PUBLIC HEARING DRAFT January 2011

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PUBLIC HEARING DRAFT
January 2011
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Frank R. Mecham, District 1
Bruce S. Gibson, District 2
Adam Hill, District 3
Paul Teixeira, District 4
James R. Patterson, District 5

Jim Irving, 1st District

Ken Topping, 2nd District
Carlyn Christianson, 3rd District
Tim Murphy, 4th District
Dan O'Grady, 5th District

Jason H. Giffen, Director

Kami Griffin, Assistant Director
Chuck Stevenson, AICP, Division Manager, Long-Range Planning
Mike Wulkan, Supervising Planner
Jay Johnson, Senior Planner
John Kelly, Supervising Mapping Systems Specialist
Tamera Pullen, Planning Intern
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Table of Contents
Executive Summary …………………………………………………………… 1

Chapter 1: Introduction …………………………………………………….. 7

1.1 Purpose
1.2 Setting
1.3 Plan Structure and Organization
1.4 Vision
1.5 San Luis Obispo County General Plan Goals and Principles
1.6 Community Participation
1.7 Authority

Chapter 2: Population and Economy ……………………………………. 17

2.1 Population
2.2 Economic Development
2.3 Population and Economy Policies
2.4 Population and Economy Implementing Programs

Chapter 3: Land Use and Neighborhood Design …………………….. 27

3.1 Shandon Land Use Designations
3.1.1 Residential Land Uses
3.1.2 Commercial Land Uses
3.1.3 Recreation
3.1.4 Public
3.1.5 Creek Area and Habitat Area
3.1.6 Agriculture
3.2 Master Plan/Development Plan Expansion Areas
3.2.1 Master Plan Requirements
3.2.2 Master Plan Objectives
3.2.3 Master Plan Sustainability Principles
3.3 Master Plan Design Principles
3.3.1 Community Design Principles
3.3.2 Housing Design Principles
3.3.3 Public Utilities, Services, and Circulation
3.4 Fallingstar and Halpin Master Plan Areas
3.4.1 Fallingstar Master Plan Land Uses
3.4.2 Halpin Master Plan Land Uses
3.5 Peck Ranch Master Plan Area
3.5.1 Peck Ranch Master Plan Land Uses
3.6 Combining Designations
3.6.1 Estrella River, Cholame Creek, and San Juan Creek Flood Hazard (FH)
3.6.2 Shandon Liquefaction (GSA)
3.6.3 Wildlife Habitat (SRA)
3.7 Land Use and Neighborhood Design Policies
3.8 Land Use and Neighborhood Design Implementing Programs
Chapter 4: Natural and Cultural Resources and Energy Conservation 61
4.1 Natural Resources
4.1.1 Biological Resources
4.1.2 Sensitive Resource Areas
4.2 Cultural Resources
4.2.1 Archaeological Resources
4.2.2 Historical Resources
4.3 Natural Resources and Natural Hazards Policies
4.4 Natural Resources and Hazards Implementing Programs
4.5 Energy Conservation
4.6 Energy Conservation Policies
4.7 Energy Conservation Implementing Programs

Chapter 5: Transportation and Circulation ……………………………. 69

5.1 Connection to Existing Neighborhoods
5.2 Principal Arterial
5.3 Arterial Street – Centre St.
5.4 Collector Streets
5.5 Local Streets
5.6 Alleys
5.7 Cul-De-Sacs
5.8 Traffic Calming
5.9 Pedestrian and Bicycle Routes
5.10 Public Transit
5.11 Transportation and Circulation Policies
5.12 Transportation and Circulation Implementing Programs

Chapter 6: Public Facilities and Services ………………………………... 79

6.1 Public Schools
6.1.1 School Policies
6.1.2 School Implementing Programs
6.2 Parks and Recreation Facilities
6.2.1 Parks and Recreation Policies
6.2.2 Parks and Recreation Implementing Programs
6.3 Fire Protection and Emergency Medical Services
6.3.1 Fire Protection and Emergency Medical Services Policies
6.3.2 Fire Protection and Emergency Medical Services Implementing Programs
6.4 Law Enforcement
6.4.1 Law Enforcement Policies
6.4.2 Law Enforcement Implementing Programs
6.5 Solid Waste Disposal
6.5.1 Solid Waste Policies
6.5.2 Solid Waste Implementing Programs
6.6 Other Community Facilities
6.6.1 Community Facilities Policies
6.6.2 Community Facilities Implementing Programs
Chapter 7: Infrastructure and Utilities …………………………………… 89
7.1 Water Resources
7.1.1 Water Resources Policies
7.1.2 Water Resources Implementing Programs
7.2 Wastewater
7.2.1 Wastewater Policies
7.2.2 Wastewater Implementing Programs
7.3 Stormwater
7.3.1 Stormwater Drainage Policies
7.3.2 Stormwater Drainage Implementing Programs
7.4 Flood Management
7.4.1 Flood Management Policy
7.4.2 Flood Management Implementing Programs
7.5 Utilities
7.5.1 Gas and Electric
7.5.2 Telecommunications
7.5.3 Cable Television
7.5.4 Easements
7.5.5 Utilities Policies
7.5.6 Utilities Implementing Programs

Chapter 8.0: Public Facilities Financing Plan …………………………….. 111

8.1 Executive Summary
8.2 Introduction
8.3 Land Use Assumptions
8.4 Public Facility Costs
8.5 Funding Strategy
8.6 Funding Gap
8.7 Funding Methods
8.8 Public facility costs for existing development
8.9 Public facility costs for existing undeveloped property
8.10 Other Public Facilities
8.11 Other Public Facility Fees
8.12 Public Facilities Funding and Financing Policies
8.13 Public Facilities Funding and Implementing Programs

Chapter 9.0: Implementation ………………………………………………….. 145

9.1 Administration
9.2 Amendments to the Community Plan
9.3 Comprehensive Update of the Community Plan
9.4 Public Infrastructure and Services
9.5 Development Review Process and Fees
9.5.1 Master Plan Areas
9.5.2 Fees
9.6 Summary of Community Standards and Guidelines
9.6.1 Communitywide and Master Plan Area Standards and Guidelines
9.6.2 Land Division Standards and Guidelines
9.6.3 Combining Designations Standards and Guidelines
9.6.4 Land Use Category Standards and Guidelines
9.7 Shandon Energy and water Conservation Guidelines
9.8 Implementing Programs
Appendices ………………………………………………………………………….. 178

Appendix A – Community Priorities for Shandon Development

Appendix B – Infrastructure and Utilities Technical Appendix
Appendix C - Shandon Master Tree List
Appendix D – EIR Mitigation Measures
Appendix E – Wood Rodgers Inc. Technical Memorandum, Shandon Community Plan
Update, Draft Transportation Impact Fee Program

List of Figures

Chapter 1: Introduction
Figure 1.1 Regional Map ………………………………………………. 10
Figure 1.2 Vicinity Map ………………………………………………… 11

Chapter 3: Land Use and Neighborhood Design

Figure 3.1 Land Use Plan ………………………………………………. 29
Figure 3.1.1 Small Lot Residential Development……………………… 34
Figure 3.1.2 Commercial Areas …………………………………………. 35
Figure 3.1.3 Floor Area to Land Ratio …………………………………. 36
Figure 3.1.4 Downtown Commercial Illustrative Plan ………………. 37
Figure 3.2 Master Plan Areas ………………………………………….. 43
Figure 3.3 Fallingstar and Halpin Master Plan Areas ….…………. 48
Figure 3.4 Peck Ranch Master Plan Area ……………………………. 54

Chapter 5: Transportation and Circulation

Figure 5.1 Circulation Plan ………………………………….………..... 72
Figure 5.2 Arterial Streets …………………………………………....... 73
Figure 5.3 Collector Streets ……………………………………………. 74
Figure 5.4 Local Streets …………………………………………………. 75
Figure 5.5 Bike and Trail Plan ………………………………………….. 76

Chapter 6: Public Facilities and Services

Figure 6.1 Public Facilities …………………………………………..…. 81

Chapter 7: Infrastructure and Utilities

Figure 7.1 Water System Plan ………………………………………….. 93
Figure 7.2 Wastewater System Plan Peck Ranch Alternative ……. 97
Figure 7.3 Wastewater System Plan San Juan Alternative ……..…. 99
Figure 7.4 Storm Water System Plan ………………….………………. 103
Figure 7.5 Flood Plain Limits Plan ……………………………….……. 108
Figure 7.6 Pipeline Easements ……………………………………….… 110
List of Tables

Chapter 2: Population and Economy

Table 2.1 Population Projections ……………………………………. 17
Table 2.2 Age Distribution ………………………………………..….. 18
Table 2.3 Male/Female Population ………………………………….. 19
Table 2.4 Race and Ethnic Composition ……………………………. 19
Table 2.5 2000 Labor Force ………………………..…………………. 20
Table 2.6 Workers by Place of Work …………………………………. 20
Table 2.7 Worker by Industry …………………………………………. 21
Table 2.8 Household Income ……………………………….…………. 22
Table 2.9 House Value-Owner-Occupied ……………...……………. 23

Chapter 3: Land Use and Neighborhood Design

Table 3.1 Land Use Summary………………….………………………. 31
Table 3.2 Potential Residential Development…………………….… 32
Table 3.3 Residential Density Standards……………………………. 34
Table 3.4 Williamson Act Parcel Data………………………………... 40
Table 3.5 Fallingstar (San Juan Village) ……………………………… 51
Table 3.6 Halpin …………………………………………………………. 52
Table 3.7 Peck Ranch …………………….……………………..………… 55

Chapter 4: Natural and Cultural Resources and Hazards

Table 4.1 Historical Buildings within the Project Study Area …... 65

Chapter 6: Public Facilities and Services

Table 6.1 Student Generation …………………………………………. 79
Table 6.2 Parkland Needed …………………………………………..... 82
Table 6.3 Neighborhood/Community Parks ………………….……. 83
Table 6.4 Mini Parks/Tot-Lots/Pocket Parks ……………….………. 83
Table 6.5 Police Personnel Needed ………………………..………… 86
Table 6.6 Solid Waste Disposal Facilities – Project Study Area…. 87
Table 6.7 Library Space …………………………………….………….. 87

Chapter 9: Implementation
Table 9.1 Applicability of EIR Mitigation Measures………………… 163
Table 9.2 Program Implementation……………………..……………. 169
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Executive Summary
Purpose
The Shandon Community Plan establishes a vision for the future of Shandon that will guide land
use, transportation and development over the next 25 years. The vision described in this Plan
reflects the desires and opinions of people in and around Shandon. This Plan contains policies,
programs, standards and guidelines to help achieve that vision and implement the goals and
principles of the County General Plan.

Setting
The unincorporated community of Shandon is located about 18 miles east of Paso Robles in the
northeasterly portion of San Luis Obispo County. Shandon is located just south of State Route
46 (SR 46), a regional east-west highway that links Highway 101 to Interstate 5. The community
lies at the confluence of Cholame Creek and San Juan Creek where they form the Estrella River.
Shandon is set against the Temblor Range to the east and the Cholame Hills to the north. It is
completely surrounded by agricultural lands, including vineyards, row crops, and dry-farmed
grain fields. Enhancing the town’s picturesque setting are its landmark trees and charming
community park near the center of town.

Shandon
Shandon is a small, rural farming community that in 2008 was home to about 1,200 residents.
Since the original settlement in 1890, Shandon has grown to be a focal point for surrounding
farms and a social service center for people in the area, with predominantly agricultural and
service businesses for local people. Despite its small size, Shandon has an elementary school
and a high school, a fire station, a post office, a library, and churches, as well as a few
commercial uses.

Prior to 1956, SR 46 passed through Shandon, carrying traffic from Paso Robles to Bakersfield
and Fresno. In that year, the highway was rerouted to bypass the town. As a result, the town
gets less visitor traffic.

Vision
Small-scale, attractive lodging and highway-related services greet visitors and residents as they
turn off Highway 46 and make their way into the town of Shandon along Centre Street, the
“Main Street” of the community. A dense canopy of shade trees lines Centre Street and
surrounding streets. This encourages walking and shopping within an active and vital
downtown commercial corridor. Centre Street defines this corridor, which features a
community park; schools; a post office; a library; churches; and a variety of shops, restaurants
and other businesses to serve the community. Most residential neighborhoods are within one-
half mile of Centre Street. This, together with parkways, shaded streets and a network of
sidewalks and paths, creates a pedestrian-friendly community.

From 2011 to 2035, Shandon grows into a more complete community in terms of the variety
and mix of land uses. However, it maintains a compact form and is developed in a manner that
respects and retains its unique small-town character. Shandon offers a balanced mix of land
uses including housing, commercial and services for residents, who no longer have to travel out
of town for most services. A variety of housing types and densities offers opportunities for
housing that is enjoyed by people of different income levels. This includes housing that is
affordable to those who work in Shandon.

Shandon is home to a variety of businesses. They provide opportunities for residents to work in
the community in agriculturally-related services, emerging technology fields such as solar
energy and other “green” businesses, small “start-up” businesses, and retail trades. New visitor-

| Executive Summary 1
serving uses help attract more business and activity, but are balanced with businesses that
serve community needs. Together, these businesses and services create job opportunities, help
create a vital, local economy, and improve the lives of the residents of Shandon.

The community of Shandon prides itself in conserving energy and natural resources through
sustainable and environmentally conscious programs and building practices. Through design
and development, homes with southern exposures are enhanced with photovoltaic panels and
oriented to obtain maximum solar exposure to increase energy efficiency. Homes, offices, and
retail stores use high efficiency fixtures. Buildings operate at the highest industry standards,
creating a high performance, comfortable, and memorable work and living atmosphere and
quality of life.

Shandon conserves energy and natural resources in many other ways. For example, the town
encourages new “green” and clean industry and businesses. It takes pride in planting a dense,
extensive and beautiful canopy of shade trees that reduce temperatures and energy
consumption and make summer days more comfortable. It employs the most effective
measures to conserve water. The new sewer system has been designed to maximize
groundwater replenishment. Another of Shandon’s important resources is its creeks and river
and their associated vegetation that is habitat for plants and animals. Shandon places a high
priority on protecting those creeks for their biological and aesthetic value, and for their role in
maintaining a healthy watershed.

Community Plan Goals

The following are the primary goals of this Community Plan. Members of the community
helped shape these goals through the public process of preparing this Plan, and the goals are
intended to generally reflect the desires of the community.

 Establish a framework for orderly growth and development that is consistent with the goals
and policies of the San Luis Obispo County General Plan, including the principles for
Strategic Growth.
 Promote orderly growth in harmony with the existing town, and revitalize the existing
downtown in conjunction with other commercial opportunities in appropriate locations.
 Provide for a variety of housing types and densities, including housing that is affordable to
those who work in Shandon.
 Plan for population growth consistent with the community’s vision. Support the services
and features desired by the community members, for example, a gas station, medical
facilities, a larger market, drug store, restaurant/café, a variety of retail and service
businesses, and other priorities identified by the community.
 Plan for growth through a mix of land uses that support the construction and financing of a
community sewage disposal facility and other necessary infrastructure to accommodate the
needs of the existing town and future development.
 Plan for a comprehensive circulation system consisting of a network of roadways, bikeways,
pedestrian, and multi-use trails. Facilitate improvements to existing deficient roadways and
intersections (including highway access) and provide for the construction of new roadways
to accommodate anticipated traffic.
 Plan for a balanced community with a variety of land uses, with emphasis on attracting new
businesses that provide goods and services purchased locally by residents, and that provide
the opportunity to live and work in Shandon.
 Provide for a safe and healthy community that encourages walking, exercise, use of outdoor
spaces, and clean industry.

2 Executive Summary|
 Employ attractive community design and compact urban form that promotes safety and a
sense of place.
 Protect agricultural and environmental resources.

Community Plan Features

This Community Plan is a comprehensive update of the plan for the Shandon Urban Area (and a
few areas outside of the Shandon Urban Reserve Line) in the Shandon-Carrizo Area Plan to:

 Determine how much and where Shandon could grow through the year 2035.
 Change land use categories (zones) and combining designations (zoning overlays for
sensitive resources, hazards, and other special features) in order to reflect the goals and
policies of the Community Plan.
 Assess the potential for development of new business, service and employment
opportunities and alternatives in order to foster economic development.

 Identify circulation, infrastructure and utilities needs for the community, including a
wastewater treatment facility, and establish policies, phasing and a financing plan to fill
those needs.

 Create community design guidelines and development standards that reflect the Community
Plan’s objectives and address the mitigation measures identified in the Environmental
Impact Report (EIR).

 Establish future action programs to implement the goals and policies of the Community
Plan.

 Establish criteria in the Community Plan for future development on certain large,
undeveloped properties following preparation of master plans or specific plans.

Land Use, Population and Buildout

The Land Use Plan in Chapter 3 shows the Urban Reserve Line or URL--the 25-year growth
boundary--and generalized land uses. This Plan provides for land uses that could allow the
community’s population to increase from approximately 1,200 residents in 2008 to a maximum
of approximately 5,260 residents. This is the buildout population.

Buildout is an estimate of the ultimate level of development (e.g., number of dwelling units and
square-footage of commercial development) and accompanying population that can be
expected according to the land uses envisioned by this Plan, including any special limitations
on density or intensity of development. The estimated buildout may not actually be achieved
due to such factors as physical or environmental development constraints on certain properties
and market demand.

A mix of residential land uses is planned. These include Residential Suburban properties
having one dwelling unit on one to five areas, Residential Single Family areas with mixed
densities from two to 12 units per acre (average of 4.3 units per acre), and Residential Multi-
Family areas developed at densities of 13 to 20 units per acre. In addition, Mixed Use areas
could be developed with a combination of commercial and residential uses.

This Plan identifies land for commercial growth in the community in areas identified as
Commercial Retail, Commercial Service and Mixed Use on the Land Use Map. The Plan allows
for flexibility in the planned commercial areas by enabling Shandon to grow into its commercial
areas as needed. As commercial development occurs, priority should generally be given to
| Executive Summary 3
development of commercial land within the existing downtown core area along Centre Street
before commercial development expands outward from there. However, commercial centers
that require larger parking facilities may need to be located outside of the downtown. As the
downtown grows, it is important that there is an adequate supply of commercial land so that
future businesses do not become disconnected from the town’s core.

Together, all of the Commercial land use areas could ultimately provide over 300,000 square
feet of space for retail businesses, offices, medical facilities, limited services, and other civic
and public assembly uses. The Mixed Use areas could accommodate uses that are similar to
those in the Commercial Retail areas, but that are generally not parking lot-dependent. One
Mixed Use area includes existing residences near the commercial core. This area may remain
residential for an extended time until property owners desire to add businesses to their
properties.

Three types of Commercial Service areas are envisioned. Visitor-serving and highway
commercial uses are planned near the intersection of Highway 46 with Highway 41 at the
northeast end of town, and near the Highway 46/West Centre Street/McMillan Canyon Road
intersection. Job-generating business or commerce parks and support businesses are
envisioned at locations along Centre Street at the west and east ends of town. Those areas
could accommodate jobs for up to 300 people. An additional area is identified as a flexible
land use area that could develop with residential uses if other Commercial Service land becomes
available in the community. In total, the Commercial Service areas could ultimately
accommodate over 175,000 square feet of floor area.

The Community Plan also provides for a variety of other land uses. These uses would occur in
areas identified as Public Facilities (publicly-owned or operated facilities), Recreation (public
parks), Agriculture (land under Land Conservation Act contract and existing agricultural land
north of the Estrella River), and Creek Area and Habitat Area (corresponding to the creek and
river areas and an area along the community’s eastern edge). Among the planned land uses are
an additional elementary school site and 29 acres of parkland, in addition to the existing 11-
acre community park.

Public Utilities and Services

The Community Plan envisions substantial improvements in public services, primarily water,
wastewater and transportation. Additional water storage facilities are needed to provide for
adequate emergency and fire protection storage for the existing town, as well as for the
demands of planned new development. The existing water storage reservoir in the eastern
portion of town will need to be supplemented by a new water storage facility in the same
vicinity.

A wastewater treatment facility is needed to accommodate the population resulting from the
residential and commercial development envisioned by this Plan. New development is to fund
construction of a wastewater collection, treatment and disposal system to serve that
development, and provisions should be made to extend sewer service to the existing town. The
Land Use Map identifies general alternative locations for the treatment plant.

The community’s transportation system will need to be improved to accommodate additional

vehicle and pedestrian traffic as the community grows. Examples of needed improvements
include improved access to Highway 46, improvements to Centre Street, a pedestrian crossing
of San Juan Creek, and realignment of old San Juan Road.

The Community Plan envisions a route transfer between Caltrans and the County involving
Highway 41 and West Centre Street. Under this arrangement, Caltrans would transfer the right-
of-way and responsibility for Highway 41 through the town to the County, in exchange for the

4 Executive Summary|
right-of-way of West Centre Street to Highway 46 at McMillan Canyon Road. An advantage of
this route transfer is that Highway 41 through Shandon would become a County road, offering
opportunities for streetscape beautification, amenities and traffic calming measures.

Other utility improvements envisioned with this Plan are a comprehensive storm drainage and
groundwater recharge system, low-intensity street lighting, and extension of public utilities
throughout the future urban area. The Plan also promotes the use of energy efficiency
measures such as “green building,” and use of renewable energy such as solar and wind power.

Chapter 8 is a public facilities financing plan. It identifies the tentative costs and specifies
financing methods for the major public facilities needed to support the community as it grows:
a wastewater treatment plant; improvements to the water system; and circulation improvements
at the intersections of East and West Centre Street with Highway 46, improved access across the
San Juan Creek, and other improvements.

| Executive Summary 5
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6 Executive Summary|
Chapter 1: Introduction
1.1 Purpose
The Shandon Community Plan establishes a vision for the future that will guide development
over the next 25 years. The vision described in this Plan reflects the wants, needs and opinions
of people in and around Shandon. This Plan contains policies, programs, standards and
guidelines to help achieve that vision and implement the goals and principles of the County’s
General Plan.

The Community Plan seeks to balance the needs of the growing population with preservation of
natural resources and agricultural uses, while allowing sufficient flexibility to accommodate
changing economic conditions.

The Shandon Community Plan serves as a bridge between countywide goals in the San Luis
Obispo County General Plan and the specific needs of the community. Based on Shandon’s
physical, demographic and economic characteristics, the Community Plan serves as the basis
for land use decisions and other related actions. For implementation, the Plan relies on tools
such as the San Luis Obispo County Land Use Ordinance, land division regulations, capital
improvement plans, and a variety of special purpose ordinances and programs. Development
requiring County approvals such as land divisions and land use permits must be consistent with
the Shandon Community Plan and its standards.

1.2 Setting
The unincorporated community of Shandon is home to approximately 1,200 residents (2008)
and is located in central California about 18 miles east of Paso Robles. The community lies at
the confluence of Cholame Creek and San Juan Creek where they form the Estrella River. Just
north of the community is State Route 46 (SR 46), which is a regional east-west connector that
links Highway 101 to Interstate 5. The community is set against the Temblor Range to the east,
the Cholame Hills to the north, and agricultural lands to the south and west. (See Figure 1.1,
Regional Map).

Shandon Urban Area

The town of Shandon is located in the northern portion of the Shandon-Carrizo Planning Area.
It is primarily a rural farming community, completely surrounded by various agricultural lands.
Since the original settlement in 1890, Shandon has grown to be a focal point for surrounding
farms and a social service center for people in the area. The planning for the original townsite
of Shandon was done by the West Coast Land Company after its successful operation in
Templeton. However, Shandon has remained a small community with predominantly
agricultural and service businesses for local people. Prior to 1956, SR 46 passed through
Shandon, carrying traffic from Paso Robles to Bakersfield and Fresno. In that year, the highway
was rerouted to bypass the town. Highway 41 (SR 41) still passes through Shandon, but
because of its status as a rural route, the town gets less visitor traffic, as most travelers use SR
46.

| Introduction 7
Study Area
The County Board of Supervisors approved a Study Area, as recommended by the Shandon
Advisory Council, of approximately 2,081 acres. Centre Street/SR 41 bisects the Study Area in
an east-west direction and acts as the primary circulation route through the community. Figure
1.2, Study Area Map, shows the Study Area boundary, the Urban Reserve Line (URL) as
configured in 2011 and the URL to be adopted with this Plan.

The Shandon Community Plan generally applies to the area within the adopted URL. However,
there is one area of proposed land uses and various proposed public facility improvements that
are located outside of the URL, but that are addressed in this Plan because of their essential
connection to planning for Shandon. Those areas and improvements include the Commercial
Service area northwest of the town near the intersection of West Centre Street and Highway 46,
alternative sites for the proposed sewer treatment plant, and other public facility improvements
such as access improvements at Highway 46 and West Centre Street and a water tank near the
east end of the town. The precise zoning or land use category for the northwest Commercial
Service area is shown on the Official Maps for the rural Shandon-Carrizo area. The official
development standards for that area are found in the community planning standards for the
rural portion of the Shandon-Carrizo Area Plan in the Land Use Ordinance.

1.3 Plan Structure and Organization

The Plan’s Structure
A community plan is both a policy document and an implementation document. Accordingly,
this Plan includes a vision statement and policies that are the basis for the implementing tools,
which are programs, standards and guidelines. Policies are statements that expand on and
implement the goals in the County General Plan. Policies, in turn, are implemented by
programs, standards and guidelines.

Programs are recommended actions, rather than mandatory requirements. A program may be
initiated by the County or other agency or group. Since many recommended programs involve
making public expenditures or securing other funds, their initiation will depend on the
availability of funding.

Standards are requirements that must be complied with and included in the design of
development projects as applicable. Standards assure consistency throughout the community
or within a particular land use category or combining designation.

Guidelines are recommended development features or techniques that help achieve a desired
effect through alternatives to precise or fixed standards.

Policies and programs are located at the end of each chapter of this Plan. Guidelines and
standards are summarized in Chapter 9 for reference, but the precise and official standards and
guidelines are found in Article 9 of the Land Use Ordinance, Title 22 of the County Code.

8 Introduction|
The Plan’s Organization is as follows:

Executive Summary

Chapter 1 (Introduction) describes the purpose of the Shandon Community Plan, setting, plan
structure and organization, vision, community plan goals and principles, community
participation, and authority.

Chapter 2 (Population and Economy) provides details regarding the population, economic
policies and programs, and economic development for the community.

Chapter 3 (Land Use and Neighborhood Design) describes land use policies and programs
for land uses such as residential, commercial, industrial, recreational, institutional, agricultural
and creek and habitat areas. It also includes a vision for the Centre Street commercial corridor.
This chapter also addresses land uses in specified Master Plan Areas.

Chapter 4 (Natural Resources, Cultural Resources and Energy Conservation) outlines

policies and programs that deal with natural and cultural resources, Sensitive Resource Areas,
biological resources, and historical and cultural resources.

Chapter 5 (Transportation and Circulation) describes the circulation pattern throughout the
community for all modes of transportation, including vehicular, pedestrian and bicycle. This
chapter establishes transportation and circulation policies and programs. It includes street
classifications and street sections; public street improvements; traffic calming; bicycle,
pedestrian and recreational trail facilities; and public transit.

Chapter 6 (Public Facilities and Services) describes the key services and facilities needed to
serve the community, including schools, parks, fire protection, law enforcement, a library, a
health clinic, and solid waste disposal.

Chapter 7 (Infrastructure and Utilities) discusses the major infrastructure and utilities needed
to serve the community. This chapter addresses water resources, wastewater, storm water,
flood management, and utilities.

Chapter 8 (Public Facilities Financing Plan) identifies the tentative costs and specifies
financing methods for the major public facilities needed to support the community. The major
public facilities include a wastewater treatment plant, improvements to the water system, and a
number of circulation improvements such as improvements at SR 46 and improved access
across the San Juan Creek.

| Introduction 9
Chapter 9 (Implementation) describes how the Community Plan is administered and how its
policies will be implemented. The chapter also includes a summary of development standards
and guidelines and a consolidated implementation program table.

Figure 1.1
Regional Map

10 Introduction|
 Figure 1.2
Study Area Map

| Introduction 11
1.4 Vision
The Community Plan reflects the community’s preferences for promoting balanced growth that
provides new opportunities to meet the needs of Shandon’s residents. At the same time, it
embraces common-sense approaches to achieve a sustainable community. Close-knit
neighborhoods should interconnect to encourage walking and bicycling from residential areas
to small commercial areas and a rejuvenated downtown. Residents should have opportunities
to live and work in Shandon. The town should remain compact in form without encroaching
onto nearby farmland, flood prone areas and hillsides.

The Community Plan serves as a guide for directing and coordinating planning decisions and
physical changes within the community of Shandon. This Plan also defines the desired character
and quality of development and directs the process for how development should proceed. The
policies, programs, standards and guidelines in this Community Plan define the manner in
which Shandon’s priorities and vision will be achieved.

Shandon In 2035
Shandon has become the eastern gateway to San Luis Obispo County. It is here where
visitors stop to sample local agricultural products or rest on their journey between the
Central Valley and the Central Coast. They experience a small- town atmosphere that is
fused with the conveniences of urban living. Residents enjoy many opportunities to shop
locally, work within the community, and walk to and from their neighborhood park,
schools, and shopping center though inviting neighborhoods lined with trees. New
businesses have been established along Centre Street and several older homes have
been converted to a “live-work” setting. A network of sidewalks and landscaped trails
connect the community’s public spaces together, creating a walkable community with a
sense of place. Through well-planned commercial development, Shandon is emerging
with a prosperous economic and employment base.

1.5 San Luis Obispo County General Plan Goals and Principles
This Plan is part of and consistent with the San Luis Obispo County General Plan. The County of
San Luis Obispo’s General Plan outlines a number of goals, principles, objectives and policies
designed to guide the physical, economic and environmental growth of the County. The
following is an overview of the key goals and Strategic Growth Principles (SGP) from the
Framework for Planning of the Land Use Element that provide the starting point for the Shandon
Community Plan.

Environment
1. Maintain and protect a living environment that is safe, healthful and pleasant for all
residents by conserving nonrenewable resources and replenishing renewable
resources.

2. Balance the capacity for growth allowed by the Land Use Element with the sustained
availability of resources.

3. Preserve open space, scenic natural beauty and sensitive environmental areas.
Conserve energy resources. Conserve agricultural resources and protect agricultural
land (SGP).

12 Introduction|
Population Growth
4. Provide for a sustainable rate of orderly development within the planned capacities
of resources and services and the County's and residents’ financial ability to provide
them.

5. Strengthen and direct development towards existing and strategically planned

communities (SGP).

6. Foster distinctive, attractive communities with a strong sense of place (SGP).

Land Uses
7. Encourage mixed land uses (SGP).

8. Encourage an urban environment that is an orderly arrangement of buildings,

structures and open space appropriate to the size and scale of development for each
community.

9. Locate urban residential densities within urban or village reserve lines near
employment areas, while protecting residential areas from incompatible and
undesirable uses.

10. Create a range of housing opportunities and choices (SGP).

11. Designate a pattern of strategically located commercial and/or industrial areas

compatible with overall land use that is convenient to patrons, realistically related to
market demand and the needs of the community, and near areas designated for
residential use.

12. Take advantage of compact building design (SGP).

Phasing of Urban Development

13. Design and maintain a land use pattern and population capacity that is consistent
with the capacities of existing public services and facilities, and their programmed
expansion where funding has been identified.

14. Encourage the phasing of urban development in a compact manner, first using
vacant or underutilized "infill" parcels and lands next to existing development.

Public Services and Facilities

15. Provide additional public resources, services and facilities to serve existing
communities in sufficient time to avoid overburdening existing resources, services
and facilities.

16. Avoid the use of public resources, services and facilities beyond their renewable
capacities, and monitor new development to ensure that its resource demands will
not exceed existing and planned capacities or service levels.

Circulation
17. Design a transportation system that provides safety within feasible economic and
technical means, preserves important natural resources and features, promotes the
esthetic quality of the region and minimizes adverse environmental changes.

18. Minimize the generation of air pollutants from projected growth by implementing
land use policies and programs that promote and encourage the use of

| Introduction 13
 transportation alternatives to the single-passenger vehicle and minimize travel
distance and trip generation.

19. Create walkable neighborhoods and towns (SGP).

20. Provide a variety of transportation choices (SGP).

Administration
21. Make development decisions predictable, fair and cost-effective (SGP).

22. Encourage community and stakeholder collaboration (SGP)

23. Strengthen regional cooperation (SGP).

1.6 Community Participation

In an effort to foster input and identify goals and objectives of community members, applicants,
and the County, a series of meetings and workshops were conducted in Shandon. These
meetings helped in the development of community design and planning principles, land use
and circulation plans, streetscape improvement plans, development standards, and
implementation programs. Property owners, planning professionals, engineers, elected officials,
and the general public participated and provided input during these workshops. The County of
San Luis Obispo and its planning and engineering consultants developed land use alternatives
derived from the workshops and meetings. These alternatives were further refined and
modified during a progression of public meetings held together with Shandon Advisory Council
(SAC) meetings. In addition, the community developed through previous efforts a set of
Community Priorities that have been included, where feasible, throughout the Community Plan.
The complete list of priorities, as supported by the Shandon Advisory Council, is contained in
Appendix A.

Workshop #1
The first workshop, held at Shandon Elementary School, provided an opportunity for
residents, project applicants and County staff to interact and collectively develop land
use alternatives for the Shandon Community Plan. The workshop agenda included
community participation exercises to express thoughts and desires for the community.
The general theme that was echoed consistently by the participants in the workshop was
that there are needs for public safety services, infrastructure improvements, and overall
beautification. Comments included the desire to focus on pedestrian walkability and to
achieve a mix of uses that would make use of underutilized parcels. The facilitated
workshop assembled valuable information which later defined the character of the three
land use alternatives that were presented at the second workshop.

Workshop participants identified their favorite recreational and community amenities.

The results are as follows:

Top Five Recreational Amenities

 Walking Trails
 Community Center
 Bike Trails
 Skate Park
 Bandstand

14 Introduction|
 Top Five Community Amenities
 Gas Station
 Sheriff Sub-station
 Health Center
 Coffee Shop
 Bar/tavern (Participants were also asked to vote for their least favorite item. Bar/Tavern also
received a significant number of votes for least favorite.)

Workshop #
The focus of the second workshop, held at Shandon High School, was built around the
presentation of the Community Plan Alternatives. All of the charrettes, workshops, and
meetings up to this point were planned to gather information from the three major
applicants or landowners (one of those applicants subsequently withdrew from the
planning process), community members, and County representatives in order to develop
a comprehensive vision. The workshop meeting agenda included a quick summary of
the questionnaire results, the outcomes of the exercises from Workshop #1, and a
Visual Preference Survey (an idea-sharing segment to determine community preferences
regarding building types and character).

1.7 Authority
Content, adoption and subsequent amendment of a community plan are governed by California
Government and Public Resources Codes. A community plan is adopted as a general plan
amendment and may only be amended four times per calendar year, per Section (§) 65358 of
the California Government Code.

Section 21083.3 of the California Public Resources Code requires a community plan to include
or provide reference to each of the seven mandatory elements of a general plan specified in
§65302 of the California Government Code. A community plan need not address all the issues
specified in §65302, if the overall general plan, in this case, the San Luis Obispo County
General Plan, satisfies these requirements. A community plan, however, must contain specific
development policies and identify measures to implement those policies.

Community plans should be updated periodically to conform to changes in California law and
other legal requirements, and to reflect changes in local population, land development patterns,
and public sentiment. In addition, the conditions and assumptions that form the basis of a
community plan may change due to fluctuations in population, the economy, development in
the surrounding region, and other factors. The 2011 update of the Shandon Community Plan is
the first significant amendment to the Shandon-Carrizo Area Plan and the Shandon URL since
their original adoption in 1980.

| Introduction 15
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16 Introduction|
Chapter 2: Population and Economy
This chapter profiles Shandon’s population and socioeconomic characteristics and describes
past trends, present conditions and future projections. The following population and
demographic profile has been prepared using information obtained from the San Luis Obispo
County Housing Element, the U.S. Census 2000 data, and the San Luis Obispo Council of
Governments (SLOCOG).

When communities undertake a long-range planning program such as a community plan, a

critical part of the entire process is projecting future growth. Data is assembled describing the
existing population and base economy, a land use alternative is selected, and absorption
forecasts are made. The community plan is then designed to accommodate anticipated growth
resulting from the land use plan (Figure 3.1).

2.1 Population
Shandon’s population as of the 2000 U.S. Census was 986, an increase of 25.3% from 1990,
which is an annual growth rate of 2.3%. San Luis Obispo County’s population increased 14%
between 1990 and 2000. However, San Luis Obispo County’s growth rate has been declining
since the 1980’s, with a greater portion of the growth due to net migration. Birth rates have
declined along with a decrease in young professionals with families. Net migration accounted
for approximately 75% of the county’s growth in the 1990’s and approximately 80% since 2000.
Growth in Shandon has been attributed to an intensification of agricultural activity in the region
combined with a housing shortage countywide. Shandon is considered a relatively affordable
community for those working in Paso Robles and surrounding communities that have
experienced housing inflation.

The potential population of Shandon could increase from an existing population of about 1,230
to 5,259 at plan buildout. Table 2.1 shows the population projection under this Community
Plan. Projected development in the URL could result in 1,079 additional dwelling units by 2035
under the 25-year buildout of the Community Plan. Population is based on 3.66 persons per
household. Buildout is an estimate that may vary depending on a variety of factors such as
actual development density, physical constraints and market demand.

Table 2.1: Population Projection

Year Total Population Percent Increase Annual Growth Rate
1990 787 --- -
2000 986 25% 2.3%
2010 1,230 25% 2.2%
2035 5,260 328% 6.0%

Age Distribution
Giving special consideration to the population’s age distribution can aid the community in
providing adequate services for each age group. For example, younger populations demand
different recreational and housing needs than older populations. According to the 2000 U.S.
Census, the two largest age groups in Shandon were 5-9 and 15-19. About 62% of the
population was under the age of 35, while only 6% of the population was over 65.

| Population and Economy 17

The county as a whole has a large population of college students, with 10.7% of the population
between the ages of 20-24. Countywide, the second largest age group is 15-19. In 2000, a
total of 45.3% of the county population was under the age of 35, and 14.5% was over the age of
65. Shandon differs from county age distribution trends, having a higher percentage of young
families, and a lower percentage of elderly and retired people. See Table 2.2 below.

Table 2.2: Age Distribution

Shandon SLO County
Age Group Number Percent Number Percent
Under 5 88 8.9% 12,150 4.7%
5 to 9 96 9.7% 13,112 5.1%
10 to 14 95 9.6% 13,572 5.3%
15 to 19 111 11.3% 21,745 8.5%
20 to 24 86 8.7% 27,282 10.7%
25 to 29 66 6.7% 13,825 5.4%
30 to 34 76 7.7% 14,352 5.6%
35 to 39 71 7.2% 18,087 7.1%
40 to 44 83 8.4% 20,329 7.9%
45 to 49 60 6.1% 19,545 7.6%
50 to 54 45 4.6% 16,605 6.5%
55 to 59 30 3.0% 16,790 6.6%
60 to 64 19 1.9% 11,469 4.5%
65 to 74 39 4.0% 17,825 7.0%
75 to 84 15 1.5% 12,499 4.9%
85 and Over 6 0.6% 6,638 2.6%
986 100.0% 255,825 100.0%
Source: 2000 Census of Population and Housing.

18 Population and Economy|

 Table 2.3: Male/Female
Population
Group Count Percent
Male 525 53.2%
Female 461 46.8%
Total 986 100.0%
Source: 2000 Census of Population and
Housing.

Ethnicity/Race
The racial composition of Shandon is largely Caucasian, making up about 70% of the population
(see note at the bottom of Table 2.4). Hispanics comprise 48% of the population, the second
largest group, while Black/African American, American Indian or Native Alaskan, and Asian
minority groups are roughly 0.5% each. The compositional make-up of the county as a whole is
predominantly Caucasian--over 84% is Caucasian--while only 16% of the population is
Hispanic/Latino, and less than six percent is Black/African American, American Indian or Native
Alaskan, and Asian.

Table 2.4: Race and Ethnic Composition

Shandon SLO County
Group People Percent People Percent
Black or African American 5 0.5% 5,002 2.0%
American Indian or Native Alaskan 6 0.6% 2,335 0.9%
Asian 5 0.5% 6,568 2.7%
Hawaiian Pacific Islander 0 0.0% 286 0.1%
Caucasian* 702 71.2% 208,699 84.6%
Two or more races* 65 6.6% 8,479 3.4%
Other* 203 20.6% 15,312 6.2%
Total 986 100.0% 246,681 100.0%
*Note: 470 people of Hispanic or Latino Ethnicity are included in Caucasian, two or more races,
and other. The ethnic composition of the county as a whole includes 40,196 people of
Hispanic or Latino Race included in Caucasian, two or more races, and other. Source: 2000
Census of Population and Housing.

2.2 Economic Development

Historically, most businesses in Shandon have been agriculturally related. Although Shandon is
served by a post office, an elementary school, a high school, a branch County library and two
small markets, much of the community’s business and service needs are not met locally. This is
evident by the number of employees that commute out of Shandon each day and by the need to
drive to Paso Robles or other communities to obtain basic commodities and services.

According to the 2000 Census, 94.0% of Shandon’s labor force was employed, which is virtually
the same as the countywide figure of 93.8%. See table 2.5. Table 2.5 also shows that Shandon
had a higher percentage of its population participating in the labor force than the county as a
whole. As shown in Table 2.6 a significant portion of the Shandon labor force works out of
town. Therefore, it is important for the Shandon Community plan to provide the opportunity for

| Population and Economy 19

people to live and work in Shandon. This is done by providing the land use areas, public
services and infrastructure to accommodate economic growth.

Table 2.5 2000 Labor Force

Shandon SLO County
Employment Status Number Percent Number Percent
In Labor Force 434 63.0% 116,869 58.3%
Employed 408 94.0% 109,669 93.8%
Unemployed 14 6.0% 6,911 5.9%
Not in Labor Force 255 37.0% 83,704 41.7%
Population over 16 689 100.0% 200,572 100.0%
Source: 2000 Census of Population and Housing.

Economic Development Issues

The economic development challenges facing Shandon residents include:

 High percentage of out-commuting by residents due to lack of jobs within the

community
 Lack of shopping opportunities in Shandon
 Distance from the Highway 101 corridor
 Infrastructure costs
 Low population
 Lack of visitor traffic through the community and visitor-serving uses
 Lack of regional identity and agricultural tourism

Employment
Of those employed in Shandon, only 24% work within Shandon. About 75% of the population
works outside of Shandon; of those, 90% work within San Luis Obispo County and 8% outside of
San Luis Obispo County. Table 2.6 shows that Shandon has a significantly higher amount of
employees working out of town than the countywide figure.

Table 2.6 Workers by Place of Work

Shandon SLO County
Job Number Percent Number Percent
Work in County of
370 91.1% 96,754 89.7%
Residence
Work in Town 101 24.4% 33,853 31.4%
Work out of Town 310 76.4% 54,763 50.8%

Work out of County of

36 8.9% 10,745 10.0%
Residence
Total 408 100.0% 107,807 100.0%
Source: 2000 Census of Population and Housing.

20 Population and Economy|

Table 2.7 shows the distribution of jobs by industry. Most of the jobs in Shandon are in
agriculture (37%). Manufacturing at 9% is second, slightly higher than services and retail. This
differs from jobs in the county as a whole, of which only 3.4% are in agriculture and 7% in
manufacturing. The county as a whole provides a wide range of jobs in education, healthcare,
retail, and entertainment/recreation. Economic growth within Shandon will depend on future
buildout of the community, which is expected to result in housing, goods and services for local
residents.

Table 2.7 Worker by Industry

Shandon SLO County
Job Number Percent Number Percent
Ag, Forestry, Fishing,
154 37.7% 3,728 3.4%
and Hunting
Mining 4 1.0% 406 0.4%
Construction 20 4.9% 8,642 7.9%
Manufacturing 38 9.3% 7,772 7.1%
Wholesale Trade 8 2.0% 2,721 2.5%

Retail Trade 27 6.6% 13,561 12.4%

Transportation and
7 1.7% 2,771 2.5%
Warehousing

Utilities 2 0.5% 2,204 2.0%

Information 2 0.5% 2,907 2.7%
Finance, and
3 0.7% 3,079 2.8%
Insurance

Real Estate, and

2 0.5% 2,466 2.2%
Rental and Leasing

Other Professional
19 4.7% 10,336 9.4%
Services

Educational Services 26 6.4% 11,563 10.5%

Health Services 25 6.1% 12,360 11.3%
Ent. And Recreation 29 7.1% 12,500 11.4%
Public Administration 22 5.4% 6,770 6.2%
Other Services 20 4.9% 5,883 5.4%
Total Industrial 408 100.0% 109,669 100.0%
Source: 2000 Census of Population and Housing.

| Population and Economy 21

Income
The estimated median household income in Shandon between 2005 and 2009 was about
$47,400 (U.S. Census Bureau, 2005-2009 American Community Survey). The cost of living is
higher in other parts of the county, and for the county as a whole, the median household
income between 2005 and 2009 was about $55,500. During that time period, about 31.9% of
the population was below the poverty line in Shandon, much higher than the 13.6% in San Luis
Obispo County as a whole.

The housing market in the county has seen generally increasing values, despite a substantial
decline in values after about 2006. According to the U.S. Census Bureau’s 2005-2009 American
Community Survey, the median home value in Shandon between 2005 and 2009 was $264,100,
while the median home value in the county as a whole during that period was about $534,300.
Comparing the median home values from the 2005-2009 American Community Survey to the
2000 Census, there was an increase in value of about 150 percent in Shandon (from $105,900
to $264,100) and about 130 percent in the county as a whole (from $230,000 to $534,300). In
contrast, from 2000 to the period of 2005-2009, the median household income in Shandon
increased by only about 35 percent (from $35,000 to about $47,400), while it increased by
about 31 percent in the county as a whole (from 42,400 to about $55,500). The increase in
home values in recent years has made it increasingly difficult for very-low to moderate-income
families to afford buying a home.
 
 
  
Table 2.8 Household Income
Shandon SLO County
Income Number Percent Number Percent
Less than $10,000 55 18.3% 6,568 6.4%
$10,000 to
0 0.0% 5,832 5.7%
$14,999
$15,000 to
28 9.3% 10,669 10.4%
$24,999
$25,000 to
26 8.6% 9,802 9.5%
$34,999
$35,000 to
42 14.0% 13,666 13.3%
$49,999
$50,000 to
114 37.9% 19,422 18.9%
$74,999
$75,000 to
30 10.0% 12,629 12.3%
$99,999
$100,000 to
3 1.0% 14,360 14.0%
$149,999
$150,000 to
3 1.0% 5,232 5.1%
$199,000
$200,000 or more 0 0.0% 4,483 4.4%
Median Household
$47,404 X $55,555 X
Income (dollars)
Total 301 100.0% 102,663 100.0%
Source: U.S. Census Bureau, 2005-2009 American Community Survey

22 Population and Economy|

 
Table 2.9 House Value - Owner Occupied
Shandon SLO County
Value Number Percent Number Percent
Less than $50,000 2 1.0% 1,629 2.6%
$50,000 to
4 2.1% 1,263 2.0%
$99,999
$100,000 to
6 3.1% 1,069 1.7%
$149,999
$150,000 to
51 26.7% 1,680 2.7%
$199,999
$200,000 to
49 25.7% 4,146 6.6%
$299,999
$300,000 to
59 30.9% 18,989 30.2%
$499,999
$500,000 to
20 10.5% 27,832 44.3%
$999,999
$1,000,000 or
0 0.0% 6,186 9.9%
more
Median House
$264,100 X $534,300 X
Value (dollars)
Total 191 100.0% 62,794 100.0%
Source: U.S. Census Bureau, 2005-2009 American Community Survey

2.3 Population and Economy Policies

PEP-1 Promote Shandon’s cultural advantages to attract prospective residents.

PEP-2 Support private efforts to enhance Shandon’s downtown.

PEP-3 Support the maintenance and enhancement of agricultural production in the

surrounding area.

PEP-4 Provide opportunities for appropriate commercial goods, services and employment in
a timely manner to serve the growing population.

PEP-5 Encourage development that provides a variety of housing types for all income levels.

PEP-6 Foster a climate in which business can prosper, and actively promote economic
development opportunities.

PEP-7 Maintain a positive, small-business climate, and strengthen the County’s tax base by
encouraging environmentally sensitive development with tax generation potential.

PEP-8 Encourage cooperative distribution and marketing of products, either locally

produced or locally consumed, and services that meet a local need.

| Population and Economy 23

PEP-9 Promote agriculturally-related technology and opportunities for “back office” uses and
specialty manufacturing.

PEP-10 Enhance aspects of the community that help economic development and draw
residents to Shandon, including small-town ambiance; educational, cultural,
environmental, and recreational resources; and affordable housing.

PEP-11 Encourage live-work arrangements.

2.4 Population and Economy Implementing Programs

PEIP-1 Support a coordinated approach to working with key industries for the purposes of
targeted marketing (on a case-by-case basis) to retain or expand existing businesses,
and attract new ones. Identify underrepresented industries that may be attracted to
Shandon and actively recruit them. The following strategies should be considered in
implementing this program:

1. Identify the types of existing and potential businesses that can succeed in
Shandon.

Some of the types of businesses that provide goods or services to the local
population have already been identified in the market study prepared by Mundie
and Associates, November 2005. Other businesses provide goods or services to
a much wider geographic area (possibly even international), bringing income into
the county. These types of businesses have been called “tradable goods and
services” by economist Bill Watkins in the 2009 San Luis Obispo County
Economic Forecast by the University of California, Santa Barbara Economic
Forecast Project. Shandon is positioned well for a number of business types
related to surrounding agricultural operations, the adjacent major east-west State
Route 46, proposed solar power generation facilities in California Valley, and
nearby major fiber-optic cables that connect to an international network.

In light of these attributes, Shandon may be a good location for the following
types of businesses (and possibly other underrepresented or unidentified
industries):

a. Local-serving retail and services (see market study prepared by Mundie

and Associates, November 2005)
b. Farm equipment and supplies
c. Accounting and payroll services
d. Agricultural processing, storage, and distribution
e. Agricultural tourism
f. Hotels or motels
g. Water technology
h. Transportation (trucking) and related businesses (along State Route 46)
i. Small business incubator
j. Medical and health care services
k. Information technology and related businesses
l. Energy technology and related businesses (especially those related to
solar energy)
m. Environmentally desirable businesses

24 Population and Economy|

 2. Identify specific businesses consistent with the list above, both in Shandon and
elsewhere, and interview them to solicit information about their needs in terms
of sites, workforce, and other businesses they interact with.

This information can help identify potential adjustments to the Shandon

Community Plan, determine whether these business types are appropriate for
Shandon, and identify conditions under which they would consider locating or
expanding in Shandon. These businesses are most likely located in the county or
in the nearby portions of the Central Valley.

3. Ensure that adequate sites are designated (zoned) in Shandon for the above-
referenced businesses.

Certain businesses will need access and visibility from State Route 46, whereas
other businesses may need a pedestrian-friendly downtown where people can
walk from one business to another. Some businesses will need larger sites than
others. Other characteristics of sites important to specific types of businesses
may be identified during the interviews conducted in strategy 2 above.

4. Minimize the cost and time associated with permitting requirements for
preferred types of businesses.

This can be accomplished through detailed master development plans or specific

plans accompanied by project level environmental review documents. Details
such as building envelopes, parking and circulation plans, drainage plans, and
architectural themes should be addressed. These entitlements should be
prepared in phases for the community, since economic and environmental
conditions can change within five years after being approved. Once a site is so
entitled by the County, construction permits could be obtained through a
relatively quick ministerial building permit. Additionally, incentives such as
deferred impact fees may be appropriate.

5. Further reduce start-up costs for preferred businesses by using public financing
to fully improve one or more sites for job-generating businesses.

Using a variety of public financing tools, the County could help construct basic
infrastructure in advance of when private developers would request permits for
the commercial buildings for which detailed planning was completed (under
strategy 4 above). This would provide a strong incentive for the preferred types
of businesses to locate or expand in Shandon, since it would significantly reduce
the time and cost associated with establishing a business.

6. Once the sites are entitled, market them to the targeted businesses.

Methods to market the sites should include some direct meetings with the
businesses interviewed previously, meetings with real estate associations, and
direct mail “invitations” to business and trade associations by regular mail and
email. The invitations should also be sent to consultants that specialize in
identifying sites for specific business clients. The Economic Vitality Corporation
(EVC) may be able to help route these invitations to businesses on the EVC
distribution list.

PEIP-2 Assist local merchants and business organizations interested in forming a business
improvement district (BID) to promote a definable identity for Shandon’s commercial

| Population and Economy 25

 areas through coordinated signage and landscaping. Ultimately a BID could be
responsible for on-going maintenance of landscaping, lighting, street furniture, and
other amenities, as well as for other business district functions.
PEIP-3 Work with the school district to develop internship, mentoring and workplace learning
programs for Shandon High School students. Work with Cuesta College – North
County Campus to encourage vocational job training for Shandon residents.
PEIP-4 Establish a program such as “Shandon Community Marketplace” to connect local
business needs with local products and services. This program should encourage all
businesses and residents in Shandon to make purchases in the community whenever
possible in order to support the local economy.
Shandon businesses can “multiply” their profits by purchasing goods and services
locally.
PEIP-5 Develop a weekly community farmer’s market that showcases local produce.
PEIP-6 Promote cultural amenities and facilitate special events in the community that will
draw visitors to the community.
Potential events include a Shandon community artisans and crafts fair, events that
promote local agricultural products, sporting events such as a rodeo, and other
seasonal events that will attract visitors to the community.
PEIP-7 Explore financing plans for businesses seeking to locate or expand in Shandon for
whom payment of fees “upfront” may represent a major financial burden.
PEIP-8 Periodically survey the business community to determine their needs and suggestions
for improving the local business environment.
PEIP-9 Explore the potential for adjustments to development standards that allow for more
efficient use of sites that are already developed for employment uses.
PEIP-10 Promote, consistent with the Traffic and Circulation Chapter, public transportation
opportunities in order to serve business areas and workers.
PEIP-11 Encourage non-motorized means of transportation to and within business areas.
PEIP-12 Encourage County investment in local infrastructure in order to attract private
investment.

26 Population and Economy|

Chapter 3: Land Use and Neighborhood Design
Shandon residents envision a community that provides a balance of housing options,
commercial and employment opportunities, and public amenities such as parks and trails. The
Land Use and Neighborhood Design Chapter encourages a variety of development opportunities
while responding to the need to preserve important agricultural and environmental resources
and to maintain Shandon’s small-town character. The Plan seeks to manage growth while
increasing the quality of development through appropriate design of neighborhoods. The
policies and implementing programs found in this chapter, together with the community
standards found in Chapter 9, are intended to guide the design and implementation of new
development within the community.

Crawford W. Clarke Memorial Park

Table 3.1 shows a summary of the different land use types within the Study Area for the
Shandon Community Plan, the approximate acreage for each land use type and the relative
distribution of land (percentage) for each land use type. (Section 3.1 describes the different
land use areas). Where residential uses are allowed, the table identifies the average number of
dwellings allowed in terms of dwelling units per acre, the number of units that existed in 2011,
the number of potential new units that could be added based on the acreage of each land use
type, and population estimates. Non-residential uses are characterized in terms of potential
floor area expressed in square footage. The total figures are the maximum at plan buildout,
including all uses in existence when the Community Plan was adopted. Figure 3.1, Land Use
Plan, illustrates where the land use areas are located.

| Land Use and neighborhood Design 27

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28 Land Use and Neighborhood Design|

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30 Land Use and Neighborhood Design|

 Table 3.1: Land Use Summary
Land
Units Existing Potential Maximum
Use Total
Land Use Acreage per Units New Non-Res.
Distri- Population1
Acre (2011) Units Sq. Feet2
bution
Residential
Suburban
(RS) 17 0.8% <1 3 10 48 –
Residential
Single Family
(RSF) 238 11.4% 4.3 282 737 3730 –
Residential
Multi-Family
(RMF) 16 0.8% 13.8 2 218 805 –
Commercial
Retail (CR) 26 1.2% – 10 – 37 59,300
Commercial
Service (CS) 60 2.9% – 1 – 4 161,300
Comm.
Service/Res
(CS/R) 4 0.2% 9 – 36 132 15,700
Mixed Use
(MU) 14 0.7% 8.1 52 61 414 80,700
Public
Facilities (PF) 35 1.7% – – – – –
Recreation
(REC) 29 1.4% – – – – –
Creek (C) &
Habitat
(H) 345 16.6% – – – – –
Residential
Rural (RR) 73 3.5% – * –
Agriculture
(AG) 1040 50% – 8* 17 92 –
Streets,
Trails, etc. 184 8.8% – – – – –
TOTAL 2,081 100% 358 1,079 5,259 317,000

Notes:
1. Population estimates are based on 3.66 persons per household (2000 Census).
2. The maximum non-residential floor area is based on floor area averages for each land use area, build-out
assumptions of less than 100% in portions of the expansion areas, and preliminary site analysis of the existing (2011)
parcels along East Centre Street.
* Units outside of the URL are not included.

| Land Use and neighborhood Design 31

Table 3.2 shows a summary of potential residential growth under the Community Plan
compared with the number of dwelling units in 2011.

Table 3.2: Potential Residential Development

Residential Development Units (Buildout)
Units within the adopted URL in 2011 358
Potential New Units Per Land Use Type
Residential Suburban 10
Residential Single Family 737
Residential Multi-Family 218
Commercial Retail 0
Commercial Service 0
Comm. Service/Res (CS/R) 36
Mixed Use 61
Public Facilities 0
Recreation 0
Open Space 0
Agriculture 17
Subtotal (new units) 1,079
Total (includes units existing in 2011) 1,437
Assumptions:
1. Some existing units will be replaced by new units.
2. Residential Multi-Family will average 13.8 units per acre.
3. 2 units per lot for the small agricultural lots north of Cholame Creek.
4. Residential Single Family will average 4.3 units per gross acre.

3.1 Shandon Land Use Designations

The Land Use Map (Figure 3.1) depicts a variety and balanced arrangement of proposed land
uses that will serve the needs of the community as it develops in the future. The map is not
intended to show the exact boundaries of proposed land use categories (zones). Instead, it
shows generalized land use patterns that provide the basis for the more specific land use
categories that are shown on the Official Maps of the Land Use Element. Those land use
categories determine where the requirements and standards of the San Luis Obispo County
Land Use Ordinance apply.

3.1.1 Residential Land Uses

The Shandon Community Plan identifies three residential land use designations to
accommodate a variety of housing types: Residential Single Family (RSF), Residential Multi-
Family (MFR or RMF), and Residential Suburban (RS). The following descriptions include a
summary of each residential use. The residential designation establishes minimum and
maximum densities, expressed either as a minimum parcel size (in the case of Residential
Suburban) or as the number of dwelling units per gross acre. A gross acre includes not
only the area required for the actual residential use (dwelling unit and yard), but also the
area required for local streets and utilities necessary to serve each residential
neighborhood.

32 Land Use and Neighborhood Design|

An important aim of this Community Plan is to encourage and provide opportunities for
development of workforce housing. Such housing is defined by affordability and market
demand, offering working families the opportunity for housing ownership. It is typically
located close to job centers. In the RSF designation, workforce housing units should
contain the same quality and character as traditional RSF units, but be designed at a
smaller scale and footprint. Examples include bungalows, cottages, and duplexes. In MFR
areas, workforce housing units should be seamlessly integrated into multi-family
developments. This can be accomplished by designing units with smaller floor plans that
are placed on smaller lots or by incorporating apartments, townhouses, row houses, and
condominiums into development projects.

Residential Single Family (RSF)

The Residential Single Family (RSF) designation provides for single family
residential neighborhoods that consist of a variety of housing configurations and
densities. In 2011, the community was comprised of primarily single family
dwellings located north and south of Centre Street. The RSF land use designation
provides for a variety of residential units, including single family detached units,
single family-zero lot line units, single family patio homes, duplexes, and half-
plexes (please refer to Figure 3.1.1). Densities may vary from 2 to a 12 dwelling
units per gross acre, with an average density of 4.3 units per acre throughout the
land use category. Other allowable uses in the RSF designation include parks,
schools, religious facilities, daycare, and mobile home parks.

Multi-Family Residential (MFR)

The Multi-Family Residential (MFR) designation encourages a mix of attached and
detached multi-family units for a variety of income levels. The housing types may
include: detached zero lot line units, detached patio units (please refer to Figure
3.1.1), duplexes, townhouses, condominiums, “garden apartments” (low-rise
apartment buildings with landscaped grounds that are often in a central open
area), triplex homes on smaller lots, or multi-unit complexes. Multi-family
housing is located within convenient walking distance to parks, schools and
neighborhood and other commercial centers. The densities within this
designation range from a minimum of 13 to a maximum of 20 dwelling units per
gross acre. Other allowable uses in the MFR designation include parks, schools,
religious facilities, daycare, and mobile home parks.

| Land Use and neighborhood Design 33

 Residential Suburban (RS)
The Residential Suburban (RS) designation is applied to property that was zoned
RS in 2011. Due to the proximity of Cholame Creek, residential development
should be located away from the creek; subdivision application should include
provisions for clustering rather than large lot divisions. Residential Suburban lots
can accommodate secondary dwellings, the keeping of large animals, and hobby
farming. Other allowable uses include parks, schools and religious facilities.

Table 3.3: Residential Density Standards

Maximum
Residential Minimum Density
Density or
Designation or Parcel Size
Parcel Size
Residential Suburban 1 parcel /5 acres 1 parcel/acre
Residential Single
2 units/acre 12 units/acre
Family
Residential Multi-
13 units/acre 20 units/acre
Family
Mixed Use ___ 10-12 units/ac.
Note: Densities are per gross acre. The range of densities helps provide a
variety of housing types for a variety of income levels. The average density
for single family areas is 4.3 units per gross acre; 13.8 units per gross acre
for multi-family areas. 

34 Land Use and Neighborhood Design|

3.1.2 Commercial Land Uses
The Community Plan establishes four commercial land use designations: Commercial
Retail, Mixed Use, Commercial Service, and Commercial Service/Residential. These
commercial land use designations are strategically located to serve the daily needs of
Shandon residents by providing goods, services, entertainment, and employment
opportunities. Commercial areas are located to complement each other and provide a
variety of amenities to serve the community and surrounding area. See Figure 3.1.2 for
the locations of commercial areas.

The downtown commercial area promotes the development of a complementary mix of

residential, commercial, office, civic, and personal services, while enhancing the
community’s small town character and the feeling of being “downtown.” Additional
commercial land uses are proposed throughout the community that will complement the
downtown area and offer everyday goods and services. The commercial centers provide
opportunities for neighborhood retail shops, outdoor gathering areas, restaurants,
services and/or business-professional uses to support the daily needs of residents.

The neighborhood commercial areas are intended to serve a neighborhood’s daily retail
needs. Uses typically found within these areas include markets, restaurants, cafés/delis,
bakeries, ice cream parlors, pharmacies, laundromats, barbershops, hair salons, hardware
stores, gas stations, banks, offices, and other similar uses generally serving nearby
residential areas.

Located in the northwest corner of the URL at SR 46 and West Centre Street is a visitor-
serving area that could accommodate a gas station, lodging, restaurant, and
agriculturally-related retail sales.

Figure 3.1.2
Commercial Areas

| Land Use and neighborhood Design 35

 In order to achieve a compact urban form, the Community Plan encourages floor area
ratios consistent with those found in small downtowns rather than in suburban settings.
Floor Area Ratio (FAR) is the ratio of building space to land area that is an indicator of the
intensity of development on a parcel. Figure 3.1.3 illustrates three examples of FAR.
Along Centre Street and in Mixed Use areas, FARs from 0.5 to .0.75 are appropriate. Uses
requiring larger parking lots may have FAR’s between 0.25 and 0.35. The visitor-serving
parcel at West Centre Street and SR 46 is expected to be developed with an FAR of 0.20
or less. Higher FARs help maintain a compact urban form and reduce the pressure for
future expansion into agricultural lands.

Figure 3.1.3
Floor Area to Land Ratios

36 Land Use and Neighborhood Design|

 Figure 3.1.4
Downtown Illustrative Plan

| Land Use and neighborhood Design 37

 Centre Street Commercial Corridor
The following vision for the Centre Street Commercial Corridor is intended to encourage
commercial revitalization and enhancements along Centre Street and to enable continuity
throughout the downtown as it grows from Centre Street to other parts of the community.
This vision is implemented by the commercial design standards and guidelines in Section
9.6

Centre Street is centrally located within Shandon, and commercial development along this
main street is planned to provide the opportunity to meet the daily shopping and
employment needs of residents. As one enters the community from the west, the gateway
to town will be enhanced by the tree-lined street adjacent to a center of employment in
the commercial service area on the north side of the street. Between the employment
center and the fire station is the location of retail businesses, service providers and civic
uses (see the discussion of the western commercial node in Section 3.1.2). This area
could include a market, drug store, new library, health clinic or similar uses that may
require larger parking lots.

After passing the park, the historic downtown appears with pedestrian-friendly
commercial and civic uses (this is the core downtown node in Section 3.1.2). This area
should include common open space areas in the form of a plaza or green space that
provides a place for people to relax, play, and interact. The area is well-connected to the
surrounding residential neighborhoods via the historic street grid. This grid has ample
rights-of-way and usable alleys that can be enhanced with landscaping, sidewalks,
lighting, etc. to complement Shandon’s existing inclination for walking. The Mixed Use
designation applied to the residential lots adjacent to Centre Street will allow, as the town
grows, small-scale businesses to be established as stand-alone uses or in combination
with residential uses. This will make the Centre Street neighborhood more diverse, active
and economically vital, and will provide a better connection to the expansion area north
of the community park that, combined with the historic downtown, will make up
Shandon’s long term downtown (see Section 3.5.1 for details of this area). Figure 3.1.4
gives an illustrative example of this vision for a portion of Centre Street.

East of the historic downtown, after crossing San Juan Creek, is the eastern commercial
node. The look and feel of this area fronting on Centre Street is similar to that of the core
downtown. Tucked behind Centre Street is space for uses similar to those in the western
commercial node. This node is within close proximity to multi-family and small-lot
residential development. At the intersection of Centre Street and San Juan Road is an
employment area that helps enhance the easterly gateway into town. Section 3.4 provides
details for this area.

Commercial Retail (CR)

The Commercial Retail (CR) designation is intended to serve the community and
surrounding area’s daily retail needs. The Commercial Retail designations are
broken into three “nodes” along Centre Street with the objective of attracting
varying yet compatible retail uses. The central node serves as Shandon’s
“downtown” and extends from 1st Street to 5th Street. As the community grows,
the central node will expand when nearby residences in the Mixed Use areas
transition to include commercial uses and when the expansion area north of the
park develops. Residential units should remain an important component of the
downtown area and can be integrated with commercial uses. A western
commercial “node” is located west of the fire station and an eastern “node” is
located between 8th Street and San Juan Rd. Uses such as markets that are

38 Land Use and Neighborhood Design|

dependent on larger parking lots should be located outside of the core
downtown “node.

The three nodes are to be connected by tree-lined streets and sidewalks that
make the downtown an appealing and pedestrian-friendly place. The commercial
retail areas are to be balanced with amenities that may include a conveniently
located common open space area in the form of a plaza or green space to
provide a place for people to relax, play, and interact. Attractive lighting and
landscaping and places to sit should further enhance the hometown aesthetic.
Small-scale buildings are to be oriented toward the street edge and include
features such as awnings to shade the street, large transparent windows, and
easily identifiable entryways. The architectural vernacular should be compatible
with the community’s historic small town identity, nearby agrarian form, climate
and natural setting.

Mixed Use (MU)

The Mixed Use (MU) designation promotes the development of a complementary
and creative mix of residential, commercial, office, civic, and government
services along Centre Street and other areas as designated on Figure 3-1. This
designation supports a full range of neighborhood retail and service uses,
including small markets, restaurants, and specialty shops. Medical, professional
and other general office or government services are also envisioned. The MU
areas within existing neighborhoods will allow property owners to establish a
commercial use, develop a combination of commercial and residential uses, add
a commercial use to an existing residential use, or redevelop their properties in a
similar manner. This will contribute to a diversity of uses and activities,
encourage economic opportunities, and add character to the community’s
central core.

Commercial Service (CS)

The Commercial Service (CS) designation is intended for business centers that
will provide for head-of-household jobs in clean industries. Examples are
business and commerce parks, warehouse and distribution centers, light
manufacturing and fabrication (limited to indoor activity) and other similar uses
located in a low intensity, landscaped setting with quality architectural design.
On-site retail uses serving employee needs may also be permitted. The Plan
contains two gateway commercial sites which are located at the intersections of
Highway 46 with West Centre Street and East Centre Street (Highway 41). These
sites could accommodate lodging, restaurants, service stations, a visitor’s center,
and agriculturally-related retail sales.

Commercial Service/Residential (CS/R)

This designation corresponds to a special flexible 3.8-acre site at the intersection
of Centre Street and San Juan Road. It provides an opportunity for development
of a small business park or center early in the life of this Plan, prior to the time
when other lands, subject to Land Conservation Act contracts, become available
for development. The Commercial Service designation is intended to remain in
place until such time as land of equal or greater size becomes available for
business center development. Thereafter, the site could be developed with
residential uses.

| Land Use and neighborhood Design 39

3.1.3 Recreation (REC)
The Recreation (REC) designation provides for multiple recreational opportunities.
Existing recreational facilities include a community park (Crawford W. Clarke Memorial
Park) with a swimming pool, community meeting hall, tennis courts, and day use facilities.
As Shandon develops in the future, it will need additional community park acreage. The
residents will also need to be served by neighborhood parks that are strategically located
throughout town to serve residential neighborhoods within convenient walking or biking
distances. Smaller parks within residential areas, such as “pocket parks,” may also be
provided. The Land Use Plan identifies potential general locations for various park sites.

3.1.4 Public (PF)

The Public Facilities (PF) designation is for public/government-owned or operated
facilities. Public Facilities uses typically include schools, libraries, community centers, fire
and police stations, and other similar public uses.

3.1.5 Creek Area (C) and Habitat Area (H)

The Creek Area designation corresponds to the 100-year floodplains of Cholame Creek,
San Juan Creek and the Estrella River, and the Habitat Area designation identifies a buffer
along the easterly edge of the URL. These areas, consisting of riparian vegetation and
grasslands, are important biological corridors; they provide a buffer between urban
development and agricultural uses and may ultimately contain passive recreational uses
or remain as undeveloped portions of properties with more intensified uses outside of the
open areas. These areas will not be zoned Open Space on the Official Maps.

3.1.6 Agriculture (AG)

Land designated AG includes several small parcels less than 20 acres in size north of the
Estrella River; each is allowed to have two dwelling units. Other agricultural lands within
the Study Area are under Land Conservation Act (Williamson Act) contract. This includes
portions of the Peck Ranch and Halpin Master Plan Areas that are planned for conversion
to non-agricultural uses. (Please see Table 3.4.)

The Williamson Act is a California law that provides incentives to preserve agriculture and
open space and its conversion to urban uses. Landowners enter in a contract with San
Luis Obispo County to restrict their lands to agriculture and open space uses in exchange
for a lower tax assessments on their parcels. This tax assessment is consistent with the
actual use of the land, rather than the potential market value. Landowners enter into
these contracts for a period of 10 years, with an automatic annual renewal, unless San
Luis Obispo County or the landowner files a “notice of non-renewal.” Williamson Act
parcels within the Study Area are as follows:

Table 3.4: Williamson Act Parcel Data

APNs* Application Contract Expiration Date
017-163-074 As
Peck Ranch AGP2004-00007 Feb. 7, 2015 land
019-171-027
017-163-076 is
Halpin A030009N Jan. 1, 2013
017-163-077**
Jackson*** 017-163-060 -- --
* Assessor Parcel Numbers (APNs ) are subject to change. ** Not within the Urban Reserve Line.
*** Property is remaining in Williamson Act Contract; therefore is not included within the URL.

40 Land Use and Neighborhood Design|

 developed, conflicts between agricultural and urban uses allowed by the Shandon
Community Plan may occur. Such conflicts include inconveniences or discomforts to
residents from nearby agricultural operations due to noise, dust, sprays, and smells, and
potential damage to agricultural operations caused by household pets or trespassing.
The County has a “Right-to-Farm” Ordinance that requires disclosure to buyers that they
may be subject to such inconveniences or discomforts. Establishing adequate separations
or “buffers” between sensitive uses and agricultural land is another method the County
uses to reduce potential conflicts. Agricultural buffers are placed on the non-agriculture
site. The buffer distances vary depending on the intensity of the agricultural use. In
some cases, the buffer may be as small as 50 to 100 feet and in other cases the buffer
may be as large as 600 feet. The appropriate buffer size is determined with the land use
permit or subdivision application on the non-agriculture parcel.

3.2 Master Plan/Development Plan Expansion Areas

The URL boundaries shown on the Land Use Plan Map (Figure 3.1) designate areas where the
community is expected to grow and public services are planned to be extended. Within the URL
are Master Plan areas for future community expansion. Those areas are intended to provide a
range of complementary land uses necessary to support livable neighborhoods that are
integrated into the existing community.

The Community Plan provides standards for preparation of Master Plans for the following plan
areas:

 Fallingstar
 Halpin
 Peck Ranch

3.2.1 Master Plan Requirements

Each Master Plan shall address the following:
1. The distribution, location, and extent of land uses within the area covered by the
Master Plan.
2. The proposed distribution, location, extent and intensity of major components of
public and private transportation, wastewater, water, drainage, solid waste disposal,
energy, and other essential facilities proposed to be located within the area covered
by the Master Plan.
3. Standards and criteria by which development will proceed, and standards for the
conservation, development, and utilization of natural resources, where applicable.
4. A program of implementation measures, including regulations, programs,
infrastructure improvements, necessary rezoning and land use entitlements, and
financing measures.
5. Provision of commercial development for goods, services and employment in time to
serve the growing population, consistent with market demand.

The overall land use pattern and total amount of development within a proposed Master
Plan area must be consistent with the designations of the Shandon Community Plan. The
specific distribution of land uses on portions of the Master Plan area may differ somewhat
from that shown in the Community Plan, as long as the total acreage, range of housing
densities, and public amenities identified in the Community Plan are maintained.

| Land Use and neighborhood Design 41

In addition to the requirements described above, all Master Plans shall be planned and
designed to carry out the following objectives and principles.

3.2.2 Master Plan Objectives

The objectives for Master Plans proposed within the community are to:

1. Implement the San Luis Obispo County General Plan and the Shandon Community
Plan;

2. Establish a framework for the orderly development of expansion areas that

prioritizes conversion of agricultural lands consistent with Agricultural Element
Policy 24, ensuring that development is well-connected and complementary to the
existing downtown, community core, and residential neighborhoods;

3. Coordinate development and ensure the construction of key infrastructure and

public facilities; and

4. Develop site-specific standards and programs to protect substantial physical

features, agricultural lands, and natural habitats such as rivers, creeks, hills, and
corridors between those habitat areas.

42 Land Use and Neighborhood Design|

| Land Use and neighborhood Design 43
 3.2.3 Master Plan Sustainability Principles
The following principles are to be incorporated into the Master Plan areas in order to
achieve sustainable development.

1. Walkability – Provide strong pedestrian connectivity and ensure that new residences
are no more than approximately one-half mile from services, future transit and other
daily needs.

2. Public Transit – Consider future public transit needs in the layout of the Master Plan
areas. Future transit should be well linked and provide extensive coverage to as
many facilities, amenities and residences as possible within a one-half mile walking
distance. The transit systems should be part of the regional transit network.

3. Water Conservation – Use techniques and technologies, including ultra-low-flow

fixtures, native and/or appropriate drought-tolerant landscaping, high-efficiency
irrigation systems, and natural drainage systems.

4. Parks and Open Space – Provide well-linked passive and active parks to enhance the
Master Plan Areas’ recreational amenities and provide opportunities for exercise and
recreation.

5. Materials and Methods of Construction – Use materials that are appropriate to the
local area. Materials should, preferably and as practicably possible, be obtained
locally and have at least some recycled components. Sustainable best management
practices (BMPs) such as pervious pavements should be incorporated in site designs.

6. Green Technology - Promote “green” technology, including the use of solar

components and “Low Impact Development” (LID) design techniques. Examples of
LID techniques include bio-swales for water capture and filtration, and retention
areas that may be also used as park sites.

7. Balanced Growth – Provide opportunities for and facilitate commercial development

for goods, services and employment in time to serve the growing population,
consistent with market demand.

8. Agricultural Resource Protection – Provide appropriate buffers and transitions

between urban and agricultural uses.

3.3 Master Plan Design Principles

3.3.1 Community Design Principles

Compact Development
1. Make use of compact development to minimize economic, social and environmental
costs and use resources and infrastructure efficiently.

44 Land Use and Neighborhood Design|

Center Focus
2. The Commercial nodes on Fallingstar and Peck Ranch should accommodate an
appropriately-scaled and economically healthy core or center with a range of
commercial, residential, civic, cultural, and recreational uses.

Neighborhood Identity.
3. Design neighborhoods with unique identities and with defined common and open
spaces.

Connectivity
4. Provide logical, attractive and safe pedestrian and bicycle circulation within new
development areas, and connect such areas with existing residential and commercial
areas.
5. Provide for a pedestrian connection over San Juan Creek.
6. Design the street system to provide an overall grid-type of layout that provides
multiple routes of travel and reduces congestion.
7. Ensure that the community is well-connected or linked by providing a mix of
attractive and safe pedestrian, bicycle and vehicular routes within new development
areas and by connecting those areas to existing residential and commercial areas.

Mixed Use and Diversity

8. Provide a mix of shops, offices, apartments, and homes in appropriate locations.

Utilities and Streets

9. Utilize design measures to encourage automobiles to travel at slower speeds,
particularly through residential areas.
10. As allowed by State and Federal law, place all utilities underground.
11. Design street lighting to provide adequate illumination for public safety, but limit
light pollution.
12. Plan for all homes to connect to the sewer system.
13. Construct paved streets. Install gutters (may include bio-swales where appropriate)
and sidewalks for commercial areas, multi-family areas and higher-density
residential areas.
14. Design drainage systems to maximize percolation. Use Low Impact Development
(LID) techniques such as roadside drainage/infiltration in areas with lower-density
development.
15. Design a circulation system to help deter congestion around school sites and
commercial areas during critical times of the day and evening hours.

Environment
16. Design development to take into account and follow the existing topography in
order to reduce the impact of grading and the need for excessive infrastructure.
17. Work with state and federal agencies to accommodate wildlife needs, such as
preserves or corridors, based on biological/scientific evaluation.
18. Design and orient development in a manner that minimizes land use
incompatibilities with agricultural resources and operations.

| Land Use and neighborhood Design 45

3.3.2 Housing Design Principles
Work Force and Affordable Housing
1. Integrate work force and affordable housing into proposed neighborhoods and
development. Provide opportunities for ownership and rental housing in a
combination of affordability levels: very low income, lower income, moderate
income, and work force housing.

Housing Variety
2. Provide a variety of housing types that includes single family residential units on lots
of varying sizes, as well as high density multi-family units, such as apartments,
duplexes, triplexes, four-plexes, townhouses, and condominiums.
3. Include a variety of housing types in each development phase where possible.

Housing Densities
4. Plan for higher housing densities near commercial areas, public services and transit,
in keeping with the County’s Strategic Growth Principles. Allow for densities to
generally decrease as the distance from such areas increases.

3.3.3 Public Utilities, Services and Circulation

Development will involve significant improvements in public services, primarily
water, wastewater, and circulation. Shandon’s water system was not originally
designed to accommodate major community expansion. Water supply and storage
improvements are needed for successful development. Additional water storage
facilities are needed to provide for adequate emergency and fire protection storage
for the existing community, as well as for the demands of new development. The
town’s water storage reservoir is located on the Halpin property outside of the URL,
and it is anticipated that a new water storage reservoir will be needed in that vicinity.

A wastewater treatment facility will be necessary to accommodate the density of

residential and commercial development that is envisioned. Project development
would include the construction of a wastewater collection, treatment and disposal
system to serve the development. The system will need to be designed as a public
facility, with provisions for future expansion to provide service to the existing town.

Circulation system improvements will also be needed to accommodate the additional

traffic and pedestrian volumes generated by development in the Master Plan Areas.
Improvements will be required, for example, to Centre Street, San Juan Road, and the
SR 46 intersections with East and West Centre Streets. Internal project streets will
need to be developed to County standards, including paved streets. Pedestrian
access over San Juan Creek will need to be improved.

Project impacts to other public services such as police (Sheriff) and fire protection
will be evaluated through the Master Plans and their environmental determinations.

46 Land Use and Neighborhood Design|

3.4 Fallingstar and Halpin Master Plan Areas
The Fallingstar Master Plan Area consists of approximately 86 acres and is located in the
southeastern part of the community on gently sloping land. This area is to be developed with
residential single family, multi-family, commercial, and related uses (See Figure 3.3).

The Fallingstar Plan Area is envisioned as a master-planned community with a strong sense of
place. The land use concept for this area should combine contemporary planning and design
concepts with historical relevance and respect for the natural systems on the site. It should
also complement the character of adjacent land uses. The land use design should arrange
residential neighborhoods in close proximity to open space, natural habitat, and parks.

Primary access to the Master Plan Area is from Centre Street and San Juan Road. A hierarchical
roadway system distributes traffic through the Master Plan Areas and internally connects the
land uses. Alternative transportation opportunities will be promoted through the use of
walking and bicycle systems.

The Halpin Master Plan Area lies east of Fallingstar and includes approximately 29 acres within
the URL. Land uses within this area are to include open space, agriculture, commercial services,
and residential. The design for the eastern edge of the Plan Area should maintain a historic
sense of openness by visually linking residents to open space, agriculture and the hillsides that
form a magnificent backdrop to the community.

This property is subject to a Land Conservation Act contract until January 2013, when a Notice
of Non-Renewal expires. Until that time, no residential or commercial development is
permitted. The area has varied topography, with extensive moderately-sloping areas and
numerous ridges and canyons where slopes range from 5% to near vertical. Significant site
features include the state water pipeline, which generally parallels San Juan Creek Road, the
County Service Area No. 16 Water Storage Facility, and several existing residential structures.

| Land Use and neighborhood Design 47

 Figure 3.3
Fallingstar and Halpin
Master Plan Areas

48 Land Use and Neighborhood Design|

3.4.1 Fallingstar Master Plan Land Uses
The Fallingstar Master Plan Area includes approximately two acres of Commercial
Retail, two acres of Mixed Use (commercial and office), 52 acres of Residential
Single Family, 2.5 acres of Recreation, and 14.2 acres of Creek Area. The
Fallingstar development would support a maximum of 395 dwelling units and
approximately 1,450 people.

Table 3.5 shows a summary of the different land use types within the Fallingstar
Master Plan Area, the approximate acreage for each land use type and the relative
distribution of land (percentage) for each land use type (Section 3.1 describes the
different land use areas). Where residential uses are allowed, the table identifies
the average number of dwellings in terms of dwelling units per acre, the number
of units that existed in 2011, potential new units that could be added based on
the acreage of each land use type, and population estimates. Non-residential uses
are characterized in terms of potential floor area expressed in square feet. The
total figures are the maximum at plan buildout. Figure 3.3 illustrates where the
land use areas are located.

Commercial land uses within Fallingstar consist of Commercial Service,

Commercial Retail, and Mixed Use. This area serves as the eastern gateway into
the community. The Commercial Retail and Mixed Use areas should provide
complementary uses to the downtown core that could include restaurants,
lodging, a visitor’s center, or retail sales. The Commercial Service site on the north
side of Centre Street could accommodate a service station or other service use that
may not be appropriate downtown. The Mixed Use designation encourages
establishment of residential uses in combination with commercial, which should
contribute to the diversity of uses and activities, encourage economic
opportunities, and add character to the community’s eastern gateway.

Residential areas within Fallingstar include both single family and multi-family
development. Land designated Single Family should be developed at a density
similar to that of neighboring residential units, with an opportunity to increase
density up to 12 units per acre as appropriate. Multi-family residential areas allow
up to 20 units per acre and are intended to provide opportunities for a variety of
housing types and choices, including rental and affordable housing. Concentrating
residential density in this area will increase the number of people within walking
distance of adjacent commercial uses.

Complementary to the principles found in Sections 3.2.3 and 3.3, the following
design principles should be followed in the Fallingstar Master Plan:

o Compact Development. Design compact development to minimize

economic, social and environmental costs and use resources and
infrastructure efficiently.

o Center Focus. In the Commercial node, accommodate an appropriately-

scaled and economically healthy village center with a range of
commercial, residential, civic, cultural and recreational uses.

o Neighborhood Identity. Establish neighborhood identities using defined

common and open spaces.

o Connectivity. Provide interconnected, attractive and safe pedestrian and

bicycle circulation within new development areas and between those

| Land Use and neighborhood Design 49

 areas and surrounding areas of town. Provide for a pedestrian
connection over the San Juan Creek. Design the street systems to provide
an overall grid type of layout that offers multiple routes of travel and
reduces congestion.

o Walkability. Establish residential neighborhoods within a 10-minute walk

to most services and employment areas. Design streets to be pedestrian-
friendly with ample trees. Locate commercial buildings close to the street,
placing parking behind buildings.

o Mixed Use and Diversity. In appropriate areas, provide a mix of shops,

offices, apartments and homes in single blocks and neighborhoods.

o Traffic Calming. Utilize design measures to encourage automobiles to

travel at slower speeds, particularly through residential areas.

o Utilities and Streets. Place utilities underground and design street

lighting to provide adequate illumination for public safety while
minimizing light pollution. Connect all land uses to a community sewer
system. Pave streets and install sidewalks. Install gutters in commercial
areas, multi-family areas and higher-density residential areas. In less
dense areas, large landscaped areas, and areas adjacent to open space,
utilize Low Impact Development (LID) practices such as bio-swales for
handling roadside drainage.

50 Land Use and Neighborhood Design |

 3.5: Fallingstar (San Juan Village)
Non
Units Potential
Acres 1 Land Use Existing Res.
Land Use /Acre New Population
Distribution Units 3 Square
2 Units
Feet 6
Residential
Single 52.2 60.6% 5.1 3 263 974
Family (RSF)
Residential
Multi-
7.6 8.8% 14.0 1 106 392
Family
(RMF)
Commercial
1.4 1.6% 1 4
Retail (CR) – – 9,000
Commercial
0.8 0.9%
Service (CS) – – – – 5,000
Mixed Use 2.2 2.6% 9.5 21 77
(MU) – 16,000
Recreation 2.5 2.9%
(Rec) – – – –
Creek (C) 14.2 16.5% – – – –
Collector 5.3 6.1%
Streets 5 – – – –
Sub-Total 86.2 100.0% – 5 390 1,4474 30,000
Total 86.2 – – – 395 1,446 30,000
Notes:
1. Represents gross acreage, including internal streets and alleys.
2. Represents the gross density for each residential land use area in the San Juan Village project. Communitywide
averages are identified in Table 3.1.
3. Existing units may be replaced by new units. The existing unit in the Commercial Retail land use area may be
replaced in a residential single family area.
4. Population estimates are based on 3.66 persons per household (2000 Census) with variation due to rounding.
5. Includes the rights-of-way for Centre Street and San Juan Road. There are approximately 8 additional acres of
internal streets, paths and alleys within the San Juan Village project.
6. Non-residential floor area is based on floor area averages for each land use area, build-out assumptions of less
than 100% in the Commercial Retail, Mixed Use and Commercial Service areas.

3.4.2 Halpin Master Plan Land Uses

The Halpin Master Plan Area is intended to create a lower density neighborhood
that provides a transition from urban to rural and agricultural uses located to the
south and east of the community. The Master Plan Area includes approximately 8
acres of larger-lot Residential Single Family (RSF) land that may yield a maximum
of 16 units and a population of 59. A nine-acre Commercial Service (CS) area is
provided at the northern border of the Halpin Master Plan Area that has the
potential to provide approximately 53,600 square feet of gross floor area. Habitat
Areas and Agriculture border Halpin to the north, east and south.

Table 3.6 shows a summary of the different land use types within the Halpin
Master Plan Area, the approximate acreage for each land use type and the relative
distribution of land (percentage) for each land use type. (Section 3.1 provides a

| Land Use and Neighborhood Design 51

 description of each land use type). Where residential uses are allowed, the table
identifies the average number of dwellings in terms of dwelling units per acre, the
number of units that existed in 2011, potential new units that could be added
based on the acreage of each land use type, and population estimates. Non-
residential uses are characterized in terms of potential floor area in square feet.
The total figures are the maximum at plan buildout. Figure 3.3 illustrates where
the land use areas are located.

The Commercial Service site located on San Juan Road adjacent to Centre Street is
intended to attract a business park or light industrial-type use that provides local
employment opportunities. The use should be compatible with the Residential
Single Family (RSF) uses to the south. It is important for this site to develop in a
timely manner so that commercial development keeps pace with residential
development and helps implement the economic policies found in Chapter 2.

A small Residential Single Family area helps to create a transition from urban to
habitat and agricultural uses. Land designated for Single Family development is
required to have larger lots at a lower density. Homes would be located within
walking distance to the Centre Street commercial uses and should incorporate
pedestrian-friendly design elements such as separated sidewalks, shady street
trees, and safe crossing opportunities.

3.6: Halpin
Non
Potential
Land Use Units/ Existing Population Res.
Land Use Acres 1 New
Distribution Acre Units 2 3 Square
Units
Feet 4
Residential
Single Family 8 4.3% 2.0 2 13 55
(RSF)
Commercial
9 4.9% 1
Service (CS) – – 4 53,600
Habitat (H) 30 16.2% – 0 – 0
Agriculture
123 66.4%
(AG) – – – –
Streets, Trails,
15 8.0%
etc. – – – –
Sub-Total 185 100.0% – 3 13 59 53,600
Total 185 – – – 16 59 53,600
Notes:
1. Represents gross acreage, including internal streets and alleys.
2. Existing units may be replaced by new units. The existing dwelling unit in the
Commercial Service land use area may be replaced in a residential single family
area.
3. Population estimates are based on 3.66 persons per household (2000 Census).
4. Non-residential floor area is based on floor area averages for each land use
area, build-out assumptions of less than 100% in the Commercial Retail, Mixed
Use and Commercial Service areas.

52 Land Use and Neighborhood Design |

3.5 Peck Ranch Master Plan Area
There are about 633 acres of the Peck Ranch within the Shandon Study Area, 98 of
which are located within the Shandon URL and make up the Peck Ranch Master Plan
Area. The larger Peck Ranch extends westward well beyond the Shandon Study Area
(see Figure 3.4 for the locations of these areas).

The Peck Ranch presents an opportunity to embrace proximity to Crawford W. Clarke

Memorial Park by introducing residential and commercial uses to the north and west,
creating a “village” atmosphere that is a logical expansion of the downtown core. This
expansion area is accessible from Centre Street along First Street or via new connecting
streets west of the park. It is within a walkable distance from Centre Street via
pedestrian and bicycle access through the park, allowing a pleasant separation from
vehicular traffic.

The Peck Ranch property is intended to provide opportunities for local employment and
associated residential development in Shandon. In addition, development of this area
could include:

 Enhancement or expansion of the community park.

 A location for a health clinic and new civic uses, such as a new library site
 Extension of the wastewater collection system through town
 An attractive gateway along Centre Street
 Visitor-serving uses at West Centre Street and SR 46 (outside of the URL).

Most of the Peck Ranch Master Plan Area is subject to Land Conservation Act contracts.
Notices of non-renewal on those contracts will expire in February 2015. Until that time,
only that development permitted under the Agriculture land use category and in the
specific contracts is allowable.

Development within this area will require preparation of a Master Plan consistent with
the land uses shown in Figure 3.4, including the Commercial Retail and Commercial
Service uses along Centre Street.

3.5.1 Peck Ranch Master Plan Land Uses

The land uses in the 98-acre Peck Ranch Master Plan Area consist of the following:
10 acres of Commercial Retail, six acres of Residential Multi-Family, 54 acres of
Residential Single Family, 12 acres of Commercial Service, four acres of Mixed Use,
and 12 acres of Recreation. Buildout of this Master Plan Area could support
approximately 422 dwelling units with 1,545 people, and a maximum of 140,300
square feet of retail and commercial service uses.

| Land Use and Neighborhood Design 53

54 Land Use and Neighborhood Design |
 Table 3.7 shows a summary of the different land use types within the Peck Ranch
Master Plan Area, the approximate acreage for each land use type and the relative
distribution of land (percentage) for each land use type. (Section 3.1 provides a
description of each land use type). Where residential uses are allowed, the table
identifies the average number of dwellings in terms of dwelling units per acre,
potential new units that could be added based on the acreage of each land use
type, and population estimates. Non-residential uses are characterized in terms of
potential floor area in square feet. The total figures are the maximum at plan
buildout. Figure 3.4 – Peck Ranch Master Plan Areas illustrates where the land use
areas are located.

3.7: Peck Ranch

Land Use Units Existing Potential Population Non Res.
Land Use Acres 1
Distribution /Acre Units New Units 2 Square Feet 3

Residential
Single 54 8.5% 4.3 – 300 1098 –
Family (RSF)
Residential
Multi-Family 6 0.9% 13.6 – 82 300 –
(RMF)
Commercial
10 1.6% – – – – 26,500
Retail (CR)
Commercial
36 5.6% – – – – 80,400
Service (CS)
Mixed Use
4 0.6% 10 – 40 146 47,100
(MU)
Recreation
12 1.9% – – – – –
(Rec)
Creek Area
184 29.1% – – – – –
(C)
Agriculture
257 40.4% – – – – –
(AG)
Streets,
Trails, etc.
70 11.1% – – – – –
(includes
Hwy)
Total 633 – – – 422 1,545 164,000

Notes:
1. Represents gross acreage, including internal streets and alleys.
2. Population estimates are based on 3.66 persons per household (2000 Census).
3. Non-residential floor area is based on floor area averages for each land use area, build-out assumptions of less
than 100% in the Commercial Retail, Mixed Use and Commercial Service areas. Approximately 24,000 square feet
of floor area would be located on the detached CS site located outside of the URL.

| Land Use and Neighborhood Design 55

 The Commercial Service category on the Peck Ranch is intended to provide two
distinct uses. The 25.8 acres of Commercial Service along SR 46 are intended for
visitor-serving uses and the 14.2 acres along Centre Street are intended for
business park uses. The visitor-serving site will utilize an on-site well and septic
system; therefore, the FAR will likely be less than 0.20. Uses could include a
service station, lodging and visitor-related retail sales. Site design should include
smaller, low-profile buildings with a village character and setting and/or
agricultural style that blends with the surrounding area. Landscape materials
should be selected to significantly break-up the views from SR 46 and West Centre
Street.

The business park area would accommodate light-industrial, office and other
businesses that could provide head-of-household jobs. FAR for the business park
should be close to 0.35, allowing additional room for larger landscape areas along
Centre Street. As with the site in the Halpin Master Plan Area, it is important for
this site to develop in a timely manner so that commercial development keeps
pace with residential development and the economic policies in Chapter 2 are
implemented.

The 12-acre Commercial Retail area is located adjacent to Centre Street and the
existing Fire Station. It should accommodate one or more parking-dependent
retail tenants such as a grocery or drug store. This area could also provide a site
for a health clinic or other civic use.

Mixed Use areas located north of the community park help create a “village”-style
development by blending commercial and residential uses. FARs in this area
should be 0.5 or higher. Two-story buildings should front onto either the park or
a central green or plaza. Uses should be pedestrian-oriented and complement the
park, such as cafés, ice cream parlors, coffee shops, and boutique-style shops.
Retail shops should be located on the ground floor, with residential units or office
space located above. Blocks could be shorter to allow for more corner stores.
Street parking should be limited, with shared parking facilities located away from
the activity center.

Residential uses within the Peck Ranch include Residential Single Family, Multi-
Family Residential, and Mixed Use. Land designated for Single Family should be
developed at a density similar to that of neighboring residential units and include
an opportunity to increase density up to 12 units per acre as appropriate. Multi-
Family residential areas allow up to 20 units per acre and are intended to provide
much needed rental and affordable housing. Mixed Use development would be
allowable up to 10 units per gross acre. Concentrating residential density in this
area will increase the number of people within walking distance to the adjacent
commercial uses and the downtown.

The Peck Ranch includes tow additional areas of Recreation (REC) land. One area
is approximately four acres in size to allow for expansion of the community park
that enables additional active use facilities. Another area is adjacent to First Street.
This site would act as a transition from the adjacent residential neighborhood. It
is envisioned that passive recreational uses such as a walking trail, community
garden, picnic areas, plaza, or bandstand could be located there.

56 Land Use and Neighborhood Design |

3.6 Combining Designations
Combining designations are special overlay categories applied in areas of the county
with hazardous conditions or special resources. In those areas, more detailed review is
needed to avoid adverse environmental impacts or effects of hazardous conditions on
proposed development projects. The following areas are subject to special combining
designations. In some cases, specific standards have been adopted for an area where a
combining designation is applied. Those standards are found in Article 9 of the Land
Use Ordinance (Chapter 22.110 – Shandon/Carrizo Planning Area) and are summarized
in Chapter 9 of this Community Plan. The standards apply to development proposals, in
addition to the standards of Chapter 22.14 of the Land Use Ordinance.

3.6.1 Estrella River, Cholame Creek, and San Juan Creek Flood
Hazard (FH)
The Estrella River begins at the confluence of Cholame Creek and San Juan Creek
and flows in a westerly direction towards the Salinas River. Cholame Creek drains
toward Shandon, flowing in a southwesterly direction, and San Juan Creek flows in
a northerly direction from the southeast. According to the Federal Emergency
Management Agency (FEMA), the floodplains of all of these creeks are designated
as Zone A, which means that they are special flood hazard areas that are capable
of being inundated by a 100-year flood (See Figure 7.6). Floodplains are
considered a high-level constraint due to flooding hazards and channel instability.
Existing parcels and proposed development within the floodplain are subject to
FEMA and County Land Use Ordinance development standards and requirements.
The 100-year flood levels on these water courses are designated Flood Hazard on
the official Combining Designation maps.

3.6.2 Shandon Liquefaction (GSA)

The entire area within the Shandon Urban Reserve Line has a high potential for
liquefaction according to the Safety Element of the County General Plan. Due to
the presence of unconsolidated alluvial material and shallow groundwater, there is
a high potential for liquefaction and seismically-induced settlement.

3.6.3 Wildlife Habitat (SRA)

The riparian forest and a portion of the adjacent upland areas associated with the
Estrella River, Cholame Creek and San Juan Creek are important wildlife habitat for
the San Joaquin kit fox, Western burrowing owl and other wildlife species, and
serve as important corridors for wildlife movement. Another important wildlife
movement corridor is located near the base of the hillside at the easterly edge of
the community. Development will need to comply with the stream setbacks and
other applicable provisions in the Shandon Community Plan Habitat Conservation
Plan (HCP).

| Land Use and Neighborhood Design 57

3.7 Land Use and Neighborhood Design Policies
Communitywide
LUND-1 Balance residential, commercial and other development in order to provide the
best opportunity to meet the employment opportunities and the daily
shopping, recreational and other needs of the growing community.
LUND-2 Maintain a small town character by managing growth of the community
through the establishment of development phases over the span of the
Community Plan.
LUND-3 Locate most medium and high-density residential uses and higher-intensity
non-residential uses within one-quarter mile of future transit stops and/or
neighborhood serving commercial centers.
LUND-4 Encourage a mix of uses in neighborhood centers through the review and
approval of proposed development projects as follows:
In neighborhood centers that have a mix of land-use designations, give strong
consideration to incorporating uses such as neighborhood commercial, civic
and institutional uses, parks and open space, and plazas and squares as
appropriate into development proposals. Make exceptions for uses that are
found to be infeasible or unnecessary at the particular location, for example,
because they are provided in close proximity.
Commercial
The following commercial design policies apply within the Commercial Retail (CR),
Commercial Service (CS), and Mixed Use (MU) areas (refer to Figure 3.1.2).

LUND-5 Encourage compact urban form by allowing floor area ratios consistent with
those found in small downtowns rather than suburban settings.

LUND-6 Commercial development should be designed to foster walking within the

commercial area and connect to adjacent neighborhoods. Utilize compact
form where appropriate to maximize proximity to commercial uses.

LUND-7 Locate and design commercial and mixed-use development to become hubs of
social and economic activity.

LUND-8 Locate pedestrian-oriented uses on the ground floor of each non-residential

structure. These may include walk-in uses such as restaurants, retail stores,
health/fitness facilities, personal services, community service organizations,
and similar uses.

LUND-9 Avoid “commercial strips” where long blocks are dominated by parking lots,
and encourage the grouping of commercial land uses in core areas.

LUND-10 Work with the community to establish and maintain an architectural style that
reflects community preferences.

LUND-11 Commercial development shall provide appropriately-scaled public amenities

such as plazas or gathering places, outdoor dining, architectural and
landscape features, fountains, art, and street furniture.

58 Land Use and Neighborhood Design |

LUND-12 New commercial developments should incorporate design elements to
minimize visual and noise impacts and achieve compatibility when adjacent to
residential neighborhoods.

LUND-13 Commercial uses that require large amounts of parking should be located
away from the downtown core.

Residential
LUND-14 Design new residential development projects to integrate with existing
neighborhoods where possible. Design new subdivisions so that individual,
separately-developed projects work together to create true neighborhoods
with a sense of identity, rather than disjointed or isolated enclaves.
LUND-15 Design multi-family development to be compatible with surrounding single
family residential development in form and architectural character.
LUND-16 Encourage the development of multi-family residential units together with
single family development in order to achieve the overall mix of multi-family
and single family residential development in the land use plan.
LUND-17 Provide adequate buffers between residential and incompatible non-residential
land uses, consistent with County standards.
LUND-18 Discourage residential developments that appear as continuous walled-off
areas disconnected and isolated from the rest of the community. Although
walls and fences may be useful for security, sound attenuation, and privacy,
employ other creative design solutions using a variety of materials, heights,
lengths and landscape materials where feasible in order to meet these
objectives and create a welcoming neighborhood appearance.
LUND-19 Provide a mix of residential housing types affordable to a wide range of
income groups, consistent with the goals, policies and programs of the San
Luis Obispo County General Plan.
Open Space and Recreation
LUND-20 Provide adequate open space, trails, parks, and recreational facilities that are
centrally located and linked throughout the community in order to meet the
needs of the community residents.

3.8 Land Use and Neighborhood Design Implementing

Programs
LUNDIP-1 Work with the community to identify grants or other programs to help
redevelop single family residences into live-work arrangements.
LUNDIP-2 Coordinate with Caltrans to relocate their maintenance yard on Centre Street
to a more suitable location.
LUNDIP-3 If there is interest and a likely source of funding (see PEIP-2 in Section 2.4 of
this Plan), work with business and property owners and the community to
prepare and implement a downtown enhancement plan that could include
traffic calming measures, street trees, landscaping, lighting, street furniture,
and gateway amenities. This program is dependent upon completion of a
route transfer of this section of Centre Street from Caltrans to the County.

| Land Use and Neighborhood Design 59

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60 Land Use and Neighborhood Design |

Chapter 4: Natural Resources, Cultural Resources
and Energy Conservation
This chapter provides direction regarding the preservation and protection of natural
resources, cultural resources, and energy conservation. Shandon’s setting, adjacent to
Cholame Creek, San Juan Creek and the Estrella River includes natural resources that are
important not only for aesthetic value, but also for environmental quality, habitat
protection, recreation, and agriculture. Adjacency to water courses is also significant for
pre-historic and historic cultural activities. The preservation and protection of these
resources and Shandon’s historical character is an important goal of the Community
Plan.

4.1 Natural Resources

Dominant natural communities within Shandon include willow-cotton wood riparian
forest, featuring a rather dense, extensive stand along the Estrella River, and sparser
stands of riparian trees along Cholame Creek and San Juan Creek. Fields of non-native
annual grassland also are located throughout the landscape, interspersed with patches
of coyote brush scrub, and less commonly, saltbush scrub. Agricultural fields and
vineyards also contribute to the natural setting. Ruderal (disturbed) areas with primarily
weedy vegetation are common along road edges, adjacent to fields and pastures, and
between residential developments.

4.1.1 Biological Resources

The Study Area is characterized by five plant communities and wildlife habitats:
willow-cottonwood riparian forest, non-native annual grassland, agricultural fields,
vineyards and ruderal (disturbed).

Willow-Cottonwood Riparian Forest

These communities feature tall, open, broad-leafed, winter-deciduous riparian
forests dominated by Fremont cottonwood and arroyo willow. These areas
support cover for wildlife and good foraging habitat. Riparian zones help provide
corridors for migratory birds and mammals and its habitat value increases when
water is present. (Shandon Study Area Environmental Constraints Analysis –
Morro Group, Inc.).

Non-Native Annual Grassland

Non-native annual grassland is found throughout California, primarily below 3,000
feet elevation on fine-textured, usually clay soils. This vegetation type is
dominated by introduced annual grasses in association with many species of
showy native forbs, especially in years of abundant rainfall. These grasses and
flowers germinate with the onset of late fall and winter rains. Growth, flowering,
and seed-set take place from winter through spring. Most annuals in this
community die by summer and persist as seeds until the return of winter rains.

In the Study Area, non-native annual grassland is concentrated in undeveloped

fields adjacent to the Estrella River riparian corridor. These grasslands are
dominated by Mediterranean species such as soft chess brome, Italian ryegrass,
and wild oats, as well as various weedy associate species. Patches of coyote brush
scrub and saltbush scrub are also located sporadically in some of these
grasslands. (Shandon Study Area Environmental Constraints Analysis – Morro
Group, Inc.).

| Natural Resources, Cultural Resources and Energy Conservation 61

 Agricultural Fields
Agricultural production within and in the vicinity of the community includes
pastures, dry croplands, mixed croplands, specialty crops, and row crops.
Production includes grain, table grapes, carrots and other row crops, and cattle.
Several agricultural fields, including pastures, hayfields, and fallow fields, are
located within the community. As with vineyards, agricultural areas can fragment
wildlife habitats and corridors. Although the effects of this landscape alteration
are typically not as intense as conversion to viticulture. The vegetation in
agricultural fields often provide habitat for fossorial small mammals such as
California ground squirrel, white-footed mice, pocket mice, voles, and Botta’s
pocket gophers. The presence of this small mammal prey base can provide
foraging opportunities for various raptors, and foraging and migration
opportunities for carnivores such as San Joaquin kit fox. (Shandon Study Area
Environmental Constraints Analysis – Morro Group, Inc.).

Vineyards
Several vineyards are located within the Study Area. Vineyards often completely
replace native vegetation, and can fragment wildlife corridors. Despite
widespread conversion of large areas of the northern San Luis Obispo County
landscape from natural habitats to viticulture in recent years, certain special-
status species continue to use vineyards as foraging and dispersal habitat,
including the San Joaquin kit fox. Birds also use vineyards as foraging areas.
(Shandon Study Area Environmental Constraints Analysis – Morro Group, Inc.).

4.1.2 Sensitive Resource Areas

The stream corridors and a portion of the adjacent grassland will be designated as
Sensitive Resource Areas on the Combining Designation Map for the protection of
habitat and migration corridor for wildlife (primarily for the San Joaquin kit fox
and Western burrowing owl). A Habitat Conservation Plan (HCP) will be completed
for the San Joaquin kit fox, Western burrowing owl, and Vernal pool fairy shrimp.
The mitigation strategies developed in the HCP will likely result in development
standards for the community as well as permanent open space or conservation
easements through the community.

Special Status Plant Communities The CNDDB (2005) has occurrence records
for several special-status plant and wildlife species within the community, which
are located within the Shandon, Cholame, Shedd Canyon, and Camatta Canyon
USGS 7.5-minute quadrangles. The following list contains the names of all special-
status species known to occur within the Study Area.

 San Luis Obispo mariposa lily

 Dwarf calycadenia
 Lemmon’s jewelflower
 Hall’s tarplant
 Temblor buckwheat
 Round-leaved filaree

62 Natural Resources, Cultural Resources and Energy Conservation|

 Special Status Animal Species The following list contains the names of all
special-status species known or with potential to occur within the Study area.

 Longhorn fairy shrimp  Prairie falcon

 Vernal pool fairy shrimp  Western burrowing owl
 Western spadefoot  Loggerheard shrike
 Southwestern pond  California horned lark
turtle  Giant kangaroo rat
 Blunt-nosed leopard  San Joaquin pocket
lizard mouse
 Coast (California)  Tulare grasshopper
horned lizard mouse
 Silvery legless lizard  American badger
 Two-striped garter snake  California condor
 San Joaquin whipsnake  Peregrine falcon
 White-tailed kite  San Joaquin kit fox
 Golden eagle

4.2 Cultural Resources

Highway 41/46 corridor has historically served as a traveling route between the coastal areas
and the Central Valley. These same routes were previously used by aboriginals for the
movement of people and goods as well. The community of Shandon represents one of the few
remaining small, agricultural communities that were relatively common in San Luis Obispo
County in the late 1800s and early 1900s. Most of these communities have disappeared,
leaving behind little physical evidence or written documentation. Consequently, the
community of Shandon is in many ways an important historic resource.

4.2.1 Archaeological Resources

The community is within the border territory historically shared by Southern Salinan
Indians to the north and East, and Chumash Indians to the south and west. Based on
archival records, historical and geomorphological review of the community and phase
one archaeological surface of selected key areas of potentially higher archaeological
sensitivity, no prehistoric cultural resources were identified in the project study area.
About 50% of the more sensitive cultural areas of the community have been surveyed for
past projects and no prehistoric cultural resources have been identified; therefore, it is
determined that only a low density of cultural sites may be present in Shandon.

There is a low density of archaeological resources occurring within the community,

including small archaeological sites located within ¼ mile of water sources (Shandon
Study Area Environmental Constraints Analysis – Morro Group, Inc.).

A review of ethnohistoric, environmental, and existing archaeological surveys suggest

that prehistorically, the area may have been occupied by mobile small groups who
focused habitation around available water sources on a seasonal basis. A low density of
small seasonal archaeological sites could be located adjacent to water sources. The
known surface water sources are located outside the URL. It is also possible that buried
prehistoric sites of greater antiquity may occur in the community. These could be
located along the Estrella River and San Juan Creek from a time when these water
channels contained more water than today. It is possible that cultural sites may have
been covered with wind-blown sands in the past. While these sites cannot be identified
by surface surveys they could be unearthed during excavations.
| Natural Resources, Cultural Resources and Energy Conservation 63
 4.2.2 Historical Resources
The few historic resources officially recorded in Shandon were discovered as a result of
surveys conducted for compliance with the requirements of the CEQA and/or Section
106 of the National Historic Preservation Act (NHPA) of 1966, as amended, and it’s
implementing regulations (36CFR, Part 800).

During a 1999 Caltrans cultural resources survey for the widening of Highway 46,
discontiguous segments of previous alignments of the highway were recorded. Three
historic archaeological sites associated with the domestic remains of homesteads of
farming activities were recorded immediately north of Highway 46. The Shandon
Cemetery was recorded during this investigation (Glover et.a.1999).

An extensive inventory of rural highways in Caltrans District 5 was completed in 2000.

During this project, three historic structures belonging to the Shandon School District
were recorded along the length of the 1929 Chevron Oil petroleum pipeline: a residence
built in 1926, a 1925 flagpole, and the foundation of a 1921 gas station (Mikkelsen
et.al. 2000).

The bridge over San Juan Creek, Caltrans number 49-0098, was built in 1941. It has
been evaluated and found to be a Category 5 bridge, not eligible for listing on the
National Register of Historic Places (Caltrans 2005).

The entire core of Shandon has been identified as potentially historically significant.
Historical deposits (i.e., privies, trash pits, bottles) may be present even where there are
no standing structures. On First and Second Streets north and south of Centre Street
are numerous buildings well over 50 years in age, although some of these may have
been moved to their current location from the pumping station northeast of town. Table
4-1 lists potentially eligible properties within the community.

The small development to the west of downtown appears to be largely composed of

recent construction. Two residences are square houses with wrap-around porches and
monitor ceilings for cooling, indicating that there is the potential for these residences to
be considered historic resources. The location would have been attractive at an early
date as it is set upon a low hill (Shandon Study Area Environmental Constraints Analysis
– Morro Group, Inc.).

64 Natural Resources, Cultural Resources and Energy Conservation|

 Table 4.1: Historical Buildings Within The Project Study Area
Location Building Description/Use
Southwest Corner of Centre United Methodist Church, founded May 1891
Street and 2nd Street
Southwest Corner of 2nd and Lions Club/Community Center
Camatti
240 Centre Street House, now used as an office
400 East Centre Street House with a monitor barn and a small out building
North end of 4th Street Board and batten shed (may have been moved)
Northeast corner of 3rd and White painted Barn/Garage with clap-board sheathing
Camatti
Northeast corner of 3rd and Stuccoed commercial building, extensive remodeling
Centre but may date to an earlier period
140 3rd Street According an occupant of the property, this house
was moved from Camp Roberts to its current location
after World War II. Numerous historic and prehistoric
artifacts were found in the immediate vicinity of the
house when a new septic system was installed next
door.
354 Paraiso Place and 366 Mesa Square houses with wrap around porches and
Grande Drive monitor roofs for cooling
384 Mesa Grande Drive House and outbuildings

4.3 Natural and Cultural Resources Policies

NCRP-1 Provide adequate buffers between urban development, and sensitive biological
habitat, agricultural land and stream banks.
NCRP-2 Maintain the river and creeks in a natural state.
NCRP-3 Prevent water pollution, consistent with federal and state water policies and
standards, including but not limited to the federal Clean Water Act, Safe Drinking
Water Act, and National Pollutant Discharge Elimination System (NPDES).
Development project shall use Low Impact Development strategies to the greatest
extent practicable.
NCRP-4 Future land uses along the southern edge of the community should be low intensity
to discourage urban growth beyond the Study Area.
NCRP-5 Development shall be consistent with the Shandon Community Plan Habitat
Conservation Plan (HCP).
NCRP-6 Protect and preserve archaeological resources, paleontological resources, and
significant historic resources to the maximum extent feasible, with priority given to
avoidance of resources over mitigation for disturbed or destroyed resources.
NCRP-7 Protect and preserve significant landscape features including native trees, riparian
vegetation, and trees with significant aesthetic or historic significance cultural
heritage.
NCRP-8 Preserve oak trees and other native or historically significant trees. Site design
should incorporate these trees to the maximum extent feasible with a priority first to
avoiding impacts to the trees.

| Natural Resources, Cultural Resources and Energy Conservation 65

NCRP-9 Encourage the use of native, drought tolerant plants in landscaping for new
development, including private and public projects.

4.4 Natural and Cultural Resources Implementing Programs

NCRIP-1 Open space lands may be publicly or privately owned. Mechanisms to ensure the
long-term preservation of open space should be established, when appropriate, for
the protection of important habitat, cultural, recreational, or scenic resources.
NCRIP-2 Develop a Habitat Conservation Plan for the San Joaquin kit fox and other critical
species. Obtain a Federal “Incidental Take” permit for the community.
NCRIP-3 The County should work with the community to maintain viable agricultural land on
the periphery of the URL, encourage the continuation of farming activities outside of
the URL, and facilitate the continuance of agricultural activities within the
community’s URL until the land is needed to accommodate population and
employment growth.
NCRIP-4 Following adoption of this Community Plan and prior to any conversion of prime
agricultural land, the Planning and Building Department, in consultation with the
Agriculture Department, should develop specific priority rankings for the appropriate
timing and location of agricultural conversion. The factors used to determine these
rankings may include, but would not be limited to the following:

• Development of vacant land within urban areas before agricultural land outside of
the urban area;
• Adjacency to existing urban or suburban development;
• Prioritized protection of prime land before non-prime land; and
• Prioritized protection for certain agricultural uses (e.g., row crop terrain and
soils, specialty crops and forage)

NCRIP-5 The County should complete an inventory of historical resources within Shandon to
identify significant properties that may require additional treatment in the event of
proposed future building alterations, and to determine whether the core area of the
community qualifies as a historical district. The inventory should identify significant
buildings, structures, and sites; determine which resources contribute to the
significance of any such district, and determine where the boundaries of such
district are located. This inventory would narrow the range of buildings and
properties that require evaluation as potential historic resources. If appropriate, an
“H” Historic Site designation may be added to the official Combining Designation
map or an alternative preservation measure per the Conservation Element.

4.5 Energy Conservation

Energy conservation and increasing the use of renewable energy sources can benefit both the
environment and the economy. Residential energy costs can be lowered by using energy
efficient building materials and appliances, passive solar design and individual photovoltaic
systems. Commercial facilities will have lower operating costs by saving energy through more
efficient construction and operation. Fuel consumption can be reduced by using alternative
transportation or living and working in town. The Community Plan encourages the use of
renewable energy, implementing “green building” techniques, taking advantage of the sun, and
maintaining Shandon as a walkable community. Land use and transportation are discussed in
Chapters 3 and 5, respectively; this section identifies other techniques that can be implemented
that will contribute to the reduction in energy consumption.
 

66 Natural Resources, Cultural Resources and Energy Conservation|

  Photovoltaic (PV) Panels can be used to convert sunlight into electricity. The panels can
vary in size, style and capacity. They may be roof-mounted or ground mounted. They
can augment the energy supply or, if generated, excess electricity can possibly be sold
back to the utility company (referred to as “Net Metering”). Larger systems can be
placed on commercial roof tops or built to a scale capable of serving the entire
community.

 The use of energy efficient building materials and techniques can reduce a building’s
overall energy consumption by keeping buildings warmer in the winter and cooler in the
summer. Using materials with a high content of recycled material is also beneficial to
the environment.

 Building site design that takes in account solar orientation, the use of natural day-
lighting, passive water heating systems, reduced pavement, and proper placement of
deciduous and evergreen trees.

 Planting additional trees in public places throughout the community.

 Water conservation techniques including low water-using plumbing fixtures, “xeriscapes”

(low-water using landscapes), and using recycled water.

4.6 Energy Conservation Policies

The following policies are intended to serve as a foundation for guiding the implementation of a
green building and sustainability program for Shandon. The policies that follow are intended to
be flexible to allow creativity and variety in application.

ECP-1 Promote the use of energy efficient systems and devices, as well as the conservation
of energy throughout Shandon.

ECP-2 Promote water conservation for interior consumption, landscape consumption and
water recycling.

ECP-3 Promote the use of “green building” techniques and sustainable design throughout
Shandon.

ECP-4 Preference shall be placed on site and building design that takes advantage of solar
exposure and energy.

ECP-5 Encourage the use of landscape features that aid in regulating the temperature of
buildings, and in and around parking lots that reduce “solar gain” in summer and
allow “solar gain” in winter.

ECP-6 Support the use of renewable, locally sourced and environmentally superior building
materials and products.

ECP-7 Encourage site design and circulation patterns that enable reducing vehicle trips.

| Natural Resources, Cultural Resources and Energy Conservation 67

4.7 Energy Conservation Implementing Programs
ECIP-1 Provide energy conservation workshops for the community.

ECIP-2 Establish a local tree planting program.

ECIP-3 Provide water conservation workshops for the community that includes information
on plumbing fixture and maintenance, sound irrigation techniques, greywater
systems, and low-impact development.

ECIP-5 Evaluate the use of solar power to operate the wastewater treatment plant.

ECIP-6 Work with the community to pursue a communitywide solar energy system.

68 Natural Resources, Cultural Resources and Energy Conservation|

Chapter 5: Transportation and Circulation
Safety, efficiency, and pedestrian mobility are paramount in the design of transportation and
land use patterns in Shandon. The circulation system is designed to provide an interconnected
network of motorized and non-motorized travel, and allow convenient access between
neighborhood amenities and residential units.

Shandon’s inclination for walking should be enhanced with the provision of sidewalks,
bikeways, and trails. The use of landscaped parkways, street trees, cul-de-sacs open to
pedestrians, linear greens, and other pedestrian oriented elements contribute to the walkable
quality of neighborhoods.

Shandon’s circulation system will generally consist of a grid street patterns that will connect
new development to existing neighborhoods. The Community Plan will provide for convenient
access from surrounding neighborhoods to activity centers and commercial areas. The
Community Plan discourages the use of typical dead-end cul-de-sacs and promotes utilizing cul-
de-sacs that provide pedestrian and bicycle access to open spaces, parks, sidewalks, or other
streets. The backbone of Shandon’s circulation system will continue to be Centre Street,
currently designated as a collector, which will reach arterial thresholds with plan build out.
Truesdale Road/1st Street and San Juan Road will continue to be designated as collectors and
carry higher traffic volumes. Local streets will serve neighborhoods. Pedestrian sidewalks,
bicycle lanes and pathways will serve non-motorized circulation. Highway 46 that runs along
the northerly edge of Shandon is the principal arterial serving Shandon. All streets will be
designed to County or Caltrans standards and specifications. Please refer to Figures 5.1
through 5.5.

5.1 Connection to Existing Neighborhoods

The Community Plan provides an extension of the existing circulation system. New streets
within the URL connect to the existing community, creating a consistent street scene with
convenient access for motorists and pedestrians. Amenities including parks and commercial
nodes are centrally located to support the community. In order to improve pedestrian mobility,
cul-de-sacs open to pedestrian/bike traffic are encouraged to increase pedestrian accessibility
to neighboring development.

5.2 Principal Arterial

Highway 46 between West Centre Street and East Centre Street is planned to be widened to four
lanes. This is a State project within Caltrans’ jurisdiction. Eventually, Highway 46 will be
widened to four lanes between Paso Robles and “the Wye,” where Highways 41 and 46 meet
near Cholame, northeast of Shandon. The intersections of Centre with SR 46 at the west and
east ends of the Study Area will require improvements for safer access to the highway.

| Transportation and Circulation 69

5.3 Arterial Street – Centre St.
Arterials are designed to handle a larger volume of traffic and provide for major routes through
town. Centre Street will become an arterial between Highway 41 south, through town to
Highway 46. The Centre Street right-of-way will provide for travel lanes, turn lanes, bicycle
lanes, sidewalks and landscaped parkways. Where the right-of-way is wide enough, sidewalks
and bicycle lanes will be detached. A route transfer is proposed that would re-designate Centre
Street between State Route 41 south and State Route 46 at East Centre Street as a County road,
and that portion of West Centre Street west of SR 41 south to SR 46 as the new route for SR 41
(See Figure 5.1). The re-designation of Centre Street to a County road will enable greater
flexibility to implement local street improvements, including traffic calming measures, parking
design, street trees and gateway amenities.

5.4 Collector Streets

Collector streets provide the link between arterials and local streets. The Community Plan
identifies two north-south collector streets: San Juan Road and Truesdale Road/1st Street.
Additional collectors may be needed to serve development north and west of the community
park. Collector streets include two 12-foot wide travel lanes, eight-foot wide parking
dedications, bicycle lanes and two options for street edge treatments (see Figure 5.3).

5.5 Local Streets

Local streets provide access to individual lots and form the internal neighborhood circulation
system. The layout and connectivity of local roads are designed to feel open while providing
safety and accessibility for the pedestrian and motorist. Local public streets include 10-foot
travel lanes in each direction and accommodate on-street parking on each side (see Figure 5.4).

5.6 Alleys
Alleys provide access to residential garages located in the rear of a lot. Alleys will be designed
as welcoming spaces through the incorporation of landscaping, setbacks, and decorative
fencing. Alleys are also encouraged in other areas where vehicular access is limited or
constrained along frontages.

5.7 Cul-De-Sacs
Cul-de-sacs should be designed to provide pedestrian and bicycle access to open spaces, parks,
sidewalks or other streets while restricting through automobile traffic. The use of dead-end cul-
de-sacs (that provide access to the fronting lots only) is discouraged. In situations where major
streets with walls adjoin residential areas, access to the cul-de-sacs should be provided by wall
openings with pathway connections.

70 Transportation and Circulation|

5.8 Traffic Calming
Traffic calming is an important feature in creating a safe and enjoyable neighborhood
environment. Traffic calming elements can control traffic volumes and speeds to promote a
safe neighborhood feel within the community. Bulb-outs and roundabouts are encouraged to
be used as traffic calming elements.

Intersection bulb-outs reduce the paved surface width of a street at an intersection. They serve
two purposes: control traffic movements and provide safer pedestrian crossings as driving
speeds tend to decrease as a street narrows. Intersection bulb-outs are encouraged at
intersections near trails, detached bike paths, neighborhood parks and commercial centers.
The bulb-outs should include special paving and landscaping that does not decrease driver
sight distance at intersections.

Roundabouts designed in intersections help to reduce the speed of through traffic.

Roundabouts generally have special paving around a small landscaped island in the center of an
intersection. Vehicles are encouraged to slow down and cautiously move around a roundabout
to pass through an intersection. Driver line-of-sight should not be compromised by
landscaping or paving treatment in a roundabout.

5.9 Pedestrian and Bicycle Routes

Pedestrian and bicycle transportation can be a desirable and healthy alternative to motor vehicle
transportation. Pedestrian and bicycle routes should be provided throughout the community
as both a transportation alternative and as a major amenity feature. They may be incorporated
into the street system or via a network of community and neighborhood trails. These routes
should be safe and conveniently connect neighborhoods. All bicycle routes and trails must be
consistent with the County Bikeways Plan or County Parks and Recreation Element.

The majority of roads within the URL include sidewalks on both sides to the various focal points
of the community, such as the Crawford W. Clarke Memorial Park or commercial nodes. Within
the commercial nodes and other multi-housing family areas, bicycle racks will be provided to
encourage alternatives to driving.

5.10 Public Transit

The circulation system within the community is designed to provide public transportation
services. Transit stops should be located at key destination points such as commercial centers,
multi-family residential areas, and parks. Transit stops shall provide access for pedestrian and
bicycle connections, and shall be located within a quarter mile of neighborhoods. All transit
stops should include climate protection structures, lighting and seating areas, and shall have
adequate right-of-way to provide access to the circulation system.

| Transportation and Circulation 71

72 Transportation and Circulation|
| Transportation and Circulation 73
74 Transportation and Circulation|
| Transportation and Circulation 75
 Figure 5.5
Bike and Trail Plan

76 Transportation and Circulation|

5.11 Transportation and Circulation Policies
TC-1 Provide for a safe and efficient circulation network for the movement of people and
goods for motorized vehicles, pedestrian and alternative modes of transportation.
TC-2 Establish a network for alternative modes of transportation that makes walking and
bicycling realistic alternatives. Where feasible, create multi-use equestrian, bicycle,
and pedestrian paths along and independent of existing and new roads.
TC-3 Maintain adequate levels of service and pavement conditions on public roads.
TC-4 Require new development safely accommodate anticipated traffic volumes and
drainage.
TC-5 Discourage single-occupant vehicle trips, and encourage uses that will reduce the
need for and/or vehicle miles traveled.
TC-6 Establish internal circulation connections between various land uses and
neighborhoods within the community and discourage dead-end streets.
TC-7 Encourage traffic calming treatments, as appropriate, such as narrowing road widths
and incorporating roundabouts and bulb-outs in certain locations, such as gateways,
to help control traffic speeds.
TC-8 Plan an interconnected street system to minimize emergency response times.

5.12 Transportation and Circulation Implementing Programs

TCIP-1 Review traffic volumes and levels of service for major roads and intersection, and
update road classifications as necessary to reflect circulation patterns.
TCIP-2 Work with the community and the Bicycle Advisory and Trail Advisory Committees to
develop new pedestrian, equestrian trail and bikeway routes and specifications and
amend the County Bikeways Plan and County Parks and Recreation Element, as
needed.
TCIP-3 Pursue the right-of-way transfer for State Route 41.
TCIP-4 Pursue development of a Community Facilities District and other methods for funding
circulation mitigation measures, including those needed at SR 46.
TCIP- 5 Work with the community, SLOCOG and the Regional Transit Authority to develop a
long-term transit plan and improve access to transit options.

| Transportation and Circulation 77

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78 Transportation and Circulation|

Chapter 6: Public Facilities and Services
This Chapter discusses the public facilities and services needed to serve the community. Public
services addressed in this chapter include schools, parks and recreation, solid waste disposal
and recycling, emergency medical services, library services, fire protection, and law
enforcement. One of the basic principles of the Shandon Community Plan is to ensure that
adequate public infrastructure and services will be provided in a timely manner to serve both
new and existing development.

6.1 Public Schools

Shandon is served by the Shandon Joint Unified School District. In 2011, two school facilities
within the community were operated by the school district. Both Shandon Elementary School
and Shandon High School are located on the west side of 1st Street south of Centre Street. In
2011, the combined enrollment for both schools was approximately 360 students. The
elementary school campus has a capacity of 145 students and the high school campus has a
capacity of 187 students. Depending on the needs of the district, middle school students in
grades 7 and 8 may from time-to-time attend either campus.

Based on using 400 students per school, an additional elementary school would be necessary to
adequately serve the projected student enrollment at buildout. Expansion of the existing
campuses would likely be required. Figure 6.1 identifies the general location for a potential
school site on the east side of San Juan Creek. This neighborhood is projected to yield a
sizeable student population. The school district could also consider a third elementary school
or a separate middle school.

Table 6.1: Projected Student Generation

at Buildout
Projected Student
Generation
Residential Land Use Units Population K - 6th 7th to 12th
Residential Suburban 13 48 6 4
Residential Single Family 1019 3730 438 316
Residential Multi-Family 220 805 48 35
Mixed Use* 61 223 13 10
Comm. Service/Res 36 132 8 6
Other Land Use Categories 88 322 38 27
Total 1437 5260 551 398
Assumptions: Student generation per household in RSF, RS and “Other” categories: K-6= 0.43;
7-12=0.31. Student generation per household in RMF, MU* (expansion areas only) and CS/R
categories: K-6=0.22; 7-12= 0.16.

The Community Plan recognizes that schools are a high activity area generating vehicle and
pedestrian traffic. Schools will be sited within neighborhoods to encourage walking and create
a neighborhood focal point. Elementary schools should be located away from arterials, within
walking distance (1/2 mile) of the majority of the student population and accessible via safe
routes. A new elementary school should be developed concurrent with the need as new
residential development occurs, to reduce impacts to existing schools. The school district
should coordinate with the County Parks Division to determine the feasibility of a shared school
and park site.

| Public Facilities and Services 79

6.1.1 School Policies
SP-1 Coordinate with the Shandon Joint Unified School District for the planning,
location, and construction of new schools to ensure that facilities are
constructed in a timely fashion relative to the phasing of residential
development.
SP-2 The County, the Shandon Joint Unified School District and the proponents of
major development projects shall coordinate on the location of new school
facilities necessary to accommodate increases in student enrollment.
SP-3 Locate K-6 facilities to be within one- half-mile walking distance from the
maximum number of residences possible.
SP-4 New elementary schools shall not be located on an arterial.
SP-5 New school sites are encouraged to be built jointly with park sites.
SP-6 Work toward providing educational facilities that adequately serve the buildout
population

6.1.2 School Implementing Programs

SIP-1 In cooperation with Shandon Joint Unified School District, establish a “safe routes
to school” program.
SIP-2 Assist the school district in developing school sites and facilities to serve all
neighborhoods in the community, and to respond to the educational needs of
various sectors of the population.

80 Public Facilities and Services|

 Figure 6.1
Public Facilities

| Public Facilities and Services 81

6.2 Parks and Recreation Facilities
During the preparation of this Community Plan, participants in community workshops ranked
the need for additional parks and recreation facilities as a high priority. At buildout under this
Plan, Shandon is expected to have approximately 5,260 residents. Meeting the community’s
future need for parks and recreation will require a total of at least 15.79 acres of parkland (see
Table 6.2). On the Land Use Plan, Figure 3.1, the general location of a potential park sites are
shown adjacent to Crawford W. Clarke Memorial Park, within Fallingstar as a linear park, and
adjacent to the multi-family area at San Juan Road and Toby Way. Also shown are the general
locations of other potential park sites scattered throughout the community. Small mini-parks or
tot-lots are not shown.

Table 6.2: Parkland Requirements  

Required
Park Land
Residential Land Use Population Acres*  
Population in 2010 1,230 3.69  
Fallingstar 1,446 4.34  
Halpin 59 0.18  
Peck 1,545 4.64  
Other New Development 980 2.94  
Total 5,260 15.79  
*Three acres of parkland are required per 1,000 people  

Park and recreation facilities in 2011 included Crawford W. Clarke Memorial Park (an 11-acre
community park) with a swimming pool and a community meeting hall, tennis courts, and other
day-use facilities. These facilities met the needs for the community at the time the Community
Plan was adopted. The community park could be expanded to allow for additional active
playfields. To avoid removing mature trees within the park, expansion to the north must
include enough area for the playfields. With expansion, the park would account more than the
total acreage shown in Table 6.2, however, additional parkland would still be needed in
proximity to other residential neighborhoods.

In addition to community parks, other types of parks are also needed: neighborhood parks that
serve between 2,500 to 5,000 people, or mini-parks, pocket parks or tot-lots that serve as few
as 500 people. Tables 6.3 and 6.4 describe the characteristics of the different parks. Long-
term maintenance of parks within the community may be performed by the County Parks
Division, a special district, or private association. Also, the Shandon Elementary and High
Schools have sports facilities. However, an agreement between the School District and County
Parks would be needed before the facilities could be made available to the community.

82 Public Facilities and Services|

 Table 6.3:
Neighborhood/Community Park Characteristics
 Neighborhood Park: 2 to 10 acres
Park Size
 Community Park: greater than 10 acres
 Centrally located within a neighborhood
 If possible, within easy walking distance of a community-wide
open space corridor
 Community parks should be located on a collector or arterial
street and should not abut the interior property lines of
Location
residential lots. Neighborhood parks should be located on a
collector or local street and should avoid abutting the interior
property lines of residential lots.
 A neighborhood park may be located adjacent to or share a
school site or an open space corridor.
 Separate play areas and equipment for young children and
older children
 Individual and small group picnic areas with tables and
individual barbeques
Basic Design  Multi-purpose courts
Elements  Appropriately-sized play or athletic fields in larger parks
 Trees and structures to provide shade as appropriate in play
areas, picnic areas and seating areas
 Permanent restroom structures shall be located on site for
neighborhood parks greater than 5 acres in size
 Drinking fountains
 Trash receptacles

Table 6.4:
Mini-Park/Tot-Lot/Pocket Park Characteristics
Park Size  0.25 to 2.0 net acres
 Located within residential neighborhoods
with a maximum service area of 0.25-mile
radius
 May be located in Shandon’s downtown area
Location  Park should front on at least one street
 Sited to avoid or minimize abutting the
interior property lines of residential lots

 Small open turf areas for non-organized field

play
 Play areas and equipment for young children
Basic  Seating areas adjacent to play area(s)
Design  Picnic table(s) to accommodate 6-8 people
Elements  Trees and / or shade structure, appropriate
in play area(s) and seating area(s)
 Drinking fountains
 Trash receptacles

| Public Facilities and Services 83

 6.2.1 Parks and Recreation Policies

PRP-1 Provide a variety of park and recreation facilities for all residents in order to
promote a healthy community.

PRP-2 Provide community and neighborhood parkland at a minimum of 3.0 acres per
1,000 residents

6.2.2 Parks and Recreation Implementing Programs

PRIP-1 Expand or upgrade Crawford W. Clarke Memorial Park.

PRIP-2 Cooperate with Shandon Joint Unified School District to promote joint
development and use of school sites located within the community.
PRIP-3 Work with the community to identify ways to provide a high level of maintenance
service for all public parks and recreational facilities.
PRIP-4 Identify opportunities to secure easements or offers to dedicate land for
recreational trails.

6.3 Fire Protection and Emergency Medical Services

Fire protection for Shandon is provided by the California Department of Forestry and Fire
Protection (Cal Fire). Year-round fire protection is provided by Fire Station 31 on Centre Street,
which takes action as the first responder in emergency situations, including medical
emergencies, within a 400 square mile area. Fire station 31 is staffed with four firefighters
assigned to a Type 3 wildland fire apparatus and a Type 1 engine during the wildland fire
season, and two firefighters assigned to a Type 1 engine with access to a Type 3 apparatus
during winter months. This is an eight-bed facility and has the space to accommodate
additional staff. As the community is built-out, the existing facility will have to be expanded or
an additional station will be needed elsewhere in town. Development impact fees will be
collected for facility and capital improvements.

Shandon has a Paid-Call Firefighter (PCF) company that responds to all incidents via radio pager.
The PCF company has had up to 15 members, but that number has recently declined to 3
members.

In 2011, according to Cal Fire, staffing levels do not allow the department to meet OHSA’s “two
in, two out” requirement during a structure fire. Cal Fire bases requests for staffing on meeting
the National Fire Protection Association standard for a fire engine to be on the scene within four
minutes of receiving a call for assistance. For Station 31, additional permanent staff should be
provided to meet OSHA’s “two in, two out” requirement and maintain the minimum four-minute
response time within the Shandon URL. Since all portions of the community, including the
detached visitor serving site at West Centre Street and SR 46, will be within two miles of Station
31, four-minute response times should be maintained.

Development impact fees will be collected with new development. Those fees may be used for
facilities but not personnel. Funding sources for personnel, in addition to those in the County’s
General Fund, should be identified. (See Implementation Program FPEIP-3.)

84 Public Facilities and Services|

San Luis Obispo Command Center (ECC) handles emergency response and dispatch to Shandon.
Ambulance service to the community is provided by a private ambulance company that is
stationed in Paso Robles. The nearest hospital is Twin Cities Hospital, approximately 26 miles
away in Templeton. Additional hospital service is also available in San Luis Obispo.

6.3.1 Fire Protection and Emergency Medical Services Policies

FPEP-1 Provide adequate levels of service as the population increases.
FPEP-2 Plan an interconnected street system to minimize emergency response times.
FPEP-3 Minimize the risk of personal injury, property damage, and environmental
damage from fire, hazardous chemicals releases, natural and human- made
disasters through subdivision and development design.

6.3.2 Fire Protection and Emergency Medical Services Implementing

Programs
FPEIP-1 Prepare and disseminate information about emergency preparedness specifically
for Shandon residents.
FPEIP-2 Coordinate with the community, County Public Health Services, and urgent care
providers to establish a health clinic in Shandon.
FPEIP-3 Coordinate with Cal Fire and the community to identify funding for additional fire
protection and emergency services personnel.
FPEIP-4 Continue outreach programs by local Cal Fire personnel for fire prevention and
safety.

6.4 Law Enforcement

Law enforcement for Shandon is provided by the County Sheriff’s North Station in Templeton.
The North Station's area of responsibility covers 1,400 square miles, extending from the top of
Cuesta Grade to the Monterey County line and from the Los Padres Mountain Range east to the
Kern County line.

The San Luis Obispo County Sheriff’s Department measures levels of service based on response
times to the location of a call. The average response time to high-priority calls in 2008 was
eight minutes, which met the North Station’s goal of a 15-minute response time to such calls
(Chief Deputy Rob Reid, Personal Communication, June 5, 2009). However, response times to
Shandon may have a greater variation due to the large area being served and the location of the
patrol unit when a call is received.

| Public Facilities and Services 85

In 2011, the personnel ratio was one deputy for every 1,140 people. Based on information
provided by the Sheriff’s Office, an adequate level of law enforcement service is approximately
one deputy for every 750 people (see Table 6.5).

Table 6.5: Police Personnel Needs

Required
Residential Land Use Population
Personnel
Residential Single Family 3,730 4.97
Residential Multi-Family 805 1.07
Mixed Use 414 0.55
CS/Residential 132 0.18
Other 179 0.24
Total 5,260 7.01
Note: Police personnel needs are one deputy per 750 people (County Sheriff’s Dept.).
“Other” land uses include Commercial Retail, Commercial Service and Agriculture.

The California Highway Patrol (CHP) services San Luis Obispo County’s highways and County
roads. The nearest station is located in Templeton. The CHP is available to respond in
emergency situations, but generally does not respond to residential calls.

6.4.1 Law Enforcement Policies

LEP-1 Provide adequate levels of service as the population increases.
LEP-2 Consider community safety and site security in subdivision and development
project design.
LEP-3 Where feasible, locate public safety facilities on common or adjacent sites,
including sites shared with other public facilities, such as libraries.

6.4.2 Law Enforcement Implementing Programs

LEIP-1 Provide outreach programs by the Sheriff’s Department for crime prevention and
safety.
LEIP-2 Reduce the average response time for police service by identifying potential
funding for additional law enforcement personnel and establishing a Sheriff’s
substation in Shandon.

6.5 Solid Waste Disposal

Garbage and recycling pick-up is available through San Miguel Garbage Company. As an
option, residents may directly haul their garbage and recyclables to disposal sites.
In 2011, the County had two permitted public landfill facilities that could accept municipal solid
waste and recycled materials from the community. The Paso Robles Landfill is located 8.5 miles
east of the City of Paso Robles near Highway 46. The Chicago Grade Landfill is located four
miles northeast of the City of Atascadero near Highway 41. Table 6-6 summarizes each
landfill’s capacity and estimated lifespan.

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 Table 6.6: Solid Waste Disposal Facilities - Project Study Area
Total Total
Remaining
Estimated Estimated
Estimated Percent Estimated
Permitted Capacity
Facility Name Capacity Capacity Closure
Capacity Used
(Cubic Remaining Date
(Cubic (Cubic
Yards)
Yards) Yards)
Chicago Grade
3,100,000 1,574,480 1,525,520 49% 1/1/2020
Landfill
Paso Robles
6,495,000 1,961,784 4,533,216 70% 1/1/2034
Landfill
Source: California Integrated Waste Management Board, 2004 (Morro Group, Inc.)

6.5.1 Solid Waste Policies

SWP-1 Ensure that adequate capacity for solid waste is available for community
buildout.
SWP-2 Maximize opportunities for waste reduction and recycling.

6.5.2 Solid Waste Implementing Programs

SWIP-1 Continue public education programs about waste reduction, including recycling,
yard waste, wood waste, and household hazardous waste.
SWIP-2 Obtain input from the public to ensure that solid waste programs effectively
address community needs and issues.

6.6 Other Community Facilities

Other community facilities include libraries, community centers, health care facilities and
government buildings. Shandon has a small, 400-square-foot library located on Centre Street
between 2nd and 3rd Streets, a 1,200-square-foot community building located in Crawford W.
Clarke Memorial Park, and a larger community hall located at 2nd and Camatti Streets. The
community has expressed the need for a health clinic in town, as well as interest in other
recreational facilities such as a rodeo grounds.

Additional library space will be needed to serve the population of Shandon at buildout under
this Plan (see Table 6.7). The projected population at buildout would result in a total demand of
3,682 square feet of library space, 21,040 library items, and 0.375 staff (full-time equivalents,
or FTE). Additional library space could be provided in a building shared by a new library, health
clinic or other governmental offices.

Table 6.7: Existing vs. Needed Library Space

Floor Four
Area (SF) Library Staff
Library Space Population
.7 per Items per (FTE)
Capita Capita
Existing 400 4,920 .375 1,230
Needed 3,682 21,040 .375 5,260
Based on the 2009 San Luis Obispo City-County Library Vision Report

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6.6.1 Community Facilities Policies
CFP-1 Provide public and cultural facilities that contribute to the community’s positive
image, enhance community identity, and meet the civic and social needs of the
community.
CFP-2 Upgrade/revitalize community facilities to serve the local population in a timely
manner relative to the phasing of residential development.
CFP-3 Promote the development of health care facilities and the provision of safe,
affordable, and quality elder care and child care facilities and services for
families who reside or work in Shandon.
CFP-4 Where feasible, locate community facilities on common sites, including sites
shared with public schools.

6.6.2 Community Facilities Implementing Programs

CFIP-1 Support funding for developing youth services programs and supporting
facilities.
CFIP-2 Establish incentives for developers to offer land for the development of cultural
facilities.
CFIP-3 Coordinate with the community, County Public Health Services, and urgent care
providers to establish a health clinic in Shandon.
CFIP-4 Coordinate with the Library Department to identify a site for a new community
library facility.

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Chapter 7: Infrastructure and Utilities
The major infrastructure and utilities needed to serve the community are water supply,
wastewater, stormwater drainage, and utilities including, natural gas, electricity, and
telecommunications. This chapter is meant to provide a broad overview of the
distribution, location, extent, and capacity of major infrastructure systems and the
facilities that comprise the “backbone” for these systems. Therefore, details for the
phasing and construction for each of the major facilities are not included in this Plan.
Several unknown factors affect how the phasing is accomplished, including housing
demand, changes in the economy, and when and where development will occur first.

The major infrastructure was designed to potentially accommodate an approximate

population of 8,200 that may be reached in 2050 or beyond. Each developer will be
expected to install a fair share of the needed backbone infrastructure, with additional
collector systems and individual connections needed as the community further develops.

7.1 Water Resources

The current pattern of water supply in the planning area is essentially one of localized
groundwater use. Water needs are being met by pumping groundwater in the
immediate vicinity of the point of use; there is no extensive transmission of water from
point of source to point of use. Most water usage is presently obtained from the Paso
Robles groundwater basin from individual wells.

The urban water supply is provided to Shandon by County Service Area (CSA) No. 16.
The community water system was completed in August 1976. Improvements included
storage facilities, pump stations, transmission lines, chlorination and fire hydrants. All
water is obtained from wells in and around the community. Comprehensive water
resource information is provided in the San Luis Obispo County Master Water and
Sewerage Plan (1972), in the Master Water and Sewerage Plan for County Service Area
No. 16 (1971), and in the County Service Area No. 16 Water System Master Plan (2004).

In 2011, the water system consisted of a storage tank (approximately 212,000 gallons),
two wells with a flow of 800 gallons per minute (gpm), a 10-inch main from the storage
tank to the downtown area, and a distribution network to service the individual parcels.
In order to serve the project population of Shandon at buildout under this Plan,
construction of water supply (wells), storage facilities, and a distribution network are
needed, including:

 A water sources supply capable of providing 2,300 gallons per minute

(gpm) including the existing wells serving CSA 16.
 A minimum storage capacity of 3.0 million gallons (MG) in addition to the
existing storage.
 A backbone system of looped pipelines providing connection points for
each proposed development area.
 Connection to the existing CSA 16 water system.

CSA 16 holds an allocation for 100 acre-feet per year (AFY) of the State Water Project
supply. In order to use the State Water, a turn-out on the State Water Project, which
runs north-south along the eastern edge of San Juan Road, would have to be built.
The turn-out is listed in Section 8.4 as a required improvement.

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The proposed water system is intended to serve both existing and future residential
and commercial needs and to meet current fire flow requirements. Components of
the proposed water system, including wells, storage tanks, and distribution mains,
were sized for an approximate population of 8,200 to be reached in 2050 or
beyond. Assuming an average annual demand of 0.5 acre-ft/year/lot, the estimated
total annual consumption would be approximately 720 acre-ft/year (0.64 mgd) at
buildout (2035) and 1,100acre-ft/year (1.0 mgd) in the year 2050. Detailed
calculations used to size the water system components are provided for reference in
Appendix B.

The proposed water system will include a backbone network of looped water mains
as shown on Figure 7.1. Looping the system provides redundancy, consistent water
pressures, and increased capacity and conveyance to provide required fire flows.
Backbone water infrastructure will be phased as development occurs, and connection
to the existing water conveyance system will occur as each phase goes into
construction. Local water main networks will connect to the backbone network to
correspond with future development.

The current supply rate of 800 gpm provided by CSA 16 is adequate to serve the
existing population, but a minimum of 1,500 gpm of additional supply will be
required in order meet the anticipated year 2050 demand. The additional supply will
be added in phases to correspond to development demand.

The water system will require up to 3.0 million gallons of total storage to provide
equalization, fire flow, and emergency storage. The proposed improvements will add
two 1.5 mg storage tanks at one of two potential sites shown in Figure 7.1, and will
be added in phases as demand from future development warrants. Because of
elevation difference between the proposed tank and the existing tank, and
considering the life expectancy of the existing tank, the feasibility and practicality of
keeping the existing 0.2 mg tank online must be assessed.

The County Services Area 16 Water System Master Plan by San Luis Obispo County
Public Works Department, dated June 30, 2004, found that the existing water system
was adequate to provide water for average daily use but was “gravely deficient in
meeting fire-flow requirements.” The proposed water system will resolve some
deficiencies and will alleviate many others, but many of the existing pipes must be
upsized, as outlined in the Master Plan, in order to provide adequate fire protection
to all existing development.

7.1.1 Water Resources Policies:

WP-1 Provide adequate water resources (quantity and quality), storage and
delivery system to meet the operation, emergency, and fire prevention
needs of the community.
WP-2 Maintain a sustainable water supply by encouraging water conservation,
maximizing groundwater replenishment, using recycled water, and
seeking alternative sources to groundwater including State water.
WP-1 New development shall pay its fair share of the costs for the County to
deliver State water in order to offset the impacts of new development on
groundwater resources.

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7.1.2 Water Resources Implementing Programs
WIP–1 Identify and obtain financing for any necessary water system upgrades to
serve existing neighborhoods.
WIP-2 Provide water conservation workshops for the community that include
information on plumbing fixtures and maintenance, sound irrigation
techniques, greywater systems, and low-impact development.
WIP-3 New development should fund a toilet retrofit program to replace
existing high-flow toilets with low-flow toilets in existing residential and
commercial structures. The County should oversee implementation of
the toilet retrofit program, which should be in place prior to issuance of
construction permits for new development resulting from new land
divisions and land use permits subject to discretionary review.
WIP-4 County Service Area 16 should update its Water Master Plan to
accommodate development needs under this Community Plan, including
expansion of the CSA-16 service area. The update should be funded in
part by new development and be consistent with the EIR for the Shandon
Community Plan Update and San Juan Village (Fallingstar Phase I) Project
mitigation measure W-2(a) [see Appendix D of this Plan]. The Water
Master Plan should be updated prior to approval of new development in
the Master Plan Areas identified in Chapter 3 of this Plan.
WP-5 CSA-16 should develop and implement a fee program that requires new
development to pay its fair share of the costs for delivering State water in
order to offset the impacts of new development on groundwater
resources.

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7.2 Wastewater
In 2011, the community was served by individual septic tank and leach field systems
for wastewater disposal, with a majority located on small lots. This Plan requires a
community wastewater system to be constructed with new development. Existing
development, where the land uses are not intensified, may remain on their individual
septic systems and will need to be connected to that system only if certain criteria
are met. (Section 8.8 specifies these criteria.) The proposed wastewater system
improvements consist of a backbone network of gravity sewer pipelines, lift stations,
force mains, a waste water treatment facility, and percolation basins.

A preliminary wastewater treatment analysis was performed by the Wallace Group

(September 2004), which weighed several wastewater treatment options and
locations. A subsequent review was prepared by Carollo Engineers (June 2010) which
updated the treatment and disposal analysis based on the expected water quality
standards that will be required for the project in order to avoid degradation of
groundwater quality. The preferred option is a packaged activated sludge system
with nitrogen removal and disposal by percolation basins. The nitrogen removal
process will provide an effluent suitable for percolation and will maximize
groundwater replenishment.

The Wallace Group study identified two preferred sites for the wastewater treatment.
One of the sites is located on the west end of the Study Area (see Figures 7.2), and
the other is located on the east side of the Study Area, known as the Copelan Site.
The Copelan Site is not being considered in the Community Plan and has been
replaced by a new alternative location for a treatment facility in the southeast corner
of the Study Area near San Juan Road (see Figure 7.3).

The components of the waste water system were sized assuming an average daily
demand (ADD) of 80 gallons per day per person and would require an approximately
0.72 mgd treatment facility at buildout. The backbone components of the waste
water system will be constructed in phases to serve the corresponding future
development and connection of existing development, and the local collection
system will be connected to the backbone system on a tract by tract basis. Detailed
load and hydraulic calculations are provided for reference in Appendix B.

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 7.2.1 Wastewater Policies
WWP-1 Plan and construct a wastewater system to meet the needs of the entire
community.
WWP-2 The wastewater treatment plant shall be designed with groundwater
replenishment as a key component.
WWP-3 Within the parameters of the preferred wastewater treatment option
design the plant to minimizes conversion of agricultural land.

7.2.2 Wastewater Implementing Programs

WWIP–1 Identify and obtain financing to extend the wastewater system to existing
neighborhoods.
WWIP-2 Prepare educational materials regarding water softeners and household
or commercial practices that could be detrimental to the wastewater
system or harmful to groundwater quality.
WWIP- 3 Evaluate the use of solar power to operate the wastewater treatment
plant.

7.3 Stormwater
Three major water courses flow through Shandon. Cholame Creek flows from the east
and San Juan Creek flows from the south, converging to form the Estrella River that
flows to the west. Runoff within the community generally “sheet-flows” to the north
without clearly defined natural channels to the water courses. The community does not
have a storm drain system, and runoff is handled primarily by roadside swales and
culverts. The only streets with curbs and gutters are Calle Carmelita and Calle Arroyo.
In some areas, the existing swales and culverts are inadequate to handle runoff from
even moderate storm events, resulting in some localized shallow flooding (less than 2’).
The lack of curbs and gutters, along with level ground, also causes minor flooding on
many of the existing streets during moderate storm events. Minor flooding problems
have been reported in many areas, most notably near the Cal Fire station on Centre
Street, on the heights, North Second at Camatti Street, at the intersections of First Street
at Centre and Cholame Streets, in front of the High School, and at the intersection of
Toby Way and Centre Street.

The topography of the watershed affecting the Plan Area has moderate relief with slopes
generally less than 10% with the exception of the hills to the east of San Juan Road. The
majority of the existing and proposed development is located on terrain with slopes less
than 2%. With the exception of the existing downtown, the watershed is lightly
developed or used for agriculture.

A comprehensive stormwater plan is necessary to alleviate minor flooding problems and

to facilitate future development within the URL. Major backbone facilities, that will
outfall to the creeks or river, have been identified and sized as shown on the Storm
Water System Plan (see Figure 7.5). These backbone facilities have been sized to convey
the 50-year runoff from existing and future development. The backbone facilities will be
built in phases as future development progresses and the supporting facilities such as
curbs and gutters, drain inlets, storm drain pipes, ditches, bio-swales, and basins will be
integrated to the back bone system for each individual development. Groundwater
recharge should be a priority in designing stormwater and drainage systems.

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 7.3.1 Stormwater Drainage Policies
SDP-1 Provide comprehensive stormwater management to minimize flooding
and property damage throughout the community.
SDP-2 Design and construct a stormwater system that minimizes impacts to
surface and groundwater quality and helps maintain the river and creeks
in a natural state.
SDP-3 Require the use of suitable low impact development techniques and best
management practices in site design and development.
SDP-4 Groundwater recharge shall be a priority in stormwater and drainage
system design.

7.3.2 Stormwater Drainage Implementing Programs

SDIP-1 Develop a communitywide Stormwater System Plan, consistent with
Figure 7.5 that includes but is not limited to the following: identification
of safe overland relief, as a precaution should storm drain systems fail;
maximum recharge capabilities; and provisions to handle localized
ponding throughout all neighborhoods.
SDIP-2 Identify and obtain financing to improve drainage systems throughout
the community.

7.4 Flood Management

Cholame and San Juan Creeks drain a very large area and merge north of the downtown
area to form the Estrella River. Both the Cholame and San Juan Creeks have similar
characteristics. Upstream from the Estrella River, both water courses have vertical slope
banks with sandy bottoms and minor vegetation along the main channels. Near the
Estrella River, the characteristics change slightly to wider main channels with more
vegetation, including trees and more gently-sloped banks.

According to the 2008 Federal Emergency Management Agency (FEMA) Flood Insurance
Rate Maps (FIRM), Shandon is a “Zone A” designation. Zone A is defined by FEMA as
“Areas of 100-year flood; base flood elevations and flood hazard factors not
determined”. Figure 7.6 shows the 100-year water surface elevation. Construction
within the 100-year flood boundary should be designed such that finish floor elevations
are one foot above the flood level.

7.4.1 Flood Management Policy

FMP–1 Develop in a manner that minimizes risks to life and property associated
with flooding.

7.4.2 Flood Management Implementing Programs

FMIP–1 Process a “Letter of Map Amendment” with FEMA to incorporate the
updated flood study (100-year flood elevations) into the Flood Insurance
Rate Map .

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7.5 Utilities
7.5.1 Gas and Electric
Pacific Gas and Electric (PG&E) provides energy utilities to Shandon, with electric services
provided by overhead lines. Gas and electrical requirements will increase as the
community develops, and expansion of distribution and transmission lines and related
facilities will be necessary to meet this increased demand. PG&E will need to make on-
site and off-site improvements to the facilities supplying gas and electric services as
development occurs. The range of system improvements may include upgrading existing
substations and transmission line equipment, expanding existing substations,
interconnecting and undergrounding transmission lines.

7.5.2 Telecommunications
AT&T is the primary telecommunications provider for the community. Shandon is served
by fiber optic cable, which can accommodate the projected growth of the community.

7.5.3 Cable Television

In 2011, cable facilities were not available within the community. Charter
Communications is the nearest provider for cable services. As of 2011, there were no
plans to service this area.

7.5.4 Easements
Oil and gas pipelines lie within two easements that extend through the community.
There is a 6-inch natural gas line (inactive) and two active 8-inch gas/oil transmission
lines. Encroachments into these pipeline easements are regulated by the California
Pipeline Safety Act of 1981 which states that:

“Construction improvements, including excessive fill, and the planting of dense

landscaping over the pipeline easement are prohibited.”

The Safety Act also prohibits the construction or placement of structures within the
pipeline easements which would impair access for maintenance or visual inspection of the
pipeline. Roadways and limited surface parking may be conditionally allowed. Pipeline
easements also provide an opportunity to provide community-wide easements for uses
such as Class I bike/pedestrian trails.

| Infrastructure and Utilities 109

 7.5.5 Utilities Policies
UP–1 Coordinate with utility companies to provide the community with a full array of
reliable utility services.
UP–2 Encourage the use of renewable energy sources, such as individual solar energy
systems in development projects and the retrofitting of existing uses throughout
the community.

7.5.6 Utilities Implementing Programs

UIP-1 Identify communitywide programs to reduce energy costs.
UIP-2 Coordinate with utility companies to underground existing major utility lines.
UIP-3 Work with the community to pursue a communitywide solar energy system.

110 Infrastructure and Utilities|

Chapter 8: Public Facilities Financing Plan
8.1 Executive Summary
What is the purpose of the PFFP?

The Public Facilities Financing Plan (PFFP) evaluates the ability of the expected development in
Shandon to fund public facilities that would be needed to support the community as it grows
over the next 25 years and beyond according to the Shandon Community Plan. It also provides
guidance to property owners, developers, and public agencies regarding the most suitable
method to fund each public facility component and the timing for initiating actions to
implement those funding methods.

What is included in the PFFP?

The PFFP Identifies the total costs of the key public facilities that would be needed to support
the community over the next 25 years and beyond. In addition, the PFFP distributes those costs
by type of use and by Master Plan Area or community group, according to one’s “fair share” of
the costs. The PFFP also evaluates a number of strategies to finance the costs of the needed
public facilities.

The public facilities analyzed by this PFFP consist of:

 Circulation: road, highway and related improvements

 A new sewer system
 Water system improvements
 Storm drainage facilities

How will the needed public facilities be paid for?

The total cost (in 2010 dollars) of the needed public facilities would be about $72 million.
About 69% of that cost would be for road, highway and related improvements.

In general, the strategy for funding needed facilities is for new development to pay for certain
facilities up-front as a condition of the project’s approval. In some cases, the developer would
actually construct the infrastructure item. In other cases, the developer would pay impact fees
based on the project’s actual fair share of the costs. In other words, the fees would depend on
how much effect the development would have on the needed facilities. For example,
development that results in a greater need for sewer services would pay a greater share of the
costs for needed sewer system improvements.

Since a portion of the up-front costs for needed facilities would be greater than the developers’
actual fair share, those developers would need to be reimbursed for that portion of their costs.
The reimbursement would come from subsequent development that would benefit from the
new facilities. The PFFP also assumes that a significant portion of the initial costs of building
the public facilities would be financed by a Community Facilities District (CFD), a special
financing district that would issue bonds. Development impact fees could then be used to pay
the bond debt or reimburse the original developers. Alternatively, development impact fees
might be waived for properties within a CFD as long as the CFD special tax remains in place to
make annual payments on the bonds.

| Public Facilties Financing Plan 111

The amount that someone would need to pay to fund the needed public facilities would vary,
depending on the situation and the Master Plan Area or community group within which the
property is located. For example:

1. If you own a home (in 2011):

a. You may be able to use your septic system indefinitely and only contribute to
sewer costs if and when you connect to the community sewer system.
b. You would not contribute directly for circulation improvements, unless a special
tax was passed by the voters.
c. You could benefit from cost-savings for currently-needed water system
improvements.

2. If you make additions to or remodel an existing home:

a. If the remodel does not increase density or generate additional wastewater, then
the costs would be the same as number 1 above.
b. If the remodel does increase density or generate additional wastewater, then fees
would be charged for the additional use.

3. If you own existing vacant property:

a. If it is a single lot, then you would pay development impact fees at the time
you obtain a building permit.
b. If you subdivide a residential or commercial property or develop a commercial
project, then you would pay impact fees up-front before selling lots or
constructing the project.

4. If you buy a home in a new subdivision approved under the Shandon

Community Plan Update, then your fair share was paid for up-front. However,
those costs could be reflected in the home price or in a special assessment on your
property tax bill.

What costs for needed public facilities cannot be fully covered by new development, and
how would those costs be paid for?

One of challenges in paying for Shandon’s needed public facilities is that approximately 42
million of the 72 million dollar total cost (about 58%) cannot be charged to new development
(through development impact fees, for example). This share of the costs is a gap that will need
to be funded by other means. The funding gap results from two factors. First of all, there are
existing needs for highway and road improvements, such as the intersection of West Centre
Street and SR 46. Second, much of the future traffic that will contribute to these needs does
not result from new development in Shandon. In other words, that is traffic on SR 46 that does
not come from or go to Shandon. These costs cannot be paid for by new development.

Although this chapter outlines several funding methods, it has not yet been determined how to
pay over time for the 42 million dollar-share of Shandon’s needed public facilities. Some
examples of financing strategies that could be used in Shandon are forming a redevelopment
agency, issuing revenue bonds, and obtaining grant funding. Funding all of the needed public
facilities would allow future development to move ahead in Shandon. This PFFP should be
updated over time as more is known about actual costs and funding options for each
infrastructure component and each phase of development identified in the Shandon Community
Plan.

112 Public Facilities Financing Plan|

8.2 Introduction
This chapter evaluates the ability of the anticipated land uses in the Shandon urban area to fund
key public facilities that would be necessary to accommodate development as envisioned in the
Community Plan. This chapter also identifies--but does not analyze--additional public facilities
that could potentially be funded in a manner similar to the key public facilities.

This chapter summarizes a detailed financial and funding analysis, performed by The Natelson
Dale Group, Inc. (TNDG). Their analysis included:

 Identification of the necessary key public facilities that will be required to serve Shandon
as it approaches buildout by 2035 (25-year scenario) based on the range of land uses
described in Chapter 3 (where appropriate, information on a 40-year scenario is also
provided for comparison);

 Probable costs for the key public facilities in the following categories (please refer to
Tables 8.3 a, b, c and d for a complete list of these items):

- Circulation,
- Wastewater, I am an existing property owner. How
- Water, and
does this affect me?
- Drainage;
It depends if your property is built upon,
 An allocation of costs by land use and for vacant or to be redeveloped. If built upon
the following Master Plan Areas (see Figure (or to be redeveloped), please refer to
3.2) or community group: Section 8.8. If vacant, please refer to
Section 8.9.
- Fallingstar,
- Halpin (formerly Fallingstar II),
- Peck Ranch,
- Existing Town (the existing developed areas of Shandon in 2011), and
- Other new Development (new developable areas other than Fallingstar, Halpin or
Peck Ranch) and vacant lots;

 Evaluation of a potential financing strategy whereby the up-front costs of needed public
facilities would be funded by initial development and later be reimbursed by subsequent
development that would utilize the new public facilities;

 A determination of potential
funding “gaps”. Key public facilities needed up front
 Improvements to State Route 46 and
West Centre Street
 Pedestrian bridge over San Juan Creek
As described in Chapters 5 and 7 of the  New water tank
Shandon Community Plan or as identified  First phase of a sewer system in the
Shandon Community Plan Update EIR, several
public facility items are needed up-front with
initial development. These items include: improvements to the intersection of State Route 46
and West Centre Street, a pedestrian bridge over San Juan Creek, a new water tank, water lines,
and the first phase of a wastewater treatment system. Therefore, the analysis considered a
funding approach in which the costs of the “up-front” public facility improvements would
initially be borne by the developers of the Master Plan Areas. Since the cost of these
improvements would exceed the initial developments’ “fair share,” the initial developer would
then be reimbursed for the portion of the public facilities cost that was over and above their
“fair share.”

| Public Facilties Financing Plan 113

A significant challenge related to this funding arrangement is that a large portion of Shandon’s
public facility needs are attributed to two sources that cannot easily be “charged” (via impact
fees, etc.) for their fair share of the facility costs: (a) public facility deficiencies existing prior to
adoption of the Community Plan, and (b) regional traffic impacts not specifically generated by
the Shandon Community Plan. As such, there will be gaps between the amount of funding that
can be collected from new development and the total cost of the needed public facilities.
Although the analysis calculated the potential magnitude of these gaps, it was beyond the
scope of the study to determine each of the specific methods that will be used to meet the
various funding needs. However, prior to approval of major development, a Capital
Improvement Plan must be prepared and any supplemental funding sources must be identified
at that time. Section 8.7 describes, in general terms, a range of funding methods that could be
applied.

The analysis estimates the following costs:

 The total costs that Master Plan Areas would be obligated to pay in order for
development to proceed on that site. These costs are referred to as “obligated costs”
and represent the up-front funding that the project developers would be obligated to
pay (several options for financing these payments are described in Section 8.7).

 The obligated costs per unit within the Master Plan Areas. For the Master Plan Areas
that have obligated costs, those costs are shown in terms of cost per development unit.

 The total costs associated with each Master Plan Area or community group. These
costs are referred to as “associated costs” and are each group’s fair share for the cost
of the public facilities based on their impact to the public facilities. For obligated payers,
the associated costs can be considered the net public facility costs that would be borne
after all reimbursements have been paid.

 The associated costs per unit within each Master Plan Areas or community group.
These costs show each group’s fair share per development unit. These costs also
represent potential impact fees.

 Reimbursement amounts. The portion of “obligated costs” subject to reimbursement

(obligated costs minus associated costs). These reimbursable amounts represent the
total sums of money that are theoretically due back to the developers who initially pay
more than their fair shares of public facility costs.

 The funding gaps. There are funding gaps inherent in a reimbursement-based

financing arrangement. These funds must be produced from sources other than an
impact fee program. See Section 8.6.

 Potential cost to existing development. Costs for a portion of the existing

community’s fair share that may be collected directly from owners of property that was
developed prior to the adoption of the Shandon Community Plan. See Section 8.8.

114 Public Facilities Financing Plan|

Although the preceding kinds of costs were structured to illustrate actual dollar amounts, they
do not necessarily reflect the implications of long-term financing. In order to evaluate the
capability to debt-finance needed facilities, an example of a Community Facilities District (CFD)
bonding scenario for the Fallingstar Master Plan Area is illustrated in Section 8.7. The intent of
the example is to evaluate the extent to which the likely level of necessary debt could be
serviced by a CFD property tax assessment, given the County’s adopted policy on CFD
financing.

Because the analysis focused on total costs associated with buildout of the Community Plan
Area, it therefore did not reflect year-by-year impacts associated with the potential phasing of
future development. Buildout was defined as the level of development anticipated by 2035 (or
25-year scenario). Where appropriate, comparisons were made to a 40-year buildout scenario.

Notes on Data Sources

The calculations summarized in the financial and funding analysis and in this chapter are based
on a detailed financing model developed by TNDG. The model was provided to the County of
San Luis Obispo electronically (in Microsoft Excel). The model relied on various data and
assumptions supplied to TNDG by the County of San Luis Obispo, including:

 Assumed land uses for the analysis for each Master Plan Area or community group;

 Itemized list of key public facility improvement items required in Shandon. Please refer
to Section 8.4; the corresponding plans for water, wastewater, and drainage systems;
(Figures 7.1 through 7.4) and the August 20, 2010 Technical Memorandum prepared by
Wood Rogers for circulation items (Appendix E);

 Itemized opinions of probable costs estimated for the key public facility items. Please
refer to Section 8.4 [Note: Opinions of probable costs are preliminary, approximate, and
are meant to give the reader a general idea of the costs. A detailed Capital
Improvement Plan must be prepared to determine actual costs and finalize an impact
fee program.] ;

 The obligated costs; and

 Each Master Plan Area or community group’s fair-share impact costs (or “associated
costs”).

8.3 Land Use Assumptions

The land uses assumed in the financial and funding analysis are shown in Table 8.1. The
commercial land uses have been generalized into three basic categories: retail, office and
industrial; the categories are not intended to be exclusive. Civic and assembly uses may be
considered part of the office category. The industrial category includes service uses as well as
light industrial uses, and the retail category includes a wide range of businesses.

| Public Facilties Financing Plan 115

 Table 8.1: Land Use Assumptions
Other New
Fallingstar Halpin Peck Ranch Development
New Residential Units
Res. Suburban 10
Res. Single Family 263 13 300 161
Res. Multi-Family 106 82 30
Res. in Mixed Use 21 40
Commercial Service/Res. 36
Total New Residential 390 13 422 237
Total for 40-year scenario 405 279 531 624
Existing Residences = 350
Non-Residential (1,000 sf)
Retail 12.5 0 64.3 (20.0)* 54.6
Office 10.9 9.6 54.9 6.0
Industrial 6.6 44.0 44.8 (3.7)* 8.8
Total non-res. (1,000 sf) 30.0 53.6 164.0 (23.7)* 69.4
Total for 40-year scenario 100.6 197.0 791.2 298.2
* (23.7) represents the assumed land uses on the detached portion of the Peck Ranch.

Although Table 3.1 shows 358 existing residences in the Urban Reserve Line, the eight units in
the Agriculture land use category will not contribute to the wastewater, water and drainage
systems. Those units will contribute impacts to the circulation system only. Likewise, the
detached commercial service site on the Peck Ranch at West Centre Street and SR 46 will not
contribute to the wastewater, water and drainage systems, but will contribute to the need for
circulation improvements.

8.4 Public Facility Costs

The total cost of required public facilities in the Plan area is projected at $72.2 million (in 2011
dollars). The breakdown of this total by major facility category is as follows:

Table 8.2: Total Cost

Facility Category Total Cost
Circulation $50,026,104
Wastewater* $13,734,000
Water $7,141,000
Drainage $1,273,000
Total $72,174,104
* Chapter 7 illustrates two wastewater treatment
alternatives. Costs for both are presented in Table
8.3. The San Juan Road alt. would be $15,000 less.

116 Public Facilities Financing Plan|

 The following tables identify each of the public facility items, the opinions of their probable
cost, and the obligated payer. The County is identified as the obligated payer for required
improvements for which there is no individual developer obligated to construct the
improvement. “Unknown Regional” is identified as the obligated payer for the widening SR 46.
Items A-4 and A-8 are for a grade separated interchange at West Centre Street and SR 46, and
items A-13 and A-17 are for a grade separated interchange at East Centre Street and SR 46.
Both of the interchanges are not required until buildout of the plan in the 40-year scenario and
they are not needed as mitigation in the 25-year scenario (the scenario the PFFP is addressing).
However, the following estimates of circulation impact fees include the West Centre Street/SR
46 interchange in order to begin funding the long-term need for grade separation in a timely
manner and allow the signal (item A-6) as an interim solution.

Table 8.3.a: Opinion of Probable Costs for Circulation Items (see Appendix E)
Opinion of
Circulation Improvements Probable Cost Obligated Payer
West Centre Street / SR46
A-1 Construct a north-to-west acceleration lane $1,610,561 Fallingstar
A-2 Construct a north-to-west left-turn lane $106,714 Fallingstar
A-3 Construct a second westbound through lane $273,761 Fallingstar
A-4 Construct a grade-separated interchange, or $16,945,500 County (40-yr scenario1)
A-5 Widen SR 46 $14,686,156 Unknown Regional
A-6 Install a traffic signal $320,000 County
Intersection modifications (dual northbound left-
turns, a single shared northbound/right turn lane,
A-7 and southbound left turn) $471,438 County
Dedicate right-of-way for a future grade-separated
A-8 interchange $5,000,000 County (40-yr scenario1)
East Centre Street / SR46
A-10 Construct a north to west acceleration lane $665,484 Fallingstar
A-11 Construct a north to west left-turn lane $208,828 Fallingstar
A-12 Construct a second westbound through lane $758,317 Fallingstar
A-13 Construct a grade-separated interchange, or $19,335,525 County (40-yr scenario2)
A-14 Widen SR 46 See A-5 Unknown Regional
A-15 Install a traffic signal2 $240,000 County
A-16 Construct a northbound right turn lane $401,766 County
Dedicate right-of-way for a future grade-separated
A-17 interchange $2,000,000 County (40-yr scenario2)
Centre Street
Construct a Two-way left turn lane between First
A-19 Street and Toby Way $6,287,973 County
A-20 Construction of San Juan pedestrian bridge $1,512,000 Fallingstar
A-21 Install a traffic signal at SR 41 $537,606 County

Total of all items (40-yr scenario) $71,361,629

Total minus items A-13 and A-17 (25-yr scenario) $50,026,104

Source: Opinion of Probable Cost by Wood Rodgers, Inc., Technical Memorandum, December 23, 2010 and recommendations by the
County Department of Public Works.
1) Items A-4 and A-8 are required mitigation for the Project Description as described in the Shandon Community Plan Update EIR,
dated April 2010, which would have buildout expectancy in 40 years. However, Transportation Impact Fees will be collected for those
items during the 25-year scenario.
2) Items A-13 and A-17 are required mitigation for the Project Description as described in the Shandon Community Plan
Update EIR, April 2010, which would have buildout expectancy in 40 years. However, Transportation Impact Fees will not be
collected for those items during the 25-year scenario. Item A-15 may not be required, if the interchange at East Centre
Street/SR 46 is not being considered.

| Public Facilties Financing Plan 117

 Table 8.3.b-1: Opinion of Probable Costs for Wastewater System Items,
San Juan Alternative (See Figure 7.4 - Wastewater System Plan)
Opinion of
Wastewater Improvements – San Juan Alt. Probable Cost Obligated Payer
For Initial Development (San Juan Village)
Construct first phase of a treatment facility
B-1 (Sized for San Juan Village plus additional) $2,985,000 Fallingstar
Install Force main B
B-2 (from 8th Street to southern edge of SJV) $136,000 Fallingstar
B-3 Install Force main C $ 47,000 Fallingstar
B-4 Install Force main D $ 50,000 Fallingstar
Install Force main E
B-5 (combination of C&D to treatment plant) $ 215,000 Fallingstar
B-6 Install Lift station #3 $ 300,000 Fallingstar
B-7 Install Lift station #4 $ 300,000 Fallingstar
Install backbone gravity sewer mains within the boundaries of San Juan Village
B-9 Sewer main #6 $167,000 Fallingstar
B-10 Sewer main #7 $73,000 Halpin
B-11 Sewer main #8 $112,000 Fallingstar
For Subsequent Development
B-12 Construct second phase of a treatment facility $3,006,000 Peck
Construct third phase of a treatment facility, if
B-13 needed (40-yr scenario only) $3,006,000 County
B-17 Install Force main A $329,000 Peck
Install Force main B
(from lift station #2 to 8th Street + from west edge
B-18 of SJV to the treatment facility) $286,000 Peck
B-19 Install Lift station #1 $300,000 Peck
B-20 Install Lift station #2 $300,000 Peck
Install backbone gravity sewer mains throughout the community
B-22 Sewer main #1 $122,000 Peck
B-23 Sewer main #2 $246,000 Peck
B-24 Sewer main #3 $111,000 Peck
B-25 Sewer main #4 $600,000 County
B-26 Sewer main #5 $250,000 County
Install collector systems within existing ROW to
B-29 serve existing neighborhoods $3,784,000 County

Total of all item (40-yr scenario) $16,725,000

Total minus item B-13 (25-yr scenario) $13,719,000

Source: Opinion of Probable Cost provided by the County of San Luis Obispo in consultation with North Coast Engineering,
Inc.

118 Public Facilities Financing Plan|

 Table 8.3.b- 2: Opinion of Probable Costs for Wastewater System Items,
Peck Ranch Alternative (See Figure 7.3 - Wastewater System Plan)
Opinion of
Wastewater Improvements – Peck Alt. Probable Cost Obligated Payer
For Initial Development (San Juan Village)
First phase of a treatment plant
B-1 (Sized for San Juan Village plus additional) $2,985,000 Fallingstar
B-2 Force main from LS#1 to WWTP $77,000 Fallingstar
B-3 Lift station #1 $ 300,000 Fallingstar
B-4 Sewer main #2 $651,000 Fallingstar
B-5 Force main E $291,000 Fallingstar
B-6 Force main C $13,000 Fallingstar
B-7 Lift station #3 $300,000 Fallingstar
B-8 Force main D $84,000 Fallingstar
B-9 Lift station #4 $300,000 Fallingstar
B-10 Sewer main #6 $92,000 Fallingstar
B-11 Sewer main #8 $90,000 Fallingstar
For Subsequent Development
B-12 Second phase of a treatment plant $3,006,000 Peck
Third phase of a treatment plant, if necessary (40-yr
B-13 scenario only) $3,006,000 County
B-14 Sewer main #1 $102,000 Peck
B-15 Sewer main #3 $102,000 Peck
B-16 Sewer main #4 $600,000 County
B-17 Sewer main #7 $63,000 Halpin
B-18 Force main from LS #2 to S-2 $250,000 County
B-19 Lift station #2 $300,000 County
Install collector systems within existing ROW to
B-20 serve existing neighborhoods $4,128,000 County

Total of all items (40-yr scenario) $16,740,000

Total minus item B-13 (25-yr scenario) $13,734,000

Source: Opinion of Probable Cost provided by the County of San Luis Obispo in consultation with North Coast Engineering,
Inc.

| Public Facilties Financing Plan 119

 Table 8.3.c: Opinion of Probable Costs for Water System Items
(See Figure 7.1 - Water System Plan)
Opinion of
Water System Improvements Probable Cost Obligated Payer
For Initial Development (San Juan Village)
C-1 Construction of storage tank (1.5 MGD) $1,800,000 Fallingstar
C-2 Tank land costs $20,000 Fallingstar
C-3 Tank access road improvements $115,000 Fallingstar
C-4 Improvements to deliver State Water $445,000 County
Install backbone water mains within SJV
C-6 Water main - 10" $354,000 Fallingstar
C-7 Water main - 12" $426,000 Fallingstar
C-8 Construct additional public well $350,000 Fallingstar
For Subsequent Development
C-9 Construct additional storage tank (1.5 MGD) $1,800,000 Peck
Install backbone water mains throughout the community
C-11 Water main - 8" $293,000 Peck
C-12 Water main - 10" $625,000 Peck
C-13 Water main - 12" $210,000 Peck
C-14 Water main - 14" $300,000 Peck
C-17 Construct additional public well $350,000 Peck
C-19 Acquire easements to make system upgrades $28,000 County
C-20 Update CSA-16 Master Water Plan $25,000 County
Total of all items $7,141,000
Source: Opinion of Probable Cost provided by the County of San Luis Obispo in consultation with North Coast Engineering,
Inc.

Table 8.3.d: Opinion of Probable Costs for Storm Water System Items
(See Figure 7.5 – Storm Water System Plan)
Opinion of
Drainage Improvements Probable Cost Obligated Payer
Install a 60" storm drain along Centre Street from
D-1 east edge of San Juan Village to San Juan Creek $216,720 Fallingstar
D-1a Extend 60” storm drain to San Juan Road $170,280 Halpin
Install a 48" storm drain ¼ mi. south of Toby Way
D-2 from San Juan Road to San Juan Creek $442,000 Fallingstar
D-2a Install a 48" storm drain along Cholame Street $344,000 Fallingstar
D-4 Prepare a master drainage plan for the community $100,000 County

Total of all items $1,273,000

Source: Opinion of Probable Cost provided by the County of San Luis Obispo in consultation with North Coast Engineering,
Inc.

120 Public Facilities Financing Plan|

8.5 Funding Strategy
The strategy for funding the key public facilities for the Shandon Community Plan is based the
following key points:

 The three Master Plan Areas—Fallingstar, Halpin and Peck Ranch—would each be obligated
to fund certain public facilities, such as improvements at SR 46 and West Centre Street, a
pedestrian bridge over San Juan Creek, water system improvements, and portions of a
wastewater treatment system, before their respective development projects could proceed.
This is required primarily because of the existing deficiencies in the public facilities. These
“obligated cost” payments for the three Master Plan Areas would total approximately $21.4
million or approximately 30% of the total projected public facility costs addressed in this
plan.

 The balance of the obligated costs would be required to be funded by the County or by
other means identified by the County ($36.1 million) and unidentified “regional” sources
($14.7 million).

 Where a Master Plan Area’s obligated costs will exceed its associated costs (i.e., the
project’s actual fair share of costs based on the project’s impact to the public facilities) or
the County’s obligated cost, the obligated payer will be reimbursed for the portion of their
initial costs that exceed their associated costs. The reimbursement payments would come
from subsequent private development as it occurs, from the County as funds from impact
fees accumulate, or other sources as available. Prior to commencement of construction of
obligated public facilities, the developer must enter into a reimbursement agreement with
the County, consistent with Ordinance 3129, which will describe how the reimbursement
will occur.

 Prior to approval of major development, a Capital Improvement Plan will be prepared to

determine actual costs of the public facility items, to finalize the impact fee program, and
identify any supplemental funding sources to be used and determine the timing for
obtaining the supplemental funding.

 The cost analysis assumes that both the private developers and the County would utilize
debt (bond) financing to fund their obligated costs. For purposes of the analysis, it was
assumed that these initial costs would be funded primarily by a series of Community
Facilities District (CFD) bonds.

 Where a developer’s obligated costs do not exceed their associated costs or where a
developer does not have any obligated costs, then that development would be subject to
development impact fees based on their fair share of the costs.

 Collected development impact fees would be used to reimburse obligated payers or pay
down the CFD debt (or other types of bonds).

The following factors will influence long-term financing capabilities for obligated payers:

 The degree to which it is financially feasible for each development project to pay impact
fees at the levels indicated in this plan, given market constraints on property values in
the Shandon area.

 The CFD bonding capacity during the initial years of development in the Community
Plan Area (when debt would be highest since it would be incurred before the flow of

| Public Facilties Financing Plan 121

 revenues from development impact fees). Section 8.7 provides a preliminary analysis of
this issue.

 The ability of the County to fund (or obtain funding for) its indicated share of the total
cost and to secure additional funding related to “regional” cost impacts. A general
discussion of potential funding sources is provided in Section 8.7.

 The numbers presented here reflect total costs at full buildout of the Community Plan
under a 25-year scenario, plus transportation impact fees for one interchange at West
Centre Street and SR 46. More detailed analysis reflecting the anticipated phasing of
development and related infrastructure could yield more favorable conclusions (if, for
example, there are efficiencies to be gained in planning the timing of facilities
expenditures to match anticipated development/revenue flows).

The following table shows the initial obligated costs, associated costs and reimbursements for
each of the Master Plan Areas, Other New Development, the Existing Town, the County, and
“Unknown” Regional Sources. The County and unknown regional sources are identified as the
obligated entities for items that have a communitywide or regional benefit but there is no one
developer obligated to construct the improvement. The associated costs for the existing town
represent the fair share for impacts to the infrastructure from properties that were developed at
the time the Community Plan was adopted. However, only a portion of the fair share may be
collected directly from the existing town. Please refer to Section 8.8 that describes the costs to
the existing town. The County and “unknown regional sources” are shown to have associated
costs. These figures represent the fair share portions for circulation impacts that cannot be
attributed to the Shandon community.

Although there are two wastewater treatment system alternatives, Table 8.4 uses the figures for
the Peck Ranch Alternative. The overall cost for the wastewater system is $15,000 higher for the
Peck Ranch Alternative than the San Juan Alternative. The initial, obligated, cost with the Peck
Ranch Alternative would $871,000 higher for Fallingstar, $10,000 lower for Halpin, $1,490,000
lower for the Peck Ranch and $644,000 higher for the County. The associated costs for all
groups are virtually the same with either alternative.

122 Public Facilities Financing Plan|

 Table 8.4: Public Facilities Cost Breakdown per Master Plan Area and
Community Group
(A) Initial (B) (C) (D)
Obligated” Cost Reimbursements Payments to Net “Associated”
from Other Reimburse Cost (A – B + C)
Entity/Payer Entities Other Entitles

Fallingstar $14,386,385 $8,386,825 $5,581,003 $11,580,563

Circulation $5,135,665 $4,454,831 $5,581,003 $6,261,837
Wastewater* $5,183,000 $1,899,400 $3,283,600
Water $3,065,000 $1,370,090 $1,694,910
Drainage $1,002,720 $662,504 $340,216

Halpin $233,280 $16,848 $941,936 $1,158,368

Circulation $445,416 $445,416
Wastewater $63,000 $7,560 $219,770 $275,210
Water $276,750 $276,750
Drainage $170,280 $9,288 $160,992

Peck Ranch $6,788,000 $2,370,210 $5,971,734 $10,389,524

Circulation $5,912,134 $5,912,134
Wastewater $3,210,000 $1,416,660 $59,600 $1,852,940
Water $3,578,000 $953,550 $2,624,450
Drainage
Other new
development $7,059,467 $7,059,467
Circulation $2,856,515 $2,856,515
Wastewater $1,805,770 $1,805,770
Water $1,675,390 $1,675,390
Drainage $721,792 $721,792

Existing town $8,727,527 $8,727,527

Circulation $1,291,547 $1,291,547
Wastewater $6,516,480 $6,516,480
Water $869,500 $869,500
Drainage $50,000 $50,000

County $36,080,283 $17,507,784 $18,572,499

Circulation $30,204,283 $11,631,784 $18,572,499
Wastewater $5,278,000 $5,278,000
Water $498,000 $498,000
Drainage $100,000 $100,000
Unknown regional
sources (circulation) $14,686,156 $14,686,156
Total $72,174,104 $28,281,667 $28,281,667 $72,174,104
(A) These are the total costs of the public facility items that an entity is obligated to install in order to initiate development.
Fallingstar is assumed to be the “first” project. However, any other project could become the first project and be responsible
for development of the obligated items. The County and Unknown regional sources are identified as the obligated entity for
items that have a communitywide or regional benefit yet no one developer is obligated to construct.
(B) and (C) These show payments to the obligated payer for impacts to the public facilities from the other users. In some
cases, the source of the payment is other than a direct impact fee paid by the users. For example: traffic impact fees cannot
be charged to the existing town. The “other source(s)” may be the County, State, regional entity or grant.
(D) Associated costs represent each group’s “fair share” for impacts on the respective public facilities. “County” and
“Unknown regional sources” represent impacts to the circulation system that cannot be attributed to the Shandon community.
Per-unit Costs

| Public Facilties Financing Plan 123

The following table shows the obligated cost to the Master Plan Areas as though they were to
be distributed per unit. Actual fees or funding would be paid or arranged for prior to recording
of subdivision maps rather than with each dwelling unit or commercial building. Therefore, this
table is for comparison purposes with Table 8.6 that shows associated costs per unit. Potential
impact fees will be based on the associated cost. The Circulation, Wastewater, and Water
system costs are distributed per dwelling unit or per 1,000 square feet (KSF) of commercial
floor area. Drainage costs are per acre, regardless of the land use. Drainage on the Peck Ranch
will be handled entirely on-site and will not require any shared facilities; therefore there are no
drainage facilities shown for Peck Ranch.

Table 8.5: Obligated Costs Per Unit

Fallingstar RSF/unit MFR/unit Retail/KSF Office/KSF Ind/KSF
Circulation $10,258 $10,258 $76,008 $12,250 $7,781
Wastewater $14,000 $10,500 $5,600 $5,600 $5,600
Water $9,055 $4,537 $3,576 $3,576 $3,576
Drainage (54 acres) $18,569 per acre
Halpin RSF/unit MFR/unit Retail/KSF Office/KSF Ind/KSF
Wastewater $1,832 $731 $731
Drainage (17 acres) $10,016 per acre
Peck Ranch RSF/unit MFR/unit Retail/KSF Office/KSF Ind/KSF
Wastewater $7,169 $5,368 $2,883 $2,883 $2,883
Water $8,575 $4,288 $3,443 $3,443 $3,443

The following table shows the associated costs per unit. These figures represent potential
impact fees that could be collected from each project in order to cover its fair share for impacts
to the public facilities. Associated costs from existing developed property (existing town) are
not shown in this table. Please refer to Section 8.8 that describes the costs for the existing
town. The Circulation, Wastewater, and Water system costs are distributed per dwelling unit or
per 1,000 square feet (KSF) of commercial floor area. Drainage costs are per acre, regardless of
the land use. Circulation fees are presented both by community group and as a flat fee. One
fee or the other would be collected, but not both.

124 Public Facilities Financing Plan|

 Table 8.6 - Associated Costs per Unit (potential development impact fees)
Fallingstar RSF/unit RS/Unit MFR/unit Retail/KSF Office/KSF Ind/KSF $11,580,563
Circulation $10,927 $10,927 $80,763 $13,076 $8,226 $6,261,837
Wastewater $9,187 $6,890 $3,675 $3,675 $3,675 $3,283,600
Water $5,007 $2,504 $2,003 $2,003 $2,003 $1,694,910
Drainage (54 acres) $6,300 per acre $340,216
Halpin RSF/unit RS/Unit MFR/unit Retail/KSF Office/KSF Ind/KSF $1,158,368
Circulation $13,085 $12,099 $7,648 $445,416
Wastewater $7,991 $3,196 $3,196 $3,196 $275,210
Water $8,036 $3,214 $3,214 $3,214 $276,750
Drainage (17 acres) $9,470 per acre $160,992
Peck Ranch RSF/unit RS/Unit MFR/unit Retail/KSF Office/KSF Ind/KSF $10,389,524
Circulation $8,559 $8,559 $56,553 $9,157 $5,788 $5,912,134
Wastewater $4,140 $3,105 $1,656 $1,656 $1,656 $1,852,940
Water $6,291 $3,146 $2,517 $2,517 $2,517 $2,624,450
Drainage n/a
Other New Development RSF/unit RS/Unit MFR/unit Retail/KSF Office/KSF Ind/KSF $7,059,467
Circulation $9,884 $9,884 $9,884 $56,877 $10,023 $5,821 $2,856,515
Wastewater $7,273 $7,273 $5,455 $2,909 $2,909 $2,909 $1,805,770
$10,6
Water $7,076 14 $3,538 $2,831 $2,831 $2,831 $1,675,390
Drainage (82 acres) $8,800 per acre $721,792
RS/U MFR/u
Circulation - Flat Fee for RSF/unit nit nit Retail/KSF Office/KSF Ind/KSF
All New Development*
$9,007 $9,007 $9,007 $61,995 $10,064 $6,853
* These figures represent a flat transportation impact fee that would be charged to new development regardless of where the project is located.

8.6 Funding Gap

After adjusting for reimbursements, a total of $30.2 million (or 42% of the total costs of future
infrastructure in the Plan area) would be paid by new development. The balance of the total of
$42.0 million (58%) cannot be tied to new development on a fair-share basis. These costs that
cannot be “charged” to new development stem from two major sources: (a) existing
infrastructure deficiencies within the community, and (b) regional traffic impacts not specifically
generated by new development in Shandon. Approximately $709,000 for water system
improvements would be contributed by the existing town (see Section 8.8 - Public facility costs
for existing developed property), but the bulk of the $42.0 million would either need to be
borne by the County (or sources identified and obtained by the County) or by a regional funding
source. The table below illustrates the funding gap that will need to be addressed in order for
the impacts to the key public facilities associated with Community Plan buildout to be funded.

Table 8.7: Funding Gap

Associated Costs Amount to be Funded Funding Gap
New Development $30.2 M $30.2 M $0
Existing Town $8.7 M $0.7 M $8.0 M
County $18.6 M $0 $18.6 M
Unknown Regional $14.7 M $0 $14.7 M
Total $72.2 M $30.9 M $41.3 M

| Public Facilties Financing Plan 125

8.7 Funding Methods
On September 7, 2010, the County Board of Supervisors adopted an Infrastructure Planning and
Funding Policy based on the recommendations of the “Infrastructure Planning and Financing
Team” (comprised of staff from the Administrative Office, Auditor/Controller, General Services,
Planning and Building, Public Works, San Luis Obispo Council of Governments, and the Local
Agency Formation Commission). Several funding and financing methods that were discussed in
the Team’s summary document1 are presented in this section. Key narrative from the document
is included in the italicized sections. Each potential funding and financing method is then
followed by a determination (in bold type) on the potential applicability of each method to the
Shandon Community Plan.

A significant challenge to funding future public facility improvements in Shandon is that a

substantial portion of the projected costs cannot be charged to new development on a fair-
share basis (since approximately 58% of the costs relate to existing public facility deficiencies
and regional traffic impacts). A number of the funding methods described below are
theoretically applicable to existing development (and therefore could potentially be used to
address costs related to existing deficiencies). However, many of the funding methods require
voter support in order to be implemented. The probability of obtaining the necessary voter
support must be given strong consideration before they are pursued.

Impact Fees
Fees are generally collected at the time a building permit is issued or occupancy allowed, so
they rarely provide enough funds for facility costs that occur prior to development. Deficits in
funding due to the delayed receipt of fee revenues must be addressed through public financing
or developer equity. New development can be asked to pay impact fees to mitigate the
proportion of future impacts on infrastructure systems as documented in a "nexus" study.

It is possible to establish regional impact fees to collect fees from development in a wide area as
long as the impact of the development can be shown to contribute toward the need for
infrastructure improvements. Impact fees can also be used in conjunction with assessment
districts, Mello-Roos Community Facilities Districts or Certificates of Participation (COP) to
enable projects to be built before impact fees have accumulated sufficiently to pay for the
projects.

Eligible Types of Facilities: Impact fees can be charged for nearly any type of public facility
including utilities, transportation improvements, parks, open space, fire and police stations,
libraries, and others.

Advantages:
 Ease of collection
 Equitable allocation of costs based on impact
 Can be adjusted as needed to reflect new cost estimates, additional facilities,
improved levels of service, and other changes.

Disadvantages:
 Limited to fund new development share of needs, so impact fees cannot fund
facilities needed to address existing deficiencies

1
Source: memorandum entitled “Status Report from Infrastructure Planning and Financing Team,” dated
February 16, 2010.
126 Public Facilities Financing Plan|
  Fees accumulate slowly, whereas facilities may be needed earlier
 Agreement of cities needed to establish regional impact fees
 Cannot be used for ongoing operating costs
 Fees cannot be adjusted to reflect ability to pay, so they have a negative impact
on lower cost housing
 High cost to developers since fees may be financed with construction loans until
development is completed and sold or refinanced
 Revenue available from impact fees is not predictable enough to support dept
financing, so other techniques (such as COP or CFD) may be necessary until fee
revenue can pay off dept.

Potential applicability to Shandon:

Development impact fees can be used as a primary reimbursement tool for costs initially
funded by developers and/or CFD bonds. The rate fees are collected would be less of a
disadvantage for Shandon, because the impact fees would be used for reimbursement
rather than payment for initial construction. Fees for larger projects requiring subdivision
approval or Conditional Use Permit can be collected prior to recordation of final maps or
issuance of building permits. Fees on individual undeveloped lots can be collected at the
time of building permit issuance.

Developer Contributions
Large subdivisions and developments are commonly conditioned to require provision of public
facilities or major financial contributions toward their provision by a public agency. Impact fees
are a form of contribution. In other cases, a developer is asked to build the facilities and
dedicate them to a public agency. The needed facilities can be identified through the process of
preparing an environmental impact report (EIR). Sometimes a local government agency may
enable the developer(s) to finance the facilities through creation of assessment districts, Mello-
Roos districts or Certificates of Participation.

Eligible Types of Facilities: Contributions can be required for nearly any type of public facility
including utilities, transportation improvements, parks, open space, fire and police stations,
libraries, and others.

Advantages:
 No voter approval required
 Not affected by GANN limit
 Consistent with public desire for developers to mitigate impacts they create
 Privately financed and constructed facilities not usually affected by prevailing
wage requirements.

Disadvantages:
 Facilities not provided until developer obtains approval, design, finances and
builds them, which adds delay to completion of developer's project
 Many developments are not large enough to be able to finance major public
facilities improvements, if large enough to trigger exaction requirements
 Developers cannot be required to make contributions to cure existing
deficiencies.

Potential applicability to Shandon:

| Public Facilties Financing Plan 127

The “obligated cost” mechanism described in this chapter is a variation of the developer
contribution concept.

Development Agreements
Under development agreements, essentially, a local government agrees to "freeze" development
regulations applicable to a development for a defined period of time, and the developer agrees
to provide certain improvements, dedications or other contributions benefiting the public. Each
development agreement is tailored to the particular development and developer, but all
development agreements must have a comprehensive project description and phasing schedule.
Local government incurs some level of risk when entering a development agreement because it
may have incomplete information regarding potential environmental impacts and public facility
improvement needs. Thus, it may have committed itself to a set of development regulations and
developer-provided improvements that will not address problems identified later.

The risks and benefits of this method of financing public improvements must be carefully
evaluated before signing the development agreement.

Eligible Types of Facilities: Development agreements can address nearly any type of public
facility including utilities, transportation improvements, parks, open space, fire and police
stations, libraries, and others.

Advantages:
 Flexibility to address specific needs of public and developer in each instance
 No voter approval required
 Not affected by annual limit on County appropriations (GANN limit)
 Consistent with public desire for developers to mitigate impacts they create
 Privately financed and constructed facilities not affected by prevailed wage
requirements.

Disadvantages:
 Incomplete or inaccurate information about facilities needed could result in
inadequate facilities with little recourse of local government
 Public may not support complex negotiated development agreements due to fear
that their interests may not be protected
 An implementing ordinance may be required.

Potential applicability to Shandon:

The County, at the time the Community Plan was adopted, did not utilize development
agreements.

128 Public Facilities Financing Plan|

Mello-Roos Community Facilities Act of 1982
A special tax can be authorized to finance public facilities and services through a 2/3's vote of
the residents or property owners in a defined geographic district, enabling the issuance of
Mello-Roos bonds. If there are twelve or more registered voters in that district, then the vote is
by the registered voters. If there are fewer than twelve registered voters, then the vote is by
the property owners in that district. If the tax is approved, it would then be assessed to the
properties in that district, only.

This is a flexible financing technique for various facilities, allowing either long- or short-term
financing. Its capacity is limited by two factors: (1) the revenue stream that can be supported
by new development and (2) the value-to- lien ratio. Mello-Roos Community Facility Districts
(CFDs) can also finance public services. Facilities financed through a CFD can be located outside
of the CFD boundaries.

A CFD may finance the planning, design, engineering, consultants, purchase, construction,
expansion or rehabilitation of property with a useful life of at least five years. CFD bonds are
non-recourse, meaning that the County General Fund and taxing authority are not at risk.

Eligible Types of Facilities: Mello-Roos CFDs can finance any type of public facility that a local
agency is authorized to construct and own, including utilities, transportation improvements,
parks, open space, fire and police stations, libraries, and others.

Advantages:
 Flexibility in types and locations of facilities financed
 Provides secure source of revenue
 Can finance facilities earlier than impact fees
 Assessments can be adjusted to reflect ability to pay
 Non-contiguous boundaries are allowable.

Disadvantages:
 Two-thirds vote required of landowners or voters
 Large district may be administratively cumbersome
 Taxes approved by developer/property owners may be misunderstood by
subsequent homeowner
 The special tax may affect the marketability of properties if similar properties
are available that do not have the special tax.

Potential applicability to Shandon:

As demonstrated in the example below, Mello-Roos / CFD financing would not have been
viable for a single developer in Shandon at the time the Community Plan was adopted. As
the economic climate changes, this form of financing could be a major component of the
Shandon PFFP in future years. CFD financing could be more feasible for communitywide
facilities that would be funded by a greater number of properties. However, given the
requirement of two-thirds voter support, it may not be possible to apply this mechanism
to existing development. The PFFP therefore assumes that this type of financing would
apply only to new development. Any CFD financing used in Shandon must be consistent
with the CFD goals and policies adopted by the Board of Supervisors on September 7,
2010.

| Public Facilties Financing Plan 129

CFD Bonding Example

The following table illustrates a CFD bonding example for the Fallingstar Master Plan Area. (This
would also be the “district” subject to a vote.) In the example, the bond amount is estimated to
be $14.4 million, which is an approximation of an amount that might be applied to obligated
public improvement costs in the Fallingstar project (for all phases combined). The percent of
debt service to be carried by residential uses is based on the assumption that nonresidential
uses would account for about 6% of the Fallingstar development. According to adopted County
policy, the maximum special tax submitted to the qualified voters of the district is not to
exceed one percent of the projected assessed value of the developed properties at the time of
full build-out of district formation. Furthermore, the total of the following shall not exceed 1.85
percent of the projected assessed value of the subject properties:

a. Ad valorem property taxes levied by the County.

b. Voter approved ad valorem taxes levied by the County in excess of one percent (1%)
of the assessed value.
c. Special taxes levied by any existing CFD for the payment of bonded indebtedness or
on-going services.
d. Assessments levied for any assessment district or maintenance district for the
payment of bonded indebtedness or services.
e. The maximum special tax for the proposed CFD.

Therefore, this example assumes a maximum of 0.85 percent of the projected assessed value
of the subject properties for CFD bonding capabilities.

The County will require that the credit quality of a CFD or assessment bond issue be such that
the requirements of Section 53345.8 of the Government Code are met. All CFD bond issues
should have value-to-lien ratio of at least 4:1 or greater for the entire district, including any
overlapping special assessment or special tax liens. A CFD with a value-to-lien ratio of less than
4:1 but greater than 3:1 may be approved at the sole discretion of the Board of Supervisors
upon recommendation of the County Administrative Officer based upon the specific merits of
the project. This example illustrates both 4:1 and 3:1 ratios for comparison.

130 Public Facilities Financing Plan|

 Table 8.8: CFD Bonding Example

Total Bond Amount (estimated for this example) $14,400,000

Bond Term (Years) 30
Bond Interest Rate 7%
Annual Bond Debt Service $1,160,444
% of Bond Debt Service borne by residential 94%
Number of residential units 390
Maximum special tax1 and home values
County-defined maximum tax and special assessments, as percentage of total
assessed value (ie., the CFD maximum would be 0.85%) 1.85%
Annual debt service per residential unit $2,762
Approximate minimum assessed new-home value (average of all units,
including single-family and multi-family) necessary to meet the annual dept
service per residential unit $325,000
Value-to-lien ratio requirements
County-defined minimum value-to-lien ratio (factor by which property value
should exceed lien) 4:1
Acreage of Fallingstar (gross acreage including open space, etc.) 86.20
Approx. required minimum per/acre value (as entitled and with CFD-funded
improvements in place, but undeveloped) to meet County target factor of
4:1(57,600,000:14,400,000) $668,200
Minimum per/acre value to meet alternative County target ratio of
3:1(43,200,000:14,500,000) $501,200
1) Assumes no other special assessments

In order to stay within the County’s target limit of 1.85% (base rate plus the 0.85% for special
assessments), the average assessed value of a new home would have to be at least $325,000.
This is considerably higher than the assessed values in 2011, when they were typically less than
$200,000. In 2011, a new-home price of $325,000 in Shandon would not have been
reasonable.

The value-to-lien analysis is conducted on a land-development basis, taking the land as entitled
and with CFD-funded improvements (water, sewer, streets and utilities) in place, but otherwise
undeveloped. The analysis indicates that required land values to meet the County’s preferred
ratio target of 4:1, or even 3:1 if allowed, would appear to exceed a realistic appraised value by
a considerable margin.

This example is potentially a “worst case” scenario, since by phasing the improvements, and
hence the CFD amounts, the feasibility of the CFD could potentially be enhanced. Also, the
County could in theory modify its own policies if it determines that the public purpose and
other conditions so warrants. In the case of Fallingstar, reimbursements by other development
could significantly reduce the burden of a CFD on the community in future years.

| Public Facilties Financing Plan 131

1913/1915 Act Assessment Districts
The majority of property owners vote to authorize assessment district formation that is
somewhat simpler than Mello-Roos districts. Once an assessment district is formed, the County
can issue tax-exempt bonds to finance needed infrastructure and make payments on the bonds
with revenues obtained through assessments paid with tax bills. Properties are assessed
according to special benefit, so this type of financing tool is less flexible than Mello-Roos CFDs.
Each parcel of property is assessed a portion of the costs of public improvements based on the
proportion of benefit received by that parcel. Proposition 218 provided that formation of an
assessment district is subject to a majority ballot protest enabling a majority of property
owners to vote against the district and postpone its formation for at least one year. Items of
general benefit to a community and items of regional benefit are not normally financed through
assessment districts. Similar to CFD bonds, assessment district bonds are non-recourse.

Eligible Types of Facilities: Assessment districts can finance public facilities that directly benefit
specific properties, including water and sewer systems, transportation and flood control
facilities.

Advantages:
 Secure, reliable source of revenue
 Recovers annual administrative costs
 Can finance facilities earlier than impact fees
 Can be used to fund existing deficiencies.

Disadvantages:
 Not suitable for regional facilities due to requirement of direct rather than general
benefit
 Potential for protest by existing property owners.

Potential applicability to Shandon:

This type of assessment district is potentially viable for funding existing deficiencies.
The assessment district may include existing development, undeveloped land or both.
Although a lower level of voter support is required (a simple majority) than CFD financing
(which requires a two-thirds vote), this method may not be feasible to implement.

Sales Tax Override

With a two-thirds vote of County voters, a special Countywide sales tax could be created to
provide revenue to repay debt or accumulate funds to finance needed improvements. The sales
tax could be pledged to repay revenue bonds for needed public improvements. Alternatively,
with just a majority vote of County voters, the sales tax could be increased as a general tax
subject to the annual county budget process. Since such a general tax increase would not be
dedicated to repayment of bonds, it would not be possible to issue revenue bonds with this
source of repayment. However, general obligation bonds could be authorized by the voters
based on assurance that the special sales tax revenue will pay off the bonds.

Eligible Types of Facilities: Sales taxes could be used to finance nearly any type of public facility
including utilities, transportation improvements, parks, open space, fire and police stations,
libraries, and others.

Advantages:

132 Public Facilities Financing Plan|

  Large amounts of funds could be generated each year to repay debt or accumulate
for pay-as-you go financing of projects
 Some of the revenue would be paid by residents from other regions.

Disadvantages:
 Local governments may prefer to use any potential increase in sales tax revenue to
cover annual operating costs instead of financing public facilities
 If not dedicated to repay debt for public facilities, sales tax revenue probably cannot
support long-term debt for public facilities projects unless voters approve issuance
of general obligation bonds.

Potential applicability to Shandon:

If a sales tax override were approved to fund needed facilities rather than a general tax, the ballot
measure would identify the type(s) of public facilities that could be funded. If, for example, the tax
were for libraries, then a new library in Shandon would be considered along with other County
libraries. A sales tax override cannot be based on collecting taxes just in Shandon solely for
facilities in Shandon. Though, theoretically, a countywide tax could be approved specifically for a
facility in Shandon. This is method is not likely to be successful during times of fiscal constraint.

Redevelopment Tax Increment Financing

Formation of a redevelopment agency enables a local government to capture and use a portion
of increases in property tax revenues over a 40-year period to repay debt needed to finance a
wide variety of public facilities. A redevelopment plan must be prepared to identify an area with
conditions of physical and economic blight that can be eliminated through redevelopment
financing. At least twenty percent of redevelopment tax increment must be used for low and
moderate income housing.

Eligible Types of Facilities: Redevelopment tax increment financing can be used to finance most
public facilities needed to eliminate documented conditions of blight in the project area.

Advantages:
 Tax increment financing allows long-term borrowing to solve existing deficiencies
and provide facilities needed to support new development
 Careful use of redevelopment financing may stimulate private investment in
redevelopment areas, resulting in additional tax increment

Disadvantages:
 Redevelopment tax increments represent future lost revenue for existing County and
special districts that have already been cut back by the state
 Public fear of redevelopment agencies potential use of the power of eminent domain
 A determination of physical and economic blight within the project area is required,
which can result in local opposition
 Public perception that redevelopment accelerate development and associated growth
impacts (traffic, loss of open space, etc)
Potential applicability to Shandon:

At the time of the adoption of the Shandon Community Plan, the County of San Luis
Obispo did not have a redevelopment agency, but was exploring the possibility of
establishing one. If a redevelopment agency is established, the existing Shandon

| Public Facilties Financing Plan 133

community would be an appropriate candidate for a redevelopment project area.
Redevelopment is commonly used in California to address existing deficiencies in a
community’s infrastructure, which is one of the fundamental challenges facing Shandon.

Infrastructure Financing Districts

Similar to Redevelopment, IFD's authorize tax increment financing to repay debt without
assessment districts or elections. An IFD may finance the purchase or construction of any
facility with a useful life of at least fifteen years, including roads, sewage treatment, water
supply, and flood control systems, and other public facilities. All facilities financed through an
IFD must be of community-wide importance and benefit an area larger than the IFD itself.

Advantages:
 IFD's can be used to finance improvements with regional benefit
 IFD's are not considered County debt
 Tax increment from taxing entities who do not wish to participate can be excluded
from the IFD.

Disadvantages:
 IFD's reduce tax revenues to the County and other districts choosing to participate
 Only two IFD's have been formed yet, so little is known about their feasibility.

Potential applicability to Shandon:

This method is not likely to be successful during times of fiscal constraint since the
County and other taxing entities will be reluctant to forego tax revenue in order to
facilitate the financing of infrastructure.

Revenue Bonds
This financing technique requires a source of revenue to repay the bond debt, so it's not
appropriate for highway improvements (unless they are toll roads). Revenue bonds can be used
to finance revenue-generating improvements such as water and sewage collection, supply and
treatment systems. A majority vote is required to authorize the size and purpose of the bond
issue. Unlike land secured bond financing, no special district must be formed when issuing
revenue bonds. Debt service can be paid with utility bills instead of tax bills. Revenues pledged
for payments on revenue bonds would count against the County's appropriation limit.

Eligible Types of Facilities: Revenue bonds can finance public facilities that generate revenue,
such as water and sewer systems.

134 Public Facilities Financing Plan|

 Advantages:
 No special district required
 Debt service paid with utility bills instead of tax bills.

Disadvantages:
 Only appropriate for revenue generating facilities
 Counts against County's appropriation limit.

Potential applicability to Shandon:

Revenue bonds are a potential source of capital funding for water and sewer systems,
including improvements to the existing water system. Debt service for revenue bonds
could be applicable to both new development and the existing community in the form of
increased water (or sewer) rates. It may not be possible to implement this method if the
resulting utility rates become excessive for local residents.

General Obligation Bonds

Subject to a two-thirds vote of registered voters countywide, the County can issue bonds to
finance infrastructure and secure the bonds through an ad valorem property tax levied on
properties countywide. In some cases, the election and tax increase can be limited to a specific
area that will benefit from the project. The County would adopt a resolution to place the
measure on the ballot, prepare a tax rate statement advising voters of the proposed tax rate,
and prepare ballot arguments for and against the measure and an independent analysis.

The total amount of outstanding bonds may not exceed fifteen percent of the assessed valuation
of taxable property within the affected area. As a result of Proposition 13, an ad valorem tax
may be considered unfair because recently built or purchased properties will pay substantially
higher taxes than other similar properties. Alternatively, voters could approve issuance of
General Obligation Bonds without increasing property taxes. However, this approach would
further burden the County general fund and therefore is inadvisable.

Advantages:
 Cost is spread over many properties, so cost to each property owner is minimized
 Improvements that benefit a wide region (the entire jurisdiction if possible) are most
appropriate
 Very sure financing instrument, so interest rate is low.

Disadvantages:
 Difficult to obtain two thirds vote jurisdiction-wide
 Under Proposition 13, tax increase based on assessed property value could be
considered unfairly distributed.

Potential applicability to Shandon:

It may be politically challenging to implement this method, especially in times of fiscal

constraint. An ad valorem property tax may also impact potential CFD financing.
Certificates of Participation
Certificates of Participation (COP) allow long-term debt without an election for public
improvements involving a lease or installment sales structure. The parties to COP include a
public agency, a non-profit corporation and a trustee. The non-profit corporation may be
formed specially to construct public improvements, the funds for which come from proceeds of

| Public Facilties Financing Plan 135

the COP’s sale. The nonprofit then leases or sells the land and facilities back to the public
agency. Investors who purchased the COP receive a portion of the public agency's payments to
the non-profit corporation. COP are secured by the covenant of the public agency to make
annual payments to holders of the certificates. The appropriations may come from the General
Fund or from an enterprise fund for water or sewer services. Revenue allocations for COP count
toward the issuer's appropriations limit. The County used COP financing for the Vineyard Road
interchange with Highway 101 in Templeton, since impact fees were expected to be sufficient to
pay off the COP bonds and thereby relieve the annual burden on the County general fund.

Advantages:
 No election and no special district is required
 Do not count against GANN limit
 Enable completion of improvements earlier than with pay-as-you-go financing.

Disadvantages:
 Revenue allocated for COP payments count against jurisdiction's appropriations limit
 Anti-tax groups may consider COP to represent a Proposition 13 loophole.

Potential applicability to Shandon:

Revenue bonds (as described above) are likely to be a better option for Shandon than
Certificates of Participation, since repayment options for COP financing (other than a
long-term general fund burden) appear insufficient.

California Infrastructure Bank (i-Bank)

The County can borrow at low interest rates for up to thirty years, or project’s useful life, if less
than 30 years, from the State to finance certain public projects with an economic development
result. The revenue source could be from the General Fund, special districts, or development
agreement(s).

Advantages:
 Low interest loans for up to 30 years
 Wide variety of improvements and repayment sources allowable

Disadvantages:
 Applicants may need to show inability to borrow enough from other sources to be
eligible
 Improvements must be ready to begin construction within 12 months of loan
commitment
 Competitive process could result in denial or delay in loan commitment

Potential applicability to Shandon:

At the time of adoption of the Shandon Community Plan, the potential of using this
funding method was unknown, since a repayment source is needed. Implementation
Program PFFPIP-6 requires a feasibility study for this funding method. This method could
potentially be used when CFD financing is not feasible or when alternative funding
sources such as impact fees or developer contributions may be sufficient to repay the i-
Bank loan in a relatively short period of time.
136 Public Facilities Financing Plan|
State and Federal Grants and Loans

Cal Trans Road Funding Program

The San Luis Obispo Council of Governments (SLOCOG) allocates state and federal
transportation funds in the county. To be eligible for funding, projects must be identified in the
State Transportation Improvement Program (STIP). Projects also must have local funds to cover
some portion of the cost.

Potential applicability to Shandon:

This is a possible funding source for the grade separations indicated in the Section 8.4
(Items A-4, A-8, A-13 and A-17). However, during times of fiscal constraint, this method
may not be successful. Although the grade separations are required with the 2050 (40-
year scenario), the Transportation Impact Fee program includes collecting fees for one
interchange at West Centre Street (items A-4 and A-8). The impact fees could go toward a
local match in funding that would most likely be required.

Community Development Block Grant (CDBG) Program

CDBG funds can be used for projects that primarily benefit persons with income below eighty
percent of median income. Projects that primarily benefit low income communities such as
Oceano, San Miguel, Shandon and eastern Nipomo might be eligible for CDBG funding. The
amount of CDBG funds available each year is limited, but the County might be able to borrow
approximately $4 million through the federal Department of Housing and Urban
Development's Section 108 Program with repayment to come from a portion of future CDBG
awards. Other state and federal grant and loan programs exist that may be suitable for specific
types of public works projects in some communities:

 U.S. Department of Agriculture Water and Wastewater Grants and Loans;

 State Revolving Fund for Waste Water Facilities;
 State Water Reclamation Loan Program;
 Water Conservation Loan Program.

Potential applicability to Shandon:

CDBG funding is likely to be viable for some portion of the identified costs of correcting
existing public facility deficiencies in Shandon, unless the proportion of low income
households in Shandon decreases to where the community would no longer qualify.
Implementation Program PFFPIP-3 requires investigation into other potential grants for
Shandon.

| Public Facilties Financing Plan 137

 Table 8.9: Funding and Financing Methods - Summary Comparison
Applicability in Applicability in Voter Approval
Method Shandon - year 2011 Shandon - future Required
Impact fees high high no
Developer Contribution high high no
Development Agreements n/a low no
Mello-Roos CFDs low high yes
1913/1915 Act Assessment
Districts low low yes
Sales Tax Override low low yes
Redevelopment Tax Increment
Financing n/a med no
Infrastructure Financing
Districts low med no
Revenue Bonds low med yes
General Obligation Bonds low low yes
Certificates of Participation low low no
California Infrastructure Bank n/a unknown no
Cal Trans Road Funding
Program (SLOCOG) n/a med no
Community Development Block
Grant (CDBG) Program low high no
Rural Community Facilities
Loan/Grants through USDA med med no
Other Grant Programs low high no

8.8 Public facility costs for existing developed property

This section provides information for properties that were developed prior to the adoption of
the Shandon Community Plan. If the subject property is proposed for redevelopment that will
either increase residential density or increase the land use intensity for non-residential uses,
then please refer to Section 8.9.

Circulation Improvements
Costs associated with impacts to the circulation system from existing development cannot be
collected through an impact fee program. For example, the fair share cost for traffic impacts at
buildout from existing development (2009) at the intersection of West Centre Street and State
Route 46 amount to $525,377 (including the costs for a grade separation but not for the
widening of SR 46). The $525,377 would have to be funded through a County sales tax (or
other) ballot measure, regional transportation funding programs, or State or Federal grants.
Without a locally-approved ballot measure, existing, developed properties that are not
redeveloped will not be required to contribute directly to circulation improvements. Likewise,
residential properties that undergo remodeling or additions without an increase in residential
density will not be required to pay traffic impact fees. Non-residential uses that are
redeveloped will be responsible for paying traffic impact fees for the incremental increase in the
intensity of the use.

Wastewater System Improvements

Existing developed properties may potentially continue to use existing on-site septic systems
indefinitely and will not be required to contribute to wastewater system improvements until
such time the following criteria are met:

138 Public Facilities Financing Plan|

 1) The wastewater treatment plant is built with capacity to handle the existing developed
properties, (this would most likely occur with the second of plant construction), and

2) Sewer mains and/or collectors are installed within the existing neighborhood right-of-
way, and

3) The subject property is within 200 feet of a sewer main or collector, and

4) The septic system on the subject property fails or the property owner obtains a
building permit that includes features that would increase potential wastewater
generation (eg., adding a bathroom or bedroom).

Or 5) the State Regional Water Quality Control Board (or other health authority)
mandates connection to the sewer.

It is the priority of the Shandon Community Plan (Policy PFFPP-3) to fund the existing
community’s fair share for treatment plant construction, sewer mains, lift stations, and collector
lines with State and/or Federal grants or sources other than direct impact fees. Please refer to
Section 8.7 for other potential funding methods. Existing developed properties would be
responsible for installation of their sewer laterals, any connection fees and monthly charges for
plant operation and maintenance.

Redeveloped properties that increase residential density or non-residential intensity will be

responsible for its fair share for wastewater treatment facilities. In such cases, please refer to
the impacts fees for “other new development”.

Water System Improvements

The existing CSA-16 water system, in 2011 had 329 residential connections and 13, non-
residential connections. The 5-year capital outlay schedule for CSA-16 identifies several system
upgrades. Three of the upgrades, totaling $2,860,000 would be redundant with improvements
required with the Shandon Community Plan (see Table 8.3.c, items C-1, 2, 3, 12, and 14).
Existing developed properties within CSA-16 would be responsible for paying their fair share for
these redundant water system improvements. Depending on when future development occurs,
the required improvements could ultimately be installed by either an obligated payer or the
CSA. However, these projects are not in the CSA budget (2011) and are not expected to be
budgeted in the near future. Regardless of who makes the improvements, the cost of the
redundancies would be shared by a greater number of users. Therefore, if developer installed,
the cost per unit would go down significantly from approximately $8,200 per existing unit to
approximately $2,025 per existing unit.

One of the long anticipated improvements to the water system is connection to the State Water
line, from which CSA-16 has a 100 acre-foot-per-year allocation. Although the CSA does have
adequate reserves to construct the State Water Project turnout, item C-4, Table 8.3.c, future
development would need to reimburse the County for their fair share of the improvements.

Redeveloped properties that increase residential density or non-residential intensity will be

responsible for their fair share for water system facilities. In such cases, please refer to the
associated costs for “other new development”.

| Public Facilties Financing Plan 139

Drainage System Improvements
Existing developed properties will not be required to contribute to any of the drainage facilities
installed by any of the planned developments. Implementation Program PFFPIP-2 requires the
County to prepare a Master Drainage Plan, estimated at $100,000, for the community that
would identify drainage improvements throughout the existing portions of Shandon. Funding
for the Master Plan and the subsequent storm drainage improvements would be achieved in the
same manner as the existing community’s share for wastewater system improvements with
State and/or Federal grants or sources other than direct impact fees. Please refer to Section 8.7
for other potential funding strategies.

Table 8.10: Estimated Funding Impacts to Existing Development

Other Funding
Associated Costs Direct Cost Total Per Unit Cost Sources1
SLOCOG, Grants,
Sales Tax
Circulation $1,291,547 -- or other Ballot Measure
Wastewater2 $6,516,480 -- $2,800 to $6,150 Grants, special
Water3 $869,500 $709,000 $2,025 assessments, funding
Drainage4 $50,000 -- districts, bonds or loans
1) See Section 8.7 for greater detail.
2) The per unit costs are for sewer lateral and septic tank abandonment only and do not include any payments for the
existing town’s associated costs for the wastewater treatment plant, sewer mains or lift stations. These costs are
only applicable if and when connection to the sewer is required. The estimates are for an 80 foot long sewer lateral
and septic tank abandonment. The cost range varies depending on the lateral location (front yard, rear yard or
restricted access).
3) Water system costs are only for system improvements that are redundant with CSA-16 capital improvement
projects.
4) Estimated share for Master Drainage Plan. The associated costs for drainage facilities will increase with the
completion of the Shandon Master Drainage Plan.

Table 8.11: Comparison of Single Family

Residential Bi-Monthly Wastewater Bills (2010)
Atascadero Oceano Arroyo Grande Heritage Ranch Templeton Grover Beach Paso Robles

$40.36 $38.97 43.62 $45.21 $46.68 $46.88 $51.72

San Miguel Morro Bay Pismo Beach Nipomo Cambria Avila Beach San Luis Obispo

$61.80 $75.02 $79.91 $88.32 $101.89 $111.40 $114.18

Source: Draft Water and Wastewater Rate Study for Oceano Community Services District, Tuckfield and Associates,
September 2010. Based on 2,000 cubic feet bi-monthly (approximately 249 gallons per day).

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8.9 Public facility costs for existing undeveloped property
(other new development)
This section provides information for properties that were undeveloped at the time the Shandon
Community Plan was adopted, residential properties where redevelopment is proposed that will
increase density, and non-residential properties where redevelopment will increase the land use
intensity on the site. This section does not apply to land within the Fallingstar, Halpin or Peck
Ranch Master Plan Areas.

Unless the proposed project precedes development on Fallingstar, Halpin and Peck Ranch, the
fair share for public facilities with projects in the “Other New Development” community group
will be in the form of an impact fee. Impact fees with subdivisions will be paid prior to
recording final subdivision maps or in a time frame as determined by Conditional Use Permit.
Impact fees on individual vacant lots will be paid at the time building permits are issued. The
impact fee will be used to reimburse the obligated payer who installed public facilities or
contributed toward a future improvement. The impact fee amounts per unit are as follows:

Table 8.12 - Associated Costs (Potential Impact Fees)

Per Unit for Other New Development
Other New RSF RS MFR Retail Office Ind
Development per unit per unit per unit per KSF per KSF per KSF $7,059,467
Circulation $9,884 $9,884 $9,884 $56,877 $10,023 $5,821 $2,856,515
Wastewater $7,273 $7,273 $5,455 $2,909 $2,909 $2,909 $1,805,770
Water $7,076 $10,614 $3,538 $2,831 $2,831 $2,831 $1,675,390
Drainage $8,800 per acre (82 acres) $721,792
Circulation – Flat RSF RS MFR Retail Office Ind
Fee for All New per unit per unit per unit per KSF per KSF per KSF
Development* $9,007 $9,007 $9,007 $61,995 $10,064 $6,853
* These figures represent a flat transportation impact fee that would be charged to new development regardless of
where the project is located.

If the proposed project precedes development on Fallingstar, Halpin and Peck Ranch, then the
proposed project would be responsible to assume the role of obligated payer and install the
improvements necessary to mitigate the project’s impacts to the public facility.

8.10 Other Public Facilities

In addition to the key public facility items listed in Section 8.4, a variety of other public facilities
listed below may be funded by many of the funding methods described in Section 8.7:

Street lights Landscape and irrigation facilities

Police and fire stations Reclaimed water facilities
Police and fire services Environmental mitigation
Parks Bicycle and pedestrian facilities
Libraries Electrical conduits
Transit improvements Public parking facilities

| Public Facilties Financing Plan 141

8.11 Other Public Facility Fees
Title 18 of the County Code provides for fees to be collected with new development projects to
pay for their fair share for a variety of public facilities. Those fees contribute to facilities for:
fire departments, government, libraries, parks, and sheriff.

Park fees or land dedication for parks are collected with subdivision applications (commonly
known as Quimby fees). Quimby fees are implemented in Title 21 of the County Code. In cases
where Quimby fees have been paid, the “land portion” of the Public Facility Fee is not charged.

School fees are collected at the time building permits are issued. School fees are subject to
Government Code Section 65995.

8.12 Public Facilities Funding and Financing Policies

PFFPP-1 Fund core infrastructure and public facilities in an equitable manner based on an
entity’s fair share of its impacts to the infrastructure or facility.

PFFPP-2 Require new development to a) install necessary infrastructure with the initial
phase of development or at the time prescribed in the Shandon Community Plan
EIR or subsequent environmental determination, b) fund its fair share for public
facilities prior to commencement of development.

PFFPP-3 As a priority, fund the existing community’s fair share for new public facilties
with sources other than direct impact fees.

PFFPP-4 Secure required funding for needed public facilities before major development is
approved.

PFFPP-5 Fund and finance public facilities in a manner that is consistent with the County’s
adopted Infrastructure Planning and Funding Policy and Community Facilities
Districts Local Goals and Policies

PFFPP-6 Avoid long-term financing plans that place too great of a burden on future
property tax payers.

8.13 Public Facilities Funding and Financing Implementing

Programs
PFFPIP-1 Prepare a Capital Improvement Plan for the public facility items described in this
chapter.

PFFPIP-2 Prepare a Master Drainage Plan for the community.

PFFPIP-3 Investigate and apply for potential grants that would provide funding for key
public facility items, especially to address the funding gaps described in this
chapter. Investigate and apply for potential grants that would provide funding for
other public facilities listed in Section 8.10.

PFFPIP-4 Conduct a feasibility study for applicable use of the California Public
Infrastructure Bank for Shandon.

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PFFPIP-5 In coordination with San Luis Obispo Council of Governments and Caltrans, seek
funding in addition to the Traffic Impact Fee Program for grade separated access
to State Route 46.

PFFPIP-6 Work with the City of Paso Robles, the San Luis Obispo Council of Governments
and Caltrans to establish a fee program to construct and implement needed off-
site traffic improvements located within the City of Paso Robles as identified in
the February 2010 Wood Rodgers Transportation Impact Study [Appendix F,
Environmental Impact Report for the Shandon Community Plan Update and San
Juan Village (Fallingstar Phase I) Project], including widening of State Route 46
and improvements to the State Route 46/ US 101 interchange. See also EIR
mitigation measure T-1(b) in Appendix D of this Plan.

Proposed projects using State Route 46 as their primary access to urban services
shall contribute their fair share of fees. The fee program would consist of either
1) an areawide fee where projects that are located within the study area will be
required to pay impact fees that would be provided to the City of Paso Robles, or
2) a requirement that applicants for future projects “front” the cost of the off-site
improvements and be reimbursed as land uses are developed. A preliminary fair-
share estimate for the planned future State Route 46 East grade-separated
interchanges at Jardine Road, Union Road, and Golden Hill Road is included in
Table 1 of Appendix F, Transportation Impact Study, Environmental Impact
Report for the Shandon Community Plan Update and San Juan Village (Fallingstar
Phase I) Project. Once, the fee mechanism is developed, amend ordinances as
needed in order to implement it.

| Public Facilties Financing Plan 143

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144 Public Facilities Financing Plan|

Chapter 9: Implementation
The Shandon Community Plan is a component of the Shandon-Carrizo Area Plan, Part II
of the Land Use Element of the San Luis Obispo County General Plan. It is the primary
tool to review development proposals (e.g., master plans, tentative subdivision maps,
site plans, and improvement plans) within the URL.

The land uses and combining designations described and mapped in Chapter 3 of this
Plan are reflected in the Official Maps, Part III of the Land Use Element of the County
General Plan. Allowable uses within each land use category can be found in the Land
Use Ordinance (LUO), Title 22 of the County Code.

The goals and policies of this Plan are implemented through programs, standards and
guidelines found throughout the Plan and summarized in Sections 9.6, 9.7 and 9.8. The
official standards, called planning area or community planning standards, are found in
the LUO and are used day-to-day to design, review and regulate land use. These
standards supersede any conflicting standards found elsewhere in the LUO.

Standards are requirements that are primarily to be included in the design and
evaluation of development projects and land divisions projects. They address special
conditions and help provide consistency throughout the community or within a
particular land use category or combining designation. Compliance with the standards is
mandatory.

Guidelines are advisory, but are to be used in evaluating projects subject to discretionary
review. They recommend features or techniques that help achieve a desired affect
through a combination of ways rather than by fixed standard. However, alternative
approaches that achieve the same or better results may also be used. Guidelines
generally deal with design issues.

Programs are recommended actions, rather than mandatory requirements, that help
implement the goals and policies of this Plan. A program may be initiated by the County
or another agency or group. Since many recommended programs involve public
expenditures or other funds, the initiation of programs will depend on the availability of
funding.

9.1 Administration
The San Luis Obispo County Department of Planning and Building is responsible for the
administration of the Shandon Community Plan. The Director of Planning and Building
has the responsibility and authority to interpret the meaning and applicability of all of
the provisions of this Plan as specified in the LUO. In addition, the Planning and
Building Department will coordinate with other County departments and with state and
other agencies and organizations to implement the Plan and monitor compliance with
policies (e.g., Public Works Department approval of street improvements or the
Department of Fish and Game involvement in implementing the Shandon Habitat
Conservation Plan, etc.).

| Implementation 145
 9.2 Amendments to the Community Plan
Amendments to the Community Plan are made according to the provisions found in
Framework for Planning of the Land Use Element. Periodic amendments to the
Community Plan may be made in order to respond to changing economic and other
conditions, including community needs and desires. Amendments to the community
planning standards are made through amendments to the LUO, without the need to
amend the Shandon Community Plan.

In addition to the provisions found in Framework for Planning for general plan
amendments, proposed amendments to expand the Shandon Urban Reserve Line should
only be made when there is less than a seven-year supply of available, vacant land within
the URL to accommodate the reasonably anticipated or historic growth needs of the
community. Exceptions may be made when there is an overriding public need to
expand the URL.

9.3 Comprehensive Update of the Community Plan

The Shandon Community Plan has a planning horizon of 25 years. If projected growth
rates are exceeded during this time period, the Community Plan should be updated to
respond to community growth prior to the year 2035. A comprehensive update of the
Shandon Community Plan will be necessary when one of the following two criteria occur:

a) The population of Shandon exceeds 75 percent of the buildout population

identified in this Plan, or
b) There is less than a five-year supply of available, vacant land within the URL to
accommodate the reasonably anticipated or historic growth needs of the
community.

If neither of the above criteria occurs, a comprehensive update should be initiated by the
year 2032 to ensure that an updated Shandon Community Plan is adopted by 2035.

9.4 Public Infrastructure and Services

San Luis Obispo County will work with landowners and developers to ensure that needed
improvements to infrastructure are made concurrent with the actual need. Where
appropriate, improvements to infrastructure shall be the responsibility of the developer.

9.5 Development Review Process and Development Fees

Major development projects will likely involve land divisions, as regulated by the
Subdivision Map Act (Government Code Section 66410, et seq.), the County’s Real
Property Division Ordinance, Title 21, and the LUO. Major development projects will
also involve Conditional Use Permit (CUP) approval, also regulated by the LUO. Both
land division applications and CUPs are discretionary applications that may be approved,
conditionally approved, or disapproved. The land division and development review
process for larger projects will likely include, among other requirements, infrastructure
plans for the placement of parks, sewer, water, storm drainage, and other facilities and
services, along with the funding mechanisms necessary to complete and maintain these
facilities.

146 Implementation|
Smaller projects may also require a land division, CUP or Minor Use Permits (MUP). Like
land divisions and CUPs, MUPs are discretionary and may be approved, conditionally
approved, or disapproved. The conditions of approval may require, among other
requirements, the installation of infrastructure or the payment of impact fees.

Building permit applications go through a “ministerial” land use permit called a Zoning
Clearance. Zoning Clearances are processed and approved as part of the building
permit process. Any requirements to install infrastructure or pay an impact fees must
be identified in County ordinance.

Please refer to Article 6 of the LUO for a detailed description of the various land use
permit applications.

9.5.1 Master Plan Areas

A Conditional Use Permit must be approved in order to authorize proposed
development in the Master Plan Areas identified in Section 3.2, unless the property
owner elects to prepare a Specific Plan, consistent with Government Code Sections
65450 and 65457. The Master Development Plan or Specific Plan shall regulate
subsequent development, the extension of infrastructure, and the provision and
financing of public services throughout the entire Master Plan Area to facilitate
orderly and timely development. These implementing documents shall be
consistent with the Shandon Community Plan’s goals, policies, and standards.
Any additional environmental documents deemed necessary to satisfy CEQA shall
be completed and approved prior to any project approval. Properties located
within agricultural preserves will require land use category (General Plan)
amendments from Agriculture to categories consistent with Figure 3.1. Such
amendments should be considered concurrently with or prior to the approval of
the Master Plan or Specific Plan.

9.5.2 Fees
In order to mitigate the impacts and costs associated with development, fees may
be may be required as a condition of approval with a land division or land use
permit or as specified by ordinance for ministerial permits. From time-to-time,
some fees will need to be updated in order to provide the funding for necessary
public facilities and services. Chapter 8, Public Facilities Financing Plan, discusses
funding for key public facilities.

9.6 Summary of Community Standards and Guidelines

The following summary of standards and guidelines is for reference purposes
only. Please refer to Article 9 of the Land Use Ordinance, Title 22 of the County
Code to see the detailed effectuating language. The intent of this summary is to
highlight measures that will help achieve the community vision, implement Plan
policies, and avoid or mitigate environmental impacts. The following measures
are standards, unless noted as a guideline.

| Implementation 147
 9.6.1 Communitywide and Master Plan Area Standards and
Guidelines
The following standards and guidelines apply throughout the Shandon urban
area (URL). Certain standards and guidelines also apply to the Commercial
Service (CS) land use category located near the intersection of West Centre
Street and State Route 46, which is outside of the URL:

a) Environmental mitigation. In addition to the following standards in

Sections 9.6.1 through 9.6.4, new development shall comply with the
applicable mitigation measures in the Environmental Impact Report for the
Shandon Community Plan Update and San Juan Village (Fallingstar I
Project). Those mitigation measures are referenced in Table 9.1 following
Section 9.7. The text of the mitigation measures is shown in Appendix D
of this Plan.
b) Building height. Commercial and residential buildings shall be limited to
twenty-eight (28) feet above average natural grade.
c) Urban edge. Development adjacent to the Urban Reserve Line or
agricultural lands shall include an agricultural buffer or landscape area to
avoid creating a sharp urban edge.
d) Stream bank setbacks. Buildings shall be setback a minimum of 100 feet
from the top of the stream bank. Also refer to the standards under
“Sensitive Resource Area (SRA) – Stream corridors” in the following Section
9.6.3.
e) Energy and water conservation.
i. New development shall implement the water and energy-saving
measures listed in EIR mitigation measure W-1(c) in Appendix D of
this Plan. Applications for proposed new development shall
include landscaping plans that incorporate the landscaping-
related water saving measures in EIR mitigation measure W-1(c).
New development shall include energy conserving techniques to
be selected from the Shandon Energy and Water Conservation
Guidelines.
ii. Prior to issuance of construction permits for development
resulting from new land divisions and land use permits subject to
discretionary review, a toilet retrofit program shall be funded and
in place to replace existing high-flow toilets with low-flow toilets
in existing residential and commercial structures per EIR
mitigation measure W-1(b) in Appendix D of this Plan.
ii. Projects requiring discretionary permit approval shall use
“xeriscape” landscape design.
iii. Turf grass and swimming pool areas on residential lots shall make
up 50% or less of the total landscape area.
f) Circulation.
i. New development shall be required to either 1) install necessary
circulation and traffic improvements with the applicable phase of
development or at the time prescribed in EIR mitigation measures
T-1(c), (d) and (e) in Appendix D of this Plan, or in a subsequent
environmental determination, or 2) fund it’s fair share for traffic
improvements in accordance with the Public Facilities Financing

148 Implementation|
 Plan in Chapter 8, as it may be amended, prior to commencement
of development.
ii. Sidewalks, curbs and gutters (or alternative drainage control),
street trees, and street pavement, consistent with the Shandon
Community Plan Street Sections, are required, except in the
Residential Suburban and Agriculture Land Use categories. As
necessary, additional right-of-way may be need to be dedicated to
accommodate the improvements.
iii. Except in the downtown core, sidewalks and pathways shall be
separated from vehicular travel lanes and connect to
communitywide circulation systems.
g) Downtown parking. Within the downtown core, on-site parking
requirements may be reduced. Parking lots in the downtown core shall not
take direct access from Centre Street, except for the site on the southwest
corner of Centre Street and Fifth Street that may have secondary access on
Centre Street, if access from Fifth Street is not feasible due to creek
setbacks.
h) Sewage disposal. All new development shall connect to a community
sewer system, except that new development on lots that were legally
created prior to the adoption of the Shandon Community Plan that meet
the minimum site area requirements of Land Use Ordinance Section
22.10.110 are not required to connect to a community sewer system until
such time the following criteria are met:
i. The wastewater treatment plant is built with capacity to handle
existing properties, and
ii) Sewer mains and/or collectors are installed within the existing
neighborhood right-of-way, and
iii) The subject property is within 200 feet of a sewer main or
collector; or
The State Regional Water Quality Control Board (or other health authority)
mandates connection to the sewer.
i) Master tree list. Street trees are required with all new projects. Trees
shall be selected from the Shandon Master Tree List.
i) Drainage.
i. Drainage shall be handled to maximize percolation and recharge.
ii. Limit the development of impervious surfaces to reduce run-off
volumes.
iii. Run-off control measures shall be included in new development to
minimize the discharge of urban pollutants into drainage areas.
iv. Stormwater quality measures, such as vegetated swales, linear
bio-retention cells within open channels, and permeable paving
materials shall be incorporated in new development.
v. Guideline: Applicants should consider using measures in the
County’s Low Impact Development handout as applicable.
k) Habitat conservation. All land use permits, land divisions and other
“covered activities” shall be consistent with the Shandon Community Plan
Habitat Conservation Plan (HCP).
l) Tree protection. Guideline: Where trees are to be retained, new
development should be located away from the tree a minimum distance of
1.5 times the diameter of the tree’s drip line.

| Implementation 149
 m) Recreation. Master planned areas shall provide for appropriately-sized
parks.
n) Wastewater treatment facility. The wastewater treatment plant shall be
screened from public view.
o) Solid waste disposal. New development shall be required to subscribe to
waste collection service.
p) Cultural resources protection.
i. All applications for land divisions and land use permits subject to
discretionary review that involve grading, trenching or other
ground disturbance shall include a Phase I archaeological survey
of the site performed by a qualified archaeologist approved by the
Environmental Coordinator. The survey shall include sufficient
background archival research and field sampling to determine
whether subsurface prehistoric or historic remains may be
present. Any further evaluations and investigations and
mitigation measures shall comply with County requirements and
the provisions of EIR mitigation measure CR-(c) in Appendix D of
this Plan.
ii. All applications for land divisions and land use permits subject to
discretionary review that involve the demolition or alterations of
buildings or structures greater than 50 years old shall include
documentation and evaluation of the historical significance of the
those buildings or structures. The documentation and evaluation
shall be performed by a qualified historian or architectural
historian approved by the Environmental Coordinator. If such
evaluation concludes that the buildings or structures are
significant historical resources, then the qualified historian or
architectural historian shall recommend measures to reduce
impacts on historical resources, such as archival quality
photographs, measured drawings, oral histories, and interpretive
signs. Such measures shall be included in the project design as
applicable.

q) Natural gas. New Development shall connect to natural gas facilities as

follows:

i. All subdivisions shall install gas lines consistent with Title 21 of

the County Code.
ii. New single family residences or secondary dwellings on individual
lots shall connect to natural gas where gas lines exist in the
fronting right-of-way or the property is adjacent to a gas line
easement.
iii. Multi-family or commercial uses shall connect to natural gas
facilities. This standard may be waived with Minor Use Permit or
Conditional Use Permit approval for the two visitor-serving
Commercial Service sites at SR 46, provided propane tanks, if
proposed, can be adequately screened from public view.

150 Implementation|
The following standards apply to the specified Master Plan Areas as shown in
Figures 3.2, 3.3 and 3.4.

a) Prior to approval of new development in the any of the Master Plan Areas
shown in Figures 3.2, 3.3 or 3.4, the following shall have been completed:
1) the CSA-16 Water Master Plan shall have been updated to accommodate
the needs of development under this Community Plan, including expansion
of the CSA-16 service area, consistent with EIR mitigation measure W-2(a)
in Appendix D of this Plan, and 2) a fee program shall have been
implemented that requires new development to pay its fair share of the
costs for delivering State water in order to offset the impacts of new
development on groundwater resources, consistent with EIR mitigation
measure W-1(a) in Appendix D of this Plan.

b) Prior to occupancy of new development in the Fallingstar Master Plan Area

as shown on Figures 3.2 and 3.3, the intersection improvements at the
intersections of West Centre Street and East Center Street with State Route
46 shall be constructed as described in EIR mitigation measures T-1(f) and
(g) in Appendix D of this Plan.

9.6.2 Land Division Standards and Guidelines

The following standards apply to new land divisions:
a) Conditional Use Permit required. Applications for land divisions shall
also receive concurrent Conditional Use Permit approval.
b) School and park sites. The County and applicant shall coordinate with the
Shandon Joint Unified School District and County Parks for potential
schools sites with land division applications. Guideline: The applicant
should consider land dedication rather than payment of school fees and
Quimby fees.
c) Block length. Blocks shall be designed to avoid excessive length and be
designed to accommodate pedestrian and bicycle circulation, consistent
with Chapter 5, Transportation and Circulation, of this Plan.
d) Cul-de-sacs. Through streets are preferred over cul-de-sacs. Where cul-
de-sacs are necessary and they are adjacent to a park, other legally
accessible open space, or collector or arterial street, they shall be open-
ended to allow pedestrian/bike circulation.
e) Common areas. Applicants shall establish mechanisms for the long-term
management and maintenance of common areas.
f) Notice to future tenants. Applicants shall give notice to future owners
and tenants of any applicable conditions of approval or requirements
associated with the project.
g) Water system. Each development shall have at least two points of
connection to the water system.
h) Wastewater system. New development shall install backbone wastewater
pipelines, consistent with the approved Capital Improvement Plan, to meet
upstream full buildout demand, as determined appropriate by County
Public Works.

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 i) Drainage. Applications for new land divisions shall include an assessment
of a project’s potential impacts on the local and sub-regional storm
drainage systems so that the County can determine appropriate mitigation
to ensure that system capacity and peak flow restrictions are not
exceeded.
j) On-Street Diagonal Parking. Diagonal parking within public right-of-way
requires Conditional Use Permit approval.
Public Facilities and Capital Improvements.
k) The first subdivision shall construct (if not previously constructed by a
separate entity) the public facilities listed in Tables 8.3.a, 8.3.b, 8.3.c and
8.3.d that identify “Fallingstar” as the obligated payer.
l) New land divisions shall be consistent with the Shandon Capital
Improvement Plan (CIP). If required by the CIP, subdivision improvement
plans shall include the public facilities identified in the CIP. Public
improvements shall be installed or bonded for prior to recording of final
maps.
m) Prior to recording final maps, fair-share contributions for public facilities
listed in the Shandon Capital Improvement Plan shall be paid or financed,
and, if necessary, a reimbursement agreement shall be made with the
County, consistent with Ordinance 3129.
n) Street lights. Street lights shall be included with subdivision
improvements. They shall be designed and installed to limit light pollution
and be low–energy-using fixtures, such as LED. If necessary, the
subdivision shall be annexed into CSA-16 or another established special
district.

9.6.3 Combining Designations Standards

The following standards apply within the applicable combining designation:
a) Flood Hazard (FH).
i. New development within the 100-year floodplain is prohibited, unless it
is an exempt structure or there are no feasible alternative building
sites on the property.
b) Sensitive Resource Area (SRA) – Stream corridors.
i. All land use permits, land divisions and “covered activities” shall be
consistent with the Shandon Community Plan Habitat Conservation
Plan (HCP).
ii. Recreational off-road vehicles are not permitted.
iii. Land divisions and discretionary land use permits shall include open
space or scenic preservation easements on the portion of the property
within the SRA combining designation.
iv. Applications for land use permits and land divisions shall provide proof
of an approved jurisdictional determination when the site may contain
wetland features, including those identified in Figure 4.4-2 of the Draft
Environmental Impact Report (EIR) for the Shandon Community Plan
Update and San Juan Village (Fallingstar Phase I) Project, April 2010.
New development shall be set back a minimum of 100 feet from the
edge of a delineated wetland and riparian habitat. Activities within the

152 Implementation|
 setback area shall be limited to fuels reduction for fire safety purposes.
All other applicable measures included in mitigation measures BIO-1(a)
and (b) in the EIR shall be implemented (see Appendix D).
c) Sensitive Resource Area (SRA) – Easterly Edge of Shandon.
i. Uses within the buffer along the easterly edge of the community shall
be limited to recreational trails, a habitat corridor, or other uses that
are consistent with the Shandon Community Plan HCP.

9.6.4 Land Use Category Standards and Guidelines

The following standards and guidelines apply within the applicable land use
categories:
a) Agriculture (AG) –Halpin and Peck Ranch Master Plan Areas.
i. Following expiration of the Land Conservation Contract, new
development requires approval of a Specific Plan or Conditional Use
Permit for the entire Master Plan Area, consistent with this Plan.
ii. Development of a wastewater treatment plant requires Conditional
Use Permit approval, and shall maximize groundwater replenishment.

b) Commercial Retail, Commercial Service, Mixed Use (CR, CS, MU).

The following commercial design standards and guidelines apply to
properties in the Commercial Retail, Commercial Service and Mixed Use
land use categories as shown on Figure 3.1. These standards and
guidelines are intended to help implement the commercial design policies
and create a welcoming and aesthetically pleasing built environment for
the Shandon community. The commercial areas should be close to and
well-connected to surrounding neighborhoods, providing easy
accessibility by both vehicles and pedestrians. Commercial uses should
be oriented toward the street, with interior parking away from the street
and out of view from the surrounding residential neighborhood. Site
development and building design should be pedestrian-friendly and
welcoming.

Commercial Design Standards

i. Development shall be consistent with the vision and policies for
commercial land use in Chapter 3 of this Plan.
ii. Significant buildings with prominent architectural features shall be
located near corners and intersections whenever possible.
iii. On sites within the downtown nodes (including the expansion area)
and the CR and MU areas in the eastern node, locate buildings near
the street frontage (where site area allows, additional buildings may
be located to the rear of a site) where feasible. On-site parking in
these locations shall be behind the front buildings where feasible. On
sites where additional buildings are located on the rear of a site, the
parking may be located in front of those buildings.
iv. Parking areas in the CS areas and the CR in the western node shall be
provided away from the street edge and separated with a landscaped
area.

| Implementation 153
 v. Site design, building orientation and placement shall carefully
integrate pedestrian connections to any adjoining residential
neighborhoods in ways that maximize ease of access and ensure the
safety and security of both commercial and residential uses.
vi. Except in the Commercial Service Land Use category, parking lots
shall consist of small bays with 24 or fewer spaces and with walkways
and landscaping between them.
vii. Parking lots on sites that have at least two driveways that serve
buildings that are greater than 100 feet from street parking shall
design a portion of the on-site spaces to accommodate long vehicles.
This may be tandem spaces that allow for a vehicle to “pull-through”
the spaces. This standard may be waived or modified with Minor Use
Permit approval.
viii. Parking shall be designed for safe ingress and egress to commercial
centers. Pedestrian connections and linkages shall have a well-
defined separation from vehicle circulation.
ix. Parking lots shall be landscaped with shade trees consistent with the
Shandon Master Tree List.
x. Street trees and trees used in community gateways shall be selected
from the Shandon Master Tree List. When located within the public
right-of-way, the street tree type and location shall also be approved
by the County Department of Public Works.
xi. A landscape buffer with a minimum width of five feet shall be
provided between parking lots and pedestrian rights-of-way.
xii. At least 75 percent of the ground floor length of street-fronting
buildings shall include architectural elements or details such as
recessed windows and entries, display windows, offset surfaces,
differentiated piers and columns, offset planes, textured materials,
awnings, and compatible landscaping, or other details which are of
interest to pedestrians.
xiii.Loading, delivery and service areas shall be located at the rear or side
of a site rather than the front. This does not include short-term
deliveries made by standard-sized vehicles or delivery vans.
xiv. Loading, delivery and service areas shall be separate and screened
from public areas by the use of decorative walls and landscape
features. Where commercial development is adjacent to a residential
use or residential land use category, loading, delivery, and service
facilities shall be completely screened with vegetation, berms and/or
solid walls.
xv. Any equipment, whether on the side of a structure or on the ground,
shall be screened in a manner that is architecturally compatible with
the building design in terms of materials, color, shape, and size.
xvi. Trash enclosures shall be screened from view with a combination of
landscaping and solid walls.
xvii. For sites adjacent to land in the Agriculture land use category,
buildings shall be located, designed, and oriented to protect
agricultural resources.

154 Implementation|
xviii. Pedestrian furniture, landscaping (including trees) and other
“streetscape” amenities located within the public right-of-way shall
require an encroachment permit issued by the County Department of
Public Works. The permit will identify maintenance and liability
responsibilities of the adjacent property owners.

Commercial Design Guidelines: Site Planning

i. Buildings and entrances should front the street or sidewalk where a
strong pedestrian circulation system is present.
ii. Due to the high visibility of corner properties, extra care should be
given to building orientation and articulation.
iii. Plazas, landscape fountains, public art, textured pavement,
accessible changes in pavement levels, and vertical building features
should be combined to create focal points and identity.
iv. Buildings should be oriented to create pedestrian plazas, pathways,
courtyards, and eating areas to enhance the quality of the outdoor
environment.
v. Where feasible, sites with restaurants or cafes should provide for
outdoor seating.

Commercial Design Guidelines: Building Form

i. Building bulk and mass should be reduced as much as possible by
various vertical and horizontal elevation changes.
iii. Create a horizontal emphasis to visually break up structures through
the use of trim or other elements; by adding awnings, eaves or other
ornamentations; by using a combination of complementary colors;
and through use of landscaping.
iii. Vary the heights and setbacks of buildings to increase the visibility
of anchor stores and individual tenants and contribute to the overall
design of the buildings.
iv. Buildings located on block corners should be more substantial,
larger, and more ornate than mid-block buildings.
v. Entries, roof overhangs, display windows, awnings, arcades, and
outdoor seating areas should all be complementary to the building
design to create inviting spaces.
vi. Vary the use of materials and colors, roof planes, and setbacks, as
well as architectural elements to help reduce building mass and
bulk.
vii. Use significant base materials and cornice or molding elements to
anchor the building to the ground plane.
viii. Incorporate permanent shading devices such as awnings and
canopies on south-facing facades to be aesthetically pleasing and
assist in cooling the building during the summer months.
ix. In the CR and MU areas, all sides of a building should receive
appropriate enhancement through details, fenestration, and
architectural elements, landscape treatments, and accent lighting.

| Implementation 155
 Commercial Design Guidelines: Roof Form
i. Commercial centers should have a combination of roof styles so as
to enhance the architectural character and improve the visual
interest of the building.
ii. Setbacks and tenant spaces can be articulated by accentuating roof
planes and pitches.
iii. Flat roofs should incorporate architectural elements such as cornices
or moldings to add interest and character to the building.
iv. Roof features and details, such as exposed eaves, help create
character and complement the architectural style of the buildings.
v. Roof colors should be soft earth tones to minimize reflective glare
and visual impacts.
vi. Rooftop solar panels should be incorporated into the design of the
building when feasible. If not feasible at the time of construction,
the building should be designed to enable future solar installations.

Commercial Design Guidelines: Windows, Doors, and Entries

i. The ground floor should have adequate (close to 75%) transparency
on the façade.
ii. Entries and doors should be articulated to help orient pedestrian
traffic.
iii. Entries should provide protective coverings such as awnings,
arcades, and roof overhangs.
iv. Walls, signage, paving, and planting should be incorporated into a
well-designed entry into the project site to visually link the site entry
to the buildings.
v. Entry and edge features such as ornamental landscaping, open
space areas, natural and water features, architectural monuments,
and enhanced paving should all be considered when designing the
project entry.

Commercial Design Guidelines: Materials and Colors

i. When adjacent to residential neighborhoods, materials and colors
should be compatible with the surrounding residential
neighborhoods, but should also be unique and distinctive in style
and character.
ii. Accent materials such as brick, stone, and wood should be used to
emphasize architectural details.
iii. Durable materials should be used for all buildings, paving, signage,
and landscaping.
iv. Darker and bold materials and colors should be used on the base of
buildings with lighter colors and materials on top.
v. Material changes should occur at intersecting planes, preferably at
inside corners of changing wall planes or where architectural
elements intersect.

156 Implementation|
 vi. Large areas of intense, light colors should be avoided. Subdued
colors usually work best for overall building color, while bright or
accent colors are typically appropriate for trim, windows, doors and
key architectural elements.
vii. Buildings should keep a balanced color palette between base colors
and “brighter” or “darker” accent colors on each building.

Commercial Design Guidelines: Landscape and Public Spaces

i. Design of public spaces should incorporate space for public
gatherings and smaller, intimate meeting areas.
ii. Appropriate pedestrian furniture, such as seating, lighting, water
features, and/or public art should provide a safe, friendly, and
comfortable environment.
iii. For buildings located on street frontages, portions of buildings may
be set back from the sidewalk creating alcoves for plazas, entry
nooks, and outdoor cafe seating.
iv. Sidewalks should incorporate tree wells or planters to provide shade
and an aesthetically pleasing pathway.
v. One trash receptacle should be provided for every 100 linear feet of
store front and should be compatible with the architecture and
design of the buildings.
vi. Planting should be used to screen from public view areas such as
trash enclosures, parking areas, storage areas, loading areas, public
utilities, and mechanical equipment.
vii. Avoid large monument signs and electronic message signs.

Commercial Design Guidelines: Lighting

i. Light fixtures should complement the character and style of adjacent
neighborhoods.
ii. Spotlighting or glare from any site lighting should be shielded from
adjacent properties and directed at a specific object or target area.
Exposed bulbs should not be used. Cut-off lighting is preferred
(refer to the Land Use Ordinance standards for exterior lighting).
iii. Lighting should be incorporated into the landscaping and theme of
buildings.
iv. Fixtures should enhance the creative style and theme of the project.
v. Use night lighting innovatively to add to the character of a site, while
minimizing light and glare (i.e. lighting of footpaths, water
elements, landscape and buildings).
c) Commercial Retail and Mixed Use (CR & MU)
i. Development of non-residential projects beyond the buildout figures
established by the Shandon Community Plan shall require an
additional traffic study.
ii. New residential development in the Mixed Use areas shall be in
conjunction with a commercial project of equal or greater size in
terms of floor area. Existing residential uses on First, Second, Third
and Fourth Street may continue and be expanded or remodeled as a
primary use without being required to include commercial
development.

| Implementation 157
 iii. The maximum number of dwelling units in the Mixed Use areas on
First, Second, Third and Fourth Streets is one primary dwelling, and
on lots equal to or greater than 6,000 square feet, one additional
dwelling that meets the Land Use Ordinance standards for secondary
dwellings.
iv. Residential density on the southeast corner of Centre and Fourth
Street shall be consistent with the density on the opposite side of
Fourth Street. New lots shall front on Fourth Street and have lot
widths that are similar to those on the opposite side of the street.
v. Residential density in Mixed Use areas not fronting on First, Second,
Third or Fourth Streets is 10 units per gross acre.
vi. Uses requiring large parking lots shall not be located in the downtown
core.
d) Commercial Service (CS & CS/R). Development shall be consistent with
the discussion and policies for commercial land use in Chapter 3 of this
Plan.

e) Commercial Service (CS) – West Centre Street and SR 46

i. Uses are limited to visitor-serving uses, including fuel sales, lodging,
restaurants, and retails sales.
ii. Project design shall consist of smaller, low-profile buildings and
associated improvements with a village character and setting and/or
agricultural style that blends with the surrounding area. Landscape
materials shall be selected to significantly break-up the views from SR
46 and West Centre Street.
iii. Signage shall be understated and complementary to the site design
and surrounding area.
iv. Water and wastewater may be handled by on-site well and septic
systems.
f) Commercial Service and Commercial Service/Residential (CS & CS/R) –
Business Park Sites
i. Allowable uses shall be limited to the following use groups and uses:
industry, manufacturing and processing; agricultural processing;
recreation, education and public assembly; services (includes offices);
and retail trade that is in support of the business park.
ii. Guideline: Property owners should consider applying for a pre-
planned Conditional Use Permit that would enable business
development to occur in a timely manner (see Population and
Economy Implementing Program, PEIP-1).
iii. Site design shall incorporate large setbacks along Centre Street and
San Juan Road to a) help create a tree-lined streetscape and gateway
into Shandon, and b) enable connections for both vehicles and
pedestrians within the site and to adjacent neighborhoods.

g) Commercial Service (CS/R) – Flexible Zone. Until such time as other

lands (currently under Land Conservation contract) become available for
Commercial Service development, allowable uses shall be limited to the
following use groups and uses: industry, manufacturing and processing;
agricultural processing; recreation, education and public assembly;
services (includes offices); and retail trade that is in support of the

158 Implementation|
 business park. When other lands become available for Commercial Service
development, this site may be developed with multi-family residences,
either as the primary use or in a compatible combination with Commercial
Service uses, subject to the provisions of Residential Multi-Family
standards in the following item h).

h) Commercial Service (CS) – East Centre Street and SR 46

i. Priority shall be given to visitor-serving uses including fuel sales,
lodging, restaurants, and retails sales.
ii. Project design shall consist of smaller, low-profile buildings and
associated improvements that blend well with the surrounding area.
Landscape materials shall be selected to significantly break-up the
views from SR 46 and help create a gateway to Shandon on East
Centre Street.
iii. Signage shall be understated and complementary to the site design
and surrounding area.
i) Residential Multi-Family (RMF).
i. Allowable uses are limited to those listed in Article 2 of the Land Use
Ordinance, except that Warehousing uses (mini-storage facilities) are
not allowable.
ii. The minimum density is 13 units per gross acre, with exceptions for
physically or environmentally constrained lots, and the maximum is
20 units per gross acre, not including affordable housing bonuses.
The maximum numbers of units are specified in Table 3.1, 3.5 and
3.7.
iii. Development shall include provisions for usable common open areas
and neighborhood connectivity.
iv. Each unit shall include a private area with a minimum of 225 square
feet of usable outdoor space having minimum dimensions of 10 feet.
Upper story units with no ground floor shall have a minimum of 60
square feet of private area having a minimum dimension of six feet.

v. Guideline: Design multi-family development to be compatible with

surrounding single family residential development in form and
architectural character. Examples of such multi-family development
are shown below.

Multi-family development can be designed to fit in and be compatible with surrounding

single family homes.

| Implementation 159
 j) Residential Single Family (RSF).
i. Projects on sites five acres or greater may include areas with densities
of up to 12 units per gross acre.
ii. The minimum parcel size for individual dwelling units is 4,500 square
feet. Parcel sizes may be reduced through approval of a Specific Plan,
Conditional Use Permit for a Master Plan, condominium, or planned
development.
iii. Guideline: Projects on sites five acres or greater should provide a mix
of lot sizes and housing types integrated throughout the project.
iv. Use alleys or greater setbacks for garages in order to avoid a garage-
dominated streetscape.
v. The minimum front setback for the habitable portion of a dwelling is
15 feet. Patios and covered porches may encroach into the front
setback, but shall be set back at least 10 feet from the front property
line.

9.7 Shandon Energy and Water Conservation Guidelines

The following guidelines apply throughout the area addressed by this Plan:
a) Install alternative energy equipment and devices such as solar thermal
heating.
b) Integrate, where feasible, alternative energy mechanical equipment and
accessories within roofing materials and/or blend them with a structure’s
architectural form.
c) Pre-wire commercial and residential development for rooftop photovoltaic
(PV) panels or other advanced technology.
d) Employ passive solar design and natural daylighting techniques in the
design and construction of buildings.
e) On south-facing walls, provide surfaces and windows that add significant
thermal mass, with proper ventilation, to control and distribute energy
throughout structures.
f) Use evergreen trees, where appropriate, to protect buildings from winter
winds, deciduous shade trees on the east and west sides of buildings, and
low shrubbery immediately south of a home to maximize passive solar
performance.
g) Use energy-saving landscaping around buildings and in parking lots to
reduce solar gain in summer and allow solar gain in winter.
h) Use building materials, components, and systems found locally or
regionally to reduce energy use, emissions and transportation costs.
i) Use non-toxic building products (e.g. formaldehyde-free insulation, low
Volatile Organic Compounds [VOC] paints, etc.).
j) In new buildings, use the lowest water-using or waterless plumbing
fixtures, implement water saving practices, and install greywater recycling
systems.

160 Implementation|
Table 9.1: Applicability of EIR Mitigation Measures
The following table lists mitigation measures from the Environmental Impact Report for
the Shandon Community Plan Update and San Juan Village (Fallingstar I Project). New
development shall comply with these mitigation measures as shown in the table, and the
measures shall have the same effect as standards. For each mitigation measure, the
table identifies the type of development project for which the measure is required, for
example, new land divisions and projects requiring discretionary permits, or projects
within a certain Master Plan Area.

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162 Implementation|
 Table 9.1: Applicability of EIR Mitigation Measures1
New Development Land Divisions and Infrastructure
EIR Mitigation Land Divisions and New Commercial Land Divisions in Fallingstar Master
(including Discretionary and
Measure1 Discretionary Permits Development Master Plan Areas2 Plan Area3
ministerial permits) Permits-Residential Recreational Facilities
AES-1 (a) X
AES-1(b)
(see standards in Ch. 9) X

AES-1(c), (d) X
AES1-(e),(g) X X
AES-1(f)4
AES-3(a), (b) X
AES-3(c) X X
AG-1(a)
(see Ch. 4 programs)

AG-1(b), (c)
X
Peck, Halpin
AG-2(a),(b) X
AG-2(c)
(implemented through Ord. X
No. 2050-Right-to-Farm)

AQ-1(a)-(d),(f),(g)5 X
AQ-1(e) X
AQ-2(a)-(f) X
Fallingstar
AQ-3(a) X
AQ-4(a)4
BIO-1(a),(b)
(see Ch. 9SRA standards) X

BIO-1(c),(d),(e),(f), (g), (h)6 X

BIO-3(a),(b)6 X
BIO-3(c)6,7 X
BIO-3(d), (e), (f), (g), (h), (i), (j),
X
(k), (l), (m), (n), (o), (p), (q)6
BIO-3(r) 1 X X

1. See EIR mitigation measures listed in Appendix D of this Plan.

2. These mitigation measures are specific to the Master Plan Area(s). If the measures are applicable to only some Master Plan Area(s), those are shown in parentheses).
These mitigation measures are in addition to all other applicable mitigation measures in this table.
3. These mitigation measures are specific to the Fallingstar Master Plan Area and are in addition to all other applicable mitigation measures in this table.
4. The mitigation measure(s) apply to development of sewer treatment plant.
5. Applies to projects that exceed APCD construction emissions thresholds.
6. Mitigation measures BIO-1(c), (g), BIO-3(a),(b),(d) through (j), (l),(o),(p),(q) apply to “infill parcels” mapped in Appendix D.
7. Refer to the Shandon Community Plan Habitat Conservation Plan (HCP) when approved and the SRA standards in Chapter 9.
8. Applies to land divisions and discretionary permits involving grading, trenching, or ground disturbance.
9. This mitigation measure will likely not apply, as the area within 200 feet of the landslide area mapped in Figure 4.7-1 of the
Draft EIR is within an area to be protected for habitat or an area outside of the URL in the Agriculture land use category.
10. These mitigation measures apply to new residential development in specified noise-impacted areas.
11. These mitigation measures apply to new mixed-use development.
12. This mitigation measure applies in the event that groundwater is encountered during grading or construction.
13. This mitigation measure applies to development of Commercial Service site outside of the URL: septic site and leachfield site plan and percolation tests.

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164 Implementation|
 Table 9.1: Applicability of EIR Mitigation Measures1
New Development Land Divisions and Infrastructure
EIR Mitigation Land Divisions and New Commercial Land Divisions in Fallingstar Master
(including Discretionary and
Measure1 Discretionary Permits Development Master Plan Areas2 Plan Area3
ministerial permits) Permits-Residential Recreational Facilities
CR-1(a)
(covered by: Ch. 4 policy, COSE X
Policies CR3.1, CR4.2)
CR-1(b), 1st part X
CR-1(b) 2nd part
(see Ch. 4 programs)
CR-1(c)8 X
CR-1(d) X X
CR-1(e),(f)
X
Fallingstar
CR-2(a) X
CR-2(b) X
X
Fallingstar
D-2(a),(b) X 2

G-2(a),(b) X
G-3(a)9 X
N-1(a) X
N-2(a) X Fallingstar
Peck
N-2(b),(c)10
X
(comply with Noise Element)
N-2(d),(e), (f)11 X
S-1(a) X
S-1(b)12 X
S-2(a) X
T-1(a)
(see Ch. 8)
T-1(b)
(see Ch. 8 programs)
T-1(c),(d),(e)
(see Ch. 9 standards) X

1. See EIR mitigation measures listed in Appendix D of this Plan.

2. These mitigation measures are specific to the Master Plan Area(s). If the measures are applicable to only some Master Plan Area(s), those are shown in parentheses).
These mitigation measures are in addition to all other applicable mitigation measures in this table.
3. These mitigation measures are specific to the Fallingstar Master Plan Area and are in addition to all other applicable mitigation measures in this table.
4. The mitigation measure(s) apply to development of sewer treatment plant.
5. Applies to projects that exceed APCD construction emissions thresholds
6. Mitigation measures BIO-1(c), (g), BIO-3(a),(b),(d) through (j), (l),(o),(p),(q) apply to “infill parcels” mapped in Appendix D.
7. Refer to the Shandon Community Plan Habitat Conservation Plan (HCP) when approved and the SRA standards in Chapter 9
8. Applies to land divisions and discretionary permits involving grading, trenching, or ground disturbance
9. This mitigation measure will likely not apply, as the area within 200 feet of the landslide area mapped in Figure 4.7-1 of the
Draft EIR is within an area to be protected for habitat or an area outside of the URL in the Agriculture land use category.
10. These mitigation measures apply to new residential development in specified noise-impacted areas.
11. These mitigation measures apply to new mixed-use development.
12. This mitigation measure applies in the event that groundwater is encountered during grading or construction
13. This mitigation measure applies to development of Commercial Service site outside of the URL: septic site and leachfield site plan and percolation tests.

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166 Implementation|
 Table 9.1: Applicability of EIR Mitigation Measures1
New Development Land Divisions and Infrastructure
EIR Mitigation Land Divisions and New Commercial Land Divisions in Fallingstar Master
(including Discretionary and
Measure1 Discretionary Permits Development Master Plan Areas2 Plan Area3
ministerial permits) Permits-Residential Recreational Facilities
T-1(f),(g)
X
(see Ch. 9 standards)
T-4(a) X
W-1(a)
X
(see Ch. 9 standards)
W-1(b)
(see Ch. 7 programs, X
Ch. 9 stnds.)
W-1(c)
X
(see Ch. 9 standards)
W-2(a)
(see Ch. 7 programs, X
Ch. 9 stnds.)
W-3(a)4
W-3(b)13
1. See EIR mitigation measures listed in Appendix D of this Plan.
2. These mitigation measures are specific to the Master Plan Area(s). If the measures are applicable to only some Master Plan Area(s), those are shown in parentheses).
These mitigation measures are in addition to all other applicable mitigation measures in this table.
3. These mitigation measures are specific to the Fallingstar Master Plan Area and are in addition to all other applicable mitigation measures in this table.
4. The mitigation measure(s) apply to development of sewer treatment plant.
5. Applies to projects that exceed APCD construction emissions thresholds
6. Mitigation measures BIO-1(c), (g), BIO-3(a),(b),(d) through (j), (l),(o),(p),(q) apply to “infill parcels” mapped in Appendix D.
7. Refer to the Shandon Community Plan Habitat Conservation Plan (HCP) when approved and the SRA standards in Chapter 9
8. Applies to land divisions and discretionary permits involving grading, trenching, or ground disturbance
9. This mitigation measure will likely not apply, as the area within 200 feet of the landslide area mapped in Figure 4.7-1 of the
Draft EIR is within an area to be protected for habitat or an area outside of the URL in the Agriculture land use category.
10. These mitigation measures apply to new residential development in specified noise-impacted areas.
11. These mitigation measures apply to new mixed-use development.
12. This mitigation measure applies in the event that groundwater is encountered during grading or construction
13. This mitigation measure applies to development of Commercial Service site outside of the URL: septic site and leachfield site plan and percolation tests.

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168 Implementation|
9.8 Implementation Programs
The Shandon Community Plan includes Implementation Programs to identify responsibility for
ensuring comprehensive implementation of the Community Plan.

Table 9.2: Program Implementation Summary

RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

2.4 Population and Economy Implementing Programs

PEIP-1 Targeted marketing of key PB High 2011 Grant, DB

industries

PEIP-2 Promote identity for PB Med 2015 GF

commercial areas

PEIP-3 Job skills training for local SCOE, SJUSD, Med 2015 AB, Grant
residents CC

PEIP-4 Utilize local products and PB Med 2013 GF

services

PEIP-5 Develop farmers’ market SCFMA, AG Low 2015 DB, Pri

PEIP-6 Promote and facilitate PB Med 2015 GF, Pri

community events

PEIP-7 Explore financing options for PB Low 2014 Grant

existing businesses

PEIP-8 Periodic community business PB Med 2013 DB

surveys

AC Agriculture Commissioner PH Public Health

CC Cuesta College PO Property Owner
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
EH Environmental Health SJUSD Shandon Joint Unified School District
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

| Implementation 169
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

PEIP-9 Explore adjustments to PB Med 2013 DB

development standards for
site efficiency

PEIP-10 Promote public transportation PB, PW, RTA Med 2013 Grant, DB

PEIP-11 Encourage non-motorized PB Low 2013 DB

transport within business
areas

PEIP-12 Encourage infrastructure PB, PW Med 2013 DB

improvements to attract
private investment

3.9 Land Use and Neighborhood Design Implementing Programs

LUNDIP- Identify grants to help PB Low 2013 DB

1 redevelop single family
residences into live-work
arrangements.

LUNDIP- Coordinate with Caltrans to PB Med 2014 DB, AB

2 relocate maintenance yard on
Centre Street

LUNDIP- Downtown enhancement plan PB, PW Med 2013 DB, Grant

3

4.4 Natural and Cultural Resources Implementing Programs

NCRIP-1 Ensure long-term open space PB Med 2014 DB, AB,

is established where Pri, Grant
appropriate

AB Agency Budget
AC Agriculture Commissioner PH Public Health
CC Cuesta College PO Property Owner
Pri Private Funding
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
DB Department Budget
EH Environmental Health SJUSD Shandon Joint Unified School District
GF General Fund
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

170 Implementation |
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

NCRIP-2 Develop Habitat Conservation D, PB Essential Underway Pri

Plan for critical species

NCRIP-3 Work with the community to PO, AC, PB High 2012 DB, Pri
maintain viable agricultural
land

NCRIP-4 Timing and location of PB, AC High 2012 DB

agricultural conversion

NCRIP-5 Historical resources inventory PB Med 2014 DB

AC Agriculture Commissioner PH Public Health

CC Cuesta College PO Property Owner
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
EH Environmental Health SJUSD Shandon Joint Unified School District
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

| Implementation 171
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

4.7 Energy Conservation Implementing Programs

ECIP-1 Provide energy conservation PB, APCD High 2011 DB, AB,
workshops Grant

ECIP-2 Establish a local tree planting PB, PW, GS Med 2012 DB, Grant
program.
ECIP-3 Provide water conservation PB, PW Med 2011 DB, Grant
workshops
ECIP-4 Develop recycled water PB, PW High 2012 GF, Grant
system

ECIP-5 Evaluate the use of solar PB, PW, D Med 2011 DB, Pri
power for sewer

ECIP-6 Pursue a communitywide PB, PO High 2011 DB, Grant

solar energy system.

5.12 Transportation and Circulation Implementing Programs

TCIP-1 Update road classifications PB ,PW Low 2015 DB

for major roads as necessary

TCIP-2 Work with the community to PB, PW, GS, D High 2014 DB, Grant,
develop trails D

TCIP-3 Pursue the right-of-way PW, CT High 2011 DB, AB, GF

transfer for State Route 41

TCIP-4 Pursue funding for circulation PW, PB, High 2011 DB, GF, D
mitigation measures SLOCOG, D

AB Agency Budget
AC Agriculture Commissioner PH Public Health
CC Cuesta College PO Property Owner
Pri Private Funding
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
DB Department Budget
EH Environmental Health SJUSD Shandon Joint Unified School District
GF General Fund
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

172 Implementation |
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

TCIP-5 Develop transit plan and PB, SLOCOG, Med 2015 Grant, GF
improve access to transit RTA

6.1.2 School Implementing Programs

SIP-1 Establish a “safe routes to SJUSD, PB, SO, Med 2012 Grant
school” program PW

SIP-2 Assist to develop programs PB, SJUSD Low 2014 DB, AB

that serve all needs and
locations in the community

6.2.2 Parks and Recreation Implementing Programs

PRIP-1 Expand or upgrade Crawford PB, CP Med 2016 GF, D

W. Clarke Memorial Park

PRIP-2 Promote shared sites with CP, SJUSD Med 2013 GF

schools

PRIP-3 Improve maintenance of CP Med 2012 DB, D

parks and recreation facilities

PRIP-4 Identify opportunities for trail PB, CP Low 2014 Grant, GF,
easements Pri

6.3.2 Fire Protection and Emergency Medical Services Implementing Programs

FPEIP-1 Disseminate emergency CF, OES Med 2011 AB, DB

preparedness info.

FPEIP-2 Establish a health clinic PB, PH High 2011 DB, Grant

AC Agriculture Commissioner PH Public Health

CC Cuesta College PO Property Owner
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
EH Environmental Health SJUSD Shandon Joint Unified School District
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

| Implementation 173
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

FPEIP-3 Identify funding for additional PB, CF Med 2012 DB

fire and emergency personnel

FPEIP-4 Continue fire safety outreach CF High Ongoing DB

6.4.2 Law Enforcement Implementing Programs

LEIP-1 Continue crime prevention CS High 2011 DB

and safety outreach

LEIP-2 Reduce police response times CS High 2012 DB, GF,

Grant

6.5.2 Solid Waste Implementing Programs

SWIP-1 Continue waste reduction PW, EH Low 2011 DB

education

SWIP-2 Obtain public input regarding PB Low 2012 DB

waste program effectiveness

6.6.2 Community Facilities Implementing Programs

CFIP-1 Support funding for youth CP, PH, SS Med 2012 GF, Grant
programs and facilities

CFIP-2 Incentivize development of PB Low 2017 DB

cultural facilities

CFIP-3 Establish a health clinic PB, PH High 2011 Grant, DB

CFIP-4 Identify site for community GS, PB Med 2013 DB, Grant
library

AB Agency Budget
AC Agriculture Commissioner PH Public Health
CC Cuesta College PO Property Owner
Pri Private Funding
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
DB Department Budget
EH Environmental Health SJUSD Shandon Joint Unified School District
GF General Fund
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

174 Implementation |
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

7.1.2 Water Implementing Programs

WIP–1 Identify financing for water PB, PW Med 2012 DB, Grant
system upgrades for existing
neighborhoods

WIP-2 Provide water conservation PB, PW Med 2011 DB, Grant

workshops for the community

WIP-3 Toilet retrofit program PW, PB High 2012 D

WIP-4 CSA-16 Water Master Plan PW High 2012 D,PW

Update

WIP-5 CSA-16 fee program for State PW High 2012 PW, D

water

7.2.2 Wastewater Implementing Programs

WWIP–1 Identify financing for PB, PW Med 2012 DB, Grant

extension of wastewater
system to existing
neighborhoods

WWIP–2 Prepare wastewater and PW Low 2014 DB

groundwater educational
materials

WWIP–3 Evaluate solar power for PB, PW, D Med 2012 DB, Pri
wastewater plant

AC Agriculture Commissioner PH Public Health

CC Cuesta College PO Property Owner
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
EH Environmental Health SJUSD Shandon Joint Unified School District
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

| Implementation 175
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

7.3.2 Stormwater Drainage Implementing Programs

SDIP-1 Develop Stormwater System PW, PB High 2013 Grant, GF

Plan

SDIP–2 Finance drainage system PB, PW High 2014 Grant, GF

improvements

7.4.2 Flood Management Implementing Programs

FMIP–1 Process updated 100-year PW, D Essential 2011 DB, Pri

flood elevations with FEMA.

7.5.6 Utilities Implementing Programs

UIP-1 Identify programs to reduce PB Med 2011 DB

energy costs

UIP-2 Coordinate with utility PB, PW Low 2017 DB

companies to underground
major utility lines

UIP-4 Pursue communitywide solar PB, PW, CSA-16 Med 2013 DB, Grant
energy system

8.13 Public Facilities Funding and Financing Implementing Programs

PFFPIP-1 Capital Improvement Plan PW, CSA-16 High 2012 DB

PFFPIP-2 Master drainage plan PW High 2012 DB, Grant
PFFPIP-3 Seek grants for public PB, PW High 2012 DB
facilities

AB Agency Budget
AC Agriculture Commissioner PH Public Health
CC Cuesta College PO Property Owner
Pri Private Funding
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
DB Department Budget
EH Environmental Health SJUSD Shandon Joint Unified School District
GF General Fund
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

176 Implementation |
 Table 9.2: Program Implementation Summary
RESPONSIBLE POSSIBLE
TIMEFRAME
SECTION IMPLEMENTATION PROGRAM DEPARTMENT OR PRIORITY
TO START
FUNDING
AGENCY SOURCES

PFFPIP-4 Feasibility study for use of PB, PW High 2013 DB, Grant
the California Public
Infrastructure Bank
PFFPIP-5 Funding for grade- PW, SLOCOG, High 2013 Grant,
separated access CT Tax, PO
to State Route 46
PFFPIP-6 Fee program for off-site PW, SLOCOG, High 2012 D
traffic improvements in the CT, City of
City of Paso Robles Paso Robles

AC Agriculture Commissioner PH Public Health

CC Cuesta College PO Property Owner
CF Cal Fire PW Public Works
CP County Parks RTA Regional Transportation Authority
CS County Sheriff SCFMA SLO County Farmers’ Market Assoc.
CT Caltrans SCL SLO County Library
D Developer SCOE SLO County Office of Education
EH Environmental Health SJUSD Shandon Joint Unified School District
GS General Services SLOCOG SLO Council of Governments
(includes Parks, Library)
OES Office of Emergency Services SS Social Services
PB Planning & Building

| Implementation 177
 Appendices
A - Community Priorities for Shandon Development, March 7, 2007

B - Infrastructure and Utilities Technical Appendix

C - Shandon Master Tree List

D – EIR Mitigation Measures

E – Wood Rodgers Inc. Technical Memorandum, Shandon Community Plan

Update, Draft Transportation Impact Fee Program

A-1
 Appendix A
Community Priorities for Shandon Development
March 7, 2007

Members of the greater Shandon community have been meeting and discussing our collective
vision of what we think any future development should encompass. There is substantial
consensus that if development occurs in Shandon, whether it is a few houses or a larger
development project, that all building should conform to or support the following criteria. We
believe these priorities and values should be included in our General Plan update and in all
subsequent specific plans.

DESIGN
 Cluster houses and apartments outside and around the central part of a village with the
center consisting of a small commercial area, park, playground, or town square, or some
combination of those uses. The community, through the Shandon Advisory Committee,
should help determine which uses would become part of the village center.

 The General Plan and specific plans should forbid houses being built on long "strip"
streets. This does not create the close knit neighborhoods we desire.

 Every development needs to provide walking and bike paths away from streets. These
pedestrian and bike paths should interconnects between the separate developments to
facilitate non motorized movement. These interconnections should be a part of the
master plan.

 There should be a green belt, rather than large, tall urban type walls, to act as a buffer
between development and agricultural areas. This should be accomplished by using
open space, conservation easements, green space agreements, etc. These buffer areas
should be created to assure the town will be limited to the size agreed upon by current
residents.

 There should be no hillside nor hilltop development.

 Prohibit development in flood prone areas, including areas of potential erosion in a 100
year storm. Specific and substantial setbacks are needed from the San Juan, Estrella and
Cholame rivers.

 Require percolation areas to reduce runoff and erosion and to recharge the aquifer. A
systematic drainage system is needed for larger storm events.

 All utilities should be underground.

 All streets must be paved, with gutters and sidewalks.

 Natural gas needs to be extended and connected to every house.

 Street lights should be designed to limit light pollution and should be energy efficient.
LED technology efficiency standards should be the guideline by which this component is
measured.

 Commercial and residential buildings should be limited to a maximum height of two

stories.

A-2
  The County should facilitate the development of a community supported architectural
style to be followed throughout the town. Compliance should be assured by the Board of
Supervisors giving the Shandon Advisory Committee substantial authority to determine
compliance with the architectural standards.

 Require paleontological and archaeological work to precede ground disturbance and to

continue during all ground work.

COMMUNITY NEEDS
 We agree that there should be enough development of houses to cover the costs of a
sewer system for entire community. The number of houses necessary to do this should
be determined by an independent, outside consultant.

 No development of any size should occur in Shandon without either a sewer system, or a
contribution to a fund for the purpose of building a sewer system. No house or
commercial building should be allowed to be built without including a sewer stub for
future connection to a sewer. Larger developments must have sewer lines throughout
the development, even if the houses are initially going to be on septic tanks.

 Limit housing numbers to capacity of the school system, including any additional
construction bonding capacity.

 Every development should include the establishment of a community association to help

monitor common areas and compliance with applicable laws and regulations.

 Commercial services should mostly be located around the existing town center.
Exceptions (such as in a new village center) should be subject to the concurrence of the
Shandon Advisory Committee.

 The General Plan should create the infrastructure for a Sheriff substation or resident
deputy.

A-3
  Ban motor vehicle use of the river bed and create equestrian and hiking pathways if they
can be compatible with a Kit Fox corridor and private property rights. Create an
alternative motorcycle park out of river bed. The County should create a fund to acquire
river bottom land to be placed in an easement, park, or other enforceable protected
status.

 Create a developer and community supported fund to upgrade community unpaved

streets.

TRANSPORTATION
 The General Plan should recommend the realignment of Highway 41 to skirt Shandon
and join Hwy 46 west of town.

 Limit housing to numbers that will not create traffic problems in town or at McMillan
Canyon Road.

 Improve downtown parking to avoid parked vehicles interfering with traffic flow.

 Require developers to help fund improved Highway 46 access at McMillan Canyon Road.
When Highway 46 is widened to four lanes, there will need to be an overpass or other
safety improvement to allow Shandon residents to safely cross the east bound traffic
and merge with the west bound traffic.

 Require developers to help fund a wider highway 41 bridge over the San Juan River to
accommodate separated pedestrian and bike lanes.

 Require road setbacks to ensure that existing local rural roads can be adequately
widened to accommodate increased traffic.
Appendix B
Infrastructure and Utilities
Technical Appendix

7.1 Water Resources

The pipe sizes for the backbone system were designed using California Code of Regulations,
Title 22 requirements as outlined in the CSA 16 Water System Master Plan. These requirements
are as follows: system pressures should not fall below 20 psi for maximum day demands plus
fire demands, and should not fall below 30 psi under peak hour demands. There are three types
of fire flow requirements in the 20 year plan area; schools require a fire flow of 2,750 gpm for
two hours, commercial development requires a fire flow of 2,000 gpm for two hours, and
residential areas require a fire flow of 1,000 gpm for two hours.

Load calculations were based on a population of 8,200 and 3.66 residents per household or
approximately 2,240 households. The average yearly consumption per household was assumed
to be 0.5 acre-ft/household/year. The average daily demand is estimated to be 1.0 million
gallons per day (mgd), with a maximum daily demand estimated at 2.5 mgd, with a peak hour
demand of 208,000 gph (5.0 mgd).

The loading for the water system analysis model was estimated based on population
distribution considering the Land Use Plan for 8,200 persons and the Shandon Master Plan
Areas (Figure 3.2)

The storage capacity requirements for the buildout population were calculated using the criteria
outlined in section 5.3 of the CSA 16 Water System Master Plan. The storage capacity needs to
meet three volume requirements: equalization storage, emergency storage, and fire storage.

A-4
Equalization storage is the storage required to meet peak hour demands in excess of available
supply for a 14-hour duration. Emergency storage is the volume of water required to sustain
sanitary needs (50 gpd) for three days in the event an emergency cuts off the normal water
supply. Fire storage is the storage required to meet the highest fire-flow demand in the CSA 16
water system. The maximum fire demand would be 2,750 gpm for two hours for the existing
school building.

B-2
B-3
B-4
B-5
B-6
B-7
B-8
B-9
B - 10
B - 11
B - 12
B - 13
B - 14
7.2 Wastewater
The Wallace Group recommended that the treatment facilities be built in 0.5 million gallons per
day (mgd) phases, with additional phases to be added to the system as the population increases
with future development. The Wallace Group assumed a per capita loading of 80 gallons per day
(gpd) which correlates to each 0.5 mgd phase being able to serve a population of approximately
5,000 people; each 0.5 mgd phase would require approximately 4.6 acres of treatment ponds,
2.5 acres of percolation/storage ponds, and 50 acres for irrigating with recycled water. A 1.0
mgd treatment facility would be required to serve a population of about 8,200.

It is recommended that areas for using recycled water from the treatment facilities be located
as close to the treatment plant as possible to reduce infrastructure costs. These fields will need
to be secured by either an ownership or a perpetual easement agreement reviewed and renewed
by the County or the operating authority. Possible locations of have been identified on the
Waste Water System Plan for both locations.

Secondary effluent is the most common level of treatment, and the Regional Water Quality
Control Board (RWQCB) requires that only non-food groups be eligible for the irrigation.
Tertiary treatment is being considered as a treatment process for Shandon. Tertiary treatment
allows for reuse of the wastewater for irrigation of landscape areas, commercial sale, surface
discharge and irrigation of food groups.

Construction of the wastewater improvements in the Plan Area will be phased with new
development. Fallingstar Phase 1 is anticipated to be the first major development in the Plan
Area. The May 2005 Wallace Group report determined that buildout of the Fallingstar Phase 1
development will require a 0.2 mgd treatment plant to be constructed as part of this
development. A more detailed design of the treatment plant and pipe sizes will identify the
appropriate phasing and sizing of the treatment facility at the time improvement plans are
being prepared. Additional improvements that are not backbone pipelines will be on a tract-by-
tract basis, and pipe sizes will be confirmed at the time of improvement plan submittal.

B - 15
 Preliminary Sewer Pipe Sizing

 Preliminary pipe capacities were determined using procedures from Section

7.1 from San Luis Obispo County Standards (2007).
 The Average Daily Demand (ADD) was selected to be consistent with flows
used to design the proposed AIPS waste water treatment plant.
 The Peak Daily Demand (PDD) was calculated using a peaking factor of 2 X
ADD.
 The Peak Hourly Demand (PHD) was calculated using an hourly peaking factor
of 2 x PDD.
 All facilities were designed to accommodate a potential build out population
of 8,200 in the 20 year plan area
 Sewer pipes were sized to be ½ full for peak flow (3/4 full for pipes larger
than 15”) at PDD, assuming PVC construction (n = 0.012), and 0.5% slope.
 Lift stations were designed for the PHD

ADD = 80 GPD/Person = 0.056 GPM/Person PDD = 160

GPD/Person = 0.125 GPM/Person PHD = 320
GPD/Person = 0.250 GPM/Person

Location Population Location Population

Arciero 1 2,100 Peaceful Valley 500
Arciero 2 1,000 Peck 1,900
Cholame 100 Heights 500
Estrella 700 San Juan 500
Gateway 400 Truesdale 500

Total 8,200

Pipe Size Slope Q Vel/(Vel Min) POPULATION

(Inches) (%) (GPM) (FPS)
8 0.5 208 2.7 1,650
10 0.5 377 3.1 3,000
12 0.5 612 3.5 4,900
15 0.5 1,110 4.0 8,900
18 0.5 3,293 5.2 31,000

R:\PROJ\07121\Document\SEWER\2010-02-11-Preliminary Sewer Pipe Sizing-Revised.docx

B - 16
Lift Station and Force Main Design

Lift Station Load Load Pipe Size

(People) (GPM) (Inch)

Copelan-LS#1 2,700 700 8

Copelan-LS#2 2,000 500 6
Copelan-LS#3 8,200 2,100 10

Peck 1-LS#1 4,800 1,200 8

Peck 1-LS#2 1,200 300 6
Peck 1-LS#3 3,700 1,000 8

Peck 2-LS#1 8,200 2,100 10

Peck 2-LS#2 1,200 300 6
Peck 2-LS#3 3,700 1,000 8

San Juan-LS#1 2,800 700 8

San Juan-LS#2 1,500 375 6
San Juan-LS#3 2,200 550 8
San Juan-LS#4 1,700 425 6
Force main were sized to carry the Peak Hourly Demand using the Flow Master
computer program assuming an operating pressure of 50 psi and an elevation
difference (Lift) of 30’

Note: The sizing of all sewer facilities is approximate and assumed potential population
densities and development locations. A more detailed analysis should be performed when
these variables have been clarified.

R:\PROJ\07121\Document\SEWER\2010-02-11-Preliminary Sewer Pipe Sizing-Revised.docx

B - 17
7.3 Storm water
The backbone storm drain system was designed to convey the 50-year peak flows from the Plan
Area. The hydrology used in this analysis was calculated using the rational method as described
in the San Luis Obispo County Department of Public Works Public Improvement Standards and
Standard Construction Drawings (2007 edition). The backbone pipes were designed using
Manning’s equation with an assumed slope of 1% and flowing full. A more detailed analysis
should be performed before construction to confirm pipe capacities. It is possible that smaller
pipes may be adequate when analyzed as pressure pipes as long as the HGL is at least 6” below
the rim or grate elevations of any drainage structures.

B - 18
B - 19
B - 20
B - 21
B - 22
7.4 Flood Management
An extensive flood study was performed to determine the 100-year flood boundaries of the
Estrella River, San Juan Creek, and Cholame Creek within the Plan Area. This report, entitled
“Flood Plain Analysis and Calculations for Phase 1 Arciero Project Shandon CA,” dated December
2004, revised May 2008, was prepared by North Coast Engineering, Inc. using the NRCS
methodology to determine hydrology and the HEC-RAS computer program by the Army Corps of
Engineers to perform a hydraulic analysis of the watercourses. Additional flood information
was determined using results from the “Shandon II Flood Hazard Study” by EDA, Inc., dated
March 11, 2004. The topographic information used in the EDA study is on the NGVD29 Datum,
and was converted to the NAVD 88 Datum by adding 2.6’. This converted topographic
information was used to produce section lines that are shown in the following exhibit.

7.5 Utilities
The State Fire Marshall enforces the Safety Act, which establishes a separation requirement of 5-
feet horizontal clearance and 12-inch vertical clearance between pipelines and appurtenant
structures that may be allowed within the easement. The separation requirement gives
operators the ability to visually inspect pipelines and provides access for maintenance and
emergency operations.

B - 23
B - 24
 Appendix C
Shandon Master Tree List with Tree Characteristics

The following table lists the characteristics of tree species that passed screening through both the first and second sets of criteria.

Table III: Tree Characteristics

Height/ Branch Life Span Shade Shade Tree2 Disease Fall Evergreen Shape Texture Ornamental Spring Allergen/ PG & E
TERTIARY CRITERIA Breadth Strength Capacity1 Prone Color Flowering Irritant Approved
SPECIES
Acacia baileyana/ Bailey Acacia to 30´x 40´ Weak Short M     Broad    
Acer macrophyllum/ Bigleaf Maple to 75´x 50´ Medium Long D    Oval  
Acer negundo v. californicum/ California box Elder to 60´x 60´+ Weak Long D    Oval  
Angophora costata/ Gum Myrtle to 50´ Medium Long MD   Cone 
Arbutus menziesii/ Madone to 100´x 80´ Strong Long MD   Round   
Arbutus unedo/Strawberry Tree to 35´x 35´ Strong Long D   Round  
 
Brachychiton acerifolius/ Illawarra Flame Tree to 60´x 30´ Weak Long D   Cone  At 10 yrs 
Calocedrus decurrens /Incense Cedar to 90´x 15´ Medium Long VD  Pyramid   
Cedrus deodara/ Deodar Cedar to 80´x 40´ Medium Long MD   Pyramid   
Cercis canadensis/ Eastern Redbud to 35´x 35´ Medium Long LM Round    
Cercis occidentalis/ Western Redbud to 18´x 18´ Medium Long M    Round   
Chamaecyparis lawsoniana/ Lawson Cypress to 60´x 18´ Strong Long D  Pyramid   
Eucalyptus cinerea/ Silver Dollar Tree to 55´x 45´ Unknown Long LM  Round  
Eucalyptus nicholii/ Willow Peppermint to 48´x 36´ Medium Long MD   Oval-Hrzt 
Eucalyptus polyanthemos/ Silver Dollar Gum to 75´x 45´ Medium Long M   Oval-Vrt  
Eucalyptus torquata/ Coral Gum to 36´x 30´ Medium Long M   Oval/Open  
Medium-
Fraxinus Americana/ White Ash to 80´x 50´ Strong Long LM Oval 
Fraxinus angustifolia (oxycarpa)/ Raywood Ash to 35´x 25´ Medium Long M    Oval-Hrzt  
Heteromeles arbutifolia/ Toyon to 25´x 20´ Medium Long D   Vase 
Jacaranda mimosifolia/ Jacaranda to 50´x 50´ Weak Long MD  Oval-Hrzt    
Koelreuteria bipinnata/ Chinese Flame Tree to 40´x 40´ Medium Medium—Long M    Round 
Late
Summer

Koelreuteria paniculata/ Golden Raintree to 35´x 40´ Medium Medium—Long LM

  Round 
Mid
Summer 
Lagerstroemia indica/ Crape Myrtle to 25´x 25´ Medium Medium—Long M    Round  Summer 
Laurus nobilis/ Sweet Bay to 40´x 40´ Medium Medium—Long VD 3   Oval-Hrzt
Malus ‘Prairifire’/ Flowering Crabapple to 20´x 15´ Unknown Long Not Rated Oval-Hrzt    
Pinus attenuata/ Knobcone Pine to 80´x25´ Medium Medium—Long D  Oval-Vrt  
Pinus coulteri/ Coulter Pine to 80´x 40´ Medium Long M   Cone-Vrt  
Pinus monophylla/ Single-leaf Pinion to 25´x 15´ Medium Long M   Round   
Pinus monticola/ Western White Pine to 60´x 20´ Medium Long M  Cone  
Source: Shandon Area Master Tree Plan – T. Pullen, 2007

1
Rated by the Urban Forest Ecosystems Institute as low, moderate, or densely leaved.
2
Must be rated moderate (M) to densely (D) leaved and have a spread at least half of height to be considered a shade tree.
3
If allowed to grow into a tree.

C-1
 Height/ Branch Life Span Shade Capacity Shade Disease Fall Evergree Shape Texture Orname Spring Allergen/ PG & E
TERTIARY CRITERIA Breadth Strength Tree Prone Color n ntal Flowering Irritant Approve
d
SPECIES
Pinus ponderosa/ Ponderosa Pine to 100´x 30´ Strong Long M  Cone  
Pinus sabiniana/ Gray Pine to 80´x 50´ Weak-Medium Medium—Long LM  Cone  
Pistacia chinensis/ Chinese Pistache to 60´x 40´ Strong Long M    Oval-Vrt   
Platanus acerifolia / London Plane Tree to 80´x 40´ Strong Long LM-D Oval 
Platanus racemosa/ California Sycamore to 80´x 50´ Medium Long M-D  Spread 
Populus fremontii/ Cottonwood to 60´x 30´ Weak Medium—Long M    Round 
Prunus lyonii/ Catalina Cherry to 45´x 30´ Medium Long D     Varied
Prunus ‘Okame’/ Flowering Cherry to 25´x 20´ Strong Long4 MD    Oval-Vrt   
Pseudotsuga menziesii/ Douglas Fir to 160´x 30´ Strong Long M  Pyramid  
Pyrus calleryana ‘redspire’/ Redspire Ornamental Pear to 35´x 20´ Medium Long MD    Oval-Vrt  
Quercus agrifolia/ Coast Live Oak to 70´x 70´+ Strong Long MD   Umbrella 
Quercus chrysolepis/ Canyon Live Oak to 60´x 60´ Strong Long MD   Round  
Quercus douglasii/ Blue Oak to 50´x 70´ Strong Long M  Round  
Quercus kelloggii/ California Black Oak to 80´x 80´ Strong Long MD  Round  
Medium-
Quercus lobata/ Valley Oak to 70´x 70´ Strong Long M  Oval-Hrzt  
Quercus wislizenii/ Interior Live Oak to 75´x 75´+ Strong Long D   Round  
Sequoia sempervirens/ Coast Redwood to 90´x 30´ Strong Long D   5
Cone  
Sophora japonica/ Japanese Pagoda Tree to 70´x 70´ Medium Medium—Long MD  Round 
Thuja plicata/ Western Red Cedar to 100´x 60´ Medium Long D   Cone 
Umbellularia californica/ California Bay Laurel to 25´x 25´ Strong Long D   Round 
Source: Shandon Area Master Tree Plan – T. Pullen, 2007

4
This according to numerous nurseries (The Urban Forest Ecosystems Institute does not report a rated longevity for this tree).
5
Many sources disagree with evergreen status

C-2
 Appendix D
EIR Mitigation Measures

New development shall comply with the following mitigation measures from the Environmental Impact Report for the Shandon
Community Plan Update and San Juan Village (Fallingstar I Project). Please refer to Table 9.1 in the Shandon Community Plan. The
table identifies the type of development project for which each mitigation measure is required, for example, new land divisions and
projects requiring discretionary permits, or projects within a certain Master Plan Area.

AES-1(a) Residential Siting and Design Standards. Residential site locations shall be chosen to minimize aesthetic
impacts. Considerations shall include, but not be limited to, the following guidelines as adapted from the Countywide Design
Guidelines:

 Lots shall be screened from SR 46 to minimize impacts to visual corridors.

Residential design shall blend new residences and associated improvements into the natural landscapes.
This may include, but not be limited to, the following architectural guidelines as adapted from the
Countywide Design Guidelines:

 Conformance to existing topography.

 Building materials that blend with the surrounding environment in terms of color, texture, non-
reflectivity and scale.
 Avoidance of extensive paved areas in the front yards allowing long-term external storage of vehicles.
 Landscaping that blends into the natural environment and screens the residence from view.
 Walls and fences designed using style, materials, and color to complement the buildings to which
they are attached.
 Design of attached multi-family development to avoid monotony and promote visual interest.
This may include, but not be limited to, the following:
o Units that resemble large single family dwellings
o Varied front setbacks within the same structure
o Staggered unit plans
o Use of reverse building plans to add variety
o Maximum of two adjacent units with identical exterior wall and roof lines
o A variety of orientations
o Clustered units
 Articulation in the design of residential buildings and avoidance of long uninterrupted exterior
walls. For dwellings with sloped roofs, use of both vertical and horizontal articulation.

Plan Requirements and Timing. Residential location and design shall be subject to review by Planning and
Building. Design standards shall be depicted on site plans. Monitoring. Planning and Building shall review
site plans prior to issuance of building permits.

AES-1(b) Commercial Design Standards. Commercial design shall blend new structures and associated
improvements into the natural landscapes. This may include, but not be limited to, the following
architectural guidelines as adapted from the Countywide Design Guidelines:

 Creation of horizontal emphasis to visually break up structures through the use of trim or other
elements, adding awnings, eaves or other ornamentation, by using a combination of complimentary
colors, and through the use of landscaping.
 Screening of areas to be utilized for storage, refuse, or loading from view of access streets, roadways,
or adjacent residences with berms, landscaping, low garden walls, fencing, or a combination of these
features.
 Landscaped parking lot areas. In order to provide visual relief, glare reduction, and shade, large-
canopy trees are recommended. Native species found within the project vicinity should be used to the
greatest extent feasible. Non-native tree species not listed as invasive by the California Invasive Plant
Council may also be used if native species are unavailable or are determined to be inappropriate for a
specific site.
 Use of alternative foundation systems such as split level, post and beam, etc., and use exterior
materials and colors that blend with the surroundings.
 Avoidance of large monument signs and electronic message signs.

Plan Requirements and Timing. Commercial location and design shall be subject to review by Planning and
Building. Encroachment associated with the commercial development shall be reviewed by Public Works.
Design standards shall be depicted on site plans. Monitoring. Planning and Building shall review site
plans prior to issuance of building permits.

AES-1(c) Architectural and Landscape Guidelines. Future applicants shall develop and implement Architectural and
Landscape Guidelines that include the components listed below. The Guidelines shall include clear criteria
and requirements to guide the design, layout, and landscaping of individual residential lots. All future
development shall comply with the Guidelines.

Tract landscaping. Landscaping guidelines for tract-wide improvements shall describe the following
elements:

D-1
  Landscaping shall emulate and be compatible with the surrounding natural environment; only natural
fiber, biodegradable materials shall be used;
 Fuel management techniques shall be used, including, but not limited to, fire resistive landscaping,
defensible space features, and strictly controlled vegetation within defensible space;
 Fire-resistant vegetation shall be used in tract landscaping.

Roofing and Feature Color and Material. Development plans shall include earth-tone colors on structure
roofing and other on-site features to lessen potential visual contrast between the structures and the hilly
terrain that constitutes the visual backdrop of the area. Natural building materials and colors compatible
with surrounding terrain (earthtones and non-reflective paints) shall be used on exterior surfaces of all
structures, including fences.

Understory and Retaining Wall Treatment. Understories and retaining walls higher than six (6) feet shall be
in tones compatible with surrounding terrain using textured materials or construction methods which
create a textured effect.

Plan Requirements and Timing. Draft Design Guidelines shall be submitted to Planning and Building for
review and approval prior to final map recordation. Guidelines shall be recorded with the final map for the
tract. A copy of the Guidelines shall be submitted with grading, building, and landscaping plans prior to
land use permit approval for individual lot development. Monitoring. Planning and Building shall review
the Guidelines prior to final recordation. For both tract and individual house projects, Planning and
Building shall ensure construction according to plan. Enforcement of compliance with the Guidelines shall
be the responsibility of the Planning and Building Department.

AES-1(d) Grading. Grading shall attempt to preserve hillsides and natural topography; grading transitions shall be
gentle rather than abrupt.

Plan Requirements and Timing. Future applicants shall submit grading plans to Planning and Building for
review and approval prior to issuance of grading permits. Monitoring. Planning and Building shall review
grading plans prior to issuance of grading permits and inspect units prior to occupancy clearance for each
phase.

AES-1(e) Roadways and Infrastructure. New roads shall be blended into the landscape and follow existing
topography and vegetation patterns. Cut and fill slopes shall be contoured to conform to the prevailing
adjacent landforms and landscapes, and drainage swales may be used rather than curbs where approved
by Public Works. Utility service for new development shall be underground.

Plan Requirements and Timing. Future applicants shall submit plans depicting new road and utility
placement and design, subject to the review and approval of Planning and Building. Monitoring. Planning
and Building and Public Works shall approve plans prior to final recordation.

AES-1(f) Wastewater Treatment Plant Design Standards. The proposed wastewater treatment plant shall be
screened from the surrounding area with vegetation and earthen berms. Screening shall hide a minimum
of eighty percent of the facility as seen from each of the four sides. Berms shall be contour-graded to
appear as a natural part of the landscape. Screen planting shall consist of native trees and shrubs planted
in natural vegetative patterns.

Plan Requirements and Timing. The San Juan Village (Fallingstar Phase I) applicant shall submit plans
depicting screening of the wastewater treatment plant, subject to the review and approval of Planning and
Building. Monitoring. Planning and Building shall review plans prior to final recordation.

AES-1(g) Water Storage Tank Design Standards. Water storage tank site locations shall be chosen to minimize
impacts to scenic hillside views. Considerations shall include, but not be limited to, the following:

 Storage tanks shall use natural topography to the greatest extent possible to minimize visibility.
 Storage tanks shall be placed partially or fully underground if feasible.

Water storage tank design shall blend into the natural landscape. This may include, but not be limited to,
the following design considerations:

 Water tanks shall include earth-tone colors (e.g. browns, greens, tans and blues) that are compatible
with the nearby environment to lessen potential visual contrast between the tanks and the hilly terrain
that constitutes the visual backdrop of the area. Natural building materials and colors compatible with
surrounding terrain (earth tones and non-reflective paints) shall be used on exterior surfaces of all
structures, including fences.
 If water storage tanks cannot be placed underground, they shall be screened from view by native trees.

Plan Requirements and Timing. The San Juan Village (Fallingstar Phase I) applicant shall submit plans
depicting the location, grading, and screening of the water tanks, subject to the review and approval of
Planning and Building. Monitoring. Planning and Building shall review plans prior to final recordation.

D-2
AES-3(a) Lighting. Prior to issuance of construction permits, future applicants shall submit a comprehensive
lighting plan to the County Department of Planning and Building for review and approval. The lighting
plan shall be prepared by a qualified engineer who is an active member of the Illuminating Engineering
Society of North America. Streetlight location, type, and documentation of ongoing maintenance shall be
provided to and approved by Public Works. The lighting plan shall be prepared using guidance and best
practices endorsed by the International Dark Sky Association. The lighting plan shall include the following
in conjunction with other measures as determined by the illumination engineer:

 New lighting shall be oriented away from sensitive uses, and shall be hooded, shielded, and
located to direct light pools downward and prevent glare.
 All exterior lighting shall be designed as part of the overall architectural concept. Fixtures,
standards and all exposed accessories shall be harmonious with the building design, the lighting
design and hardware of the public spaces, and the overall visual environment of the County.
 No electronic message signs shall be used.
 Lighting shall be used for safety and security to illuminate building entrances, parking and
loading areas, and pedestrian walkways.
 Light fixtures with exposed light bulbs shall be avoided.
 All light fixtures shall be shielded to confine the spread of light within the residential subdivision
boundaries.

Plan Requirements and Timing. Future applicants shall submit lighting plans to Planning and Building for
review and approval prior to issuance of building permits. Monitoring. Planning and Building shall review
all lighting plans prior to issuance of building permits.

AES-3(b) Low Glare Materials. Finish materials, including glazing, shall be of a low reflectivity to minimize glare.
Development shall include low reflectivity glass, subdued colors for building materials in high visibility
areas, and the use of plant material along the perimeter of the structures to soften views.

Plan Requirements and Timing. Future applicants shall submit development plans to Planning and Building
for review and approval prior to issuance of land use permits. Monitoring. Permit Compliance shall
inspect structures upon completion to ensure compliance with approved plans.

AES-3(c) Street Light Limitations. Streetlights shall be pedestrian in scale, not to exceed a height of ten feet, and
shall be architecturally compatible with surrounding development. Streetlights, where they are included,
shall be primarily for pedestrian safety (at roadway intersections only), and shall not provide widespread
illumination nor glare towards the roadway or buildings.

Plan Requirements and Timing. Future applicants shall submit tract lighting plans, where applicable, for
review and approval of Planning and Building and Public Works prior to issuance of building permits.
Individual lot developers shall submit lot lighting plans subject to the review and approval of Planning and
Building prior to approval of building permits. Monitoring. Planning and Building and Public Works shall
site inspect prior to occupancy clearance.

AG-1(a) Reduction of Premature Agricultural Conversion. To reduce premature conversion of prime agricultural lands,
including those currently under a Williamson Act Contract, the following policy shall be added to the proposed
Community Plan Update:

The County shall develop specific priority rankings for the appropriate timing and location of agricultural
conversion in consultation with the Agricultural Department. The factors used to determine these
rankings may include, but would not be limited to, the following:

 Development of vacant land within urban areas before agricultural land outside of the urban area;
 Adjacency to existing urban or suburban development;
 Prioritized protection of prime land before non-prime land; and
 Prioritized protection for certain agricultural uses (e.g., row crop terrain and soils, specialty crops
and forage lands, dry farm lands, and rangelands for grazing).

Plan Requirements and Timing. Prior to adoption of the Shandon Community Plan, County Planning and
Building shall add the referenced policy. Monitoring. Planning and Building shall ensure that future
agricultural conversion in the Shandon area is consistent with established priority rankings.

AG-1(b) Farmland Conservation. Prior to the map recordation, future applicants for projects located on prime
agricultural land in areas currently designated for Agriculture shall provide evidence to the County Planning
and Building Department that a farmland conservation easement, a farmland deed restriction, or other
farmland conservation mechanism has been granted in perpetuity to the County or a qualifying entity
approved by the County Agricultural Commissioner (or designee). The easement shall provide conservation
acreage at a ratio of 1:1 for direct impacts and 0.5:1 for indirect impacts. Additionally, the project proponent
shall provide appropriate funds (as determined by the County Planning Department) to compensate for
reasonable administrative costs incurred by the easement holder. The area conserved may consist of no more
than three noncontiguous parcels, and shall be of a quality that is reasonably (as determined by the

D-3
 Agricultural Commissioner or designee) similar to that of the farmland within the proposed 20-year growth
boundary. The area shall be located within San Luis Obispo County within a reasonable proximity to the Study
Area.

Plan Requirements and Timing. Evidence of an approved farmland conservation easement, farmland deed
restriction, or other farmland conservation mechanism shall be submitted to Planning and Building prior to
map recordation. Monitoring. Planning and Building shall not issue land use permits until the project
applicant has demonstrated compliance with this measure.

Subject to the approval of the Agricultural Commissioner, in lieu of mitigation measure AG-1(b), the following mitigation may be
implemented.

AG-1(c) Funding for Farmland Conservation. Prior to the map recordation, future applicants for projects located on
prime agricultural land and in areas currently designated for Agriculture shall provide evidence to the County
Planning and Building Department that funds sufficient (as determined by the Agricultural Commissioner or
designee) to, (1) purchase a farmland conservation easement, deed restriction, or other farmland conservation
mechanism, and (2) to compensate for administrative costs incurred in the implementation of this measure,
have been provided to the California Farmland Conservancy Program or similar program (as approved by the
Agricultural Commissioner or designee), which will provide for the conservation of adequate acres of farmland
[based on ratios defined in mitigation measure AG-1(b)] in San Luis Obispo County.

Plan Requirements and Timing. Evidence of sufficient funds to purchase a farmland conservation
easement, deed restriction, or other farmland conservation mechanism, in addition to administrative costs,
shall be submitted to Planning and Building prior to map recordation. Monitoring. Planning and Building
shall not issue permits until the project applicant has demonstrated compliance with this measure.

AG-2(a) Agricultural Buffers. Future applicants shall maintain County-recommended agricultural buffers (as shown
in Table 4.2-2), or as determined appropriate by the Agricultural Commissioner.

Plan Requirements and Timing. This provision shall be noted on the site plans and approved by the
Agricultural Commissioner. Monitoring. Planning and Building staff shall approve a site plan that
conforms to this recommendation.

AG-2(b) Conflict Reduction through Site Design. New development shall be designed to separate occupied
buildings from adjacent agricultural development to the extent possible. This may be accomplished
through the following site design measures: building concentration or clustering away from existing
agricultural uses; building orientation; and fencing in key locations.

Plan Requirements and Timing. These provisions shall be noted on the site plans and approved by the
Agricultural Commissioner. Monitoring. Planning and Building staff shall approve a site plan that
conforms to this recommendation.

AG-2(c) Disclosure of Potential Nuisance. In accordance with the County Right to Farm Ordinance (No. 2050), upon
the transfer of real property, the transferor shall deliver to the prospective transferee a written disclosure
statement that shall make all prospective homeowners aware that although potential impacts or
discomforts between agricultural and non-agricultural uses may be lessened by proper maintenance, some
level of incompatibility between the two uses would remain. This notification shall include disclosure of
potential nuisances associated with on-site agricultural uses, including the frequency, type, and technique
for pesticide spraying, frequency of noise-making bird control devices, dust, and any other vineyard
practices that may present potential health and safety effects. In addition, the notification shall identify
that adjoining agricultural land is permanently protected for agricultural uses, and that future agricultural
uses may vary from current uses and might include processing facilities, nighttime operation, wind
machines, odor, dust, noise, legal chemical applications, use and creation of compost, and/or changes in
irrigation patterns and water use. The establishment of new agricultural uses, if established in accordance
with standard agricultural practices, will not be considered a nuisance from the time of establishment.

Plan Requirements and Timing. The disclosure shall be provided by the property transferor to prospective
homeowners upon the transfer of real property. Updated disclosure notifications shall be provided to
existing and prospective homeowners as necessary if agricultural maintenance practices change.
Monitoring. Planning and Building staff shall review the disclosure statement prior to project occupancy.

AQ-1(a) Construction Equipment Emissions Controls. Future applicants shall implement the following measures to
mitigate equipment emissions:

 Maintain all construction equipment in proper tune according to manufacturer’s specifications;

 Fuel all off-road and portable diesel powered equipment with ARB certified motor vehicle diesel fuel
(non-taxed version suitable for use off-road);
 Use diesel construction equipment meeting ARB’s Tier 2 certified engines or cleaner off-road heavy-
duty diesel engines, and comply with the State Off-Road Regulation;
 Use on-road heavy-duty trucks that meet the ARB’s 2007 or cleaner certification standard for on-road
heavy-duty diesel engines, and comply with the State On-Road Regulation;

D-4
  Construction or trucking companies with fleets that do not have engines in their fleet that meet the
engine standard identified in the above two measures (e.g., captive or NOX exempt area fleets) may be
eligible by providing alternative compliance;
 All on and off-road diesel equipment shall not idle for more than 5 minutes. Signs shall be posted in
the designated queuing areas and or jobs sites to remind drivers and operators of the 5 minute idling
limit;
 Diesel idling within 1,000 feet of sensitive receptors is not permitted;
 Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors;
 Electrify equipment when feasible;
 Substitute gasoline-powered in place of diesel-powered equipment, where feasible;
 Use alternatively fueled construction equipment on-site where feasible, such as compressed natural
gas (CNG), liquefied natural gas (LNG), propane, or biodiesel; and
 The applicant shall apply Best Available Control Technology (CBACT) as determined by the APCD.

Plan Requirements and Timing. Applicants shall provide the grading amounts and schedule to the
SLOAPCD Planning Division at least three months prior to the start of construction. All applicable BACT
measures shall be shown on all grading and construction plans prior to issuance of construction permits.
Compliance with these measures shall be included as bid specifications submitted to contractors.
Monitoring. Applicants shall provide Planning and Building with proof that the above listed measures, as
well as those required by the SLOAPCD upon review of grading plans, have been implemented prior to the
start of the construction activity. The grading inspector shall perform periodic site inspections.

AQ-1(b) Dust Control. The following measures shall be implemented to reduce PM10 emissions during
construction:

 Reduce the amount of the disturbed area where possible;

 Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the
site. Water shall be applied as soon as possible whenever wind speeds exceed 15 miles per hour.
Reclaimed (nonpotable) water should be used whenever possible;
 All dirt-stock-pile areas shall be sprayed daily as needed;
 Permanent dust control measures shall be identified in the approved project revegetation and
landscape plans and implemented as soon as possible following completion of any soil disturbing
activities;
 Exposed ground areas that are planned to be reworked at dates greater than one month after initial
grading shall be sown with a fast-germinating native grass seed and watered until vegetation is
established;
 All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the SLOAPCD;
 All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon as possible. In
addition, building pads shall be laid as soon as possible after grading unless seeding or soil binders
are used;
 Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the
construction site;
 All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall maintain at least two
feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with
CVC Section 23114;
 Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and
equipment leaving the site; and
 Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers with reclaimed water shall be used where feasible.

The above measures shall be shown on development plans.

Plan Requirements and Timing. Conditions shall be adhered to throughout all grading and construction
periods for all project components. Prior to issuance of grading permits, applicants shall include, as a
note on a separate informational sheet to be recorded with any map, the aforementioned dust control
recommendations. All recommendations shall be shown on grading and building plans. Monitoring.
Planning and Building inspectors shall perform periodic spot checks during grading and construction.
SLOAPCD inspectors shall respond to nuisance complaints.

AQ-1(c) Cover Stockpiled Soils. If importation, exportation, or 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 material shall be tarped from the point of origin.

Plan Requirements and Timing. Conditions shall be adhered to throughout all grading and construction
periods for all project components. Monitoring. Planning and Building inspectors shall perform periodic
spot checks during grading and construction. SLOAPCD inspectors shall respond to nuisance complaints.

AQ-1(d) Dust Control Monitor. The contractor or builder shall designate a person or persons to monitor the dust
emissions and enhance the implementation of the measures as necessary to minimize dust complaints,
reduce visible emissions below 20% opacity, and to prevent transport of dust offsite. Their duties shall
include holidays and weekend periods when work may not be in progress.

D-5
 Plan Requirements and Timing. The name and telephone number of dust monitor(s) shall be provided to
the SLOAPCD Compliance Division prior to the start of any grading, earthwork, or demolition. The dust
monitor shall be designated prior to approval of a Land Use Permit. Monitoring. Planning and Building
shall contact the designated monitor as necessary to ensure compliance with dust control measures.

AQ-1(e) Hydrocarbon Contaminated Soil. Should hydrocarbon contaminated soil be encountered during
construction activities, the APCS shall be notified as soon as possible and no later than 48 hours after
affected material is discovered to determine if an APCD Permit will be required. In addition, the following
measures shall be implemented immediately after contaminated soil is discovered:

 Covers on storage piles shall be maintained in place at all times in areas not actively involved in soil
addition or removal;
 Contaminated soil shall be covered with at least six inches of packed uncontaminated soil or other
TPH – non-permeable barrier such as a plastic tarp. No headspace shall be allowed where vapors
would accumulate;
 Covered piles shall be designed in such a way to eliminate erosion due to wind or water. No
openings in the covers are permitted;
 During soil excavation, odors shall not be evident to such a degree as to cause a public nuisance;
and,
 Clean soil must be segregated from contaminated soil.

Plan Requirements and Timing. Conditions shall be adhered to throughout all grading and construction
periods for all project components. Monitoring. Planning and Building inspectors shall perform periodic
spot checks during grading and construction. SLOAPCD inspectors shall respond to notification of
contamination.

AQ-1(f) Construction Activity Management Plan. Prior to commencement of construction for any project for which
the estimated construction emissions from the actual fleet are expected to exceed either of the APCD
Quarterly Tier 2 thresholds of significance after application of the construction equipment control
measures in Mitigation Measure AQ-1(a), the project applicant shall develop a Construction Activity
Management Plan (CAMP), designed to minimize the amount of large construction equipment operating
during any given time period. The CAMP shall include, but not be limited to, the following elements:

 A Dust Control Management Plan that encompasses all, but is not limited to, dust control measures
that were listed under Mitigation Measure AQ-1(b);
 Tabulation of on-and off-road construction equipment (age, horsepower, and miles and/or hours
of operation;
 Schedule construction truck trips during non-peak hours to reduce peak-hour emissions;
 Limit the length of the construction work day period, if necessary; and
 Phase construction activities, if appropriate.

Plan Requirements and Timing. Conditions shall be adhered to throughout all grading and construction
periods for all project components. Monitoring. Planning and Building inspectors shall perform periodic
spot checks during grading and construction.

AQ-1(g) Off-Site Mitigation Fees. For projects where construction-related ozone precursor emissions exceed APCD
Quarterly Tier 2 thresholds of significance after application of other mitigation, including a Construction
Activity Management Plan, as described in Mitigation Measure AQ-1(f), off-site mitigation fees would be
recommended. The off-site mitigation fee shall be calculated in accordance with SLOAPCD’s CEQA Air
Quality Handbook, is $16,000 per ton of ozone precursor emission (NOX + ROG) over the APCD threshold
calculated over the length of the expected exceedance. Future applicants may use these funds to
implement APCD approved emission reduction projects near the project site or may pay that funding level
plus an administration fee (2009 rate is 10%) to the APCD to administer emission reduction projects in
close proximity to the project.

Plan Requirements and Timing. Off-site mitigation fees shall be assessed at least two months prior to the
start of construction. Monitoring. Applicants shall provide Planning and Building with proof that the
required fees have been paid upon review of grading plans, and have been implemented prior to the start
of the construction activity.

AQ-2(a) Energy Efficiency and Emissions Reductions. The applicant shall increase building energy efficiency ratings
by at least 20% above what is required by Title 24 requirements in both new residential and commercial
developments. Potential energy consumption reduction measures include, but are not limited to:

 Use of photovoltaic solar panels or roof tiles to the extent feasible;

 Installation of efficient lighting and lighting control systems;
 Use of water efficient landscapes;
 Use of reclaimed water for landscape irrigation systems;
 Use green building materials(materials which are resource efficient, recycled and/or sustainable and
available locally) to the extent feasible;

D-6
  Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star® rating to reduce
summer cooling needs;
 Use tankless water heaters or solar water heaters;
 Use built-in energy efficient appliances;
 Install low energy interior lighting;
 Use low energy street lights (i.e. sodium); and
 Install high efficiency or gas space heating;
 Use double-paned windows;
 Install door sweeps and weather stripping if more efficient doors and windows are not available; and,
 Use low energy traffic signals.

The following mitigation measures apply specifically to commercial developments.

 Provide on-site bicycle parking close to building entrances. One bicycle parking space for every 10 car
parking spaces is considered appropriate;
 Provide on-site eating, refrigeration and food vending facilities to reduce lunchtime trips;
 Provide preferential carpool and vanpool parking;
 Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one
shower and three lockers for every 25 employees.
 Provide interior and exterior storage areas for recyclables and green waste;
 Limit idling time for delivery and other commercial vehicles;
 and,
 Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve
the pedestrian environment.

Plan Requirements and Timing. The applicant shall incorporate the listed provisions into development
plans or shall submit proof of infeasibility prior to issuance of grading permits. Monitoring. Planning and
Building shall site inspect to ensure development is in accordance with approved plans prior to occupancy
clearance.

AQ-2(b) Shade Trees. Shade trees native to the Shandon area shall be planted to shade the southern exposure of
on-site homes and structures, decreasing indoor temperatures and reducing energy demand for air
conditioning. County Planning and Building shall review project landscaping plans for consistency with this
mitigation measure. Commercial development shall include shade trees in parking lots to reduce
evaporative emissions from parked vehicles.

Plan Requirements and Timing. The San Juan Village (Fallingstar Phase I) applicant shall incorporate the
listed provision into development plans. Monitoring. Planning and Building shall conduct a site inspection
to ensure development is in accordance with approved plans prior to occupancy clearance. Planning and
Building staff shall verify installation in accordance with approved landscape plans.

AQ-2(c) Outdoor Electrical Outlets. All new homes shall be constructed with outdoor electrical outlets to
encourage the use of electric appliances and tools.

Plan Requirements and Timing. The San Juan Village (Fallingstar Phase I) applicant shall incorporate the
listed provision into development plans. Monitoring. Planning and Building shall conduct a site inspection
to ensure development is in accordance with approved plans prior to occupancy clearance. Planning and
Building staff shall verify installation in accordance with approved building plans.

AQ-2(d) Telecommuting. All new homes shall be constructed with internal wiring/cabling that allows
telecommuting, teleconferencing, and telelearning to occur simultaneously in at least three locations in
each home, unless otherwise demonstrated to be infeasible. This control measure seeks to reduce
emissions by promoting telecommuting for any employee whose job can accommodate working from
home.

Plan Requirements and Timing. The applicant shall incorporate the listed provision into development
plans. Monitoring. Planning and Building shall conduct a site inspection to ensure development is in
accordance with approved plans prior to occupancy clearance. Planning and Building staff shall verify
installation in accordance with approved building plans.

AQ-2(e) Residential Wood Combustion. All new homes shall only be permitted to install SLOAPCD-approved wood
burning devices, as applicable and in accordance with Rule 504. Approved devices include:

 All EPA-certified phase II wood burning devices;

 Catalytic wood burning devices which emit less than or equal to 4.1 grams per hour of particulate
matter which are not EPA-certified but have been verified by a nationally-recognized testing lab;
 Non-catalytic wood burning devices which emit less than or equal to 7.5 grams per hour of particulate
matter which are not EPA-certified but have been verified by a nationally-recognized testing lab;
 Pellet-fueled wood heaters; and
 Dedicated gas-fired fireplaces.

“Backyard” green waste burning shall be prohibited due to nuisance and negative health effects.

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 Plan Requirements and Timing. Wood burning devices shall be shown on development plans submitted to
Planning and Building for review and approval prior to issuance of building permits, as applicable.
Monitoring. Planning and Building shall review site plans for compliance prior to issuance of building
permits. County inspector shall inspect site for installation of SLOAPCD-approved wood burning devices
prior to occupancy of the structures.

AQ-2(f) Off-Site Mitigation Program. The applicant shall fund and/or implement off-site emission reduction
measures to reduce ozone precursor and PM10 emissions below thresholds to the extent feasible, as
demonstrated by a qualified professional. Off-site emission reduction measures may include, but would
not be limited to:

 Payment of in-lieu fees in accordance with SLOAPCD methodology and the State’s current Carl Moyer
Incentive Program Guidelines. Currently the program requires an in-lieu fee of $16,000/ton in excess
of the established threshold.
 Developing or improving park-and-ride lots;
 Retrofitting existing homes in the project area with APCD approved wood combustion devices;
 Retrofitting existing homes in the project area with energy efficient devices;
 Constructing satellite worksites;
 Funding a program to buy and scrap older, higher emission passenger and heavy-duty vehicles;
 Replacing/repowering transit buses;
 Replacing/repowering heavy-duty diesel school vehicles (i.e. bus, passenger or maintenance vehicles);
 Funding an electric lawn and garden equipment exchange program;
 Retrofitting or repowering heavy-duty construction equipment, or on-road vehicles;
 Repowering marine vessels;
 Repowering or contributing to funding clean diesel locomotive main or auxiliary engines;
 Installing bicycle racks on transit buses;
 Purchasing particulate filters or oxidation catalysts for local school buses, transit buses or construction
fleets;
 Installing or contributing to funding alternative fueling infrastructure (i.e. fueling stations for CNG,
LPG, conductive and inductive electric vehicle charging, etc.);
 Funding expansion of existing transit services;
 Funding public transit bus shelters;
 Subsidizing vanpool programs;
 Subsidizing transportation alternative incentive programs;
 Contributing to funding of new bike lanes;
 Installing bicycle storage facilities; and
 Providing assistance in the implementation of projects that are identified in County Bicycle Master Plan.

Plan Requirements and Timing. The applicant shall coordinate with Planning and Building to determine the
appropriate off-site mitigation approach. Off-site mitigation should be provided prior to occupancy clearance.
Monitoring. Planning and Building shall confirm that all applicable mitigation measures have been implemented such
that emissions would be reduced to the extent feasible or payment of in-lieu fees has been received prior issuance to
occupancy clearance.

AQ-3(a) Trip Reduction Measures. To reduce overall trip generation and associated air contaminant emissions,
future commercial tenants within the Community Plan Study Area shall to establish and maintain employee
trip reduction programs that should include, but are not limited to, the following elements:
 Orient buildings toward streets with automobile parking in the rear to promote a pedestrian-friendly
environment;
 Provide good access to/from developments for pedestrians, bicyclists, and transit users;
 Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve
the pedestrian environment;
 Provide employee lockers and showers (one shower and 5 lockers for every 25 employees are
recommended);
 Parking space reduction to promote bicycle, walking, and transit use;
 Provide and maintain kiosk displaying transportation information in a prominent area accessible to
employees and patrons;
 If the project is located on an established transit route, provide improved public transit amenities (i.e.,
covered transit turnouts, direct pedestrian access, covered benches, smart signage, route information
displays, lighting, etc.);
 Provide preferential parking/no parking fee for alternative fueled vehicles or vanpools;
 Install bicycle racks and/or bicycle lockers at a ratio of 1 bicycle parking space for every 10 car parking
spaces for customers and employees, or at a ratio otherwise acceptable the SLOAPCD to be determined
prior to occupancy clearance;
 Post carpool, vanpool and transit information in employee break/lunch areas;
 Employ or appoint an Employee Transportation Coordinator;
 Implement a Transportation Choices Program. Project applicants should work with the Transportation
Choices Coalition partners for free consulting services on how to start and maintain a program.
Contact SLO Regional Rideshare at 541-2277;
 Provide for shuttle/mini bus service;

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  Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk,
bike, etc.;
 Implement compressed work schedules;
 Implement telecommuting program;
 Implement a lunchtime shuttle to reduce single occupant vehicle trips;
 Include teleconferencing capabilities, such as web cams or satellite linkage, which will allow employees
to attend meetings remotely without requiring them to travel out of the area;
 Provide on-site eating, refrigeration and food vending facilities to reduce employee lunchtime trips;
 Provide preferential carpool and vanpool parking spaces; Provide shower and locker facilities to
encourage employees to bike and/or walk to work (typically one shower and three lockers per every 25
employees); and
 Provide off-site improvements to offset contaminant emissions, including: retrofitting existing homes
and businesses with energy-efficient devices, replacing transit or school buses, contributing to
alternative fueling infrastructure, and/or improving park and ride lots.

The specific components of a trip reduction program that will be recommended for a particular commercial
development will be at the discretion of the Planning and Building Department, based on the
recommendations of the SLOAPCD.

Plan Requirements and Timing. Future commercial development shall incorporate the listed provisions
into development plans or shall submit proof of infeasibility prior to initiation of construction. Monitoring.
The Planning and Building Department shall site inspect to ensure development is in accordance with
approved plans prior to occupancy clearance. Planning and Building staff shall verify installation in
accordance with approved building plans.

AQ-4(a) Odor Reduction Measures. The wastewater treatment plant design shall include technologies to reduce
odor emissions, which may include one or more of the following:

 Add-on Controls
 Process Changes
 Carbon Absorption
 Incineration
 Strategic Placement of stacks/vents

Plan Requirements and Timing. The applicant should consult with the SLOAPCD Engineering Division
to determine what permits and emissions control devices would be required for the wastewater
treatment plant. The required provisions shall be incorporated into development plans or proof of
infeasibility shall be submitted prior to initiation of construction. Monitoring. SLOAPCD staff shall
verify that odor control measures are implemented prior to operation.

The following mitigation measures BIO-1(c), 1(g), 3(a), 3(b), 3(d), 3(e), 3(f), 3(g), 3(h), 3(i), 3(j), 3(l), 3(o), 3(p), 3(q) apply to “infill parcels”
that are mapped below.

BIO-1(a) Jurisdictional Delineation. A jurisdictional delineation shall be conducted by a County-approved qualified

biologist for all properties that may contain wetland features prior to issuance of land use permits. The
jurisdictional delineation shall examine the entire project site and shall determine if features on-site fall
under the jurisdiction of the USACE, RWQCB, and/or CDFG. The result will be a preliminary jurisdictional

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 delineation report which shall be submitted to the appropriate agencies for review and approval, and
permits shall be obtained from each agency where applicable.

Plan Requirements and Timing. The County shall establish a combining designation standard for potential
wetlands that will require proof of an approved jurisdictional delineation and all applicable permits shall be
submitted to Planning and Building prior to issuance of land use permits. Monitoring. Planning and
Building shall not issue permits until the project applicant has demonstrated compliance with all applicable
federal and state laws.

BIO-1(b) Avoidance, Minimization, and Mitigation of Impacts to Wetlands and Riparian Habitat. All proposed
projects in the Study Area shall be designed to avoid impacts to wetlands and riparian habitats. The
County Fire Department Standard 8: Defensible Space requires a fuels reduction zone of no less than 100
feet from structures. Therefore, a minimum setback of 100 feet from the edge of delineated wetland and
riparian habitat shall be recommended. Activities within the buffer zone shall be limited to fuels reduction
for fire safety purposes only. All wetland and riparian habitat and appropriate buffer zones shall be clearly
demarcated on-site with highly visible construction fencing to ensure that these areas are not impacted
during construction-related activities.

If wetland and/or riparian habitat cannot be avoided, permits shall be obtained from the appropriate
regulatory agency (USACE, RWQCB, and/or CDFG). Loss of such features shall be mitigated at a ratio to be
determined by the permitting agencies, but shall not be less than 1:1 (one acre of habitat created to one
acre of habitat lost). Mitigation shall occur on-site. Locally native riparian and wetland species shall be
used and removal of native species shall be prohibited; however, select willow cuttings and emergent plant
division are permissible. A mitigation plan shall be prepared by a qualified biologist and shall include
success criteria, monitoring methods, a monitoring schedule, contingency planning, weed
control/management provisions, irrigation methods and schedule, and annual reporting requirements.
Created riparian and wetland habitat shall be monitored for a minimum of five years or as otherwise
determined by the permitting agencies. Prior to commencement of grading, a performance bond shall be
filed with the County to complete habitat creation and maintain plantings for the duration of the mitigation
program.

If mitigation on-site is not feasible, mitigation off-site at a location approved by the permitting agencies
shall occur. Alternatively, payment into an in-lieu fee program and/or purchase of credits at an approved
mitigation bank may be allowed by the permitting agencies for impacts to wetlands.

Plan Requirements and Timing. All grading and construction plans shall depict on-site wetland and
riparian habitat and appropriate setbacks, and shall be submitted along with applicable permits, a
performance bond, and proof of payment into an in-lieu fee program and/or purchase of wetland credits
(if applicable) to Planning and Building for approval prior to issuance of land use permits. In addition,
prior to issuance of land use permits a letter from the County Fire Department shall be submitted
identifying that no riparian vegetation removal is needed for fire safety purposes. Monitoring. Planning
and Building shall inspect the site during all phases of construction to ensure compliance with appropriate
avoidance and minimization measures. Planning and Building shall oversee implementation and
completion of the mitigation program.

BIO-1(c) Landscape Plan. Development plans for all discretionary land use permits or subdivision projects within
undeveloped parcels that are not infill parcels shall include a landscape plan. The plan shall describe the
size and species of all trees, shrubs, and lawns proposed to be planted in the Study Area, including the
limits of irrigated areas, and shall conform to the County’s approved list of local landscape plants. Locally
native plant species shall be used to the greatest extent feasible. Invasive and problematic species such as
those included on the County’s list of potentially problematic plants, identified by the California Invasive
Plant Council as invasive plants, and listed by the California Department of Food and Agriculture and/or
U.S. Department of Agriculture as noxious weeds shall be prohibited.

The landscape plan shall identify operational procedures to be employed to maintain a healthy landscape
with minimum application of fertilizers and pesticides. No rodent control, pesticides, or herbicides shall
be used within the non-disturbance buffer zones around wetland and riparian habitats. Operation and
management of the landscape program will be designed to contain the distribution of management
chemicals within the project site.

Plan Requirements and Timing. County Planning and Building, in consultation with a qualified biologist (if
necessary), shall review and approve the landscaping plan prior to issuance of land use permits.
Monitoring. Planning and Building shall inspect the site to ensure compliance with the landscape plan
prior to occupancy.

BIO-1(d) Oak Tree Inventory, Avoidance, and Protection Plan. Applicants for discretionary development projects at
sites that support oak trees in the Study Area shall prepare an Oak Tree Inventory, Avoidance and
Protection Plan as outlined herein. The plan shall be reviewed by a certified arborist or County-approved
biologist prior to approval of grading permits, and shall include the following items:

1. Comprehensive Oak Tree Inventory. This shall include the following information:

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  An inventory of all trees at least 5 inches dbh within 50 feet of all proposed impact areas. All
inventoried trees shall be shown on maps. The species, dbh, location, and condition of these
trees shall be documented in data tables.
 Identification of trees which will be retained, removed, or impacted. This information shall be
shown on maps and cross-referenced to data tables described in Item (a).
 The location of proposed structures, utilities, driveways, grading, retaining walls, outbuildings,
and impervious surfaces shall be shown on maps. The applicant shall clearly delineate the
building sites/building control lines containing these features on the project plans. In addition,
the plans shall include any fenced areas for livestock or pets and clearance areas prescribed by
County fire safety policies.
 Revised drainage patterns that are within 100 feet upslope of any existing oak trees to remain.
All reasonable efforts shall be made to maintain historic drainage patterns and flow volumes to
these trees. If not feasible, the drainage plan shall clearly show which trees would be receiving
more or less drainage.

2. Oak Tree Avoidance and Protection Guidelines. Grading and development shall avoid the removal of
oak trees where feasible and minimize potential disturbance to oaks and their associated root zones.
Final site plans shall obtain concurrence from County staff to ensure compliance with this provision.
Tree protection guidelines and a root protection zone shall be established and implemented for each
tree or group of trees to be retained that occurs within 50 feet of disturbance areas. The following
guidelines shall be included on all development plans:

 All oak trees to remain within 50 feet of disturbance areas (construction or grading) shall be
marked for protection and the root zone fenced prior to any grading. The root zone shall be
designated as 1.5 times the distance from the trunk to the drip line of the tree. Grading, utility
trenching, compaction of soil, or placement of fill shall be avoided within these fenced areas. If
grading in the root zone cannot be avoided, retaining walls shall be constructed to minimize
cut and fill impacts. The project arborist or biologist must approve any work within the root
protection zone.
 Care shall be taken to avoid surface roots within the top 18 inches of soil. If any roots must be
removed or exposed, they shall be cleanly cut and not left exposed above ground surface.
 Unless previously approved by the County, the following activities shall be prohibited within the
root zone of remaining oak trees: year-round irrigation (no summer watering, unless
“establishing” a new tree or native compatible plant for up to 3 years); grading (includes cutting
and filling of material); compaction (e.g., regular use of vehicles); placement of impermeable
surfaces (e.g., pavement); or disturbance of soil that impacts roots (e.g., tilling).
 Trimming oak branches shall be minimized, especially for larger lower branches, and the
amount trimmed in one season shall be limited to 10 to 30 percent of the canopy to reduce
stress/shock. If trimming is necessary, the applicant shall either use a qualified arborist or
utilize accepted arborist’s techniques.

Plan Requirements and Timing. Tree protection guidelines shall be included on all development plans prior
to approval. The Oak Tree Inventory, Avoidance, and Protection Plan shall be prepared by a certified
arborist or County-approved biologist and shall be submitted to Planning and Building for review and
approval prior to issuance of land use permits. Monitoring. Planning and Building shall inspect the project
site during all phases of construction to ensure compliance with the Oak Tree Inventory, Avoidance, and
Protection Plan.

BIO-1(e) Oak Tree Mitigation and Monitoring. A certified arborist or County-approved biologist shall be retained by
the applicant of a discretionary development project that would remove one or more oak tree to prepare an
Oak Tree Mitigation Program that shall include a replacement plan and monitoring plan. These plans shall
include cost estimates for the planting plan, installation of new trees, and maintenance of new trees for a
period of seven years. A performance bond, equal to the cost of the estimate, shall be posted by the
applicant.

1. Replacement Plan. The replacement plan shall outline the number of trees to be replanted, the
proposed location(s) for replanting, a schedule for replanting efforts, and the methods to be used for
replanting. Replanting of oak trees shall account for not more than one-half of the mitigation
recommendation. The plan shall incorporate the following:

 The plan shall include at a minimum a 4:1 (trees replaced to trees removed) ratio for oak trees
removed and a minimum replacement ratio of 2:1 for oak trees impacted (i.e., disturbance
within the root zone area) for all oak trees measuring 5 inches dbh or greater.
 Replacement plantings shall be from regionally or locally collected seed stock grown in vertical
tubes or deep one-gallon tree pots. A qualified arborist or biologist shall be retained to
monitor the acquisition, installation, and maintenance of all oak tree replacement plantings.
Replanting shall occur as soon as possible following ground disturbance activities but shall be
avoided during the warmest, driest months (June through September) to the greatest extent
feasible. Whenever possible, the location of newly planted trees shall be located: 1) on the
north side of and at the canopy/dripline edge of existing mature native trees; 2) on north-
facing slopes; 3) within drainage swales (except when riparian habitat is present); 4) where
topsoil is present; and/or 5) away from continuously wet areas (e.g., lawns, leach lines).

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  Four-foot diameter shelters shall be placed over each oak tree to protect it from deer and other
herbivores, and shall consist of 54” tall welded wire cattle panels (or equivalent material) and be
staked using T-posts. Wire mesh baskets, at least two-foot diameter and two-feet deep, shall
be used below ground.
 No herbicides shall be used. A weed mat (covering at least a three-foot radius from center of
plant) shall be installed or weeds shall be removed by hand. A weed-free mulch at least three
inches deep and covering at least a three-foot radius shall be installed and regularly
replenished for each new tree.
 A certified arborist or County-approved biologist shall submit to the County an initial post-
planting report outlining the efforts that were undertaken during replanting and shall include
an as-built planting plan.

2. Monitoring Plan. A monitoring plan shall be developed by a County-approved qualified biologist for a
seven year period following installation of newly planted oak trees and shall outline measures
necessary to ensure that these newly planted trees become successfully established. Measures to
ensure success shall include, at a minimum, maintaining protections from predation by wild and
domestic animals; regular weeding a minimum of twice per year (minimum of once early fall and once
early spring); installation of an irrigation system for controlled watering for the first three years. The
plan shall include a monitoring schedule, success criteria, remedial measures (should they be needed),
and annual reporting for a minimum of seven years or until replanted oak trees have become
successfully established as determined by the qualified arborist or biologist with concurrence from the
County. The goal at the end of seven years shall be a minimum of 80% survival of new plantings.

Plan Requirements and Timing. The Oak Tree Mitigation Program shall be submitted to Planning and
Building for review and approval prior to issuance of land use permits. This document shall identify the
final number of replacement trees utilizing the County’s replacement ratio identified above. Prior to
issuance of land use permits, the applicant shall file a receipt of evidence of posting a performance bond
that is acceptable to the County. Prior to occupancy clearance, trees shall be planted, fenced, and
appropriately irrigated and the post-planting report shall be filed with Planning and Building. Monitoring.
Planning and Building shall conduct site inspections through all phases of the Oak Tree Mitigation Program
to evaluate the effectiveness and success of the program. Release of performance bond will require
Planning and Building approval.

BIO-1(f) Construction Best Management Practices. In addition to mitigation measures AQ-1(b) and AQ-1(c) in
Section 4.3 Air Quality, the following construction Best Management Practices (BMPs) shall be incorporated
into all grading and construction plans:
 Designation of a 15 mph speed limit in all construction areas.
 All vehicles and equipment shall be parked on pavement, existing roads, and previously
disturbed areas, and clearing of vegetation for vehicle access shall be avoided to the greatest
extent feasible. Development of new access and ROW roads shall be minimized.
 Designation of equipment washout and fueling areas to be located within the limits of grading
at a minimum of 100 feet from waters, wetlands, or other sensitive resources as identified by a
qualified biologist. Washout areas shall be designed to fully contain polluted water and
materials for subsequent removal from the site.
 Daily construction work schedules shall be limited to daylight hours only.
 Mufflers shall be used on all construction equipment and light trucks shall be in good operating
condition.
 Drip pans shall be placed under all stationary vehicles and mechanical equipment.
 All trash shall be placed in sealed containers and shall be removed from the project site a
minimum of once per week.
 No pets are permitted on a project site during construction.

Plan Requirements and Timing. All construction and grading plans shall show all applicable construction
BMPs and shall be submitted to Planning and Building for review and approval prior to issuance of grading
permits. Monitoring. Planning and Building shall conduct site inspections during all phases of
construction to ensure compliance.

BIO-1(g) Worker Education. Prior to initiation of all construction activities, including installation of
exclusionary/protective fencing, for discretionary land use permit or subdivision projects within
undeveloped parcels that are not infill parcels a County-approved biologist shall conduct a training
session for all construction personnel. At a minimum, the training shall include a description of all
sensitive resource issues on-site as well as the general measures that are being implemented to protect
these resources. A fact sheet printed in both English and Spanish languages shall be provided to all
contractors, their employees, and any other personnel involved with the construction of the project, and
shall include a description of the sensitive resources on-site, information on their occurrence on-site, a
list of construction BMPs outlined in BIO-1(g) and other applicable mitigation measures, instructions to
follow when encountering sensitive resources, and all applicable County-required Conditions of Approval.

Plan Requirements and Timing. Worker education training shall be conducted prior to start of
construction. Monitoring. A brief report outlining the topics discussed and documenting attendance shall
be submitted to Planning and Building within 10 days following the training session.

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 BIO-1(h) Erosion and Sedimentation Control. Applicants for discretionary development projects in the Study Area
shall develop an Erosion and Sedimentation Control Plan to be implemented prior to and during all phases
of construction to protect wetland and riparian habitats and other sensitive resources from contamination
during construction. Erosion control measures shall include installation of a combination of certified
weed-free straw wattles/bales, sand/gravel bags, mulching, erosion control blankets, soil stabilizers, and
silt fencing. Silt fencing shall be buried at least six inches below ground and shall be maintained through
all phases of construction. All graded areas shall have a native erosion control seed mix installed within
four weeks of completion of ground disturbance activities.

Plan Requirements and Timing. The Erosion and Sedimentation Control Plan shall be submitted to
Planning and Building for review and approval prior to issuance of land use permits. All grading and
construction plans shall show the location of silt fencing, which shall be installed prior to ground
disturbance activities. Monitoring. Planning and Building shall monitor installation and maintenance of silt
fencing. The site shall be inspected during all phases of construction and within 48 hours of a rainfall
event totaling 0.25 inch or greater.

BIO-3(a) San Joaquin Kit Fox Pre-construction Survey. This measure shall apply to all discretionary land use permits
or subdivisions within undeveloped parcels that are not infill parcels. No more than 30 days prior to
initiation of construction activities within the Community Plan area, a pre-construction survey shall be
conducted by a County-approved biologist and shall encompass the disturbance footprint plus a 100-foot
buffer. The pre-construction survey shall include a walking survey of the disturbance area to locate
potential dens and other sign indicating the presence of SJKF (e.g., tracks, scat, etc.). The walking survey
shall include transects spaced generally 33 feet (10 meters) apart such that they entire disturbance area
can be visually inspected. If potential dens are located, tracking medium such as diatomaceous earth
(used to take imprints of animal footprints) shall be placed around the den for a minimum of three
consecutive days and the area shall concurrently be spotlighted for a minimum of three consecutive nights
to determine occupancy. If dens occupied by SJKF, or other indications of SJKF presence, are located on-
site or within the 100-foot buffer, no further action on-site shall occur until the USFWS and CDFG have
been consulted.

Exclusion zones shall be established around all dens that are occupied or that will be avoided by the
development using flagged stakes. Use of fencing shall be avoided. Exclusion zones shall be at the
discretion of the County-approved biologist and may include the following:
 Potential den: 50 feet
 Known den: 100 feet
 Natal/pupping den: buffer to be determined on a case-by-case basis in coordination with
USFWS and CDFG.

Unoccupied dens that cannot be avoided during construction shall be removed upon approval from USFWS
and CDFG through hand excavation by a USFWS-permitted biologist.

A report of the results of the pre-construction survey shall be prepared and shall include a map identifying
the location(s) where SJKF or its sign are found.

Planning Requirements and Timing. The County shall ensure that the biologist implementing the above
mitigation measure is approved by the USFWS prior to implementation. A report of the pre-construction
survey shall be submitted to the County for review and approval prior to issuance of grading permits.
Monitoring. The County shall ensure that the pre-construction survey has been completed.

BIO-3(b) San Joaquin Kit Fox Impact Avoidance. This measure shall apply to all discretionary land use permits or
subdivisions within undeveloped parcels that are not infill parcels. The following impact avoidance
measures shall be implemented throughout the Study Area to reduce the potential for construction related
impacts to the SJKF.

 Restrict construction activities to daylight hours.

 All trenches or holes more than two feet deep shall either be fully covered with plywood at the
end of each work day or shall include escape ramps. All trenches or holes shall be inspected
daily to ensure an animal is not trapped.
 All pipes, culverts, or similar structures shall be inspected for SJKF prior to capping, burying, or
moving.
 Use of pesticides shall be avoided to the greatest extent feasible. If use of pesticides cannot be
avoided, their use shall be restricted. A zinc phosphide or similar chemical rodenticide may be
used if necessary to control rodent populations. All pesticides must be applied in accordance
with federal and state standards.
 If a SJKF is found at a project site at any time during the course of construction, all construction
activities shall cease and the CDFG and USFWS shall be contacted immediately for guidance.

Plan Requirements and Timing. The County shall ensure that the biologist implementing SJKF avoidance
measures is approved by the USFWS prior to implementation. The above impact avoidance measures shall
be included on all grading and construction plans prior to approval of land use permits. Monitoring.
Planning and Building shall retain a qualified USFWS-approved biologist to monitor all construction
activities to ensure compliance.

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BIO-3(c) San Joaquin Kit Fox Impact Minimization and Mitigation. Setbacks that exclude structural development and
non-agricultural site disturbance shall be provided for a distance of 100 to 400 feet from the top-of-bank
(depending on site specific conditions) of the portions of the Estrella River and San Juan Creek that traverse
the Community Plan area to allow for habitat preservation and upland movement corridors for SJKF. The
area between these buffers on either side of these waterways shall be designated as a Sensitive Resource
Area (SRA) by the County. An additional movement corridor with a width of 200 feet shall be designated
along the eastern edge of the Community Plan area between Fallingstar Phase II and the neighboring
hillside. In addition, all suitable habitat to be developed shall be restored/preserved either on-site or at a
County-approved off-site location within the Shandon Valley at a minimum ratio of 1:1
(impacted:restored). Note that the regulatory agencies (e.g., USFWS and CDFG) may require a higher ratio.
It is preferred that restored/preserved parcels occur as contiguous lands, rather than scattered parcels.
Restored/preserved parcels shall be preserved in perpetuity through a conservation easement or deed
restriction.
If lands are to be restored, a restoration plan shall be developed by a County-approved biologist and shall
include goals, methods, success criteria, and a timeline, and shall be implemented for not less than five
years.

Plan Requirements and Timing. The County shall designate SRAs prior to issuance of land use permits.
Applicants shall file proof of a conservation easement or deed restriction for restoration/preservation
lands, as well as a restoration plan, with the County prior to issuance of land use permits as applicable.

Monitoring. Planning and Building shall review for compliance prior to issuance of land use permits and
spot check during construction to confirm that site disturbance does not occur within designated SRAs.

BIO-3(d) Burrowing Owl Impact Pre-construction Survey. This measure shall apply to all discretionary land use
permits or subdivisions within undeveloped parcels that are not infill parcels. Prior to initiation of ground
disturbance activities, surveys shall be conducted to determine the presence/absence of burrowing owls
where suitable habitat is present. A County-approved biologist shall survey the proposed disturbance
footprint plus a 500-foot buffer to identify burrows and owls. Surveys for potential burrows shall be
conducted by walking transects spaced generally 33 feet apart (10 meters) such that the entire survey area
footprint can be visually inspected. Surveys for burrowing owls shall take place near sunrise or sunset in
accordance with CDFG-adopted survey protocols (California Burrowing Owl Consortium 1993) and shall
focus on areas where burrows were found. All burrows or burrowing owls identified on-site shall be
mapped. Surveys shall take place no more than 30 days prior to construction. Survey results will be valid
only for the season during which the survey is conducted.

If no burrowing owls are detected during pre-construction surveys, no further mitigation is recommended.

Planning Requirements and Timing. The County shall ensure that the biologist implementing the above
mitigation measure is approved by the USFWS prior to implementation. Survey results shall be reported to
the Planning and Building prior to issuance of grading permits. Monitoring. Planning and Building shall
review the report and shall ensure that all established buffers are maintained until burrowing owls are no
longer present.

BIO-3(e) Burrowing Owl Impact Avoidance. If, during pre-construction surveys, burrowing owls are detected on-
site or within the survey area, all burrowing owls and occupied burrows shall be avoided and a buffer shall
be established around the occupied burrow(s) by the County-approved biologist. The buffer shall be a
minimum of 300 feet around nest burrows and 100 feet around non-nest burrows. Buffers shall be
demarcated with highly visible construction fencing and no construction activities shall occur within this
buffer until the qualified biologist has determined that the burrow is no longer occupied.

If an occupied burrow cannot be avoided, passive relocation may be implemented by the County-approved
biologist with approval from the USFWS and CDFG. No burrowing owls may be trapped. Passive relocation
shall be limited to the non-breeding season (typically between April 15 and July 15). Passive relocation
may involve installation of one-way doors at burrow entrances for a minimum of five days. Once the
County-approved biologist has determined that the burrow is no longer occupied, the burrow may be hand
excavated to prevent re-occupancy.

Planning Requirements and Timing. The County shall ensure that the biologist implementing the above
mitigation measure is approved by the USFWS prior to implementation. The above impact avoidance
measure shall be included on all grading and construction plans prior to approval of land use permits. A
report on the implementation of impact avoidance measures used shall be submitted to the County,
USFWS, and CDFG upon completion of the construction project. Monitoring. Planning and Building shall
retain a qualified USFWS-approved biologist to monitor all construction activities to ensure compliance.

BIO-3(f) Vernal Pool Fairy Shrimp and Longhorn Fairy Shrimp Presence/Absence Determination. This measure shall
apply to all discretionary land use permits or subdivisions within undeveloped parcels that are not infill
parcels. Prior to land use clearance, the USFWS protocol for wet and dry season surveys shall be conducted
to conclusively determine the presence or absence of VPFS and longhorn fairy shrimp on-site where
suitable habitat is present. The survey area shall include the disturbance footprint plus a 500 foot buffer.
A 90-day report consistent with the current USFWS reporting guidelines shall be prepared to document the

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 methods and results of surveys. Should the presence of VPFS, longhorn fairy shrimp or additional special
status wildlife species be determined, a map identifying locations in which these species were found shall
be prepared and included in the report. The report shall be submitted to the USFWS for approval.

If the surveys produce a negative finding for the presence of VPFS, then no further mitigation would be
recommended.

Plan Requirements and Timing. The applicant shall hire a USFWS-permitted and County-approved
biologist to conduct the wet and dry season surveys and prepare a final report of findings. Survey results
shall be submitted to the USFWS and Planning and Building, as well as notice of approval of the report by
the USFWS shall be filed with Planning and Building, prior to approval of the land use clearance.
Monitoring. Planning and Building shall verify completion of the surveys and coordination with the USFWS
prior to approval of land use permits.

BIO-3(g) Vernal Pool Fairy Shrimp and Longhorn Fairy Shrimp Avoidance. If VPFS or longhorn fairy shrimp are
determined to be present on-site, then the following avoidance measures shall be implemented.

 An exclusion zone shall be established around each vernal pool found during the survey and
shall be staked and flagged at the discretion of the County-approved biologist. The exclusion
zone shall include areas up to 100 feet where pools are upslope from the construction site and
up to 250 feet where pools are downslope of the construction site.
 Erosion control measures shall be implemented to reduce the potential for erosion of sediment
into vernal pools. (See BIO-1 (h) above.)
 Work shall be avoided in the exclusion zone after the first substantial rainfall event (>0.25
inches) of the winter season until June 1, and/or until pools remain dry for 72 hours.
 Refueling and washing of vehicles shall occur no less than 100 feet from vernal pools and shall
occur within a bermed and lined area to prevent contamination.
 Use of pesticides within 200 feet of vernal pools is prohibited.

Plan Requirements and Timing. The applicant shall hire a USFWS-permitted and County-approved
biologist to conduct the wet and dry season surveys and prepare a final report of findings. Survey results
shall be submitted to the USFWS and Planning and Building prior to approval of the land use clearance.
Monitoring. Planning and Building shall verify compliance with avoidance measures and coordination with
the USFWS prior to approval of land use permits. Planning and Building shall inspect the site during all
phases of construction to ensure avoidance measures are implemented.

BIO-3(h) Legless and Horned Lizard Surveys, Capture and Relocation. This measure shall apply to all discretionary
land use permits or subdivisions within undeveloped parcels that are not infill parcels. Immediately prior
to initiation of construction activities within the Community Plan area, capture and relocation efforts shall
be conducted for the silvery legless lizard and coast horned lizard. Designated areas in suitable habitat in
open space shall be identified within or near the project site for release of captured legless and horned
lizards.

Surveys shall be conducted by a County-approved biologist, and shall include raking of leaf litter and sand
under shrubs within suitable habitat in the area to be disturbed to a minimum depth of eight inches. In
addition to raking, coverboards shall be placed flat on the ground and checked regularly in the survey
areas. Coverboards can consist of untreated lumber, sheet metal, corrugated steel, or other flat material
used to survey for reptiles and amphibians. Coverboards shall be placed in the survey area two weeks
before surveys begin and shall be checked once a week during raking surveys. Captured lizards shall be
placed immediately into containers containing sand or moist paper towels and released in designated
release areas no more than three hours after capture.

During all grading activities, a qualified biologist shall be on-site to recover any silvery legless lizards or
coast horned lizards that may be excavated/unearthed with native material. If the animals are in good
health, they shall be immediately relocated to the designated release area. If they are injured, the animals
shall be released to a County-approved specialist until they are in a condition to be released into the
designated release area.

Plan Requirements and Timing. Prior to issuance of grading permits, the County-approved biologist shall
submit the results of the pre-construction surveys for review and approval by the Planning and Building.
During construction, a qualified biologist shall perform surveys in accordance with the measures above,
and shall report the results to Planning and Building if lizards are found and/or relocated. Monitoring.
Planning and Building shall receive a survey summary report from the County-approved biologist that
indicates that all salvage measures were adhered to.

BIO-3(i) Western Pond Turtle and Western Spadefoot Surveys, Avoidance, Capture and Relocation. This measure
shall apply to all discretionary land use permits or subdivisions within undeveloped parcels that are not
infill parcels. Where suitable habitat is present, a County-approved biologist shall conduct spring surveys
for western pond turtles and western spadefoots before the onset of construction activities. If any western
pond turtles or western spadefoots are found within 1,000 feet of construction activities such as lot
grading or road construction, the biologist shall contact the CDFG to determine if moving any individuals
is appropriate. If the CDFG approves moving animals, the biologist shall be allowed sufficient time to

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 move the animals from the work site before work activities begin. If the CDFG does not recommend
moving the animals, an appropriate buffer from seasonal pools, in-stream pools, and /or nesting sites
shall be implemented and no grading or other construction activities shall occur within this buffer unless
authorized by the CDFG. Only the County-approved biologist shall participate in activities associated with
the capture and handling of these species.

Plan Requirements and Timing. Prior to issuance of grading permits, a County-approved biologist shall
submit a report to Planning and Building detailing the results of the survey and if applicable, relocation
efforts. Monitoring. Planning and Building shall review the survey report and site inspect during
construction for compliance.

BIO-3(j) San Joaquin Whipsnake Surveys, Avoidance, Capture and Relocation. This measure shall apply to all
discretionary land use permits or subdivisions within undeveloped parcels that are not infill parcels.
Where suitable habitat is present, a County-approved biologist shall conduct surveys for the San Joaquin
whipsnake not more than 30 days prior to the onset of construction activities. If any San Joaquin
whipsnakes are found within 100 feet of construction activities, such as lot grading or road construction,
the biologist shall be allowed sufficient time to move the animals from the work site before work activities
begin. Only the County-approved biologist shall participate in activities associated with the capture and
handling of these species.

Plan Requirements and Timing. Prior to issuance of grading permits, a County-approved biologist shall
submit a report to Planning and Building detailing the results of the survey and if applicable, relocation
efforts. Monitoring. Planning and Building shall review the survey report and site inspect during
construction for compliance.

BIO-3(k) Pre-Construction Nesting Bird Surveys and Avoidance. This measure shall apply to all development within
the Community Plan area. To ensure avoidance of impacts to nesting bird species and raptors (“birds of
prey”), including ground-nesting species, all ground disturbing and/or tree removal activities shall occur
between September 1 and February 15. If ground disturbing activities and/or tree removal cannot be
conducted during this time period, pre-construction surveys for active nests shall be conducted by a
County-approved biologist within and adjacent to all anticipated development areas at most two weeks
prior to initiation of construction activities. If active nests are located, all construction work must be
conducted outside a buffer zone to be determined by the biologist and the CDFG (typically 50 to 200 feet).
No direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site.
The biologist shall confirm that breeding/nesting is completed and young have fledged the nest prior to
the start of construction within the buffer zone.

If a nest for the fully-protected white-tailed kite and/or golden eagle is found within or adjacent to the
proposed project, the CDFG shall be contacted for guidance and no construction activities may occur
within a minimum of 500 feet from a white-tailed kite or golden eagle nest until the biologist has
confirmed that breeding/nesting is complete and the young have fledged.

Plan Requirements and Timing. A County-approved biologist shall submit survey results to Planning and
Building prior to issuance of land us permits. If nests are found, the biologist shall monitor the nest as
described above and shall submit results of monitoring efforts to Planning and Building. Monitoring. The
County-approved biologist shall be responsible for monitoring activities. Planning and Building shall
review survey and monitoring reports.

BIO-3(l) American Badger Surveys and Avoidance. This measure shall apply to all discretionary land use permits or
subdivisions within undeveloped parcels that are not infill parcels. Direct take of adult and juvenile
badgers shall be avoided. A pre-construction survey for active badger dens shall be conducted where
suitable habitat is present prior to initiation of ground disturbance activities by a County-approved
biologist and shall include a thorough walking survey of the entire development area between two weeks
and four weeks prior to the start of any ground disturbance activity. The survey shall cover the entire area
proposed for development plus a 100 foot buffer. Surveys shall focus on both old and new den sites.
Dens found within the survey area shall be monitored using a tracking medium, remote camera system,
and/or spotlighting at night for a minimum of three days to assess the presence of badgers. Inactive dens
shall be collapsed by hand with a shovel to prevent badgers from re-using them during construction.

Active dens located within the survey area shall be avoided during the breeding season (March 1 through
June 30). A minimum buffer of 100 feet around the active den shall be demarcated by highly visible
construction fencing. The fencing shall be installed one foot above ground to permit movement of
badgers in and out of the buffer zone. A County-approved biologist shall use the methods described
above to determine when an active den is no longer in use.

Between July 1 and April 30, badgers shall be discouraged from using currently active dens prior to the
grading of the site by partially blocking the entrance of the den with sticks, debris and soil for three to five
days. Access to the den shall be incrementally blocked to a greater degree over this period. This would
cause the badger to abandon the den site and move elsewhere. After badgers have stopped using active
dens within the development area, the dens shall be collapsed with a shovel to prevent re-use.

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The County-approved biologist shall be present during the initial clearing and grading activity. If badger
dens are found, all work shall cease until the biologist can safely close the badger den. Once the badger
dens have been closed, work on the site may resume.

Plan Requirements and Timing. A County-approved biologist shall submit survey results to Planning and
Building for review and approval prior to issuance of land use permits. After clearing and/or grading have
been started, the biologist shall submit a report to Planning and Development detailing the results of the
monitoring. Monitoring. The County-approved biologist shall be responsible for monitoring activities.
Planning and Building shall review the final report.

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 BIO-3(m) Special Status Bat Surveys. This measure shall apply to all development within the Community Plan area.
A County-approved, qualified biologist shall conduct presence/absence surveys for special status bats
where suitable roosting habitat is present. Bat surveys shall be conducted in accordance with methods set
forth by the CDFG in Distribution, Habitat Associations, Status, and Survey Methodologies for Three
Molossid Bat Species (1998). Surveys shall be conducted using acoustic detectors and by searching tree
cavities, crevices, and other areas where bats may roost. Surveys shall be conducted no more than 30 days
prior to initiation of construction activities.

Plan Requirements and Timing. A County-approved biologist shall submit survey results to Planning and
Building for review and approval prior to issuance of land use permits. Monitoring. Planning and Building
shall review the final report.

BIO-3(n) Special Status Bat Impact Avoidance. Areas were bats are located shall be avoided where feasible. If
impacts to bats cannot be avoided, exclusionary devices, such as netting, shall be installed by a County-
approved biologist around the roost(s) after the bats have left the roost in the evening and shall be
monitored for a minimum of three days to ensure that no bats return to the roost. Once it has been
determined that the roost is clear of bats, the roost shall be removed immediately. Exclusion of bats must
commence prior to establishment of maternity colonies, which varies by species. If a maternity colony has
become established, all construction activities shall be postponed within a 500-foot buffer around the
maternity colony until it is determined by a qualified biologist that the young have dispersed. Bat roosts
shall be removed after the breeding season has ended but before the onset of winter when temperatures
are too cold for bat movement.

If a roost is determined by a qualified biologist to be used by a large number of bats (large hibernaculum),
installation of bat boxes near the impacted roost would be necessary to reduce the impact to the bat
species present. Bat boxes shall be species-specific in dimensions and should mimic a tree hollow or
crevice. Bat boxes shall be installed at a height that is appropriate for the bat species and anti-predator
measures, such as small metal spikes on the top, shall be included to protect bats.

Plan Requirements and Timing. If bats are to be excluded or a maternity colony is found, a County-
approved biologist shall submit monitoring results to Planning and Building prior to approval of land use
permits. Monitoring. The County-approved biologist shall be responsible for monitoring activities.
Planning and Building shall review the final report.

BIO-3(o) Tulare Grasshopper Mouse Surveys and Avoidance. This measure shall apply to all discretionary land use
permits or subdivisions within undeveloped parcels that are not infill parcels. A County-approved,
qualified biologist shall conduct presence/absence surveys for Tulare grasshopper mice where suitable
habitat is present. Surveys shall be conducted using live traps. Surveys shall be conducted no more than
30 days prior to initiation of construction activities. Upon approval from CDFG, animals may be relocated
to an approved location on-site outside of the ground disturbance footprint.

Plan Requirements and Timing. A County-approved biologist shall submit survey results to Planning and
Building for review and approval prior to issuance of land use permits. Monitoring. Planning and
Development shall review the final report.

BIO-3(p) Wildlife Exclusion Fencing. This measure shall apply to all discretionary land use permits or subdivisions
within undeveloped parcels that are not infill parcels. All projects shall have a temporary exclusion fence
installed around the perimeter of the ground disturbance footprint to prevent special status and other
animals from entering the construction area. The exclusion fence, typically consisting of silt fencing, shall
be buried a minimum of six inches below ground, shall have a minimum height of two feet above ground,
and shall fully encompass the construction site. The exclusionary fence shall be maintained in good
working condition and any damage or other malfunction shall be repaired immediately.

Plan Requirements and Timing. All grading and construction plans shall show the location of the exclusion
fence, and shall be submitted to Planning and Building for review and approval prior to issuance of grading
permits. Monitoring. Planning and Building shall regularly inspect the project site during all phases of
construction to ensure that the exclusion fence is in place and properly maintained.

BIO-3(q) Pet Brochure. This measure shall apply to all discretionary land use permits or subdivisions within
undeveloped parcels that are not infill parcels. For all residential developments, a pet brochure shall be
prepared to inform prospective homebuyers about the impacts associated with non-native animals,
especially cats and dogs. The brochure shall also inform potential homebuyers of the potential for coyotes
to prey on domestic animals.

Plan Requirements and Timing. Prior to issuance of land use permits, the applicant shall draft a notice
indicating the above information, to be recorded with the final map, subject to approval by Planning and
Building. Monitoring. Planning and Building shall check plans for compliance.

BIO-3(r) Night Lighting Standards. Night lighting of public areas shall be kept to the minimum necessary for safety
purposes. Exterior lighting within 100 feet of open space shall be shielded and aimed as needed to avoid
spillover into open space areas. Decorative lighting shall be low intensity and be less than 25 watts.

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 Excessive night lighting, such as for ball fields or tennis courts, shall not be permitted near open space
areas.

Plan Requirements and Timing. Prior to issuance of land use permits, the applicant shall submit a lighting
plan to Planning and Building for review and approval. Monitoring. Planning and Building shall site inspect
after completion of tract development for compliance.

CR-1(a) Community Plan Resource Protection Policies. The following policies shall be added to the proposed
Community Plan Update:

 Archaeological and historical resources shall be protected and preserved to the maximum extent
feasible.
 Where preservation is not feasible, the significance of each resource shall be evaluated according to
current professional standards and appropriate mitigation measures shall be implemented prior to
County approval of any development. Mitigation may include, but not be limited to, data recovery and
graphic documentation (photographs, drawings, etc.).

Plan Requirements and Timing. The Planning and Building Department shall add the recommended
policies to the proposed Community Plan prior to Plan adoption. Monitoring. Planning and Building shall
ensure the above policies are included in the Community Plan prior to adopting the Plan.

CR-1(b) Historical Buildings. At the time of application for discretionary land use permits or subdivisions that
involve the demolition or alterations of buildings or structures greater than 50 years old within the 20-year
growth boundary, the applicant shall retain a historian or architectural historian who meets the Secretary
of Interior’s Professional Qualifications Standards to document and evaluate the historical significance of
the affected buildings or structures. If such documentation and evaluation indicates that the building or
structure qualifies as a significant historical resource, further documentation to reduce impacts on
historical resources shall be provided, including but not limited to archival quality photographs, measured
drawings, oral histories, interpretive signage, and/or other measures.

It is further recommended that the County complete an inventory of historical resources within the
Shandon community to provide a list of significant properties that may warrant additional treatment in the
event of proposed future building alterations, and to determine whether the core area of the community
qualifies as a historical district. The inventory should identify significant buildings, structures, and sites;
determine which resources contribute to the significance of any such district, and determine where the
boundaries of such district are located.

This inventory would narrow the range of buildings and properties that warrant evaluation as potential
historic resources.

Plan Requirements and Timing. Historical documentation shall be submitted for review and approval by
Planning and Building prior to issuance of any permits for demolition or alteration of structures greater
than 50 years old. Monitoring. Planning and Building shall site inspect during grading and prior to
occupancy clearance to ensure compliance with any measures recommended through the historical
documentation.

CR-1(c) Archaeological Resources. At the time of application for discretionary land use permits or subdivisions
that will involve any grading, trenching, or other ground disturbance within the 20-year growth boundary,
the applicant shall retain a County qualified Registered Professional Archaeologist to complete a Phase 1
archaeological inventory of the project site. In addition to the surface survey, the inventory shall include
sufficient background archival research and field sampling to determine whether subsurface prehistoric or
historic remains may be present.

Any prehistoric or historic archaeological remains so identified shall be evaluated for significance and
eligibility to the CRHR. Phase 2 evaluation shall include any necessary archival research to identify
significant historical associations as well as mapping of surface artifacts, collection of functionally or
temporally diagnostic tools and debris, and excavation of a sample of the cultural deposit to characterize
the nature of the sites, define the artifact and feature contents, determine horizontal boundaries and depth
below surface, and retrieve representative samples of artifacts and other remains. Any excavation at
Native American sites shall be monitored by a tribal representative. Cultural materials collected from the
sites shall be processed and analyzed in the laboratory according to standard archaeological procedures.
The age of the remains shall be determined using radiocarbon dating and other appropriate procedures;
lithic artifacts, faunal remains, and other cultural materials shall be identified and analyzed according to
current professional standards. The significance of the sites shall be evaluated according to the criteria of
the CRHR. The results of the investigations shall be presented in a technical report following the standards
of the California Office of Historic Preservation publication “Archaeological Resource Management Reports:
Recommended Content and Format (1990 or latest edition)”
(http://ohp.parks.ca.gov/pages/1054/files/armr.pdf). Upon completion of the work, all artifacts, other
cultural remains, records, photographs, and other documentation shall be curated at the Repository for
Archaeological and Ethnographic Collections of the University of California, Santa Barbara, or another
facility approved by the Environmental Coordinator. All fieldwork, analysis, report production, and
curation shall be fully funded by the applicant.

D - 19
 If any of the resources meet CRHR significance standards, the County Environmental Coordinator shall
ensure that all feasible recommendations for mitigation of archaeological impacts are incorporated into
the final design and any permits issued for development. Any necessary data recovery excavation shall be
carried out by a County qualified Registered Professional Archaeologist according to a research design
reviewed and approved by the County Environmental Coordinator prepared in advance of fieldwork and
using appropriate archaeological field and laboratory methods consistent with the California Office of
Historic Preservation Planning Bulletin 5 (1991), Guidelines for Archaeological Research Design, or the
latest edition thereof.

Plan Requirements and Timing: As applicable, the final Phase 1 Inventory, Phase 2 Testing and Evaluation,
or Phase 3 Data Recovery reports shall be submitted to Planning and Building prior to final inspection of a
construction permit. Recommendations contained therein shall be implemented throughout all ground
disturbance activities. Monitoring. Planning and Building shall review and approve the recommended
reports prior to issuance of a grading permit. Building inspectors shall make site inspections to assure
implementation of approved plans.

CR-1(d) Infrastructure Development. Development of sidewalks, drainage structures, parking facilities, or the
installation of underground utilities in Shandon shall be done in a manner that preserves the integrity of
historical resources, as feasible. Plans for any such development shall be reviewed by the County
Environmental Coordinator or a designated historical consultant. If necessary, Phase 1 archaeological or
historical surveys and Phase 2 testing and evaluation shall be completed prior to development, following
the same standards and guidelines as outlined under Mitigation Measure CR-1(c) above. Measures to
avoid, reduce, or mitigate adverse impacts shall be incorporated into project design.

New recreational sites (parks, trails, and related developments) shall be sited and designed to avoid
impacts to archaeological and historical resources. Prior to final approval, proposed recreation sites
should be surveyed and redesigned where necessary to avoid archaeological or historical resources,
subject to final approval by the County Environmental Coordinator.

Plan Requirements and Timing: The County Environmental Coordinator shall review and approve plans for
development of new infrastructure or recreational facilities and ensure that their location and siting is
consistent with this recommendation. Monitoring. Planning and Building shall review and approve any
recommended reports prior to construction of any new infrastructure, parks, or recreational facilities.
Building inspectors shall make site inspections to assure implementation of approved plans.

CR-1(e) CA-SLO-2618, CA-SLO-2619H, and P-40-038242 Avoidance. Avoidance is the preferred measure for
mitigating impacts to archaeological sites CA-SLO-2618, CA-SLO-2619H, and P-40-038242. If avoidance
is deemed feasible, the boundaries of theses sites shall be defined through a combination of intensive
surface examination and limited subsurface sampling. The boundary definition should be completed by a
County approved Registered Professional Archaeologist and should include excavation of a sufficient
number of sampling units to define the site’s horizontal and vertical extent completely. A Native American
tribal representative should participate in the work, and the results should be presented in a technical
report following the standards of the California Office of Historic Preservation publication “Archaeological
Resource Management Reports: Recommended Content and Format (1990 or latest edition)”
(http://ohp.parks.ca.gov/pages/1054/files/armr.pdf). Upon completion of the work, all artifacts, other
cultural remains, records, photographs, and other documentation should be curated at the Repository for
Archaeological and Ethnographic Collections of the University of California, Santa Barbara, or another
facility approved by the Environmental Coordinator. If artifacts are not collected during the fieldwork, they
should be described and illustrated fully in the field and reported completely in the technical report. The
archaeological site record and map also should be updated to reflect the results of the investigations. All
fieldwork, analysis, report production, and curation should be fully funded by the applicant.

Plan Requirements and Timing. The boundary definition shall be completed prior to issuance of any
grading or discretionary development permits. The final plans should provide for a buffer of 100 feet
between any project activities and the final mapped site boundaries. The final plans should include a
notation designating the known archaeological site and buffer as unbuildable area where no grading,
construction, utility placement, landscaping, or other ground disturbance or development can occur. The
area should not be identified as an archaeological site on the plans. Monitoring. Planning and Building
staff shall review and approve the recommended boundary definition report and final plan notations prior
to issuance of any permits for demolition, grading, or development. Grading inspectors shall monitor
grading activities to ensure avoidance.

CR-1(f) CA-SLO-2618, CA-SLO-2619H, and P-40-038242 Mitigation. If avoidance of any of these sites is not
feasible, then prior to issuance of any grading or discretionary development permits, the San Juan Village
(Fallingstar Phase I) applicant shall retain a County approved Registered Professional Archaeologist
identified on the County’s list of approved archaeological consultants to complete a Phase 2 archaeological
evaluation of sites CA-SLO-2618, CA-SLO-2619, and P-40-038242. The Phase 2 evaluation shall include
any necessary archival research to identify significant historical associations as well as mapping of surface
artifacts, collection of functionally or temporally diagnostic tools and debris, and excavation of a sample of
the cultural deposit to characterize the nature of the sites, define the artifact and feature contents,
determine horizontal boundaries and depth below surface, and retrieve representative samples of artifacts

D - 20
 and other remains. Any excavation at Native American sites shall be monitored by a tribal representative.
Cultural materials collected from the sites shall be processed and analyzed in the laboratory according to
standard archaeological procedures. The age of the remains shall be determined using radiocarbon dating
and other appropriate procedures; lithic artifacts, faunal remains, and other cultural materials shall be
identified and analyzed according to current professional standards. The significance of the sites shall be
evaluated according to the criteria of the CRHR, and the cultural resource records shall be updated to
reflect the results of the investigations; such results also shall be presented in a technical report following
the standards of the California Office of Historic Preservation publication “Archaeological Resource
Management Reports: Recommended Content and Format (1990 or latest edition)”
(http://ohp.parks.ca.gov/pages/1054/files/armr.pdf). Upon completion of the work, all artifacts, other
cultural remains, records, photographs, and other documentation shall be curated at the Repository for
Archaeological and Ethnographic Collections of the University of California, Santa Barbara, or another
facility approved by the Environmental Coordinator. All fieldwork, analysis, report production, and
curation shall be fully funded by the applicant.

If any of the resources meet CRHR significance standards, the County Environmental Coordinator shall
ensure that all feasible recommendations for mitigation of archaeological impacts are incorporated into
the final design and any permits issued for development. Any necessary data recovery excavation shall be
carried out by a County approved Registered Professional Archaeologist according to a research design
reviewed and approved by the County Environmental Coordinator prepared in advance of fieldwork and
using appropriate archaeological field and laboratory methods consistent with the California Office of
Historic Preservation Planning Bulletin 5 (1991), Guidelines for Archaeological Research Design, or the
latest edition thereof.

Plan Requirements and Timing. The Phase 2 archaeological evaluation shall be completed prior to issuance of any
grading or discretionary development permits. As applicable, the data recovery program shall be completed and
the final reports shall be submitted to Planning and Building prior to issuance of a grading permit.
Recommendations contained therein shall be implemented throughout all ground disturbance activities.
Monitoring. Planning and Building staff shall review and approve the recommended report (and subsequent
mitigation) prior to issuance of any permits for demolition, grading, or development. Grading inspectors shall
monitor technical aspects of any grading activities.

CR-2(a) Accidental Discovery of Human Remains. In the event of encountering human remains, then the
procedures described in Section 7050.5 of the California Health and Safety Code would be followed, and if
those remains are determined to be of Native American ancestry, then the Native American Heritage
Commission must be notified by telephone within 24 hours. Sections 5097.94 and 5097.98 of the Public
Resources Code describe the procedures to be followed after the notification of the NAHC. In addition, the
Conservation and Open Space Element Policy CR 4.4, Section 19.20.035(a) of the County Building and
Construction Ordinance, Section 22.10.040 of the County Land Use Ordinance and Public Resources Code
5097shall be implemented in the event that archaeological deposits are unearthed or discovered during
ground-disturbing project activities.

Plan Requirements and Timing. This condition shall be in effect throughout construction of any
development facilitated by the Community Plan Update. Monitoring. Planning and Building shall check
plans prior to approval of grading permits and shall spot check in the field.

CR-2(b) Archaeological Resource Construction Monitoring. Prior to issuance of a construction permit for the San
Juan Village (Fallingstar Phase I) Project, the applicant shall submit a monitoring plan, prepared by a
Registered Professional Archaeologist identified on the County’s list of approved archaeological
consultants, for review and approval by the County Environmental Coordinator. The monitoring plan shall
include at a minimum:

1. Provisions for work stoppage if deposits of prehistoric or historical archaeological materials are
encountered;
2. Provisions for decreasing (or cessation) of monitoring, or increase in the level of monitoring based
on observations and resource discovery. Monitoring shall continue until cultural resources are not
likely to be encountered, based on the archaeologist’s judgment and upon County Environmental
Coordinator approval;
3. A list of personnel involved in the monitoring activities;
4. A description of how the monitoring shall occur;

If deposits of prehistoric or historical archaeological materials are encountered during construction

activities, all work within 100 feet of the discovery shall be redirected until the archaeological monitor can
assess the find, consult with the County Environmental Coordinator, and make recommendations for the
treatment of the discovery. A Native American Tribal representative shall be contacted to review the find
and consult with the archaeologist regarding recommendations for the treatment of the discovery.

In the event that archaeological deposits are unearthed or discovered during ground-disturbing project
activities, Conservation and Open Space Element Policy CR 4.4, Section 19.20.035(a) of the County Building
and Construction Ordinance, and Section 22.10.040 of the County Land Use Ordinance, shall be
implemented.

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 Upon completion of all monitoring activities, the consulting archaeologist shall submit a report to the
County Environmental Coordinator summarizing all monitoring activities and confirming that all
recommended mitigation measures have been met.

Plan Requirements and Timing. This condition shall be in effect throughout construction of the San Juan
Village (Fallingstar Phase I) Project. Monitoring. Planning and Building shall check plans prior to approval
of grading permits and shall spot check in the field.

D-2(a) LID-Integrated Management Practices. Low Impact Development (LID) is an alternative site design strategy
that uses natural and engineered infiltration and storage techniques to control storm water runoff where it
is generated to reduce downstream impacts. LID technologies shall be employed by all new residential and
commercial development. LID technologies shall be incorporated into the Stormwater System Plan as
appropriate. The following LID practices shall be implemented to minimize post-development runoff peak
and minimize water quality impacts:

1. Impervious surface reduction through street and parking lot design, turf pavers, and green
rooftops (a lightweight layer of soil and vegetation atop appropriate roofs);
2. Pavement management and landscape design and maintenance;
3. Bioretention cells (soil and plant based filtration devices);
4. Tree boxes to capture and infiltrate street runoff;
5. Vegetated swales, buffers and strips;
6. Roof leader flows directed to planter boxes and other vegetated areas;
7. Permeable pavement;
8. Impervious surface reduction and disconnection;
9. Soil amendments to increase infiltration rates; and
10. Rain gardens, rain barrels, and cisterns.

Only natural fiber, biodegradable materials shall be used.

Since LID is intended to mimic the pre-development regime through both volume and peak runoff rate
controls (Haltiner, 2006), the flow frequency and duration for the post-development conditions should be
identical (to the greatest degree possible) to those for the pre-development conditions.

Plan Requirements and Timing. Prior to issuance of building permits, future applicants shall submit design
plans containing applicable LID design technologies, subject to the review of the Planning & Building in
consultation with Public Works. Monitoring. Either or both Departments shall review plans prior to
issuance of building permits and site inspect prior to occupancy clearance.

D-2(b) Pollutant Removal Techniques. In addition to LID-integrated management practices recommended by

measure D-2(a), the Stormwater System Plan shall incorporate, and all new residential and commercial
development that would result in the development of more than one acre of a given area, or as determined
appropriate by the Public Works Department shall integrate into the project design available technologies
and techniques to remove pollutants from site runoff prior to entering drainage courses or the public
right-of-way. Such techniques shall include reduced slope grading, drainage through vegetative zones
(e.g., bio-swale) and other options to intercept pollutants being conveyed toward drainage paths.
Technological solutions such as gravelly filter blankets or particulate filters (e.g. Fossil Filters) should also
be installed as pollutant-removal solutions. Only natural fiber, biodegradable materials shall be used.

Plan Requirements and Timing. Applicants shall submit a Drainage Plan that graphically illustrates the
location and design of pollutant-removal systems. Design plans shall be submitted to Planning and
Building, and Environmental Health Services for review and approval prior to issuance of grading permits.
Monitoring. Planning and Building and Public Works will monitor installation prior to construction of any
structures; however, the applicant shall be responsible for meeting the water quality conditions of their
permit.

G-2(a) Reduction of Liquefaction Potential. Prior to development pursuant to the Community Plan Update,
appropriate techniques to minimize liquefaction potential shall be prescribed by an engineering geologist
and implemented by the applicant prior to issuance of Building Permits. Suitable measures to reduce
liquefaction impacts shall include one or more of the following as recommended by a qualified engineer:
specialized design of foundations by a structural engineer, removal or treatment of liquefiable soils to
reduce the potential for liquefaction, drainage to lower the groundwater table to below the level of
liquefiable soils, in-situ densification of soils, or other alterations to the ground characteristics. All
structures shall comply with applicable methods of the California Building Code (CBC), as amended at the
time of the time of permit approval.

Plan Requirements and Timing. Future applicants shall notify Planning and Building of specific methods to
reduce liquefaction potential, as recommended by a qualified engineering geologist, prior to
commencement of grading. Measures to reduce liquefaction shall be implemented prior to issuance of
Building Permits. Monitoring. Planning and Building staff shall review and approve the recommended
report prior to issuance of the Building Permit. Building inspectors shall make site inspections to assure
implementation of approved plans. Grading inspectors shall monitor technical aspects of the grading
activities.

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G-2(b) Soils/Foundation Report Measures. Individual property developers proposing development within the
areas identified as having a moderate or high shrink-swell potential shall submit a soils/foundation report
as part of the application for any proposed Building Permit(s). To reduce the potential for foundation
cracking, one or more of the following shall be implemented as recommended by a qualified engineer:

1. Use continuous deep footings (i.e., embedment depth of 3 feet or more) and concrete slabs on grade
with increased steel reinforcement together with a pre-wetting and long-term moisture control
program within the active zone.
2. Removal of the highly expansive material and replacement with non-expansive compacted import fill
material.
3. The use of specifically designed drilled pier and grade beam system incorporating a structural concrete
slab on grade supported approximately 6 inches above the expansive soils.
4. Chemical treatment with hydrated lime to reduce the expansion characteristics of the soils.
5. Where necessary, construction on transitional lots shall include over excavation to expose firm sub-
grade, use of post tension slabs in future structures, or other geologically acceptable methods.

Plan Requirements and Timing. The recommended report shall be provided along with any future building
plans and shall evaluate soil engineering properties and provide foundation design recommendations.
Any future project applicant shall notify the Building Department prior to commencement of grading. The
soils/foundation report shall be provided to the Planning and Building Department for review and approval
prior to issuance of Building Permits. Monitoring. Planning and Building shall review and approve the
recommended report (and the foundation design) prior to issuance of a Building Permit. Building
inspectors shall make site inspections to assure implementation of approved plans. Grading inspectors
shall monitor technical aspects of any grading activities.

G-3(a) Geotechnical Investigation. Future applicants for development within 200 feet of the toe of foothill slopes
east of the Study Area shall prepare a Geotechnical Investigation. A qualified geotechnical engineer and/or
engineering geologist shall prepare thorough geologic/geotechnical studies, and a slope stability analysis
which shall incorporate lot-specific recommendations. The slope stability analysis shall at a minimum
meet the requirements of CDMG 1997 (Guidelines for Evaluating and Mitigating Seismic Hazards in
California, Special Publication 117).

All applicable recommendations of final geotechnical investigations shall be implemented. These

recommendations may include but are not limited to:

 Avoidance of or setbacks from historic landslide deposits or areas susceptible to a potential for
landslides;
 The restriction of grading in areas with landslide hazards;
 Drainage improvements to ensure potential landslide areas do not become saturated; and
 Limitations on cut and fill slope gradients.

Plan Requirements and Timing. Preliminary geologic and geotechnical reports shall be submitted for
review and approval by Planning and Building prior to approval of grading permits. During grading, a
County geologist shall review and field-verify preliminary geologic and geotechnical reports. Final
geologic and geotechnical reports shall be submitted for review and approval by Planning and Building
prior to issuance of building permits. Grading and building plans shall be submitted for review and
approval by Planning and Building prior to issuance of grading and building permits. Monitoring. Building
inspectors shall site inspect during grading and prior to occupancy clearance to ensure compliance with
approved plans.

N-1(a) Construction Equipment. Stationary construction equipment that generates noise that exceeds 50 dB(A)
Leq at the boundaries of adjacent residential properties shall be baffled to reduce noise and vibration
levels. All construction equipment powered by internal combustion engines shall be properly muffled and
maintained. Unnecessary idling of internal combustion engines shall be prohibited. Whenever feasible,
electrical power shall be used to run air compressors and similar power tools.

Plan Requirements and Timing. An equipment area with appropriate acoustical shielding shall be
designated on building and grading plans. Equipment and shielding shall remain in the designated
location throughout construction activities. Monitoring. Planning and Building staff shall perform site
inspections to ensure compliance.

N-2(a) Supplemental Noise Study and Abatement for Affected Existing Residences. Prior to issuance of land use
permits for new residential subdivisions under the Community Plan, a supplemental noise study shall be
provided to Planning and Building that quantifies projected interior and exterior noise levels at outdoor
activity areas, accounting for construction type, distance from roadway, local topography, and shielding by
existing buildings, for affected existing sensitive land uses along SR 41. If the County’s 65 dB(A) exterior
noise standard or 45 dB(A) interior noise standard is determined to be exceeded due to project
development, applicants shall contribute their fair share toward a County-administered fund construction
of masonry sound walls to abate excessive exterior noise, and/or to enable existing residents to retrofit
their homes with noise-reducing building measures to abate excessive interior noise. Noise reduction may
be achieved through measures including, but not limited to:

D - 23
  Installation of doors with a minimum Sound Transmission Class (STC)6 rating of 50;
 Installation of commercially available windows with STC ratings of 32 or higher;
 Baffling of roof or attic vents; and/or
 masonry walls between roadways and affected outdoor activity areas.

Plan Requirements and Timing. Prior to issuance of land use permits, a noise study prepared by a
qualified professional shall be provided to Planning and Building to document post-project interior and
exterior noise levels at outdoor activity areas for existing sensitive receptors along SR 41. Future
applicants shall contribute their fair share toward a County-administered fund to enable existing residents
to retrofit their homes with noise-reducing building measures. If masonry walls are required, then long
expanses of walls or fences shall be interrupted with offsets and provided with accents to prevent
monotony. Landscape pockets and pedestrian access through walls should be provided. Monitoring.
Planning and Building staff shall review noise studies and the incorporation of noise attenuation measures
as necessary prior to issuance of a Building Permit. Building inspectors shall make site inspections to
assure implementation of approved plans.

N-2(b) Orientation of Outdoor Activity Areas. Prior to issuance of land use permits for new residential
development under the Community Plan, documentation shall be provided to Planning and Building that
shows that exterior noise levels at all outdoor activity areas for proposed new sensitive land uses along SR
41 and First Street do not exceed the County’s 65 dB(A) exterior noise standard for outdoor activity areas.
Outdoor activity areas include backyards and other areas where activities may occur. In order to achieve
this standard, outdoor activity areas at noise-sensitive land uses near affected roadways shall be oriented
away from the affecting roadway. Alternatively outdoor activity areas should have individual masonry walls
that block line-of-sight to the affecting roadway noise sources.

Plan Requirements and Timing. Prior to issuance of land use permits, a noise study prepared by a
qualified professional shall be provided to Planning and Building to document post-project exterior noise
levels at outdoor activity areas for sensitive receptors along SR 41 and First Street. Site design and building
orientation for future development projects shall be submitted to Planning and Building prior to issuance
of land use permits. Monitoring. Planning and Building staff shall review noise studies, site and building
design, and the incorporation of noise attenuation measures as necessary prior to issuance of a Building
Permit. Building inspectors shall make site inspections to assure implementation of approved plans.

N-2(c) Building Façade Improvements. Prior to issuance of land use permits, documentation shall be provided to
Planning and Building that shows that interior noise levels in proposed new residential units along SR 41
and First Street do not exceed 45 dB(A). Techniques to reduce noise levels by 25 dB(A) include
implementation of Uniform Building Code standards and the following:

 Installation of doors with a minimum Sound Transmission Class (STC)7 rating of 50;
 Installation of commercially available windows with STC ratings of 32 or higher;
 Within residences, location of bathrooms and kitchens toward the noise source, with bedrooms located
away from the noise source; Air conditioning or a mechanical ventilation system is installed so that
windows and doors may remain closed;
 Exterior walls consist of stucco or brick veneer. Wood siding with a ½” minimum thickness fiberboard
(“soundboard”) underlayer may also be used;
 Glass in both windows and doors should not exceed 20% of the floor area in a room.
 Windows and sliding glass doors are mounted in low air infiltration rate frames (0.5 cfm or less, per
ANSI specifications);
 Placement of windows and balconies away from roadways; and,
 Roof or attic vents shall be baffled.

Plan Requirements and Timing. Prior to issuance of land use permits, a noise study prepared by a
qualified professional shall be provided to Planning and Building to document post-project interior noise
levels at sensitive receptors along SR 41 and First Street. Noise mitigation elements of the future
development projects shall be submitted to Planning and Building prior to issuance of land use permits to
determine whether all applicable noise mitigation measures have been incorporated. Future applicants
shall offer to install necessary noise-related improvements at off-site receptors. Monitoring. Planning
and Building staff shall review the incorporation of noise attenuation measures prior to issuance of a
Building Permit. Building inspectors shall make site inspections to assure implementation of approved
plans.

N-2(d) Truck Delivery Limitations. Truck deliveries to commercial uses on mixed use development sites shall be
limited to between the hours of 8:00 a.m. and 6:00 p.m. on weekdays and Saturdays. Delivery areas shall
be oriented away from sensitive uses to the extent feasible. No deliveries shall occur on Sundays.

6
A single-number rating system for determining the amount of noise reduction provided by a window, door or other building component. The higher the STC rating, the more efficient
the component will be in reducing noise. Windows and doors having a minimum STC rating are sometimes required to ensure that a building facade will achieve a minimum Noise
Level Reduction (NLR). STC ratings may not be subtracted from exterior noise exposure values to determine interior noise exposure values.
7
A single-number rating system for determining the amount of noise reduction provided by a window, door or other building component. The higher the STC rating, the more efficient
the component will be in reducing noise. Windows and doors having a minimum STC rating are sometimes required to ensure that a building facade will achieve a minimum Noise
Level Reduction (NLR). STC ratings may not be subtracted from exterior noise exposure values to determine interior noise exposure values.

D - 24
 Plan Requirements and Timing. Signs stating these restrictions shall be provided by future developers and
posted on-site. Monitoring. Planning and Building staff shall spot check and respond to complaints.

N-2(e) Common Wall Insulation. Pursuant to County Building and Construction Ordinance requirements, common
walls between horizontal (side-by-side) and vertical (stacked) mixed use commercial/residential
development shall be noise-insulated to provide attenuation of indoor noise levels.

Plan Requirements and Timing. Future applicants for mixed use development shall incorporate the listed
provision into development plans. Monitoring. Planning and Building shall conduct a site inspection to
ensure development is in accordance with approved plans prior to occupancy clearance.

N-2(f) Sound Barriers for External Equipment. External noise-generating equipment associated with commercial
uses (e.g., HVAC units, etc.) that are located in mixed use developments and/or adjacent to residential
uses shall be shielded or enclosed with solid sound barriers.

Plan Requirements and Timing. Future applicants for mixed use development shall incorporate the listed
provision into development plans. Monitoring. Planning and Building shall conduct a site inspection to
ensure development is in accordance with approved plans prior to occupancy clearance.

S-1(a) Soil and Groundwater Assessment. Prior to construction in areas historically used for agriculture, a soil
and groundwater assessment shall be completed by a registered soils engineer or soils remediation
specialist to determine the presence or absence of regulated contaminants. If soil or groundwater
sampling indicates the presence of any contaminant in quantities not in compliance with applicable laws,
the Regional Water Quality Control Board (RWQCB) and Department of Toxic Substances Control (DTSC)
shall be contacted by future project applicants to determine any necessary remediation efforts. Soils
and/or groundwater shall be remediated in compliance with applicable laws. Site assessments that result
in the need for soil excavation are recommended to include: an assessment of air resource impacts and
health impacts associated with excavation activities; transportation impacts from the removal or
remediation activities; and risk of upset management practices shall be employed if an accident occurs on
or off the site. A copy of applicable remediation certification from RWQCB and/or DTSC, or written
confirmation that a certification is not recommended shall be submitted to the San Luis Obispo County
Planning and Building Department prior to issuance of a building permit.

Plan Requirements and Timing. The results of preliminary soil and groundwater tests shall be submitted
for review by Planning and Building prior to approval of any future building permits. Monitoring. Building
inspectors shall site inspect during grading and during remediation efforts, as applicable, to ensure
compliance with the recommended measures.

S-1(b) Groundwater Testing. In the event that groundwater is encountered during grading or construction, all
grading or construction work in the vicinity of the groundwater shall be halted and the groundwater shall
be tested for Total Petroleum Hydrocarbons (TPH) and Volatile Organic Compounds (VOCs), and be
screened for common agricultural groundwater pollutants using EPA testing methods. If one or more
pollutants are found in unsafe concentrations, the water shall be treated to a concentration below RWQCB
standards by a County approved registered environmental assessor or environmental engineer in
consultation with RWQCB before the water can be released into the watershed. Such testing can occur in
advance of grading activities to preclude the possibility of watershed contamination.

Plan Requirements and Timing. During construction, a qualified specialist shall review and field-verify the
results of the recommended testing of any groundwater, should it be encountered during construction
activities. Monitoring. Building inspectors shall site inspect during grading and during remediation
efforts, as applicable, to ensure compliance with the recommended measures.

S-2(a) Underground Service Alert. Prior to construction, Underground Service Alert (i.e., USA North) shall be
contacted at 811 in order to determine the location of underground pipelines relative to construction
activities to ensure pipelines are not damaged or ruptured during construction. If during
construction/grading activities the contractor discovers an unknown waste or debris which is believed to
involve hazardous waste and/or materials, the contractor shall immediately stop work in the vicinity of the
suspected contaminant, remove workers and the public from the area, and contact the County Planning
and Building Department. If hazardous materials (including contaminated soil or groundwater) are
uncovered during construction activities, the County and/or the project contractor and authorized agents
thereof shall take appropriate measures to assure worker safety and provide for assessment and
remediation in accordance with local, state, and federal regulations.

Plan Requirements and Timing. Future developers shall contact USA North prior to construction activities.
Monitoring. Planning and Building shall confirm USA North was contacted and that construction activities
would not interfere with existing underground pipelines.

T-1(a) Development Funding Mechanism for Traffic Improvements Within the Plan Area. As part of the
Community Plan Update, a funding mechanism shall be established to construct and implement necessary
improvements identified in mitigation measures T-1(c) through T-1(e). The funding mechanism shall
consist of either an area-wide fee where applicants for future development will be required to pay impact

D - 25
 fees or a requirement that future applicants “front” the cost of the improvements and be reimbursed as
land uses are developed.

Plan Requirements and Timing. Future project applicants shall pay for the development of a detailed
funding plan to address construction and implementation of the recommended Community Plan Update
mitigation measures. Monitoring. Prior to issuance of land use permits, Planning and Building will review
the funding plan and ensure completion of the reimbursement agreement.

T-1(b) Development Funding Mechanism for Traffic Improvements Outside the Plan Area. A funding mechanism
shall be established to construct and implement necessary off-site improvements located within the City of
Paso Robles identified in the February 2010 Wood Rogers Transportation Impact Study (i.e., widening of SR
46 and improvements to the SR 46/ US 101 interchange). Regional projects that shall contribute their fair
share of fees are those which would utilize SR 46 as their primary access to urban services. The fee
mechanism would be developed by the County. The funding mechanism shall consist of either an area-
wide fee where projects that are located within the Study Area will be required to pay impact fees that
would be provided to the City of Paso Robles or a requirement that applicants for future applicants “front”
the cost of the off-site improvements and be reimbursed as land uses are developed. A preliminary fair-
share estimate for the planned future SR 46 East grade-separated interchanges at Jardine Road, Union
Road, and Golden Hill Road is included in Table 1 of Appendix F, Transportation Impact Study.

Plan Requirements and Timing. Future project applicants shall pay for the development of a detailed
funding plan to address construction and implementation of the recommended off-site improvements
within the City of Paso Robles. Monitoring. Prior to issuance of land use permits, Planning and Building
will review the funding plan and ensure completion of the reimbursement agreement.

T-1(c) West Centre Street-McMillan Canyon Road and SR 46 East Community Plan Improvements. Future
applicants for development under the Community Plan Update shall pay fair share fees to construct a
grade-separated interchange at the intersection of West Centre Street-McMillan Canyon Road and SR 46
East. As an alternative, future applicants shall provide for:

 A traffic signal;
 Intersection modifications, including dual northbound left-turn lanes, a single northbound shared
through-right lane, and a dedicated southbound left-turn; and
 A dedicated right-of-way footprint to allow for construction of a future grade-separated
interchange at West Centre Street-McMillan Canyon Road and SR 46 East.

As these improvements would occur within Caltrans jurisdiction, an encroachment permit from Caltrans
would be required if the cost of the improvements is less than three million dollars. A Project Study Report
(PSR) and encroachment permit from Caltrans would be required if the cost of the improvements exceeds
three million dollars.

Plan Requirements and Timing. Prior to issuance of land use permits, future applicants shall contribute fair
share fees to a funding mechanism established for the preparation of applicable studies and
implementation of recommended improvements. Monitoring. Caltrans and the County of San Luis Obispo
shall site inspect to ensure installation of improvements prior to occupancy clearance.

T-1(d) East Centre Street (SR 41) and SR 46 East Community Plan Improvements. Future applicants for
development under the Community Plan Update shall pay fair share fees to construct a grade-separated
interchange at the intersection of East Centre Street (SR 41) and SR 46 East. As an alternative, future
applicants shall provide for:

 A traffic signal;
 A northbound right-turn lane (overlap right-turn phase); and
 A dedicated right-of-way footprint to allow for construction of a future grade-separated
interchange at East Centre Street and SR 46 East.

As these improvements would occur within Caltrans jurisdiction, an encroachment permit from Caltrans
would be required if the cost of the improvements is less than three million dollars. A PSR and
encroachment permit from Caltrans would be required if the cost of the improvements exceeds three
million dollars.

Plan Requirements and Timing. Prior to issuance of land use permits, future applicants shall contribute fair
share fees to a funding mechanism established for the preparation of applicable studies and
implementation of recommended improvements. Monitoring. Caltrans and the County of San Luis Obispo
shall site inspect to ensure installation of improvements prior to occupancy clearance.

T-1(e) Centre Street Two-Way Left-Turn Lane. Future applicants for development under the Community Plan
Update shall pay fair share fees into a funding mechanism established to widen the two-lane arterial
segment of Centre Street from First Street through Toby Way, including both of these streets intersections
with Centre Street, to provide a continuous two-way-left-turn median lane (TWLTL) in order to provide for
adequate turn-lane movements/ storage at key intersections and mid-block locations. This improvement

D - 26
 shall include southbound left-turn channelization on First Street approach to Centre Street. Addition of a
TWLTL for this segment mitigates the need for signals at First Street and Toby Way.

As these improvements would occur within Caltrans jurisdiction, an encroachment permit from Caltrans
would be required if the cost of the improvements is less than three million dollars. A PSR and
encroachment permit from Caltrans would be required if the cost of the improvements exceeds three
million dollars.

Plan Requirements and Timing. Prior to issuance of land use permits, future applicants shall contribute fair
share fees to a funding mechanism established for the preparation of applicable studies and
implementation of recommended improvements. Monitoring. Caltrans and the County of San Luis Obispo
shall site inspect to ensure installation of improvements prior to occupancy clearance.

T-1(f) West Centre Street-McMillan Canyon Road and SR 46 East San Juan Village (Fallingstar Phase I) Project
Improvements. The applicant shall provide the following intersection improvements at West Centre Street-
McMillan Canyon Road and SR 46 East:

 A northbound acceleration and merge lane from West Centre Street to westbound SR 46;
 A dedicated northbound left and combination through-right turn lanes (on West Centre Street); and
 Ensure that the second westbound SR 46 through lane, as planned in the SR 46 Corridor
improvement project, is provided by year 2015 at this intersection.

As these improvements would occur within Caltrans jurisdiction, an encroachment permit from Caltrans
would be required if the cost of the improvements is less than three million dollars. A PSR and associated
approval from Caltrans would be required if the cost of the improvements exceeds three million dollars.

Plan Requirements and Timing. Improvements shall be installed prior to occupancy clearance. The
applicant shall construct and implement the improvements under a Caltrans encroachment permit or PSR.
Monitoring. Caltrans and the County of San Luis Obispo shall site inspect to ensure installation of
improvements prior to occupancy clearance.

T-1(g) East Centre Street and SR 46 East San Juan Village (Fallingstar Phase I) Project Improvements. The
applicant shall provide the following intersection improvements at East Centre Street and SR 46:

 A north-to-west acceleration and merge lane;

 A dedicated north-to-west left-turn lane; and
 Ensure that the second westbound SR 46 through lane, as planned in the SR 46 Corridor
improvement project, is provided by year 2015 at this intersection.

As these improvements would occur within Caltrans jurisdiction, an encroachment permit from Caltrans
would be required if the cost of the improvements is less than three million dollars. A PSR and associated
approval from Caltrans would be required if the cost of the improvements exceeds three million dollars.

Plan Requirements and Timing. Improvements shall be installed prior to occupancy clearance. The
applicant shall construct and implement the improvements under a Caltrans encroachment permit or PSR.
Monitoring. Caltrans and the County of San Luis Obispo shall site inspect to ensure installation of
improvements prior to occupancy clearance.

T-4(a) Public Transit Service Improvements. Future applicants shall coordinate with San Luis Obispo Regional
Transit Authority (RTA) and San Luis Obispo Regional Rideshare to implement the following improvements
to existing public transit services:

 Expand the existing Dial A Ride program to provide afternoon/evening and weekend transportation
on a regular schedule in consultation with San Luis Obispo Regional Transit Authority (RTA);
 At sites determined in consultation with RTA, provide improved public transit amenities (i.e.,
covered transit turnouts, direct pedestrian access, covered bench, smart signage, route information
displays, lighting etc.);
 At sites determined in consultation with RTA, provide a display case or kiosk displaying
transportation information in a prominent area accessible to employees and residents; and
 Commercial uses with more than five employees shall implement a Transportation Choice Program
to reduce employee commute trips in consultation with San Luis Obispo Regional Rideshare.
Information and support for carpools and vanpools shall be provided, and the formation of a
telecommuting center shall be considered.
 Construct a Park & Ride lot in the Community Plan Study Area. The site shall be located in an area
with existing pavement or other site disturbance.

Plan Requirements and Timing. The recommended public transit improvements shall be implemented
and/or constructed prior to issuance of occupancy clearance. Monitoring. Prior to issuance of occupancy
permits, Planning and Building shall review the public transit improvements and ensure compliance.

D - 27
W-1(a) Importation of State Water Project. The County has contract rights to request a portion of the State Water
Project water each year, in accordance with a long term water service contract with the Department of
Water Resources. Future applicants shall fund the County’s pursuit of this State Water Project allocation to
offset impacts to groundwater resources.

Plan Requirements and Timing. The County shall attain their State Water Project allocation from the
Department of Water Resources and water from their allocation shall be available to the Community Plan
area. Monitoring. The County shall monitor water demand as development under the Community Plan
occurs to anticipate the timing for attaining the 100 AFY State Water Project allocation.

D - 28
W-1(b) Retrofit Program for Existing Development. Future applicants shall fund the County’s development and
implementation of a toilet retrofit program to replace existing high flow toilets (5.5 gallons per flush) with
low flow toilets (1.6 gallons per flush) in existing residential and commercial structures. It is assumed that
approximately two-thirds of the existing 373 residential units within the Study Area have high flow toilets
and that up to 70% of those toilets could be converted to low flow toilets (assumptions based on Santa
Barbara County Resource Management Department, Groundwater Thresholds Manual, 1992). The annual
savings per person is approximately 5,696 gallons. Return flow are estimated to be 31%. Therefore, this
program could save up to approximately 8 AFY. Additionally, existing commercial uses would further
reduce water demand if they participated in the program; however, data is not available to estimate the
amount water savings for these uses.

Plan Requirements and Timing. The County shall oversee the toilet retrofit implementation program prior
to issuance of grading permits for the first project pursuant to the Community Plan Update. Monitoring.
Planning and Building shall implement the retrofit program through the construction permit process.

W-1(c) Water Conservation Measures. New residential and commercial development within the Community Plan
area shall implement the following water conservation measures.

 Installation of low flow or dual flush toilets;

 Installation of low flow shower heads and water faucets;
 Installation of energy efficient appliances;
 Drip irrigation or micro-sprayers on appropriate landscaped areas;
 Use of devices such as soil monitors and rain shutoff devices for all automatic irrigation systems;
 Use of mulch in non-turf areas;
 Use of permeable hardscape to the extent feasible; and,
 Use of soil amendments to increase soil moisture holding capacity of soil.
 Use of native low water using landscaping.

Plan Requirements and Timing. Future applicants shall demonstrate to Planning and Building successful
implementation of all applicable water conservation measures prior to final building inspection.
Monitoring. Planning and Building shall review planning application materials to ensure that all applicable
water conservation measures have been implemented.

W-2(a) Water Master Plan Update. The CSA 16 Water Master Plan shall be updated to include the proposed
Shandon Community Plan Update and corresponding expansion of the CSA 16 service boundary. The
update should be guided by the County Public Works Department and be funded by future developers in
proportion to the increase their development will have on the area covered by the CSA 16 Water Master
Plan. Additional funding to prepare the Master Plan Update would come from source identified in the
Public Facilities Financing Plan for the Shandon Community Plan Update. The Master Plan Update will serve
both the existing community and new development and should accomplish, at a minimum, the following:

1) Provide project-specific evaluations of velocities and pressure throughout the system at various
demand scenarios.
2) Provide project-specific hydraulic modeling and fire flow analyses to evaluate impacts to operating
pressures and fire flow availability in the existing and proposed water sys tem and determine what,
if any, water system upgrades are recommended for each project.
3) Provide design criteria and standards for various components of the water system, including pipe
sizing, well capacities, fire flow requirements, pipe velocities and pressures.
4) Provide phasing recommendations for upgrades to the water system.

Plan Requirements and Timing. The Water Master Plan Update is to be completed prior to approval of
development plans. Monitoring. Development plans shall be submitted to the County for approval.
Compliance with the recommendations provided by the Master Plan Update should be reviewed for the
water system components.

W-3(a) Wastewater Disposal and Storage Capacity. The proposed WWTF storage and disposal facilities shall be
designed to allow phasing to eventually accommodate full buildout of the Community Plan Update.

Plan Requirements and Timing. The proposed WWTF shall be designed to allow phasing to eventually
accommodate full buildout of the Community Plan prior to issuance of construction permits for
development pursuant to the Community Plan Update. Monitoring. Development plans for the WWTF shall
be submitted to Planning and Building and Public Works for approval.

W-3(b) Septic Tank and Leachfield Site Plan. Future applicants for development on the northwest commercial
parcel shall develop and submit a septic tank and leachfield site plan, as well as percolation tests and
borings in accordance with County leachfield design/construction requirements. The applicant shall
demonstrate sufficient leachfield percolation for proposed uses, in accordance with County standards.

Plan Requirements and Timing. Future applicants for development on the northwest commercial parcel
shall submit a septic tank and leachfield site plan to Planning and Building with Development Permit
Application. Monitoring. County Environmental Health and Building Department staff shall review plans
prior to issuance of a development permit.

D - 29
 Appendix E
Wood Rodgers Inc. Technical Memorandum, Shandon Community Plan Update, Draft Transportation
Impact Fee Program

E-1
 Technical
Memorandum
To: San Luis Obispo County – Jay Johnson
cc: Rincon Consultants – Richard Daulton
From: Wood Rodgers, Inc. – Ravi Narayanan, P.E., T.E., Nawid Nessar, P.E.
Date: December 23, 2010
File: J:\Jobs\8403-ShandonCP\001-TS\Traffic\Memos\8403-ShandonCP_TIFPMemo_20101223.doc

Job No.: 8403.001

RE: Shandon Community Plan Update – Draft Transportation Impact Fee (TIF) Program

INTRODUCTION & BACKGROUND

The Shandon Community Plan Update EIR Transportation Impact Study (TIS, Wood Rodgers, dated
February 2010) identified a list of transportation improvements necessary to accommodate travel
demands and traffic operations associated with the full build-out of the “preferred” land use
alternative of the Shandon Community Plan (Shandon CP). From the TIS and through subsequent
discussions with County staff, a preliminary list of eighteen (18) roadway and intersection
improvement projects and two (2) interchange improvement projects were identified for potential
inclusion in a Transportation Impact Fee program (or another type of financing program) to help fund
and construct Shandon CP transportation improvements needed to support full buildout of the
community. A technical memorandum (Wood Rodgers, dated April 16, 2010) containing Draft
Transportation Improvement Cost Estimates as well as anticipated timing/schedule for those program
improvements was prepared, and submitted to County staff. Upon County Planning staff’s
conceptual approval of those preliminary cost estimates, a technical memorandum entitled Shandon
Community Plan Update – Draft Transportation Impact Fee (TIF) Program (Wood Rodgers, dated
August 20, 2010) was prepared to document a preliminary allocation of improvement costs to
Shandon CP area benefit districts and identify draft recommendations for a TIF rate schedule. As
part of their review of the larger Shandon CP Public Facilities Financing Plan (PFFP) document that
was prepared independently, San Luis Obispo County Planning and Public Works staff reviewed the
August 2010 TIFP memo and forwarded comments as well as an updated (reduced) land use plan for
Shandon CP (per e-mail to Wood Rodgers, dated November 9, 2010). This technical memorandum
represents a comprehensive update to the August 2010 TIFP memo that incorporates updated year
2035 traffic demand modeling for the updated Shandon CP as well as addressing review comments
received from County staff on the earlier draft TIFP memo submittal.
A summary of the most currently updated TIF rate schedule is presented in Appendix Exhibit A.

TRANSPORTATION IMPACT FEE PROGRAM

Fee Structure:
The Shandon CP Transportation Impact Fee (TIF) program is envisioned for adoption under one of
the following four potential timing structures or alternative scenarios:
• Scenario 1 – A 25-year TIF program funded from current year (2010) through year 2035 that
does not include any interchange improvements. Note that this program considers the “reduced
land use plan” description forwarded by the County in November 2010.
• Scenario 2 – A 25-year TIF program funded from current year (2010) through year 2035 that
includes one interchange only (at SR 46/West Centre Street-McMillan Canon Road). Note that
3301 C Street, Bldg-100-B Ÿ Sacramento, California 95816 Ÿ Tel: 916.341.7760 Ÿ Fax: 916.341.7767
www.woodrodgers.com
 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

this program considers the “reduced land use plan” description forwarded by the County in
November 2010.
• Scenario 3 – A 40-year TIF program funded from current year (2010) through year 2050 that
includes one interchange only (at SR 46/West Centre Street-McMillan Canon Road). Note that
this program considers the Shandon CP “preferred” land use plan (as described in the EIR TIS).
• Scenario 4 – A 40-year TIF program funded from current year (2010) through year 2050 that
includes two interchanges (one at SR 46/West Centre Street-McMillan Canon Road, and the
other at SR 46/East Centre Street). Note that this program considers the Shandon CP “preferred”
land use plan (as described in the EIR TIS).
The CP buildout scenario evaluated in the Shandon Community Plan Update EIR TIS (Wood
Rodgers, dated February 2010) focused on the “preferred” CP land use alternative. The preferred CP
Alternative envisioned a buildout population of 8,125 (2,220 residential dwelling units) and
approximately 1,387 KSF of non-residential (retail, industrial, and office space) floor space. The
“preferred” CP alternative, based on discussions with County staff at this time, is envisioned to
buildout no sooner than year 2050, and is therefore regarded as the basis for a 40-year TIF
(or “ultimate” fee) program.
A traffic analysis memorandum (Wood Rodgers, dated April 20, 2010) was prepared in support of
CEQA Alternatives Analysis for the Shandon CP that evaluated a “Compact Development”
Alternative (among multiple project alternatives). The Compact Development Alternative
(Alternative 6.3 evaluated in the April 20, 2010 memorandum) was envisioned to consist of a
population of 5,260 (1,437 residential dwelling units) and 899 KSF of non-residential (retail,
industrial, and office space) floor space, and was the basis for the year 2035 TIFP included in the
August 2010 TIFP memo. Based on November 2010 e-mail direction with County Staff, a further
reduced version of the Compact Development alternative that consists of a population of 5,260
(1,437 residential dwelling units) and 317 KSF of non-residential (retail, industrial, and office space)
use is now regarded as the basis for the updated Year 2035 TIF program presented in this
memorandum.
Note that from an overall land use growth/absorption standpoint this TIF evaluation regards the 25-
year TIF program as an approximate “interim” phase of the ultimate 40-year TIF program.

Benefit Districts and Potential Funding Sources:

This TIF program identifies all potential funding sources that could be considered, including (but not
limited to) – Local development impact fees (from Shandon CP TIF program), and Regional funding
sources (from Countywide/SLOCOG, State, and Federal programs). The following “Benefit
Districts” are defined in this TIF.
• Existing Local Development within Shandon CP: This district is considered exempt from new
traffic impact fees. Impacts and benefits attributed to this district may need to be collected
through pre-existing fee programs, County sales tax (or other ballot) measures, SLOCOG’s RTP
funding program, and/or State/Federal grants.
• Existing Regional Development outside Shandon CP: This district is also considered exempt
from new traffic impact fees. Impacts and benefits attributed to this district may need to be
collected through pre-existing fee programs, County sales tax (or other ballot) measures,
SLOCOG’s RTP funding program, and/or State/Federal grants.
• Fallingstar Phase I Development: This new development district is included in the Shandon CP
TIF program. Note that this development may also be subject to regional impact fees outside of
the Shandon CP TIF program.

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 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

• Halpin (Fallingstar Phase II) Development: This new development district is included in the
Shandon CP TIF program. Note that this development may also be subject to regional impact fees
outside of the Shandon CP TIF program.
• Peck Ranch Development: This new development district is included in the Shandon CP TIF
program. Note that this development may also be subject to regional impact fees outside of the
Shandon CP TIF program.
• Other New Local Development within Shandon CP: This new development district is included in
the Shandon CP TIF program. Note that this development may also be subject to regional impact
fees outside of the Shandon CP TIF program.
• New Regional Development outside Shandon CP: This district is excluded from the Shandon CP
TIF program, but would be subject to pre-existing and/or new regional/local transportation fee
programs adopted elsewhere within the County or other cities or regions.

Cost Estimates and Improvements Prioritization:

The preliminary Transportation Improvement Cost Estimates Summary as well as individual
improvement cost estimate opinions (as included in the August 2010 TFP memo) were
comprehensively revised per County comments, updated and expanded to include an updated
allocation of improvement costs by facility and by benefit zone. The anticipated timing milestone
(i.e. prioritization schedule) of the TIF improvements was also further refined and adjusted based on
recommendations contained in the EIR TIS, and results from subsequent 2035 Shandon traffic model
runs completed specifically for purposes of this TIF Update. Specifically, “Year 2050 plus CP
Preferred Alternative Buildout” and “Year 2035 plus Reduced Compact Alternative Buildout (per
plan as defined in Nov.2010)” conditions traffic model runs were completed as part of this TIF
Update. Cost Estimates and Allocation Summaries included in this TIF memo are;
• Appendix Exhibit B-1 illustrates Scenario 1 (Year 2035 with no interchange) and Scenario 2
(Year 2035 with one interchange at SR 46/West Centre Street-McMillan Canyon Road)
Transportation Improvement Cost Estimates Summary allocations.
• Appendix Exhibit B-2 illustrates Scenario 1 and Scenario 2 Transportation Improvement Cost
Estimates Summary Percentage allocations.
• Appendix Exhibit B-3 illustrates Scenario 3 (Year 2050 with one interchange at SR 46/West
Centre Street-McMillan Canyon Road) and Scenario 4 (Year 2035 with two interchanges - one at
SR 46/West Centre Street-McMillan Canyon Road and one at SR 46/East Centre Street)
Transportation Improvement Cost Estimates Summary allocations.
• Appendix Exhibit B-4 illustrates Scenario 3 and Scenario 4 Transportation Improvement Cost
Estimates Summary Percentage allocations.

Nexus Analysis:
The TIF program improvements are broadly categorized into “existing deficiency” and “future
improvements” based on results contained in the Shandon CP EIR TIS, and subsequent modeling
runs. Consistent with AB-1600 nexus evaluation requirements, this TIF program is based on a
“reasonable relationship” and “rough proportionality” between transportation impact fees (i.e. costs)
assessed on new development and improvements (i.e. benefits) attributed to such development. The
nexus relationships were determined by using the updated Shandon CP traffic model(s) to complete
“select zone” and “select link” model runs to help determine the proportion of traffic attributable to
new development by “benefit district”, by improvement item and by timing/priority. The nexus
determinations thus developed were then used as inputs to derive allocation of improvement costs by
benefit districts.

WR# 8403.001 December 2010 Page 3

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Based on the results from the model select-link and select-zone analyses, Appendix Exhibit C
summarizes traffic demands and percentage proportional distribution to improvement facilities by
benefit district, under both Year 2035 and Year 2050 conditions.

Fee Allocation and Fee Rate Schedules:

The transportation improvement costs (shown in Appendix Exhibit B) allocated by “benefit zone”
were further simplified and prorated to provide estimates of “fee per unit” (as well as “fee per trip”)
by land use type contained in each benefit district. Such fee allocation over multiple benefit districts
is sometimes referred to as a “multi-tiered” fee structure. Per County request, due to the relatively
small size of the Shandon CP, a “single-tier” fee structure was also developed, that proposes a “flat”
fee rate for all new development within the Shandon CP (“fee per unit” as well as “fee per trip”) by
land use type regardless of location.
Appendix Exhibit D-1, D-2, D-3 and D-4 illustrate Scenario 1, 2, 3 and 4 allocation of improvement
costs, respectively, on a “per unit” and “per trip” basis by future-year land use types and by benefit
districts. The planning-level cost estimate calculation worksheets for individual improvement items
are included in Appendix Exhibit E.
Appendix Exhibit F illustrates the updated “Cumulative Base (Year 2035) plus Project” land use,
model plot, intersection traffic volumes, intersection and roadway LOS analysis. The word “Project”
as referred in the updated “Cumulative Base (Year 2035) plus Project” traffic analysis refers to the
development of the Shandon CP Reduced Compact land use plan, as forwarded by County Staff in
November 2010
The updated 25-year and 40-year Transportation Impact Fee rate schedules by land use type and
benefit district, are summarized in Appendix Exhibit A.

WR# 8403.001 December 2010 Page 4

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Appendix Exhibit A

Table 1. Scenario 1: 25-Year (Year 2035) Transportation Impact Fee Rate

Schedule with No I/C
Use Type
Shandon CP Fee per Fee per Fee per KSF (Non-Residential Use)
Benefit District Trip Residential Retail 2
Dwelling Unit
1 Office Industrial
Commercial
Fallingstar I $891 $8,178 $60,575 $9,808 $6,200
Halpin (Fallingstar II) $853 $10,144 - $9,430 $5,961
Peck Ranch $455 $4,935 $30,995 $5,018 $3,172
Other $444 $5,521 $30,243 $5,329 $3,095
All New SC Development $616 $5,981 $37,340 $6,220 $4,687
Note: This TIF schedule assumes Year 2035 buildout of Shandon CP Reduced Compact land use plan (as forwarded by County on
November 9, 2010.)
1
Single Family, Multi Family, Mobile Homes, and Schools are included as part of Residential land use
2
Public land use is included as part of Office land use
All fee rates are based on year 2010 dollars.

Table 2. Scenario 2: 25-Year (Year 2035) Transportation Impact Fee Rate

Schedule with One I/C at SR 46/McMillan Canyon Rd/W Centre St
Use Type
Shandon CP Fee per Fee per Fee per KSF (Non-Residential Use)
Benefit District Trip Residential Retail 2
Dwelling Unit
1 Office Industrial
Commercial
Fallingstar I $1,188 $10,927 $80,763 $13,076 $8,266
Halpin (Fallingstar II) $1,094 $13,085 - $12,099 $7,648
Peck Ranch $831 $8,559 $56,553 $9,157 $5,788
Other $836 $9,884 $56,877 $10,023 $5,821
All New SC Development $964 $9,007 $61,995 $10,064 $6,853
Note: This TIF schedule assumes Year 2035 buildout of Shandon CP Reduced Compact land use plan (as forwarded by County on
November 9, 2010.)
1
Single Family, Multi Family, Mobile Homes, and Schools are included as part of Residential land use
2
Public land use is included as part of Office land use
All fee rates are based on year 2010 dollars.

WR# 8403.001 December 2010

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Table 3. Scenario 3: 40-Year (Year 2050) Transportation Impact Fee Rate

Schedule with One I/C, SR 46/McMillan Canyon Rd-W Centre St
Use Type
Shandon CP Fee per Fee per Fee per KSF (Non-Residential Use)
Benefit District Trip Residential Retail 2
Dwelling Unit
1 Office Industrial
Commercial
Fallingstar I $420 $3,738 $28,591 $4,629 $2,926
Halpin (Fallingstar II) $340 $3,588 - $3,745 $2,368
Peck Ranch $452 $3,629 $30,734 $4,976 $3,146
Other $336 $3,307 $22,836 $3,748 $2,337
All New SC Development $413 $2,789 $28,655 $4,802 $2,775
Note: This TIF schedule assumes Year 2050 buildout of Shandon CP Preferred Alternative (as defined in the EIR TIS, dated
Feb 2010).
1
Single Family, Multi Family, Mobile Homes, and Schools are included as part of Residential land use
2
Public land use is included as part of Office land use
All fee rates are based on year 2010 dollars.

Table 4. Scenario 4: 40-Year (Year 2050) Transportation Impact Fee

Rate Schedule with Two I/C
Use Type
Shandon CP Fee per Fee per Fee per KSF (Non-Residential Use)
Benefit District Trip Residential Retail 2
Dwelling Unit
1 Office Industrial
Commercial
Fallingstar I $531 $4,714 $36,132 $5,850 $3,698
Halpin (Fallingstar II) $443 $4,653 - $4,881 $3,086
Peck Ranch $520 $4,199 $35,329 $5,720 $3,616
Other $566 $5,423 $38,474 $6,315 $3,938
All New SC Development $527 $3,705 $36,151 $5,748 $3,454
Note: This TIF schedule assumes Year 2050 buildout of Shandon CP Preferred Alternative (as defined in the EIR TIS, dated
Feb 2010).
1
Single Family, Multi Family, Mobile Homes, and Schools are included as part of Residential land use
2
Public land use is included as part of Office land use
All fee rates are based on year 2010 dollars.

WR# 8403.001 December 2010

 EXHIBIT B-1
SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS COST ESTIMATES AND 25-YEAR PLAN (YEAR 2035) COST ALLOCATION SUMMARY
SCENARIO 1 AND 2

Outside Shandon Community Plan Within Shandon Community (SC) Plan Approximate
Total Existing/Baseline
Improvement Triggered Scenario Timing Included under
Improvement Existing SC Halpin Other SC Total New SC Community
Existing Regional Regional Growth Total Regional Fallingstar I Peck Ranch (by Development Stage) Milestone TIF Scenario
Cost Estimate Town (Fallingstar II) Developments Development Deficiency
(by Year)
West Centre/SR 46 Improvements
A-1 Construct a north-to-west acceleration lane $ 1,610,561 $ 826,395 $ 735,097 $ 1,561,492 $ 49,069 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 1 and 2
Year 2015 - 20 plus Fallingstar
A-2 Construct a north-to-west left-turn lane $ 106,714 $ 46,995 $ 41,803 $ 88,798 $ 2,790 $ 4,525 $ 289 $ 6,894 $ 3,418 $ 15,126 No 2015-20 1 and 2
Phase I
A-3 Construct a second westbound through lane $ 273,761 $ 140,470 $ 124,951 $ 265,421 $ 8,341 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 1 and 2
Year 2050 Base plus Shandon CP
A-4 Construct a grade-separated interchange (this is a State/Plan project) $ 16,945,500 $ 7,462,457 $ 6,638,017 $ 14,100,474 $ 443,101 $ 718,481 $ 45,897 $ 1,094,720 $ 542,827 $ 2,401,925 No 2050 2
Preferred Development Alt
A-5 Widen SR 46 (this is a State project) and $ 14,686,156 $ 7,535,617 $ 6,703,094 $ 14,238,711 $ 447,445 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 1 and 2
A-6 Install a traffic signal $ 320,000 $ 164,195 $ 146,055 $ 310,250 $ 9,749 $ - $ - $ - $ - $ - Yes Year 2035 Base 2035 B 1 and 2
Intersection modifications (dual northbound left-turns, a single shared Year 2035 Base plus Shandon CP
A-7 $ 471,438 $ 207,612 $ 184,675 $ 392,287 $ 12,327 $ 19,989 $ 1,277 $ 30,456 $ 15,102 $ 66,824 No 2035+P 1 and 2
northbound/right turn lane, and southbound left turn) Nov 9, 2010 Dvlpmnt Alt
Right-of-way acquisition for a future grade-separated interchange (As
A-8 $ 5,000,000 $ - $ - $ - $ - $ 1,495,636 $ 95,541 $ 2,278,839 $ 1,129,983 $ 5,000,000 No Year 2035 Base1 2035 B 2
part of A-4)
East Centre/SR 46 Improvements
A-10 Construct a north to west acceleration lane, $ 665,484 $ 329,751 $ 277,478 $ 607,229 $ 7,526 $ 12,399 $ 820 $ 17,561 $ 19,949 $ 50,729 No Year 2015-20 plus Fallingstar I 2015-20 1 and 2
A-11 Construct a north to west left-turn lane $ 208,828 $ 103,475 $ 87,072 $ 190,547 $ 2,362 $ 3,891 $ 257 $ 5,511 $ 6,260 $ 15,919 No Year 2015-20 plus Fallingstar I 2015-20 1 and 2
A-12 Construct a second westbound through lane $ 758,317 $ 406,757 $ 342,277 $ 749,034 $ 9,284 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 1 and 2
Construct a grade-separated interchange (this is a State/Plan project) Year 2050 Base plus Shandon CP
A-13 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - No 2050 -
(Not included in 2035 TIF) Preferred Development Alt
A-14 Widen SR 46 (this is a State project) and (Same as A-5) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 1 and 2
Year 2035 Base plus Shandon CP
A-15 Install a traffic signal $ 240,000 $ 118,921 $ 100,070 $ 218,991 $ 2,714 $ 4,472 $ 296 $ 6,333 $ 7,194 $ 18,295 No 2035+P 1 and 2
Nov 9, 2010 Dvlpmnt Alt
Year 2035 Base plus Shandon CP
A-16 Construct a northbound right turn lane $ 401,766 $ 199,077 $ 167,519 $ 366,596 $ 4,544 $ 7,485 $ 495 $ 10,602 $ 12,044 $ 30,626 No 2035+P 1 and 2
Nov 9, 2010 Dvlpmnt Alt
Right-of-way acquisition for a future grade-separated interchange (As
A-17 $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - No Year 2035 Base1 2035 B -
part of A-13) (Not included in 2035 TIF)
Centre Street Improvements
Year 2035 Base plus Shandon CP
A-19 Construct a Two-way left turn lane between First Street and Toby Way $ 11,347,973 $ - $ - $ - $ - $ 5,821,426 $ 439,390 $ 3,481,920 $ 1,605,237 $ 11,347,973 No 2035+P 1 and 2
Nov 9, 2010 Dvlpmnt Alt
A-20 Construction of San Juan pedestrian bridge $ 1,512,000 $ - $ - $ - $ 225,394 $ 660,019 $ 49,817 $ 394,772 $ 181,998 $ 1,286,606 Yes Existing/Baseline2 2010 1 and 2
Shandon Hwy (SR 41)/West Centre Street Signalization and widening Year 2050 Base plus Shandon CP
A-21 $ 537,606 $ 48,642 $ 120,183 $ 168,825 $ 66,901 $ 109,257 $ 7,259 $ 137,096 $ 48,268 $ 301,880 No 2050 1 and 2
Improvement Preferred Development Alt
Scenario 1 (Year 2035 with no I/C) $ 33,140,604 $ 10,127,907 $ 9,030,274 $ 19,158,181 $ 848,446 $ 6,643,464 $ 499,900 $ 4,091,144 $ 1,899,470 $ 13,133,978
Scenario 2 (Year 2035 with one I/C, Items A-4 and A-8) $ 55,086,104 $ 17,590,364 $ 15,668,291 $ 33,258,655 $ 1,291,547 $ 8,857,580 $ 641,338 $ 7,464,704 $ 3,572,281 $ 20,535,903
Notes: 1Right-of-way acquisition costs are allocated to new Shandon CP Development only, per County.
2
This is an existing deficiency, but all Shandon Community benfit zones will utilize pedestrian bridge. As such, fee is allocated to all Shandon CP benfit zones.

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA 2035FinancingPlan
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT B-2
SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS COST ESTIMATES AND 25-YEAR PLAN (YEAR 2035) COST PERCENTAGE ALLOCATION SUMMARY
SCENARIO 1 AND 2

Outside Shandon Community Plan Within Shandon Community (SC) Plan

Halpin Other SC Total New SC

Existing Regional Regional Growth Total Regional Existing SC Town Fallingstar I Peck Ranch
(Fallingstar II) Developments Development

West Centre/SR 46 Improvements

A-1 Construct a north-to-west acceleration lane 51.3% 45.6% 97.0% 3.0% 0.0% 0.0% 0.0% 0.0% 0.0%

A-2 Construct a north-to-west left-turn lane 44.0% 39.2% 83.2% 2.6% 4.2% 0.3% 6.5% 3.2% 14.2%

A-3 Construct a second westbound through lane 51.3% 45.6% 97.0% 3.0% 0.0% 0.0% 0.0% 0.0% 0.0%

A-4 Construct a grade-separated interchange (this is a State/Plan project) 44.0% 39.2% 83.2% 2.6% 4.2% 0.3% 6.5% 3.2% 14.2%

A-5 Widen SR 46 (this is a State project) and 51.3% 45.6% 97.0% 3.0% 0.0% 0.0% 0.0% 0.0% 0.0%

A-6 Install a traffic signal 51.3% 45.6% 97.0% 3.0% 0.0% 0.0% 0.0% 0.0% 0.0%
Intersection modifications (dual northbound left-turns, a single shared
A-7 44.0% 39.2% 83.2% 2.6% 4.2% 0.3% 6.5% 3.2% 14.2%
northbound/right turn lane, and southbound left turn)
Right-of-way acquisition for a future grade-separated interchange (As
A-8 0.0% 0.0% 0.0% 0.0% 29.9% 1.9% 45.6% 22.6% 100.0%
part of A-4)
East Centre/SR 46 Improvements

A-10 Construct a north to west acceleration lane, 49.6% 41.7% 91.2% 1.1% 1.9% 0.1% 2.6% 3.0% 7.6%

A-11 Construct a north to west left-turn lane 49.6% 41.7% 91.2% 1.1% 1.9% 0.1% 2.6% 3.0% 7.6%

A-12 Construct a second westbound through lane 53.6% 45.1% 98.8% 1.2% 0.0% 0.0% 0.0% 0.0% 0.0%
Construct a grade-separated interchange (this is a State/Plan project)
A-13 - - - - - - - - -
(Not included in 2035 TIF)
A-14 Widen SR 46 (this is a State project) and (Same as A-5) - - - - - - - - -

A-15 Install a traffic signal 49.6% 41.7% 91.2% 1.1% 1.9% 0.1% 2.6% 3.0% 7.6%

A-16 Construct a northbound right turn lane 49.6% 41.7% 91.2% 1.1% 1.9% 0.1% 2.6% 3.0% 7.6%
Right-of-way acquisition for a future grade-separated interchange (As
A-17 - - - - - - - - -
part of A-13) (Not included in 2035 TIF)
Centre Street Improvements

A-19 Construct a Two-way left turn lane between First Street and Toby Way 0.0% 0.0% 0.0% 0.0% 51.3% 3.9% 30.7% 14.1% 100.0%

A-20 Construction of San Juan pedestrian bridge 0.0% 0.0% 0.0% 14.9% 43.7% 3.3% 26.1% 12.0% 85.1%
Shandon Hwy (SR 41)/West Centre Street Signalization and widening
A-21 9.0% 22.4% 31.4% 12.4% 20.3% 1.4% 25.5% 9.0% 56.2%
Improvement
Scenario 1 (Year 2035 with no I/C) 30.6% 27.2% 57.8% 2.6% 20.0% 1.5% 12.3% 5.7% 39.6%
Scenario 2 (Year 2035 with one I/C, Items A-4 and A-8) 31.9% 28.4% 60.4% 2.3% 16.1% 1.2% 13.6% 6.5% 37.3%
Notes: The above percentages were used in Exhibit B-1.

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA 2035FinancingPlan Prnt
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT B-3
SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS COST ESTIMATES AND 40-YEAR PLAN (YEAR 2050) COST ALLOCATION SUMMARY
SCENARIO 3 AND 4

Outside Shandon Community Plan Within Shandon Community (SC) Plan Approximate
Total Existing/Baseline
Improvement Triggered Scenario Timing Included under
Improvement Existing SC Halpin Other SC Total New SC Community
Existing Regional Regional Growth Total Regional Fallingstar I Peck Ranch (by Development Stage) Milestone TIF Scenario
Cost Estimate Town (Fallingstar II) Developments Development Deficiency
(by Year)
West Centre/SR 46 Improvements
A-1 Construct a north-to-west acceleration lane $ 1,610,561 $ 771,761 $ 795,787 $ 1,567,548 $ 43,012 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 3 and 4
Year 2015 - 20 plus Fallingstar
A-2 Construct a north-to-west left-turn lane $ 106,714 $ 33,550 $ 34,595 $ 68,145 $ 1,870 $ 3,587 $ 1,292 $ 25,516 $ 6,305 $ 36,700 No 2015-20 3 and 4
Phase I
A-3 Construct a second westbound through lane $ 273,761 $ 131,183 $ 135,267 $ 266,450 $ 7,311 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 3 and 4
Year 2050 Base plus Shandon CP
A-4 Construct a grade-separated interchange (this is a State/Plan project) $ 16,945,500 $ 5,327,578 $ 5,493,433 $ 10,821,011 $ 296,920 $ 569,569 $ 205,094 $ 4,051,710 $ 1,001,196 $ 5,827,569 No 2050 4
Preferred Development Alt
A-5 Widen SR 46 (this is a State project) and $ 14,686,156 $ 7,037,428 $ 7,256,513 $ 14,293,941 $ 392,215 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 3 and 4
A-6 Install a traffic signal $ 320,000 $ 153,340 $ 158,114 $ 311,454 $ 8,546 $ - $ - $ - $ - $ - Yes Year 2035 Base 2035 B 3 and 4
Intersection modifications (dual northbound left-turns, a single shared Year 2035 Base plus Shandon CP
A-7 $ 471,438 $ 148,218 $ 152,832 $ 301,050 $ 8,261 $ 15,846 $ 5,706 $ 112,722 $ 27,854 $ 162,128 No 2035+P 3 and 4
northbound/right turn lane, and southbound left turn) Nov 9, 2010 Dvlpmnt Alt
Right-of-way acquisition for a future grade-separated interchange (As
A-8 $ 5,000,000 $ - $ - $ - $ - $ 488,685 $ 175,968 $ 3,476,329 $ 859,017 $ 5,000,000 No Year 2035 Base1 2035 B 4
part of A-4)
East Centre/SR 46 Improvements
A-10 Construct a north to west acceleration lane, $ 665,484 $ 245,956 $ 251,893 $ 497,849 $ 4,282 $ 31,145 $ 10,274 $ 50,487 $ 71,448 $ 163,354 No Year 2015-20 plus Fallingstar I 2015-20 3 and 4
A-11 Construct a north to west left-turn lane $ 208,828 $ 77,181 $ 79,044 $ 156,225 $ 1,344 $ 9,773 $ 3,224 $ 15,843 $ 22,420 $ 51,260 No Year 2015-20 plus Fallingstar I 2015-20 3 and 4
A-12 Construct a second westbound through lane $ 758,317 $ 371,442 $ 380,408 $ 751,850 $ 6,467 $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 3 and 4
Year 2050 Base plus Shandon CP
A-13 Construct a grade-separated interchange (this is a State/Plan project) $ 19,335,525 $ 7,146,203 $ 7,318,716 $ 14,464,919 $ 124,418 $ 904,907 $ 298,499 $ 1,466,880 $ 2,075,902 $ 4,746,188 No 2050 4
Preferred Development Alt
A-14 Widen SR 46 (this is a State project) and (Same as A-5) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Yes Existing/Baseline 2010 3 and 4
Year 2035 Base plus Shandon CP
A-15 Install a traffic signal $ 240,000 $ 88,701 $ 90,843 $ 179,544 $ 1,544 $ 11,232 $ 3,705 $ 18,207 $ 25,767 $ 58,911 No 2035+P 3 and 4
Nov 9, 2010 Dvlpmnt Alt
Year 2035 Base plus Shandon CP
A-16 Construct a northbound right turn lane $ 401,766 $ 148,488 $ 152,073 $ 300,561 $ 2,585 $ 18,803 $ 6,202 $ 30,480 $ 43,134 $ 98,619 No 2035+P 3 and 4
Nov 9, 2010 Dvlpmnt Alt
Right-of-way acquisition for a future grade-separated interchange (As
A-17 $ 2,000,000 $ - $ - $ - $ - $ 381,320 $ 125,785 $ 618,130 $ 874,766 $ 2,000,000 No Year 2035 Base1 2035 B 4
part of A-13)
Centre Street Improvements
Year 2035 Base plus Shandon CP
A-19 Construct a Two-way left turn lane between First Street and Toby Way $ 11,347,973 $ - $ - $ - $ - $ 3,284,778 $ 870,472 $ 5,238,750 $ 1,953,972 $ 11,347,973 No 2035+P 3 and 4
Nov 9, 2010 Dvlpmnt Alt
A-20 Construction of San Juan pedestrian bridge $ 1,512,000 $ - $ - $ - $ 140,025 $ 397,131 $ 105,241 $ 633,367 $ 236,236 $ 1,371,975 Yes Existing/Baseline2 2010 3 and 4
Shandon Hwy (SR 41)/West Centre Street Signalization and widening Year 2050 Base plus Shandon CP
A-21 $ 537,606 $ 27,696 $ 66,471 $ 94,167 $ 43,718 $ 45,976 $ 11,845 $ 292,473 $ 61,358 $ 411,652 No 2050 3 and 4
Improvement Preferred Development Alt
Scenario 3 (Year 2050 with one I/C, Items A-4, and A-8) $ 55,086,104 $ 14,562,522 $ 15,047,273 $ 29,609,795 $ 958,100 $ 4,876,526 $ 1,399,023 $ 13,945,885 $ 4,308,707 $ 24,530,141
Scenario 4 (Year 2050 with two I/C, Items A-4, A-8, A-18, and A-17) $ 76,421,629 $ 21,708,725 $ 22,365,989 $ 44,074,714 $ 1,082,518 $ 6,162,753 $ 1,823,307 $ 16,030,895 $ 7,259,375 $ 31,276,329
Notes: 1Right-of-way acquisition costs are allocated to new Shandon CP Development only, per County.
2
This is an existing deficiency, but all Shandon Community benfit zones will utilize pedestrian bridge. As such, fee is allocated to all Shandon CP benfit zones.

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA 2050FinancingPlan
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT B-4
SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS COST ESTIMATES AND 40-YEAR PLAN (YEAR 2050) COST PERCENTAGE ALLOCATION SUMMARY
SCENARIO 3 AND 4

Outside Shandon Community Plan Within Shandon Community (SC) Plan

Halpin Other SC Total New SC

Existing Regional Regional Growth Total Regional Existing SC Town Fallingstar I Peck Ranch
(Fallingstar II) Developments Development

West Centre/SR 46 Improvements

A-1 Construct a north-to-west acceleration lane 47.9% 49.4% 97.3% 2.7% 0.0% 0.0% 0.0% 0.0% 0.0%

A-2 Construct a north-to-west left-turn lane 31.4% 32.4% 63.9% 1.8% 3.4% 1.2% 23.9% 5.9% 34.4%

A-3 Construct a second westbound through lane 47.9% 49.4% 97.3% 2.7% 0.0% 0.0% 0.0% 0.0% 0.0%

A-4 Construct a grade-separated interchange (this is a State/Plan project) 31.4% 32.4% 63.9% 1.8% 3.4% 1.2% 23.9% 5.9% 34.4%

A-5 Widen SR 46 (this is a State project) and 47.9% 49.4% 97.3% 2.7% 0.0% 0.0% 0.0% 0.0% 0.0%

A-6 Install a traffic signal 47.9% 49.4% 97.3% 2.7% 0.0% 0.0% 0.0% 0.0% 0.0%
Intersection modifications (dual northbound left-turns, a single shared
A-7 31.4% 32.4% 63.9% 1.8% 3.4% 1.2% 23.9% 5.9% 34.4%
northbound/right turn lane, and southbound left turn)
A-8 Right-of-way acquisition for a future grade-separated interchange (As 0.0% 0.0% 0.0% 0.0% 9.8% 3.5% 69.5% 17.2% 100.0%
East Centre/SR 46 Improvements

A-10 Construct a north to west acceleration lane, 37.0% 37.9% 74.8% 0.6% 4.7% 1.5% 7.6% 10.7% 24.5%

A-11 Construct a north to west left-turn lane 37.0% 37.9% 74.8% 0.6% 4.7% 1.5% 7.6% 10.7% 24.5%

A-12 Construct a second westbound through lane 49.0% 50.2% 99.1% 0.9% 0.0% 0.0% 0.0% 0.0% 0.0%

A-13 Construct a grade-separated interchange (this is a State/Plan project) 37.0% 37.9% 74.8% 0.6% 4.7% 1.5% 7.6% 10.7% 24.5%

A-14 Widen SR 46 (this is a State project) and (Same as A-5) - - - - - - - - -

A-15 Install a traffic signal 37.0% 37.9% 74.8% 0.6% 4.7% 1.5% 7.6% 10.7% 24.5%

A-16 Construct a northbound right turn lane 37.0% 37.9% 74.8% 0.6% 4.7% 1.5% 7.6% 10.7% 24.5%
A-17 Right-of-way acquisition for a future grade-separated interchange (As 0.0% 0.0% 0.0% 0.0% 19.1% 6.3% 30.9% 43.7% 100.0%
Centre Street Improvements

A-19 Construct a Two-way left turn lane between First Street and Toby Way 0.0% 0.0% 0.0% 0.0% 28.9% 7.7% 46.2% 17.2% 100.0%

A-20 Construction of San Juan pedestrian bridge 0.0% 0.0% 0.0% 9.3% 26.3% 7.0% 41.9% 15.6% 90.7%
Shandon Hwy (SR 41)/West Centre Street Signalization and widening
A-21 5.2% 12.4% 17.5% 8.1% 8.6% 2.2% 54.4% 11.4% 76.6%
Improvement
Scenario 1 (Year 2050 with no I/C) 26.4% 27.3% 53.8% 1.7% 8.9% 2.5% 25.3% 7.8% 44.5%
Scenario 2 (Year 2050 with one I/C, Items A-4 and A-8) 28.4% 29.3% 57.7% 1.4% 8.1% 2.4% 21.0% 9.5% 40.9%
Notes: The above percentages were used in Exhibit B-3.

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA 2050FinancingPlan Prnt
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT C
SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS PERCENT TRAFFIC SHARE SUMMARY
Year 2035 ADT Traffic Volumes (SC LU Buildout per County, November 30, 2010)
Improvement Location Total Exist Rgnl (2009) Rgnl Grth Total Rgnl Exist SC (2009) Fallingstar I Halpin Peck Ranch Other Total SC
SR 46/W Centre St 59,810 26,340 23,430 49,770 1,564 2,536 162 3,864 1,916 10,042
SR 46/E Centre St 55,174 27,340 23,006 50,346 624 1,028 68 1,456 1,654 4,830
TWLTL b/n 1st St & Toby Way 8,450 740 882 1,622 1,018 2,981 225 1,783 822 6,829
SR 41 / W Centre St 14,372 1,300 3,212 4,512 1,788 2,920 194 3,664 1,290 9,856

Year 2035 (SC LU Buildout per County, November 30, 2010) Percent Fair-Share Estimates (Straight line allocation)
Improvement Location Total Exist Rgnl (2009) Rgnl Grth Total Rgnl Exist SC (2009) Fallingstar I Halpin Peck Ranch Other Total SC
SR 46/W Centre St 100.0% 44.0% 39.2% 83.2% 2.6% 4.2% 0.3% 6.5% 3.2% 16.8%
SR 46/E Centre St 100.0% 49.6% 41.7% 91.2% 1.1% 1.9% 0.1% 2.6% 3.0% 8.8%
TWLTL b/n 1st St & Toby Way 100.0% 8.8% 10.4% 19.2% 12.0% 35.3% 2.7% 21.1% 9.7% 80.8%
SR 41 / W Centre St 100.0% 9.0% 22.4% 31.4% 12.4% 20.3% 1.4% 25.5% 9.0% 68.6%

Year 2050 ADT Traffic Volumes (SC Preferred Alternative Buildout)

Improvement Location Total Exist Rgnl (2009) Rgnl Grth Total Rgnl Exist SC (2009) Fallingstar I Halpin Peck Ranch Other Total SC
SR 46/W Centre St 83,780 26,340 27,160 53,500 1,468 2,816 1,014 20,032 4,950 30,280
SR 46/E Centre St 73,974 27,340 28,000 55,340 476 3,462 1,142 5,612 7,942 18,634
TWLTL b/n 1st St & Toby Way 11,274 740 320 1,060 946 2,683 711 4,279 1,596 10,215
SR 41 / W Centre St 25,236 1,300 3,120 3,860 2,052 2,158 556 13,728 2,880 21,374

Year 2050 (SC Preferred Alternative Buildout) Percent Fair-Share Estimates (Straight line allocation)
Improvement Location Total Exist Rgnl (2009) Rgnl Grth Total Rgnl Exist SC (2009) Fallingstar I Halpin Peck Ranch Other Total SC
SR 46/W Centre St 100.0% 31.4% 32.4% 63.9% 1.8% 3.4% 1.2% 23.9% 5.9% 36.1%
SR 46/E Centre St 100.0% 37.0% 37.9% 74.8% 0.6% 4.7% 1.5% 7.6% 10.7% 25.2%
TWLTL b/n 1st St & Toby Way 100.0% 6.6% 2.8% 9.4% 8.4% 23.8% 6.3% 38.0% 14.2% 90.6%
SR 41 / W Centre St 100.0% 5.2% 12.4% 15.3% 8.1% 8.6% 2.2% 54.4% 11.4% 84.7%

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA PrcntFr-Shr
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT D-1

Shandon CP Year 2035 Trip Generations Per ITE (8th ed.) by TAZ
TAZ SFDU_T MFDU_T MH_T RET_T OFFICE_T INDST_T HOTEL_T SCHOOL_T PUBLIC_T PARK_T AG_T TAZ tot Developments
501 0 0 0 1,360 0 26 0 0 0 0 0 1,386 Peck Ranch
502 0 0 0 0 0 0 0 0 0 0 5 5 Peck Ranch
503 0 0 0 0 0 0 0 0 0 0 18 18 Peck Ranch
504 0 0 0 0 0 0 0 0 0 0 3 3 Peck Ranch
505 0 0 0 0 0 0 0 0 0 0 28 28 Peck Ranch
506 0 0 0 0 0 0 0 0 0 0 3 3 Peck Ranch
507 1,742 238 0 0 173 286 0 0 0 0 9 2,448 Peck Ranch
508 1,129 471 0 3,012 432 0 0 0 0 43 0 5,087 Peck Ranch
509 1,302 0 0 422 33 0 0 0 0 0 0 1,756 Existing
510 163 0 5 0 0 0 0 0 0 0 13 180 Other
511 459 0 0 0 0 0 0 0 0 0 0 459 Existing
512 641 244 0 503 57 46 0 0 0 0 2 1,493 Fallingstar I
513 19 0 0 0 0 0 0 0 0 0 0 19 Other
514 10 0 5 1,231 0 26 0 0 0 0 0 1,271 Other
530 0 0 0 0 0 0 0 0 0 0 20 20 Other
531 0 0 0 0 0 0 0 0 0 0 39 39 Other
532 0 0 0 0 0 0 0 0 0 0 0 0 Other
533 0 0 0 0 0 0 0 0 0 0 20 20 Other
534 967 0 5 0 0 0 0 0 3 0 0 975 Existing
535 0 0 0 0 0 0 0 0 0 0 20 20 Other
536 249 0 0 0 0 0 0 888 0 0 0 1,137 Existing
537 0 0 0 0 0 0 0 0 0 0 19 19 Other
538 957 0 0 1,027 33 0 0 0 3 0 0 2,020 Other
539 574 168 0 0 0 0 0 0 0 0 0 743 Fallingstar I
540 0 0 0 0 0 0 0 0 0 0 0 0 Other
541 325 0 0 0 0 0 0 0 0 0 0 325 Other
542 0 0 0 0 0 0 0 0 0 0 0 0 Other
543 0 0 0 0 0 0 0 0 0 0 0 0 Other
544 0 389 0 1,380 63 35 0 0 0 0 0 1,868 Fallingstar I
545 1,675 331 0 0 0 0 0 1,341 0 7 0 3,354 Fallingstar I
546 325 0 0 0 0 0 0 0 0 0 12 338 Other
547 0 0 0 0 0 0 0 0 0 0 0 0 Other
548 153 0 0 0 106 306 0 0 0 0 0 565 Halpin
549 0 0 0 0 0 0 0 0 0 0 0 0 Halpin
550 0 0 0 0 0 0 0 0 0 0 19 19 Halpin

Total 10,690 1,842 15 8,935 896 725 0 2,229 6 50 227 25,615

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC35-LU-Alt_7_20101213.xls ITE TripGen No IC

Shandon, San Luis Obispo County, CA Page 1 of 2
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT D-1

SCENARIO 1 - SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS YEAR 2035 (25-YEAR) IMPACT FEE ALLOCATION
WITH NO INTERCHANGE
Year 2035 Total ITE Trip Generations
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total TAZ
Existing 2,976 0 5 422 33 0 0 888 3 0 0 4,327 509,511,534,536
Fallingstar I 2,890 1,133 0 1,884 120 81 0 1,341 0 7 2 7,458 512,539,544,545
Halpin 153 0 0 0 106 306 0 0 0 0 19 584 548-550
Peck Ranch 2,871 709 0 4,372 604 312 0 0 0 43 64 8,976 501-508
Other 1,799 0 10 2,258 33 26 0 0 3 0 142 4,271 510,513-33,535,537-538,540-543,546-547
Total New SC Dev 7,713 1,842 10 8,514 863 725 0 1,341 3 50 227 21,288
Total 10,690 1,842 15 8,935 896 725 0 2,229 6 50 227 25,615 501-550

Year 2035 Percent Trip Fair-Share by Land Use Type

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 68.8% 0.0% 0.1% 9.7% 0.8% 0.0% 0.0% 20.5% 0.1% 0.0% 0.0% 100.0%
Fallingstar I 38.8% 15.2% 0.0% 25.3% 1.6% 1.1% 0.0% 18.0% 0.0% 0.1% 0.0% 100.0%
Halpin 26.2% 0.0% 0.0% 0.0% 18.1% 52.5% 0.0% 0.0% 0.0% 0.0% 3.2% 100.0%
Peck Ranch 32.0% 7.9% 0.0% 48.7% 6.7% 3.5% 0.0% 0.0% 0.0% 0.5% 0.7% 100.0%
Other 42.1% 0.0% 0.2% 52.9% 0.8% 0.6% 0.0% 0.0% 0.1% 0.0% 3.3% 100.0%

Year 2035 Improvement Fee per Benefit Zone Land Use Type
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 583,594 $ - $ 978 $ 82,668 $ 6,477 $ - $ - $ 174,074 $ 654 $ - $ - $ 848,446
Fallingstar I $ 2,574,557 $ 1,009,240 $ - $ 1,677,924 $ 106,905 $ 72,540 $ - $ 1,194,893 $ - $ 5,890 $ 1,514 $ 6,643,464
Halpin $ 131,152 $ - $ - $ - $ 90,532 $ 262,305 $ - $ - $ - $ - $ 15,910 $ 499,900
Peck Ranch $ 1,308,616 $ 323,084 $ - $ 1,992,962 $ 275,511 $ 142,124 $ - $ - $ - $ 19,745 $ 29,103 $ 4,091,144
Other $ 800,168 $ - $ 4,439 $ 1,004,057 $ 14,690 $ 11,453 $ - $ - $ 1,298 $ - $ 63,366 $ 1,899,470
Total New SC Dev $ 4,814,493 $ 1,332,324 $ 4,439 $ 4,674,942 $ 487,638 $ 488,422 $ - $ 1,194,893 $ 1,298 $ 25,635 $ 109,894 $ 13,133,978
Total $ 5,398,087 $ 1,332,324 $ 4,439 $ 4,674,942 $ 487,638 $ 488,422 $ - $ 1,194,893 $ 1,298 $ 25,635 $ 109,894 $ 13,982,424

Year 2035 Benefit Zone Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 311 0 1 6.2 3.0 0.0 0.0 548.0 0.4 0.0 0.0 870
Fallingstar I 302 195 0 27.7 10.9 11.7 0.0 828.0 0.0 2.9 6.8 1,385
Halpin 16 0 0 0.0 9.6 44.0 0.0 0.0 0.0 0.0 74.3 144
Peck Ranch 300 122 0 64.3 54.9 44.8 0.0 0.0 0.0 19.0 255.4 860
Other 188 0 2 33.2 3.0 3.7 0.0 0.0 0.3 0.0 569.9 800
Total New SC Dev 806 317 2 125 78.4 104.2 0.0 828.0 0.3 21.9 906.4 3,189
Total 1,117 317 3 131.4 81.4 104.2 0.0 1,376.0 0.7 21.9 906.4 4,059

Year 2035 Fee per Benefit Zone Unit Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 1,877 $ - $ 978 $ 13,334 $ 2,159 $ - $ - $ 318 $ 1,786 $ - $ - $ 20,451
Fallingstar I $ 8,525 $ 5,176 $ - $ 60,575 $ 9,808 $ 6,200 $ - $ 1,443 $ - $ 2,031 $ 223 $ 93,980
Halpin $ 8,197 $ - $ - $ - $ 9,430 $ 5,961 $ - $ - $ - $ - $ 214 $ 23,803
Peck Ranch $ 4,362 $ 2,648 $ - $ 30,995 $ 5,018 $ 3,172 $ - $ - $ - $ 1,039 $ 114 $ 47,349
Other $ 4,256 $ - $ 2,219 $ 30,243 $ 4,897 $ 3,095 $ - $ - $ 4,052 $ - $ 111 $ 48,873

Year 2035 Fee per Total Benefit Zone Unit Land Use
Benefit Zone Residential Non-Residential
SFDU, MFDU, MH, SC, Prk, Ag RET OFFICE INDST Fee/Equivalent DU
Existing $ 2,826 $ 13,334 $ 2,377 $ - $ 1,877
Fallingstar I $ 8,178 $ 60,575 $ 9,808 $ 6,200 $ 8,525
Halpin $ 10,144 $ - $ 9,430 $ 5,961 $ 8,197
Peck Ranch $ 4,935 $ 30,995 $ 5,018 $ 3,172 $ 4,362
Other $ 5,521 $ 30,243 $ 5,329 $ 3,095 $ 4,256
Total New SC Dev $ 5,981 $ 37,340 $ 6,220 $ 4,687 $ 27,217

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC35-LU-Alt_7_20101213.xls ITE TripGen No IC

Shandon, San Luis Obispo County, CA Page 2 of 2
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT D-2

SCENARIO 2 - SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS YEAR 2035 (25-YEAR) IMPACT FEE ALLOCATION
WITH ONE INTERCHANGE AT SR 46/WEST CENTRE ST-MCMILLAN CANYON RD
Year 2035 Total ITE Trip Generations
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total TAZ
Existing 2,976 0 5 422 33 0 0 888 3 0 0 4,327 509,511,534,536
Fallingstar I 2,890 1,133 0 1,884 120 81 0 1,341 0 7 2 7,458 512,539,544,545
Halpin 153 0 0 0 106 306 0 0 0 0 19 584 548-550
Peck Ranch 2,871 709 0 4,372 604 312 0 0 0 43 64 8,976 501-508
Other 1,799 0 10 2,258 33 26 0 0 3 0 142 4,271 510,513-33,535,537-538,540-543,546-547
Total New SC Dev 7,713 1,842 10 8,514 863 725 0 1,341 3 50 227 21,288
Total 10,690 1,842 15 8,935 896 725 0 2,229 6 50 227 25,615 501-550

Year 2035 Percent Trip Fair-Share by Land Use Type

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 68.8% 0.0% 0.1% 9.7% 0.8% 0.0% 0.0% 20.5% 0.1% 0.0% 0.0% 100.0%
Fallingstar I 38.8% 15.2% 0.0% 25.3% 1.6% 1.1% 0.0% 18.0% 0.0% 0.1% 0.0% 100.0%
Halpin 26.2% 0.0% 0.0% 0.0% 18.1% 52.5% 0.0% 0.0% 0.0% 0.0% 3.2% 100.0%
Peck Ranch 32.0% 7.9% 0.0% 48.7% 6.7% 3.5% 0.0% 0.0% 0.0% 0.5% 0.7% 100.0%
Other 42.1% 0.0% 0.2% 52.9% 0.8% 0.6% 0.0% 0.0% 0.1% 0.0% 3.3% 100.0%

Year 2035 Improvement Fee per Benefit Zone Land Use Type
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 888,376 $ - $ 1,489 $ 125,842 $ 9,859 $ - $ - $ 264,984 $ 996 $ - $ - $ 1,291,547
Fallingstar I $ 3,432,599 $ 1,345,597 $ - $ 2,237,138 $ 142,534 $ 96,716 $ - $ 1,593,124 $ - $ 7,853 $ 2,019 $ 8,857,580
Halpin $ 168,260 $ - $ - $ - $ 116,147 $ 336,520 $ - $ - $ - $ - $ 20,412 $ 641,338
Peck Ranch $ 2,387,701 $ 589,499 $ - $ 3,636,359 $ 502,697 $ 259,319 $ - $ - $ - $ 36,028 $ 53,102 $ 7,464,704
Other $ 1,504,853 $ - $ 8,347 $ 1,888,301 $ 27,627 $ 21,539 $ - $ - $ 2,442 $ - $ 119,171 $ 3,572,281
Total New SC Dev $ 7,493,413 $ 1,935,095 $ 8,347 $ 7,761,798 $ 789,005 $ 714,094 $ - $ 1,593,124 $ 2,442 $ 43,881 $ 194,703 $ 20,535,903
Total $ 8,381,789 $ 1,935,095 $ 9,837 $ 7,887,640 $ 798,864 $ 714,094 $ - $ 1,858,108 $ 3,438 $ 43,881 $ 194,703 $ 21,827,450

Year 2035 Benefit Zone Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 311 0 1 6.2 3.0 0.0 0.0 548.0 0.4 0.0 0.0 870
Fallingstar I 302 195 0 27.7 10.9 11.7 0.0 828.0 0.0 2.9 6.8 1,385
Halpin 16 0 0 0.0 9.6 44.0 0.0 0.0 0.0 0.0 74.3 144
Peck Ranch 300 122 0 64.3 54.9 44.8 0.0 0.0 0.0 19.0 255.4 860
Other 188 0 2 33.2 3.0 3.7 0.0 0.0 0.3 0.0 569.9 800
Total New SC Dev 806 317 2 125.2 78.4 104.2 0.0 828.0 0.3 21.9 906.4 3,189
Total 1,117 317 3 131.4 81.4 104.2 0.0 1,376.0 0.7 21.9 906.4 4,059

Year 2035 Fee per Benefit Zone Unit Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 2,857 $ - $ 1,489 $ 20,297 $ 3,286 $ - $ - $ 484 $ 2,719 $ - $ - $ 31,132
Fallingstar I $ 11,366 $ 6,900 $ - $ 80,763 $ 13,076 $ 8,266 $ - $ 1,924 $ - $ 2,708 $ 297 $ 125,302
Halpin $ 10,516 $ - $ - $ - $ 12,099 $ 7,648 $ - $ - $ - $ - $ 275 $ 30,538
Peck Ranch $ 7,959 $ 4,832 $ - $ 56,553 $ 9,157 $ 5,788 $ - $ - $ - $ 1,896 $ 208 $ 86,393
Other $ 8,005 $ - $ 4,174 $ 56,877 $ 9,209 $ 5,821 $ - $ - $ 7,620 $ - $ 209 $ 91,914

Year 2035 Fee per Total Benefit Zone Unit Land Use
Benefit Zone Residential Non-Residential
SFDU, MFDU, MH, SC, Prk, Ag RET OFFICE INDST Fee/Equivalent DU
Existing $ 4,145 $ 20,297 $ 3,618 $ - $ 2,857
Fallingstar I $ 10,927 $ 80,763 $ 13,076 $ 8,266 $ 11,366
Halpin $ 13,085 $ - $ 12,099 $ 7,648 $ 10,516
Peck Ranch $ 8,559 $ 56,553 $ 9,157 $ 5,788 $ 7,959
Other $ 9,884 $ 56,877 $ 10,023 $ 5,821 $ 8,005
Total New SC Dev $ 9,007 $ 61,995 $ 10,064 $ 6,853 $ 9,232

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC35-LU-Alt_7_20101213.xls ITE TripGen 1 IC

Shandon, San Luis Obispo County, CA Page 1 of 1
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT D-3

Shandon CP Year 2050 Trip Generations Per ITE (8th ed.) by TAZ
TAZ SFDU_T MFDU_T MH_T RET_T OFFICE_T INDST_T HOTEL_T SCHOOL_T PUBLIC_T PARK_T AG_T TAZ tot Developments
501 0 0 0 10,792 102 130 0 0 0 0 0 11,024 Peck Ranch
502 0 0 0 0 0 0 0 0 0 0 5 5 Peck Ranch
503 0 0 0 0 0 0 0 0 0 0 18 18 Peck Ranch
504 0 0 0 0 0 0 0 0 0 0 3 3 Peck Ranch
505 0 0 0 0 0 0 0 0 0 0 28 28 Peck Ranch
506 0 0 0 0 0 0 0 0 0 0 3 3 Peck Ranch
507 1,742 715 0 5,256 902 1,360 0 0 0 0 9 9,983 Peck Ranch
508 0 1,313 0 6,786 1,650 0 0 0 0 43 0 9,793 Peck Ranch
509 1,196 52 0 1,095 176 0 0 0 0 0 0 2,520 Existing
510 163 0 5 0 0 0 0 0 0 0 13 180 Other
511 459 0 0 0 0 0 0 0 0 0 0 459 Existing
512 708 238 0 1,591 242 0 0 0 0 0 2 2,782 Fallingstar I
513 19 0 0 0 0 0 0 0 0 0 0 19 Other
514 10 0 5 6,718 0 230 0 0 0 0 0 6,963 Other
530 57 0 0 0 0 0 0 0 0 0 20 77 Other
531 0 0 0 0 0 0 0 0 0 0 39 39 Other
532 957 0 0 0 0 0 0 0 0 0 0 957 Other
533 0 0 0 0 0 0 0 0 0 0 20 20 Other
534 957 0 5 0 0 0 0 0 3 0 0 965 Existing
535 0 0 0 0 0 0 0 0 0 0 20 20 Other
536 249 0 0 0 0 0 0 888 0 0 0 1,137 Existing
537 0 697 0 0 0 0 0 0 0 0 18 715 Other
538 900 23 0 1,394 211 0 0 0 3 0 0 2,531 Other
539 976 256 0 0 0 0 0 0 0 0 0 1,232 Fallingstar I
540 96 0 0 0 0 0 0 0 0 0 0 96 Other
541 766 0 0 0 0 0 0 0 0 0 0 766 Other
542 172 0 0 0 0 0 0 0 0 0 0 172 Other
543 105 0 5 0 0 0 0 0 0 0 0 110 Other
544 0 657 0 2,482 422 526 0 0 0 0 0 4,086 Fallingstar I
545 1,895 256 0 0 0 0 0 1,341 0 7 0 3,498 Fallingstar I
546 134 0 0 0 0 0 0 0 0 0 12 146 Other
547 19 0 0 0 0 0 0 0 0 0 0 19 Other
548 479 0 0 0 109 1,302 0 0 0 0 0 1,890 Halpin
549 1,254 0 0 0 0 0 0 0 0 0 0 1,254 Halpin
550 967 0 0 0 0 0 0 0 0 0 3 969 Halpin

Total 14,278 4,206 20 36,115 3,815 3,548 0 2,229 6 50 210 64,478

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC50-LU-20101213_PerCounty.xls ITE TripGen 1 IC

Shandon, San Luis Obispo County, CA Page 1 of 2
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT D-3

SCENARIO 3 - SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS Year 2050 (40-YEAR) IMPACT FEE ALLOCATION
WITH ONE INTERCHANGE AT SR 46/WEST CENTRE ST-MCMILLAN CANYON RD
Year 2050 Total ITE Trip Generations
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total TAZ
Existing 2,861 52 5 1,095 176 0 0 888 3 0 0 5,081 509,511,534,536
Fallingstar I 3,579 1,406 0 4,073 664 526 0 1,341 0 7 2 11,598 512,539,544,545
Halpin 2,699 0 0 0 109 1,302 0 0 0 0 3 4,113 548-550
Peck Ranch 1,742 2,028 0 22,834 2,655 1,490 0 0 0 43 64 30,856 501-508
Other 3,397 720 15 8,112 211 230 0 0 3 0 141 12,830 510,513-33,535,537-538,540-543,546-547
Total New SC Dev 11,417 4,154 15 35,020 3,639 3,548 0 1,341 3 50 210 59,397
Total 14,278 4,206 20 36,115 3,815 3,548 0 2,229 6 50 210 64,478 501-550

Year 2050 Percent Trip Fair-Share by Land Use Type

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 56.3% 1.0% 0.1% 21.5% 3.5% 0.0% 0.0% 17.5% 0.1% 0.0% 0.0% 100.0%
Fallingstar I 30.9% 12.1% 0.0% 35.1% 5.7% 4.5% 0.0% 11.6% 0.0% 0.1% 0.0% 100.0%
Halpin 65.6% 0.0% 0.0% 0.0% 2.7% 31.7% 0.0% 0.0% 0.0% 0.0% 0.1% 100.0%
Peck Ranch 5.6% 6.6% 0.0% 74.0% 8.6% 4.8% 0.0% 0.0% 0.0% 0.1% 0.2% 100.0%
Other 26.5% 5.6% 0.1% 63.2% 1.6% 1.8% 0.0% 0.0% 0.0% 0.0% 1.1% 100.0%

Year 2050 Improvement Fee per Benefit Zone Land Use Type
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 539,591 $ 9,861 $ 941 $ 206,451 $ 33,219 $ - $ - $ 167,408 $ 629 $ - $ - $ 958,100
Fallingstar I $ 1,504,892 $ 591,171 $ - $ 1,712,606 $ 279,143 $ 221,234 $ - $ 563,984 $ - $ 2,780 $ 715 $ 4,876,526
Halpin $ 918,005 $ - $ - $ - $ 37,077 $ 442,963 $ - $ - $ - $ - $ 978 $ 1,399,023
Peck Ranch $ 787,218 $ 916,459 $ - $ 10,320,507 $ 1,199,764 $ 673,500 $ - $ - $ - $ 19,579 $ 28,858 $ 13,945,885
Other $ 1,140,901 $ 241,939 $ 5,027 $ 2,724,312 $ 70,990 $ 77,131 $ - $ - $ 980 $ - $ 47,427 $ 4,308,707
Total New SC Dev $ 4,351,015 $ 1,749,569 $ 5,027 $ 14,757,425 $ 1,586,974 $ 1,414,828 $ - $ 563,984 $ 980 $ 22,359 $ 77,978 $ 24,530,141
Total $ 4,890,606 $ 1,759,429 $ 5,968 $ 14,963,876 $ 1,620,193 $ 1,414,828 $ - $ 731,393 $ 1,610 $ 22,359 $ 77,978 $ 25,488,241

Year 2050 Benefit Zone Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 299 9 1 16.1 16.0 0.0 0.0 548.0 0.4 0.0 0.0 889
Fallingstar I 374 242 0 59.9 60.3 75.6 0.0 828.0 0.0 2.9 6.8 1,650
Halpin 282 0 0 0.0 9.9 187.1 0.0 0.0 0.0 0.0 11.5 491
Peck Ranch 182 349 0 335.8 241.1 214.1 0.0 0.0 0.0 19.0 255.4 1,596
Other 355 124 3 119.3 19.2 33.0 0.0 0.0 0.3 0.0 564.9 1,219
Total New SC Dev 1,193 715 3 515.0 330.5 509.8 0.0 828.0 0.3 21.9 838.6 4,955
Total 1,492 724 4 531.1 346.5 509.8 0.0 1,376.0 0.7 21.9 838.6 5,845

Year 2050 Fee per Benefit Zone Unit Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 1,805 $ 1,096 $ 941 $ 12,823 $ 2,076 $ - $ - $ 305 $ 1,718 $ - $ - $ 20,764
Fallingstar I $ 4,024 $ 2,443 $ - $ 28,591 $ 4,629 $ 2,926 $ - $ 681 $ - $ 959 $ 105 $ 44,358
Halpin $ 3,255 $ - $ - $ - $ 3,745 $ 2,368 $ - $ - $ - $ - $ 85 $ 9,453
Peck Ranch $ 4,325 $ 2,626 $ - $ 30,734 $ 4,976 $ 3,146 $ - $ - $ - $ 1,030 $ 113 $ 46,951
Other $ 3,214 $ 1,951 $ 1,676 $ 22,836 $ 3,697 $ 2,337 $ - $ - $ 3,059 $ - $ 84 $ 38,854

Year 2050 Fee per Total Benefit Zone Unit Land Use
Benefit Zone Residential Non-Residential
SFDU, MFDU, MH, SC, Prk, Ag RET OFFICE INDST Fee/Equivalent DU
Existing $ 2,111 $ 12,823 $ 2,116 $ - $ 1,805
Fallingstar I $ 3,738 $ 28,591 $ 4,629 $ 2,926 $ 4,024
Halpin $ 3,588 $ - $ 3,745 $ 2,368 $ 3,255
Peck Ranch $ 3,629 $ 30,734 $ 4,976 $ 3,146 $ 4,325
Other $ 3,307 $ 22,836 $ 3,748 $ 2,337 $ 3,214
Total New SC Dev $ 2,789 $ 28,655 $ 4,802 $ 2,775 $ 3,952

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC50-LU-20101213_PerCounty.xls ITE TripGen 1 IC

Shandon, San Luis Obispo County, CA Page 2 of 2
Wood Rodgers, Inc. Analyst: N Nessar
 EXHIBIT D-4

SCENARIO 4 - SHANDON COMMUNITY PLAN TRANSPORTATION IMPROVEMENTS Year 2050 (40-YEAR) IMPACT FEE ALLOCATION
WITH TWO INTERCHANGES AT SR 46/WEST CENTRE ST-MCMILLAN CANYON RD AND SR 46/EAST CENTRE ST (SR 41)
Year 2050 Total ITE Trip Generations
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total TAZ
Existing 2,861 52 5 1,095 176 0 0 888 3 0 0 5,081 509,511,534,536
Fallingstar I 3,579 1,406 0 4,073 664 526 0 1,341 0 7 2 11,598 512,539,544,545
Halpin 2,699 0 0 0 109 1,302 0 0 0 0 3 4,113 548-550
Peck Ranch 1,742 2,028 0 22,834 2,655 1,490 0 0 0 43 64 30,856 501-508
Other 3,397 720 15 8,112 211 230 0 0 3 0 141 12,830 510,513-33,535,537-538,540-543,546-547
Total New SC Dev 11,417 4,154 15 35,020 3,639 3,548 0 1,341 3 50 210 59,397
Total 14,278 4,206 20 36,115 3,815 3,548 0 2,229 6 50 210 64,478 501-550

Year 2050 Percent Trip Fair-Share by Land Use Type

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 56.3% 1.0% 0.1% 21.5% 3.5% 0.0% 0.0% 17.5% 0.1% 0.0% 0.0% 100.0%
Fallingstar I 30.9% 12.1% 0.0% 35.1% 5.7% 4.5% 0.0% 11.6% 0.0% 0.1% 0.0% 100.0%
Halpin 65.6% 0.0% 0.0% 0.0% 2.7% 31.7% 0.0% 0.0% 0.0% 0.0% 0.1% 100.0%
Peck Ranch 5.6% 6.6% 0.0% 74.0% 8.6% 4.8% 0.0% 0.0% 0.0% 0.1% 0.2% 100.0%
Other 26.5% 5.6% 0.1% 63.2% 1.6% 1.8% 0.0% 0.0% 0.0% 0.0% 1.1% 100.0%

Year 2050 Improvement Fee per Benefit Zone Land Use Type
Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 609,662 $ 11,141 $ 1,063 $ 233,260 $ 37,533 $ - $ - $ 189,148 $ 711 $ - $ - $ 1,082,518
Fallingstar I $ 1,901,820 $ 747,098 $ - $ 2,164,321 $ 352,769 $ 279,587 $ - $ 712,740 $ - $ 3,513 $ 903 $ 6,162,753
Halpin $ 1,196,410 $ - $ - $ - $ 48,322 $ 577,301 $ - $ - $ - $ - $ 1,275 $ 1,823,307
Peck Ranch $ 904,912 $ 1,053,476 $ - $ 11,863,497 $ 1,379,138 $ 774,193 $ - $ - $ - $ 22,507 $ 33,173 $ 16,030,895
Other $ 1,922,207 $ 407,622 $ 8,470 $ 4,589,962 $ 119,605 $ 129,952 $ - $ - $ 1,652 $ - $ 79,906 $ 7,259,375
Total New SC Dev $ 5,925,349 $ 2,208,196 $ 8,470 $ 18,617,780 $ 1,899,833 $ 1,761,032 $ - $ 712,740 $ 1,652 $ 26,020 $ 115,257 $ 31,276,329
Total $ 6,535,011 $ 2,219,337 $ 9,533 $ 18,851,040 $ 1,937,366 $ 1,761,032 $ - $ 901,888 $ 2,363 $ 26,020 $ 115,257 $ 32,358,847

Year 2050 Benefit Zone Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing 299 9 1 16.1 16.0 0.0 0.0 548.0 0.4 0.0 0.0 889
Fallingstar I 374 242 0 59.9 60.3 75.6 0.0 828.0 0.0 2.9 6.8 1,650
Halpin 282 0 0 0.0 9.9 187.1 0.0 0.0 0.0 0.0 11.5 491
Peck Ranch 182 349 0 335.8 241.1 214.1 0.0 0.0 0.0 19.0 255.4 1,596
Other 355 124 3 119.3 19.2 33.0 0.0 0.0 0.3 0.0 564.9 1,219
Total New SC Dev 1,193 715 3 515.0 330.5 509.8 0.0 828.0 0.3 21.9 838.6 4,955
Total 1,492 724 4 531.1 346.5 509.8 0.0 1,376.0 0.7 21.9 838.6 5,845

Year 2050 Fee per Benefit Zone Unit Land Use

Benefit Zone SFDU MFDU MH RET OFFICE INDST HOTEL SCHOOL PUBLIC PARK AG Benefit Zone Total
Existing $ 2,039 $ 1,238 $ 1,063 $ 14,488 $ 2,346 $ - $ - $ 345 $ 1,941 $ - $ - $ 23,460
Fallingstar I $ 5,085 $ 3,087 $ - $ 36,132 $ 5,850 $ 3,698 $ - $ 861 $ - $ 1,211 $ 133 $ 56,058
Halpin $ 4,243 $ - $ - $ - $ 4,881 $ 3,086 $ - $ - $ - $ - $ 111 $ 12,320
Peck Ranch $ 4,972 $ 3,019 $ - $ 35,329 $ 5,720 $ 3,616 $ - $ - $ - $ 1,185 $ 130 $ 53,970
Other $ 5,415 $ 3,287 $ 2,823 $ 38,474 $ 6,229 $ 3,938 $ - $ - $ 5,154 $ - $ 141 $ 65,463

Year 2050 Fee per Total Benefit Zone Unit Land Use
Benefit Zone Residential Non-Residential
SFDU, MFDU, MH, SC, Prk, Ag RET OFFICE INDST Fee/Equivalent DU
Existing $ 2,419 $ 14,488 $ 2,390 $ - $ 2,039
Fallingstar I $ 4,714 $ 36,132 $ 5,850 $ 3,698 $ 5,085
Halpin $ 4,653 $ - $ 4,881 $ 3,086 $ 4,243
Peck Ranch $ 4,199 $ 35,329 $ 5,720 $ 3,616 $ 4,972
Other $ 5,423 $ 38,474 $ 6,315 $ 3,938 $ 5,415
Total New SC Dev $ 3,705 $ 36,151 $ 5,748 $ 3,454 $ 5,039

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC50-LU-20101213_PerCounty.xls ITE TripGen 2 IC

Shandon, San Luis Obispo County, CA Page 1 of 1
Wood Rodgers, Inc. Analyst: N Nessar
 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Appendix Exhibit E – Cost Estimate Calculation Sheets

WR# 8403.001 December 2010

 Prepared by Wood Rodgers
Date 12/22/2010

UNIT PRICES
PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM 2010
NO. DESCRIPTION UNIT UNIT PRICE NOTES

A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing SF $0.15 Recent Studies

2. Roadway Excavation CY $15.00 Caltrans Contract Item Cost Data #190101
3. Erosion Control, (i.e. SWPPP) LF $20.00 Recent Studies

B. ROADWAY

1. AC Pavement TONS $90.00 Caltrans Contract Item Cost Data #390101

2. Aggregate Base (AB) CY $45.00 Caltrans Contract Item Cost Data #260201
3. Striping & Signage LF $2.50 Recent Studies
4. Median Curb LF $15.00 Recent Studies
5. Curb and Gutter LF $30.00 Recent Studies
6. Sidewalk SF $6.00 Recent Studies
7. Median/Planting Strip/Landscape SF $8.00 Recent Studies
8. Street Lighting (Dual Head) EA $8,000.00 1 Dual head SL every 200' - Recent studies
9. Street Lighting (Single Head) EA $7,000.00 1 Single head SL every 100' - Recent studies
10. Miscellaneous Roadway Items

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) LF $35.00 From Public Works - 2008 Cost Book
2. Roadway Ditch LF $5.00 Recent Studies

TOTAL DRAINAGE

D. TRAFFIC SIGNAL

1. Signal Installation Leg $50,000.00 Recent Studies

TOTAL SIGNAL INSTALLATION

E. RIGHT OF WAY

1. Right of Way Acquisition (Vacant) Ac. $50,000.00 Best information source available
2. Right of Way Acquisition (Developed) Ac. $200,000.00 Best information source available
3. Acquisition Assistance Ac. $5,000.00 Best information source available

DESIGN COSTS 10% of Construction

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction

CONSTRUCTION ENGINEERING COSTS 15% of Construction

CONSTRUCTION CONTINGENCY 25% of Construction

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW)

1654.002 - Delhi Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Delhi, Merced County, CA UnitPrices
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-1: CONSTRUCT A NORTH-TO-WEST ACCELERATION LANE AT W CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: All turn lanes are assumed to be reconstructed to standard deceleration/acceleration lengths
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 95,060 SF $0.15 $14,259

2. Roadway Excavation 2.5 8,802 CY $15 $132,028
3. Erosion Control, (i.e. SWPPP) 6,200 LF $20 $124,000

TOTAL EARTHWORK $270,287

B. ROADWAY

1. AC Pavement 0.5 3,684 TONS $90 $331,522

2. Aggregate Base (AB) 2.0 7,041 CY $45 $316,867
3. Striping & Signage 11,570 LF $2.50 $28,925
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 4 EA $7,000 $28,000

TOTAL ROADWAY $705,314

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 6,200 LF $5 $31,000

TOTAL DRAINAGE $31,000

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 2.18 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $1,006,601

DESIGN COSTS 10% of Construction $100,660

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $100,660

CONSTRUCTION ENGINEERING COSTS 15% of Construction $150,990

CONSTRUCTION CONTINGENCY 25% of Construction $251,650

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $1,610,561

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-1
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-2: CONSTRUCT A NORTH-TO-WEST LEFT-TURN LANE AT W CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvements to the east side of the south leg only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 6,180 SF $0.15 $927

2. Roadway Excavation 2.5 572 CY $15 $8,583
3. Erosion Control, (i.e. SWPPP) 340 LF $20 $6,800

TOTAL EARTHWORK $16,310

B. ROADWAY

1. AC Pavement 0.5 239 TONS $90 $21,553

2. Aggregate Base (AB) 2.0 458 CY $45 $20,600
3. Striping & Signage 840 LF $2.50 $2,100
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $44,253

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 340 LF $5 $1,700

TOTAL DRAINAGE $1,700

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.00 Ac.

2. Right of Way Acquisition (Vacant) 0.14 Ac. $50,000 $7,094
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $7,094

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $62,263

DESIGN COSTS 10% of Construction $6,226

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $6,226

CONSTRUCTION ENGINEERING COSTS 15% of Construction $9,339

CONSTRUCTION CONTINGENCY 25% of Construction $15,566

TOTAL RIGHT-OF-WAY (ITEM E) $7,094

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $106,714

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-2
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-3: CONSTRUCT A SECOND WB THROUGH LANE THRU W CENTRE ST/SR 46 INTX

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvements to the northeast and northwest intx quadrants only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 10,120 SF $0.15 $1,518

2. Roadway Excavation 2.5 937 CY $15 $14,056
3. Erosion Control, (i.e. SWPPP) 3,100 LF $20 $62,000

TOTAL EARTHWORK $77,574

B. ROADWAY

1. AC Pavement 0.5 392 TONS $90 $35,294

2. Aggregate Base (AB) 2.0 750 CY $45 $33,733
3. Striping & Signage 3,600 LF $2.50 $9,000
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $78,027

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 3,100 LF $5 $15,500

TOTAL DRAINAGE $15,500

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.23 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $171,101

DESIGN COSTS 10% of Construction $17,110

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $17,110

CONSTRUCTION ENGINEERING COSTS 15% of Construction $25,665

CONSTRUCTION CONTINGENCY 25% of Construction $42,775

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $273,761

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-3
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-4: CONSTRUCT A GRADE SEPARATED I/C AT W CENTRE ST/SR 46 EAST

(CALTRANS PROJECT) PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM TOTAL TOTAL

NO. DESCRIPTION QUANTITY UNIT UNIT PRICE AMOUNT
Note: A typical diamond I/C is assumed. All measurements are estimate and assumes R/W exist for 4-lane SR 46 mainline.
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 1 LS $50,000 $50,000

2. Import Borrow 140,000 CY $15 $2,100,000
3. Erosion Control, (i.e. SWPPP) 1 LS $200,000 $200,000

TOTAL EARTHWORK $2,350,000

B. ROADWAY

1. AC Pavement 13,000 TONS $90 $1,170,000

2. Aggregate Base (AB) 25,000 CY $45 $1,125,000
3. Striping & Signage 1 LS $500,000 $500,000
4. Highway Lighting 1 LS $100,000 $100,000
5. Utility Relocation 1 LS $500,000 $500,000
6. Miscellaneous Roadway Items (Curb & Gutter, Traffic Control, Landscape, 1 LS $1,000,000 $1,000,000
(Mobilization, etc.)
TOTAL ROADWAY $4,395,000

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage 1 LS $750,000 $750,000

TOTAL DRAINAGE $750,000

D. TRAFFIC SIGNAL

1. Signal Installation (Location) 6 Leg $50,000 $300,000

TOTAL SIGNAL INSTALLATION $300,000

E. BRIDGE STRUCTURE

1. Bridge Structure Overcrossing (three lane cross-section) 11,000 SF $225 $2,475,000

TOTAL BRIDGE STRUCTURE $2,475,000

F. RIGHT OF WAY
As Part of A-8
1. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
2. Right of Way (On NW and SW quadrants & other access modifications) 0.00 LS $2,000,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (A-E) $10,270,000

PRELIMINARY ENGINEERING 15% of Construction $1,540,500

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $1,027,000

CONSTRUCTION ENGINEERING COSTS 15% of Construction $1,540,500

CONSTRUCTION CONTINGENCY 25% of Construction $2,567,500

TOTAL RIGHT-OF-WAY (ITEM F) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $16,945,500

Note: A typical diamond interchange, with direct on/off ramps, and three-lane (one lane in each direction with back to back left-turn lanes) SR 46 East overcrossing. The cost opinion for
this interchange does not assume relocation of the business on the northwest and the monument on the southwest quadrants of the intersection, or the environmental mitigation.
Approximate cost opinions have been assumed for access modifications on the northeast and southwest (Shandon Road) quadrants of this intersection.

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA A-4
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-5: WIDENING SR 46 TO 4 LNS B/W MCMILLAN CNYN RD AND SR 41 (E CENTRE ST)

(CALTRANS PROJECT) PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvements include roadway widening only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 730,000 SF $0.15 $109,500

2. Roadway Excavation 2.5 67,593 CY $15 $1,013,889
3. Erosion Control, (i.e. SWPPP) 36,500 LF $20 $730,000

TOTAL EARTHWORK $1,853,389

B. ROADWAY

1. AC Pavement 0.5 28,288 TONS $90 $2,545,875

2. Aggregate Base (AB) 2.0 54,074 CY $45 $2,433,333
3. Striping & Signage 73,500 LF $2.50 $183,750
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $5,162,958

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 36,500 LF $5 $182,500

TOTAL DRAINAGE $182,500

D. Bridge Structure

1. Bridge Structure (New two-lane bridge adjacent to existing bridge) 8,800 SF $225 $1,980,000

TOTAL SIGNAL INSTALLATION $1,980,000

E. RIGHT OF WAY

1. Approximate Available Right of Way 16.76 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $9,178,847

DESIGN COSTS 10% of Construction $917,885

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $917,885

CONSTRUCTION ENGINEERING COSTS 15% of Construction $1,376,827

CONSTRUCTION CONTINGENCY 25% of Construction $2,294,712

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $14,686,156

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-5
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-6: TRAFFIC SIGNAL INSTALLATION AT W CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Signal installation only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 0 SF $0.15 $0

2. Roadway Excavation 0 CY $15 $0
3. Erosion Control, (i.e. SWPPP) 0 LF $20 $0

TOTAL EARTHWORK $0

B. ROADWAY

1. AC Pavement 0 TONS $90 $0

2. Aggregate Base (AB) 0 CY $45 $0
3. Striping & Signage 0 LF $2.50 $0
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $0

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 0 LF $5 $0

TOTAL DRAINAGE $0

D. TRAFFIC SIGNAL

1. Signal Installation 4 Leg $50,000 $200,000

TOTAL SIGNAL INSTALLATION $200,000

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.00 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $200,000

DESIGN COSTS 10% of Construction $20,000

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $20,000

CONSTRUCTION ENGINEERING COSTS 15% of Construction $30,000

CONSTRUCTION CONTINGENCY 25% of Construction $50,000

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $320,000

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-6
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-7: W CENTRE ST-MCMILLAN CNYN RD/SR 46 INTX MODIFICATIONS

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Dual NB left-turn, single NB thru-shared-right, and a SB left-turn lane
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 27,200 SF $0.15 $4,080

2. Roadway Excavation 2.5 2,519 CY $15 $37,778
3. Erosion Control, (i.e. SWPPP) 1,600 LF $20 $32,000

TOTAL EARTHWORK $73,858

B. ROADWAY

1. AC Pavement 0.5 1,054 TONS $90 $94,860

2. Aggregate Base (AB) 2.0 2,015 CY $45 $90,667
3. Striping & Signage 3,100 LF $2.50 $7,750
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $193,277

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 1,600 LF $5 $8,000

TOTAL DRAINAGE $8,000

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.00 Ac.

2. Right of Way Acquisition (Vacant) 0.62 Ac. $50,000 $31,221
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $31,221

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $275,135

DESIGN COSTS 10% of Construction $27,514

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $27,514

CONSTRUCTION ENGINEERING COSTS 15% of Construction $41,270

CONSTRUCTION CONTINGENCY 25% of Construction $68,784

TOTAL RIGHT-OF-WAY (ITEM E) $31,221

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $471,438

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-7
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-8: DEDICATE RIGHT-OF-WAY FOR FUTURE I/C AT W CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM TOTAL TOTAL

NO. DESCRIPTION QUANTITY UNIT UNIT PRICE AMOUNT
Note: A typical diamond I/C is assumed. All measurements are estimate and assumes R/W exist for 4-lane SR 46 mainline. Business & monument relocation is not assumed
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 0 SF $0.15 $0

2. Roadway Excavation 0 CY $15 $0
3. Erosion Control, (i.e. SWPPP) 0 LF $20 $0

TOTAL EARTHWORK $0

B. ROADWAY

1. AC Pavement 0 TONS $90 $0

2. Aggregate Base (AB) 0 CY $45 $0
3. Striping & Signage 0 LF $2.50 $0
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $0

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 0 LF $5 $0

TOTAL DRAINAGE $0

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY
Note: Business on the NW and Monument on the SW relocation are not included in this estimate. This is a part of A4 Cost Estimate
1. Approximate Available Right of Way 0.00 Ac.
2. Right of Way Acquisition (Vacant) 60.00 Ac. $50,000 $3,000,000
3. Right of Way (Occupied on NW and SW Quadrants) 1.00 LS $2,000,000 $2,000,000

TOTAL RIGHT-OF-WAY $5,000,000

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $0

DESIGN COSTS 10% of Construction $0

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $0

CONSTRUCTION ENGINEERING COSTS 15% of Construction $0

CONSTRUCTION CONTINGENCY 25% of Construction $0

TOTAL RIGHT-OF-WAY (ITEM E) $5,000,000

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $5,000,000

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA A-8
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-10: CONSTRUCT A NORTH-TO-WEST ACCELERATION LANE AT E CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: This estimate converts the existing EBLT to an Acceleration lane, and assumes improvements to the NW intx quadrant only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 14,570 SF $0.15 $2,186

2. Roadway Excavation 2.5 1,349 CY $15 $20,236
3. Erosion Control, (i.e. SWPPP) 10,560 LF $20 $211,200

TOTAL EARTHWORK $233,622

B. ROADWAY

1. AC Pavement 0.5 565 TONS $90 $50,813

2. Aggregate Base (AB) 2.0 1,079 CY $45 $48,567
3. Striping & Signage 3,650 LF $2.50 $9,125
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 3 EA $7,000 $21,000

TOTAL ROADWAY $129,505

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 10,560 LF $5 $52,800

TOTAL DRAINAGE $52,800

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.33 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $415,927

DESIGN COSTS 10% of Construction $41,593

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $41,593

CONSTRUCTION ENGINEERING COSTS 15% of Construction $62,389

CONSTRUCTION CONTINGENCY 25% of Construction $103,982

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $665,484

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-10
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-11: CONSTRUCT A NORTH-TO-WEST LEFT-TURN LANE AT E CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvements to the east side of the south leg only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 11,900 SF $0.15 $1,785

2. Roadway Excavation 2.5 1,102 CY $15 $16,528
3. Erosion Control, (i.e. SWPPP) 800 LF $20 $16,000

TOTAL EARTHWORK $34,313

B. ROADWAY

1. AC Pavement 0.5 461 TONS $90 $41,501

2. Aggregate Base (AB) 2.0 881 CY $45 $39,667
3. Striping & Signage 1,000 LF $2.50 $2,500
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $83,668

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 800 LF $5 $4,000

TOTAL DRAINAGE $4,000

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.00 Ac.

2. Right of Way Acquisition (Vacant) 0.27 Ac. $50,000 $13,659
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $13,659

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $121,981

DESIGN COSTS 10% of Construction $12,198

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $12,198

CONSTRUCTION ENGINEERING COSTS 15% of Construction $18,297

CONSTRUCTION CONTINGENCY 25% of Construction $30,495

TOTAL RIGHT-OF-WAY (ITEM E) $13,659

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $208,828

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-11
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-12: CONSTRUCT A SECOND WB THROUGH LANE THRU E CENTRE ST/SR 46 INTX

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvements to the northeast and northwest intx quadrants only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 46,060 SF $0.15 $6,909

2. Roadway Excavation 2.5 4,265 CY $15 $63,972
3. Erosion Control, (i.e. SWPPP) 2,940 LF $20 $58,800

TOTAL EARTHWORK $129,681

B. ROADWAY

1. AC Pavement 0.5 1,785 TONS $90 $160,634

2. Aggregate Base (AB) 2.0 3,412 CY $45 $153,533
3. Striping & Signage 6,160 LF $2.50 $15,400
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $329,567

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 2,940 LF $5 $14,700

TOTAL DRAINAGE $14,700

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 1.06 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $473,948

DESIGN COSTS 10% of Construction $47,395

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $47,395

CONSTRUCTION ENGINEERING COSTS 15% of Construction $71,092

CONSTRUCTION CONTINGENCY 25% of Construction $118,487

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $758,317

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-12
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-13: CONSTRUCT A GRADE SEPARATED I/C AT E CENTRE ST (SR41)/SR 46

(CALTRANS PROJECT) PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM TOTAL TOTAL

NO. DESCRIPTION QUANTITY UNIT UNIT PRICE AMOUNT
Note: A typical I/C is assumed. All measurements are estimate and assumes R/W exist for 4-lane SR 46 mainline.
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 1 LS $50,000 $50,000

2. Import Borrow 225,000 CY $15 $3,375,000
3. Erosion Control, (i.e. SWPPP) 1 LS $200,000 $200,000

TOTAL EARTHWORK $3,625,000

B. ROADWAY

1. AC Pavement 12,600 TONS $90 $1,134,000

2. Aggregate Base (AB) 24,100 CY $45 $1,084,500
3. Striping & Signage 1 LS $500,000 $500,000
4. Highway Lighting 1 LS $50,000 $50,000
5. Utility Relocation 1 LS $300,000 $300,000
6. Miscellaneous Roadway Items (Curb & Gutter, Traffic Control, Landscape, 1 LS $1,000,000 $1,000,000
(Mobilization, etc.)
TOTAL ROADWAY $4,068,500

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage 1 LS $500,000 $500,000

TOTAL DRAINAGE $500,000

D. TRAFFIC SIGNAL

1. Signal Installation (Location) 3 Leg $50,000 $150,000

TOTAL SIGNAL INSTALLATION $150,000

E. BRIDGE STRUCTURE

1. Bridge Structure Overcrossing (two lane cross-section SR 46 overcrossing) 15,000 SF $225 $3,375,000
(1 lane cross-section EB Off-Ramp at San Juan Creek)
TOTAL BRIDGE STRUCTURE $3,375,000

F. RIGHT OF WAY
As part of A-17
1. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
2. Right of Way (Occupied on SE Quadrant and other access modifications) 0.00 LS $1,000,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (A-E) $11,718,500

PRELIMINARY ENGINEERING 15% of Construction $1,757,775

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $1,171,850

CONSTRUCTION ENGINEERING COSTS 15% of Construction $1,757,775

CONSTRUCTION CONTINGENCY 25% of Construction $2,929,625

TOTAL RIGHT-OF-WAY (ITEM F) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $19,335,525

Note: A trumpet type interchange with direct eastbound (northbound) SR 46 East off/on ramps, direct westbound (southbound) SR 46 East off-ramp, and loop on-ramp. A two-lane SR 46
East overcrossing and a single lane San Juan Creek overcrossing (for eastbound SR 46 East off-ramp) has been assumed. The cost opinion for this interchange does not assume
relocation/modification of the Caltrans maintenance yard on the southeast quadrant. Approximate cost opinions have been assumed for access modifications on the southeast quadrant of
this intersection (Cemetery Road) and north of the intersection, along SR 46 East.

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA A-13
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-15: TRAFFIC SIGNAL INSTALLATION AT E CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Traffic signal installation only
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 0 SF $0.15 $0

2. Roadway Excavation 0 CY $15 $0
3. Erosion Control, (i.e. SWPPP) 0 LF $20 $0

TOTAL EARTHWORK $0

B. ROADWAY

1. AC Pavement 0 TONS $90 $0

2. Aggregate Base (AB) 0 CY $45 $0
3. Striping & Signage 0 LF $2.50 $0
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $0

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 0 LF $5 $0

TOTAL DRAINAGE $0

D. TRAFFIC SIGNAL

1. Signal Installation 3 Leg $50,000 $150,000

TOTAL SIGNAL INSTALLATION $150,000

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.00 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $150,000

DESIGN COSTS 10% of Construction $15,000

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $15,000

CONSTRUCTION ENGINEERING COSTS 15% of Construction $22,500

CONSTRUCTION CONTINGENCY 25% of Construction $37,500

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $240,000

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-15
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-16: CONSTRUCT AN EB (NB) SR 46 RIGHT-TURN LANE AT E CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT

A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 25,390 SF $0.15 $3,809

2. Roadway Excavation 2.5 2,351 CY $15 $35,264
3. Erosion Control, (i.e. SWPPP) 1,360 LF $20 $27,200

TOTAL EARTHWORK $66,273

B. ROADWAY

1. AC Pavement 0.5 984 TONS $90 $88,548

2. Aggregate Base (AB) 2.0 1,881 CY $45 $84,633
3. Striping & Signage 1,940 LF $2.50 $4,850
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $178,031

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 1,360 LF $5 $6,800

TOTAL DRAINAGE $6,800

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.58 Ac.

2. Right of Way Acquisition (Vacant) 0.00 Ac. $50,000 $0
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $251,104

DESIGN COSTS 10% of Construction $25,110

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $25,110

CONSTRUCTION ENGINEERING COSTS 15% of Construction $37,666

CONSTRUCTION CONTINGENCY 25% of Construction $62,776

TOTAL RIGHT-OF-WAY (ITEM E) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $401,766

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-16
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-17: DEDICATE RIGHT-OF-WAY FOR FUTURE I/C AT E CENTRE ST/SR 46

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM TOTAL TOTAL

NO. DESCRIPTION QUANTITY UNIT UNIT PRICE AMOUNT
Note: A typical I/C is assumed. All measurements are estimate and assumes R/W exist for 4-lane SR 46 mainline. Caltrans Maintenance yard relocation is not assumed
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 0 SF $0.15 $0

2. Roadway Excavation 0 CY $15 $0
3. Erosion Control, (i.e. SWPPP) 0 LF $20 $0

TOTAL EARTHWORK $0

B. ROADWAY

1. AC Pavement 0 TONS $90 $0

2. Aggregate Base (AB) 0 CY $45 $0
3. Striping & Signage 0 LF $2.50 $0
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 0 EA $7,000 $0

TOTAL ROADWAY $0

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 0 LF $5 $0

TOTAL DRAINAGE $0

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. RIGHT OF WAY
Note: Relocation/modification of Caltrans maintanance yard on the SE quadrant is not included in this estimate. This is a part of A13 Cost Estimate
1. Approximate Available Right of Way 0.00 Ac.
2. Right of Way Acquisition (Vacant) 20.00 Ac. $50,000 $1,000,000
3. Right of Way (Occupied on SE Quadrant and other access modification) 1.00 LS $1,000,000 $1,000,000

TOTAL RIGHT-OF-WAY $2,000,000

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $0

DESIGN COSTS 10% of Construction $0

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $0

CONSTRUCTION ENGINEERING COSTS 15% of Construction $0

CONSTRUCTION CONTINGENCY 25% of Construction $0

TOTAL RIGHT-OF-WAY (ITEM E) $2,000,000

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $2,000,000

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-17
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-19: CONSTRUCT CENTRE ST IMPROVEMENTS, B/W FIRST ST AND TOBY WY

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvement assumes "new" 12' EB/WB travel lns, 14' TWLTL; 8' parking, 6' bike lns, 5' sidewalks on N/S sides; Transition 250' W/E of 1st St and Toby Wy, respectively
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 76 3,000 228,000 SF $0.15 $34,200

2. Roadway Excavation 76 3,000 2.3 19,422 CY $15 $291,333
3. Erosion Control, (i.e. SWPPP) 6,000 6,000 LF $20 $120,000

TOTAL EARTHWORK $445,533

B. ROADWAY

1. AC Pavement 76 3,000 0.5 8,835 TONS $90 $795,150

2. Aggregate Base (AB) 76 3,000 1.8 15,200 CY $45 $684,000
3. Striping & Signage 18,000 18,000 LF $2.50 $45,000
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 6,000 6,000 LF $30 $180,000
6. Sidewalk 5 6,000 30,000 SF $6 $180,000
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 100 30 EA $7,000 $210,000

TOTAL ROADWAY $2,094,150

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 3,000 3,000 LF $35 $105,000

2. Roadway Ditch 0 LF $5 $0

TOTAL DRAINAGE $105,000

D. TRAFFIC SIGNAL

1. Signal Installation 0 Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. BRIDGE STRUCTURE

1. Bridge Structure Overcrossing (New structure adjacent to existing 13,600 SF $225 $3,060,000
at San Juan Creek)
TOTAL BRIDGE STRUCTURE $3,060,000

F. RIGHT OF WAY

1. Approximate Available Right of Way 1.51 Ac.

2. Right of Way Acquisition (Vacant) 4.41 Ac. $50,000 $220,481
3. La Salsa Market and other developed parcel relocation 1.00 LS $2,000,000 $2,000,000

TOTAL RIGHT-OF-WAY $2,220,481

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (A-E) $5,704,683

DESIGN COSTS 10% of Construction $570,468

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $570,468

CONSTRUCTION ENGINEERING COSTS 15% of Construction $855,702

CONSTRUCTION CONTINGENCY 25% of Construction $1,426,171

TOTAL RIGHT-OF-WAY (ITEM F) $2,220,481

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $11,347,973

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA A-19
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-20: CONSTRUCT A PEDESTRIAN BRIDGE AT SAN JUAN CREEK

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: Improvement assumes "new" 16' wide bridge, adjacent to the existing bridge.
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing SF $0.15 $0

2. Roadway Excavation CY $15 $0
3. Erosion Control, (i.e. SWPPP) LF $20 $0

TOTAL EARTHWORK $0

B. ROADWAY

1. AC Pavement TONS $90 $0

2. Aggregate Base (AB) CY $45 $0
3. Striping & Signage LF $2.50 $0
4. Median Curb LF $15 $0
5. Curb and Gutter LF $30 $0
6. Sidewalk SF $6 $0
7. Median/Planting Strip/Landscape SF $8 $0
8. Street Lighting (Single Head) EA $7,000 $0

TOTAL ROADWAY $0

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) LF $35 $0

2. Roadway Ditch LF $5 $0

TOTAL DRAINAGE $0

D. TRAFFIC SIGNAL

1. Signal Installation Leg $50,000 $0

TOTAL SIGNAL INSTALLATION $0

E. BRIDGE STRUCTURE

1. Bridge Structure Overcrossing (New structure adjacent to existing 4,200 SF $225 $945,000
at San Juan Creek)
TOTAL BRIDGE STRUCTURE $945,000

F. RIGHT OF WAY

1. Approximate Available Right of Way Ac.

2. Right of Way Acquisition (Vacant) Ac. $50,000 $0
LS $0

TOTAL RIGHT-OF-WAY $0

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (A-E) $945,000

DESIGN COSTS 10% of Construction $94,500

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $94,500

CONSTRUCTION ENGINEERING COSTS 15% of Construction $141,750

CONSTRUCTION CONTINGENCY 25% of Construction $236,250

TOTAL RIGHT-OF-WAY (ITEM F) $0

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $1,512,000

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls

Shandon, San Luis Obispo County, CA A-20
Wood Rodgers, Inc. Analyst: N Nessar
 Prepared by Wood Rodgers
Date 12/22/2010

A-21: TRAFFIC SIGNAL INSTALLATION AT SHANDON HWY (SR 41)/W CENTRE ST

PRELIMINARY COST ESTIMATE

Shandon Community Plan

ITEM QUANTITY (FT) TOTAL TOTAL

NO. DESCRIPTION WIDTH LENGTH DEPTH SPACING QUANTITY UNIT UNIT PRICE AMOUNT
Note: All turn lanes are assumed to be reconstructed to standard deceleration/acceleration lengths
A. EARTHWORK & DEMOLITION

1. Clearing and Grubbing 13,000 SF $0.15 $1,950

2. Roadway Excavation 2.5 1,204 CY $15 $18,056
3. Erosion Control, (i.e. SWPPP) 1,300 LF $20 $26,000

TOTAL EARTHWORK $46,006

B. ROADWAY

1. AC Pavement 0.5 504 TONS $90 $45,338

2. Aggregate Base (AB) 2.0 963 CY $45 $43,333
3. Striping & Signage 3,000 LF $2.50 $7,500
4. Median Curb 0 LF $15 $0
5. Curb and Gutter 0 LF $30 $0
6. Sidewalk 0 SF $6 $0
7. Median/Planting Strip/Landscape 0 SF $8 $0
8. Street Lighting (Single Head) 4 EA $7,000 $28,000

TOTAL ROADWAY $124,171

C. ROADWAY DRAINAGE ONLY

1. Roadway Drainage (Pipe System) 0 LF $35 $0

2. Roadway Ditch 1,300 LF $5 $6,500

TOTAL DRAINAGE $6,500

D. TRAFFIC SIGNAL

1. Signal Installation 3 Leg $50,000 $150,000

TOTAL SIGNAL INSTALLATION $150,000

E. RIGHT OF WAY

1. Approximate Available Right of Way 0.00 Ac.

2. Right of Way Acquisition (Vacant) 0.30 Ac. $50,000 $14,922
3. Acquisition Assistance 0.00 Ac. $5,000 $0

TOTAL RIGHT-OF-WAY $14,922

CONSTRUCTION AND RIGHT-OF-WAY COST ESTIMATE SUMMARY

CONSTRUCTION SUBTOTAL (ITEMS A-D) $326,677

DESIGN COSTS 10% of Construction $32,668

ENVIRONMENTAL DOCUMENTATION COSTS 10% of Construction $32,668

CONSTRUCTION ENGINEERING COSTS 15% of Construction $49,002

CONSTRUCTION CONTINGENCY 25% of Construction $81,669

TOTAL RIGHT-OF-WAY (ITEM E) $14,922

GRAND TOTAL (SUBTOTAL + CONTINGENCY + ROW) $537,606

8403.001 - Shandon Community Plan Update J:\Jobs\8403-ShandonCP\001-TS\Traffic\Estimates\8403-ShandonCP_ItemizedCostEstimate_20101221.xls
Shandon, San Luis Obispo County, CA A-21
Wood Rodgers, Inc. Analyst: N Nessar
 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Appendix Exhibit F – “Cumulative Base (Year 2035) plus Project” Traffic

Operations Summary

WR# 8403.001 December 2010

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

“CUMULATIVE BASE (YEAR 2035) PLUS PROJECT” CONDITIONS

The term “project”, as used in this section, refers to the Year 2035 Buildout of the Shandon CP
Reduced Compact Development land plan, as forwarded by the County on November 9, 2010.
Attachment 1 illustrates the Year 2035 land use assumptions. The November 9, 2010 land use
assumptions were used to create an updated “Cumulative Year 2035 plus Project” traffic model.
Attachment 2 illustrates the “Cumulative Year 2035 plus Project” Average Daily Traffic (ADT)
traffic model plot. This updated model was used to develop AM and PM peak hour traffic forecasts
at all study intersections under “Cumulative Base (Year 2035) plus Project” conditions. Figure 1
illustrates the preferred alternative “Cumulative Base (Year 2035) plus Project” intersection traffic
volumes.
INTERSECTIONS
“Cumulative Base (Year 2035) plus Project” intersection operations were quantified under
“Cumulative Base (Year 2035) plus Project” traffic volumes (shown on Figure 1) and existing
intersection lane geometrics and control (shown on Figure 2). Table 1 presents the resulting
intersection LOS.
Table 1. “Cumulative Base (Year 2035) plus Project” Conditions: Intersection Level of Service
AM Peak Hour PM Peak Hour Friday PM Pk Hr
Control
# Intersection: Delay Wrnt Delay Wrnt Delay Wrnt
Type1 LOS 2
LOS LOS
(S/V)2 Met?3 (S/V) Met? (S/V) Met?
W Centre St-McMillan Canyon
1 N/S Stop F4 OVFL5 Yes F OVFL Yes F OVFL Yes
Rd/SR 46
2 E Centre St (SR 41)/SR 46 NB Stop F 410.7 Yes F OVFL Yes F OVFL Yes
3 Shandon Hwy(SR 41)/W Centre St NB Stop B 12.3 No C 15.6 No C 16.6 Yes
4 1st St/Centre St (SR 41) N/S Stop C 17.1 No F 51.2 Yes F 58.8 Yes
5 Toby Way/E Centre St (SR 41) N/S Stop B 14.8 No D 27.1 Yes D 31.3 Yes
6 San Juan Rd/E Centre St (SR 41) NB Stop A 9.9 No B 11.5 No B 12.1 No
7 San Juan Rd/Toby Way AWSC A 7.2 No A 7.2 No A 7.2 No
8 US 101 SB-Ramps/SR 46 East6 Signal F 178.2 - F 352.2 - F 463.3 -
9 US 101 NB-Ramps/SR 46 East6 Signal F 443.7 - F 498.9 - F 659.4 -
Notes: 1. Stop = Stop Control, AWSC = All-Way Stop Control, S/V = Seconds / Vehicle
2. For TWSC intersections, “Worst-Case” movement delays (in seconds/vehicle) are indicated. “Average” control delays (in seconds/vehicle)are
indicated for AWSC and Signalized intersections
3. Wrnt = California MUTCD based Peak-hour-Volume Based Warrant #3 (Rural Area)
4. Bold values represent operations worse than agency-adopted minimum LOS standards.
5. OVFL = indicates delays > 999.9 seconds / vehicle.
6. Signalized intersections 8 and 9 (located in Paso Robles) were analyzed using Synchro 7.

WR# 8403.001 December 2010

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Figure 1. “Cumulative Base (Year 2035) plus Project” intersection traffic volumes

WR# 8403.001 December 2010

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

Figure 2. Existing Intersection Lane Geometrics and Control

WR# 8403.001 December 2010

 Shandon Community Plan Update
Draft Transportation Impact Fee (TIF) Program

As shown in Table 1, the unsignalized SR 46 East study intersections with West Centre Street-
McMillan Canyon Road, East Centre Street (SR 41), US 101 Southbound Ramps and US 101
Northbound Ramps are projected to operate at “Cumulative Base (Year 2035) plus Project” AM, PM
and Friday PM peak hour LOS “F” conditions. The Centre Street intersections with 1st Street and
Toby Way are projected to operate at “Cumulative Base (Year 2035) plus Project” PM and Friday
PM peak hour LOS “D” or worse conditions. All other study intersections are projected to operate at
an “average” and “worse-case movement AM, PM and Friday PM peak hour LOS “C” or better
conditions under “Cumulative Base (Year 2035) plus Project” conditions with the existing lane
geometrics and control. California MUTCD based traffic signal Peak Hour Warrant 3 (rural areas) is
projected to be met at the West Centre Street-McMillan Canyon Road/SR 46, East Centre Street
(SR 41)/SR 46, Shandon Highway (SR 41)/West Centre Street, 1st Street/Centre Street (SR 41), and
Toby Way/East Centre Street (SR 41) under “Cumulative Base (Year 2035) plus Project” AM, PM
and/or Friday PM peak hour conditions.
ROADWAY SEGMENTS
“Cumulative Base (Year 2035) plus Project” roadway operations under existing roadway capacity
configurations were quantified utilizing roadway ADT-based LOS thresholds. The results are
summarized in Table 2.
Table 2. “Cumulative Base (Year 2035) plus Project” Conditions: Roadway Levels of Service
AM (PM)
Fri PM Pk
Peak
Hour
Hour
Existing Functional Percent
# Roadway/Highway Segment Percent LOS LOS
Capacity Configuration1 Time
Time
Spent
Spent
Following
Following
1 SR 46 – McMillan Cnyn Rd. to E Centre St (SR 41) Two-Lane-Hwy/Exprwy 79.3(86.1)3 D(E) [94.9] [F]
2 SR 41 (W Centre St) – Shandon Hwy. to 1st St Two-Lane Rural Highway 40.2(52.0) B(B) [53.5] [B]
3 SR 41 (E Centre St) – 1st St to Toby Way Two-Lane Rural Highway 46.8(62.2) B(C) [63.4] [C]
4 SR 41 (E Centre St) – Toby Way to SR 46 Two-Lane Rural Highway 34.5(40.4) A(B) [41.5] [B]
5 SR 41 (Shandon Hwy) – south of W Centre St Two-Lane Rural Highway 16.4(18.4) A(A) [22.5] [A]
6 W Centre St – SR 46 to Shandon Hwy.(SR 41) Two-Lane Rural Highway 41.8(52.3) B(B) [53.4] [C]
Peak
AADT LOS Month LOS
ADT
Two-Lane Arterial 7,700 C 8,000 A
6 W Centre St – SR 46 to Shandon Hwy.(SR 41)
Two-Lane Collector/Local 7,700 C 8,000 C
7 San Juan Rd – South of E Centre St Two-Lane Collector 1,400 A 1,400 A
Notes: 1Roadway Classifications are based on the Shandon Community Plan, SR 41 TCR and SR 46 TCR
The segment of SR 41 (E Center St) b/w 1st St and SR 46 acts like a County Arterial, but is evaluated as a two-lane State highway.
The W Centre St segment b/w SR 46 and Shandon Hwy has been evaluated both as two-lane rural highway and two-lane County arterial.
AADT = Annual Average Daily Traffic, Peak Month ADT = Seasonal Peak Month Average Daily Traffic LOS = Level of Service.
XX.X(XX.X) = Weekday AM (Weekday PM) peak hour Percent Time Spent Following as computed using utilizing HCS+ Software
[XX.X] = Friday PM peak hour period Percent Time Spent Following as computed using utilizing HCS+ Software
Bold values represent operations worse than agency-adopted minimum LOS standards.

As shown in Table 2, the SR 46 East segment between West Centre Street and East Centre Street
(SR 1) is projected to operate at “Cumulative Base (Year 2035) plus Project” AM, PM, and Friday
PM peak hour LOS “D” or worse conditions (on a percent-time-spent-following basis). The
remaining study roadway/highway segments are projected to operate at “Cumulative Base
(Year 2035) plus Project” LOS “C” or better conditions on an AADT and Friday/Seasonal peak
month ADT basis. The cumulative recommended improvement and mitigation measures discussed in
the February 2010 EIR TIS (and Appendix Exhibit B of this memorandum) are projected to provide
sufficient capacity to accommodate the updated year 2035 land use plan-based traffic impacts.

WR# 8403.001 December 2010

 ATTACHMENT 1
SHANDON COMMUNITY PLAN LAND USE QUANTITIES BY TRAFFIC ANALYSIS ZONE
PER COUNTY'S EMAIL ON NOVEMBER 9, 2010

Model LU Category Per County's Email on Nov 30, 2010, file Revision to Shandon TIF land use Quantities by TAZ.xls
SFDU MFDU MH RET OFFICE INDST HOTEL/Motel SCHOOL PUBLIC PARK AG
TAZ (DU) (DU) (DU) (KSF) (KSF) (KSF) (Acres) (STUDENT) (Acres) (ACRES) (ACRES) LAND OWNER Comments:
501 0 0 0 20.0 0.0 3.7 0.0 0 0.0 0.0 0.0 Peck Ranch 50% of Peck Ranch Com Ser was assumed
502 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 20.0 Peck Ranch
503 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 70.0 Peck Ranch
504 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 10.0 Peck Ranch
505 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 110.0 Peck Ranch
506 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 10.0 Peck Ranch
507 182 41 0 0.0 15.7 41.1 0.0 0 0.0 0.0 35.4 Peck Ranch SFDU + 50% of MU DU was assumed
508 118 81 0 44.3 39.2 0.0 0.0 0 0.0 19.0 0.0 Esterlla/Peck Ranch 50% of MU DU was assumed
509 136 0 0 6.2 3.0 0.0 0.0 0 0.0 0.0 0.0 Esterlla 6 Acres Public Facility
510 17 0 1 0.0 0.0 0.0 0.0 0 0.0 0.0 50.0 Cholame
511 48 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Esterlla
512 67 42 0 7.4 5.2 6.6 0.0 0 0.0 0.0 6.8 Fallingstar I
513 2 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Cholame
514 1 0 1 18.1 0.0 3.7 0.0 0 0.0 0.0 0.0 Cholame
530 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 78.6 Truesdale
531 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 157.8 Truesdale
532 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Gateway
533 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 79.0 Truesdale
534 101 0 1 0.0 0.0 0.0 0.0 0 0.4 0.0 0.0 Heights Existing Church (needs verification)
535 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 78.0 Truesdale
536 26 0 0 0.0 0.0 0.0 0.0 548 0.0 0.0 0.0 Heights Cumulative number of student is pending
537 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 77.5 Truesdale
538 100 0 0 15.1 3.0 0.0 0.0 0 0.3 0.0 0.0 San Juan Existing Church and Hotel (needs verification)
539 60 29 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Fallingstar I/San Juan
540 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Peaceful Valley
541 34 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Peaceful Valley
542 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Peaceful Valley
543 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Peaceful Valley
544 0 67 0 20.3 5.7 5.1 0.0 0 0.0 0.0 0.0 Fallingstar I
545 175 57 0 0.0 0.0 0.0 0.0 828 0.0 2.9 0.0 Fallingstar I
546 34 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 49.0 Halpin
547 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Cholame 100.3 Acres Industrial Reserve
548 16 0 0 0.0 9.6 44.0 0.0 0 0.0 0.0 0.0 Halpin
549 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 Halpin
550 0 0 0 0.0 0.0 0.0 0.0 0 0.0 0.0 74.3 Halpin

Total 1,117 317 3 131.4 81.4 104.2 0.0 1,376 0.7 21.9 906.4
Notes:
1. SFDU = Residential Suburban/Single Family, MFDU = Multi Family Residential, RET = Commercial Retail, Office = Commercial Service, INDST = Industrial, MU = Mixed Use
2. DU = Dwelling Units, KSF = 1,000 Square Feet
3. For Mixed Use, 50% was assumed to be Commercial Retail (RET) and 50% Commercial Service (Office)
4. Total dwelling units include existing units on existing developed land
5. Land use quantities were obtained from the Shandon Community Project Description, dated January, 2009
6. There are approximately 290 students within the existing Shandon Community Elementary, Junior High/High School
7. Land use quantities were allocated to TAZs across different planning areas based on use of average densities and prorated within each TAZ in accordance with the Shandon Community Plan Land Use as included as part of
Alternative 6.3 - Compact Development, received on April 06, 2010, from Rincon Consultants

Total LU Estimates for TIF Calculation

311 0 1 6.2 3.0 0.0 0.0 548.0 0.4 0.0 0.0 Existing
302 195 0 27.7 10.9 11.7 0.0 828.0 0.0 2.9 6.8 Fallingstar I
16 0 0 0.0 9.6 44.0 0.0 0.0 0.0 0.0 74.3 Halpin
300 122 0 64.3 54.9 44.8 0.0 0.0 0.0 19.0 255.4 Peck Ranch
188 0 2 33.2 3.0 3.7 0.0 0.0 0.3 0.0 569.9 Other

8403.001 - Shandon Community Plan Update

CP Buildout LU Quantities by Zone J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\LandUse\SC35-LU-Alt_7_20101213.xls SC35 Quantities
Wood Rodgers, Inc. Analyst: N Nessar
 ATTACHMENT 2
UPDATED SHANDON CP CUMULATIVE (YEAR 2035) PLUS PROJECT ADT MODEL PLOT
YEAR 2035 SHANDON SC LAND USE ASSUMPTIONS, PER COUNTY'S EMAIL ON NOVEMBER 9, 2010
TIF MODEL ADT FORECASTS

284
284

4
58

4
13

58
13
11 53
9

3
11

95
0
11953

2 05

0
2 05
14723 11953 11953 11953 11953
1

0
0
0 2 514 0

0
0
14723 11953 504 11953 11953

0
0
3 1 547
0 2 1 0

2
2
506

4
4
3 52 10513
2945
2945

502 1

0
0
0
38 0

0
52 510 10
501 38 0

48
48
54
54

0
678
678

2
2

0
0
0
65

0
0

48
48
54 0
20 65 226
0 00

4
4
195 54 0 20

54
54
0 505 1 1 507
0 470 1279 140 140 79 226 0
4
503 0 1 1 195 508 509 512 18 79 0 0

226
470

226
0 1279 18

714
140 140

1163
1163

714
696
511 78

386
696

386
14
14

955
955

150
10
10

150
78 96 50 548

3
3

394
394
2
2
0 0 28

75 3
6

75 3
9 19 50

275
275
0 0 28

1163
1163

150
2963 2969

696
2969

696
3208 3221 544 1 9

150
3231

78
78

0
3231 3598 3771

0
107
2963 3496 3254

107
2969 2969 3208 4323 4225

417
3221

417
1006
1006
3231

477
477
3231 3598 3771 92 92 297
3496 3254 4323 4225 0

1305
1305
10

554
554
10

897
897
92 92

17
17
297

0
0
0

479
479
477
477
52 52 52 52 52

307

291
0

307

291
0 0

326
326
569 569 606
569 569 606

0
0
530

94
0 532 534 37 52 52 52 52 52

1006
0

9
1006
0 536

94
39 1170 2
37 538

9
545 0

17
17
539 1170

0
0
549

0
0
39 2

174
174
33
0

33
0

20
8

42
42

327
327
4 4 4

20
4

0
10

0
0 8 40 131
4 4 4 79 27 1
4 10 40 10 0 0

487 487
0 487
131

9
79

0
5

0
27

15

135
135
0 1

9
0 10 0 0

15
540 541
0

487
0

0
8

2
0
0
22

8
8

0
0
5
5
2
1006

2
1006

7
2

7
138

0
0

10
10
319
319
16
16
22 2 2 138

488
488

0
0

138
138
0
0
12 0 2
531 8 3 7

0
533 535 0 0

0
12 9 543 0 550
0 8 2 3 7 537 0 13
995
995

0 9 0 0
0 546 0
0 13
542
0
0

0
0
0
0

0
0

0
0

0
0

0
0

479
479
995
995

306
306
5 5 5 5 5 5 5 5 5
5 5 5
5 5 5 5 5 5 5
1000
1000

0
0

0
0
0
0

484
484

306
306
1000
1000

0
0

0
0

0
0

306
306
0
0
1000
1000

0
0

0
0

484
484
0
0

0
0

6
0

8
0

11 10 9 7

J:\Jobs\8403-ShandonCP\001-TS\Traffic\Models\Cube\SC35\Alt_7\SC35_DAILY.NET Thu 23 Dec 2010

WR# 8403.001, Analyst: N Nessar
Licensed to Wood Rogers