa de las Flores Froject is proposing to redevelop an existing trailer park, located at
  1722 Via Real in the City of Carpinteria with a residential project. the ex;si¡ng site, which
 currently contains 17 trailers used as permanerrt housing and a single farnily Owãting, would
 he repfaced wíth a 43-unit apartment complex and a comnruníty center that would serve
 residents' lt is noted that the siie previously contained 83 trailers and was muclr more active.
 The ¡rroposed apartments wouíd be 100% affordable ancl would be rented out exclusively to
 l¡¿orkers in the agricultural industry. Figure'l shows the location of the project site within the
 City. Access to the project síte would be provided via a gated driveway connection to Via Real,
 located on the eastern botrndary of the project site. A second gated driveway on Via Real,
 located along the western boundary of the projecï site, would piovide access io,
                                                                                          "rn"rg"".y
 vehir:ies arrd trash service vehicles only. A total of Zg parkíng ipu.*u woulcl be providàd cin
 site ír¡ surface parking areas and a short-terrn parlcing spâce is proposed acljacent to the nrain
 gate that would be used for passenger drop-off and irrail pick-i-r¡:1. Figure 2 presents the pr-oject
 site pf an.

 ËHISTINC CûF{D¡TIÛNS

 $treet îuletr'øork

Tlre project site is served by a network of highways, arterial streets anrJ collector.streets, as
ilf ustrated in FiguÍe 1 . The followíng texi. provides a brief cliscussion ol'the major r:omponeirts
cf the stn-rdy-area street network_

U"S' l-lighway 10-i, iocated sot¡th of the project site, is a m¡-riii-lane interstate freevial, serving
th-' Facific coast between Los Angeles and the state of W;rshington. -l-his highwåy is thã
6rrirrc.i¡:ial roule bc'fween the Cíly of Carpinteria and the adiacent c¡ties of Santa Earbara to the
north, and Ventura to the south. Prima.ry access from the site io northbouncl U.S. 10i woulcl
be provided via the i"arnps at Senta Monlca Road, anC access tc southbouncl U.S. 'lGl wculd
be proirided vi¿ the rarnps at Reynolcis Avenue,

Via Real, located on the southern frontage of the project site, ls a 2-lane arter¡al street that
extends along the north side of U.S. 10'! f¡.om Summerland to Carpinteria. Thr: section of Via
P.ea[ adjacent to the project site doeE not currentlv provide curb, gutter, or sidewalks. The
project is proposing to construct frontäge improvements along Via Rea! adjacent to the site
inclucling curb, gutter, and sidewaik to match the exisÍ curb iocatecl on either side of the
project site. A new driver,vay connection to Via Real wc¡ulcj prc;vide access to the site.

Casa cÍe ¿¡s Flores Projeci                                                       "l'ran
         f
        -ll'afíic,                                                  Associateci            sportatÍon E ngi rreeis
ReviseC            Circr-rlation, irnd parking   Stutìy   1                                   August 23,2O1Ç
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                                                                                                                I




                                    Santa Ynez A.venue




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Ci:sa de las Fltxes Project                                     hsloCia¡:cd ì'rars¡;ortaiìon Fngiriesrs
Iraffic .rnri Circulatirirì Study                                                     Åugusr 23,2010
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                                                                                F¡CTJRF
                                      PÍìOJEtT SITE PLirN
                                                                                i"1¡"1i: llc.Jcó(.1
C¿s¡ de las F!(,rcç Proir.ct
                                                              rrssocialt,c.l [ran :;poríiì  tiot Ing¡r,e()rs
fr¡ífit: ¡rrt{ Ci;t;ulrlion Sirrrly
                                                                                        á.trßr-\l 2-1. ZÛl(ì
  Santa Monica Road, located east of the project site, is a two-lane coliector road
                                                                                    thai extends
  nortfrerly from the U.S. 101 northbound on- and off+amps at Via Real to State Route 192
  (Foothill Road).

  Santa Ynez Avenue, iocated east of the project site, is a two-lane collector road that
                                                                                         extends
  from Carpinteria Avenue on the souih to ¡ts term¡nus north of El Carro Lane. South of
  carpinteria A.venue, santa Ynez Averiue continues as z,h street.

  I   ntersection Operations

 Eecause tnaffic flow on u¡'ban arierials is ¡nost constrained at iniersections, detailed
                                                                                          traffic flow
 analyses focus on the operating conditions of critical intersections during peak
                                                                                      travef períocls.
 ln rating irrtersection operations, "Levels of Service" (LOS) A through f le used, with
                                                                                         LOS A
 indicating free flow operations ancl LOS F indicating corìgestecl oþerations (mo¡-e conrplete
 definitions of levels of servlce are included in trre reãnn¡cat ippenclixi. The City of
 Carpinteria considers LoS C as fhe minimum acceptable o¡ruråting siandard for a!l
 intersections.

 Figure 3 presenÍs the intersections analyzed in this study and illustrates the existing
                                                                                              traffic
 controls and lane geometries. Existing A.M. and P.M. peak hor.¡r volumes for the stuãy-area
 intersections\^/ere collected in (Jc¡oher 2ût9 for this siudy (trafficcoue.ìtdata is coritainerl
                                                                                                   in
 the Technical Appendlx for reference ). Existing A.M. and F.M. peal< hour traffic volumes
                                                                                                 for
 the study-area intersectior-¡s are shown on Figure 4.

 Levels of service were calculatecl for the stucly-area intersections, all oíi¡¿liich
                                                                                      are controlled
 by stop signs. r-rsing iire nrethocJolog,v uutl¡ned ln fhe [-liglrway Ca¡:acity Manual (HCM) for
 unsignalized intersections.' Table 'l lists the existing interiection levels.:iservice (calculation
 worksheets are cr.rntained in the Techr¡ìcal .lppendìx).


                                                    T'able I
                                   Ëxistíng lrifersectio¡r Levels of Se¡.vice




 lJ.5. 10i NB Rarnp-Santa lvlorrica Rd.//ia     Real       nlí-Way Srop       21   .9 sec.
 Via Real/Sant a Y nez Ávenue                              Atl-Wair




      1                       ManuaÊ
          Hiqhu¡av Caoaci¡¡              ,    Trarrspcirtaii,ori   Research S¡reciat Re0ori 209, l..l¿rtional Research
          Courrcif, 2000.

Casa de las Flores Projc.ct                                                        Âssor:iaieci Trans¡;or.taticn   E   ngineeri
Revised Traffic, Circulation, arrcl Parking   Study           4                                          Atr¡¡ust 23,201A
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Cas:¡ de lac Florrrs Projuci
                                                                 Ars{,ci¿ted Trar tport¿rtion Eagineer:;
Traffic arid (.ircul.rtiorì Slu¿h,
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                 ilililt É                                                      -I-RAFFIC                                              FICURE
             -dil¡il=        T   R¡¡.tspont¡¡¡oN   EX¡STIF]C PEAK !_{CU    R,               VOI-UMES
            ã' ilililt :
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                                                                                                                                       MNtt - #09ù69
  The data presented in Tatrle I indicate that the stuciy-area íntersections current[y operate                     at
  LOS C. These operations are considered acceptabfe based on ihe City's LOS C standard.

  Santa Ynez Avenue/Via Real lntersection Operations

 The existing configuration of the Sania Ynez Avenue/Via Real intersection, wh ich is controlled
 by all-way stop signs, does not have tane striping on anv of the approaches. Field observatíons
 made by A1-E staff índicate that the eastbound approach currently acts as rwo lanes for lef¡ ancl
 right-turning vehicles. Field observations also indicate tl.,at the recl-c¡-¡rb area along the
 sot¡thbotlnd approaclr, whiclr serves as a Seaside Shuttle stop, operates as a cJefacto right-turn
 lane. Based on the field observations, ít is recomnrended thai the City i.estripe the eastbound
 and southbound approaches to provide separate tuln lanes to formalize the observed
 operations. Figure 5 presents the recommended striping plan developed by ATE for the Santa
 Yrrez A.venuefr/ia Real intersection,

 IMPACT TFIRESfr{OIDS

 The City of Carpinteria's [raffic im¡ract thresholds were used to assess the signíficarice of the
 traffic adc.litior¡s generated by tlie Casa de las Flores Froject. These thresholds are outlinecl in
 ilre following text.

 Froject-Specifíc I mpact        Th reshE¡kI

 lf the addition of proiect irafÉic to an ín¡ie¡"secliDri irrcreases tÌ're volume lo capacity (V/Ci ratio
 or the nurnbe¡'of trips by rnore thar.¡ [he values proviclecl in Table 2,t|'re inrpact is considered
 potential ly sign ificant.


                                                   T able 2
                       City of C;rrpintería SignlfÊcant Changes in Levels r¡f Service

                           lntersection l-evef of Service       lncrease ín V/C or Trips
                                (lncluding Project)                  Creater lhan
                                      LOS A                                  0.24
                                      LOS   B                                0.1 5
                                      LÛ5 C                                  0.i0
                                      LOS D                               i5 Trips
                                      LOS I                               10 Trips
                                      LOS Í:                               ..c   Trips



Cumu lative I mpact Th resholcl

A significant impact v¡ouid occur if a rJevefopment's traífic wou[d utilize a substanf iai portion
of an intersection's capacity uzhere the lntersection is currentl'y operating at accepiabie levels
of service (A-íl) butwith cui'nula.tivc'traffic worrld clegracie to or approach LC).4 D (ViC 0.S1)

Casa clr: las Florrs Proje.cl                                             Asscci¿rted Trirnspcrtation Ingi neers
Revised Traffic, C-ircul¿tion. ancl Paikirig   Study        7                                 Augusl l.::, 2010
                                                      Seaside
                                                    Shuttle Stop




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                        A,isllfr.jiit:D                .. ¡   f.   11À 1rr r--                                                               FICURE
                                                       !.A.tdTA TNEZ.,\\,'l-ÞJl-IE'/Vl REÂL lflTËRSEC-fl{JÞì
                        I^"i¡rs'rre.i¡nr:¡.,
                        E                                              Í:<EC{-ilr,iiv'18 N DE   D STRIP i l.i {l PLAhI
                            '.,rt,lt<r¡Bç                                                                                                    ñitriF - tû90G9

C¡sa de lai l:l()rer Ê-roje.i                                                                                               Åssi'ci¡,tcd 1i'anr,3]or taìioir Engineer:
1r.r[íir: ¡nrj L-ir<;ul.rtir¡n 9¡ud'',                                                                                                              \uijuil 21, ?0 i0
    or lower. Substantial is defined as a minimunr change of V/C0.03 for an intersection Íorecast
    tooperatefrom0.Bl to0.B5,achange of V/CO.O2for an ¡ntersectionforecastiooperatefrom
    o-86 to 0.90 and a change of V/C 0.01 for an intersection forecast to operate greater than 0.90.

    FROjECT-SFECt FtC ANALYSTS

    Fro!ect To'ip Ceneration

    Trip generation estimates fon the existing site uses were cJeveloped using the rates containecj
    in the lnstitute of Transportation Fngineers (lTE) Tr¡p Ceneration ieporr'?fãr iVlobíle pome pa¡.k
    (Land-l-Jse #24o) and Single Family Dwellíngs (Larrd-Use ff-2rû).
                                                                         Tri¡: generation estímates for
    the proposecl project were calculated based on the Apartment (Land-Use fl,220,\ rates. -lable
    3 presenis ihe net trip generation estimates for the proposed project.


                                                                Table 3
                                                       Project Trip Ceneration

                                                                 ADT           A.M. Feak l-lo¡rr               P.M. Feak !-{r¡ur
                 Land    LJse                 5íze
                                                         ftate         Trips   Rate         f rips              Rate        Tsi¡¡s

    ïÎqïgg          "   Apartnrents       4r.                                   q:J
                                                Vtt'     6.6s          286                   22                 0.62         27

    F¡rs!!u-
    liailers                              IZ Units       4.99           85     0.1¡4                            0.59         10
         nsle Í:arì^rilr, [Jvyel I i ns
    5i
    5ul¡-Totaû
                                          1 Uniis        9-57                  4.75           I                 1   .01       I
                                                                                                                              I


                                                                       %                     B                               l1
    Net l.lew Triqt                                                    1S't                  iê"                             llt



The data presented ín Table 1 show that the project is forecasi to generate a nc't increase of
 l9.l average dai[y trips, 14 A.M. peak hour trips, arid 16 F.M. peal<-hour trips. lt is notecj tlrat
tÍie site previously opera.ted rvirh B3 traí!ers and was nruch moi.e actii¡e.

FrojecÊ          Tri¡i Distributíon

Trip distríkrution pe;'centages'-n¡c're devefoped for the proiect SasecJ on ihe traffic patterns
ob-'erved during the peak liour traffic counts col'lcJuciecj at the existing site rjrive'¡¿ay, 1-able 4
and Figure 6 present the trip distríbutlon patlern developecl for the prõ¡rosed project. Prcject-
addecJ traffic volumes are also shov¡¡r on Figure 6.




t             ]flp qele¡alajl, lnstitute of Transportation Engineers, B,h L-dii¡c,G, Z00B
C¿isa Ce i¿¡s      Flores Proiet,i                                                                 -ii
                                                                                   hssot'iateci                   ion Ingineers
                                                                                                         zinsp<irtat
Reviseci Tr ¿rffic, Circufalion. and pärkir-.g St¿tcjy
                                                                                                                August 23,2C10
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C..is¡ cle las Flores Projc.ct
Traifi¿: arrl Circulzti0n :hr(i,v                                    A.:s(ì(i.ìted Tr;ìlsportilt¡on En6ineer:
                                                                                           AuFUsr   2f,   2OlCì
                                                                               -l-able
                                                                                          4
                                                Project Trip Distríbution percentages



                    u.s-   101                                   North - Via Santa Morrica lnterchange
                                                                  South - Via Reynolds lnrerchange

                   Via   Real




                   Carpinter¡ã Avenue
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  Existing + Project lnte¡,section Operations

  Peak hour levels of se¡'více for tl-¡e siudy-area intersections were re-calculat
                                                                                                                                               t-
  added traffíc vc¡lumes. Existing + pro.ieci traffic vof umes are presenÊed o
                                                                                                                                               5
  and 6 compare the Existing and Ëxisting + Froject levels of service and iden
                                                                                                                                               c
  impacts.




                                                                              Tatiüe 5
                                  Ëxis'fing     + Froject A.M.                  Feal< l-år¡ur Levels   of Service




  LJ-5.   f   Gl   I'JB Ramps-Sar¡ta l,4o¡¡ica Rc¡ad/Via Reai

  Via Real/Santa Ynez Avenue




C¿isa cJe l¿rs    Flores ?roject                                                                  Assocíatecl Transpor-tati on E n gi neei.s
Rev iserd     f raffic, Cli rcu laiion, arrcl park           g                 i1
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aC.
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gì.                        Assoc¡¡ lir¡
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j*' oi                     T nexsporl¡ttox                                                                                                     FICURE
*5',                                         f XISTI N G + FROJ EC-f- |-'EA.K FtO U R TRAFFTC VO LU MFS
alu                        E ¡rcrr'r¡rls
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                                                                    Table 6
                                   Exlsting   + Project P.M. peak Hour Levels of Senvlce


                                                                                                                 lmpact?


    U.S. 101 NB Rarnps-Santa Monica Road/VÌa                 ReaI

    Via Real/Santa Ynez Averrue                                               '¿1
                                                                                    .2 sec.



  Tlre data presented i¡r Tabfes 5 and 6 indicate that thc- study-area
                                                                        intersecti.ns are forecast to
  operate Los C or better with the adclition of project traffic. Tl-re pr.oject
                                                                                woulcl not generate
  projecGspec.ific irnpacts to the stucly-area intersections
                                                             based o¡¡ the'City,s tlriesholcls.

  CUÄ4UIATIVI ANÁLYSIS

  Cr.¡r¡-i   cllative Traff ic Volurnes

  c¡rr¡-¡uiative tra{f tcvc¡lurtre tcrecasts wene cneveloped for this stucly
                                                                             usiilg a list of approvecj arrcl
  ¡:encting .proiecis pro'rided by City staff. The curnuiative anaf ysis ãlu"                          for the
  approvecl and pending projects located in the santa Barbara County
                                                                                    a.rea"ooo,rnts the site.
                                                                                           y./est r-rf
 lopies of the approved atrcl pending project lists are corrtained in the Tech¡icaf Appr+ndir,.
 Ïrip genenation estimates we¡'e developed for the approved and penciir-ig
 ra'tes co¡ltaineci in the ITE Trip Ceneratiorr report" The r-umuÍatÍve                 fro¡*.tn fi¡aserl o¡-r
                                                                                    traffic vof urnes vyere
 assigrted to the str"rdy-area roaclway u-¡etwork ancl aclclecJ to ft'le
                                                                          existing trafíÍc vof unres. Tl-¡e
 cumuialive traffic volumes are presented on Figure 8. llhe cr-rnrulaiive
 r¡olurnes are shown in Ë:igure 9.
                                                                                          + Froject traffic

 Cu ¡n¡-¡åative     I   ntersection Operations

 Tables z and B c-ol-npare the Cu¡nulati'¿e and the Cuinuiati..ze
                                                                      + lrraject levels of service f<rr the
 stL'rdy-area i nte¡'sections and identify cr.r m u ! ative impact-<.




C¿s¿l cle l¿is i=fores   Project                                              Associah:cf Tran             n E ng!nc:er:
                                                                                                 spc_rrlaitio
Reviseci fratfìc, Circula.tiorr, anc[ parking    Stucl.;.,          1i                                ALrgusi 2J, ZD1û
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                                                          rcL
                                                           õ                                         a-
                                                                                                      +
                                                                                                     IJJ


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                                                                                                     4
                                                                                                     j
                                                                                                     -..\

                                                                                                     ã
                                                                                                     f
                                                                                                     l)




                                     Cravens Lane                                                    z
                                                                                                     c
                                                                                               ,rf
                                                                                               ¡i-
                        U
                        J
                       O
                       Ø                                                                       ll:             u
         44--7- o                                                                             ( r-            u=l
                t-
                ts
                o
                z


Casr rie las Fiort',s Projcct
ì'r¿tffic and Circularion Siuti;r                                 ,,'1r:soci¿ìÌ4d faansl)ottaiiotì Fn6¡neers
                                                                                         ,qugusl 23,      20ì0
                                                     Table 7
                               Cumulative and Cumulative + projeci A.M. Feak Hour
                                                Levels of Service


                                                                                               Cumr¡lative +
                                                                      Cumulative                                   Project-
                           lntersection                                                            Project
                                                                                                                    ,4dded    lmpact?
                                                                     Delay      LOS            Delay         tos     Trips

    U.S. f Cl   llB   Ramps-Santa   llonica RoadA/ia     Real    2.1.5 sec.          C    23.9 sec.          (:       6          No
    Via Real/Santa Ynez A.venue                                  13,0 sec.           Ð
                                                                                     L'   1-?.0 sec          D         5         No



                                                     Table B
                             Cumulative a¡'¡d Curnulative+ project p.fui. peak                          !-.!or¡r
                                               l_eveis of Service


                                                                                               Cumr¡lative   +.
                                                                     Curn¡.¡lative                                 Proiect-
                          Ír¡fe¡'sectiorr                                                         Froject
                                                                                                                   Added      lrnpact?
                                                                 lleåay        tOS             Delay        LÛS     Tr!ps

   U.5. f 01 NB Ramps-Santa Monica          Roacl,^"/ia Fleal   2r¡.3 sec.                2A.6 sec           C        7         No
   Via Real/Santa Y¡rez Avenue                                  22.1 sec.        I        22.3 sec           C        3         l.Jo



 The data preseülted irr l-¿bles Z ar¡c.l B inijicatr: that the prolect v/ould
                                                                               not s¡gnificantly irnpact
 the stlrdy-area intersections L¡asecì on the Cary't curnul;tiv.e traífic ímpact
                                                                                   tñresholds.
 SITE ACCESS          AND CIRCTJLATION

 Prinrary access to the ¡:rcrject site is ¡rroposed via one drivewali
                                                                             conrlectiorr to Via Reai,
 located on the east side of the site The drive wai, woulcl be cor¡trolled
                                                                                    by arr electric gate,
                                                     f Via Reaf . The 30{oot driveway tNlroat wóulC
                                                     e s¡te without ínierfering w¡th traffic operations
                                                     v ide a 44-laotd ameÍer tu rn aro i¡ nd for ve h i cl es
                                                                                           ì


                                                      ia Rea[. The 44jocit dianreter is also sufíícient
for ernergency vehic¡es to nraneuveÍ arouncl quel¡ed vehicles at the gate.
                                                                                   Seconclary access to
the site is proposed vla a gated corìneclion to i ia Rea! along the urJstern
                                                                                            of the projeci
s ite' Th is drivev,'ay \ /ou ld be u sed for emergency
                                                         access ancl trash p ick-u p.",tg* note¿ that the
                                                                                      lt îs
enrergency access lane would have removable bof lards at tlre northerr¡
                                                                                     end, which would
restrict access to emergency vehicles only.




Casa cle las Flcrrrs project
                                                                                          Âssirc:iated Tran sporiaiion Êrrgiireers
Re'rist:d Traffic, Circulaiion, anci parkir,g Str.rcly          i6                                                 Augusr 23,Z(fiA
  The primary access driveway intersection with
  for traffic enterirrg and exíting the driveway. A
  at the intersection. The meÍhodologr¡ outline
  stcp sign controlled intersections was used
  operations for tlre driveway during the peak periods.


                                                          Table g
                                            Frojecú llriveway l-evel c¡f Servíce



    Vía ReaUProiect L)rivew,ay
       lnbound Left Turns                                  7.8 Sec/LOS A                         7.7 SeciLAS A
      Outbourrd Left & Right l-urns                        |1.0 Sec/LOS B                        11.2 SedLOS B


 -l-he
      delays ai the driveway equate to LOS A-13 operations, represerrting refativell,
                                                                                      free-f!ow
 operat¡ons with moderate delays. l-he proposec.l síngle drìveway woulJ operate
                                                                                   acceptably
 consÍcJering the voIurnes forecast ior the project anci the acljacent street.

 F r r:t   rú-ayre- I m p   rovemen   f.o


 Via Real has [¡een iniproved with curb, gutte                       k on ihe north side of thc. roatj afong
 ti-re íroritages of the properlies ea.st anri west                 lre prc;ject r¡¿ould ire responsíble for
 sirmilar irrrplovements along its frontage to ma                   sting seciions. These irnprovements
 rru''oulcJ pro'ride fon a co¡rsistÉni sireetsection irr the vicinityof.the
                                                                              srte, ancl r¡yould piovidethe
 opportunity to provide an eastbound ieft{urn at tfie project,Jiivewair slroulcl the cíty rec¡uire
 Thi:; type of chanrrelizatio¡r.

 FARKINü ANAå-VsIS

 Proposed Farking Suppt'i

The projc,ct is proposíng fo provide 79 parl<ing spaces in surface level parking
                                                                                    areas that rvould
sertre [he re-cidents, as well as their guests ancJ the on--cite comrnuníty
                                                                            cerrtel..

cliy of carpinteria zo'ing orelinance                    tr'arking R.equlren"rerits

The Cit,v of Carpinieria'sToa.ingordinarrce parkirrg r
                                                       -^qu iren-ients                fo¡"   the proiect are presented
irr Table iû.




Casa de i¿rs Fiores Project
                                                                                  Associatr¡d iranspor iatiorr Engineers
ilevised T¡;iffic, Circulation, arrd parking   Si.uciy         17                                     Augi.rsi 7,,J, 2A1tl
                                                                   Table f 0
                        city of carpintería zoning ordinance parking Requirements

                                                                              Parkine Rate
    1 Bed¡oom Apartrnents                Z Units                              1Space/Unit
    2 Bedroom Aparûnents                i 4 Units                         2 Spaces /Unit
    3 Bedroom Apartments               22 Units                           2 Spaces /Urrii
   Visitor Parking                     43 LJnits                          I Space/3 Unirs




  The data shov¡n in Table l0 irrdicate that the Zaningordinance parkíng requirernent
                                                                                         for the
  project is 94 spaces. The proposed parking supply cf 29 spaces ís 15 pa-rkrnþ spaces
                                                                                        short of
  the City's Zoning fJrdinance parking requirement for the project. it is notedlhat the parking
  supply woufd meet the requirements of the State trensiq, Bonn¡s parking prograni
  (Covernment Code Section 65915).

  Farking f,)emanr.! Arralysís

 Tlre actt¡al parkinrg denrands experienced for anv given larrc1-use may k¡e difteneni than the
 Zoning Onclínance parking requirements. n order tã evaluate the aclequacy of the proposecl
                                                               f

 parking sa"rp¡rly ATE revíewed parking data collectecl at sinnílar afforclabf e holsing
                                                                                         sites as well
 as empÌrical parking datafor apartrnent type land-uses contaíned in the ITE parking
                                                                                         Cleneratíon
 reporf .'

 @dRates
 ATF conducted parl<ing studies at a simiIar affordable housing site iocated in Carpinterìa.
                                                                                              ì he
 housingcornplex is simiiar in design and size as the
                                                      ¡rroporud project, ar¡d is administered by
 Feoples Self Help  Flous                     rvey                      çonr;rted nober of parkeá
 cars during ttreevening                      ate days- The                    r  observecl were
 lhen correÍated to tlie n                                         rder to develo                                              cJ   rate per unit.
T¿rbfe 't   I   sho'¡¿s the resufts of the parking suíveys ancJ the ccrresponding parking clerna¡rd
                                                                                                    rate.


                                                     Tahle I              ü


                                    Afiondable l-lousíng FarkEng Survey Data

                                                                                                                           Peak Parking
                                                                                                                          Demand Rate
            Carpinteria Site                        55 Units                                                          f   .49 Spaces/U nit




          erkiqQç¡grciion, lristitute'of îransporiiation             Enginsr:rs, j,,r Eclirion, 1003

Casa de la:; Flores Project                                                                                   -l-ra
                                                                                            Assc.¡c i¿ tec!           n   sporia tíoi-r   Ên gi n eei-:;
Reviseci Traffic-. Circr-rlation. ancl parking Str-rcly             iB                                                        r'.ugusl23,20t0
   The data presented ìn Table i 1 show' that the parking clemand rate
                                                                         observed at the sinrilar
   housing site is 1,49 spaces per unit. Table 12 presentitl-re parkingdemand
                                                                               estimates for the
   project based on the observed demand rare.


                                                   Table 12
                                 Feak Parking Demand - Affordable Houslng Rates

                                                                                                         Parking De¡nand
                                           43 Units                 | ..1.9   spaces/U nii



  The data presented in Table 12 indicate.that the parking dernand for
                                                                       ihe pro.iect is 64 parking
  spaces' The proposed parking supply of 29 spaceu *rúl.i accor¡rmocJate
                                                                            the project parking
  demands based on the demarld rates cJeveloped from the existing affordabfe
                                                                                     housing site
  managed by People's Self l-lelp Housing.

  ITE Parkins Demand Rates

  "l-ahle .i3
            preserrts the peak parking tlernand for flre propcsecl project
                                                                           based on:Íh€ lrp paricing
 denrand rates fo¡' apartrnents" The table presents ihe"parking demancl
                                                                               forecasts cleveloped
 usie-lg both the average (50th percentile) anci 85'h percentile
                                                                  ¡rãrking denranci rates presenied
 in the ÍTE report,


                                                              -f
                                                      Tabåe        3
                                       Feak Farlcírrg Dernancl - lTE ttates



  Aparimerrts                            43 tJrrits                ,',20 Spaces/Unit (ai

                                         43 LJnits                 1.46 Spaces/Unir (b)
  (a) ,\vei-age Rate
  (b) 85'h Percentile Rate




l-abie 13 shows tllat ilre peak parking clemancÏs forecast fc;r the prcject range frorn
                                                                                        52 to 63
spaces Liased on ihe iîE rates- The proposecl parking supply of 79'spa'cet
                                                                           *o"íA accommoclate
ihe peak parking demand forecast for the ¡iroiectãnd prâvicie a reserve
                                                                              of j6 to 27 spaces
when using the ITE empiricai data rates.


                                                      Êøø


Casa cle fas Flores Pi'c.rject
                                                                                     Á,ssociateC Trans¡-loi-iatioit Erigi rreers
Revised Traífic, Circul¿rrion, anci parking Stcidy      19                                                  Ar.igusi   23,20j0
    TECHNÍCAL APPENDIX       *

    CONTENTS:

    LEVEL OF SERVICE DFFINITIONIS

    TRÄFFIC COUNT DATA

    INTERSECTION LTVEL     oF    SFRVICE cALCtJL¡{TION WoRKS|-{EETS

         Reference   1   u.s. r0r NB Ranrps-sania Monica Road/Via   Real
         Reference   2   Santa Ynez AvenueA/ia Real

    DRIVEVVAY I.ËVEL CF SERVICE CALCULATION WORKSHËETS

    CUMULATIVE PROJECT LIST


*
     NeÍ lt)¿uut¡_Es rñ Rrysen
      5çl DRA{î N&NÞ.      I   f,NftL f',\r\rD.
                      ATTACHMENT 5

Minutes of the November 15, 2010 meeting of the Environmental
   Review committee and letters submitted during the public
                      comment period
                                          Casas de las Flores

                          Environmental Review Committee Minutes
                                      November 15,2010
                               5:30 p.m. City Council Chambers

The meeting was called to order at approximately 5:30 p.m. by Kevin silk, chair.

ROLL CALL
Members present:         Kevin Silk, Chair
                         Charlie Ebeling (entered the meeting at approx. 5:36 PM)
                         Matt Roberts
                         Vince Semonsen
                         Natasha Lohmus

OTHERS        PRESENT:           Steve Goggia, Senior Planner
                                 Ken Trigueiro, Peoples' Self-Help (applicant)
                                 Bonnie Sangster, Peikert Group Architects, LLp (architect)

No members of the public were in attendance.

PROJECT PRESENTATION

Steve Goggia gave a PowerPoint presentation, outlining the project description, issue areas and proposed
mitigation measures.

COMMITTEE MEMBER QUESTIONS/COMMENTS

Matt Roberts
¡   Requested that hydrocarbon filters be used in the drop inlets (Mitigation Measure Wat-4);
o   Suggested an informational sign be posted in the vicinity of the bioswale to educate residents about the
    function and value of the bioswale;
.   Also suggested that a stencil reading "drains to salt marsh" be applied to storm drain inlets.


Natasha Lohmus
.   Appreciates the recommended striping plan for the Santa Ynez Avenue/Via Real intersection found on page    8
    of the ATE traffic study (Attachment 4 of the Draft MND) and asked if something similar could be donè on
    the northbound lane of Santa Ynez Avenue;
e   Would like to see a car washing location for the residents set up with a hydrocarbon filter;
o   Cautioned the applicant to watch for contractors drawing water from Kim's Basin during construction. Ker
    Trigueiro responded that Peoples' use their own contractors, and will monitor to make stre this does not
    happen.

¡   Noted that the Mexican Fan Palms are known to harbor rats and that the metal bands should be used on the
    palms remaining on site to prohibit rats from climbing up;
o   Requested that the rnitigation measure used regarding vegetation removal during the nesting season be
    applied to this project due to the possibility of owls in the palm trees;
'   Strongly discourages the planting of Piftosporum along the western property line. Would prefer to see the
    willows on the Kim's Drain property be used as a screen with fruit or citrus trees planted on the Casas
    properfy; and

'   Recommended a change in the language of Mitigation measure Wat-5 to replace "during grading and
    construction" to "before grading and construction.',


Vince Semonsen
o   Requested a   full size copy of the landscape Plans for review;
o   Would also like to see edible landscaping used throughout the project wherever possible.


Charlie Ebeling
o   Questioned the applicant regarding parking management practices on site. Ken Trigueiro responded that as
    with all their properties Peoples' has onsite management to monitor the parking sitttcttion so that excessive
    parking on the streets does not become a problem.

.   Indicated that the project grading and drainage plan will need to comply with the City's Storm
    Water Management Plan Guidelines manual and reminded the applicant that a Department of public
    Works grading permit will also be required.

PUBLIC COMMENTS

None


ACTION: Motion by Mr. Roberts, seconded by Mr. Ebeling, to incorporate changes into the document based on
the comments from the Committee and forward the document to the Planning Commission.

VOTE:   5-0

MEETING ADJOURNED: 6:15 p.m.
                                   STATE OF CALIFORNIA
                         Governor's Office of Planning and Research
                           State Clearinghouse and Planning Unit
Am          er                                                                                          Cathleen Cox
                                                                                                       Acting Director

     November 22,2010
                                                                            SBÉjri !\iË,';)
                                                                            NÙV ,? 4 2018
     Steve Goggia
     City of Carpinteria
     5775 Carpinteria Avenue
                                                                [,:i   'a   i.; ; :,t,iii'iijiiijfi\
     Carpinteria, CA 93013

     Subject: Casas de Las Flores 100% Affordable Rental Housing Project
     SCH#: 2010107061

     Dear Steve Goggra:

     The State Clearinghouse submitted the above named Mitigated Negative Declaration to selected state
     agenciesforreview. ThereviewperiodclosedonNovember19,2010,andnostateagenciessubmitted
     comments by that date. This letter acknowledges that you have complied with the State Clearinghouse
     review requirements for draft environmental documents, pursuant to the California Envilonmental Quality
     Act.

     Please call the State Clearinghouse at (916) 445-0613 ifyou have any questions regarding the
     environmental review process. If you have a question about the above-named project, please refer to the
     ten-digit State Clearinghouse number when contacting this ofhce.




     Scott Morgan
     Director, State Clearinghouse




                 14OO   TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA gã8L2-3044
                              TEL (916) 445-0613 FÆ( (9f6) B2B-8018 Ìvww.opr.ca.gov
                                                   Document Details Report
                                                State Glearinghouse Data Base

           scH#      2010101067
  ProjectTitle       Casas de Las Flores 100% Affordable Rental Housing Project
 Lead Agency         Carpinteria, City of

            Type MND         Mitigated Negative Declaration
  Description        Peoples' Self-Help Corporation proposes to construct and operates a 100% affordable rental housing
                     prolect for Carpinteria-area low and very-low income families. All of the existing 47 travel trailers at the
                     Carpinteria Camper Park, several accessory structures and an adjacent single family dwelling would
                     be removed. The single family dwelling and 17 of the travel trailers are currently occupied. Seven
                     apartment buildings are proposed in a variety of 2 story configurations. ln all, 43 apartment units
                     would be developed on 2.68 acres resulting in a density of 16 units/acre. A community center to serve
                     the residents is also proposed and would include administration offices, an assemble room and
               .     kitchen, classroom and computer lab, exam and reception room and laundry facilities. 79 parking
                     spaces would be provided.

 Lead Agency Contact
      Name Steve Goggia
        Agency       City of Carpinteria
         Phone       805-684-5405x414                                              Fax
           email
       Address       5775 Carpinteria Avenue
              City   Carpinteria                                          Sfafe   CA Zip      93013

 Project Location
      County Santa Barbara
              City   Carpinteria
          Region
   Lat/    Long      34" 23' 59" N / 119" 32' 32" W
Cross   Sfreefs      Via Real & Cravens Lane
   Parcel     No.    004-013-018, 019, 020
    Township         4,14N                 Range 25,26W              Secfíon                        Base

 Proximity to:
   Highways Hwy 10'1
        Airports
    Railways SPRR
   Waterways Santa Monica           Creek
        Schools      Aliso ES, Carp l-ligh
       Land   Use    Commercial Planned Development with a Residential Overlay (CPD/R)

Project   Issues     AestheticA/isual; Agricultural Land; Air Quality; Archaeologic-Historic; Biological Resources;
                     Drainage/Absorption; Flood Plain/Flooding; Geologic/Seismic; Noise; Public Services;
                     Recreation/Parks; Schools/Universities; Sewer Capacity; Soil Erosion/Compaction/Grading; Solid
                     Waste; Traffic/Circulation; Vegetation; Water Quality


    Reviewing        Resources Agency; Department of Fish and Game, Region 5; Office of Historic Preservation;
     Agencies        Department of Parks and Recreation; Department of Water Resources; California Highway Patrol;
                     Caltrans, District 5; Department of Housing and Community Development; Regional Water Quality
                     Control Board, Region 3; Department of Toxic Substances Control; Native American Heritage
                     Commission


Date   Received 1012112010 Start of Review 1012112010 End of Review                              1111912010




                     Note: Blanks in data fields result from insufficient information provided by lead agency.
                  Santa Barbara County
  Air Pollution Control District
                                                                                                      ,,w åå8Ëffion''''o
        November L7,?OLO                                                                                            B
                                                                                                         ¡¡r¡   1       ?010



                                                                                                         F'Ð,rÉ'Sffi.,lA
       Steve Goggia
       Com    munity Development Department
       5775 Carpinteria Avenue
       Carpinteria, CA 93013

       Re:        APCD comments on Draft MND for Casas de las Flores, 10-1543-DP ICDPILLA

        Dear Mr. Goggia:

       The Air Pollution Control District (APCD) has reviewed the Draft Mitigated Negative Declaration (MND)
       for the referenced case, which consists of low-income units of 33 apartments and 10 townhomes, and a
       community center with administrative offices, kitchen, assembly room, computer lab and other
       amenities. Grading for the site consists of 2,300 cubic yards of cut and 1,000 cubic yards of fill. Existing
       uses and structures on the site include administrative and accessory buildings serving approximately 86
       residential trailers. The subject 2.7-acre property, consisting of three parcels identified in the Assessor
       Parcel Map Book as APN 004-013-018, -019, and -020, is located at 4096 Via Real in the City of
       Carpinteria.

       The Air Pollution Control District has no comments on the Draft MND, but offers the following suggested
       conditions:

             1.   Standard dust mitigations (Attachment A) are recommended for all construction and/or grading
                  activities. The name and telephone number of an on-site contact person must be provided to
                  the APCD prior to issuance of land use clearance.

             2.   APCD Rule 345, Control of Fugitive Dust from Construction and Demolition Activities, became
                  effective on July 21, ZOLO and establishes new limits on the generation of visible fugitive dust
                  emissions at demolition and construction sites. The rule includes measures for minimizing
                  fugitive dust from on-site activities and from trucks moving on- and off-site. The text of the rule
                  can be viewed on the APCD website at www.sb

             3.   Fine particulate emissions from diesel equipment exhaust are classified as carcinogenic by the
                  State of California. Therefore, during project grading, construction, and hauling, construction
                  contracts must specify that contractors shall adhere to the requirements listed in Attachment            B
                  to reduce emissions of ozone precursors and fine particulate emissions from diesel exhaust.

             4.   Prior to occupancy, APCD permits must be obtained for all equipment that requires an APCD
                  permit. APCD Authority to Construct permits are required for diesel engines rated at 50 bhp and
                  greater (e.g., firewater pumps and emergency standby generators) and boilers/large water
                  heaters whose combined heat input rating exceeds 2.0 million BTUs per hour.

             5.   All portable diesel-fired construction engines rated at 50 brake- horsepower or greater must
                  have either statewide Portable Equipment Registration Program (PERP) certificates or APCD



                     Terence        E. Dressler          n Air     Pollution         Control       officer
260 North Antonio Road, Suite A . Santa Barbara, CA 93.l I O , www.sbcapcd.org 805.96l.8gOO 805.96l.g8ol (fax)
                                                                              "            "
 APCD Comments on Draft MND   for   Cosos de los Flores, 10-1543-Dq/CDq/LLA
 November 77,2070
 Poge 2


            permits prior to operation. Construction eng¡nes with PERP cert¡ficates are exempt from ApCD
            permit, provided they will be on-site for less than 12 months.

      6.   The project proponent should consult with APCD's Engineering and Compliance Division, (g05)
           961-8800, to determine whether the proposed addition triggers asbestos notification
           requirements. The applicant may be required to complete the "Asbestos Demolition/Renovation
           Notification" form (which can be downloaded from the ApcD website at
                                                ) for each regulated structure to be demolished or
           renovated, regardless of whether asbestos is present or not. The completed form should be
           mailed to the Santa Barbara County Air Pollution Control District no later than 10 working days
           prior to starting work on the regulated structure.

      7.   At a minimum, prior to occupancy each building should reduce emissions of greenhouse gases
           by:
           o     lncreasing energy efficiency beyond Title 24 requirements;
           o     Encouraging the use of transit, bicycling and walking by the occupants;
           o     lncreasing recycling goals (e.g., separate waste and recycling receptacles); and
           o     lncreasing landscaping (shade trees decrease energy requirements and also provide carbon
                 storage.)

      8.   Asphalt paving activities shall comply with APCD Rule 329, Cutbock ond Emulsified Asphatt
           Poving Moterials.

 lf you or the project applicant have any questions regarding these comments, please feel free to contact
 me at (805) 961-8893 or via email at eds@sbcaocd.ors.

 Sincerely,




Air Quality Specialist
Technology and Environmental Assessment Division

cc:        Ken Trigueiro
           Project File
           TEA Chron File

attachments A & B enclosed
\   I ,\   lt ot   ( ,1t_il I rt{Nt¡-\r:ll(   jstNt:s\ tR^NSpoRTATtoN   AND HOtJStNC ,4CENCy

I)E PARTM I.]NT' OI- TIÌANSPORTATION
50 Ill(ìlrl:Rr\ S'f'l([:l; l'
\,\N l_l:f s ()lìsPo. ("\ 93.10 1-541-s
l)l l( )Nì (tt0: ) 5t9-l l0I
l:.\X (fi():) ll9-l.ll,
 Il)l) rll05 Ii+9-.1259                                                                                                                                         l'lct vttr pot tr'
htt1t rtr¡1.{itt c¿t +r,/tl¡51¡Oi.                                                                                                                            Ilc ttn'rg¡,   eJli¡:¡¡'p¡   r




                   \ovcmbcr 23. 201 0


                                   Planner
                   Stcve (loggia. Senior                                                                                            05-SB-101- vic pm 4. l9
                   Comnrunity Developrnent                                                                                          SCH 2010101067
                   -5775 Carpinteria                 Ave
                   Carpinteria. CA 93013

                   SLrb.¡ect: Casas De Las Flores Mitigated Negative Declaration

                    Dear Mr. Cìoggia:

                    l'hank vou t'ol'the oppoftunity to review the subject project's Mitigated Negative Declaration. In
                   coniunction u'ith the Depatlment's March 2009 comments, this comment will center on the
                   proicct's noisc componcnt. Thcre should be no reliance on the part of the lead agency or the
                   projcct applicant that Caltrans will specify a soundwall between US 101 and Calle Real along the
                   lì'ontasc ol'tlrc proposed Casas De Las F'lores project.

                    l'lrc Departmeut recommends the applicant include in their project planning and construction
                   cstimatcs. the incorporation of all appropriate noise abatement facilities, if needed. This,uvould be
                   in addition to rnitigation measures integrated into the housing constructìon as discussed in the
                   IVI\I)

                   ll'rou         have questions about this letterplease contact rne at (805) 549.3632.

                   S   iuc c rc     lv,




                   C'hris Shaeffèr
                   ('altrans Di.strict 5
                   [)cve lopnrent Iìeview

                   e   :       [,. Ncwland. D5 Planning
                               S. L.acìcs. Project Manager
                               K. Mikel. llnv Engineering
                               M. Vierra. CT Design




                                                               "Co I I rons i.nt ¡tntt,es nto\si.I i,t.y   ort oss Co Li./ont iu"
                                                                           ffiEÇEIVK,D
                                                                                  No\l 2 4    201t1

                                                                           r]ûtuiNlt¡ ¡\ å-l Y ÐEVELOPME¡¡r
                                                                                   DEPARTMENT
      ñ
       V                   Department of Toxic Substances Control
                                            Maziar Movassaghi
     Linda S. Adams                                                                                   Arnold Schwazenegger
       Secretary for
                                              Acting Director
                                                                                                             Governor
Environmental Protection                   9211 Oakdale Avenue
                                        Chatsworth, California 91 31'1



       November 23,2010
                                                       ffi€GEErfEÐ
                                                       ruOy ¿       4   20tt
                                              CJ   ¡'y {),Ë rìAfi
      Mr. Steve Goggia                              ,bii{TËr1{/{
      Senior Planner
      City of Carpinteria Community Development Department
      577 5 Carpinteria Avenue
      Carpinteria, California 9301 3

      NOTICE OF COMPLETION OF DRAFT MITIGATED NEGATIVE DECLARATION FOR THE
      PROPOSED CASAS DE LAS FLORES 1OO% AFFORDABLE RENTAL HOUSING PROJECT,
      PROJECT # 10-1543-DplCDp, SCH NO. 2010101067

      Dear Mr. Goggia:

     The Department of Toxic Substances Control (DTSC) has received your Notice of Completion
     of a draft Mitigated Negative Declaration (MND) for the project mentioned above.

      Based on the review of the document, DTSC comments are as follows:

      1.   The MND states the Project site (Site) is currently developed as the Carpinteria Camper
           Park, containing 47 residential trailers, and a structure used as an office and laundry room.
           Hazarclous materials used at the laundry room may have been release to the soil and
           grounCwater at the Site. Based on the foregoing information's from the [t/ND, DTSC
           recommends environmental site investigation to evaluate whether conditions at the Site
           pose a threat to human health or the environment.

     2. All environmental    investigation and/or remediation should be conducted under a Work Plan
           which is approved by a regulatory agency who has jurisdiction to oversee hazardous waste
           cleanups. Proper investigation and remedial actions should be conducted at the Site prior
           to project implementation.

     3.    lf during implementation of the project, soil contamination is suspected, construction in the
           area should stop, and appropriate health and safety procedures should be implemerrted. lf
           it is determined that contaminated soils exist, the MND should identify how any required
Mr. Steve Goggia
November 23,2010
Page 2

investigation and/or remediation will be conducted, and which government agency will provide
regulatory oversight.


DTSC provides guidance for Preliminary Endangerment Assessment preparation and cleanup
oversight through the Voluntary Cleanup Program (VCP). For additional information on the
VCP please visit DTSC's web site at www.dtsc.ca.gov. lf you would like to meet and discuss
this matter further, please contact me at (818) 717-6550.

Sincerely,




Project Manager
Brownfields and Environmental Restoration Program           -   Chatsworth Office

cc:   Governor's Office of Planning and Research
      State Clearinghouse
      P.O. Box 3044
      Sacramento, California 9581 2-3044

      Mr. GuentherW. Moskat, Chief
      Office of Planning and Environmental Analysis
      CEQA Tracking Center
      Department of Toxic Substances Control
      1001 "1" Street, P.O. Box 806
      Sacramento, California g5B 1 2-0800




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