Environmental Impact Report – Eir 14-01 Specific Plan – Sp 14-01 Tentative Parcel Map – Lom 599 Preliminary Development Plan – Dr 13-14

CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT

DATE: September 9, 2015

TO: TO: Members of the Planning Commission

FROM: Lucille T. Breese, AICP, Planning Manager

RE: McGaelic Central Coast Business Park ENVIRONMENTAL IMPACT REPORT – EIR 14-01 SPECIFIC PLAN – SP 14-01 TENTATIVE PARCEL MAP – LOM 599 PRELIMINARY DEVELOPMENT PLAN – DR 13-14

AGENDA ITEM NO. 1

A request, by Chad Penrod, representing The McGaelic Group, for Planning Commission review and consideration of:

1) EIR 14-01 – Final Environmental Impact Report (EIR) which was prepared for the project and circulated through the State Clearinghouse (SCH No. 2014021048) pursuant to the requirements of the California Environmental Quality Act (CEQA);

2) SP 14-01 – Specific Plan for a twelve lot industrial subdivision including utility improvements and landscaping for the subdivision common area for a business park containing a mixture of manufacturing, warehouse, hangar/storage space and office uses, including private roads;

3) LOM 599 – Tentative Parcel Map to subdivide the existing 40-acre site into twelve developable parcels; and

4) DR 13-14 – Preliminary Development Plan for a twelve lot industrial subdivision including utility improvements and landscaping for the subdivision common area, for a business park containing a mixture of manufacturing, warehouse, hangar/storage space and office uses, including private roads.

The property is approximately 40-acres in size and located on the north side of West Central Avenue between V Street and Barton Avenue (Assessor Parcel Numbers: 093- 450-014, -015, and -016).

Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 2

Site Data:

1. Property Owner ...... The McGaelic Group 2. Site Location ...... West Central Avenue 3. Assessor Parcel Number ...... 093-450-014, -015, and -016 4. Site Zoning ...... Business Park (BP) 5. General Plan Designation ...... Business Park (BP) 6. Site Use ...... Agriculture 7. Surrounding Uses/Zoning ...... North: Public Facilities / PF South: Low Density Residential / R-1 East: Public Facilities / PF West: Business Park / BP

Project Location Map

I. Environmental Review

Environmental Impact Report (EIR 14-01 - SCH. No. 2014021048)

An Environmental Impact Report (EIR) has been prepared for the proposed Central Coast Business Park by Meridian Consultants, under contract with the City of Lompoc. The document was prepared pursuant to the provisions of the California Environmental Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 3

Quality Act (CEQA). The purpose of the EIR is to evaluate the project and identify potential environmental impacts on the community.

A Notice of Preparation (NOP) was prepared and circulated by the City of Lompoc between February 24, 2014 and March 24, 2014 for the required 30-day review period.

The Draft EIR was circulated to the State Clearinghouse on June 19, 2015 for distribution to responsible agencies. A Notice of Availability was filed with the Santa Barbara County Clerk of the Board, posted on the project site, and mailed to interested parties on June 22, 2015 advising that the EIR was available for public review and comment. The public review period for comments began on June 22, 2015 and ended on August 5, 2015.

Based upon a review of the project and the CEQA Initial Study checklist, an EIR was prepared for the project. Impacts identified as Significant and Unavoidable are those which cannot be avoided or lessened to a level of insignificance (or a less than significant level) by implementing mitigation measures or feasible alternatives. If the Planning Commission recommends that the City Council certify the Final EIR and approve the Specific Plan, Tentative Parcel Map, Development Plan, then a Statement of Overriding Considerations will be required for those impacts which are Significant and Unavoidable.

On January 1, 1989, Public Resources Code, Section 21081.6 became effective, requiring that the lead agency adopt a reporting or monitoring program to ensure implementation of mitigation measures outlined in a certified Final EIR. Impacts identified as Significant Impacts that can be lessened to a Less than Significant category utilizing Mitigation Measures are included in a Mitigation Monitoring and Reporting Program (MMRP). A MMRP has been prepared and is presented to the Commission for review and recommendation to the City Council to certify the Final EIR for this project (Exhibit C of Attachment No. 1).

Significant and Unavoidable Environmental Impacts

Section 4.2 – Agricultural Resources

Implementation of the proposed project would cumulatively contribute to the depletion of approximately 38 net acres of Prime Farmland, which represents approximately 8 percent of Prime Farmland within the City’s jurisdiction. Although the proposed project would convert a small portion of the Prime Farmland inventoried by the Department of Conservation (DOC) within the City, any conversion represents an impact to agricultural production and loss of prime agricultural lands. Therefore, the proposed project in combination with the buildout of cumulative projects would contribute cumulatively and impacts would be significant.

No feasible mitigation is available to mitigate the significant loss of Prime Farmland. Therefore this impact has been found to be Significant and Unavoidable. A Statement of Overriding Considerations (SOC) will need be adopted for approval of the project. A draft SOC is included with Resolution No. 811 (15) for review and recommendation to the City Council.

Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 4

Potentially Significant Environmental Impacts

Section 4.3 – Air Quality & Greenhouse Gas Emissions

This section discusses generation of air pollutants during the construction and operation of the proposed business park. Once fully occupied, the project would result in GHG emissions, primarily CO2, CH4, and N2O, as a result of fuel combustion from building heating systems, landscaping equipment, and motor vehicles. The proposed Mitigation Measures would reduce potential greenhouse gas emissions generated by the proposed project. Therefore, impacts would be Less than Significant with mitigation incorporated.

Section 4.5 – Hazards and Hazardous Materials

This section discusses the potential for the project to create or expose people or structures to hazards and hazardous materials. While it is likely that residual pesticide levels on the Central Coast Business Park area would be below levels of concern, the potential does exist for individual parcels to be contaminated from past agricultural uses. Consequently, potential impacts are considered to be significant. To minimize any potential exposure of unidentified sources of contamination to workers during construction activities, the proposed Mitigation Measures would reduce potential impacts to Less than Significant.

Section 4.6 – Geology and Soils

This section discusses the potential for the project to expose people or structures to unstable soil conditions, or create hazardous soil conditions. Alluvial soils underlying the project site and surrounding area are considered to have a low expansion potential. However, soils with a higher expansion potential than those that exist at the project site may be present throughout the Lompoc Valley. The proposed Mitigation Measures would require final geotechnical studies to ensure that expansive soils do not impact individual improvements on the project site, and would reduce potential impacts to Less than Significant.

Section 4.8 – Noise

This section discusses compatibility with the City of Lompoc's General Plan and Municipal Code policies regarding noise. Noise generation from construction activities and from the truck loading and unloading docks during operation of the project were identified as two areas where the project would have potentially significant impacts. Mitigation Measures have been included to reduce construction noise and operational noise on sensitive receptors to reduce impacts to a Less than Significant level.

Section 4.1 – Transportation and Circulation

This section was based upon a Traffic Study prepared by Associated Transportation Engineers in May of 2014. The study analyzes existing traffic patterns and additional traffic that will result with the addition of the project. Per the study, the Central Avenue/H Street intersection is forecasted to operate in the “Level of Service” (LOS) “D range” (on a Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 5

scale of A to F) during the PM peak hour period with Cumulative and Cumulative plus Project traffic conditions, and would therefore result in a potentially significant impact. However, the potential impact would be reduced to Less than Significant with the proposed Mitigation Measure which requires the proposed project to fund its fair share contribution of fees for this improvement.

Section 4.11 – Solid Waste

To ensure the project would comply with federal, state, and local statutes and regulations related to solid waste, Mitigation Measures are proposed that would require each individual development proponent to implement a waste diversion program. The project would be required to divert up to 75 percent of its operational solid waste by 2020. Since the project would implement mitigation similar to regulations set forth in the Countywide Integrated Waste Management Plan (CIWMP) and other local and state regulations, impacts would be Less than Significant.

Effects Found Not to be Significant

Section 7.0 identifies Environmental Effects Found Not to Be Significant. These include: Biological Resources, Cultural Resources, Hydrology and Water Quality, Mineral Resources, Public Services, Population and Housing, Recreation, and Utilities and Service Systems. The analysis of items under each of these headings is included in the Draft EIR.

Comments

Comments on the Draft EIR were received from the following agencies/individuals:

1) State of California, Office of Planning and Research (August 6, 2015) Scott Morgan, Director, State Clearinghouse

2) State of California, Department of Transportation (August 4, 2015) Philip Crimmins, Aviation Environmental Specialist

3) State of California, Department of Transportation (August 4, 2015) Adam Fukushima, Development Review, Caltrans District 5

4) Santa Barbara County Association of Governments (July 1, 2015) Andrew P. Orfila, Senior Transportation Planner

5) County of Santa Barbara (August 3, 2015) Mona Miyasato, County Executive Officer

6) County of Santa Barbara Fire Department (July 17, 2015) Ray Navarro, Fire Marshal

7) Santa Barbara County Air Pollution Control District (August 7, 2015) Carly Barham, Air Quality Specialist Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 6

8) Santa Ynez Band of Mission Indians, Tribal Elders Council (August 15, 2015) Tonie Flores, Chairperson

Responses were prepared to the comments and are included in Section 2.0 of the Final EIR. These documents are presented to the Commission for review and recommendation to the City Council for certification of the Final EIR for the project (Exhibit A of Attachment No. 1).

Alternatives

The Environmental Impact Analysis, of the EIR concluded that proposed project implementation would result in a significant and unavoidable loss of agricultural land. In response to this unavoidable impact, the City identified and considered several alternatives to the proposed project to determine if these alternatives could avoid or substantially lessen this significant impact. Alternatives analyzed include the no project/no development alternative, a no project/existing zoning alternative, and a 50 percent reduced footprint alternative.

The analysis of the project alternatives concluded that the No Project/No Development Alternative and the 50 Percent Reduced Footprint were identified as the environmentally superior alternatives, however they would not meet the project’s purpose and the objectives that support the project’s purpose to the same extent as the project. Additionally, the 50 Percent Reduced Footprint would not avoid or significantly reduce significant loss of agricultural land in the region identified for the proposed project.

II. Conformance With Adopted Policies

The proposed project includes a request for the approval of three entitlements: 1) a Specific Plan (SP 14-01), 2) a Tentative Parcel Map (LOM 599), and 3) a Preliminary Development Plan (DR 13-14). All of these elements must conform to the City’s General Plan, Zoning Ordinance, and Subdivision Ordinance requirements.

Specific Plan (SP 14-01)

The purpose of a specific plan is to provide for the systematic implementation of General Plan goals and policies for particular areas within the City—namely, larger areas that require a more comprehensive evaluation. Specific plans are intended to serve as regulatory documents that establish regulations, programs, and procedures for the systematic implementation of the General Plan goals and policies that apply to the specified area.

The proposed Central Coast Business Park Specific Plan (CCBPSP) facilitates development of a master-planned business park that includes a variety of manufacturing, warehouse, hangar/storage, and office space.

The CCBPSP includes development standards and design guidelines for architecture, storefront design, landscaping, and signs that would be applied within the business park. Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 7

The development and design standards are broken into two “architectural theme areas.” The exterior parcels abutting Central Avenue, V Street and Barton Avenue would have an agricultural theme, with rural, agricultural related materials and forms. The parcels at the back of the development, abutting the airport and Avila Court, would have an industrial theme similar to buildings currently constructed within the Lompoc Airport.

In addition to the parcel-level development standards, the CCBPSP also lays out a comprehensive design for communal elements of the business park such as vehicle, bicycle and pedestrian circulation elements; water, electric, sanitary and gas utility connections; common area (peripheral) landscaping; street lighting; and site identity monument signage and addressing.

The CCBPSP sets the stage for a simplified parcel-by-parcel development approach. The developer will be responsible for the construction of the underlying infrastructure (roads and electric, water, sanitary connections up to the individual parcels etc.). However, after the completion of this framework, individual parcel owners will be able to approach the City for a building permit for construction, as long as they meet all of the Specific Plan standards and are within one of the “permitted uses” (Specific Plan Table 2.0 Permitted and Conditional Uses). This process shortens the timeframe for new businesses to come into the City at the business park.

It should be noted that those uses that require a Conditional Use Permit would require review and approval by the Planning Commission prior to building permits. Additionally, parcels that intend to utilize the airport access would require further negotiation with the City to achieve access prior to building permits.

Conformance with General Plan

The Central Coast Business Park Specific Plan (CCBPSP) is intended to implement the goals and policies of the City’s General Plan Elements including Land Use, Circulation, Conservation and Open Space, Noise, Safety, Parks and Recreation, Public Services, Urban Design and Economic Development. A General Plan Consistency Analysis was performed for the proposed project in Section 4.7 Land Use and Planning in the EIR. The project was determined to be consistent with the policies in the General Plan and no Mitigation Measures were required.

Conformance with Zoning Ordinance

Pursuant to Section 17.080.040, the development standards and regulations contained in a Specific Plan shall replace and supplement the standards contained in the Zoning Ordinance. Standards in the Specific Plan are consistent with development standards in the Industrial zone. The permitted use list has been expanded and the project architecture has been delineated. Staff recommends the Planning Commission adopt Resolution No. 812 (15) recommending the City Council adoption of the Specific Plan based on the finding of fact in the resolution.

Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 8

Tentative Parcel Map (LOM 599)

The Tentative Parcel Map proposes to subdivide the existing 40 acre site into twelve developable parcels to facilitate the development of the business park. It is anticipated that the lots will be sold and developed on an individual basis.

Conformance with Subdivision Ordinance

Section 16.24.030 of the Subdivision Ordinance requires Subdivision Review Board (SRB) review of subdivisions with development plans for conformance with the design criteria listed in the Ordinance. The SRB is required to report its findings to the Planning Commission. The proposed Tentative Parcel Map plans were routed to the SRB on July 29, 2015, and reviewed at the August 18, 2015 DRB/SRB meeting. The SRB recommends that the Planning Commission adopt Resolution No. 813 (15) recommending approval of the proposed Tentative Map based on the findings of fact in the Resolution and with the attached conditions of approval.

Preliminary Development Plan (DR 13-14)

Conformance with General Plan

A General Plan Consistency Analysis was performed for the proposed project in Section 4.7 Land Use and Planning in the EIR. The project was determined to be consistent with the policies in the General Plan and no Mitigation Measures were required.

Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 9

Conformance with Zoning Ordinance

The purpose of the existing Business Park (BP) zone district is stated in Section 17.064.010:

This zone is intended to provide for planned industrial complexes in appropriate areas with sound development standards. The intent is to have primary users share common building complexes with common sign programs, building architecture, utility networks, and landscape areas in compatibly planned developments.

Consistent with this purpose, the proposed project includes a Specific Plan which outlines development standards for a business park development with sign programs, building architecture, utility networks, and landscape areas. Staff recommends the Planning Commission adopt Resolution No. 814 (15) recommending the City Council approve the Preliminary Development Plan based on the findings of fact in the resolution.

As stated above, the development standards and regulations contained in a Specific Plan would replace and supplement the standards contained in the Zoning Ordinance. The proposed Preliminary Development Plan is consistent with the Specific Plan; therefore, the Preliminary Development Plan is in compliance with the Zoning Ordinance.

III. Planning Commission Action

It is recommended that the Planning Commission:

1. Adopt Resolution No. 811 (15) recommending the City Council certify the Environmental Impact Report FEIR 14-01, adopt CEQA findings of fact, adopt a Statement of Overriding Considerations for the significant impacts identified in the FEIR 03-01, and adopt the Mitigation Monitoring and Reporting Program;

2. Adopt Resolution No. 812 (15) recommending the City Council adopt the Central Coast Business Park Specific Plan SP 14-01;

3. Adopt Resolution No. 813 (15) recommending the City Council approve the Tentative Parcel Map LOM 599; and

4. Adopt Resolution No. 814 (15) recommending the City Council approve the Preliminary Development Plan DR 13-14.

IV. Noticing

On August 28, 2015: 1) Notice of the Public Hearing was published in the Lompoc Record; 2) Notices were mailed to property owners within 300 feet by US mail; 3) Notice was posted on the City website; and 4) The project site was posted by City staff.

Planning Commission Review The McGaelic Group Central Coast Business Park September 9, 2015 West Central Avenue Page 10

V. Appeal Rights

Any person has the right to appeal a Planning Commission action to the City Council. When the Planning Commission action is a recommendation to approve, no appeal is necessary the item will be heard by the City Council. If the Planning Commission action is a recommendation for denial, an appeal must be filed in ten (10) days in accordance with Section 17.132.050 (C) of the Zoning Ordinance.

VI. Attachments

1. Resolution No. 811 (15) recommending the Council certify FEIR 14-01 a. Exhibit A – Final EIR b. Exhibit B – Statement of Overriding Considerations c. Exhibit C – Mitigation Monitoring Reporting Program 2. Resolution No. 812 (15) recommending the Council adopt SP 14-01 3. Resolution No. 813 (15) recommending the Council approve LOM 599 4. Resolution No. 814 (15) recommending the Council approve DR 13-14 (Planning Commission only – attachments available in Planning Division for review)

Staff Report has been reviewed and approved for submission to the Planning Commission

Teresa Gallavan Date Lucille T. Breese, AICP Date Economic Development Planning Manager Director/Assistant City Manager

G:\COMDEV\Staff reports-PC\EIR\McGaelic CCBP 9-9-15.docx

ATTACHMENT NO. 1

RESOLUTION NO. 811 (15)

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LOMPOC RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL ENVIRONMENTAL IMPACT REPORT (FEIR 14-01) FOR THE CENTRAL COAST BUSINESS PARK SPECIFIC PLAN PROJECT

WHEREAS, A request from Chad Penrod, representing The McGaelic Group, for Planning Commission consideration of a proposal to subdivide an approximately 40- acre area of land into twelve (12) parcels and create a Specific Plan to develop future business park development which could include a mix of manufacturing, warehousing, hangar/storage space, and office use. The project is located on West Central Avenue, between V Street and Barton Avenue (Assessor Parcel Numbers: 093-450-014, -015, and -016) (“the Project”); and

WHEREAS, an Environmental Impact Report (EIR 14-01) was prepared and circulated to the State Clearinghouse (SCH. No. 2014021048) by Meridian Consultants, LLC pursuant to the California Environmental Quality Act (CEQA), its Guidelines, and the Environmental Guidelines of the City of Lompoc to study the environmental impacts of the proposed Project; and

WHEREAS, the Central Coast Business Park Specific Plan Final Environmental Impact Report EIR 14-01 (FEIR) was prepared by Meridian Consultants, LLC; and

WHEREAS, the EIR reflects the City of Lompoc’s independent judgment and analysis; and

WHEREAS, the Project was considered by the Planning Commission at a duly-noticed public meeting on September 09, 2015; and

WHEREAS, at the meeting of September 09, 2015, ______, were present and answered Planning Commissioners’ questions and addressed their concerns; and

WHEREAS, at the meeting of September 09, 2015, ______expressed concern about the project and ______expressed support for the project.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOMPOC RESOLVES AS FOLLOWS:

SECTION 1: After reviewing and considering The Central Coast Business Park Specific Plan project FEIR (SCH. No. 2014021048) and the Findings of Fact prepared for Planning Commission review, hearing testimony, considering the evidence presented, and due deliberation of the matters presented, the Planning Commission hereby recommends that the City Council: PC Resolution No. 811 (15) Page 2 Central Coast Business Park Environmental Impact Report

A. Certify the Final Environmental Impact Report EIR 14-01 as complete and in compliance with the California Environmental Quality Act (Public Resources Code Sections 21000 et seq.) and CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.)

B. Adopt the Statement of Overriding Considerations (SOC) based on the information presented—that the loss of agricultural land at the site is consistent with the City’s adopted General Plan that the economic, social, planning, and other benefits of the Project outweigh the significant and unavoidable impact; and

C. Adopt the CEQA Findings of Fact; and

D. Adopt the Central Coast Business Park Mitigation Monitoring and Reporting Program (MMRP).

The foregoing Resolution, on motion by Commissioner ______, seconded by Commissioner ______, was adopted at the Planning Commission meeting of September 09, 2015, by the following vote:

AYES:

NOES:

______Lucille T. Breese, AICP, Secretary Ron Fink, Chair

Exhibit A: Final Environmental Impact Report EIR 14-01 Exhibit B: Statement of Overriding Considerations Exhibit C: CEQA Findings of Fact Exhibit D: CCBP Mitigation Monitoring and Reporting Program

Proposed FINAL

Prepared For: City of Lompoc Planning Division 100 Civic Center Plaza P.O. Box 8001 Lompoc, CA 93438

Central Coast Business Park Speciﬁc Plan Environmental Impact Report SCH No. 2014021048

910 Hampshire Road, Suite V Westlake Village, CA 91361 (805) 367-5720 FAX (805) 367-5733 SEPTEMBER 2015

Proposed Final Environmental Impact Report

Central Coast Business Park Specific Plan City of Lompoc

(SCH No. 2014021048)

Prepared for:

City of Lompoc 100 Civic Center Plaza Lompoc, California 93436

Prepared by:

Meridian Consultants LLC 910 Hampshire Road, Suite V Westlake Village, California 91361

September 2015 TABLE OF CONTENTS

Section Page

1.0 Introduction ...... 1.0-1

2.0 Comments and Responses to Comments ...... 2.0-1

3.0 Revisions to the Draft EIR ...... 3.0-1

List of Tables

Table Page

2.0-1 Comment Letters Received on the Central Coast Business Park Draft EIR ...... 2.0-2

Meridian Consultants i Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 1.0 INTRODUCTION

PURPOSE

This Final Environmental Impact Report (Final EIR) has been prepared for the Central Coast Business Park Specific Plan (Project) by the City of Lompoc (the City). The purpose of a Final EIR is to provide an opportunity for the Lead Agency to respond to comments made by the general public and public agencies on the information, analysis, and conclusions in the Draft EIR. The document was created in accordance with the California Environmental Quality Act (CEQA; California Public Resources Code Section 21000 et seq.) and the “Guidelines for the Implementation of the California Environmental Quality Act” (California Code of Regulations, Title 14, Section 15000 et seq., State CEQA Guidelines).

The City will consider the public comments and comprehensive planning analysis in the Final EIR before it approves, denies, or makes changes to the Project. The evaluation and response to these comments is highly important to the CEQA process. It allows for a comprehensive review on the methods of analysis used within the Draft EIR; the opportunity to detect and respond to omissions; the ability to check the adequacy and veracity of the analysis; and the opportunity to share both expert opinions and public concerns about the Project.

ORGANIZATION OF FINAL EIR

As required by the CEQA Guidelines Section 15132, this Final EIR includes the following information:

• The Draft EIR or a revision of the draft. This Final EIR incorporates the Draft EIR by reference. • A list of persons, organizations, and public agencies commenting on the Draft EIR. • The comments received on the Draft EIR. • The responses to significant environmental points raised in the comments received. • The revisions to the Draft EIR.

The Final and Draft EIR are available for review at the following locations:

City of Lompoc Economic Development Department/Planning Division 100 Civic Center Plaza Lompoc, California 93436

In addition, the Final EIR and Draft EIR are available on the City’s website at:

http://www.cityoflompoc.com/

Meridian Consultants 1.0-1 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 1.0 Introduction

ENVIRONMENTAL REVIEW PROCESS

The City is the Lead Agency responsible for preparation of this Final EIR because it has the principal responsibility for approving and implementing the Project.

On February 24, 2014, the City circulated a Notice of Preparation (NOP) (State Clearinghouse Number [SCH] 2014021048) of an EIR for review and comment by the public and by responsible and reviewing agencies. The 30-day NOP review period ended on March 24, 2014. The City then prepared the Draft EIR, including an analysis of potential impacts related to the following 12 environmental topics:

• Aesthetics • Agriculture and Forestry Resources

• Air Quality and Greenhouse Gas Emissions • Cultural Resources • Hazards and Hazardous Materials • Geology and Soils • Land Use and Planning • Noise • Public Services • Recreation • Traffic and Transportation • Utilities and Service Systems

The City released the Draft EIR for a 45-day public review period beginning June 22, 2015 and ending on August 5, 2015. A Notice of Completion of the Draft EIR was provided to the State of California Governor’s Office of Planning and Research State Clearinghouse for environmental review documents with copies for review by state agencies.

A Notice of Availability of the Draft EIR for review was also mailed by the City to all owners of property located within 300 feet of the Project site and others who requested this notice. In addition, the Notice of Availability was also published on June 28, 2015 in the Lompoc Record and filed with the Santa Barbara County Clerk.

Following the completion of the review period for the Draft EIR, the City prepared this Final EIR as required by Section 15089 of the State CEQA Guidelines. The Final EIR consists of the June 2015 Draft EIR, comments received by the City during the 45-day public comment period, responses to those

Meridian Consultants 1.0-2 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 1.0 Introduction

comments, and changes to the text of the Draft EIR. Note that, as stated previously, this Final EIR incorporates the Draft EIR by reference.

Prior to considering approval of the Project, CEQA Guidelines Section 15090 requires the City to certify the following:

• The Final EIR was completed in compliance with CEQA. • The Final EIR was presented to the City Council and Planning Commission and that the City Council and Planning Commission reviewed and considered the information contained in the Final EIR prior to considering approval of the Project.

• The Final EIR reflects the City’s independent judgment and analysis.

Section 15191 of the State CEQA Guidelines requires the City to make one or more written findings of fact for each significant environmental impact identified in a certified Final EIR. The possible findings include the following:

• The Project was changed (including adoption of mitigation measures) to avoid or substantially reduce the magnitude of the impact.

• Changes to the Project are within another agency’s jurisdiction and have been or should be adopted. • Specific considerations make mitigation measures or alternatives infeasible.

After considering the information in the Final EIR and making the required findings, the City may consider approval of the Project. If impacts are identified in the Final EIR as significant and unavoidable, the City is required to prepare a Statement of Overriding Considerations, identifying the specific benefits of the Project that the City determines outweigh the unavoidable impacts of the Project.

Section 15097 of the CEQA Guidelines requires the City to adopt a Mitigation Monitoring and Reporting Program (MMRP) to ensure that the mitigation measures identified for the Project in the EIR are implemented.

CONTENTS OF THE FINAL EIR

A description of the organization of this Final EIR and the contents of each section are provided below to assist the reader in using this Final EIR as a source of information about the proposed project. The Final EIR has been organized to include the other required elements of a Final EIR in a format that provides easy access for the reader to the most important information related to the key issues associated with this proposed project. Sections of the Final EIR following this Introduction are organized as follows:

Meridian Consultants 1.0-3 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 1.0 Introduction

Section 2.0, Comments and Responses to Comments, contains a list of public agencies and private parties that submitted written comments on the Draft EIR during the public review period. A copy of each letter received by the City of Lompoc commenting on the Draft EIR is provided, followed by written responses to each comment contained in the letters.

Section 3.0, Revisions to the Draft EIR, contains revisions made to the Draft EIR resulting from comments made on the Draft EIR, minor staff edits, or minor modifications made to the project.

Meridian Consultants 1.0-4 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 RESPONSES TO COMMENTS

INTRODUCTION

This section of the Final Environmental Impact Report (EIR) presents copies of comments on the Draft EIR received in written form during the public review period, and it provides the City of Lompoc’s (City) responses to those comments. Each comment letter is numbered, and the subjects within each comment letter are identified by brackets and numbers. Comment letters are followed by responses, which are numbered to correspond with the bracketed comment letters.

The City’s responses to comments on the Draft EIR represent a good-faith, reasonable effort to address the environmental issues identified by the comments. Under the California Environmental Quality Act (CEQA) Guidelines, the City is not required to respond to all comments on the Draft EIR, but only to those comments that raise environmental issues (refer to CEQA Guidelines, Section 15088[a]). Case law under CEQA recognizes that the City need only provide responses to comments that are commensurate in detail with the comments themselves. In the case of specific comments, the City has responded with specific analysis and detail; in the case of a general comment, the reader is referred to a related response to a specific comment, if possible. The absence of a specific response to every comment does not violate CEQA if the response would merely repeat other responses.

Organization and Table of Comment Letters

The City received a total of seven comment letters from State agencies, regional agencies, and local agencies. Table 2.0-1, Comment Letters Received on the Central Coast Business Park Specific Plan EIR, provides a list of all comment letters received and the identification number for each letter.

Meridian Consultants 2.0-1 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Table 2.0-1

Comment Letters Received on the Central Coast Business Park Draft EIR

Date of Agency/Entity/Individual Name of Commenter Comment Letter No. State Agencies

State of California, Office of Planning and Research Scott Morgan, Director, State Clearinghouse August 6, 2015 1

State of California, Department of Transportation Philip Crimmins, Aviation Environmental Specialist August 4, 2015 2

Adam, Fukushima Development Review, Caltrans State of California, Department of Transportation August 4, 2015 3 District 5

County Agencies

Santa Barbara County Association of Governments Andrew P. Orfila, Senior Transportation Planner July 1, 2015 4

County of Santa Barbara Mona Miyasato, County Executive Officer August 3, 2015 5

County of Santa Barbara Fire Department Ray Navarro, Fire Marshal July 17, 2015 6

Santa Barbara County Air Pollution Control District Carly Barham, Air Quality Specialist August 7, 2015 7

Private Groups

Santa Ynez Band of Mission Indians, Tribal Elders Council Tonie Flores, Chairperson August 15, 2015 8

Meridian Consultants 2.0-2 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 1

1-1

Meridian Consultants 2.0-3 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 1

Meridian Consultants 2.0-4 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 1

Meridian Consultants 2.0-5 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 1

Meridian Consultants 2.0-6 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 1: Scott Morgan, Director, California State Clearinghouse, August 10, 2015 Response 1-1

The comment notes that the Clearinghouse is submitting comments (Department of Transportation Letter No. 2) which are being forwarded, and should be addressed in the Final EIR. The City acknowledges the receipt of the comments and has included them in the Final EIR as Letter No. 2.

Meridian Consultants 2.0-7 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 2

2-1

2-2

2-3

Meridian Consultants 2.0-8 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 2

2-3

2-4

Meridian Consultants 2.0-9 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 2: Philip Crimmins, Aviation Environmental Specialist, California Department of Transportation, July 23, 2015 Response 2-1

The City of Lompoc recognizes the role of the Division of Aeronautics in airport-related compatible land use issues and acknowledges that the California Airport Land Use Planning Handbook published by the Division of Aeronautics should be utilized as a resource in the preparation of environmental documents for projects within airport comprehensive land use plan boundaries.

In the case of the Lompoc Airport, and to reduce the risk of airport-related safety hazards, land uses and development proposals near the airport are reviewed by the Airport Land Use Commission (ALUC) for consistency with the Santa Barbara County Airport Land Use Plan. The Santa Barbara County Airport Land Use Plan is consistent with the consideration of land use compatibility issues outlined in the California Airport Land Use Planning Handbook. According to the most recent Airport Land Use Plan and the draft plan currently being prepared, the existing and future land uses associated with the proposed project around the airport are considered safe land uses.

Response 2-2

As indicated with Section 4.8, Noise of the Draft EIR, the project site is located within the 60 dB(A) airport noise contour.1 In addition, the proposed uses are permitted according to the draft Airport Land Use Compatibility Plan prepared by the Santa Barbara County Association of Governments (SBCAG). Standard construction techniques would attenuate exterior to interior noise levels a minimum of 20 dB(A). The City’s exterior noise level for commercial and industrial land uses is between 65 and 75 dB(A). Therefore, uses proposed by the project would be compatible with the City’s General Plan and the Airport Land Use Plan requirements for exterior and interior noise levels. Thus, people working on site would not be exposed to excessive noise levels and impacts would be less than significant.

Response 2-3

As permitted by the Central Coast Business Park Specific Plan, the proposed buildings would be similar in height to those building of the surrounding areas and be no more than two stories. As illustrated in Figure 3.0-7, Architectural Theme Areas of the Draft EIR, buildings within Area B would be constructed in accordance with Federal Aviation Administration (FAA) standards for height limitations, lighting requirements, and feature industrial building architectural design theme typified by the use of modular

1 Santa Barbara County Airport Land Use Commission, Santa Barbara Airport Land Use Plan: Noise Compatibility Policy Map, Lompoc Airport (April 2012).

Meridian Consultants 2.0-10 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments metallic elements. Buildings along the northern boundary of the project site in Area B of the Specific Plan would have a maximum height of 18 feet. Buildings located in Area A of the Specific Plan would have a maximum height of 35 feet since they are not located directly adjacent to the Lompoc Airport. In accordance with the Specific Plan, landscaping will selected and placed as to not cause hazards to aircraft utilizing the Lompoc Airport. Lastly, the City of Lompoc has included several conditions of approval on the proposed project pertaining to the Lompoc Airport. These include the following:

AT1. Due to the proximity of the airport to the project site, the design engineer or architect must provide information to ensure that the height of the buildings do not exceed the FAA standards and regulations.

AT2. Prior to the issuance of the building permit, the Owner shall complete the Aviation Easement form from the City of Lompoc and file the Federal Aviation Administration Form 7460 with the FAA and provide the City of Lompoc, Aviation/Transportation Administrator with a copy of the approved FAA form.

Response 2-4

The proposed project does not require an amendment to a General Plan or Specific Plan, or the adoption of a zoning ordinance or building regulation. Consequently, the proposed action does not require the referral to the Airport Land Use Commission. Please note that the Draft EIR was sent to the SBCAG, which submitted a comment letter pertaining to the ALUC. The response to SBCAG comments are contained in Letter No. 4. Please also refer to Responses 2-2 and 2-3, above.

Meridian Consultants 2.0-11 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 3

3-1

3-2

Meridian Consultants 2.0-12 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 3: Adam Fukushima, Development Review, Caltrans District 5, August 4, 2015. Response 3-1

The traffic study found that the H Street/Central Avenue intersection would operate at level of service (LOS) C under Existing + Project conditions and the proposed project would therefore not generate a project-specific impact based on adopted impact criteria. California Department of Transportation (Caltrans) staff commented that although the intersection operates at LOS C, some of the individual movements operate at LOS D, and the proposed project’s traffic additions should be considered a significant impact.

The LOS methods used in the traffic study have been adopted by the City of Lompoc as well as by the Santa Barbara County Association of Governments as part of the Congestion Management Program. The impact criteria suggested in the Caltrans comment has not been adopted by Caltrans and is not included in Caltrans’ Guide for the Preparation of Traffic Impact Studies (Caltrans, December 2002). Thus, there are no adopted criteria for assessing impacts based on the level of service for each movement at signalized intersections.

The traffic study shows that the Central Avenue/H Street intersection is forecast to operate at LOS D under Cumulative and Cumulative + Project conditions, exceeding the City's LOS C operating standard (a cumulative impact). The City is planning to improve the intersection by installing dual left-turn lanes on the northbound and southbound approaches at the intersection; and has been collecting traffic mitigation fees for the improvements. The proposed project would be required to contribute traffic mitigation fees to partially fund the planned improvements in order to mitigate its contribution to the cumulative impact at the intersection. Impacts would be mitigated to less than significant.

Response 3-2

This comment suggests that the traffic study include an analysis of bicycle and pedestrian levels of service for State Route 1 through the City of Lompoc using Highway Capacity Manual methods to determine the project’s impact to the route, especially at the H Street/Central Avenue intersection. This type of analysis is more warranted for areas such as downtown San Luis Obispo and University of California Santa Barbara, where a substantial amount of bicycle and pedestrian trips interface. This type of analysis is not appropriate for this type of industrial business park project or for the project area, which has very little bicycle and pedestrian activity. Please note also that the proposed project is an industrial business park and would generate a maximum of 12 bicycle trips and 14 pedestrians users.

Please also note that the proposed project would be required to install frontage improvements along Central Avenue, V Street, and Barton Avenue; as well as construct Aviation Drive between V Street and

Meridian Consultants 2.0-13 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Barton Avenue. These frontage improvements would include sidewalks for pedestrians and bike facilities pursuant to City standards. The proposed project would also be responsible to improve the Central Avenue/Barton Avenue intersection, including installation of traffic signals with pedestrian facilities. The H Street/Central Avenue intersection currently has pedestrian facilities at the intersection (crosswalks and pedestrian signals) and there are Class II (painted) bike lanes on Central Avenue at the intersection. In addition to accommodating vehicles, these improvements are intended to accommodate pedestrians and bicycles in the vicinity of the project site. Pedestrians and bicyclists are anticipated to use the north– south streets that parallel H Street and then use Central Avenue when traveling to/from the project site because the parallel streets carry relatively low volumes when compared to H Street and are therefore more comfortable and feel safer to use.

Meridian Consultants 2.0-14 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 4

From: Breese, Lucille To: Chris Hampson Cc: Mark Austin; Lowery, Megan; Chad Penrod Subject: FW: NOC DEIR: CC Business Park Project Date: Wednesday, July 01, 2015 12:20:35 PM Attachments: image002.jpg

Here is a comment on the DEIR from SBCAG staff

From: Andrew P. Orfila [mailto:[email protected]] Sent: Wednesday, July 01, 2015 12:14 PM To: Breese, Lucille Cc: Peter Imhof; [email protected]; 'Ron Bolyard ([email protected]) Subject: NOC DEIR: CC Business Park Project

Dear Lucille, Thank you for the opportunity to comment on the DEIR for the Central Coast Business Park Project. State law (Public Utilities Code §21676(b)) requires that, prior to the adoption, approval or amendment of the City’s General Plan that affects allowable land uses within the Airport Influence Area (AIA), that the land use action shall be referred to the Airport Land Use Commission (ALUC) for determination of consistency with the SB County Airport Land Use Plan prior to approval by the local agency.

Looking through the DEIR, it’s unclear whether or not the project would require a GP amendment or re-zone. If it does, it would need to be referred to the ALUC prior to the 4-1 land use action being taken. If you have any questions, feel free to contact me or Peter Imhof at 961-8910.

Andrew Orfila Senior Transportation Planner p: (805) 961-8907 e: [email protected]

Santa Barbara County Association of Governments 260 N. San Antonio Road, Suite B Santa Barbara, CA 93110 http://www.sbcag.org/

Meridian Consultants 2.0-15 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 4: Andrew Orfila, Senior Transportation Planner, Santa Barbara County Association of Governments, July 1, 2015 Response 4-1

The proposed project does not require an amendment to the General Plan or rezone because the site is currently zoned Business Park (BP). Consequently, the project does not need to be referred to the Airport Land Use Commission. The project site is located directly adjacent to the southern boundary of the Lompoc Airport. As stated in Section 4.7, Land Use and Planning, of the Draft EIR, the project site is not located within the clear zone or the approach zone for the Lompoc Airport, but there is a designated flight track over the site.2

In addition, the proposed project would allow the development of approximately 580,000 square feet of business park uses across the 38-net acre site. As permitted by the Central Coast Business Park Specific Plan, the proposed buildings would be similar in height to those building of the surrounding areas and be no more than two stories. As illustrated in Figure 3.0-7, Architectural Theme Areas, of the Draft EIR, buildings within Area B would be constructed in accordance with Federal Aviation Administration (FAA) standards for height limitations, lighting requirements, and feature industrial building architectural design theme typified by the use of modular metallic elements. Buildings along the northern boundary of the project site in Area B of the Specific Plan would have a maximum height of 18 feet. Buildings located in Area A of the Specific Plan would have a maximum height of 35 feet since they are not located directly adjacent to the Lompoc Airport.

Additionally, the ALUCP identifies that the existing land uses surrounding the Lompoc Airport are considered safe land uses.3 Thus, implementation of the proposed project’s business park uses, which are consistent with the surrounding uses, would be consistent with the ALUCP. Therefore, employees and visitors within in the project site would not be subject to any aircraft safety hazards, and impacts would be less than significant.

Lastly, the City of Lompoc would also include the following conditions of approval on the project to reduce issue between the development and Lompoc Airport:

2 Santa Barbara County Association of Governments, Santa Barbara County Airport Land Use Plan, October 1993. 3 Santa Barbara County Association of Governments, Santa Barbara County Airport Land Use Plan, October 1993.

Meridian Consultants 2.0-16 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Meridian Consultants 2.0-17 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 5

5-1

Meridian Consultants 2.0-18 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 5: Mona Miyasato, County Executive Officer, County of Santa Barbara, August 3, 2015 Response 5-1

The comment notes that the County is submitting comments (County of Santa Barbara Fire Department letter No. 6), which are being forwarded as part of an attachment. The City acknowledges the receipt of the comments and has included them in the Final EIR as letter No. 6.

Meridian Consultants 2.0-19 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 6

6-1

Meridian Consultants 2.0-20 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 6: Ray Navarro, Fire Marshal, County of Santa Barbara Fire Department, July 17, 2015 Response 6-1

As discussed in Section 4.9.1, Fire Protection Services, in the Draft EIR, City Fire Station No. 2 would be the primary serving station because it is the closest station, approximately 1.1 miles from the project site. The City is currently developing a new location for Fire Station No. 2 which is proposed to be operational in 2016. The new station will be located approximately 950 feet from the new Business Park. The Lompoc Fire Department (LFD) estimates that the approximate response time responding to an emergency call to the project site is 3 minutes. Thus, the project site would be located within the 4-minute, 90 percent of calls received response performance objective established by the LFD. In addition, if back-up assistance is necessary, the project site would continue to be served by Fire Station No. 1. Fire emergency response impacts would be less than significant.

The LFD has indicated that the City’s existing infrastructure, including access, traffic circulation, water, and hydrant systems, are adequate for current LFD needs as well as the needs of the proposed project. All development projects within the City are required to comply with the most current adopted fire, building codes, and nationally recognized fire and life safety standards. The proposed project would be required to comply with the City’s Building and Safety Code, which includes the applicable California Building Code and the California Fire Code. Furthermore, the proposed project would be required to pay impact mitigation fees as set forth by City Resolution 3795(89). Payment of impact mitigation fees would result in funding equivalent to the provision of equipment for the LFD. As a result, the Project would not degrade existing facilities or response times provided by the LFD to serve the needs of the project site. Therefore, implementation of the proposed project is not anticipated to have a significant impact on fire protection services.

Meridian Consultants 2.0-21 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 7

7-1

7-2

7-3

Meridian Consultants 2.0-22 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 7

7-3

7-4

7-5

7-6

7-7

Meridian Consultants 2.0-23 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 7

7-8

7-9

7-10

7-11

7-12

7-13

Meridian Consultants 2.0-24 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 7

7-13

7-14

7-15

7-16

7-17

Meridian Consultants 2.0-25 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 7

7-18

7-19

7-20

7-21

7-22

7-23

7-24

Meridian Consultants 2.0-26 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 7

7-24

7-25

7-26

Meridian Consultants 2.0-27 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 7: Carly Barham, Air Quality Specialist, Santa Barbara County Air Pollution Control District, August 7, 2015 Response 7-1

Text to the Final EIR has been revised to clarify that the latest Clean Air Plan was adopted by the Santa Barbara Air Pollution Control District Board (SBAPCD) in March 2015. Please refer to page 4.3-15 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-2

Text to the Final EIR has been revised to clarify that the SBAPCD adopted thresholds of significance for GHG emissions for stationary sources is not applicable to land use development projects and the thresholds can be viewed in the SBAPCD Environmental Review Guidelines, available on the SBAPCD website at www.ourair.org/land-use/#Guidelines. Please refer to page 4.3-23 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-3

Text to the Final EIR has been revised to clarify that the SBAPCD does not have quantitative thresholds of significance in place for short-term construction emissions. Please refer to page 4.3-25 and Table 4.3-6 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-4

Text to the Final EIR has been revised to clarify that the SBAPCD-adopted thresholds of significance for GHG emissions for stationary sources were not designed as thresholds for land use development projects. Please refer to pages 4.3-26 and 4.3-27 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-5

Text to the Final EIR has been revised to clarify that the SBAPCD-adopted thresholds of significance for GHG emissions for stationary sources were not designed as thresholds for land use development projects. Please refer to page 4.3-27 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-6

Text to the Final EIR has been revised to clarify that the stationary sources are sources that require a permit from the SBCAPCD, and area sources do not require permits and could include residential heating

Meridian Consultants 2.0-28 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

and cooling equipment, fireplaces, or individual appliances. Please refer to page 4.3-28 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-7

Text to the Final EIR has been revised to clarify that the SBCAPCD guidance document, titled Scoped and Content of Air Quality Sections in Environmental Documents, was used to follow methodology for operation analysis. Please refer to page 4.3-28 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-8

Text to the Final EIR has been revised to clarify that the latest clean air plan was adopted by the SBAPCD in March 2015. Please refer to page 4.3-31 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-9

Text to the Final EIR has been revised to clarify that the SBAPCD does not have quantitative thresholds of significance in place for short-term construction emissions. Please refer to page 4.3-33 and Table 4.3-7 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-10

Text to the Final EIR has been revised to include additional analysis to support consistency with the SBCAPCD Clean Air Plan growth projections. Please refer to page 4.3-32 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-11

Text to the Final EIR has been revised to clarify that the short-term odors would cease upon completion of each parcel, and not each well location. Please refer to page 4.3-35 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-12

Text to the Final EIR has been revised to clarify that the SBAPCD does not have quantitative thresholds of significance in place for short-term construction emissions and that the 2013 CAP was adopted in March 2015. Please refer to page 4.3-36 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Meridian Consultants 2.0-29 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Response 7-13

Text to the Final EIR has been revised to clarify that operation emissions presented in Table 4.3-10 include Project Design Features and Mitigation Measures. Please refer to page 4.3-37 and Table 4.3-10 in Section 4.3, Air Quality and Greenhouse Gas Emissions, for this revision.

Response 7-14

Please refer to Responses 7-2, 7-4, and 7-5 above. Text has been revised accordingly on pages 4.3-38 and 4.3-39 in Section 4.3, Air Quality and Greenhouse Gas Emissions.

Response 7-15

Please refer to Response 7-14 above.

Response 7-16

Table 4.3-10 on page 4.3-38 in Section 4.3, Air Quality and Greenhouse Gas Emissions, includes amortized construction emissions; operational mobile sources, including from N2O; area sources; water; waste; and energy GHG emissions. The mitigated operation GHG emissions presented in the appendix do not include the amortized construction emissions, a difference of 166.20 MTCO2e per year. Accordingly, the GHG emissions presented in Table 4.3-10 are consistent with standard GHG analysis practices.

Response 7-17

Business-as-usual emissions, assuming the proposed project was operational in 2012, resulted in 7,345.86 MTZCO2e per year (without Title 24 efficiencies, Project Design Features, and Mitigation Measures) as indicated on page 4.3-38 in Section 4.3 in the Draft EIR. The proposed project would generate 5,675.67 MTCO2e per year (with Title 24 efficiencies, Project Design Features, and Mitigation Measures) and the difference between the proposed project and BAU would be 1,670.19 MTCO2e per year, or approximately 23 percent reduction in GHG emissions from BAU. Therefore, the proposed project would reduce GHG emissions greater than the 15 percent reduction identified in the 2014 Updated Scoping Plan prepared by the California Air Resources Board (CARB) pursuant to AB 32 requirements. Project GHG emissions would be less than significant.

Response 7-18

Please refer to Responses 7-2, 7-4, 7-5, and 7-15 above. Text has been revised accordingly on page 4.3-40 in Section 4.3, Air Quality and Greenhouse Gas Emissions.

Meridian Consultants 2.0-30 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Response 7-19

Please refer to Responses 7-16 and 7-17 above. The GHG analysis presented in Section 4.3 is consistent with industry standards. As determined in the Draft EIR, the proposed project would result in less than significant GHG impacts.

Response 7-20

The mitigation measures have been clarified to indicate that the SBCAPCD does not adopt land use development standards, and therefore, any reference to SBCAPCD has been removed. See text revisions on page 4.3-41 through 4.3-43 in Section 4.3, Air Quality and Greenhouse Gas Emissions.

Response 7-21

Please refer to Response 7-20, above.

Response 7-22

Mitigation Measure MM 4.3-5 has been removed, and subsequent measures have been renumbered. See text revisions on pages 4.3-41 and 4.3-42 in Section 4.3, Air Quality and Greenhouse Gas Emissions.

Response 7-23

Please refer to Responses 7-2, 7-4, 7-5, and 7-15 above. Text has been revised accordingly on page 4.3- 43 in Section 4.3, Air Quality and Greenhouse Gas Emissions.

Response 7-24

Air quality modeling was conducted for year 2020 when the proposed project would be in operation. The estimated maximum daily unmitigated operation emissions and annual GHG emissions for mobile sources remained unchanged between the selected operation year of 2020 or 2035. Therefore, the analysis presented in the Draft EIR would remain applicable, and air quality and greenhouse gas impacts would remain less than significant.

Response 7-25

Tier 3 engines are required by CARB for all construction fleets as of 2010 (California Code of Regulations Article 4, Chapter 9, Off-Road Vehicles and Engines Pollution Control Devices, Sections 2420–2427).

Response 7-26

These measures have been identified in each applicable section as either a mitigation measure or a project design feature.

Meridian Consultants 2.0-31 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments Letter No. 8

ȱ ȱȱȱȱ ȱ ȱȱ ȱȱȱ ȱ $XJXVW /XFLOOH%UHHVH3ODQQLQJ0DQDJHU &LW\RI/RPSRF3ODQQLQJ'HSW &LYLF&HQWHU3OD]D /RPSRF&DOLI

5H&HQWUDO&RDVW%XVLQHVV3DUN3URMHFW(,5/2063'5 0V%UHHVH 7KH6<%&,(OGHUV&RXQFLOZRXOGOLNHWRWKDQN\RXIRUWKHRSSRUWXQLW\WRFRPPHQWRQWKHDERYHPHQWLRQHG SURMHFW$IWHUUHYLHZZHKDYHFRPHXSWKHIROORZLQJFRPPHQWVDQGFRQFHUQV :HGLVDJUHHZLWKWKHZLGWKRIWKHVXUYH\WUDQVHFWV7KH&RXQFLOUHDOL]HVWKDWPLVFRVWHIIHFWLYHEXWWKH &RXQFLOZRXOGSUHIHUDPD[ZLGWKRIPDQGLISRVVLEOHP7KH6DQWD

7KH6<%&,(OGHUVZRXOGDJDLQOLNHWRWKDQN\RXIRUWKLVRSSRUWXQLW\WRFRPPHQWDQGYRLFHRXUFRQFHUQVDVLW UHODWHVWRWKHSURWHFWLRQDQGSUHVHUYDWLRQRIRXUFXOWXUH7KH&RXQFLOZRXOGDOVROLNHWRWKDQNIRU\RXUFRQWLQXHG VXSSRUWLQDVVLVWLQJXVLQWKDWHQGHDYRUWRSUHVHUYHRXUKHULWDJH 6KRXOG\RXKDYHDQ\TXHVWLRQVSOHDVHIHHOIUHHWRFDOO)UHGGLH5RPHURDWRUHPDLOKLPDW IUHGG\URPHUR#\DKRRFRP 6LQFHUHO\

VLJQHGRQEHKDOIRI7RQLH)ORUHV 7RQLH)ORUHV&KDLUSHUVRQ 6<%&,(OGHUV&RXQFLO

Meridian Consultants 2.0-33 Central Coast Business Park Specific Plan Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Letter No. 8: Tonie Flores, Santa Ynez Band of Mission Indians Tribal Elders Council, August 7, 2015 Response 8-1

The 15 meters used in the Phase I archaeological survey is the common practice in these surveys. This survey transect was determined by ASM Affiliates, which has numerous years of experiences in the preparation of archaeological surveys.

Response 8-2

The City of Lompoc, Santa Ynez Band of Mission Indians, Meridian Consultants (EIR Consultant), and project applicant met on April 2, 2014, for the purposes of SB 18 consultation. It was discussed that an intensive Phase I was prepared and concluded that there would be no significant impacts to archaeological resources.

However, due to the proposed project’s proximity to the Santa Ynez River, which is a high archaeologically sensitive area, the Santa Ynez Chumash Reservation Elders’ Council wanted to ensure that possible buried archaeological sites or deposits are not adversely impacted by the proposed development. After the SB 18 consultation between the City and Santa Ynez Band of Mission Indians Tribal Elders’ Council, both parties agreed that prior to the issuance of grading permits for each individual project, and as a condition of approval to ensure the safety of any potential subsurface archaeological sites or deposits that may be present, the following procedures must be employed:

1. Subsurface testing will be conducted on an individual parcel basis, using a rubberized-tire backhoe. Backhoe trenches, measuring approximately 5 to 6 feet in length, will be excavated to a minimum depth of 6 feet, in approximate 6-inch lifts.

2. One large bucket of soil from each lift will be screened through a one-eighth-inch mesh by archaeologists and examined for the presence of artifacts or other archaeological indicators (e.g., midden soil, shellfish, or burnt animal bone fragments).

3. Any identified artifacts/archaeological indicators will be collected and bagged by trench and level.

4. To the degree possible, in light of trench safety issues, the soils stratigraphy of each trench will be documented.

5. A total of up to 48 backhoe trenches will be excavated on the project site (which could contain up to 12 parcels), allocated as follows: Parcels No. 9 to 12 (each approximately 3.5 acres), 6 trenches each; Parcels No. 1 to 8 (each approximately 2.5 acres), 4 trenches each. These will be approximately

Meridian Consultants 2.0-34 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

evenly distributed across each parcel to achieve a representative sampling of the subsurface conditions.

6. A Native American monitor representing the Santa Ynez Chumash Reservation will be present during the excavation.

7. A letter report documenting the results of the extended Phase I survey will be submitted to the City of Lompoc, Community Development Department, within five days of the completion of the work.

8. In the event of an unanticipated discovery of human remains, the Santa Barbara County Coroner shall be notified immediately. If the human remains are determined to be prehistoric, the coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials.

9. Should the results for any given parcel(s) indicate the presence of intact archaeological remains, a more detailed report outlining the discovery will also be submitted within one month of the completion of the fieldwork. This will include a description of the procedures followed during the extended Phase I survey, a summary of the findings, and an analysis of the recovered remains.

10. Final disposition of any recovered archaeological remains (e.g., museum curation, reburial) will be determined through consultation between the landowner, the Santa Ynez Chumash Reservation Elders’ Council, and the City of Lompoc.

11. Should intact archaeological resources be identified within one or more parcels, additional archaeological testing (Phase II Testing and Determination of Significance) may be required to more accurately define the size, nature, and significance of the discovery. In the event of such a discovery, all efforts shall be made to preserve those remains through project redesign and/or protective soil capping, thereby minimizing potential adverse impacts. Should preservation prove unfeasible, potential adverse impacts would be mitigated through Phase III data recovery.

Compliance with these conditions of approval would ensure that potential impacts to archeological resources would be reduced to less than significant.

Response 8-3

Please refer to Response 8-2, above.

Meridian Consultants 2.0-35 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 2.0 Responses to Comments

Response 8-4

Text has been added to the Final EIR to indicate a rubberized-tire backhoe would be used in any trenching associated with archaeological trenching. Please refer to page 4.4-9 in Section 4.4, Cultural Resources, for this revision.

Response 8-5

The requested recommendations are contained within Section 4.4, Cultural Resources, in the Draft EIR on pages 4.4-9 and 4.4-10. Please refer to conditions of approval Nos. 6, 7, 8, 9, 10, and 11 in Response 8-3, above.

Meridian Consultants 2.0-36 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 3.0 REVISIONS TO THE DRAFT EIR

In accordance with the CEQA Guidelines Section 15132 (a), this section of the Final EIR provides changes to the Draft EIR that have been made to clarify, correct or supplement the environmental impact analysis for the proposed project. Such changes are a result of recognition of inadvertent errors or omissions as well as individuals, public and agency comments received in response to the Draft EIR. The changes described in this section do not result in any new or increased significant environmental impacts that would result from the proposed project.

The Draft EIR Section 4.3, Air Quality and Greenhouse Gas Emissions, Section 4.4, Cultural Resources, and Section 4.11.3, Utilities and Service System – Solid Waste include changes based on comments received and have been included in the Final EIR (Sections are provided below). Additions are underlined and deletions are shown in strikethrough (strikethrough) format.

Meridian Consultants 3.0-1 Central Coast Business Park Specific Plan Proposed Final EIR 054-001-13 September 2015 4.3 AIR QUALITY AND GREENHOUSE GASES

This section describes and evaluates the potential for the proposed project to impact air quality and greenhouse gas (GHG) on a local and regional context. In assessing air quality and GHG impacts, the following sources were considered: emissions from equipment that will be used during construction- related activities, operational-related emissions generated from electricity and water use, emissions from motor vehicles generated by trips to and from the project site, and the application of paint and other architectural coatings. This section incorporates information from the air quality emissions calculations contained in Appendix 4.3, Air Quality and Greenhouse Gas Calculations.

ENVIRONMENTAL SETTING Existing Conditions Air Pollutants of Concern Criteria Air Pollutants

The pollutants emitted into the ambient air by stationary and mobile sources are regulated by federal and state law. These are known as criteria air pollutants and are categorized into primary and secondary pollutants. Primary air pollutants are those that are emitted directly from sources. Carbon monoxide (CO), volatile organic compounds (VOC), nitrogen oxides (NOx), sulfur dioxide (SO2), coarse inhalable particulate matter (PM10), fine inhalable particulate matter (PM2.5), and lead (Pb) are primary air pollutants. VOC and NOx are criteria pollutant precursors and go on to form secondary criteria pollutants through chemical and photochemical reactions in the atmosphere. Ozone (O3) and nitrogen dioxide (NO2) are the principal secondary pollutants.

A brief description of the criteria pollutants follows.

• Ozone. O3 is a gas that is formed when VOCs and NOx, both byproducts of internal combustion engine exhaust and other sources, undergo slow photochemical reactions in the presence of sunlight. O3 concentrations are generally highest during the summer months when direct sunlight, light wind, and warm temperature conditions are favorable to the formation of this pollutant. • Volatile organic compounds. VOCs are compounds comprised primarily of atoms of hydrogen and carbon. Internal combustion associated with motor vehicle usage is the major source of hydrocarbons. Adverse effects on human health are not caused directly by VOCs, but rather by reactions of VOCs to form secondary air pollutants, including O3. VOCs are also referred to as reactive organic compounds or reactive organic gases. VOCs themselves are not “criteria” pollutants; however, they contribute to formation of O3. • Nitrogen dioxide. NO2 is a reddish-brown, highly reactive gas that is formed in the ambient air through the oxidation of nitrogen monoxide (NO). NO2 is also a byproduct of fuel combustion. The

Meridian Consultants 4.3-1 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

principle form of NO2 produced by combustion is NO, but NO reacts quickly to form NO2, creating the mixture of NO and NO2 referred to as NOx. NO2 acts as an acute irritant and, in equal concentrations, is more injurious than NO. At atmospheric concentrations, however, NOx is only potentially irritating. NO2 absorbs blue light, the result of which is a brownish-red cast to the atmosphere and reduced visibility. • Carbon monoxide. CO is a colorless, odorless gas produced by the incomplete combustion of fuels. CO concentrations tend to be the highest during winter mornings with little to no wind, when surface-based inversions trap the pollutant at ground levels. Because CO is emitted directly from internal combustion engines, unlike ozone, and motor vehicles operating at slow speeds are the primary source of CO in the basin, the highest ambient CO concentrations are generally found near congested transportation corridors and intersections. • Sulfur dioxide. SO2 is a colorless, extremely irritating gas or liquid. It enters the atmosphere as a pollutant mainly as a result of burning high-sulfur-content fuel oils and coal and from chemical processes occurring at chemical plants and refineries. When SO2 oxidizes in the atmosphere, it forms sulfates (SO4). • Respirable particulate matter. PM10 consists of extremely small, suspended particles or droplets 10 microns or smaller in diameter. Some sources of PM10, like pollen and windstorms, are naturally occurring. However, in populated areas, most PM10 is caused by road dust, diesel soot, combustion products, abrasion of tires and brakes, and construction activities. • Fine particulate matter. PM2.5 refers to particulate matter that is 2.5 microns or smaller in size. The sources of PM2.5 include fuel combustion from automobiles, power plants, wood burning, industrial processes, and diesel-powered vehicles such as buses and trucks. These fine particles are also formed in the atmosphere when gases such as sulfur dioxide, NOx, and VOCs are transformed in the air by chemical reactions. • Lead. Pb occurs in the atmosphere as particulate matter. The combustion of leaded gasoline is the primary source of airborne lead in the basin. The use of leaded gasoline is no longer permitted for on-road motor vehicles, so most such combustion emissions are associated with off-road vehicles such as racecars that use leaded gasoline. Other sources of Pb include the manufacturing and recycling of batteries, paint, ink, ceramics, ammunition, and secondary lead smelters.

At the federal level, the United States Environmental Protection Agency (USEPA) is responsible for the implementation of portions of the Clean Air Act (CAA) dealing with certain mobile sources of air emissions and other requirements. Charged with handling global, international, national, and interstate air pollution issues and policies, the USEPA sets national vehicle and stationary source emission standards, oversees approval of all State Implementation Plans,1 provides research and guidance for air pollution programs, and sets National Ambient Air Quality Standards (NAAQS). The NAAQS for six

1 A State Implementation Plan is a document prepared by each state describing existing air quality conditions and measures that will be followed to attain and maintain National Ambient Air Quality Standards.

Meridian Consultants 4.3-2 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

common air pollutants (ozone, particulate matter PM10, nitrogen dioxide, carbon monoxide, lead, and sulfur dioxide) were identified from the provisions of the CAA of 1970.

The California Clean Air Act, signed into law in 1988, requires all areas of the state to achieve and maintain the California Ambient Air Quality Standards (CAAQS) by the earliest practicable date. The California Air Resources Board (CARB), a part of the California Environmental Protection Agency, is responsible for the coordination and administration of both state and federal air pollution control programs within California. In this capacity, the CARB conducts research, sets state ambient air quality standards, compiles emission inventories, develops suggested control measures, and provides oversight of local programs. The CARB establishes emissions standards for motor vehicles sold in California, consumer products, and various types of commercial equipment. It also sets fuel specifications to further reduce vehicular emissions.

The NAAQA and CAAQS for each of the monitored pollutants and their effects on health are summarized in Table 4.3-1, Ambient Air Quality Standards.

Table 4.3-1 Ambient Air Quality Standards

Concentration/Averaging Time Federal Primary Air State Standard Standard Pollutant (CAAQS) (NAAQS) Most Relevant Health Effects Ozone 0.09 ppm, 1-hour 0.075 ppm, 8-hour (a) Pulmonary function decrements and localized 0.070 ppm, 8-hour lung edema in humans and animals; (b) Risk to public health implied by alterations in pulmonary morphology and host defense in animals; (c) Increased mortality risk; (d) Risk to public health implied by altered connective tissue metabolism and altered pulmonary morphology in animals after long- term exposures and pulmonary function decrements in chronically exposed humans; (e) Vegetation damage; and (f) Property damage Nitrogen 0.18 ppm, 1-hour 100 ppb, 1-hour (a) Potential to aggravate chronic respiratory disease dioxide 0.030 ppm, 0.053 ppm, and respiratory symptoms in sensitive groups; (b) annual annual Risk to public health implied by pulmonary and extra-pulmonary biochemical and cellular changes and pulmonary structural changes; and (c) Contribution to atmospheric discoloration Carbon 20 ppm, 1-hour 35 ppm, 1-hour (a) Aggravation of angina pectoris and other aspects monoxide 9.0 ppm, 8-hour 9 ppm, 8-hour of coronary heart disease; (b) Decreased exercise tolerance in persons with peripheral vascular disease and lung disease; (c) Impairment of central nervous system functions; and (d) Possible increased risk to fetuses

Meridian Consultants 4.3-3 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Concentration/Averaging Time Federal Primary Air State Standard Standard Pollutant (CAAQS) (NAAQS) Most Relevant Health Effects Sulfur 0.25 ppm, 1-hour 75 ppb, 1-hour Bronchoconstriction accompanied by symptoms, dioxide 0.04 ppm, 24-hour 0.14 ppm, 24-hour which may include wheezing, shortness of breath and chest tightness, during exercise or physical activity in persons with asthma Respirable 50 µg/m3, 24-hour 150 µg/m3, (a) Exacerbation of symptoms in sensitive patients particulate 20 µg/m3, annual 24-hour with respiratory or cardiovascular disease; (b) matter Declines in pulmonary function growth in children; and (c) Increased risk of premature birth Fine 12 µg/m3, annual 35 µg/m3, 24-hour (a) Exacerbation of symptoms in sensitive patients particulate 12 µg/m3, annual with respiratory or cardiovascular disease; (b) matter Declines in pulmonary function growth in children; and (c) Increased risk of premature birth Lead 1.5 µg/m3, 30-day 0.15 µg/m3, (a) Learning disabilities; and (b) Impairment of blood 3-month rolling formation and nerve conduction Visibility- In sufficient None Visibility impairment on days when relative humidity reducing amount such that is less than 70 percent particles the extinction coefficient is greater than 0.23 kilometers at relative humidity less than 70 percent, 8-hour average (10 AM– 6 PM) Sulfates 25 µg/m3, 24-hour None (a) Decrease in lung function; (b) Aggravation of asthmatic symptoms; (c) Aggravation of cardiopulmonary disease; (d) Vegetation damage; (e) Degradation of visibility; and (f) Property damage Hydrogen 0.03 ppm, 1-hour None Odor annoyance sulfide Vinyl 0.01 ppm, 24-hour None Known carcinogen chloride

Source: California Air Resources Board, California Ambient Air Quality Standards (CAAQS), http://www.arb.ca.gov/desig/desig.htm. Note: µg/m3 = microgram per cubic meter; NAAQS = National Ambient Air Quality Standards; ppm = parts per million by volume.

Toxic Air Contaminants

In addition to criteria pollutants, the Santa Barbara County Air Pollution Control District (SBCAPCD) periodically assesses levels of toxic air contaminants (TACs) within its jurisdiction, which is the same area as the geographical boundaries of Santa Barbara County. A TAC is defined in the California Health and Safety Code, Section 39655, which states:

Meridian Consultants 4.3-4 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

“Toxic air contaminant” means air pollutant which may cause or contribute to an increase in mortality or in serious illness, or which may pose a present or potential hazard to human health. A substance that is listed as a hazardous air pollutant air pollutant pursuant to subsection (b) of Section 112 of the federal act (42 U.S.C. Sec. 7412(b)) is a toxic air contaminant.

Health effects are divided into cancer and noncancer risks. “Cancer risk” refers to the increased chance of contracting cancer as a result of an exposure, and is expressed as a probability: chance-in-a-million. The values expressed for cancer risk do not predict actual cases of cancer that will result from exposure to toxic air contaminants. Rather, they state a possible risk of contracting cancer over and above the background level.

For noncancer health effects, risk is characterized by a “Hazard Index” (HI), which is obtained by dividing the predicted concentration of a toxic air contaminant by a Reference Exposure Level (REL) for that pollutant that has been determined by health professionals.2 RELs are used as indicators of the potential adverse effects of chemicals. A REL is the concentration at or below which no adverse health effects are anticipated for specific exposure duration. Thus, the HI is a measure of the exposure relative to a level of safety and is appropriately protective of public health.

Regional Conditions

The City of Lompoc (City) is located within the South Central Coast Air Basin (SCCAB), which includes all of San Luis Obispo, Santa Barbara, and Ventura Counties. The climate of the Santa Barbara foothills and all of the SCCAB is strongly influenced by its proximity to the Pacific Ocean and the location of the semipermanent high-pressure cell in the northeastern Pacific. With a Mediterranean-type climate, the region is characterized by warm, dry summers and cool winters with occasional rainy periods.

Air pollutant emissions within the SCCAB are primarily generated by stationary and mobile sources. Stationary sources can be divided into two major subcategories: point and area sources. Point sources occur at a specific location and are often identified by an exhaust vent or stack at a facility. Portable diesel generators and other similar equipment also are considered to be stationary sources of air emissions. Area sources are widely distributed and can include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, parking lots, and some consumer products.

2 Santa Barbara County Air Pollution Control District (SBCAPCD), Modeling Guidelines for Health Risk Assessmet (May 2014).

Meridian Consultants 4.3-5 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and are classified as either on-road or off-road. On-road sources may be legally operated on roadways and highways. Off-road sources include aircraft, ships, trains, and self-propelled construction equipment.

Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles.

The main sources of pollutants near the project site include mobile emissions generated from both on- road and off-road vehicles, including from agricultural operations.

The current attainment designations for the SCCAB are shown in Table 4.3-2, South Central Coast Air Basin Attainment Status. The SSCAB is currently designated as being unclassified for federal SO2 and PM10 standards, nonattainment for State O3 and PM10, and unclassified for State PM2.5 standards.

Table 4.3-2 South Central Coast Air Basin Attainment Status

Pollutant State Status National Status

Ozone Nonattainment Unclassified/Attainment

Carbon Monoxide Attainment Unclassified/Attainment

Nitrogen Dioxide Attainment Unclassified/Attainment

Sulfur Dioxide Attainment Unclassified

PM10 Nonattainment Unclassified

PM2.5 Unclassified Unclassified/Attainment

Lead Attainment Unclassified/Attainment

Source: California Environmental Protection Agency, Air Resources Board, http://www.arb.ca.gov/desig/adm/adm.htm. June 2013.

Local Air Quality

For evaluation purposes, the SBCAPCD uses data from a network of CARB air quality monitoring stations throughout the Santa Barbara County. The Lompoc-S H Street station, located at South H Street and Ocean Avenue is the closest monitoring station to the project site and monitors O3, NO2, CO, SO2, and PM10 levels. The nearest station that monitors federal PM2.5 standards is the Santa Maria-906 S Broadway station located in the City of Santa Maria.

Meridian Consultants 4.3-6 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Table 4.3-3, Air Quality Monitoring Summary, summarized published monitoring data from 2011 to 2013, the most recent 3-year period available. The data indicates that the Lompoc-S H monitoring station exceeded the 24-hour State PM 10 and PM2.5 standards in 2011, 2012, and 2013.

Table 4.3-3 Air Quality Monitoring Summary

Year Pollutant Standards 2011 2012 2013 Ozone (O3) Maximum 1-hour concentration monitored (ppm) 0.073 0.059 0.073 Maximum 8-hour concentration monitored (ppm) 0.060 0.055 0.070 (state) Number of days exceeding state 1-hour standard 0.09 ppm 0 0 0 Number of days exceeding state 8-hour standard 0.070 ppm 0 0 0 Number of days exceeding federal 8-hour standard 0.075 ppm 0 0 0 Nitrogen Dioxide (NO2) Maximum 1-hour concentration monitored (ppm) 0.031 0.033 0.105 Annual average concentration monitored (ppm) 0.004 0.003 0.004 Number of days exceeding state 1-hour standard 0.18 ppm 0 0 0 Carbon Monoxide (CO) Maximum 8-hour concentration monitored (ppm) 0.83 0.49 -a Number of days exceeding state 8-hour standard 20 ppm 0 0 0 Number of days exceeding federal 8-hour standard 9.0 ppm 0 0 0 Sulfur Dioxide (SO2) Maximum 24-hour concentration monitored (ppm) 0.003 0.002 0.002 Number of samples exceeding state 24-hour 0.04 ppm 0 0 0 standard Number of days exceeding federal 24-hour standard 0.14 ppm 0 0 0 Respirable Particulate Matter (PM10) Maximum 24-hour concentration monitored 71.1 54.5 51.2 (µg/m3) Annual average concentration monitored (µg/m3) 21.8 21.6 -a Number of samples exceeding state standard 50 µg/m3 2 3 2 Number of samples exceeding federal standard 150 µg/m3 0 0 0 Fine Particulate Matter (PM2.5) Maximum 24-hour concentration monitored 18.8 18.1 15.9 (µg/m3) Annual average concentration monitored (µg/m3) 0 0 0 Number of samples exceeding federal standard 35 µg/m3 0 0 -a

Meridian Consultants 4.3-7 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

a. Insufficient data was available to determine the value. Source: California Air Resources Board, “Air Quality Data Statistics.” http://www.arb.ca.gov/adam/topfour/topfour1.php. Assessed December 2014. Note: µg/m3 = micrograms per cubic meter of air; aam = annual arithmetic mean; N/A = not available; ppm = parts per million by volume of air.

Individuals who are sensitive to air pollution include children, the elderly, and persons with preexisting respiratory or cardiovascular illness. For purposes of this environmental analysis, sensitive receptors are locations where a sensitive individual could remain for 24 hours, such as residences, hospitals, or convalescent facilities. Commercial and industrial facilities are not included in the definition because employees do not typically remain onsite for 24 hours. However, when assessing the impact of pollutants with 1-hour and 8-hour standards (such as nitrogen dioxide and carbon monoxide), commercial and/or industrial facilities would be considered sensitive receptors for those purposes.

Numerous sensitive receptors surround the project site. The closest sensitive receptors include residential development located approximately 75 feet south of the project site and the Pali Wine Company approximately 60 feet to the east.

Greenhouse Gas Emissions

Climate change is a change in the average climatic conditions on earth that may be measured by changes in wind patterns, storms, precipitation, and temperature. These changes are assessed using historical records of temperature changes that have occurred in the past, such as during previous ice ages. Many of the concerns regarding climate change use this data to extrapolate a level of statistical significance specifically focusing on temperature records from the last 150 years (the Industrial Age) that differ from previous climate changes in rate and magnitude.

The United Nations Intergovernmental Panel on Climate Change (IPCC) considered six alternative future GHG scenarios that would stabilize global temperatures and climate change impacts. The IPCC predicted that global mean temperature change from 1990 to 2100 for the six scenarios considered could range from 1.1 degrees Celsius (°C) to 6.4°C. Global average temperatures and sea levels are expected to rise under all scenarios.3

3 Intergovernmental Panel on Climate Change, Summary for Policymakers, Climate Change 2007: The Physical Science Basis, Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change, S. Solomon, D. Qin, M. Manning, Z. Chen, M. Marquis, K. B. Avery, M. Tignor and H. L. Miller, eds., (Cambridge, Eng.: Cambridge University Press: 2007).

Meridian Consultants 4.3-8 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

In California, climate change may result in consequences such as the following:

• A reduction in the quality and supply of water to the State from the Sierra snowpack

• Increased risk of large wildfires • Reductions in the quality and quantity of certain agricultural products

• Exacerbation of air quality problems

• A rise in sea levels resulting in the displacement of coastal business and residences • Damage to marine ecosystems and the natural environment

• An increase in infections, disease, asthma, and other health-related problems • A decrease in the health and productivity of California’s forests

Gases that trap heat in the atmosphere are GHGs. The effect is analogous to the way a greenhouse retains heat. Common GHGs include water vapor, carbon dioxide (CO2), methane, nitrous oxides, chlorofluorocarbons, hydrofluorocarbons, perfluorocarbons, sulfur hexafluoride, ozone, and aerosols. Natural processes and human activities emit GHGs. The presence of GHGs in the atmosphere affects the earth’s temperature. Without the natural heat-trapping effect of GHG, the earth’s surface would be about 34°C cooler.4 However, it is believed that emissions from human activities, such as electricity production and vehicle use, have elevated the concentration of these gases in the atmosphere beyond the level of naturally occurring concentrations.

The global warming potential (GWP) is the potential of a gas or aerosol to trap heat in the atmosphere. The GWP compares the amount of heat trapped by a certain mass of the gas in question to the amount of heat trapped by a similar mass of carbon dioxide. A GWP is calculated over a specific time interval, commonly 20, 100, or 500 years. GWP is expressed as a factor of carbon dioxide (whose GWP is standardized to 1). For example, the 100-year GWP of methane is 21, which means that if the same mass of methane and carbon dioxide were introduced into the atmosphere, that methane will trap 21 times more heat than the carbon dioxide over the next 100 years.5 The GHGs of most concern are identified below in Table 4.3-4, Greenhouse Gas Descriptors. Of these two primary sources of GHG, CO2 would be generated by sources associated with the Project, while methane would not be generated in any substantial amount.

4 California Environmental Protection Agency (CalEPA), Climate Action Team, Climate Action Team Report to Governor Schwarzenegger and the California Legislature, www.climatechange.ca.gov/climate_action_team /reports/index.html, (March 2006), accessed June 10, 2013. 5 Working Group, Fourth Assessment Report of the Intergovernmental Panel on Climate Change (2007).

Meridian Consultants 4.3-9 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Table 4.3-4 Greenhouse Gas Descriptors

Description and Greenhouse Gas Physical Properties Sources Carbon dioxide Carbon dioxide is an odorless, Carbon dioxide is emitted from natural and anthropogenic (CO2) colorless, natural GHG. sources. Natural sources include decomposition of dead GWP = 1. organic matter; respiration of bacteria, plants, animals, and fungus; evaporation from oceans; and volcanic outgassing. Anthropogenic sources are from burning coal, oil, natural gas, and wood. The concentration in 2005 was 379 ppm, which is an increase of about 1.4 ppm per year since 1960. Haloalkanes Haloalkanes (also known as Haloalkanes are mostly human-produced such as flame halogenoalkanes or alkyl retardants, fire extinguishants, refrigerants, propellants, halides) are colorless, solvents, and pharmaceuticals. Non-artificial-source relatively odorless, and haloalkanes do occur, mostly through enzyme-mediated hydrophobic. synthesis by bacteria, fungi, and especially sea microalgae (seaweeds). Methane (CH4) Methane is a flammable gas A natural source of methane is from the anaerobic decay and is the main component of of organic matter. Methane is extracted from geological natural gas. GWP = 21. deposits (natural gas fields). Other sources are from landfills, fermentation of manure, and cattle. Nitrous oxide Nitrous oxide is also known as Microbial processes in soil and water, fuel combustion, (N2O) laughing gas and is a colorless and industrial processes. GHG. GWP = 310. Perfluorocarbons Perfluorocarbons liquids are Man-made compounds containing just fluorine and (PFCs) colorless with high density, up carbon. Usage is mainly in the electronics sector in to over twice that of water. It semiconductor manufacture, with significant usage as is also an odorless, non- refrigerants. flammable, unreactive gas. Sulfur Sulfur hexafluoride is an Sulfur hexafluoride emissions are virtually all of hexafluoride inorganic, colorless, odorless, anthropogenic origin including electricity sector, (SF6) non-flammable, extremely magnesium industry, electronics industry, and adiabatic potent GHG that is an property. excellent electrical insulator. GWP = 23,900

Source: Intergovernmental Panel on Climate Change, Summary for Policymakers, Climate Change 2007: The Physical Science Basis, Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change (Solomon, S., D. Qin, M. Manning, Z. Chen, M. Marquis, K.B. Avery, M. Tignor and H.L. Miller [eds.]). (Cambridge University Press: Cambridge, United Kingdom and New York, NY, USA) 2007. Notes: ppm = parts per million; ppt = parts per trillion (measure of concentration in the atmosphere); GWP = global warming potential

Individual GHG compounds have varying GWP and atmospheric lifetimes. The calculation of the carbon dioxide equivalent (CO2e) is a consistent methodology for comparing GHG emissions, since it normalizes various GHG emissions to a consistent metric. Methane’s warming potential of 21 indicates that

Meridian Consultants 4.3-10 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions methane has a 21 times greater warming effect than carbon dioxide on a molecule per molecule basis. A carbon dioxide equivalent is the mass emissions of an individual GHG multiplied by its GWP.

State Emissions Inventory and Trends

California is the second largest contributor of GHGs in the US and the 16th largest in the world.6 In 2012, California produced 458.68 million metric tons of carbon dioxide equivalents (MMTCO2e),7 including imported electricity and excluding combustion of international fuels and carbon sinks or storage. The major source of GHGs in California is transportation, contributing to 41 percent of the state’s total GHG emissions.8 Electricity generation (both in and out of state) is the second largest source, contributing to 22 percent of the state’s GHG emissions.9 The statewide inventory of GHGs by sector is shown in Table 4.3-5, California GHG Inventory 2004-2012.

Table 4.3-5 California GHG Inventory 2004-2012

Emissions MMTCO2e Main Sector 2004 2005 2006 2007 2008 2009 2010 2011 2012 Transportation1 186.88 189.08 189.18 189.27 178.02 171.47 170.46 168.13 167.38 Electric Power 115.20 107.86 104.54 113.94 120.15 101.32 90.30 88.04 95.09 Commercial/ 42.90 41.24 41.89 42.11 42.44 42.65 43.82 44.32 42.28 Residential Industrial2 94.48 92.29 90.28 87.10 87.54 84.95 88.51 88.34 89.16 Recycling and Waste 7.57 7.75 7.80 7.93 8.09 8.23 8.34 8.42 8.49 High GWP3,4 9.56 10.36 11.08 11.78 12.87 13.99 15.89 17.35 18.41 Agriculture 36.26 36.54 37.75 37.03 37.99 35.84 35.73 36.34 37.86 Total Emissions 492.86 485.13 482.52 489.16 487.10 458.44 453.06 450.94 458.68

Source: CARB, May 2014. 1 Includes equipment used in construction, mining, oil drilling, industrial and airport ground operations 2 Reflects emissions from combustion of natural gas, diesel, and lease fuel plus fugitive emissions 3 These categories are listed in the Industrial sector of ARB’s GHG Emission Inventory sectors 4 This category is listed in the Electric Power sector of ARB’s GHG Emission Inventory sectors

6 California Energy Commission, Inventory of California Greenhouse Gas Emissions and Sinks: 1990 to 2004, Staff Final Report, CEC-600-2006-013-SF (December 2006). 7 California Air Resources Board (CARB), California Greenhouse Gas Inventory for 2000–2012—by Category as Defined in the Scoping Plan (March 24, 2014), http://www.arb.ca.gov/cc/inventory/data/tables/ghg_inventory_scopingplan_00- 12_2014-03-24.pdf (accessed May 20, 2014). 8 California Energy Commission, Inventory (December 2006). 9 California Energy Commission, Inventory (December 2006).

Meridian Consultants 4.3-11 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

REGULATORY SETTING Air Quality

Air quality within the SCCAB is addressed through the efforts of various federal, State, regional, and local government agencies. These agencies work jointly as well as individually to improve air quality through legislation, regulations, planning, policymaking, education, and a variety of programs. The agencies primarily responsible for improving the air quality within the SCCAB are discussed in the following paragraphs along with their individual responsibilities.

Federal

At the federal level, the USEPA is responsible for the implementation of portions of the CAA that deal with certain mobile sources of air emissions and other requirements. Charged with handling global, international, national, and interstate air pollution issues and policies, the USEPA sets national vehicle and stationary source emission standards, oversees approval of all State Implementation Plans,10 provides research and guidance for air pollution programs, and sets NAAQS.

The NAAQS were set to protect public health, including that of sensitive individuals, and for this reason, the standards continue to change as more medical research becomes available regarding the health effects of the criteria pollutants. The primary NAAQS define the air quality level considered necessary, with an adequate margin of safety, to protect the public health.11 Other portions of the CAA, such as the portions dealing with stationary source requirements, are implemented by State and local agencies.

The 1990 amendments to the CAA identify specific emission reduction goals for areas not meeting the NAAQS. These amendments require both a demonstration of reasonable further progress toward attainment and incorporation of additional sanctions for failure to attain or to meet interim milestones. The sections of the CAA that are most applicable to the Project include Title I, Nonattainment Provisions, and Title II, Mobile Source Provisions.

10 A State Implementation Plan is a document prepared by each state describing existing air quality conditions and measures that will be followed to attain and maintain NAAQS. 11 US Environmental Protection Agency, A Comprehensive Analysis of Biodiesel Impacts on Exhaust Emissions, EPA420-P-02- 001 (October 2002). EPA, Office of Air and Radiation, Nitrogen Oxides: Impact on Public Health and the Environment (1997), www.epa.gov/ttn/oarpg/t1/reports/noxrept.pdf. EPA, Ozone and Your Health, EPA-452/F-99-003 (1999), www.epa.gov/air/ozonepollution/pdfs/health.pdf. EPA, Particle Pollution and your Health, EPA-452/F-03-001 (September 2003), http://epa.gov/pm/pdfs/pm-color.pdf. EPA, Health and Environmental Impacts of CO, http://www.epa.gov/airquality/carbonmonoxide/ health.html. EPA, Fact Sheet: Proposed Revisions to the National Ambient Air Quality Standards for Nitrogen Dioxide (July 22, 2009), www.epa.gov/air/nitrogenoxides/pdfs/20090722fs.pdf.

Meridian Consultants 4.3-12 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

State

The California CAA, signed into law in 1988, requires all areas of the State to achieve and maintain the CAAQS by the earliest practicable date. CARB, a part of the California Environmental Protection Agency, is responsible for the coordination and administration of both State and federal air pollution control programs within California. In this capacity, CARB conducts research, sets State ambient air quality standards, compiles emission inventories, develops suggested control measures, and provides oversight of local programs. CARB establishes emissions standards for motor vehicles, consumer products, and various types of commercial equipment sold in California. It also sets fuel specifications to further reduce vehicular emissions. Table 4.3-1 includes the CAAQS currently in effect for each of the criteria pollutants as well as other pollutants recognized by the State. As shown in Table 4.3-1, the CAAQS includes more stringent standards than the NAAQS.

A State Implementation Plan is a document prepared by each state describing existing air quality conditions and measures that will be followed to attain and maintain the NAAQS. The State Implementation Plan for California is administered by the CARB, which has overall responsibility for statewide air quality maintenance and air pollution prevention. The CARB also administers CAAQS for the 10 air pollutants designated in the California Clean Air Act. The 10 State air pollutants are the six NAAQS listed above (O3, particulate matter PM10 and PM2.5, NOx, CO, Pb, and SO2) as well as visibility- reducing particulates12, hydrogen sulfide, sulfates, and vinyl chloride.

CARB Airborne Toxic Control Measure to Limit Diesel-Fueled Commercial Motor Vehicle Idling. CARB adopted a new section 2485 within Chapter 10, Article 1, Division 3, title 13 in the California Code of Regulations.13 This measure limits the idling of diesel vehicles to reduce emissions of toxics and criteria pollutants. The driver of any vehicle subject to this section: (1) shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any location; and (2) shall not idle a diesel-fueled auxiliary power system for more than 5 minutes to power a heater, air conditioner, or any ancillary equipment on the vehicle if it has a sleeper berth and the truck is located within 100 feet of a restricted area (homes and schools).

12 Visibility-reducing particles consist of suspended particulate matter, which is a complex mixture of tiny particles that consists of dry solid fragments, solid cores with liquid coatings, and small droplets of liquid. These particles vary greatly in shape, size and chemical composition, and can be made up of many different materials such as metals, soot, soil, dust, and salt. 13 CARB, “Airborne Toxic Control Measure to Limit Diesel-Fueled Commercial Motor Vehicle Idling,” www.arb.ca.gov/regact/idling/idling.htm (accessed September 30, 2012).

Meridian Consultants 4.3-13 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

CARB Final Regulation Order, Requirements to Reduce Idling Emissions from New and In-Use Trucks. This regulation requires that new 2008 and subsequent model-year heavy-duty diesel engines are equipped with an engine shutdown system. This system automatically shuts down the engine after 5 minutes of continuous idling operation once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged. If the parking brake is not engaged, the engine shutdown system shuts down the engine after 15 minutes of continuous idling operation once the vehicle is stopped and the transmission is set to “neutral” or “park.”

CARB Regulation for In-Use Off-Road Diesel Vehicles. On July 26, 2007, the CARB adopted a regulation to reduce diesel particulate matter and NOx emissions from in-use (existing) off-road heavy-duty diesel vehicles in California. Such vehicles are typically used in construction, mining, and industrial operations. As similar types of diesel equipment will be used in the construction and development of the project site, this regulation is relevant to this Project. The regulation imposed limits on idling, buying older off- road diesel vehicles, and selling vehicles beginning in 2008. It requires all vehicles to be reported to CARB and labeled in 2009; and then in 2010 begins gradual requirements to clean up their fleet by getting rid of older engines, using newer engines, and installing exhaust retrofits. The regulation requires equipment to be retrofitted or retired. The regulation takes effect in phases, requiring the largest fleets to comply by 2010, medium fleets by 2013, and smaller fleets by 2015.

Statewide Truck and Bus Rule. On December 12, 2008, the CARB approved a new regulation to significantly reduce emissions from existing on-road diesel vehicles operating in California. The regulation requires affected trucks and buses to meet performance requirements between 2011 and 2023. By January 1, 2023, all vehicles must have a 2010 model year engine or be modified to result in equivalent performance. The regulation applies to all on-road heavy-duty diesel-fueled vehicles with a gross vehicle weight rating greater than 14,000 pounds, agricultural yard trucks with off-road certified engines, and certain diesel fueled shuttle vehicles of any gross vehicle weight rating. Out-of-state trucks and buses that operate in California are also subject to the regulation.

Diesel Particulate Matter. Diesel-fueled vehicles are a source of diesel exhaust particulate matter (DPM), which CARB has designated as a TAC. In addition, motor vehicles are a source of other TACs that can contribute to health effects. CARB has determined that health effects are generally elevated near heavily traveled roadways. The CARB Air Quality and Land Use Handbook states, “Air pollution studies indicate that living close to high traffic and the associated emissions may lead to adverse health effects beyond those associated with regional air pollution in urban areas.”14 The Air Quality and Land Use

14CalEPA, California Air Resources Board, Air Quality and Land Use Handbook: A Community Health Perspective (2005), 8.

Meridian Consultants 4.3-14 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Handbook cites several studies linking adverse respiratory health effects (e.g., asthma) to proximity to roadways with heavy traffic densities, where the distances between the roadway and the receptors were 300 to 1,000 feet. Other studies suggest that such impacts diminish with distance, and a substantial benefit occurs if the separation distance is greater than 300 to 500 feet.

The Air Quality and Land Use Handbook, which is intended to serve as a general reference guide for planning agencies to evaluate and reduce air pollution impacts associated with new projects that go through the land use decision-making process, contains general recommendations that may reduce potential health impacts by establishing a buffer zone or setback between sensitive land uses and sources of TACs. Specifically, with respect to land uses located near freeways and other heavily traveled roadways, CARB recommends that lead agencies avoid citing new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day.

Regional and Local Santa Barbara County Air Pollution Control District

The SBCAPCD is located within the SCCAB, which includes all of Santa Barbara, Ventura, and San Luis Obispo Counties. The SBCAPCD is the agency principally responsible for comprehensive air pollution control in the Santa Barbara County portion of the SCCAB. To that end, the SBCAPCD, a regional agency, works directly with the Santa Barbara County Association of Governments, local governments, and cooperates actively with all state and federal government agencies.

Under state law, the SBCAPCD is required to prepare an overall plan for air quality improvement for the SCCAB, known as the Clean Air Plan (CAP).15 The CAP was last updated in 2010 2013 and adopted in January 2011March 2015, with a draft of the 2013 triennial update is available for public review that and serves as a guide to bring pollutant concentration into attainment with federal and state standards. Health and Safety Code sections 40924 and 40925 require that every three years areas update their clean air plans to attain the state eight-hour ozone standard.16 The draft 2013 CAP also documents progress toward the state 1-hour and 8-hour ozone standards. The SBCAPCD determines if certain rules and control measures are appropriate for their specific region according to technical feasibility, cost effectiveness, and the severity of nonattainment.

15 SBCAPCD, 2010 Final 2013 Clean Air Plan (January March 20112015). 16 Currently, a the 2013 Draft Final Clean Air Plan is under District Boardavailable for Rreview, http://www.sbcapcd.org/060913pn.htmourair.org/clean-air-plans/.

Meridian Consultants 4.3-15 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Among the SBCAPCD rules applicable to the proposed project are Rule 345 to control fugitive dust from construction activities. Activities subject to this regulation are also subject to Rule 302 (Visible Emissions) and Rule 303 (Nuisance).

SBCAPCD Rule 345. This rule governs emissions of fugitive dust during construction and demolition activities. It establishes various standards in regards to visible fugitive dust control, truck hauling operations, and structure demolition. Compliance with this rule and its requirements is achieved through best management practices (BMPs), which are used to control air pollutants and particulate matter from impacting air quality. This includes requirements and standards related to visible fugitive dust, truck hauling, and track-out/carry-out.

The SBCAPCD published the document title Scope and Content of Air Quality Sections in Environmental Documents, which contains guidance on assessing and mitigating air quality impacts. Criteria for evaluating the significance of adverse air quality impacts from projects subject to CEQA were adopted in the APCD Environmental Review Guidelines.

Santa Barbara County Association of Governments

The Santa Barbara County Association of Governments (SBCAG) is the authorized regional planning agency comprised of Santa Barbara County and all eight incorporated cities within the county consisting of Buellton, Carpinteria, Goleta, Guadalupe, Lompoc, Santa Barbara, Santa Maria, and Solvang. The SBCAG acts as the region’s designated metropolitan planning organization (MPO), regional transportation planning agency, airport land use commission, local transportation authority, and congestion management agency.

SBCAG is required by federal and State law to prepare and update the regional transportation plan (RTP) every four years, including its Sustainable Communities Strategy (SCS) component pursuant to SB 375. The SCS has been formulated to reduce greenhouse gas emissions from passenger vehicles and light trucks of 10.5 percent in 2020 and 15.4 percent in 2035 when compared to 2005 emissions.17

Greenhouse Gases Federal

On April 17, 2009, the USEPA released a proposed finding that determined climate change poses a risk to public health. The USEPA held a 60-day public comment period, which ended June 23, 2009, and

17 Santa Barbara County Association of Governments, 2040 Regional Transportation Plan and Sustainable Communities Strategy (August 2013) p. 6-2.

Meridian Consultants 4.3-16 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

received over 380,000 public comments. On December 7, 2009, the USEPA Administrator (Administrator) signed two distinct findings regarding GHGs under section 202(a) of the CAA:

• Endangerment Finding: The Administrator finds that the current and projected concentrations of the six key well-mixed GHGs—carbon dioxide, methane, nitrous oxide, hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6)—in the atmosphere threaten the public health and welfare of current and future generations.

• Cause or Contribute Finding: The Administrator finds that the combined emissions of these well- mixed greenhouse gases from new motor vehicles and new motor vehicle engines contribute to the greenhouse gas pollution which threatens public health and welfare.

These findings do not themselves impose any requirements on industry or other entities. However, this action is a prerequisite to finalizing the proposed USEPA GHG standards for light-duty vehicles. These were jointly proposed by the USEPA and the Department of Transportation’s National Highway Traffic Safety Administration (NHTSA) on September 15, 2009. The two findings were published in Federal Register Docket ID No. EPA-HQ-OAR-2009-0171. The final rule was effective January 14, 2010.

The USEPA has issued the Final Mandatory Reporting of Greenhouse Gases Rule that requires reporting of GHG emissions from large sources and suppliers in the United States. Under the rule (effective December 29, 2009), suppliers of fossil fuels or industrial GHGs, manufacturers of vehicles and engines, and facilities that emit 25,000 metric tons or more per year of GHG emissions are required to submit annual reports to the USEPA. The gases covered by the proposed rule are CO2, CH4, N2O, HFC, PFC, SF6, and other fluorinated gases including nitrogen trifluoride (NF3) and hydrofluorinated ethers (HFE).

On September 15, 2009, the USEPA and the NHTSA proposed a new national program to reduce greenhouse gas emissions and improve fuel economy for all new cars and trucks sold in the United States. The USEPA proposed the first-ever national GHG emissions standards under the CAA, and NHTSA proposed Corporate Average Fuel Economy (CAFE) standards under the Energy Policy and Conservation Act. This proposed national program would allow automobile manufacturers to build a single light-duty national fleet that satisfies all requirements under both federal programs and the standards of California and other states.

State Assembly Bill 1493

California Assembly Bill 1493 (Pavley), enacted on July 22, 2002, requires the California Air Resources Board to adopt regulations that reduce GHGs emitted by passenger vehicles and light-duty trucks. CARB estimates that the regulation would reduce climate change emissions from the light-duty passenger

Meridian Consultants 4.3-17 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions vehicle fleet by an estimated 18 percent in 2020 and by 27 percent in 2030.18 On June 30, 2009, the USEPA granted a waiver of CAA preemption to California for the state’s GHG emission standards for motor vehicles beginning with the 2009 model year. The waiver was published in the Federal Register on July 8, 2009.

Executive Order S-3-05 and the Climate Action Team

Former California Governor Arnold Schwarzenegger announced on June 1, 2005, through Executive Order S-3-05,19 the following reduction targets for GHG emissions:

• By 2010, reduce GHG emissions to 2000 levels.

• By 2020, reduce GHG emissions to 1990 levels.

• By 2050, reduce GHG emissions to 80 percent below 1990 levels

The 2050 reduction goal represents what scientists believe is necessary to reach levels that will stabilize the climate. The 2020 goal was established to be an aggressive, but achievable, mid-term target. To meet these targets, the Governor directed the Secretary of the California Environmental Protection Agency to lead a Climate Action Team made up of representatives from the Business, Transportation, and Housing Agency; the Department of Food and Agriculture; the Resources Agency; the CARB; the Energy Commission; and the Public Utilities Commission. The Climate Action Team’s Report to the Governor in 2006 contains recommendations and strategies to help ensure that the targets in Executive Order S-3-05 are met.20

Assembly Bill 32

In 2006, the California State Legislature enacted Assembly Bill (AB) 32, the California Global Warming Solutions Act of 2006. AB 32 focuses on reducing GHG emissions in California. GHGs, as defined under AB 32, include CO2, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride.

AB 32 requires that GHGs emitted in California be reduced to 1990 levels by the year 2020. The California Air Resources Board (CARB) is the state agency charged with monitoring and regulating

18 CARB, Climate Change Emission Control Regulations, fact sheet (December 10, 2004). 19 State of California, Executive Order S-3-05 (June 1, 2005), http://www.dot.ca.gov/hq/energy/ExecOrderS-3-05.htm (accessed June 10, 2013). 20 CalEPA Climate Action Team, Climate Action Team Report.

Meridian Consultants 4.3-18 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

sources of emissions of GHGs that cause global warming as part of an effort to reduce emissions of GHGs.

The CARB Governing Board approved the 1990 GHG emissions level of 427 MMTCO2e on December 6, 2007. Therefore, in 2020, emissions in California are required to be at or below 427 MMTCO2e.

Under the current “business as usual” scenario, statewide emissions are increasing at a rate of approximately 1 percent per year as noted below.21

• 1990: 427 MMTCO2e

• 2004: 480 MMTCO2e • 2008: 495 MMTCO2e

• 2020: 596 MMTCO2e

Under AB 32, the CARB published its Final Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in California.22 The CARB has 44 early action measures that apply to the transportation, commercial, forestry, agriculture, cement, oil and gas, fire suppression, fuels, education, energy efficiency, electricity, and waste sectors. Of those early action measures, nine are considered discrete early action measures,23 as they were adopted by the CARB and enforceable by January 1, 2010. The CARB estimates that the 44 early action measures will result in reductions of at least 42 MMTCO2e by 2020, representing approximately 25 percent of the projected reduction needed to reach the 2020 target.

CEQA is only mentioned once in the Early Action Measures report. The California Air Pollution Control Officer’s Association suggested that CARB work with local air districts on approaches to review GHG impacts under the CEQA process, including significance thresholds for GHGs for projects and to develop a process for capturing reductions that result from CEQA mitigations. CARB’s response to this recommendation in the report is as follows:

[T]he Governor’s Office of Planning and Research is charged with providing statewide guidance on CEQA implementation. With respect to quantifying any

21 CARB, Climate Change Scoping Plan (2008), 12. 22 CARB, Expanded List of Early Action Measures to Reduce Greenhouse Gas Emissions in California Recommended for Board Consideration (October 2007), www.arb.ca.gov/cc/ejac/ghg_eamcommitteelist.pdf (accessed June 10, 2013). 23 Discrete early actions are regulations to reduce greenhouse gas emissions adopted by the CARB Governing Board and enforceable by January 1, 2010.

Meridian Consultants 4.3-19 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

reductions that result from project-level mitigation of GHG emissions, we would like to see air districts take a lead role in tracking such reductions in their regions.24

CARB approved the Climate Change Scoping Plan (2008 Scoping Plan) in December 2008. The 2008 Scoping Plan

proposed a comprehensive set of actions designed to reduce overall GHG emissions in California, improve our environment, reduce our dependence on oil, diversify our energy sources, save energy, create new jobs, and enhance public health.25

As noted in the approved 2008 Scoping Plan, the projected total business-as-usual emissions for year 2020 (estimated as 596 MMTCO2e) must be reduced by approximately 28 percent to achieve the CARB’s approved 2020 emission target of 427 MMTCO2e. CARB updated the 2008 Scoping Plan in May 2014 (Updated 2014 Scoping Plan).26 The Updated 2014 Scoping Plan adjusted the 1990 GHG emissions level to 431 MMTCO2e and the updated 2020 GHG emissions forecast is 509 MMTCO2e which took credit for certain GHG emission reduction measures already in place (e.g., the Renewables Portfolio Standard). As revised in 2014, the projected total business-as-usual emissions for year 2020 must be reduced by approximately 15 percent to achieve the CARB’s approved 2020 emission target of 431 MMTCO2e. The Updated 2014 Scoping Plan also recommends a 40 percent reduction in GHG emissions from 1990 levels by 2030 and a 60 percent reduction in GHG emissions from 1990 levels by 2040.

The 2008 Scoping Plan identifies recommended measures for multiple GHG emission sectors and the associated emission reductions needed to achieve the year 2020 emissions target—each sector has a different emission reduction target. Most of the measures target the transportation and electricity sectors. As stated in the 2008 Scoping Plan, the key elements of the strategy for achieving the 2020 GHG target include:

• Expanding and strengthening existing energy efficiency programs as well as building and appliance standards

• Achieving a statewide renewable energy mix of 33 percent • Developing a California cap-and-trade program that links with other Western Climate Initiative partner programs to create a regional market system

• Establishing targets for transportation-related GHG emissions for regions throughout California and pursuing policies and incentives to achieve those targets

24 CARB, Expanded List of Early Action Measures (October 2007). 25 CARB, Climate Change Scoping Plan: A Framework for Change as Approved December 2008 (December 2008) http://www.arb.ca.gov/cc/scopingplan/document/adopted_scoping_plan.pdf (accessed June 10, 2013). 26 CARB, First Update to the Climate Change Scoping Plan, Building on the Framework Pursuant to AB 32 (May 2014).

Meridian Consultants 4.3-20 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

• Adopting and implementing measures pursuant to existing state laws and policies, including California’s clean car standards, goods movement measures, and the Low Carbon Fuel Standard

• Creating targeted fees, including a public goods charge on water use, fees on high global warming potential gases, and a fee to fund the administrative costs of the state’s long-term commitment to AB 32 implementation

In addition, the 2008 Scoping Plan differentiates between “capped” and “uncapped” strategies. “Capped” strategies are subject to the proposed cap-and-trade program.27 The 2008 Scoping Plan states that the inclusion of these emissions within the cap-and-trade program will help ensure that the year 2020 emission targets are met despite some degree of uncertainty in the emission reduction estimates for any individual measure. “Uncapped” strategies include additional reductions that will not be subject to the cap-and-trade emissions requirements. They are provided as a margin of safety to help achieve required GHG emission reductions.

Executive Order S-01-07

The former California Governor Arnold Schwarzenegger signed Executive Order S-01-07 on January 18, 2007. The order mandated that a statewide goal be established to reduce the carbon intensity of California’s transportation fuels by at least 10 percent by 2020. It also established a Low Carbon Fuel Standard for transportation fuels for California.

Senate Bill 97

SB 97 was passed in August 2007, and added Section 21083.05 to the Public Resources Code. Section 21083.05 states:

(a) On or before July 1, 2009, the Office of Planning and Research (OPR) shall prepare, develop, and transmit to the Resources Agency guidelines for the mitigation of GHG emissions or the effects of GHG emissions as required by this division, including, but not limited to, effects associated with transportation or energy consumption. (b) On or before January 1, 2010, the Resources Agency shall certify and adopt guidelines prepared and developed by the OPR pursuant to subdivision (a).

27 The cap-and-trade program is a central element of AB 32 and covers major sources of GHG emissions in the state such as refineries, power plants, industrial facilities, and transportation fuels. The regulation includes an enforceable GHG cap that will decline over time. CARB will distribute allowances, which are tradeable permits, equal to the emission allowed under the cap.

Meridian Consultants 4.3-21 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Senate Bill 375

SB 375 was signed into law by the Governor on September 30, 2008. According to SB 375, the transportation sector is the largest contributor of GHG emissions, which contributes up to 40 percent of the total GHG emissions in California. Automobiles and light trucks alone contribute almost 30 percent. SB 375 indicates that GHGs from automobiles and light trucks can be reduced by new vehicle technology but significant reductions from a change in land use patterns and improved transportation are necessary. SB 375 states, “Without improved land use and transportation policy, California will not be able to achieve the goals of AB 32.” SB 375 does the following: (1) it requires metropolitan planning organizations to include sustainable community strategies in their regional transportation plans for reducing GHG emissions, (2) it aligns planning for transportation and housing, and (3) it creates specified incentives for the implementation of the strategies.

California Air Resources Board

On October 24, 2008, CARB released the first preliminary draft of recommended approaches for setting interim significance thresholds for GHG under CEQA. The draft approach seeks to establish GHG thresholds and/or performance standards based on sector-types, as defined in the 2008 Scoping Plan. Sectors identified in the 2008 Scoping Plan are Transportation, Electricity, Industrial, Commercial and Residential, Agricultural, High Global Warming Potential, and Recycling and Waste. CARB has not yet finalized the proposed thresholds/performance standards.

Non-Legislative

CAPCOA. On January 8, 2008, the California Air Pollution Control Officers Association (CAPCOA) released a paper to provide a common platform of information and tools for public agencies. The disclaimer states that it is not a guidance document, but rather a resource to enable local decision makers to make the best decisions they can in the face of incomplete information during a period of change. The paper indicates that it is an interim resource and does not endorse any particular approach. It discusses three groups of potential thresholds, including a no significance threshold, a threshold of zero emissions, and a non-zero threshold.28 The non-zero quantitative thresholds as identified in the paper range from 900

28 California Air Pollution Control Officers Association, CEQA & Climate Change, Evaluating and Addressing Greenhouse Gas Emissions from Projects Subject to the California Environmental Quality Act (January 2008), www.capcoa.org/ ( accessed June 10, 2013).

Meridian Consultants 4.3-22 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

to 50,000 metric tons of CO2 per year. The CAPCOA paper also identified non-zero qualitative thresholds.29

Attorney General. The Office of the California Attorney General maintains a list of CEQA Mitigations for Global Warming Impacts on its website. The Attorney General’s Office has listed some examples of types of mitigations that local agencies may consider to offset or reduce global warming impacts from a project. The Attorney General’s Office states that the lists are examples and not intended to be exhaustive, but instead are provided as measures and policies that could be undertaken. Moreover, the measures cited may not be appropriate for every project, so the Attorney General suggests that the lead agency should use its own informed judgment in deciding which measures it would analyze, and which measures it would require, for a given project. The mitigation measures are divided into two groups: generally applicable measures and general plan measures. The Attorney General presents “generally applicable” measures in the following areas:

• Energy efficiency • Renewable energy • Water conservation and efficiency • Solid waste measures • Land use measures • Transportation and motor vehicles • Carbon offsets

Regional and Local Santa Barbara County Air Pollution Control District

In April 2015, Tthe SBCAPCD has not adopted any thresholds of significance for GHG emissions for stationary sources for measuring the significance of a project’s cumulative contribution to global climate change. A proposed stationary source project will not have a significant HG impact, if operation of the project will: (1) emit less than the screening significance level of 10,000 MTCO2e per year; or (2) show compliance with an approved GHG emission reduction plan or GHG mitigation program which avoids or substantially reduces GHG emissions (sources subject to the AB 32 Cap-and-Trade requirements pursuant to Title 17, Article 5 (California Cap on Greenhouse Gas Emissions and Market-based

29 A non-zero threshold could minimize the resources spent reviewing environmental analyses that do not result in real GHG reductions or to prevent the environmental review system from being overwhelmed.

Meridian Consultants 4.3-23 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Compliance Mechanisms) would meet the criteria); or (3) show consistency with the AB 32 Scoping Plan GHG emission reduction goals by reducing project emissions 15.3 % below BAU. Implementation of measures to reduce construction, energy use, and mobile source emissions could be considered as a means to reduce greenhouse gas emissions and address global climate change at a programmatic level. The SBCAPCD Scope and Content of Air Quality Sections in Environmental Documents recommend that projects implement all feasible mitigation measures to reduce the emissions of GHGs.30

City of Lompoc General Plan

The City of Lompoc General Plan Conservation and Open Space Element includes policies to improve air quality in the Lompoc Valley, minimize emissions from vehicles, reduce GHG emissions, and minimize per capita consumption of nonrenewable energy resources within the City. An analysis of the consistency of these applicable goals and policies with the proposed project is provided in Section 4.7, Land Use and Planning.

ENVIRONMENTAL IMPACTS Thresholds of Significance Air Quality

In order to assist in determining whether a project would have a significant effect on the environment, the City finds a project may be deemed to have a significant impact on air quality if it would:

30 Santa Barbara County Air Pollution Control District, Scope and Content of Air Quality Sections in Environmental Documents, Updated April 2015, page 16.

Meridian Consultants 4.3-24 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Threshold 4.3-1 Conflict with or obstruct implementation of the applicable air quality plan?

Threshold 4.3-2 Violate any air quality standard or contribute substantially to an existing or projected air quality violation?

Threshold 4.3-3 Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?

Threshold 4.3-4 Expose sensitive receptors to substantial pollutant concentrations?

Threshold 4.3-5 Create objectionable odors affecting substantial number of people?

In order to facilitate the intent and significance determinations of the State CEQA Guidelines, the SBCAPCD has adopted criteria for determining the level of significance for project-specific impacts within its jurisdiction. Projects meeting any of the criteria discussed below are considered to have significant air quality impact.

Regional Air Quality Thresholds

Table 4.3-6, Mass Daily Emissions Thresholds, identifies SBCAPCD thresholds to determine the significance of impacts to air quality during construction activities and project operation. Please note that the SBAPCD does not have quantitative thresholds of significance in place for short-term or construction emissions. As indicated in Table 4.3-6, the SBAPCD uses 25 tons per year for ROC, NOx, or PM10 as a guideline for determining significance of construction impacts. Due to the relatively low background ambient CO levels in Santa Barbara County, localized CO impacts associated with congested intersections are not expected to exceed the CO health-related air quality standards. Therefore, CO “hotspot” analyses are not required. A proposed project would result in a potentially significant impact if it would emit more than 25 pounds per day of NOx or VOC from motor vehicle trips only.

Table 4.3-6 Mass Daily Emissions Thresholds

Construction Operational Pollutant (tons/year)2 (pounds/day)

Volatile Organic Compounds (VOCs) 25 24032

Nitrogen dioxide (NOx) 25 24032

Carbon monoxide (CO) 1 - -

Meridian Consultants 4.3-25 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Construction Operational Pollutant (tons/year)2 (pounds/day)

Sulfur dioxide (SOx) 25- -

Respirable particulate matter (PM10) 25 80

Fine particulate matter (PM2.5) 25- -

1 The SBCAPCD does not have a threshold for CO. 2 The SBCAPCD does not have construction thresholds; however, it does use 25 tons per year for VOC, NOx, or PM10 as a guideline to determine the significance of construction emissions. 32 Emit less than 25 pounds per day of NOx or VOC from motor vehicle trips only Abbreviations: CO = carbon monoxide; NOx,= nitrogen oxides; PM10 = particulate matter less than 10 microns; PM2.5 = particulate matter less than 2.5 microns; VOC = volatile organic compounds; SOx = sulfur oxides.

Toxic Air Contaminants

Carcinogenic compounds are not considered to have threshold levels (i.e. dose levels below which there are no risks). Any exposure, therefore, will have some associated risk. As a result, the SBCAPCD identifies a potentially significant impact to public health if the health risk exceeds 10 cancer cases in a million for cancer risk and a Hazard Index of more than one (1.0) for non-cancer risk.

Greenhouse Gases

In order to assist in determining whether a project would have a significant effect on the environment, the project may be deemed to have a significant impact to greenhouse gases, if it would:

Threshold 4.3-6 Generate greenhouse gas emissions, either directly or indirectly that may have a significant impact on the environment.

Threshold 4.3-7 Conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.

Pursuant to CEQA Guidelines Section 15064.4, the methods suitable for analysis of GHG emissions are:

1. Use a model or methodology to quantify greenhouse gas emissions resulting from a project. The Lead Agency has discretion to select the model it considers most appropriate provided it supports its decision with substantial evidence. The Lead Agency should explain the limitations of the particular model or methodology selected for use.

2. Rely on a qualitative analysis or performance-based standards.

In April 2015, the SBCAPCD adopted thresholds of significance for GHG emissions for stationary sources.Neither the City of Lompoc nor the SBCAPCD have adopted thresholds for determining if the

Meridian Consultants 4.3-26 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions projected greenhouse gas emissions of a proposed project constitute a considerable contribution to GHG emissions, and therefore would be classified as a significant impact. The thresholds of significance adopted for GHG emissions are applicable to new or modified stationary sources. Stationary source projects include land uses with processes and equipment that require a SBCAPCD permit to operate, such as oil and gas facilities, landfills, and facilities with large combustion devices. Please note that the adopted GHG thresholds previously identified were not designed to be applicable to land use development projects/plans (i.e., commercial and residential development projects). Absent such thresholds, the CEQA lead agency must make such significance determinations on a case-by-case basis. While California does not have one, statewide accepted significance threshold as of yet, several approaches have been discussed and, to some extent, implemented. The SBCAPCD is proposing to update its Environmental Review Guidelines to include guidance for evaluating the significance of the impacts of GHGs from new or modified stationary sources. One approach that the SBCAPCD is considering for determining significance is assessing a two phased approach utilizing a 10,000 MTCO2e per year screen threshold for stationary uses and a 15.3 percent BAU reduction necessary to meet the 2014 Updated Scoping Plan 2020 goal.

The performance standard identified in the 2014 Updated Scoping Plan recommends a 15 percent reduction from business as usual by 2020. This document is the most current reference which quantifies statewide GHG emissions and the percentage reduction required by AB 32 mandates to meet GHG reduction goals. As indicated in the 2014 Updated Scoping Plan, CARB encourages local governments and air districts to meet the 15 percent reduction below today’s levels by 2020 to ensure that their municipal and community-wide emissions match the State’s reduction target.

As previously indicated, the State has reduced today’s GHG emissions 15 percent from 1990 levels. Therefore, since the proposed project would be completed and operational by 2020, the Project would need to reduce GHG emissions by 15 percent from today’s emissions levels to meet the 2020 reduction goals.

• The proposed project would result in a potentially significant impact if it would:

• Exceed the 10,000 MTCO2e per year screening threshold; and

• Result in a reduction from business as usual GHG emissions lower than 15 percent by 202031

31 The Project would be built out by 2020. GHG emissions would need to be reduced 15 percent by 2020 from today’s level to meet the 30 percent Statewide goal. Assuming a straight-line assumption, the Project would need to reduce 1 percent each year until build-out to meet the 40 percent reduction in GHG emissions from 1990 levels by 2030.

Meridian Consultants 4.3-27 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Methodology Air Quality Construction

Construction activities produce combustion emissions from various sources, such as on-site heavy-duty construction vehicles, vehicles hauling materials to and from the site, and motor vehicles transporting the construction crew. Grading activities produce fugitive dust emissions (PM10 and PM2.5) from soil- disturbing activities. Exhaust emissions from construction activities on site would vary daily as

construction activity levels change. Short-term emissions of criteria air pollutants (e.g., CO, SOx, PM10 and PM2.5) generated by project construction and ozone precursors (e.g., VOC and NOx) were assessed in accordance with SBCAPCD-recommended methods. These emissions were modeled using the CARB- approved California Emissions Estimator Model (CalEEMod) computer program. CalEEMod is designed to model construction emissions for land use development projects and allows for the input of project- specific information. The program contains default settings specific to the air district, county, air basin, or state level using approved vehicle emissions factors (EMFAC 2011), established methodologies, and the latest survey data.

Based on the CalEEMod model, the emission calculations take into account compliance with Rule 345 to control fugitive dust from construction activities and CARB for In-use Off-road Diesel Vehicles (Title 13 California Code Regulations, Chapter 9, Section 2449 and 2485).

Operation

Operation emissions generated by both stationary area and mobile sources would result from normal day-to-day activities of the project site. Stationary Area source emissions would be generated by the consumption of natural gas and landscape maintenance. Mobile emissions would be generated by the motor vehicles traveling to and from the project site.

Project-generated, regional, and mobile-source emissions of criteria air pollutants and ozone precursors were also modeled using the CalEEMod computer program. CalEEMod allows land use selections that include project location specifics and trip generation rates. CalEEMod accounts for area-source emissions from the use of natural gas, landscape maintenance equipment, and consumer products and accounts for mobile-source emissions associated with vehicle trip generation.

The analysis of daily operational emissions associated with the proposed project have been prepared using the data and methodologies identified in the SBCAPCD’s Scope and Content of Air Quality Sections in Environmental DocumentsAir Quality Guidelines and current motor vehicle emission factors in

Meridian Consultants 4.3-28 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

CalEEMod. Trip rates for these land uses were obtained from the traffic impact study for the Project (Appendix 4.10).

The following assumptions were made in the CalEEMod computer program:

Land Uses • 590,000 square foot industrial and warehouse (light industrial) • 1,000,000 square foot roadways, parking, and sidewalk (other asphalt surfaces)

• 83,200 square foot landscape (other non-asphalt surfaces)

Construction • Construction period of approximately 4.5 years beginning July 2016 and ending by February 2020 • Construction would occur over five phases: (1) Site Preparation which would last approximately 30 days, (2) Grading for approximately 75 days, (3) Building Construction for approximately 740 days, (4) Paving for approximately 55 days, and (5) architectural coating for approximately 55 days.

• Construction would occur 5 days per week with 8 hour work days

Each phase of construction would result in varying levels of intensity and the number of construction personnel. The construction workforce would consist of approximately 18 worker trips per day during site preparation, 20 worker trips per day during grading, 703 worker trips per day during building construction, 15 worker trips per day during paving, and 141 worker trips day during architectural coating.

Toxic Air Containments

An evaluation of the potential carcinogenic and noncarcinogenic effects was also conducted. Under the point estimate approach, adverse health effects are evaluated by comparing the pollutant concentration to its identified Reference Exposure Level (REL). The REL presented in the Consolidated Table of OEHHA/ARB Approved Risk Assessment Health Values for diesel particulate was utilized in the assessment. Health risks associated with exposure to carcinogenic compounds can be defined in terms of the probability of developing cancer as a result of exposure to a chemical at a given concentration. The URF is a measure of the carcinogenic potential of a chemical when a dose is received through the inhalation pathway. It represents an upper bound estimate of the probability of contracting cancer as a result of continuous exposure to an ambient concentration of one microgram per cubic meter (µg/m3) over a 70 year lifetime. To represent residential exposures, the assessment employed U.S. EPA guidance to develop viable dose estimates based on reasonable maximum exposures (RME). Specifically, activity patterns for population mobility recommended by the U.S. EPA and presented in the Exposure Factors Handbook were utilized. As a result, lifetime risk values for residents were adjusted to account for an

Meridian Consultants 4.3-29 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

exposure duration of 350 days per year for 30 years (i.e., 95th percentile). Additional discussion regarding the use of the 30 year exposure duration is presented in Attachment F. A 9 year exposure duration was additionally assessed to identify risk estimates associated with the average time individuals are reported to reside at a given residence.

To quantify noncarcinogenic impacts, a hazard index exceeding a value of one presumes a health hazard. The hazard index assumes that subthreshold exposures adversely affect a specific organ or organ system (i.e., toxicological endpoint). The respiratory endpoint is identified as the only target organ associated with diesel particulate exposure. To calculate the hazard index, the pollutant concentration or dose is divided by its toxicity value and summed for compounds affecting the same toxicological endpoint. Where the total equals or exceeds one (i.e., unity), a health hazard is presumed to exist.

To quantify the impact of diesel particulate (PM10) emissions associated with the operation of the project, dispersion modeling utilizing the Industrial Source Complex-Short Term (ISCST3) model was used to assess the impact of PM10 emissions to the nearest sensitive receptors. The dispersion modeling incorporates all relevant and appropriate procedures presented by the USEPA and California Environmental Protection Agency.

Greenhouse Gases

A quantified estimate of GHG emissions was prepared using CalEEMod computer program and emission factors from California Climate Action Registry (CCAR), which estimates construction and operations emissions of carbon dioxide, among other air pollutants. Project-generated emissions were modeled based on proposed land uses and general information provided in the Section 3.0, Project Description.

Project Design Features

The following Project Design Features (PDF) are incorporated into the proposed project and would reduce the potential air quality impacts of the project. These features were taken into account in the analysis of potential impacts.

PDF 4.3-1 Construction activities for each individual project shall be required to comply with Santa Barbara County Air Pollution Control District (SBCAPCD) rules to reduce the generation of air emissions applicable to the proposed project. Applicable SBCAPCD rules and regulations include:

• Rule 345 to control fugitive dust from construction activities and California Air Resources Board Regulation for In-use Off-road Diesel Vehicles (Title 13 California Code of Regulations, Chapter 9, Section 2449 and 2485) to reduce diesel particulate and NOx emissions. Specifically, the SBCAPCD rules

Meridian Consultants 4.3-30 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

require use of watering to minimize fugitive dust, reduced vehicle speeds to 15 miles per hour, cover soil stockpiled for more than two days, minimize dust generation after well drilling and pipeline construction activities, and monitor dust control to prevent dust offsite.

• All portable diesel-powered construction equipment will be registered with the state’s portable equipment registration program or will obtain an SBCAPCD permit.

• The California Air Resources Board requires diesel construction equipment to meet CARB Tier 2 or higher emission standards to the maximum extent feasible, limit idling time to five (5) minutes during loading/unloading operations, and replace diesel powered equipment with electric equipment whenever feasible.

PDF 4.3-2 Buildings will be sited and designed to maximize the use of sunlight and shade for energy savings and respect the right to solar access of nearby and adjacent buildings. Whenever appropriate, buildings will be oriented so that the long axis of the building is oriented east–west to maximize the opportunity for north- and south facing windows, which receive indirect, diffused light with low heat gain for the building, reducing cooling costs during summer months.

Project Impacts Conflict with or obstruct implementation of the applicable air quality plan?

The SBCAPCD is the local agency that provides air quality guidance with jurisdiction over the entire County. The most recent adopted comprehensive plan applicable for the proposed project is the 2010 2013 Final Clean Air Plan, dated March 2015.32 It should be noted that the SBCAPCD has released the draft 2013 CAP for public review and is dated January 2015. Regional growth projections are used by the SBCAPCD to forecast future emission levels in the air basin. The draft 2013 CAP utilized SBCAG’s Regional Growth Forecast 2010-2040, to project population growth and associated air pollutant emissions for all of Santa Barbara County.

The proposed project involves the development of approximately 590,000 square feet of business park uses on a site designated for business park uses in the City of Lompoc General Plan. The proposed Project would accommodate a mixture of manufacturing, warehouse, hangar/storage, and office uses currently permitted in the City of Lompoc’s Business Park Zoning District. The proposed Project would

32 SBCAPCD, 2010 2013 Final Clean Air Plan (January 2011March 2015).

Meridian Consultants 4.3-31 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

not result in a direct population increase, as the proposed project does not contain any residential units. Although the proposed project would increase employment due to the business park development, this employment can be utilized by current City residents.

Temporary emissions associated with construction of the Project would not exceed any of the criteria pollutant SBCAPCD thresholds for regional emissions, as indicated in Table 4.3-7 and Table 4.3-8. Therefore, the proposed project’s construction and operation related emissions would be consistent with the CAP.

The draft 2013 CAP indicates that the number of employees in commercial and industrial businesses totaled 135,100 in 2008, would grow to 150,800 employees in 2020, and to 160,200 employees in 2030.33 The SBCAG indicates that the number of employees in the City totaled 10,686 in 2010, would grow to 11,643 employees in 2020, to 12,756 employees in 2035, and to 12,777 employees in 2040.34 The proposed project would employ up to 931 employees by 2020, which would account for approximately 6 percent of the projected growth in the region and would fall within the projected growth in the City between 2008 and 2020. Furthermore, the proposed project would permit similar business park uses as those currently permitted by existing zoning for the project site. The proposed project would also be consistent with the City’s General Plan Conservation Element goals and policies to minimize air quality impacts resulting from construction and development activities regulated by the City using current recommendations from the SBCAPCD conditions and implementing the City’s grading ordinance; the project would minimize vehicle-related air quality impacts; and would reduce GHG emissions from BAU conditions. Accordingly, the proposed project would be consistent with the employment projections within the draft 2013 CAP and the 2012 Regional Growth Forecast and impacts would be less than significant.

Violate any air quality standard or contribute substantially to an existing or projected air quality violation Construction Emissions

The estimated maximum daily construction emissions for the proposed project are listed in Table 4.3-7, Construction Emissions (tons/year). These estimates are based on the expected location, size, and development of the proposed project. The analysis assumes that all of the construction equipment and activities would occur continuously over the day and that activities would overlap. In reality, this would

33 SBCAPCD, Draft Final 2013 Clean Air Plan (January March 2015), Table 3-2. 34 Santa Barbara County Association of Governments, Regional Growth Forecast 2010-2040, adopted December 2012, Table 7.

Meridian Consultants 4.3-32 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

not occur, as most equipment operates only a fraction of each workday and many of the activities would not overlap on daily basis. Project Design Feature (PDF) 4.3-1 requires compliance with the applicable SBCAPCD rules during construction of each individual project. The emissions presented in Table 4.3-7 include PDFs, as required by applicable SBCAPCD rules, to reduce emissions during construction activities. Construction activities would require use of watering to minimize fugitive dust, reduced vehicle speeds to 15 miles per hour, cover soil stockpiled for more than two days, minimize dust generation after construction activities, and monitor dust control to prevent dust off site. Furthermore, all portable diesel-powered construction equipment would be required to be registered with the state’s portable equipment registration program or would require a SBCAPCD permit prior to arrive on the project site. The California Air Resources Board requires diesel construction equipment to meet CARB Tier 2 or higher emission standards to the maximum extent feasible, limit idling time to five minute during loading/unloading operations, and replace diesel powered equipment with electric equipment whenever feasible.

Table 4.3-7 Construction Emissions (tons/year)

Pollutant (tons/year) Source VOC NOx COa SOx PM10 PM2.5 Maximum 14.81 5.61 10.95 0.02 1.14 0.43 SBCAPCD Threshold 25 25 - 25- 25 25 Exceeds Threshold? No No - No No No

Air Emissions Model Results are presented in Appendix 4.3. Note: a The SBCAPCD does not have a threshold for CO. Please note that the SBCAPCD does not have construction thresholds; however, it does use 25 tons per year for VOC, NOx, or PM10 as a guideline to determine the significance of construction emissions. Abbreviations: CO = carbon monoxide; NOx = nitrogen oxides; PM10 = particulate matter less than 10 microns; PM2.5 = particulate matter less than 2.5 microns; VOC = volatile organic compounds; SOx = sulfur oxides.

As shown in Table 4.3-7, construction activities associated with the development of the proposed project would not exceed short term construction emissions thresholds for VOC, NOx, CO, SOX, PM10, and PM2.5. Construction impacts would be less than significant.

Operational Emissions

Operational emissions would be generated by both stationary and mobile sources as a result of normal day-to-day activities at the project site. Table 4.3-8, Operational Emissions, provides the maximum daily operational emissions for both stationary and mobile sources.

Meridian Consultants 4.3-33 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Table 4.3-8 Operational Emissions

Pollutant (pounds/day) Source VOC NOx CO SOx PM10 PM2.5 Maximum 52.44 20.24 87.77 0.38 26.09 7.43 SBCAPCD Threshold 240 240 - - 80 - Exceeds Threshold? No No - - No - Maximum Mobile 8.26 16.39 84.37 0.36 25.80 7.14 SBCAPCD Mobile 25 25 - - - - Threshold Exceeds Threshold? No No - - - -

Air Emissions Model Results are presented in Appendix 4.3. Note: CO = carbon monoxide; NOx = nitrogen oxides; PM10 = particulate matter less than 10 microns; PM2.5 = particulate matter less than 2.5 microns; VOC = volatile organic compounds; SOx = sulfur oxides.

As shown in Table 4.3-8, stationary and mobile emissions generated during operation of the proposed would not exceed SBCAPCD’s thresholds of significance VOC, NOx, CO, SOx, PM10, and PM2.5. Impacts during operation would be less than significant.

Toxic Air Contaminants

The State of California considers a project would be considered to have a significant impact if it would result in a probability of contracting cancer of more than one in one hundred thousand (1.0E-05). This standard is lower than the SBCAPCD public health standard that if the health risk exceeds 10 cancer cases in a million for cancer risk and a Hazard Index of more than 1.0 for non-cancer risk.

Based on the information provided by Associated Traffic Engineers (Appendix 4.10), the traffic study assumed that 209 trucks would enter and exit the site per day with an equal distribution travelling east and west along Central Avenue. For the maximum exposed residential receptor, risk estimates were predicted to be 4.3 in one million (4.3E-06) and 1.3 in one million (1.3E-06) for the 30 and 9 year exposure scenarios, respectively. In comparison to the threshold level referenced above, carcinogenic risks do not exceed the level posing no significant risk. Carcinogenic impacts would be less than significant.

For non-carcinogenic effects, the hazard index totaled less than one (6.7E-03) for both the 30 and 9 year exposure scenarios. Therefore, non-carcinogenic hazards would be below the Hazard Index of more than 1.0 for non-cancer risk. Non-carcinogenic impacts would be less than significant.

Meridian Consultants 4.3-34 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Result in a cumulatively considerable net increase of any criteria pollutant

The SBCAPCD is in nonattainment for ozone and PM10. Projects that do not exceed the project-level threshold would not contribute to cumulatively significant air quality impacts. As shown in Table 4.3-7 and Table 4.3-8, all emissions associated with the proposed project would not exceed the SBCAPCD- recommended thresholds and would, therefore, not result in a cumulatively considerable net increase of any criteria pollutant. As such, impacts would be less than significant.

Expose sensitive receptors to substantial pollutant concentrations

Sensitive receptors are defined as schools, residential homes, hospitals, resident care facilities, daycare centers, or other facilities that may house individuals with health conditions that would be adversely impacted by changes in air quality.

The closest sensitive receptors to the project site are residential uses 75 feet to the south. As shown in Table 4.3-7 and Table 4.3-8, criteria pollutants would not exceed SBCAPCD thresholds. Furthermore, the proposed project would not expose sensitive populations to toxic air contaminants which exceed State or SBCAPCD thresholds. Therefore, impacts would be less than significant.

Create objectionable odors affecting substantial number of people?

According to the California Air Resources Board’s Air Quality and Land Use Handbook,35 odors are the most common source of air pollution complaints and as with other types of air pollution, a number of factors need to be considered when determining potential effects on land use. Land uses that are more likely to produce odor include agriculture, chemical plants, composting operations, dairies, fiberglass, molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment plants. The area surrounding the project site is currently developed with residential uses to the south, industrial development to the east and west, and the Lompoc Airport to the north.

Construction activities associated with the proposed project would generate odors from heavy-duty equipment exhaust including diesel and gasoline. Odors associated with diesel and gasoline fumes are transitory in nature and would not create objectionable odors affecting a substantial number of people. The impacts from these odors would be short term and would cease upon the completion of each selected well locationparcel. The proposed uses for the project site include a mix of manufacturing, warehouse, hangar/storage, and office space. Theses uses do not generally generate substantial odors which would affect the residences to the south. Therefore, impacts would be less than significant.

35 CalEPA, California Air Resources Board, Air Quality and Land Use Handbook: A Community Health Perspective (2005).

Meridian Consultants 4.3-35 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Cumulative Impacts

Individual projects that exceed SBCAPCD-recommended daily thresholds for project-specific impacts would be considered to cause a cumulative considerable increase in emissions for those pollutants for which the SCCAB is in nonattainment. As presented in Table 4.3-7 and Table 4.3-8, construction and operation of the proposed project would not exceed the SBCAPCD guidance thresholds for short term or construction emissions or the project-specific operation thresholds and is consistent with the draft 2013 CAP. Therefore, cumulative impacts would be less than significant.

Greenhouse Gases Generate greenhouse gas emissions that may have a significant impact on the environment

Construction activities for the proposed project would include the use of heavy-duty construction equipment. The vast majority of construction equipment (e.g., backhoes, rubber-tired loaders, scrapers, and haul trucks) rely on fossil fuels, primarily diesel, as an energy source. The combustion of fossil fuels in construction equipment results in GHG emissions of CO2 and smaller amounts of CH4 and N2O. Emissions of GHG would also result from the combustion of fossil fuels from haul trucks and vendor trucks delivering materials, and construction worker vehicles commuting to and from the project site. Typically, light-duty and medium-duty automobiles and trucks would be used for worker trips and heavy-duty trucks would be used for vendor trips. The vast majority of motor vehicles used for worker trips rely on gasoline as an energy source while motor vehicles used for vendor trips would primarily rely on diesel as an energy source. The proposed project would result in short-term emissions of GHGs during construction—that is, the emissions would occur only during active construction and would cease after the proposed project is built. The GHG emissions were estimated using the CalEEMod model and are located in Appendix 4.3 of this Draft EIR.

As presented in Table 4.3-9, Construction GHG Emissions, construction activities associated with the project would generate 4,985.99 MTCO2e GHG emissions. Although GHGs are generated during construction and are accordingly considered one-time emissions, it is important to include construction- related GHG emissions when assessing of all of the long-term GHG emissions associated with a project. Therefore, the industry standard recommends annualizing construction-related GHG emissions over a project’s lifetime, defined as a 30-year period, in order to include these emission as part of the annual total operational emissions. Therefore, construction-related GHG emissions have been annualized over this period and included in the annual operational emissions later in this section.

Meridian Consultants 4.3-36 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Table 4.3-9 Construction GHG Emissions

CO2e Emissions Year (Metric Tons per Year) 2016 451.68 2017 1,653.12 2018 1,620.64 2019 1,237.61 2020 22.94 Total Construction GHG Emissions* 4,985.99 Annualized over Project Lifetime 166.20

Source: CalEEMod Emissions calculations are provided in Appendix 4.3. Note: Totals in table may not appear to add exactly due to rounding in the computer model calculations. Abbreviations: MTCO2e = metric tons of carbon dioxide emissions. *N2O emissions account for 0.08 MTCO2e/year.

Operation

The proposed project is anticipated to be fully completed by 2020. Once fully occupied, the project would result in GHG emissions, primarily CO2, CH4, and N2O, as a result of fuel combustion from building heating systems, landscaping equipment, and motor vehicles. Building and motor vehicle air conditioning systems may use HFCs; however, these emissions are not quantified since they would only occur through accidental leaks. It is not possible to estimate the frequency of accidental leaks without some level of speculation.

A summary of the annual operational emissions of the proposed project is provided in Table 4.3-10, Operational Mitigated GHG Emissions. The estimates represent emissions with incorporation of the Project Design Features and Mitigation Measures during operation of the project.

Meridian Consultants 4.3-37 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

Table 4.3-10 Operational GHG Emissions

Emissions GHG Emissions Source (MTCO2e/year) Construction (amortized) 166.20 Operational (mobile) sources* 3,074.08 Area sources 0.03 Energy 1,975.53 Waste 166.41 Water 293.42 Annual Total 5,675.67

Source: CalEEMod Emissions calculations are provided in Appendix 4.3, Air Emissions Modeling. Notes: Totals in table may not appear to add exactly due to rounding in the computer model calculations. Abbreviations: MTCO2e = metric tons of carbon dioxide emissions. *N2O emissions account for 0.13 MTCO2e/year.

As shown in Table 4.3-10, the operational GHG emissions for the project with Project Design Features and Mitigation Measures would be 5,675.67 MTCO2e per year. This amount of GHG emissions is less than the 10,000 MTCO2e per year screening threshold for stationary land use projects proposed by the SBCAPCD. (Please note that the proposed project is not considered a stationary land use by the SBCAPCD and the screening threshold has been used for analysis purposes only). The next threshold proposed by the SBCAPCDused for analysis purposes is to reduce GHG emissions by 15.3 percent from business as usual by 2020.

Business as usual refers to emissions levels absent the implementation of GHG emissions reduction measures, such as increased reliance on energy efficiency technologies. Today’s GHG emissions have been reduced by 15 percent from 1990 levels. The 2014 Updated Scoping Plan for AB 32 mandates requires an additional 15 percent reduction in emissions from business as usual to meet the 30 percent reduction from 1990 levels by 2020. The SBCAPCD has selected a more definitive reduction from business as usual. The proposed project would be built out by 2020, therefore, will be analyzed against a 15.3 percent reduction in emissions from business as usual.

Today’s GHG emissions have been reduced by 15 percent, and as such, the business as usual scenario assumes the project would be completely built by 2012. The business as usual scenario would result in GHG emissions (without Title 24 efficiencies, Project Design Features) of 7,345.86 MTCO2e per year.36

36 7,177.78 MTCO2e per year BAU + 168 MTCO2e per year BAU Construction + 0.08 MTCO2e per year N2O = 6,422.237,345.86 MTCO2e per year BAU.

Meridian Consultants 4.3-38 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

As indicated in Table 4.3-10, the proposed project would result in 5,675.67 MTCO2e per year with Project Design Features and Mitigation Measures MM 4.3-1x through MM 4.3-8. The Project Design Features and Mitigation Measures would reduce GHG emissions by 1,670.19 MTCO2e per year, approximately 23 percent, from the business as usual scenario, greater than the 15 percent reduction in GHG emissions. The Project would exceed the required GHG emission reduction of 15.3 percent from business as usual as identified in the 2014 Updated Scoping Plan and would be below the 10,000 MTCO2e per year screening threshold, impacts would be less than significant.

Would the Project conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases.

The goal of AB 32 is to reduce statewide GHG emissions to 1990 levels by 2020. In December 2008, CARB adopted the Climate Change Scoping Plan, which details strategies to meet that goal. The 2008 Scoping Plan instructs local governments to establish sustainable community strategies to reduce GHG emissions associated with transportation, energy, and water, as required under SB 375. Planning efforts that lead to reduced vehicle trips while preserving personal mobility should be undertaken in addition to programs and designs that enhance and complement land use and transit strategies. The 2008 Scoping Plan also recommends energy-efficiency measures in buildings such as maximizing the use of energy efficient appliances and solar water heating as well as complying with green building standards that result in decreased energy consumption compared to Title 24 building codes. In addition, the 2008 Scoping Plan encourages the use of solar photovoltaic panels and other renewable sources of energy to provide clean energy and reduce fossil-fuel based energy. The CARB 2014 Updated Scoping Plan was updated in May 2014, which adjusted the statewide GHG emissions reduction goals to achieve 1990 levels.

In addition to the measures listed in the 2008 Scoping Plan, other state offices have provided recommended measures that would assist lead agencies in determining consistency with the state’s GHG reduction goals. The California Attorney General’s Office (AGO) has stated that lead agencies can play an important role in “moving the State away from ‘business as usual’ and toward a low-carbon future.”37 The AGO has released a guidance document that provides information to lead agencies that may be helpful in carrying out their duties under CEQA with respect to GHGs and climate change impacts. Provided in the document are measures that can be included as project design features, required changes to the project, or mitigation measures at the project level and at the general-plan level. The measures are not intended to be exhaustive and may not be appropriate for every project or

37 California Office of the Attorney General, The California Environmental Quality Act: Addressing Global Warming Impacts at the Local Agency Level (2008).

Meridian Consultants 4.3-39 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

general plan. The AGO affirms that “the decision of whether to approve a project—as proposed or with required changes or mitigation—is for the local agency, exercising its informed judgment in compliance with the law and balancing a variety of public objectives”.

The proposed project would incorporate measures that reduce GHG emissions compared to a conventional project of similar size and scope. The proposed project would incorporate energy and water efficiency design features to enhance efficiency in all aspects of a building’s life-cycle. These designs would increase the structures energy efficiency, water efficiency, and overall sustainability. The project would also exceed Title 24 energy requirements by 15 percent. The project is also located in an suburban area that would reduce vehicle trips and vehicles miles traveled due to the urban infill characteristics and proximity to public transit stops. These measures and features are consistent with existing recommendations to reduce GHG emissions.

Because the project achieves the AB 32 emissions reduction target, which is consistent with the draft SBCAPCD thresholds, the proposed project would be consistent with the 2020 reduction in GHG emissions from 1990 levels set forth in the 2008 Scoping Plan and 2014 Updated Scoping Plan. Therefore, the proposed project would not conflict with the 2008 Scoping Plan and the 2014 Updated Scoping Plan or with the draft standards proposed by the SBCAPCD.

Cumulative Impacts

Although the proposed project is expected to emit GHGs, the emission of GHGs by a single project into the atmosphere is not itself necessarily an adverse environmental effect. Rather, it is the increased accumulation of GHG from more than one project and many sources in the atmosphere that may result in global climate change. However, currently there are no significance thresholds, specific reduction targets, and no approved policy or guidance to assist in determining significance at the project or cumulative level. Additionally, there is currently no general accepted methodology to determine whether GHG emissions associated with a specific project represent new emissions or existing, displaced emissions. Implementing the Project Design Features and GHG-reducing measures would result in a net decrease in GHG emissions. The project’s design features and GHG reduction measures make the project consistent with the goals of AB 32.

Given the proposed project’s consistency with state GHG emission reduction goals and objectives, the Project’s contribution to the cumulative impact of greenhouse gas emissions would not be cumulative considerable and would not conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of GHGs (i.e., the 2014 Updated Scoping Plan). Similarly, related projects would also be anticipated to comply with these same emissions reduction goals and

Meridian Consultants 4.3-40 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions objectives. Therefore, cumulative impacts with respect to greenhouse gas emissions would be less than significant.

MITIGATION MEASURES

The following mitigation measures would reduce potential greenhouse gas emissions generated by the proposed project:

MM 4.3-1 Prior to issuance of each building permit, the applicant shall provide a list to the Building Division of the green building practices and design elements used in building that reduce GHG emissions. The green building practices and design elements shall be consistent with the current standards in Title 24 and any other green building standards subsequently adopted either by the Santa Barbara County Air Pollution Control District (SBCAPCD) or by the City of Lompoc (City).

MM 4.3-2 Prior to the issuance of each building permit, the applicant shall provide evidence of its use of energy-efficient designs meeting and/or consistent with the standards in the current green building program and any other green building standards adopted by either the SBCAPCD or City. In accordance with Title 24, all buildings shall, at a minimum, exceed Title 24 (2008) by 15 percent. This measure does not exempt buildings from meeting future energy efficiency obligations that may result from future revisions to the Title 24 standards. Furthermore, the proposed project shall commit to exceeding future Title 24 standards as close to the 15 percent target for commercial buildings as possible, to the extent that it is feasible to do so based on technological and financial feasibility factors at the time of permit application.

MM 4.3-3 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of its use of energy efficient lighting, heating and cooling systems, appliances, equipment, and control systems, including the installation of ENERGY STAR- certified products, consistent with the standards in Title 24 and any other energy efficiency standards adopted by either the SBCAPCD or City.

MM 4.3-4 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of the use of “cool” roofs or “green” roofs, and cool pavements for all roofs and pavements to the extent that such products are commercially available for the implementing project.

MM 4.3-5 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of the use of automatic covers, efficient pumps and motors, and solar

Meridian Consultants 4.3-41 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

heating for all pools and spas to the extent that such products are commercially available for the implementing project.

MM 4.3-56 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of the use of water efficient irrigation systems and devices, such as soil- based irrigation controls and use water-efficient irrigation methods consistent with measures recommended in the City’s Municipal Code, and any other green building standards adopted by the SBCAPCD or City. In accordance with the appropriate program, the applicant shall provide evidence that building is consistent with the following Central Coast Business Park Specific Plan (CCBPSP)-wide water conservation measures and/or does not prevent or conflict with the CCBPSP’s ability to meet the following water conservation measures:

• 90 percent of all builder-installed plumbing devices in each non-residential buildings shall be low-flow and water-efficient.

• Turf shall not exceed 25 percent of the total landscaped area of each lot.

• 80 percent of public and common landscape areas shall use smart irrigation systems per project.

• 80 percent of public and common landscape areas shall use drought-tolerant, native, and/or water-efficient plant materials per project.

MM 4.3-67 Prior to grading for the project, the applicant or their contractor shall submit to the City of Lompoc Public WorksUtility Department for review and approval of a Solid Waste Management Plan for the reuse and recycle construction and demolition waste (including soil, vegetation, concrete, lumber, metal, and cardboard).

MM 4.3-78 Prior to the issuance of each building permit, the applicant shall provide evidence to the Planning Division of reuse and recycling measures in residential, industrial, and commercial projects consistent with measures recommended in Title 24 or any other green building standards adopted by the SBCAPCD or City. In accordance with the adopted green building program, the applicant shall provide evidence that the building is consistent with the following CCBPSP-wide recycling and waste reduction measures and/or does not prevent or conflict with the CCBPSP’s ability to meet the following recycling and waste reduction measures:

• Provide recycling containers within all commercial, office, and light industrial buildings.

Meridian Consultants 4.3-42 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.3 Air Quality and Greenhouse Gas Emissions

MM 4.3-89 Prior to the issuance of each building permit, the applicant shall provide evidence to the Planning Division the use of employment based trip and vehicle miles traveled (VMT) policies that encourage the use of alternative transportation. Comprehensive employment based trip and VMT reduction policy measures shall be in compliance with City or Santa Barbara County Association of Government mass transit programs and include but are not limited to the measures listed below:

• Use shared and/or centralized parking facilities consistent with a “park once” approach.

• Require that employers provide information on public transportation options to employees.

• Require that large employers (250 or more employees at a single work-site location) and encourage small employers (less than 250 employees at a single work-site location) to provide bicycle parking facilities, employee break rooms with refrigerators and microwaves, and automated teller machines (ATMs).

• Require that large employers (250 or more employees at a single work-site location) provide a transportation demand management program, such as vanpools/carpools, ride-sharing/ride-matching, and/or “guaranteed ride home” services that allow employees who use public transit to get a free ride home if they need to stay at work late.

• Require that 1 electric vehicle charging station be provided for every application for 100,000 or more square feet of non-residential development.

LEVEL OF SIGNIFICANCE AFTER MITIGATION Air Quality (Construction and Operation)

The proposed project would incorporate Project Design Features to further reduce air emission during construction and operation. Emissions generated during the construction and operation of the project would be under the SBCAPCD guidelines. Therefore, the project would result in less than significant impacts.

Greenhouse Gases

Development of the proposed project would be consistent with the goals of CARB’s 2008 Scoping Plan, and the 2014 Updated Scoping Plan, the SBCAPCD draft GHG thresholds, , and would incorporate best management practices which aim to require buildings to be more energy efficient than required by existing regulations. GHG emission impacts would be less than significant.

Meridian Consultants 4.3-43 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 CULTURAL RESOURCES

This section evaluates the potential for implementation of the proposed project to impact cultural resources within and near the project site. Information from the Phase I Archaeological Survey of the Project Site prepared by ASM Affiliates (April 2014; see Appendix 4.4) has been incorporated into this section.

ENVIRONMENTAL SETTING Existing Conditions

The project site is located adjacent to the south of the Lompoc Airport, which is located adjacent to the south of the Santa Ynez River. The project site is relatively flat, fallow agricultural land that contains a small shed on the northern portion of the site, as seen on Figure 4.1-2, View Locations 1 and 2. Elevations within the project site range from approximately 90 feet above mean sea level (amsl) in the northwest corner to approximately 60 feet amsl in the southwest corner of the project site.

Surrounding land uses include a sand and gravel mine, an animal services facility, and a solid waste operations yard to the west across V Street and the Lompoc Airport to the north, with the south-side taxiway located approximately 150 feet north of the property line. To the east along the northern portion of the project site is vacant land designated for airport/aviation uses by the General Plan. To the east along the southern portion of the project site, across Barton Street, is the Pali Wine Company and vacant land designated for business park uses by the General Plan. A residential neighborhood is located to the south across Central Avenue approximately 75 feet from the project site.

The proposed project is not located in the Cultural Resources Overlay District and is located in a low archaeological sensitivity zone.

Cultural Setting Ethnographic Background

The Lompoc region, and Santa Barbara County in general, lies within the territory of the Chumash ethnolinguistic group, specifically the Purisimeño Chumash. The Purisimeño Chumash were Hokan speaking people, who occupied the area from Topanga Canyon northwest to approximately San Carpojo Creek. The Chumash culture was heavily disrupted prior to any modern efforts of research due to their location in an area of early Spanish missionization. Knowledge of the Purisimeño Chumash is limited but based on fragmentary records and various means of inferential and analogical studies, a certain amount can be reconstructed about their way of life.

Meridian Consultants 4.4-1 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

The Chumash followed a hunting-gathering-fishing subsistence pattern, which incorporated a heavy reliance on maritime resources, including pelagic and littoral fishes, and shellfish. The Chumash lived in permanent coastal villages along the Channel Islands area containing as many as 1,000 inhabitants,1 as well as a hierarchical sociopolitical organization consisting of at least two major chiefdoms.2

The Lompoc area was within the northern portion of Chumash territory. Aboriginal Purisimeño Chumash place-names were recorded in the Lompoc area and include the following:3

• Lompo: “stagnant water”; a village near the modern town of Lompoc • Amuwu: “a kind of plant”; a village at the La Purisima Mission

There is no evidence to suggest that any of these place-names apply to the project site or surrounding area, and it does not appear to have been specifically identified as an area of historical aboriginal use.

Archaeological Background

The chronology for coastal California where the project site is located includes four time periods, the earliest of which (Early Man/Big Game Hunting period) was considered speculative, and thought to correlate with the end of the Pleistocene Era (approximately 10,000 years ago). Although it is likely that occupation of the southern California coastal region occurred during this early time period, to date the only evidence of such has been limited to a few discoveries of fluted projectile points, found in isolated locales. However, the characteristic geomorphological instability of the California coastline, combined with the major change in erosional/degradation regimes that occurred at the end of the Pleistocene Era, does not favor the preservation of remains from this period.

Recent studies by Erlandson provide evidence of a significant, albeit small, population of coastal hunters-gatherers in the region before 7,000 years ago, or at the beginning of the Early Millingstone period.4 Erlandson has shown that these were neither Big Game hunters, nor specialized hard-seed gatherers, but instead generalized foragers that relied on a variety of different kinds of terrestrial, coastal, and marine resources, and that they were adapted to estuarine embayments that have long- since disappeared from the local environment. Further, his evidence indicates that their primary protein

1 A.K. Brown, The Aboriginal Population of the Santa Barbara Channel (Berkeley, California: University of California Archaeological Survey Reports 1967), 69. 2 D.S. Whitley and M.P. Beaudry, “Chiefs on the Coast: Developing Chiefdoms in the Tiquisate Region in Ethnographic Perspective,” in The Development of Complex Societies in Southeastern Mesoamerica, ed. W. Fowler (Orlando, FL: CRC Press, 1991). 3 R.A. Applegate, “An Index of Chumash Place Names,” in Papers on the Chumash,” San Luis Obispo County Archaeological Society Occasional Paper (San Luis Obispo County, CA, 1975) 9:19-46. 4 J. Erlandsons, Of Millingstones and Molluscs: The Cultural Ecology of Early Holocene Hunter-Gatherers on the California Coast. Ph.D. dissertation (University of California, Santa Barbara) 1988..

Meridian Consultants 4.4-2 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

sources were shellfish and other marine resources. This suggests that the adaptation to the seashore is a very ancient and long-lived tradition in local prehistory.

The Intermediate period followed the Early Millingstone period from about 3,500 years ago to until A.D. 1200. It is marked on the coast by a growing exploitation of marine resources, the appearance of the hopper mortar and stone bowl/mortar, and a diversification and an increase in the number of chipped stone tools. Further, there is substantial evidence that it was at the early end of this Intermediate period that inland sites, such as those found in the Conejo Corridor on the north side of the Santa Monica Mountains, and those on the Cuyama River Valley and in the Carrizo Plain, were first established and occupied, suggesting the exploitation of more varied environments and perhaps an increase in population, as well as a movement of coastal sites down towards the beaches. In general, however, the Intermediate period can be argued to have set the stage for the accelerated changes that took place immediately following it.

With the transition to the Late Prehistoric period at A.D. 1200, which followed the introduction of the bow and arrow at about A.D. 600, and is represented by a major reduction in the size of projectile points, we can correlate local prehistory with Chumash society as described (even if in abbreviated form) by early chroniclers and missionaries. However, this is not to suggest that society was in any way static, for the transition to the Late Prehistoric period was marked by the evolution and eventual dominance of a sophisticated maritime economy. Further, the rise in Chumash social complexity has been shown to be associated with the development of craft specialization involving the use of standardized microdrills to mass produce shell beads on Santa Cruz Island, which occurred during the Late Prehistoric period.

Traditional Chumash society was altered irrevocably with the onset of the missionization and Spanish colonization of the coastal region. First contact with European culture occurred relatively early on: Juan Rodriguez Cabrillo stopped in the general Chumash area in A.D. 1542 while exploring the coast, and Sebastían Vizcaíno sailed by in 1602. However, the historical period effectively began with the passing of the Gaspar de Portolá expedition through the area in 1769–1770. It was shortly thereafter, with the establishment of the Missions of San Luis Obispo de Tolosa in 1772, Santa Barbara in 1786, and La Misión de La Purísima Concepción de la Santísima Virgen María in the Lompoc Valley in 1787, which marked the true end of the aboriginal period.

Historical Background

Following the end of Spanish rule in 1821, the Mexican government needed to protect its vast land holdings. The Mexican Governor of California began awarding generous land grants to its army veterans and their descendants. The land that now comprises Santa Barbara County was divided into some forty

Meridian Consultants 4.4-3 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

ranchos, including five in the Lompoc Valley. In 1837, brothers Jose and Joaquin Carrillo were granted a large tract of land encompassing “nearly all the level land in the valley south of the Santa Ynez River.”

The Mexican government granted the land around Lompoc as the Rancho Lompoc land grant in 1837, which stood until the United States gained control of California after the Mexican-American War of 1846–1848. In the early 1860s, droughts decimated the local cattle herds and many Mexican landowners were forced to sell their ranchos to American settlers. The Carrillos were forced to sell both of their Lompoc Valley ranchos. In 1863, Rancho Lompoc and Rancho Mission Vieja were purchased by William W. Hollister, along with partners Hubbard Hollister, Albert Dilbee, and Thomas Dilbee, for the purpose of grazing 20,000 sheep. It is on this land that the town of Lompoc would soon be established. The City of Lompoc was incorporated on August 13, 1888.

A number of wharves had been constructed along the coast during the early days of the colony that were used for shipping and receiving; however, at the turn of the century, the railroad replaced shipping as the primary means of commercial transportation. The coastal branch of the Southern Pacific Railroad between San Francisco and Los Angeles was completed in 1901. The later extension of a spur into Lompoc provided the impetus for growth in the Lompoc Valley. The flower seed industry came to dominate agricultural production in the area, so much so that Lompoc Valley was dubbed The Valley of Flowers. Another early and dominant industry was mining of diatomaceous earth in the southern hills; the mining industry continues to be a major employer in the Lompoc area.

The United States military entered the area with the establishment in 1941 of Camp Cooke. This was initially an Army training base, later becoming Cooke Air Force Base, and finally being renamed Vandenberg Air Force base in 1958, the United States Air Force’s first missile base.

REGULATORY FRAMEWORK State California Register of Historic Places

Section 21084.1 of the Public Resources Code equates a substantial adverse change in the significance of an historical resource with a significant effect on the environment. “Historical resources” include archaeological and historical sites listed in or eligible for listing in the California Register of Historical Resources (CRHR) and, by reference, the National Register of Historic Places (NRHP), California Historical Landmarks, Points Historical Interest, and local registers of historical resources. Any resource listed in, or eligible for listing in, one of these registers or inventories is presumed to be historically or culturally significant. A substantial adverse change is demolition, destruction, relocation, or alteration that would impair historical significance (Section 5020.1).

Meridian Consultants 4.4-4 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

For a resource to qualify for listing in the CRHR or NRHP it must meet one or more identified criteria of significance. A resource may qualify for CRHR listing if it:

a. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage.

b. Is associated with the lives of persons important in our past.

c. Embodies the distinctive characteristics of type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values.

d. Has yielded, or may be likely to yield, information important in prehistory or history [PRC § 5024.1(c)].

California Senate Bill 18

California Senate Bill (SB) 185 requires cities and counties to notify and consult with California Native American Tribes about proposed local land use planning decisions in order to protect Traditional Tribal Cultural Places.6 Cities and counties must obtain a list of the California Native American tribes from the Native American Heritage Commission (NAHC), whose traditional lands within the agency’s jurisdiction may be affected by a proposed adoption or amendment of a general plan or specific plan. Before the adoption or any amendment of a general or specific plan, a local government must notify the appropriate tribes of the opportunity to conduct consultations on the proposed project. Before the adoption or substantial amendment of the general plan or specific plan, a local government must refer the proposed project to those tribes on the Native American contact list that have traditional lands within the agency’s jurisdiction.

California Environmental Quality Act

According to State CEQA Guidelines § 15126.4(b)(3), public agencies should, whenever feasible, seek to avoid damaging effects on any historical resource. Preservation in place is the preferred manner of mitigating impacts.7 Preservation in place may be accomplished by planning construction to avoid the resource, incorporating sites within parks or open space, covering sites with chemically stable and culturally sterile fill, or deeding the site into a permanent conservation easement. For buildings and structures, maintenance, repair, restoration, preservation, conservation, or reconstruction consistent with the Secretary of Interior’s Standards and Guidelines for the Treatment of Historic Properties is

5 California Government Code, sec. 65040.2, 65092, 65351, 65352, and 65560; California Civil Code, sec. 815.3. 6 California Senate Bill 18, ch. 905, Statutes of 2004. 7 14 CCR 15126.4(b)(3).

Meridian Consultants 4.4-5 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

considered mitigation of impacts to a less than significant level.8 When data recovery excavation of an archaeological site is the only feasible mitigation, a detailed data recovery plan must be prepared and adopted prior to any excavation. If human remains are present, such remains shall be treated in accordance with the provisions of Section 7050.5 Health and Safety Code.

Local

The City’s cultural resources management and historic preservation program has evolved over the past several decades in response to changing regulatory requirements and public perception. Several major cultural resource investigations have been completed within the city, and several ordinances and measures have been adopted to facilitate the identification, protection, and interpretation of important resources. Adopted City ordinances and policies are described below.

City of Lompoc Ordinance No. 1142

To “promote the general and economic welfare of the City of Lompoc by preserving and protecting those places, sites, buildings, structures, works of art and other objects having special historical or aesthetic character or interest, for the use, education and view of the general public and to remind the citizens of this city and visitors from elsewhere of the historical background of the City of Lompoc,” the City of Lompoc adopted Ordinance No. 1142 in 1982.9 This ordinance amends Ordinance 804 relating to the preservation of historic landmarks. It states that the City of Lompoc may “provide for places, buildings, objects, works of art, and other objects, having a special character or a special historical or aesthetic interest or value…,” and established the Lompoc Advisory Landmark Committee for reviewing proposed city landmarks. There are currently 10 designated city landmarks; the City Planning Commission must approve any proposed demolition or alteration of the structures. However, in their 2005 Historic Resources Survey for the City of Lompoc, Historic Resources Group noted 73 potential landmarks throughout the City.

City of Lompoc Ordinance 1521

In 2006, the City adopted Ordinance No. 1521, which establishes a Cultural Resources Overlay District for the City’s Zoning Map, an area “located south of the centerline of Olive Avenue and its extrapolation to the east, between V Street and State Route 1.” The district will aid in ensuring the protection of cultural resources in the City while streamlining the process of development review within the Archaeological High Sensitivity Zone on the City’s south side, and identified on the Archaeological Sensitivity Zones Map in the Resource Management Element of the Lompoc General Plan. The Cultural

8 14 CCR 15126.4(b)(1). 9 City of Lompoc, Ordinance 1142 (82).

Meridian Consultants 4.4-6 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

Resource Overlay District and Archaeological High Sensitivity Zone both encompass the historic Mission Vieja, a portion of which is listed on the National Register of Historic Places (Site No. 78000775) and is identified as State Historical Landmark No. 928; however, not all of the known Mission grounds or surrounding use area are encompassed in the National Register site designation.

The ordinance divides the City into two parts with respect to cultural resources: areas of high sensitivity and low sensitivity.

2030 Lompoc General Plan

The City of Lompoc 2030 General Plan’s Conservation and Open Space Element provides goals and policies that protect cultural resources in the City.10 The Conservation and Open Space Element emphasizes Lompoc’s desire to conserve, preserve, and enhance natural and cultural resources. The Element establishes a number of goals, policies and implementation actions for the long-term protection and preservation of resources that help define the City’s identity, contribute to its economy, and improve its quality of life.

The Conservation and Open Space Element contains several goals and policies that relate to the conservation of cultural resources. All applicable General Plan policies are discussed in Section 4.7, Land Use and Planning.

ENVIRONMENTAL IMPACTS Thresholds of Significance

To assist in determining whether a project would have a significant effect on the environment, the City finds a project may be deemed to have a significant impact to cultural resources if it would: Threshold 4.4-1 Cause a substantial adverse change in the significance of a historical resource as defined in section 15064.5.

Threshold 4.4-2 Cause a substantial adverse change in the significance of an archaeological resource pursuant to section 15064.5.

Threshold 4.4-3 Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature.

Threshold 4.4-4 Disturb any human remains, including those interred outside of formal cemeteries.

10 City of Lompoc, General Plan, “Conservation and Open Space Element” (2013).

Meridian Consultants 4.4-7 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

The project site is vacant and contains no structures or objects that could be determined to be eligible for listing in the California Register of Historic Resources or the National Register of Historic Places. In addition, the project would have a very low probability of impacting paleontological resources, due to the underlying geology and relatively shallow depth of excavation. Threshold 4.4-1 and Threshold 4.4-3 related to historical and paleontological resources are discussed in Section 6.0, Effects Not Found To Be Significant.

Methodology A Phase I Archaeological Survey for the project site was prepared by ASM Affiliates and consisted of archival record search and field survey.

The archival records search was conducted at the Central Coast Information Center (IC), at the University of California, Santa Barbara on February 24, 2014.11 Additionally, a search of the NAHC Sacred Lands File was conducted in order to ascertain whether traditional cultural places or cultural landscapes had been identified within the project site.

A field survey was conducted over the project site in which trained personnel walked parallel transects across the site spaced at 15-meter intervals. The purpose of this effort was to identify surface artifacts, archaeological indicators (e.g., shellfish or animal bone), and/or archaeological deposits (e.g., organically enriched midden soil), including tabulating and recording surface diagnostic artifacts; making site sketch maps; providing preliminary evaluations of site integrity; and recording sites, following the California Office of Historic Preservation Instructions for Recording Historic Resources.

As part of the process of identifying Native American cultural resources within or near the project area and to meet the requirement of Senate Bill 18, the City prepared and mailed letters to a contact list of 25 Native American individuals, provided by the NAHC, that may have knowledge of cultural resources in or near the project area. The City requested information regarding any Native American cultural resources within or immediately adjacent to the project area. The only Native American group that requested consultation per SB 18 with the City was the Santa Ynez Band of Chumash Indians Elders Council. The City of Lompoc meets with the Santa Ynez Band of Chumash Indians Elders Council on April 2, 2014 to address their concerns.

Project Design Features

There are no applicable project design features.

11 ASM Affiliates, Phase I Archaeological Survey of McGaelic Industrial Park Project, Lompoc, Santa Barbara County, California, Archival Records Search (April 2014).

Meridian Consultants 4.4-8 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

Project Impacts Cause a Substantial Change to an Archaeological Resource

A 2014 records search, conducted at the Central Coast Information Center at the University of California, Santa Barbara, indicated that 13 studies had taken place within 0.5 miles of the project site, 6 of which involved some or all of the site. A single site has been documented within 0.5 miles of the project site, on the north side of the Santa Ynez River, at the very edge of the records search buffer.

No archeological sites were identified on the project site during the field survey, and the immediate area around the project site exhibited little archeological sensitivity. The lack of archeological sites could be due to the extensive disruption from agricultural activities and, therefore, the likelihood for significant resources is low. Additionally, the NAHC Sacred Lands File did not indicate the presence of any cultural places within the area. Any archaeological resources that may have existed at one time on or beneath the site have likely been previously disturbed or removed. Based on the results of the intensive Phase I there would be no significant impacts to archaeological resources.

However, due to the project’s proximity to the Santa Ynez River, which is a high archaeologically sensitive area, the Santa Ynez Chumash Reservation Elders’ Council would like to ensure that possible buried archaeological sites or deposits are not adversely impacted by the proposed development. After SB 18 consultation between the City and Santa Ynez Chumash Reservation Elders’ Council, the City has decided that, prior to the issuance of grading permits for each individual project and as a condition of approval, to ensure the safety of any potential subsurface archaeological sites or deposits that may be present, the following procedures must be employed:

1. Subsurface testing will be conducted on an individual parcel basis, using a rubberized tire backhoe. Backhoe trenches, measuring approximately 5 to 6 feet in length, will be excavated to a minimum depth of 6 feet, in approximate 6-inch lifts.

3. Any identified artifacts/archaeological indicators will be collected and bagged by trench and level.

4. To the degree possible, in light of trench safety issues, the soils stratigraphy of each trench will be documented.

Meridian Consultants 4.4-9 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

evenly distributed across each parcel to achieve a representative sampling of the subsurface conditions.

6. A Native American monitor representing the Santa Ynez Chumash Reservation will be present during the excavation.

7. A letter report documenting the results of the extended Phase I survey will be submitted to the City of Lompoc, Community Development Department, within five days of the completion of the work.

With adherence to the above condition of approval imposed onto the proposed project, impacts to archaeological resources would be less than significant. Cause a Disturbance of any Human Remains

No formal cemeteries are known to have occupied the project site, so any human remains encountered would likely come from archaeological or historical archaeological contexts. As described above, the Phase I survey found no archaeological resources in the project site. The project site was previously graded and the surrounding areas are characterized by features typical of the urban landscape and include commercial, industrial, and residential uses. However, due to the fact that Chumash Indians and later historic peoples were located in the area, there is a possibility that undetected artifacts or features

Meridian Consultants 4.4-10 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

could be present within the project boundaries. The potential exists for such resources to be present and to be disturbed during construction activities that would result in a potentially significant impact.

Human burials, in addition to being potential archaeological resources, have specific provisions for treatment in the California Public Resources Code.12 Disturbing human remains could violate the Health Code, as well as destroy the resource. Consequently, to ensure proper treatment of burials in the event of discovery, the law requires that in the event of the discovery of a burial, human bone, or suspected human bone, all excavation or grading in the vicinity of the find shall halt immediately, the area of the find shall be protected, and the developer immediately shall notify the Santa Barbara County Coroner of the find and comply with the provisions of the California Public Resources Code with respect to Native American involvement, burial treatment, and reburial, if necessary.

Following the applicable provisions of the California Public Resources Code, the potential impact to the discovery of human remains would be less than significant by ensuring appropriate examinations, treatment, and protection of human remains, as required by state law.

Cumulative Impacts

Similar to the proposed project, ground-disturbing activities would have the potential to uncover previously unknown archaeological resources, fossils of paleontological importance, and human remains. The proposed project, in combination with cumulative development, could contribute to the loss of undeveloped land, which could potentially contain archaeological or paleontological resources. Determinations regarding the significance of impacts of the related projects on archaeological or paleontological resources would be made on a case-by-case basis and, if necessary, the applicants of the related projects would be required to implement appropriate mitigation measures. Furthermore, the project’s potential impacts to archaeological and human remains would be less than significant with the implementation of the condition of approval. Therefore, the proposed project would not contribute to any potential cumulative impacts on archaeological resources or human remains.

The analysis of cumulative impacts to historic resources is based on whether impacts of the project and related projects, when taken as a whole, substantially diminish the number of historic resources within the same or similar context or property type. As discussed in Section 6.0, the proposed project would not significantly impact any historic resources. Thus, the proposed project would not contribute to cumulative impacts to historic resources and would result in a less than significant impact.

12 California Public Resources Code, sec. 5097.

Meridian Consultants 4.4-11 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.4 Cultural Resources

MITIGATION MEASURES

No mitigation measures are required.

LEVEL OF SIGNIFICANCE AFTER MITIGATION

With implementation of existing regulations and standards identified above, impacts associated with cultural resources would be less than significant. Therefore, no significant unavoidable adverse impacts relating to cultural resources have been identified. Cumulative impacts would also result in less than significant impacts to cultural resources.

Meridian Consultants 4.4-12 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015 4.11.3 Solid Waste

MITIGATION MEASURES

The following mitigation measures shall be implement to reduce the proposed project’s solid waste impacts:

Construction

MM 4.11.3-1 Prior to implementing individual project approval, a Waste Recycling Plan (WRP) shall be submitted and approved by the Planning Division and provided to the Solid Waste Division prior to the issuance of building permits. At a minimum the WRP shall identify the materials (e.g., concrete, asphalt, wood, etc.) that would be generated by construction and development, the project amounts, measures/methods that would be implemented to recycle, reuse, and/or reduce the amount of materials, the facilities and haulers that would be utilized, and the targeted recycling or reduction rates to be achieved.

MM 4.11.3-2 Each individual project proponent shall recycle, reuse, and/or reduce, to the maximum extent feasible, the amount of construction and demolition materials (i.e., concrete, asphalt, wood, etc.) generated by development of the proposed project that would otherwise be taken to a landfill. This diversion of waste must exceed a 50 percent reduction by weight. The proposed project shall complete a Construction and Demolition Waste form as evidence to ensure compliance. The reporting form must be approved by the Planning Department Division and submitted to the Solid Waste Division prior to the issuance of final inspectionCertificate of Occupancy.

Operation

MM 4.11.3-3 All commercial refuse generated from the proposed project shall be delivered to the Lompoc Sanitary Landfill or other locations as determined by the Lompoc Solid Waste Division.

MM 4.11.3-4 The Property Owners Association (POA) established for the proposed development shall establish green waste recycling through its landscape maintenance or waste hauling contracts. Green waste recycling includes such things as grass recycling (where lawn clippings from a mulching-type mower are left on the lawn) and on- or off-site composting. This measure shall be implemented to reduce green waste going to landfills. If such services are not available through the yard maintenance or waste haulers in the area, the POA shall provide individual property owners with information

Meridian Consultants 4.11.3-6 Central Coast Business Park Specific Plan EIR 054-001-13 June 2015

CEQA FINDINGS OF FACT FOR THE CENTRAL COAST BUSINESS PARK ENVIRONMENTAL IMPACT REPORT (EIR 14-01)

WHEREAS, the City, as Lead Agency under the California Environmental Quality Act, has reviewed and considered all the information contained in the Final EIR for the Project.

NOW, THEREFORE, BE IT RESOLVED by the City of Lompoc that the Final EIR for the Project is hereby certified as complete based on the following findings:

1. Each and all of the Findings and Determinations contained in this document are based upon substantial evidence contained in the entire record relating to the Project and the Final EIR. The Findings and Determinations constitute the independent Findings and Determinations of the City in all respects and are fully and completely supported by substantial evidence. All of the language included in this document constitutes findings by the City, whether or not any particular sentence or clause includes a statement to that effect.

2. All summaries of information and the Findings to follow are based on the Final EIR, the Project (and every component thereof), and/or other evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The summaries of information below are only summaries. Cross-references to the Final EIR and other evidence in the record have been made where helpful, and reference should be made directly to the Final EIR and other evidence in the record for more precise information regarding the facts on which any summary is based. In addition, unless noted or stated otherwise, the rationale for the Findings is set forth in the Final EIR (including responses to comments) or elsewhere in the administrative record.

3. The following Findings are hereby adopted by the City as required by the Public Resources Code §§21081, 21081.5 and 21081.6 and CEQA Guidelines §§15091 through 15093, in conjunction with the approval of the Project. The Final EIR identified significant impacts associated with the Project. Approval of a project with significant impacts requires that findings be made by the Lead Agency. Significant impacts of the Project would either: (1) be mitigated to a less than significant level pursuant to the mitigation measures identified in the Final EIR; or (2) mitigation measures notwithstanding, have a residual significant impact that requires a Statement of Overriding Considerations. Specifically, the CEQA Guidelines section 15091 requires the City to make one or more of the following written findings:

(a) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the Final EIR.

DRAFT Findings of Fact 1 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 (b) Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.

(c) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR.

These findings accomplish the following: (a) they address the significant environmental effects identified in the Final EIR for the Project; (b) they incorporate all mitigation measures associated with the significant impacts identified in the Final EIR; (c) they indicate whether a significant effect is avoided or reduced by the adopted mitigation measures to a less-than-significant level or remains significant and unavoidable, either because there are no feasible mitigation measures or because, even with implementation of mitigation measures, a significant impact will occur, or because such changes and alterations are within the responsibility and jurisdiction of another public agency; and (d) they address the feasibility of all project alternatives and mitigation measures identified in the Final EIR. For any effects which will remain significant and unavoidable, a "Statement of Overriding Considerations" is adopted.

The City hereby adopts and incorporates, as conditions of approval, the mitigation measures set forth in the Findings below to reduce or avoid the potentially significant and significant impacts of the Project, as well as certain less-than-significant impacts. In adopting these mitigation measures, the City intends to adopt each of the mitigation measures recommended in the Final EIR, except to the extent such mitigation measures are specifically rejected or specifically modified by these Findings. With respect to any mitigation measures that were proposed in comments on the Draft EIR, the responses to comments in the Final EIR explain why the proposed mitigation measures are not recommended by the Final EIR for adoption. The City hereby adopts and incorporates by reference the reasons stated in the responses to comments contained in the Final EIR as its grounds for rejecting adoption of these proposed mitigation measures.

4. The City hereby incorporates by reference Attachment "A" entitled "Statement of Overriding Considerations" and Attachment "B" entitled “Mitigation Monitoring and Reporting Program", in support of this Resolution.

5. The City has received, reviewed, and considered the foregoing information as well as any and all other information in the record, and hereby makes the following Findings and Determinations

DRAFT Findings of Fact 2 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 based on substantial evidence pursuant to and in accordance with Section 21081.5 of the Public Resources Code.

6. Pursuant to Section 21082.1(c) of the Public Resources Code, the City finds that the Final EIR reflects the independent judgment of the City as Lead Agency for the Project.

7. Impacts determined to be less than significant. As specifically described in Section 6.0 of the Draft EIR, certain potential impacts related to Biological Resources, Cultural Resources, Hydrology and Water Quality, Mineral Resources, Population and Housing, Public Services, Recreation, and Utilities and Service Systems were determined to be less than significant by the Lompoc Economic Development Department/Planning Division. The City hereby adopts and incorporates by reference the reasons stated in Section 6.0 of the Draft EIR as its grounds for determining that each of these potential environmental impacts are less than significant and that further analysis of these impacts in the Final EIR are not required.

8. In accordance with Public Resources Code section 21081, the EIR for the Central Coast Business Park Specific Plan ("Project") examined the potential for significant effects on the environmental impact categories were examined in order to assess the likelihood of significant or unavoidable impacts: (1) aesthetics; (2) agricultural/forestry resources; (3) air quality and greenhouse gas emissions; (4) cultural resources; (5) hazards and hazardous materials; (6) geology and soils; (7) land use and planning; (8) noise; (9) public series; (10) traffic and transportation; and (11) utilities and service systems: solid waste. In addition, significant irreversible environmental changes and growth inducing impacts were examined. The impacts, mitigation measures, and findings that are applicable to the Project are set forth below.

DRAFT Findings of Fact 3 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 9. LESS THAN SIGNIFICANT IMPACTS IDENTIFIED AND ANALYZED IN THE EIR

The Final EIR identified the following less than significant impacts associated with the Project. The City determines that the following environmental impacts are not significant and that no mitigation measures are needed.

A. Aesthetics

Impact: Have a substantial adverse effect on a scenic vista.

Findings: The City finds that the Project will not have a substantial adverse effect on a scenic vista. Therefore, the impact to scenic vistas is less than significant and mitigation is not required.

Existing views available across the project site from public roadways would be modified with project development as the currently undeveloped site would be urbanized with buildings and an internal private street system. Existing viewpoints within vicinity of the project site are limited by existing surrounding development but include some long-range views of the Santa Rita Hills to the east and the Santa Ynez Mountains to the south. No scenic vistas are visible from the project site looking north.

Development of the project would incorporate designs similar to current surrounding land uses. Buildings would be a maximum of 35 feet high, south of Aviation Drive and north of Central Avenue, and a maximum of 18 feet high adjacent to the Lompoc Airport, north of Aviation Drive. Maximum building heights in the vicinity of the Lompoc Airport would meet Federal Aviation Administration (FAA) regulations.

As discussed above, existing views across the site towards the Santa Rita Hills and Santa Ynez Mountains are currently degraded or obstructed by existing surrounding development. As such, the scenic vistas and public viewpoints along Central Avenue would not be substantially obstructed or adversely impacted by the project site because the elevation, building heights, and landscaping would be similar to that of the land uses to the east and west. While future development under the proposed project would result in increased urbanization of the site, adherence to the development standards stated in the Central Coast Business Park Specific Plan (CCBPSP) would ensure that the project would be consistent with height, density, and elevation of the surrounding land uses. Implementation of the proposed project would result in less than significant impacts on a scenic vista.

Cumulative development within the City surrounding the project site would gradually alter the visual character of the area from semi-rural or suburban to more suburban or urban. The evaluation of

DRAFT Findings of Fact 4 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 aesthetic and visual impacts is by nature a subjective exercise due to widely varying personal perceptions. However, implementation of the proposed project would alter views of surrounding visual resources and would also alter the visual character of the project site and surrounding areas. More specifically, the project site would be developed pursuant to the CCBPSP, which would allow for a mixture of manufacturing, warehouse, hangar/storage space, and office uses. Additionally, the design standards and guidelines outlined in the CCBPSP would ensure that high quality architecture and landscaping would be provided along the project frontages in a manner that would preserve and enhance the character of the project site and surrounding land uses. Furthermore, development projects proposed on the vacant surrounding land to the east would be required to adhere to the strict architectural, design, and lighting standards outlined in the City’s Architectural Review Guidelines. Cumulative aesthetic and visual impacts would be less than significant.

Impact: Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway.

Finding: The City hereby finds that the development of the proposed project will be consistent with applicable General Plan policies and the City’s Architectural Review Guidelines. Accordingly, development of the project will not substantially damage scenic resources.

Development of the proposed project would alter the existing visual characteristics of the site and its vicinity by adding new visual elements to the project site consisting of planned development of up to 581,635 square feet of various business park uses, including a mix of manufacturing, warehouse, hangar/storage, and office uses. The proposed project’s landscape treatment would incorporate a distinct theme to provide area for landscaping consistent with the surrounding uses.

The proposed project is not located within the viewshed of a state scenic highway, nor are there trees, rock outcroppings, or historic buildings located on the project site. As discussed above, the development on the project site would be consistent with the visual character of the surrounding land uses. The building materials and colors permitted by the CCBPSP would be consistent with the style and colors of the adjacent surrounding land uses. The proposed project would also be consistent with applicable City General Plan policies and each individual project would be required to meet the City’s Architectural Review Guidelines. Adherence to these requirements would reduce any such impacts to a less than significant level.

Impact: Substantially degrade the existing visual character or quality of the site and its surroundings.

DRAFT Findings of Fact 5 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Finding: The City hereby finds that the development of the proposed project will be consistent of the visual character of the surrounding land uses. Accordingly, development of the project will not substantially degrade the existing visual character or quality of the Project site or its surroundings, and the impact is less than significant. Therefore, mitigation is not required.

Buildings and structures proposed within the project site would be developed to be sensitive to and compatible with existing and future surrounding land uses. The proposed structures would be a maximum of 35 feet high, south of Aviation Drive and north of Central Avenue, and a maximum of 18 feet high adjacent to the Lompoc Airport, north of Aviation Drive. Development standards and guidelines outlined within the CCBPSP would ensure high quality design and creativity in site planning and architectural design, while allowing for variation and flexibility. The proposed project’s landscape plan would be consistent with the City’s goal to provide drought tolerant trees and landscaping for the proposed project, but also includes ornamental varieties of trees, shrubs, groundcovers, and vines that would provide seasonal interest, color, texture, and form that would be appropriate to various land uses and areas of the project site. The project site does not contain any scenic resources or landmark features. The proposed project would not obstruct any prominent unique public view or result in the creation of an aesthetically offensive site. The visual character of the surrounding area consists of business park uses to the east, light industrial/commercial uses to the west, and residential uses to the south. Once constructed, the project would add to the urban character along Central Avenue and would provide a transition from south to north between the residential community and the Lompoc Airport. Therefore, development of the project would not substantially degrade the existing visual character or quality of the Project site and its surroundings, and less than significant impacts to the visual character of the site and the surrounding area would result.

As previously discussed, the aesthetic impacts of the proposed project associated with effects upon the existing visual character of the site and its surrounding area have been evaluated above and were found to be less than significant on a project-specific basis. Potential project-related impacts from the generation of nighttime light and glare have been found to be less than significant, with compliance with the guidelines and standards outlined in the CCBPSP. In consideration of the preceding factors, the project’s contribution to cumulative aesthetic impacts would be less than considerable. Therefore, cumulative aesthetic impacts would be less than significant.

Impact: Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.

DRAFT Findings of Fact 6 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Finding: The City finds that since the proposed project will not use any highly reflective building materials or permanent sources of lighting that would affect light sensitive uses, the impact is less than significant. Therefore, no mitigation is required.

The proposed project would introduce new permanent light and glare sources, limited to the areas within the internal boundaries of the proposed development. The majority of light emitting from the project site would come from the proposed light poles along Central Avenue, Barton Avenue, V Street, and Aviation Drive. In accordance with the CCBPSP, the project’s outdoor lighting shall comply with Title 24, Part 6 of the California Code of Regulations, Energy Efficiency Standards for Nonresidential Buildings. Additionally, all lighting associated with the project would be developed in accordance with the City of Lompoc Municipal Code. Light fixtures would use hooded lights on focused-beam lamps for nighttime illumination of parking areas to minimize off-site nighttime lighting impacts on surrounding uses. The proposed project would utilize trees or other forms of vegetation to screen and visually soften parking areas, which reduces the amount of glare generated from painted and chrome automobile surfaces. The introduction of new sources of light and glare that could adversely affect off-site receptors, including proposed building materials, colors, and signage, would be subject to the CCBPSP and Architectural Review Guidelines. While the project would provide additional light and glare sources, the impacts to the surrounding areas would be less than significant.

Cumulative development in the City would introduce new sources of light that, when combined, may adversely affect views of the night sky. Surrounding projects would similarly be subject to the City’s Architectural Review Guidelines, which would reduce potential visual impacts. As future applications for individual projects are submitted at a project level of detail, the precise evaluation of future projects’ contribution to cumulative impacts would be coordinated through individual project-level environmental review. Cumulative light and glare impacts would be less than significant.

DRAFT Findings of Fact 7 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 B. Agricultural Resources

Impact: Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?

Finding: The City finds that project would result in less than significant impacts in regards to the conversion of farmland to non-agricultural use.

The City finds that Pursuant to Ordinance No. 727, approved and adopted by the State of California on July 8, 1964, the City has annexed the boundaries of the project site for urban development uses. At that time, the project site was zoned for business park land uses. The most recent Land Use Map designates the site for business park uses and the CCBPSP designates the site for a mixture of manufacturing, warehouse, hangar/storage space, and office uses. Thus, implementation of the proposed project would be consistent with the City’s goals and policies for the project site and would not result in the loss of Important Farmland. Impacts would be less than significant.

Impact: Conflict with existing zoning for agricultural use, or a Williamson Act contract?

Findings: The City finds that the Project will not conflict with existing zoning for agricultural use, or a Williamson Act contract.

According to the California Department of Conservation (DOC), the project site is “Non-Enrolled Land,” which is defined as land that is not enrolled in a Williamson Act contract and not mapped by the FMMP as Urban and Built-Up Land or Water. Additionally, the surrounding areas to the project site are designated as Urban and Built-Up or Non-Enrolled Lands. Thus, the project site is not under Williamson Act contracts nor would it conflict with a contract from surrounding lands. No impacts would occur.

Impact: Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code § 12220(g)), timberland (as defined by Public Resources Code § 4526), or timberland zoned Timberland Production (as defined by Government Code § 51104(g))?

Findings: The City finds that the Project will not conflict with zoning for forestland, timberland, or timberland zoned Timberland Production.

According to the Public Resources Code Section 12220(g), “Forest Land” is defined as land that can support 10 percent native tree cover of any species under natural conditions and that allows for

DRAFT Findings of Fact 8 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 management of one or more forest resources. “Timberland” is defined by Section 4526 of the Public Resources Code as land which is available for, and capable of, growing a crop of trees of a commercial species used to produce lumber and other forest products. And “Timberland Production Zone” is defined by Section 51104(g) of the Public Resources Code as areas that have been zoned and devoted to uses for growing and harvesting timber or for growing and harvesting timber and compatible uses. The proposed project and surrounding areas are zoned for urban development related-uses. Furthermore, the project site does not contain any native tree cover. Based upon these definitions the project site does not meet the criteria to be considered forestland, timberland, or a timberland production zone. Therefore, no conflict with zoning for forestland, timberland, or timberland zoned Timberland Production would occur and no impact to forestry resources would result.

Impact: Result in the loss of forestland or conversion of forestland to non-forest use?

Findings: The City finds that the Project will not result in the loss of forestland or conversion of forestland to non-forest use.

As previously discussed, the project site is not considered to be forestland as defined by the Public Resources Code Section 12220(g). Thus, the proposed project would not result in significant impacts to the loss of forestland or conversion of forestland to nonforest uses.

Impact: Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forestland to non-forest use?

Findings: The City finds that the Project will not result in the loss of forestland or conversion of forestland to non-forest use.

As previously discussed, the most recent Land Use Map designates the site for business park uses. The proposed CCBPSP for the project site also designates the site for a mixture of manufacturing, warehouse, hangar/storage space, and office uses. Thus, implementation of the proposed project would be consistent with the City’s goals and policies for the project site. In addition, the surrounding areas adjacent to the project site are not zoned for any agricultural uses. Land uses surrounding the project site include business park designations and the Pali Wine Company to the east of Barton Avenue, single- family residential uses to the south of Central Avenue, a sand and gravel mine, a solid waste operations yard, and an animal services facility to the west of V Street, and the Lompoc Airport to the north. Therefore, the proposed project would not result in changes in the existing environment to nonforest or agricultural uses. Impacts would be less than significant.

DRAFT Findings of Fact 9 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 C. Air Quality and Greenhouse Gas Emissions

Impact: Conflict with or obstruct the implementation of the applicable air quality plan.

Finding: The City finds that the Project does not conflict with or obstruct the implementation of the 2013 CAP or the 201-2040 Regional Growth Forecast; therefore, the impact is less than significant and mitigation is not required.

The most recent adopted comprehensive plan applicable for the proposed project is the 2013 Final Clean Air Plan (CAP), dated March 2015. The CAP was prepared to utilize the Santa Barbara County Association of Government’s (SBCAG’s) Regional Growth Forecast 2010-2040 to project population growth and associated air pollutant emissions for all of Santa Barbara County. The proposed project would not result in a direct population increase, as the proposed project does not contain any residential units. The proposed project would employ up to 931 employees by 2020, which would account for approximately 6 percent of the projected growth in the region and would fall within the projected growth in the City between 2008 and 2020. The project would not conflict with the 2013 CAP and the 2010-2040 Regional Growth Forecast because it is consistent with growth projections that were used for future emission estimates. Impacts would be less than significant.

Impact: Violate any air quality standard or contribute substantially to an existing or projected air quality violation as a result of project operation.

Finding: The City finds that the project during construction and operation will not result in the violation of an air quality standard or otherwise contribute substantially to an existing or projected air quality violation; as this impact is less than significant, mitigation is not required.

Construction

The analysis of construction emissions was prepared using the data and methodologies identified in the current motor vehicle emission factors in the California Emissions Estimator Model (CalEEMod). The emission calculations assume the use of standard construction practices, such as compliance with SBCAPCD Rule 345 (Fugitive Dust), Rule 302 (Visible Emissions), and Rule 303 (Nuisance) and to minimize the generation of fugitive dust. The emissions associated with the project during each of the five construction phases would not exceed the SBCAPCD's short term construction emissions thresholds for VOC, NOx, CO, SOX, PM10, and PM2.5. As a result, the construction impacts associated with the project are considered less than significant.

DRAFT Findings of Fact 10 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Operational

The analysis of daily operational emissions was prepared using the data and methodologies identified in the current motor vehicle emission factors in the CalEEMod. The emissions associated with the project would not exceed the SBCAPCD's recommended operational emission thresholds for VOC, NOx, CO, SOx, PM10, and PM2.5. As a result, the operational impacts associated with the project are considered less than significant. Additionally, non-carcinogenic impacts related to toxic air contaminants (TACs) would be less than significant.

Impact: Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?

Finding: The City finds that the project will not exceed the SBCAPCD-recommended thresholds and would not result in a cumulatively considerable net increase in any criteria pollutant.

The SBCAPCD is in nonattainment for ozone and PM10. Projects that do not exceed the project-level threshold would not contribute to cumulatively significant air quality impacts. As previously discussed, all emissions associated with the proposed project would not exceed the SBCAPCD-recommended thresholds and would, therefore, not result in a cumulatively considerable net increase of any criteria pollutant. As such, impacts would be less than significant.

Impact: Expose sensitive receptors to substantial pollutant concentrations.

Finding: The City finds that the Project will not expose sensitive receptors to localized emissions standards that exceed permissible thresholds during construction; therefore, the impact is less than significant and mitigation is not required.

As previously discussed, the proposed project would not exceed SBCAPCD thresholds for criteria pollutants during both construction and operations. The closest sensitive receptors to the project site are 75 feet to the south. As such, the proposed project would not expose sensitive populations to toxic air contaminants which exceed State or SBCAPCD thresholds. Impacts would be less than significant.

Impact: Create objectionable odors affecting substantial number of people?

DRAFT Findings of Fact 11 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Finding: The City finds that the Project will not expose sensitive receptors to localized emissions standards that exceed permissible thresholds during construction; therefore, the impact is less than significant and mitigation is not required.

According to the SCAQMD, “while almost any source may emit objectionable odors, some land uses will be more likely to produce odors…because of their operation.” Land uses that are more likely to produce odors include agriculture, chemical plants, composting operations, dairies, fiberglass molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment plants. The proposed project would not include any of these land uses. Consequently, no significant impacts from odors are anticipated from the proposed project.

Construction activities associated with the proposed project would generate odors from heavy-duty equipment exhaust including diesel and gasoline. Odors associated with diesel and gasoline fumes are transitory in nature and would not create objectionable odors affecting a substantial number of people. The impacts from these odors would be short term and would cease upon the completion of each parcel. The proposed uses for the project site include a mix of manufacturing, warehouse, hangar/storage, and office space. These uses do not generally generate substantial odors which would affect the residences to the south. Additionally, any unforeseen odors generated by the project will be controlled in accordance with SBCAPCD Rule 303 (Nuisance). Therefore, impacts would be less than significant.

Impact: Create objectionable odors affecting a substantial number of people.

Finding: The City finds that the Project will not result in objectionable odors affecting a substantial number of people; therefore, the impact is less than significant and mitigation is not required.

According to the SCAQMD, “while almost any source may emit objectionable odors, some land uses will be more likely to produce odors…because of their operation.” Land uses that are more likely to produce odors include agriculture, chemical plants, composting operations, dairies, fiberglass molding, landfills, refineries, rendering plants, rail yards, and wastewater treatment plants. The proposed Project would not include any of these land uses. Consequently, no significant impacts from odors are anticipated from the proposed Project.

Any unforeseen odors generated by the Project will be controlled in accordance with SCAQMD Rule 402 (Nuisance). Rule 402 prohibits the discharge of air contaminants that cause “injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort,

DRAFT Findings of Fact 12 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property”. Failure to comply with Rule 402 could subject the offending facility to possible fines and/or operational limitations in an approved odor control or odor abatement plan.

Impact: Conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases.

Finding: The City finds that the project will not conflict with the goal of AB 32; therefore, the impact is less than significant and mitigation is not required.

The goal of AB 32 is to reduce statewide GHG emissions to 1990 levels by 2020. Planning efforts that lead to reduced vehicle trips while preserving personal mobility should be undertaken in addition to programs and designs that enhance and complement land use and transit strategies. The project would incorporate measures that reduce GHG emissions compared to a conventional project of similar size and scope. The proposed project would incorporate energy and water efficiency design features to enhance efficiency in all aspects of a building’s life-cycle. These designs would increase the structures energy efficiency, water efficiency, and overall sustainability. The project would also exceed Title 24 energy requirements by 15 percent. The project is also located in an suburban area that would reduce vehicle trips and vehicles miles traveled due to the urban infill characteristics and proximity to public transit stops. These measures and features are consistent with existing recommendations to reduce GHG emissions.

Because the project achieves the AB 32 emissions reduction target, the proposed project would be consistent with the 2020 reduction in GHG emissions from 1990 levels set forth in the 2008 Scoping Plan and 2014 Updated Scoping Plan. Therefore, the proposed project would not conflict with the 2008 Scoping Plan and the 2014 Updated Scoping Plan. Therefore, the Project would result in a less than significant project-specific impact for GHG emissions.

D. Cultural Resources

Impact: Cause a substantial adverse change in the significance of an archaeological resource pursuant to section 15064.5.

Finding: The City finds that implementation of the project will have a less than significant impact with regards to causing a substantial change to an archaeological resource.

DRAFT Findings of Fact 13 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 No archeological sites were identified on the project site during the field survey, and the immediate area around the project site exhibited little archeological sensitivity. The lack of archeological sites could be due to the extensive disruption from agricultural activities and, therefore, the likelihood for significant resources is low. Additionally, the NAHC Sacred Lands File did not indicate the presence of any cultural places within the area. Any archaeological resources that may have existed at one time on or beneath the site have likely been previously disturbed or removed. Based on the results of the intensive Phase I there would be no significant impacts to archaeological resources.

3. Any identified artifacts/archaeological indicators will be collected and bagged by trench and level.

4. To the degree possible, in light of trench safety issues, the soils stratigraphy of each trench will be documented.

6. A Native American monitor representing the Santa Ynez Chumash Reservation will be present during the excavation.

DRAFT Findings of Fact 14 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 7. A letter report documenting the results of the extended Phase I survey will be submitted to the City of Lompoc, Community Development Department, within five days of the completion of the work.

With adherence to the above condition of approval imposed onto the proposed project, impacts to archaeological resources would be less than significant.

Impact: Disturb any human remains, including those interred outside of formal cemeteries.

Finding: The City finds that implementation of the project will have a less than significant impact with regards to disturbance of human remains.

DRAFT Findings of Fact 15 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 graded and the surrounding areas are characterized by features typical of the urban landscape and include commercial, industrial, and residential uses. However, due to the fact that Chumash Indians and later historic peoples were located in the area, there is a possibility that undetected artifacts or features could be present within the project boundaries. The potential exists for such resources to be present and to be disturbed during construction activities that would result in a potentially significant impact.

Human burials, in addition to being potential archaeological resources, have specific provisions for treatment in the California Public Resources Code. Disturbing human remains could violate the Health Code, as well as destroy the resource. Consequently, to ensure proper treatment of burials in the event of discovery, the law requires that in the event of the discovery of a burial, human bone, or suspected human bone, all excavation or grading in the vicinity of the find shall halt immediately, the area of the find shall be protected, and the developer immediately shall notify the Santa Barbara County Coroner of the find and comply with the provisions of the California Public Resources Code with respect to Native American involvement, burial treatment, and reburial, if necessary.

E. Hazards and Hazardous Materials

Impact: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?

DRAFT Findings of Fact 16 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Finding: The City finds that implementation of the project will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

Construction activities for the proposed project would involve the transportation of hazardous substances that would be used on the site, such as paints, solvents, and cleaners. Grading and construction activities would also require the transport, storage, handling, use, and disposal of hazardous materials such as fuels and greases for the fueling and servicing of construction equipment. Any spills or leakages encountered during construction would be required to be remediated in accordance with the state and local regulations for hazardous waste cleanup. Accordingly, construction impacts would be less than significant.

The project proposes various business park uses within the project site, as designated by the proposed Specific Plan. Permitted uses by the proposed project would include but are not limited to assembly, commercial service businesses, distribution, manufacturing, and wholesaling uses. The permitted uses might store and use hazardous materials such as fuels, oils, solvents, and other materials. A variety of state and federal laws govern the generation, treatment, and/or disposal of hazardous wastes. The City Fire Department and Santa Barbara County Department of Public Health, Hazardous Materials Division inspect on-site uses and enforce state and federal laws governing the storage, use, transport, and disposal of hazardous materials and wastes. Acting as the County’s designated CUPA, the County of Santa Barbara Fire Department Hazardous Materials Unit requires that an annual inventory of hazardous materials in use on site, as well as an HMBP, be submitted for an annual review, as required by the Emergency Planning and Right-to-Know Act and the California Accidental Release Prevention Program. These requirements would be mandated according to state and federal law. As such, potential impacts would be considered less than significant.

Impact: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?

Finding: The City finds that implementation of the project will have a less than significant impact from hazardous emissions impacts.

The closest school to the project site is Lompoc High School, located at 515 W. College Avenue, which is approximately 0.95 miles from the southeastern boundary of the project site. Given that the closest school is located at a greater distance than the 0.25-mile radius, impacts from the handling of hazardous or acutely hazardous materials, substances, or wastes would be considered to be less than significant.

DRAFT Findings of Fact 17 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 The proposed project’s business park uses could also include the storage and handling of hazardous materials. Thus, there could be potential hazardous impacts on nearby sensitive receptors (newborns to children and elderly persons). While there are no existing or proposed schools within one-quarter mile of the project site, the closest sensitive receptors are the residences 75 feet south of the project site. Construction and operational activities from construction vehicles and delivery trucks would emit vehicle exhaust, which contain nitrous oxides, particulate matter, fine suspended matter, and diesel particulates. As discussed in Section 4.3, Air Quality and Greenhouse Gas Emissions, an analysis of diesel-exhaust particulate matter (DPM) was conducted for trucks entering and exiting the project site, idling within proximity of the project site, and traveling along Central Avenue. The analysis concluded that DPM emissions would result in less than significant impacts to nearby sensitive receptors. Accordingly, less than significant hazardous emissions impacts would occur with implementation of the proposed project.

Impact: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?

Finding: The City finds that implementation of the project will not be located on a site that would create a significant hazard to the public or the environment.

Review of the various Federal and State databases indicated that the project site was not identified as being located on a hazardous materials site. While the existing agricultural operation is enrolled in a SRWCB program to monitor the discharged water, impacts related to public exposure to hazardous materials is considered less than significant.

Two sites within a 1-mile radius of the project site are located near the intersection of Central Avenue and Highway 1/Cabrillo Highway, were considered hazardous sites with permitted USTs. These two sites, which are now listed as closed cases, are also located down gradient from the project site and are not expected to have an impact on the project site. Additional sites that are identified as government- regulated properties are monitored by the EPA for compliance with various federal regulations related to the use, transport, and disposal of hazardous materials. Impacts would be less than significant.

In addition, the project site is not a Superfund hazardous materials site, nor is it located on or near a site having unusual characteristics that could cause public hazards to employees. Therefore, impacts would be less than significant.

DRAFT Findings of Fact 18 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Impact: For a project located within an airport land use plan or, where such plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?

Finding: The City finds that implementation of the project will not expose a safety hazard for people residing or working within two mile of a public airport.

The project site is located directly adjacent to the southern boundary of the Lompoc Airport. The project site is not located within the clear zone or the approach zone for the Lompoc Airport, but there is a designated flight track over the site.

The proposed project would allow the development of approximately 580,000 square feet of business park uses across the 38-net acre site. As permitted by the Central Coast Business Park Specific Plan, the proposed buildings would be similar in height to those building of the surrounding areas and be no more than two stories. Buildings adjacent to the Airport would be constructed in accordance with Federal Aviation Administration (FAA) standards for height limitations, lighting requirements, and feature industrial building architectural design theme typified by the use of modular metallic elements. Buildings along the northern boundary of the project site would have a maximum height of 18 feet. Buildings located in Area A of the Specific Plan would have a maximum height of 35 feet since they are not located directly adjacent to the Lompoc Airport.

Additionally, the ALUCP identifies that the existing land uses surrounding the Lompoc Airport are considered safe land uses. Thus, implementation of the proposed project’s business park uses would be consistent with the ALUCP. Therefore, employees and visitors within in the project site would not be subject to any aircraft safety hazards and impacts would be less than significant.

Impact: For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?

Finding: The City finds that implementation of the project will not result in a safety hazard for people residing or working within the vicinity of a private airstrip.

The project site is not within the vicinity of a private airstrip. The closest private airstrip is the Vandenberg Air Force Base (VAFB), which is approximately 6.5 miles to the northwest of the project site. Aircraft from the Vandenberg Air Force Base fly over the southwest portion of the City. As stated in the ALUP, the slope of the flight path from the end of the Vandenberg Air Force Base runway does not

DRAFT Findings of Fact 19 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 impose practical height or safety restrictions on land uses, and because the aircraft are so high above the City, the Vandenberg Air Force Base presents no substantial hazards to any off-base land uses. As previously discussed, the height of the proposed structures would conform to the FAA requirements for safety and height. Therefore, implementation of the proposed project would not subject employees and people to any safety hazards within the vicinity of a private airstrip. No significant impacts would occur.

Impact: Expose people or structures to a significant loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?

Finding: The City finds that implementation of the project will not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials.

The project site is located in an urbanized area, surrounded by business park, public facility, and residential uses and the Lompoc Airport. The City’s General Plan does not identify the project site to be located within a “Very High” or “High” wildfire hazard area. No wildlands are adjacent to the project site, which is designated as a low-hazard area for wildland fires. Therefore, impacts related to increased fire hazards because of flammable brush would be less than significant.

F. Geology and Soils

Impact: Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

 Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

 Strong seismic ground shaking?

 Landslides?

Finding: The City finds that implementation of the project will have less than significant impacts in regards to the risk of loss, injury, or death involving rupture of a known Alquist-Priolo earthquake fault, strong seismic ground shaking, or landslides.

DRAFT Findings of Fact 20 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Rupture of a Known Alquist-Priolo Earthquake Fault

The State of California, under the guidelines of the Alquist-Priolo Earthquake Fault Zoning Act, classifies faults as active, potentially active, or not active. The project site is located in a region that consists of numerous active faults, such as the Lions Head, Los Alamos, and Santa Ynez River Faults. Because the project site does not traverse an active fault nor is not located within an Alquist-Priolo Earthquake Fault Zone, there would be no exposure to the risk of loss, injury, or death associated with a surface rupture of a known earthquake fault. Therefore, there would be no significant impacts.

Strong Seismic Ground Shaking

The nearest faults to the project site capable of generating seismic activity that would potentially affect the site are the Lions Head, Los Alamos, and Santa Ynez River Faults. The Lions Head Fault is the closest fault, at approximately 4.9 miles north of the project site, with a potential magnitude of up to 6.8. The Los Alamos is approximately 11.0 miles northeast, and the San Ynez River Fault is approximately 14.0 miles south from the project site, with potential magnitudes of up to 6.8 and 7.4, respectively. The proposed project’s relatively close proximity to these three faults indicates the potential for strong seismic ground shaking at the site.

The buildings and structures that would be developed in the project site would need to adhere to the minimum standards and seismic safety requirements as contained in the City of Lompoc’s Building and Safety Code and the current edition of the CBC, which protect people and structures from ground shaking. Adherence to the City’s Building and Safety Code and the current edition of the CBC to reduce structural damage from strong seismic ground shaking would reduce potential impacts to less than significant.

Landslides

The project site is relatively flat, with a gentle slope to the southwest, and is not located near a natural or man-made hillside. Furthermore, the California Geologic Survey indicates that the project site is not located within a hazard area susceptible to landslides. Accordingly, impacts would be less than significant.

Impact: Result in substantial soil erosion or the loss of topsoil?

Finding: The City finds that implementation of the project will have a less than significant impact with regards to soil erosion or the loss of topsoil.

DRAFT Findings of Fact 21 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 The project site is currently undeveloped with a portion of the site being cultivated for agricultural uses. As the project site would be graded during construction, these soils would be exposed and could be subject to erosion, especially during times of heavy rainfall or during high wind periods. Fill soils generated during grading would also be susceptible to erosion. The soils that compose the project site are not considered to generate high rates of runoff; thus, potential erosional hazards would be minimal. However, in compliance with SBCAPCD Rule 345, any truck-hauling activities would require bulk material to be watered or treated to minimize loss of materials to wind erosion. Additionally, visible roadway dust created from construction vehicles traveling to and from the project site would be required to utilize measures such as wheel washing and track-out grates at each egress point, soil binders, chemical soil stabilizers, geotextiles, mulching, or seeding.

A General Permit for Storm Water Discharges Associated with Construction Activities is required because the construction activities involved with the project would occur over an area larger than 1 acre. In accordance with NPDES, the applicant would develop and implement a SWPPP that would include BMPs employed to prevent erosion of on-site soils, as well as discharge of on-site soils off of the site. A monitoring program is required as part of the SWPPP to ensure that BMPs are implemented appropriately and are effective at controlling discharges of pollutants that are related to stormwater, including erosion of on-site soils. Furthermore, the Lompoc Municipal Code requires the submittal of an Erosion Sediment Control Plan and/or SWPPP with the submittal of a grading permit application. Therefore, as a result of adherence to Lompoc Municipal Code for sediment and erosion control, soil erosion impacts would be less than significant.

The site layout, landscape design, and roadway/sidewalk design of the project would minimize postconstruction soil erosion. The Central Coast Business Park Specific Plan incorporates postconstruction low-impact development (LID) features, including permeable pavement and drought- tolerant landscaping, into the landscape design for the site. Therefore, with implementation of the project site design and adherence to the Lompoc Municipal Code for sediment and erosion control, soil erosion impacts would be less than significant.

Impact: Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?

Finding: The City finds that implementation of the project will have a less than significant impact with regards to having soils incapable of adequately supporting the use of septic tanks.

DRAFT Findings of Fact 22 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 The proposed project would connect to and use the existing sewage conveyance system in the City of Lompoc. The project does not propose the use of septic tanks or septic systems. Therefore, no significant impacts would occur.

G. Land Use and Planning

Impact: Physically divide an established community.

Finding: The City finds that implementation of the project will have a less than significant impact with regards to the physical division of an established community; therefore, no mitigation is required.

The uses proposed for the project site would be consistent with the business park uses identified in City’s General Plan Land Use map and Zoning Map to the east and west of the site. Central Avenue divides the project site from the residential uses to the south and frontage improvements would include landscaping to further transition the residential uses with the business park uses. The uses proposed within the project site north of Aviation Drive would permit hangar/storage structures that would potentially have direct access to the Lompoc Airport to the north. The direct access would provide users of the Lompoc Airport additional airplane storage and airplane use opportunities. Development of the proposed business park uses within the project site would not result in a conflict with, or divide, any established community. Accordingly, impacts would be less than significant.

Impact: Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect.

Finding: The City finds that implementation of the project will not significantly conflict with any applicable land use plans, policies, or regulations adopted for the purpose of avoiding or mitigating environmental effects. As the impact is less than significant, no mitigation is required.

The City’s Zoning Code permits specific plans to allow for greater flexibility and provide an opportunity to focus regulations and standards in a specific geographic area. Adoption of the CCBPSP would be consistent with the stated intent and purpose of specific plans in the City’s Zoning Code.

The proposed CCBPSP establishes density, setback, lot coverage, height, and parking requirements for allowed uses within the project site. Implementation of the CCBPSP would ensure that the proposed

DRAFT Findings of Fact 23 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 project would be compatible with the scale and use characteristics of surrounding development. The proposed project would be consistent with the City’s General Plan. Accordingly, no significant impacts would occur.

Finding: The City finds that implementation of the project will not conflict with any applicable habitat conservation plan or natural community conservation plan; therefore, no mitigation is required.

The surrounding area of the project site has been developed and affected by past activities. The project site is not within the purview of any habitat conservation plan or natural community conservation plan, nor would the project affect any area so designated, directly or indirectly. Consequently, implementation of the project would not conflict with the provisions of any adopted conservation plan, and no impact would occur.

DRAFT Findings of Fact 24 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 H. Noise

Impact: Result in the exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. Or, result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project.

Impact: A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?

Impact: A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?

Finding: The City finds that increases in vehicle noise levels as a result of project and cumulative development in the Project area will be less than significant. In addition, the City finds that project noise due to on-site business park uses and cumulative stationary sources would be less than significant. Therefore, no mitigation is required.

Roadway Noise

Roadway noise levels were modeled using the Federal Highway Administration Prediction Model (FHWA-RD-88-108) to determine if operation of the project would result in the exceedance of the General Plan interior and exterior noise standards for commercial and industrial land uses along utilized roadways. Interior and exterior noise level standards for commercial and industrial land uses are 45–65 dB(A) and 65–75 dB(A), respectively. The FHWA-RD-88-108 was also used to determine if operation of the proposed project would increase roadway noise levels along residential uses greater than 5 dB(A) or more when postproject noise levels are less than 60 dB(A), 3 dB(A) or more when postproject noise levels are between 60 and 65 dB(A), and 1.5 dB(A) or more when postproject noise levels are greater than 65 dB(A). This model considers roadway noise levels from local street segments that would have an increase or decrease in vehicle traffic as a result of the project.

Project-related traffic would cause noise levels to increase 10.5 dB(A) along V Street north of Central Avenue and 13.3 dB(A) along Barton Avenue north of Central Avenue adjacent to commercial and industrial land uses. The roadway noise levels along these two roadways would fall below the 65–75 dB(A) exterior noise level standard identified for commercial and industrial uses in the General Plan

DRAFT Findings of Fact 25 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Noise Element. Therefore, the project would not add traffic to these roadways that would exceed the City’s exterior standard and impacts would be less than significant.

The maximum noise level increase along roadways adjacent to residential uses by project traffic would be 1.6 dB(A) along Central Avenue west of O Street. As previously indicated, a potentially significant impact would occur if the project would result in an increase of 3.0 dB(A) when postproject noise levels are between 60 and 65 dB(A). The project’s increase would be below the 3.0 dB(A) threshold noise increase of roadways adjacent to residential uses. It should be noted that the majority of residential uses within the City are separated from adjacent roadways by a 6-foot-high masonry walls which would further attenuate roadway noise levels. Therefore, roadway noise impacts would be less than significant.

Parking Lots

Development of the Project would introduce parking lots associated with business park uses on the project site. Generally, noise associated with parking lots is not of sufficient volume to exceed community noise standards based on the time-weighted CNEL scale. Parking lots can be a source of annoyance because of automobile engine startups and acceleration, and the activation of car alarms. Parking lots can generate Leq noise levels of between 49 dB(A) Leq (tire squeals) and 74 dB(A) Leq (car alarms) at 50 feet. Existing off-site residential uses along Central Avenue would be the closest sensitive receptors and would thus represent the worst-case impact associated with parking lot noise from the proposed project. Given the existing level of traffic noise along area roadways, parking lot noise would not likely be audible due to the masking of noise by traffic. As such, impacts are considered less than significant.

HVAC Systems

The proposed project would introduce various stationary noise sources, including HVAC systems, which would be located either on the roof, to the side of a structure, or on the ground. Off-site sensitive receptors could be potentially affected by the introduction of such equipment. Typically, this type of equipment produces noise levels of approximately 56.0 dB(A) at 50 feet from the source. As incorporated into the project design, equipment would be screened and integrated into the architectural design of a building, and would further attenuate sound emanating from the HVAC systems. As the sound distance doubles to 100 feet from the equipment, sound levels would drop to 50 dB(A), which would be below the local exterior noise limits of 60 dB(A) for residential units. The use of such equipment would not generate noise levels that would substantially elevate the ambient noise

DRAFT Findings of Fact 26 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 environment and would not generate substantial noise and impacts to nearby noise-sensitive receptors. Accordingly, impacts would be less than significant.

Impact: Would result in the exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels.

Finding: The City finds that, during construction, the project would not result in the cumulative exposure of persons to or generation of excessive vibration or grounborne noise levels and impacts will be less than significant. Therefore, no mitigation is required.

Construction activities can generate varying degrees of ground vibration depending on the construction procedures and the construction equipment used. The operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. The results from vibration can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibration at moderate levels, to slight damage at the highest levels.

The vibration velocity of 75 VdB is the approximate threshold between barely perceptible and distinctly perceptible levels for many people. Scrapers are capable of producing 74.7 VdB at 75 feet, which is the approximate distance to the nearest sensitive receptor property line located to the south of the project site. The residential neighborhoods nearest to the project site with regard to construction activities would likely barely notice vibration levels, given the attenuation of groundborne vibration due to their distance from the project site. Furthermore, the majority of construction activities would occur at farther distances. Construction activities would be restricted to daytime hours, when people are the least sensitive to vibration intrusions. Consequently, heavy construction equipment would not generate substantial levels of vibration that would cause annoyance at the off-site vibration-sensitive residences. Accordingly, vibration impacts to people would be less than significant.

A significant vibration impact from construction equipment to nonengineered timber and masonry buildings would be 78 VdB. Project construction activities would generate 74.7 VdB at the nearest property line, below the threshold criterion for nonengineered timber and masonry buildings. Furthermore, the majority of the construction activities would occur at distances greater than 75 feet, resulting in lower vibration levels at the nearest sensitive receptor. Therefore, the project would result in less than significant vibration impacts on nearby structures.

Impact: For a project located within an airport land use plan or where such a plan has not been adopted, within two miles of a public airport or public-use airport,

DRAFT Findings of Fact 27 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 exposure of people residing or working the project area to excessive noise levels?

Finding: The City finds that the project will not expose residents or employees to excessive noise levels within 2 miles of a public or private airport.

The Lompoc Airport is the closest public airport and is located approximately 150 feet north of the project site. According to the General Plan Noise Element, the project site is located within the 60 dB(A) airport noise contour. In addition, the proposed uses are permitted according to the draft Airport Land Use Compatibility Plan prepared by the Santa Barbara County Association of Governments, and the project site is located within the 60 dB(A) CNEL airport noise contour. Standard construction techniques would attenuate exterior to interior noise levels a minimum of 20 dB(A). As previously stated, the City’s exterior noise level for commercial and industrial land uses is between 65 and 75 dB(A). Therefore, uses proposed by the project would be compatible with the City’s General Plan and the Airport Land Use Plan requirements for exterior and interior noise levels. Impacts would be less than significant.

Impact: For a project within the vicinity of a private airstrip, would the project expose people residing or working the project area to excessive noise levels?

Finding: The City finds that the project will not expose residents or employees to excessive noise levels within the vicinity of a private airport.

The closest private airstrip is at Vandenberg Air Force Base, located approximately 8 miles to the northwest of the project site. Additionally, the project site is not located within the designated flight paths for the airstrip. Therefore, the project would not expose residents or employees to excessive noise levels within the vicinity of a private airstrip. Thus, people working on site would not be exposed to excessive noise levels associated with Lompoc Airport or Vandenberg Air Force Base. Impacts would be less than significant.

DRAFT Findings of Fact 28 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 I. Public Services

Impact: Result in substantial adverse physical impacts associated with the provision of new or physically-altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire services and police protection.

Finding: The City finds that the Project would not adversely affect calls for fire, emergency medical, or police service or response times. As the impact to these government facilities is less than significant, no mitigation is required.

Fire Protection

Fire Station No. 2 would be the primary serving station because it is the closest station, approximately 1.1 miles from the project site. The LFD estimates that the approximate response time responding to an emergency call to the project site is 3 minutes. Thus, the project site would be located within the 4- minute, 90 percent of calls received response performance objective established by the LFD. In addition, if back-up assistance is necessary, the project site would continue to be served by Fire Station No. 1. Fire emergency response impacts would be less than significant.

The LFD has indicated that the City’s existing infrastructure, including access, traffic circulation, water, and hydrant systems, are adequate for current LFD needs as well as the needs of the proposed project. All development projects within the City are required to comply with the most current adopted fire, building codes, and nationally recognized fire and life safety standards. The proposed project would be required to comply with the City’s Building and Safety Code, which includes the applicable California Building Code and the California Fire Code. Furthermore, the proposed project would be required to pay impact mitigation fees as set forth by the City Resolution 3795(89). Payment of impact mitigation fees would result in funding equivalent to the provision of equipment for the LFD. As a result, the Project would not degrade existing facilities or response times provided by the LFD to serve the needs of the project site. Therefore, implementation of the proposed project is not anticipated to have a significant impact on fire protection services. Accordingly, impacts would be less than significant.

Law Enforcement

The proposed project would not generate a new population because no residential development is proposed; thus, it would not result in the need for new or expanded police facilities. However, the project would likely generate increased emergency calls within this portion of the City. Therefore, in

DRAFT Findings of Fact 29 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 accordance with Assembly Bill 1600 (AB 1600) as codified in the City’s Resolution 3795(89), the proposed project would be required to pay impact mitigation fees for police facilities and vehicles. Accordingly, impacts on the LPD’s ability to provide law enforcement services to the project site would be less than significant.

J. Traffic and Circulation

Impact: Conflict with an applicable plan or ordinance policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?

Finding: The City finds that the Project would result in less than significant impacts in regards to existing traffic conditions in combination with the project. Existing Plus Project

Most of the study-area intersections are forecast to continue to operate at LOS C or better under Existing plus Project conditions. The Central Avenue/Barton Avenue intersection is forecast to degrade to LOS F during the PM peak hour with the addition of project traffic assuming the existing Stop-sign control. Recommended improvements identified in the traffic study would require widening of Central Avenue, V Street, and Barton Avenue to City street standards for Major Arterials and Collectors. With the implementation of the City requirements set forth in the project’s design features, and the required frontage improvements along Central Avenue, V Street, and Barton Avenue, and the required improvement to install a traffic signal at Central Avenue/Barton Avenue, impacts would be less than significant.

Site Access and Circulation

The streets that directly serve the project site are forecast to operate at LOS A with construction of the recommended project improvements. Given the relatively low traffic volumes on the streets that would serve the project site, the driveways that serve the individual parcels would also operate at LOS A. Site access and circulation impacts would be less than significant.

DRAFT Findings of Fact 30 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Impact: Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks?

Finding: The City finds that the Project would result in less than significant impacts in regards to safety risks associated with air traffic patterns.

The project site is located approximately 150 feet to the south of the Lompoc Airport. The proposed project would not exceed the maximum heights of 18 feet and 35 feet allowed under the proposed CCBPSP. In addition, this land use is permitted under the existing and draft Airport Land Use Compatibility Plan prepared by the SBCAG Airport Land Use Commission. The maximum building heights would meet Part 77 of the Federal Aviation Administration (FAA) regulations (14 CFR Part 77). Furthermore, the FAA would determine that the proposed project would not be a hazard to air navigation if:

 Marking and lighting are not necessary for aviation safety. However, if marking and/or lighting are accomplished on a voluntary basis, the FAA recommend it to be installed and maintained in accordance with FAA Advisory circular 70/7460-1 K Change 2

Therefore, implementation of the project would result in a less than significant impact from the safety risks associated with air traffic patterns.

Impact: Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?

Finding: The City finds that the Project would result in less than significant impacts related to hazards due to a design feature or incompatible uses.

Access to the individual parcels on the project site would be provided by driveway connections to V Street, Barton Avenue, Aviation Drive, and Avila Court. As discussed in PDF 4.10-2, no direct access is proposed on Central Avenue. The proposed project has designed the internal streets to the City’s Minor Industrial road standards, including curb, gutter and sidewalks. The circulation of vehicles traveling along roadways adjacent to the project site would result in a LOS A. Signs within the cul-de-sac of the proposed Avila Court would prohibit parking to minimize truck turning movements and access from parcels along Avila Court. Trucks traveling along Central Avenue to access the project site would utilize V Street or Barton Avenue and then Aviation Drive, thus minimizing potential turning movement conflicts along Central Avenue. The uses to the west and east are commercial and light industrial, similar to the uses proposed by the project. The access to the site for project traffic would be from Barton Avenue and V Street. Accordingly, impacts would be less than significant.

DRAFT Findings of Fact 31 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Impact: Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?

Finding: The City finds that the Project would result in less than significant impacts related to existing public transit, bicycle, or pedestrian facilities.

An existing Class II Bikeway is located along the southern alignment of Central Avenue, and on both sides of Central Avenue east of Barton Avenue and west of V Street. A future Class II Bikeway is proposed along V Street and along the northern portion of Central Avenue. A Class III Bikeway is proposed along both sides of Aviation Drive. The improvements to V Street would provide striping for a Class II Bikeway. The proposed project would expand the City’s existing bikeway system, thereby allowing potential bicycle use as a viable transportation mode for a good portion of the local trips.

Currently, the COLT Route 2 serves the project site by bus stops on the north and south sides of Central Avenue. Service is provided from 6:30 AM to 7:00 PM on weekdays, and from 9:00 AM to 5 PM on Saturday. Curb-to-curb service is available for seniors and persons with disabilities. The project site would not impact the existing COLT Route 2 transit stops and COT would continue to provide bus route services along Central Avenue.

Overall, the proposed project will not impact existing public transit, bicycle, or pedestrian facilities and impacts would be less than significant.

K. Utilities and Service Systems

Impact: Require or result in the construction of new water treatment facilities or expansion of existing facilities, construction of which could cause significant environmental impacts.

Finding: The City finds that the project will not require the construction or expansion of new water treatment facilities.

Development of the proposed project is expected to increase demand for water service within the City. As a result, additional water supplies would be required to accommodate the demands of the proposed project. Infrastructure improvements would be installed to support the development of the proposed project, including water and utility improvements. The City of Lompoc Water Division would provide water service for the proposed project.

Existing 10-inch water mains are located at the northeastern corner of the project site and underneath Barton Avenue, V Street, and Central Avenue. The proposed project would connect to the existing

DRAFT Findings of Fact 32 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 infrastructure that currently supports the surrounding development. Proposed 10-inch water mains would be located beneath Avila Street, Aviation Drive, V Street, and along the northern perimeter of the site and would connect to the existing 10-inch water mains at the northeast corner of the site and at Aviation Drive and V Street. All connections of the proposed project’s water lines to the existing 10-inch water mains along V Street and Barton Avenue would be consistent with City design standards. The on- site well that currently serves the existing agricultural operations would be utilized during the proposed project’s construction activities. Upon completion of construction, the on-site well would be abandoned and place out of commission in accordance with state and local regulations. Seven fire hydrants are proposed to be constructed on the project site in accordance with Lompoc Fire Department requirements.

The proposed project would incorporate various low impact development (LID) interior and exterior plumbing fixtures, landscaping that requires minimal irrigation, use of recycled water where feasible, and the retention of on-site stormwater to allow for groundwater infiltration. Additionally, the proposed project would be consistent with the various water efficient goals as established in the City’s 2010 UWMP and the City’s GWMP. As such, the proposed project would not require the construction of new water treatment facilities or the expansion of existing facilities which would cause significant environmental impacts. Accordingly, impacts would be less than significant.

Impact: Have insufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed.

Finding: The City finds that is has a sufficient water supply, available from existing entitlements and resources, to meet the Project's demands; therefore, the impact is less than significant and no mitigation is required. Construction

A short-term demand for water would occur during project construction, primarily in association with dust control, concrete mixing, truck cleanout, cleaning of equipment, and other related activities. These activities would occur incrementally throughout the estimated 4- to 5-year construction period and would be temporary in nature. The on-site well that currently serves the existing agricultural operations would be utilized during the proposed project’s construction activities. Water consumption rates for construction-related activities are estimated to be approximately 0.89 acre-feet per acre. Based on a rate of 0.89 acre-feet of water per acre, construction watering would require a total of approximately 33.82 acre-feet of water over the course of construction, or approximately 6.8 acre-feet of water each year of construction. This represents approximately 46 percent of the existing annual water demand for the project site. The amount of water that would be used during construction would vary depending on

DRAFT Findings of Fact 33 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 the conditions of soils, weather, size of the area being worked, and site-specific operations. Thus, the proposed project’s construction activities would have less than significant impacts on the City’s water supply.

Operation

The proposed project would result in an increase in the City’s water demand due to the estimated 931 employees working on the project site, in addition to various visitors, and for landscaping within the project site. Operation of the proposed project is estimated to have a daily water demand of 34,867.07 gallons per day (gpd) upon full buildout by 2020, or approximately 39.05 afy. This is less than existing use of approximately 73.9 afy for agricultural production on site. As discussed in the City’s 2010 UWMP, the commercial, institutional, and industrial sectors are projected to increase water demand approximately 146 afy over the next 20 years. The proposed project would account for approximately 27 percent of the increase in projected water demand in the commercial, institutional, and industrial sectors over the next 20 years.

Currently, the project site utilizes groundwater from the on-site well which has historically been approximately 73.9 afy for agricultural use over the past four years. By reducing the amount of groundwater use in this area, water currently obtained from this well would be used for other purposes within the Lompoc Groundwater Basin.

Long-term pumping from the Lompoc Plain is balanced by the long-term recharge from the Santa Ynez River, seasonal and year-to-year imbalances do occur. Groundwater levels fluctuate intra-annually due to the seasonality of streamflows and pumping. Summer groundwater levels during drought periods are lower than during nondrought periods. During the six-year 1987-92 drought, summer groundwater levels were as much as 30 feet lower than during previous and subsequent nondrought periods. That was the most-severe multi-year drought recorded for the Santa Ynez River watershed. Nevertheless, the City satisfied the water-supply demand during that period. However, the pumping intakes had to be lowered in some wells. Since that experience, the City has increased its pumping capacity relative to demand, and improved well designs. Correspondingly, the City can meet demands during a reoccurrence of a severe drought.

Multiple-dry year periods are the lowest average rainfall recorded in a consecutive three-year period. The Multiple-dry year period occurring from 2007 to 2009 represents a Multiple-dry year period in recent years during the City’s historical rain year sequence. To combat the short-term imbalances and to ensure long term sustainability of the Lompoc Groundwater basins, the City developed a GWMP and developed basin management objectives to support the City’s overall groundwater management goal.

DRAFT Findings of Fact 34 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Basin management objective BMO-02 in the GWMP supports the City’s overall groundwater goal of maintaining groundwater levels to ensure a net benefit to basin groundwater users. The proposed project would demand approximately 47 percent less groundwater than the amount currently being used for agricultural production. The proposed project furthers the City’s goal to maintain groundwater levels for all basin users.

As discussed in the City’s 2010 UWMP, the City has developed demand baselines and targets for daily per capita water use pursuant to SBX7_7. Based on the methodology and discussion in the City’s 2010 UWMP, the City has established an interim urban water use target of 121 GPCD and a 2020 urban water use target of 117 GPCD to meet the minimum water use reduction requirement pursuant to CWC subsection 10608.22. Operation of the proposed project is estimated to have a daily water demand of 34,867.07 gpd, or approximately 39.1 afy. The proposed project would generate an estimated 931 employees that would demand approximately 30,403 gpd, or 34.1 afy, of water. Based on the number of employees, the urban water use for the proposed project would be approximately 33 GPCD, which is below the 2015 interim urban water use target and the 2020 urban water use target for the City. Accordingly, the proposed project would be consistent with the basin management objectives of the GWMP and the urban water use targets identified in the 2010 UWMP. Accordingly, potential impacts on existing groundwater supplies would be less than significant.

Impact: Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board.

Finding: The City finds that the project will not exceed wastewater treatment requirements.

The project site would be provided wastewater treatment services by the City. Wastewater generated by the proposed project would be conveyed and treated at the City-owned LRWRP, which provides primary, secondary, and tertiary treatment for wastewater.

Based on the fact that wastewater generation is typically 75 percent of water demand, the proposed project would result in the generation of 22,802.52 gpd, or 0.022 mgd, of wastewater that would be delivered to the LRWRP. The average daily flow of wastewater to the LRWRP is 3.15 mgd. The proposed project would add an additional 0.022 mgd to the LRWRP. The average daily flow of wastewater treatment at the LRWRP would be 3.172 mgd, which would remain under the existing treatment capacity of 5.5 mgd. The proposed project would increase the existing average daily wastewater flow by less than 1 percent. Therefore, wastewater treatment impacts would be less than significant.

DRAFT Findings of Fact 35 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Impact: Require or result in the construction of new wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects.

Development of the proposed project is expected to increase demand for wastewater service within the City. Infrastructure improvements would be installed to support the development of the proposed project, including sewer line improvements.

The proposed project would connect to the existing infrastructure that currently supports the surrounding development. The LRWRP would provide wastewater treatment services for the proposed project’s conveyed wastewater. The City has indicated that the existing sewer lines along the east side of the project site provide for adequate wastewater flow. However, the existing sewer siphon within V Street, north of Central Avenue, would need to be upgraded which could result in a potentially significant impact.

The proposed on-site sanitary sewer pipes would be 10-inches in size. The system would be divided into two (2) areas, one (1) draining to the east and the other to the west and southwest. The on-site sewer pipelines would exit the site to the east and connect to an existing 10-inch sewer line in Barton Avenue and from there the existing line would extend south to Central Avenue and west underneath Central Avenue. The existing 6-inch sewer line in V Street would be upgraded to a 10-inch sewer line. The on- site sewer pipelines would also exit the site to the west and then south underneath V Street to connect to an existing 12-inch sewer line underneath Central Avenue. The existing siphons underneath Central Avenue would be updated to a new double-barreled siphon to accommodate the additional sewer flows. All proposed sewer facilities would be designed and constructed consistent with City’s standards. Therefore, impacts would be less than significant.

Impact: Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs.

Finding: The City finds that the local landfills have adequate daily intake to accommodate the solid waste demands of the proposed project.

DRAFT Findings of Fact 36 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Construction

Construction activities on the project site are expected to occur over approximately 4 to 5 years, beginning in July 2016 and ending by February 2020. As the project site is undeveloped with no on-site structures, there would be no waste attributed to demolition activities. Based on the generation rate of 25 pounds of construction and demolition debris waste per square foot of new commercial development, the proposed project would generate approximately 7,270 tons of construction and demolition debris waste during new construction. This one time disposal of construction and demolition debris would be temporary and would occur throughout the 4 to 5 years of construction activities. In addition, as required by the City, construction materials would be recycled to the extent feasible. Assuming a construction and demolition recycle rate of 50 percent consistent with AB 939 requirements, the proposed project would generate approximately 3,635 tons of construction and demolition debris which would be disposed of at the City of Lompoc Sanitary Landfill. The average daily amount of construction and demolition debris generated would equate to approximately 3.1 tons per day assuming 260 work days each year of construction. Thus, the proposed project’s generated construction waste would not exceed the capacity requirements, 400 tons per day, of the Lompoc Sanitary Landfill. Impacts would be less than significant.

Operation

The proposed project is anticipated to generate 1,029.49 tons of solid waste per year. This waste would be sent directly to the City of Lompoc Sanitary Landfill. The proposed project would add 931 employees to the City and when compared to the 2013 City employment number of 8,203, would result in 9,134 employees. The proposed project, when combined with the 2013 tons of solid waste disposed of by the City, would result in 29,149.49 tons of solid waste per year. The proposed project would lower the City’s annual employment disposal rate from 18.8 pounds per employee per day to 17.49 pounds per employee per day. The proposed project would not result in an exceedance of the City’s annual target number.

Furthermore, the proposed project would contribute 2.82 tons of solid waste per day, or less than 1 percent of the landfill’s maximum daily capacity of 400 tons per day. It should be noted that the generation of solid waste does not take into account solid waste reduction requirements. As the landfill has an estimated closure date of 2045, there would be adequate daily intake to accommodate the solid waste demands of the proposed project. Impacts would be less than significant.

DRAFT Findings of Fact 37 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 10. SIGNIFICANT IMPACTS IDENTIFIED IN THE EIR THAT ARE REDUCED TO LESS THAN SIGNIFICANT BY MITIGATION MEASURES INCORPORATED INTO THE PROJECT

The EIR identified the following significant Project impacts which are reduced to a less than significant level by mitigation measures. The impacts and mitigation measures identified are fully disclosed in the Final EIR, which in turn is based upon substantial evidence. The City finds that the significant environmental impacts, with incorporation of the mitigation measures set forth below, will be mitigated to a less than significant level.

A. Air Quality and Greenhouse Gas Emissions

Impact: Conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases.

Finding: The City finds that adoption of mitigation measures 4.3-1 through 4.3-8 would reduce cumulative greenhouse gas emissions to less than significant.

The proposed project would result in 5,675.67 MTCO2e per year with Project Design Features and Mitigation Measures MM 4.3-1 through MM 4.3-8. The Project Design Features and Mitigation Measures would reduce GHG emissions by 1,670.19 MTCO2e per year, approximately 23 percent, from the business as usual scenario, greater than the 15 percent reduction in GHG emissions. The Project would exceed the required GHG emission reduction of 15 percent from business as usual as identified in the 2014 Updated Scoping Plan and would be below the 10,000 MTCO2e per year screening threshold, impacts would be less than significant.

Implementing the Project Design Features and GHG-reducing measures would result in a net decrease in GHG emissions. The project’s design features and GHG reduction measures make the project consistent with the goals of AB 32.

DRAFT Findings of Fact 38 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Mitigation measures 4.3-1 through 4.3-8 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would further reduce the significant Project impact to a less than significant level.

B. Hazards and Hazardous Materials

Impact: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?

Finding: The City finds that the adoption of mitigation measure 4.5-1 will mitigate potential impacts related to the presence of hazardous substances to less than significant level.

Construction of the proposed project would include site preparation and earthwork activities (e.g., vegetation removal, grading, and site excavation), and building construction. Construction and vegetation debris would be disposed of in accordance with regulatory guidelines. Based on the review of the government-regulated databases of hazardous materials sites, the project site does not contain any soil or groundwater contamination. The project site has a history of being used for agricultural purposes. In fact, the proposed project would result in the conversion of agricultural areas, including row crops and fallow agricultural land.

While the project site is not known to contain any evident soil or groundwater contamination, it is possible that organochlorine pesticides were used on the project site in the past. Organochlorine pesticides are persistent, bio-accumulative pesticides that include dichlorodiphenyldichloroethane (DDD), dichlorodiphyenyldichloroethylene (DDE), and dichlorodiphenyltrichloroethane (DDT). These types of pesticides are now banned in the United States but remain as residuals in soils. While it is likely that residual pesticide levels on the Central Coast Business Park area would be below levels of concern, the potential does exist for individual parcels to be contaminated from past agricultural uses. Consequently, potential impacts are considered to be significant.

Mitigation measures 4.5-1 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impact to a less than significant level.

Impact: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

DRAFT Findings of Fact 39 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Finding: The City finds that the adoption of mitigation measure 4.5-2 will mitigate impacts related to the City’s emergency evacuation plan to a less than significant level.

Currently, the City emergency evacuation routes are provided on State Route 246 (SR 246) and State Route 1 (SR 1), which in the event of an emergency would evacuate the City west towards the Pacific Ocean and Vandenberg Air Force Base, and east and south toward US 101, which travels north and south through the state. The project site is located along Central Avenue in the western portion of the City.

The project site is bounded by Central Avenue on the south, Barton Avenue on the east and V Street on the west. Construction of the proposed project would require a period of partial closures of Barton Avenue and V Street. The partial closure of these roads would hinder traffic and would potentially result in a significant impact.

Mitigation measure 4.5-2 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impact to a less than significant level.

C. Geology and Soils

Impact: Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

 Seismic-related ground failure, including liquefaction?

Finding: The City finds that the adoption of mitigation measures 4.6-1 and 4.6-2 will mitigate liquefaction impacts to a less than significant level.

The project site is identified in the City of Lompoc’s General Plan Safety Element to be within an area of high susceptibility to liquefaction. This is due to the nature of the young alluvial soil composition of the project site. Liquefaction occurs usually when loose, cohesionless, and water-saturated soils (generally fine-grained sand and silt) are subjected to strong seismic ground motion of a single sudden motion or through repeated cyclic durations; this tends to occur within the upper 50 feet of the ground surface. Groundwater depths within the proximity to the southwest corner of the project site are as shallow as 25 feet bgs. Based on the depth of groundwater in the soils, liquefaction is likely to occur if shallow groundwater conditions are present; thus, impacts are potentially significant.

DRAFT Findings of Fact 40 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Mitigation measures 4.6-1 and 4.6-2 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impact to a less than significant level.

Impact: Be located on a geologic unit or soil and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse?

Finding: The City finds that the adoption of mitigation measures 4.6-1 and 4.6-2 will mitigate impacts related to exposure to hazards, including landslides, lateral spreading, subsidence, liquefaction, and collapse, to a level of less than significant.

Liquefaction may cause lateral spreading. For lateral spreading to occur, the liquefiable zone must be continuous, unconstrained laterally, and free to move along gently sloping ground toward an unconfined area. However, if lateral containment is present for those zones, then no significant risk of lateral spreading would be present. Since the liquefaction potential at the project site is high, earthquake- induced lateral spreading would be considered to be a potentially significant seismic hazard.

Ground surface subsidence generally results from the extraction of fluids or gas from the subsurface that can result in a gradual lowering of the ground level. According to the geotechnical study, groundwater depths were found to be as shallow as 25 feet bgs on the southwestern corner of the project site. With this presence of shallow groundwater, the potential for ground collapse and other adverse effects due to subsidence to occur on the project site and off-site areas is considered potentially significant.

Mitigation measures 4.6-1 and 4.6-2 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impact to a less than significant level.

DRAFT Findings of Fact 41 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 D. Noise

Impact: Result in the exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

Impact: A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?

Impact: A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?

Finding: The City finds that adoption of mitigation measures 4.8-1 and 4.8-2 will reduce noise levels associated with construction and loading docks to the extent feasible and result in less than significant impacts. Construction

Construction activities would occur within close proximity to sensitive receptors. The nearest sensitive receptors subject to elevated construction noise levels are located approximately 75 feet to the south of the project site. Noise-sensitive receptors would be exposed to elevated construction noise levels when construction activities occur in proximity to these receptors. Construction activities would generate noise levels ranging from 76 to 85 dB(A) Leq at a distance of approximately 75 feet to the nearest sensitive receptor to the project site. Project-related construction activities would occur within the least noise-sensitive portion of the day, between 7:00 AM and 9:00 PM, in accordance with the Lompoc Municipal Code. However, surrounding sensitive receptors would be exposed to temporary noise levels of up to 82 dB(A) during the day, which would result in potentially significant noise impacts

Loading Docks

External truck loading and unloading docks associated with the project would introduce potential stationary noise sources. The specific location of potential loading docks has not been determined. The operations at loading docks typically result in noise levels of 64 to 66 dB(A) at 75 feet. The noise from loading docks would not cause an increase in long-term average noise of more than 5 dB(A) on the time-weighted CNEL scale, and would not be significant from that perspective. However, single noise events could be an annoyance during certain time periods such as evening and morning hours to existing off-site residential land uses along Central Avenue. Consequently, impacts are considered potentially significant.

DRAFT Findings of Fact 42 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Mitigation measures 4.8-1 and 4.8-2 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impacts to a less than significant level.

E. Traffic and Circulation

Finding: The City finds that the adoption of mitigation measure 4.5-2 will mitigate construction related traffic impacts to less than significant.

Project construction would generate traffic from construction worker travel, as well as from the arrival and departure of trucks delivering construction materials, and the removal of debris generated by on- site activities. Both the number of construction workers and trucks would vary throughout the construction process in order to maintain a reasonable schedule of completion.

Project construction is anticipated to last approximately 4 to 5 years for the proposed project. Temporary impacts would occur during construction activities associated with hauling equipment and materials on and off site. Construction activities would cause short-term impacts related to traffic flows as a result of temporary lane closures.

Impact: Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways?

Finding: The City finds that the adoption of mitigation measure 4.10-1 will mitigate impacts related to exceedance of the CMP thresholds to less than significant.

Central Avenue/H Street intersection is forecast to operate in the LOS D range during the PM peak hour period with Cumulative and Cumulative plus Project traffic conditions. The project would add 266 peak

DRAFT Findings of Fact 43 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 hour trips to the intersection, which exceeds the CMP threshold of 20 trips for intersections operating in the LOS D range and would result in a potentially significant impact.

Mitigation measure 4.10-1 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impact to a less than significant level.

F. Utilities and Service Systems

Impact: Comply with federal, state, and local statues and regulations related to solid waste.

Finding: The City finds that adoption of mitigation measures 4.11.3-1 through 4.11.3-5 will mitigate solid waste impacts to a less than significant level.

The Project would be required to divert up to 75 percent of its operational solid waste by 2020, and as such, could result in potentially significant impacts. Each individual development proponent would be required to implement a waste diversion program in an effort to reduce solid waste impacts on existing landfill capacities, similar to the state’s waste diversion goal of 75 percent as identified by state law (SB 1016 and AB 939).

Mitigation measures 4.11.3-1 through 4.11.3-5 as set forth in the Mitigation, Monitoring and Reporting Program attached hereto as Attachment "B", would reduce the significant Project impact to a less than significant level.

11. SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL EFFECTS WHICH CANNOT BE MITIGATED TO A LEVEL OF INSIGNIFICANCE

Section 21081(a) of the Public Resources Code and section 15091(a) of Title 14 of the California Code of Regulations require a public agency to make specific findings that significant environmental effects identified in the EIR have been avoided and/or mitigated to a less than significant level prior to approving a project. Where a public agency cannot make such a finding, due to the existence of significant and unavoidable environmental impacts, the agency is required to balance the economic, legal, social, technological or other benefits of the project against its unavoidable environmental risks when determining whether to approve the project. An agency may determine that any significant effects are unavoidable and acceptable due to overriding considerations set forth by the agency at the time of project approval.

The EIR identified the following significant and unavoidable adverse impacts associated with Project approval, and identified related mitigation measures. The City hereby finds that these significant and

DRAFT Findings of Fact 44 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 unavoidable adverse impacts are outweighed by the public benefits provided by the proposed project, and are acceptable, as more fully specified in the Statement of Overriding Considerations.

A. Agricultural Resources

Finding: The City finds that pursuant to the DOC’s FMMP, the project will result in significant and unavoidable impact related to the conversion of the State of California’s Prime Farmland to non-agricultural uses. As no feasible mitigations are available to reduce the impact to a less than significant level, the City finds this significant impact to be acceptable for the reasons set forth in the Statement of Overriding Considerations.

The DOC’s FMMP designates the entire project site as Prime Farmland. Implementation of the proposed project would convert approximately 38 net acres of Prime Farmland to nonagricultural, urbanized land uses. Thus, the proposed project would result in a decrease in the State of California’s Prime Farmland and have potentially significant and unavoidable impacts to Important Farmland.

When the 46.04 LE score and the 21.0 SA score are totaled, the final LESA score for the project site is 67.04. As previously indicated, a final LESA score between 60 to 79 points is considered significant. Therefore, the loss of Prime Farmland from implementation of the proposed project would result in a significant and unavoidable impact to the State’s agricultural resources.

12. SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES ANALYZED IN THE EIR

Section 15126.2 of Title 14 of the California Code of Regulations states that use of nonrenewable resources during the initial and continued phases of a project may be irreversible if a large commitment of these resources makes their removal, indirect removal, or non-use thereafter unlikely. The EIR analyzed whether the Project would result in the irretrievable commitment of resources, or would cause irreversible changes in the environment, and, also in accordance with section 15126.2, identified any irreversible damage that could result from environmental accidents associated with the proposed Project.

IRREVERSIBLE COMMITMENT OF RESOURCES

DRAFT Findings of Fact 45 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 The construction and operation of the project would contribute to the incremental depletion of resources, including renewable and non-renewable resources. Resources, such as lumber and other forest products, are generally considered renewable resources. Such resources would be replenished over the lifetime of the project. For example, lumber supplies are increased as seedlings mature into trees. As such, the development of the project would not result in the irreversible commitment of renewable resources. Nevertheless, there would be an incremental increase in the demand for these resources over the life of the project.

Non-renewable resources, such as natural gas, petroleum products, asphalt, petrochemical construction materials, steel, copper, and other metals, and sand and gravel are considered to be commodities that are available in a finite supply. The processes that created these resources occur over a long period of time. Therefore, the replacement of these resources would not occur over the life of the proposed project. To varying degrees, the aforementioned materials are all readily available and some materials, such as asphalt or sand, and gravel, are abundant. Other commodities, such as metals, natural gas, and petroleum products, are also readily available, but they are also finite in supply, given the length of time required by the natural process to create them. Mitigation measures have been included in this EIR to reduce and minimize Project and cumulative impacts.

IRREVERSIBLE ENVIRONMENTAL CHANGES

Irreversible long-term environmental changes associated with the project would include a change in the visual character of the site as a result of the conversion of the currently undeveloped project site to a business park. Additional irreversible environmental changes would include the increase in local vehicular traffic, and the resultant increase in air pollutants emissions generated by this traffic, among other impacts. Design features have been incorporated into the development proposal and mitigation measures are proposed in this EIR that would minimize the effects of the environmental changes associated with the development of the project to the maximum degree feasible. In addition, In addition, the proposed project would result in a long-term, irreversible change in the visual character of the project site. The nonurbanized character of the site would be transformed into business park development. Night lighting in the project vicinity would incrementally increase as a result of the proposed development.

Along with the long-term commitment of land uses is an increased commitment of certain public services to the proposed land uses. This includes the provision of police and emergency medical services, water supply services, wastewater treatment services, and solid waste disposal. However, as

DRAFT Findings of Fact 46 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 indicated in the respective sections of this EIR, impacts associated with these public services would be less than significant.

The proposed project’s contribution to state, national, and global greenhouse gases (GHG) emission inventories and the resultant effect on global climate change is evaluated on a cumulative basis. Secondary impacts result from fuel consumption in the form of air pollution that degrades both air quality in general and contributes to the formation of GHGs, which cumulatively affect global warming. Human activities associated with industrial/manufacturing, utilities, transportation, residential, and agricultural sectors contribute to GHG. While the proposed project would generate GHG emissions, its contribution was found not to be cumulatively considerable.

POTENTIAL ENVIRONMENTAL DAMAGE FROM ACCIDENTS

The project proposes no uniquely hazardous uses, and its operation would not be expected to cause environmental accidents that would affect other areas. The Project site is located within a seismically active region and would be exposed to ground shaking during a seismic event. Conformance with the regulatory provisions of the City of Lompoc, the California Building Code (CBC), and all other applicable building codes pertaining to construction standards would minimize, to the extent feasible, damage, and injuries in the event of such an occurrence.

13. GROWTH INDUCING IMPACTS OF THE PROJECT

Section 15126.2(d) of Title 14 of the California Code of Regulations requires consideration of the ways in which a Project could directly or indirectly foster economic growth, population growth, or the construction of additional housing in the surrounding environment.

In general terms, a project may foster spatial, economic, or population growth in a geographic area if it meets any one of the criteria that are identified below:

 Removal of an impediment to growth (e.g., the establishment of an essential public service or the provision of new access to an area).

The project site is currently designated as Business Park on the general plan land use map and zoned as Business Park (BP) on the Lompoc Zoning Map. The proposed Specific Plan for the project site would also designate the project site for Business Park uses. The Business Park designation permits a mix of light industrial, manufacturing, administrative offices, research and development, wholesale, warehousing, and storage. The proposed Specific Plan for the project site was found to be consistent with the City’s General Plan goals and policies. Therefore, the Specific Plan as proposed would permit

DRAFT Findings of Fact 47 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 similar uses as those permitted by the existing general plan and existing zoning designations. As such, the Project would not be defined as precedent setting and thus not growth inducing.

 Economic expansion or growth (e.g., construction of additional housing, changes in revenue base, employment expansion, etc.).

Long-term growth, should it occur, would be primarily in the form of an economic response to new employment opportunities that would occur on the site. The proposed project is estimated to generate approximately 931 permanent employment opportunities. The City currently has a labor force of approximately 18,500 persons, with an unemployment rate of 10.3 percent, or approximately 2,100 unemployed individuals. The proposed project would increase the employment population base in the City, but given the existing unemployment rate, employees would probably be from the local area. Thus, the project would not induce a substantial increase in population. Nonetheless, the increase of approximately 5 percent could likely result in an increase in persons commenting from outside the area or potentially relocated to the area may result in a corresponding increase in demand for City goods and services. Given the 5 percent increase in the City’s workforce, the economic contribution of this project alone would not be considered significant. Consequently, the project would not be considered growth inducing.

 Population Growth

The current population of the City of Lompoc is approximately 43,000 residents, with an average household containing 2.93 residents. The proposed project includes the development of business park uses, including manufacturing, warehouse, hangar/storage, and office space uses. The proposed project would not directly generate an increase in the City’s population. As discussed in Economic Growth, the proposed project could indirectly generate an increase in the City’s population. However, the 2030 General Plan Land Use Map designates the site as Business Park and includes growth projections indirectly associated with the project site. Furthermore, the potential indirect population growth generated by the proposed project would not exceed the Santa Barbara County Association of Government’s (SBCAG) 2020 or 2035 population growth projections of 42,100 and 46,975, respectively, for the City. Please note that the City recently completed the update of the General Plan, and SBCAG growth projections are from 2010. SBCAG population estimates are periodically updated based on General Plan Updates, at which time any inconsistencies between regional planning documents and the population growth anticipated under the 2030 General Plan would be rectified. In addition, the maximum growth facilitated by the General Plan is unlikely to occur because it would require maximum

DRAFT Findings of Fact 48 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 development of every vacant and underdeveloped parcel in the City as well as development of all four unidentified expansion areas. Consequently, the project would not be considered growth inducing.

14. MITIGATION MONITORING AND REPORTING PROGRAM

The public agency approving a project must adopt a Mitigation Monitoring and Reporting Program ("MMRP") in order to ensure that the mitigation measures and project revisions identified in the EIR are implemented. The public agency shall adopt a program for monitoring or reporting on the revisions which it has required in the project and the measures it has imposed to mitigate or avoid significant environmental effects. This program has been designed to ensure compliance during Project implementation, and is fully enforceable through permit conditions, agreements and other measures, as required by section 21081.6 of the Public Resources Code.

The City finds that the impacts of the project have been mitigated to the extent feasible by the mitigation measures identified in the EIR and the MMRP. By these findings, the City adopts the project MMRP that accompanies the Final EIR as part of Project approval. The MMRP designates responsibility and anticipated timing for the implementation of mitigation and conditions within the jurisdiction of the City. Implementation of the mitigation measures specified in the Final EIR and the MMRP will be accomplished through administrative controls over project planning and implementation and monitoring and enforcement of these measures will be accomplished through verification by the City and periodic inspection.

City staff reserves the right to make amendments and/or substitutions to the mitigation measures or project design features, if it is determined that the amended or substituted measure or feature will mitigate the identified potential environmental impact to at least the same degree as the original measure or feature, or would attain an adopted performance standard for mitigation, and where the amendment or substitution would not result in a new significant impact on the environment which cannot be mitigated.

The City hereby finds that the Mitigation Monitoring and Reporting Program meets the requirements of Public Resources Code section 21081.6 by providing for the implementation, monitoring and enforcement of mitigation measures intended to mitigate and/or eliminate potential environmental effects.

DRAFT Findings of Fact 49 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 15. ALTERNATIVES ANALYZED IN THE EIR

A reasonable range of alternatives to the project which could feasibly attain the basic objectives of the Project must be described and evaluated. Included in this range of alternatives must be the no project alternative. The purpose of the alternatives analysis is to explain potentially feasible ways to avoid or minimize significant effects on the project.

Alternatives may be eliminated from detailed consideration in the EIR if the alternative fails to meet most of the basic project objectives, is infeasible, and/or is unable to avoid significant environmental impacts. The alternatives eliminated from detailed consideration in the EIR, and the justifications for their elimination, are set forth below:

Off-Site Alternative

An alternative site would involve the development of the proposed project at a different location. The primary objective of the proposed project is to develop a master planned business park, which includes a variety of manufacturing, warehouse, hangar/storage, and office space. Any potential sites would need to be of similar size as the 38-net-acre-size site proposed by the project.

Currently, there are no undeveloped business park- or industrial-designated sites within the City or its Sphere of Influence that are capable of supporting the scale of the proposed project. There are various vacant parcels designated for a business park of light industrial uses; however, these parcels are not large enough in size or are located within the overlay zone of the Lompoc Airport. Thus, the proposed project’s uses would be inconsistent with the City’s open space designated uses. Other prospective off- site alternatives could occur as infill of underutilized properties. While there is potential for infill development within the City, a majority of these parcels are designated for residential or commercial uses and would require a variance or General Plan Amendment to accommodate the proposed business park uses of the project. Furthermore, given that a potential site was available to be utilized as an alternative site for the proposed project, the ability of the project applicant to purchase the alternative site on which to develop the proposed project is considered speculative. Lastly, development of an alternative site may not be able to meet the proposed project’s objectives of promoting orderly development of a master planned business park into the City.

If an off-site alternative was chosen on an area designated for open space and is designated as Important Farmland (Prime Farmland, Farmland of Statewide Importance, or Unique Farmland) per the Department of Conservation (DOC), it would not avoid the significant and unavoidable impacts to valuable agricultural resources that were identified for the proposed project. If underutilized parcels for

DRAFT Findings of Fact 50 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 infill development are chosen as an off-site alternative, there may be additional effects that were not considered to be potentially significant impacts by the proposed project.

As indicated in CEQA Guidelines, Section 15126.6(c), “among factors that may be used to eliminate alternatives from detailed consideration in an EIR are (i) failure to meet most of the project objectives, (ii) infeasibility, or (iii) inability to avoid significant environmental impacts.” Therefore, an off-site relocation would not be feasible and would not substantially lessen any of the significant effects of the proposed project. This alternative has been eliminated from detailed consideration within this EIR. The alternatives identified and subject to a detailed analysis in the EIR for the Project include:

Alternative 1 – No Project/No Development Alternative

The No Project/No Development Alternative is required to be evaluated by Section 15126(2)(4) of the State CEQA Guidelines. As required by the State CEQA Guidelines, the analysis must examine the impacts that might occur if the project site is left in its present condition and implementation of the proposed project does not take place. The existing physical characteristics of the project site would remain unchanged and the existing uses of the site for agricultural operations would continue.

Under the No Project/No Development Alternative, no action for the project site would occur and the Central Coast Business Park Specific Plan (CCBPSP) would not be adopted by the City. Thus, the environmental conditions of the project site would remain unchanged and there would be no new roadway, utility infrastructure improvements, or other project components would be constructed. The project site would retain its current characteristics and none of the impacts associated with construction and operational activities would occur if the No Project/No Development Alternative was selected. Additionally, this is the only alternative that would completely avoid the significant and unavoidable loss of valuable agricultural land identified by the State.

This alternative would not attain the following objectives of the project:  Develop the Business Park Zoning District and appropriate development standards;  Prepare design guidelines for architecture, storefront design, landscaping, and signs which enhance the Airport image and encourage compatible manufacturing and warehouse uses;  Develop an appropriate urban design and streetscape concept plan for the Central Coast Business Park;  Encourage the development of the Central Coast Business Park as a center for manufacturing and warehouse uses; and  Ensure consistency with the Lompoc General Plan.

DRAFT Findings of Fact 51 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Alternative 2 – No Project/Existing Zoning

The No Project/Existing Zoning Alternative considers development as permitted by the City’s land use and zoning designation for the 38-net acre site. The business park uses permitted by the CCBPSP are similar to uses permitted under the business park (BP) zoning designation, as established by the City’s Municipal Code. However, implementation of the site under this Alternative would entail the development of various research development facilities, administrative and executive offices, distribution agencies, laboratory facilities (chemical or scientific), food processing, printing, sign manufacturing, etc. The allowable building density of development on the site would have a floor-to- area ratio (FAR) of 0.75, similar to that of the proposed project.

Without facilitation of development through the CCBPSP for the project site, the City’s Municipal Code establishes that the minimum lot area for new lots on the project site to 2 acres and any proposed subdivision creating parcels between 2 and 10 acres must be accompanied by conceptual development plan approval. This alternative would likely require obtainment of a Conditional Use Permit (CUP) for any different uses proposed. Overall, the development potential of the project site without the approval of the CCBPSP would be similar to the proposed project.

The types of uses permitted by the BP zone would require individual conceptual development plan approval for each project as opposed to the CCBPSP, which does not and only requires Architectural Review approval by the City. Thus, implementation of this alternative would potentially result in different and a less cohesive land use composition as development would not be guided under the CCBPSP. In addition, aesthetic impacts related to this alternative may be more visually intensive as there would be no specific design standards to guide the style and aesthetic character for the development of the project site.

This alternative would not attain or only partially meet the following objectives of the project:

 Encourage the development of the Central Coast Business Park as a center for manufacturing and warehouse uses; and

 Prepare design guidelines for architecture, storefront design, landscaping, and signs that enhance the Airport’s image and encourage compatible manufacturing and warehouse uses.

 Develop an appropriate urban design and streetscape concept plan for the Central Coast Business Park.

DRAFT Findings of Fact 52 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Alternative 3: 50 Percent Reduced Footprint

The 50 Percent Reduced Footprint Alternative considers development of the entire 38-net acre site with a reduced footprint. Under this alternative the eastern 19 acres of the project site would serve as the site for the CCBPSP, while the remaining 19 acres on the western half of the project site would continue with agricultural operations. Development of the eastern 19 acres would be similar to that of the proposed project. As with the proposed project, the same business park uses would be permitted under this alternative, with a maximum FAR ratio of 0.75 for all development on the site. Furthermore, the amount of square footage would be reduced by 50 percent to accommodate the smaller development footprint. This Alternative would permit the development of up to approximately 290, 820 square feet of business park uses.

Alternative 3 would result in similar impacts related to aesthetic, air quality and greenhouse gas emissions, cultural resources, hazardous and hazardous materials, geology and soils, land use and planning, noise, public services, traffic and circulation, and public utilities as those under the proposed project, but to a lesser degree. While only 50 percent of project site designated as Prime Farmland would be converted to non-agricultural uses, implementation of this alternative would still result in significant and unavoidable impacts to agricultural resources.

This alternative would not attain or only partially meet the following objectives of the Project:

 Develop an appropriate urban design and streetscape concept plan for the Central Coast Business Park;

 Enhance Central Coast Business Park vehicular-, pedestrian-, and air traffic–related circulation; and;

 Encourage the development of the Central Coast Business Park as a center for manufacturing and warehouse uses.

Finding: Alternative 1 and Alternative 2 would not meet the project objectives to the same extent as the project. Alternative 3 would include all of the components proposed by the project; however, such components would be reduced under this Alternative. Thus, Alternative 3 would not meet the project’s purpose and the objectives that support the project’s purpose to the same extent as the project. The City finds that adoption of the project is considered both desirable and acceptable based on the above comparative analysis.

DRAFT Findings of Fact 53 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 16. ABSENCE OF SIGNIFICANT NEW INFORMATION.

Section 15088.5 of Title 14 of the California Code of Regulations requires a lead agency to recirculate an EIR for further review and comment when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR but before certification. New information includes: (i) changes to the project; (ii) changes in the environmental setting; or (iii) additional data or other information. Section 15088.5 further provides that "[n]ew information added to an EIR is not 'significant' unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project's proponents have declined to implement."

The Final EIR incorporated a number of changes and revisions to the proposed project. However, as indicated in the Final EIR, these changes and revisions do not result in any new significant environmental impacts or a substantial increase in the severity of an environmental impact, which cannot be mitigated. In addition, all feasible mitigation measures are included in the Mitigation Monitoring and Reporting Program, which is hereby adopted and incorporated into the proposed project. Therefore, having reviewed the information in the Draft and Final EIRs, the administrative record, the section 15088.5 requirements, and applicable judicial authority, the City hereby finds that no new significant information as defined within the meaning of CEQA, was added to the Final EIR following public review; and, thus, recirculation of the EIR is not required by CEQA.

Section 21081.6(a)(2) of the Public Resources Code, and section 15091(e) of Title 14 of the California Code of Regulations, require that the public agency shall specify the location of the custodian of the documents or other materials that constitute the record upon which the decision is based. Accordingly, the record and custodian of documents is the Lompoc Economic Development Department/Planning Division, 100 Civic Center Plaza, Lompoc, California 93436.

G:\COMDEV\Notes-current projects\McGaelic Industrial - CCBPP\Environmental\CEQAFindings__09012015.docx

DRAFT Findings of Fact 54 EIR 14-01 Planning Commission Review Central Coast Business Park September 9, 2015 Proposed MITIGATION MONITORING AND REPORTING PROGRAM

Prepared For: City of Lompoc Planning Division 100 Civic Center Plaza P.O. Box 8001 Lompoc, CA 93438

Central Coast Business Park Speciﬁc Plan

910 Hampshire Road, Suite V Westlake Village, CA 91361 (805) 367-5720 FAX (805) 367-5733 SEPTEMBER 2015 MITIGATION MONITORING AND REPORTING PROGRAM

1.0 INTRODUCTION

This Mitigation Monitoring and Reporting Program (MMRP) has been developed to ensure that mitigation measures and conditions of approval outlined in the Final Environmental Impact Report (FEIR) State Clearinghouse No. 2014021048 prepared for the Central Coast Business Park Specific Plan Project. The MMRP has been prepared in conformance with Section 21081.6 of the Public Resources Code and the City of Lompoc Mitigation Monitoring requirements. Section 21081.6 of the State Public Resources Code states:

Section 1: Section 21081.6 is added to the Public Resources Code, to read. When making findings required by subdivision (a) of Section 21081 or when adopting a negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21081, the public agency shall adopt a reporting or monitoring program for the changes to the project which it has adopted or made a condition of project approval in order to mitigate or avoid significant effects on the environment. The reporting of monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of an agency, prepare and submit a proposed reporting or monitoring report (emphasis added).

Section 2: No reimbursement is required by this act pursuant to Section 6 of Article XIIIB of the California Constitution because the local agency or school district has the authority to levy service charges, fees, or assessments sufficient to pay for the program or level of service mandated by this act. The first component of the program satisfies the need to commit that the mitigating features added to the project through the environmental process have been incorporated into the plans, actual construction and operation of the project. The second component is that of providing the agency with

information concerning the accuracy of impact predictions and the effectiveness of mitigation measures. This second component is required by Public Resources Code Section 21081.6 but is necessary to enable agencies to improve their environmental procedures and protect the environment pursuant to directives provided through the California Environmental Quality Act (CEQA).

The mitigation measures contained in this document are categorized according to the primary environmental impact designations listed in the Draft Environmental Impact Report. In all, 19

Meridian Consultants 1 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

mitigation measures are contained in the document and are shown in the Mitigation Monitoring and Reporting Program.

2.0 MITIGATION MATRIX

In order to effectively track and document the status of mitigation measures, a mitigation matrix has been prepared and includes the following components:

• Mitigation Measure • Source Document • Monitoring Action • Monitoring Sequence

• Responsible Party • Compliance Verification

The timing for implementing each mitigation measure has been apportioned into several specific timing increments. Of these, the most common are:

1. Prior to issuance of grading permit;

2. During grading operations;

3. Prior to completion of grading operations;

4. Prior to issuance of building permit(s);

5. During construction; and

6. Prior to occupancy.

Plan checking and verification of mitigation compliance shall be the responsibility of the City of Lompoc.

Information pertaining to compliance with mitigation measures, or any necessary modifications or refinements, will be documented in the comments portion of the matrix.

3.0 MITIGATION MONITORING PROCEDURES

The City of Lompoc is the designated lead agency for the Central Coast Business Park Specific Plan Project MMRP. The City is responsible for review of all monitoring reports, enforcement actions, and document disposition. The City will rely on information provided by the monitor as accurate and up to date and will field check mitigation measure status as required.

Meridian Consultants 2 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

3.1 In-Field Monitoring

Project monitors shall exercise caution and professional practices at all times when monitoring construction. Protective wear (hard hats, glasses, etc.) shall be worn at all times in construction areas. Injuries shall be reported immediately to the mitigation monitor.

3.2 Coordination with Contractors

The construction manager/superintendent is responsible for coordination of contractors, and is also responsible for contractor completion of required measures in accordance with the provisions of this program.

3.3 Recognized Experts

The use of recognized experts as a component of the monitoring team is required to ensure compliance with scientific and engineering based mitigation measures. While the mitigation monitoring team recognized experts assess compliance with required mitigation measures, consultation with the City of Lompoc planning staff shall take place in the event of a dispute.

3.4 Arbitration/Dispute Resolution

If the mitigation monitor has identified an action that, in the opinion of the monitor, has not been implemented, or has not been implemented correctly, the problem will be brought to the attention of the City for resolution. If City staff cannot satisfactorily resolve the problem, it will be brought before the Community Development Director or designee for resolution.

3.5 Enforcement

Agencies may enforce conditions of approval through their existing police power, using stop work orders, fines, infraction citations, loss of entitlement, refusal to issue building permits or certificates of use and occupancy, or, in some cases, notice of violation for tax purposes. Criminal misdemeanor sanctions could be available where the agency has adopted an ordinance requiring compliance with the monitoring program, similar to the provision in many zoning ordinances which state the enforcement power to bring suit against violators of the ordinances provisions.

Additional enforcement provisions included required posting of a bond or other acceptable security in the amount of the required mitigation measures. In the event of non-compliance, the City could call the bond and complete the required mitigation measures.

Meridian Consultants 3 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

3.6 Minor Alterations to the MMRP

Minor changes to the MMRP may be made by the Economic Development Director/Assistant City Manager. Such changes shall not result in alteration of any mitigation measures, but shall be restricted to changes related to which phase of the MMRP (e.g., plan check, construction, pre- occupancy, post-occupancy) a mitigation measure is to be completed. Any such changes may be approved when it is found to be impractical to require completion of a mitigation measure during the phase specified in the MMRP.

Meridian Consultants 4 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments AIR QUALITY AND GREENHOUSE GAS EMISSIONS 4.3-1 Prior to issuance of each building permit, the EIR Plan Check Prior to the Building applicant shall provide a list to the Building Issuance of a Division Division of the green building practices and design Building Permit elements used in building that reduce GHG emissions. The green building practices and design elements shall be consistent with the current standards in Title 24 and any other green building standards subsequently adopted by the City of Lompoc (City). 4.3-2 Prior to the issuance of each building permit, the EIR Plan Check Prior to the Building applicant shall provide evidence of its use of Issuance of a Division energy-efficient designs meeting and/or Building Permit consistent with the standards in the current green building program and any other green building standards adopted by the City. In accordance with Title 24, all buildings shall, at a minimum, exceed Title 24 (2008) by 15 percent. This measure does not exempt buildings from meeting future energy efficiency obligations that may result from future revisions to the Title 24 standards. Furthermore, the proposed project shall commit to exceeding future Title 24 standards as close to the 15 percent target for commercial buildings as possible, to the extent that it is feasible to do so based on technological and financial feasibility factors at the time of permit application.

Meridian Consultants 5 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments 4.3-3 Prior to the issuance of each building permit, the EIR Plan Check Prior to the Building applicant shall provide evidence to the Building Issuance of a Division Division of its use of energy efficient lighting, Building Permit heating and cooling systems, appliances, equipment, and control systems, including the installation of ENERGY STAR-certified products, consistent with the standards in Title 24 and any other energy efficiency standards adopted by the City. 4.3-4 Prior to the issuance of each building permit, the EIR Plan Check Prior to the Building applicant shall provide evidence to the Building Issuance of a Division Division of the use of “cool” roofs or “green” Building Permit roofs, and cool pavements for all roofs and pavements to the extent that such products are commercially available for the implementing project. 4.3-5 Prior to the issuance of each building permit, the EIR Plan Check Prior to the Building applicant shall provide evidence to the Building Issuance of a Division Division of the use of water efficient irrigation Building Permit systems and devices, such as soil-based irrigation controls and use water-efficient irrigation Planning methods consistent with measures recommended Prior to Division in the City’s Municipal Code, and any other green Approval of building standards adopted by the City. In Landscape accordance with the appropriate program, the Plans applicant shall provide evidence that building is consistent with the following Central Coast Business Park Specific Plan (CCBPSP)-wide water conservation measures and/or does not prevent or conflict with the CCBPSP’s ability to meet the following water conservation measures: • 90 percent of all builder-installed plumbing devices in each non-residential buildings shall be low-flow and water-efficient.

Meridian Consultants 6 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments • Turf shall not exceed 25 percent of the total landscaped area of each lot. • 80 percent of public and common landscape areas shall use smart irrigation systems per project. • 80 percent of public and common landscape areas shall use drought-tolerant, native, and/or water-efficient plant materials per project. 4.3-6 Prior to grading for the project, the applicant or EIR Plan Check Prior to the Solid Waste their contractor shall submit to the City of Lompoc Issuance of a Division Utility Department for review and approval of a Grading Permit Solid Waste Management Plan for the reuse and recycle construction and demolition waste (including soil, vegetation, concrete, lumber, metal, and cardboard). 4.3-7 Prior to the issuance of each building permit, the EIR Plan Check Prior to the Solid Waste applicant shall provide evidence to the Planning Issuance of a Division Division of reuse and recycling measures in Building Permit residential, industrial, and commercial projects consistent with measures recommended in Title 24 or any other green building standards adopted by the City. In accordance with the adopted green building program, the applicant shall provide evidence that the building is consistent with the following CCBPSP-wide recycling and waste reduction measures and/or does not prevent or conflict with the CCBPSP’s ability to meet the following recycling and waste reduction measures: • Provide recycling containers within all commercial, office, and light industrial buildings.

Meridian Consultants 7 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments 4.3-8 Prior to the issuance of each building permit, the EIR Plan Check Prior to the Planning applicant shall provide evidence to the Planning Issuance of a Division Division the use of employment based trip and Building Permit vehicle miles traveled (VMT) policies that or Grading encourage the use of alternative transportation. Comprehensive employment based trip and VMT Permit reduction policy measures shall be in compliance with City or Santa Barbara County Association of Government mass transit programs and include but are not limited to the measures listed below: • Use shared and/or centralized parking facilities consistent with a “park once” approach. • Require that employers provide information on public transportation options to employees. • Require that large employers (250 or more employees at a single work-site location) and encourage small employers (less than 250 employees at a single work-site location) to provide bicycle parking facilities, employee break rooms with refrigerators and microwaves, and automated teller machines (ATMs). • Require that large employers (250 or more employees at a single work-site location) provide a transportation demand management program, such as vanpools/carpools, ride-sharing/ride- matching, and/or “guaranteed ride home” services that allow employees who use public transit to get a free ride home if they need to stay at work late.

Meridian Consultants 8 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments • Require that 1 electric vehicle charging station be provided for every application for 100,000 or more square feet of non- residential development. HAZARDS AND HAZARDOUS MATERIALS 4.5-1 Prior to the issuance of grading and building EIR Plan Check Prior to the Planning permits for individual projects within the Specific Issuance of a Division Plan area, the site developer must: Field Check Grading and • Investigate the project site to determine Building Permit Engineering whether it or immediately adjacent areas Division have a record of hazardous material During Grading contamination via preparation of a Phase I Operations Environmental Site Assessment (ESA). Building • If contamination is determined to be on the Division site, the City of Lompoc, in agreement with appropriate agency requirements, must require remediation of the soil and/or groundwater conditions on the contaminated site. Accordingly, a Phase II ESA shall be conducted to facilitate remediation of the site and various follow-up monitoring for any residual contaminants. • If remediation is required as identified by the City of Lompoc, it must be accomplished in a manner that reduces risk to below applicable standards and must be completed prior to issuance of occupancy permits. Soil remediation methods that could be employed include but are not limited to one or more of the following: excavation and on-site treatment, such as above ground bioremediation, soil washing, soil stabilization, soil vapor extraction, or high-

Meridian Consultants 9 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments temperature soil thermal desorption. Groundwater remediation methods that could be employed include, but are not limited to, pumping water to surface, treating, and returning to aquifer, treating groundwater in place by injecting oxidizing agencies, and placing membrane in aquifer and using natural flows to trap contaminants. • Closure reports or other reports acceptable to the City of Lompoc Fire Department that document the successful completion of required remediation activities, if any, for contaminated soils, must be submitted and approved by the Lompoc Fire Department prior to issuance of grading and building permits for site development, no construction shall occur in the affected area until reports have been accepted by the City of Lompoc. 4.5-2 Prior to the issuance of a grading permit for each EIR Plan Check Prior to the Engineering individual project within the Central Coast Issuance of Division Business Park Specific Plan area, the construction Grading Permit contractor must prepare a construction traffic management plan (CTMP). The CTMP must focus Lompoc on methods to optimize public safety and Police minimize traffic disruption along Central Avenue, Department Barton Avenue, and V Street during project construction. The CTMP must include providing written notification to the City of Lompoc Police Lompoc Fire and Fire Departments of construction activities Department that would impede movement (such as a lane closure) along Central Avenue to allow emergency response teams to reroute traffic to an alternative route, if needed. The CTMP must be submitted to the City of Lompoc Public Works Department, the City of Lompoc Fire Department, and City of

Meridian Consultants 10 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments Lompoc Police Department for review and comment prior to initiation of construction activities. GEOLOGY AND SOILS 4.6-1 As part of final design development, a detailed EIR Plan Check Prior to the Engineering geotechnical and soils investigation shall be issuance of Division conducted by a registered engineering geologist Grading for review and approval by the City of Lompoc Permits Department of Public Works Engineering Division Building prior to the issuance of grading and building Division permits. 4.6-2 All grading and earthwork recommendations from EIR Plan Check Prior to the Engineering the proposed project’s geotechnical and soils issuance of Division reports, including any updates, must be Grading incorporated into the final project design, Field Check Permits including the final grading, drainage, and erosion Building control plans, or other plans deemed necessary by Division the City of Lompoc Engineering Division, and must During meet the City’s Building Code requirements set Construction forth in the City Municipal Code. All grading activities must be supervised by a certified engineering geologist. Final grading, drainage, and erosion control plans must be reviewed and approved by the City of Lompoc Engineering Division before the City issues a grading permit. NOISE 4.8-1 The project applicant shall require that the EIR Plan Check Prior to the Planning following construction best management Issuance of Division practices (BMPs) be implemented by contractors Building Permit to reduce construction noise levels: Field Check Building • Two weeks prior to construction activities, the applicant must notify all surrounding land During Division uses within 500 feet of the project site of the Construction

Meridian Consultants 11 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments construction schedule, including the various Engineering types of activities that will be occurring Division throughout the duration of the construction period. • Before any site activity, the contractor shall be required to submit a material haul route plan to the City of Public Works Department for review and approval. The contractor must ensure that the approved haul routes are used for all materials hauling to minimize the exposure of sensitive receivers to potential adverse noise levels from hauling operations. • Ensure that construction equipment is properly muffled according to industry standards and in good working condition. • Place noise-generating construction equipment and locate construction-staging areas away from sensitive uses, where feasible. • Stationary construction equipment, such as pumps, generators, or compressors, must be placed as far from noise-sensitive uses as feasible during all phases of project construction. • Implement noise attenuation measures to the extent feasible, which may include but are not limited to temporary noise barriers or noise blankets around stationary construction noise sources. • Use electric air compressors and similar power tools rather than diesel equipment, where feasible. • Construction-related equipment, including heavy-duty equipment, motor vehicles, and

Meridian Consultants 12 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments portable equipment, must be turned off when not in use for more than 30 minutes. • Construction hours, allowable workdays, and the phone number of the job superintendent must be clearly posted at all construction entrances to allow surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent must investigate, take appropriate corrective action, and report the action taken to the reporting party. Contract specifications must be included in the proposed project construction documents, which must be reviewed by the City prior to issuance of grading permits. 4.8-2 Sound-attenuation measures must be EIR Plan Check Prior to the Building incorporated into the design of individual projects Issuance of Division to minimize noise from loading docks. These Building Permit measures may include but are not limited to designing loading docks to have either a depressed (i.e., below-grade) loading area, an internal bay, or a wall to break the line of sight between on-site and adjacent residential land uses to the south, southwest, and southeast and loading operations. Acoustical analysis shall be performed to demonstrate that the loading dock does not result in noise levels on sensitive uses within the City that exceed the City’s Ldn standard of 60 dB(A) for exterior noise levels and 45 dB(A) for interior noise levels. Furthermore, all truck deliveries with motorized refrigeration systems and truck idling shall occur between 6:00 AM and 10:00 PM on any given day. These components must be incorporated into the plans submitted by

Meridian Consultants 13 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments the applicant to the City for review and approval, prior to issuance of building permits. TRAFFIC AND CIRCULATION 4.10-1 The proposed project shall contribute its fair share EIR Plan Check Prior to the Engineering contribution to the City’s improvement plan for Issuance of Division the Central Avenue/H Street intersection prior to Building Permit the issuance of building permits. The City identified improvements for the Central Avenue/H Street intersection, including the installation of dual left-turn lanes on the northbound and southbound approaches to the intersection. SOLID WASTE 4.11.3-1 Prior to implementing individual project approval, EIR Plan Check Prior to the Planning a Waste Recycling Plan (WRP) shall be submitted Issuance of Division and approved by the Planning Division and Grading provided to the Solid Waste Division prior to the Field Check Permits issuance of building permits. At a minimum the Solid Waste WRP shall identify the materials (e.g., concrete, Division asphalt, wood, etc.) that would be generated by construction and development, the project amounts, measures/methods that would be implemented to recycle, reuse, and/or reduce the amount of materials, the facilities and haulers that would be utilized, and the targeted recycling or reduction rates to be achieved. 4.11.3-2 Each individual project proponent shall recycle, EIR Plan Check During Planning reuse, and/or reduce, to the maximum extent Construction Division feasible, the amount of construction and

demolition materials (i.e., concrete, asphalt, Field Check wood, etc.) generated by development of the Prior to the Solid Waste proposed project that would otherwise be taken Issuance of Division to a landfill. This diversion of waste must exceed a Occupancy 50 percent reduction by weight. The proposed Permits

Meridian Consultants 14 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 Mitigation Monitoring and Reporting Program

Source Monitoring Monitoring Responsible Compliance Verification Mitigation Measure Document Action Sequence Party/Dept. Initial Date Comments project shall complete a Construction and Demolition Waste form as evidence to ensure compliance. The reporting form must be approved by the Planning Division and submitted to the Solid Waste Division prior to the issuance of Certificate of Occupancy. 4.11.3-3 All commercial refuse generated from the EIR Plan Check Prior to the Planning proposed project shall be delivered to the Lompoc Issuance of Division Sanitary Landfill or other locations as determined Occupancy by the Lompoc Solid Waste Division. Field Check Permits Solid Waste Division 4.11.3-4 The Property Owners Association (POA) EIR Plan Check Prior to the Planning established for the proposed development shall Issuance of Division establish green waste recycling through its Occupancy landscape maintenance or waste hauling Field Check Permits contracts. Green waste recycling includes such Solid Waste things as grass recycling (where lawn clippings Division from a mulching-type mower are left on the lawn) and on- or off-site composting. This measure shall be implemented to reduce green waste going to landfills. If such services are not available through the yard maintenance or waste haulers in the area, the POA shall provide individual property owners with information about ways to recycle green waste individually and collectively. Property owners shall be notified of such in the CC&Rs. 4.11.3-5 Prior to issuance of building permits for any EIR Plan Check Prior to the Solid Waste commercial facilities, the project proponent shall Issuance of Division obtain clearance from the Solid Waste Division to Building verify compliance with local jurisdiction Permits requirements, including providing adequate areas for collecting and loading recyclable materials.

Meridian Consultants 15 Central Coast Business Park Specific Plan Project 054-001-13 September 2015 ATTACHMENT NO. 2

RESOLUTION NO. 812 (15)

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LOMPOC RECOMMENDING THAT THE CITY COUNCIL ADOPT THE CENTRAL COAST BUSINESS PARK SPECIFIC PLAN, SP 14-01, (ASSESSOR’S PARCEL NUMBERS 093-450-014, -015, AND -014)

WHEREAS, the Central Coast Business Park Specific Plan was prepared in accordance with the statutory requirements of the California Government Code (Sections 65450 through 65457); and

WHEREAS, the matter was considered by the Planning Commission at a duly-noticed public meeting on September 09, 2015; and

WHEREAS, at the meeting of September 09, 2015, ______, were present and answered Planning Commissioners’ questions and addressed their concerns; and

WHEREAS, at the meeting of September 09, 2015, ______expressed concern about the project and ______expressed support for the project.

WHEREAS, the Planning Commission has recommended City Council certification of the Final Environmental Impact Report (FEIR 14-01) prepared for the Central Coast Business Park Specific Plan and, recommended adoption of the Statement of Overriding Considerations and Findings of Fact as required by the California Environmental Quality Act (CEQA).

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOMPOC RESOLVES AS FOLLOWS:

SECTION 1: After hearing testimony, considering the evidence presented, and duly deliberating the matters presented, the Planning Commission finds that:

A. The Central Coast Business Park Specific Plan was prepared in accordance with the statutory requirements of the California Government Code (Sections 65450 through 65457).

PC Resolution No. 812 (15) Page 2 Central Coast Business Park Specific Plan

B. The proposed Central Coast Business Park Specific Plan reflects the proposed development in the Industrial (I) Zoning District.

C. The Central Coast Business Park Specific Plan is consistent with the goals and policies of the City of Lompoc’s General Plan.

SECTION 2: The Planning Commission resolves that this resolution shall be forwarded to the City Council with the Commission recommendation that the Council adopt the Central Coast Business Park Specific Plan (dated June 2015), SP 14-01, (Exhibit A), including all Conditions of Approval (Exhibit B).

The foregoing Resolution, on motion by Commissioner ______, seconded by Commissioner ______, was adopted at the Planning Commission meeting of September 09, 2015, by the following vote:

AYES:

NOES:

______Lucille T. Breese, AICP, Secretary Ron Fink, Chair

Exhibit A: Central Coast Business Park Specific Plan Exhibit B: Conditions of Approval (SP 14-01)

Proposed FINAL

Prepared For: City of Lompoc Planning Division 100 Civic Center Plaza P.O. Box 8001 Lompoc, CA 93438

Central Coast Business Park Speciﬁc Plan

910 Hampshire Road, Suite V Westlake Village, CA 91361 (805) 367-5720 FAX (805) 367-5733 AUGUST 2015

Central Coast Business Park Specific Plan SP 14-01

Prepared for:

City of Lompoc Planning Division 100 Civic Center Plaza P.O. Box 8001 Lompoc, CA 93438

August 2015 TABLE OF CONTENTS

Section Page 1.0 Introduction 1.1 Purpose and Intent ...... 1.0-1 1.2 Location and Setting ...... 1.0-1 1.3 Purpose of the Specific Plan ...... 1.0-2 2.0 Conceptual Land Use and Circulation Plans 2.1 Conceptual Land Use Plan ...... 2.0-1 2.2 Conceptual Circulation Plan ...... 2.0-2 3.0 Development Standards and Design Guidelines 3.1 Development Standards ...... 3.0-1 3.2 Design Guidelines...... 3.0-14 3.3 Architectural Standards ...... 3.0-21 4.0 Conceptual Infrastructure and Public Services Plans 4.1 Water ...... 4.0-1 4.2 Sanitary Sewer Disposal ...... 4.0-2 4.3 Drainage ...... 4.0-2 4.4 Electric and Natural Gas Services...... 4.0-3 4.5 Telephone and Cable Services ...... 4.0-3 4.6 Solid Waste Disposal ...... 4.0-3 4.7 Public Services...... 4.0-4 5.0 Implementation 5.1 Purpose and Intent ...... 5.0-1 5.2 Public Improvements ...... 5.0-1 5.3 Administration Procedures ...... 5.0-1 5.4 Adoption Procedures ...... 5.0-1 5.5 Subdivision Procedures ...... 5.0-1 5.6 Amendment Procedures ...... 5.0-2

Appendix A General Plan Consistency

City of Lompoc i Central Coast Business Park Specific Plan August 2015

List of Exhibits

Exhibit Page 1 Regional and Site Location ...... 1.0-3

2 Aerial of Specific Plan Area ...... 1.0-4

3 Conceptual Land Use Plan...... 2.0-5

4 Conceptual Circulation Plan ...... 2.0-6

5 Street Sections ...... 2.0-7

6 Conceptual Landscape Plan ...... 3.0-3

7 Conceptual Lighting Plan ...... 3.0-6

8 Site Identity Monument ...... 3.0-11

9 Individual Tenant Identity Monument ...... 3.0-12

10 Typical Building Address ...... 3.0-13

11 Architectural Themes ...... 3.0-16

12 Architectural Theme Areas ...... 3.0-17

13 Conceptual Potable Water Plan ...... 4.0-5

14 Conceptual Sanitary Sewer System Plan ...... 4.0-6

15 Conceptual Storm Drain Plan ...... 4.0-7

List of Tables

Table Page 2.0-1 Permitted and Conditional Uses ...... 2.0-1

City of Lompoc ii Central Coast Business Park Specific Plan August 2015

1.0 INTRODUCTION

1.1 PURPOSE AND INTENT

The Central Coast Business Park Specific Plan (CCBPSP) provides a comprehensive plan and regulations to guide development within this CCBPSP area in the City of Lompoc. The General Plan land use designation for the CCBPSP area is Business Park (BP) and the zoning designation is Business Park (BP).

This CCBPSP establishes the regulations, programs, and procedures required for the systematic implementation of the General Plan goals and policies for this area of the City, as it requires a more comprehensive and intensive evaluation and planning effort due to its size, the need to master plan infrastructure, and the unique environmental setting and viewshed.

The Specific Plan facilitates development of the CCBPSP area as a master-planned business park that includes a variety of manufacturing, warehouse, hangar/storage, and office space.

This CCBPSP complies with the requirements of the California Government Code (Sections 65450 et seq.), which addresses the required contents of specific plans, and Chapter 17.080 of the Lompoc Municipal Code, which supplements the state requirements with optional subjects, minimum contents, and provides for fees and an additional environmental review procedure and is intended for adoption by resolution for General Plan Consistency and by ordinance for zoning consistency by the City.

1.2 LOCATION AND SETTING

Exhibit 1, Regional and Site Location, illustrates the location of the CCBPSP area within the City of Lompoc (City), and the County of Santa Barbara, California. Regional access is provided by Highway 1 and Highway 246, which link the City to Highway 101. From a local perspective, the CCBPSP area is located at 1401 West Central Avenue between V Street and Barton Avenue on the north side of Central Avenue. The CCBPSP area includes 40 gross acres and currently consists of three parcels (Assessor Parcel No. [APN] 93-450-014,-015, and -016).

Exhibit 2, Aerial of Specific Plan Area, illustrates the existing land uses on, and surrounding, the CCBPSP area. The CCBPSP area is currently used for the agricultural production of various row crops, such as green cabbage and cauliflower. A sand and gravel mine, animal services facility, and a solid waste operations yard are located to the west of the CCBPSP area across V Street. Immediately north of the CCBPSP area is the Lompoc Airport, with the south-side taxiway located approximately 150 feet north of the property line. To the east, along the northern portion of the CCBPSP area, is vacant land designated for airport/aviation uses by the General Plan. Along the southern portion of the CCBPSP area, across Barton Avenue, is the Pali Wine Company and vacant land designated for business park uses by the

City of Lompoc 1.0-1 Central Coast Business Park Specific Plan August 2015 1.0 Introduction

General Plan. A residential neighborhood is located to the south across Central Avenue, approximately 75 feet from the CCBPSP area.

1.3 PURPOSE OF THE SPECIFIC PLAN

The purpose of the Central Coast Business Park Specific Plan is to:

• Develop the Business Park Zoning District and appropriate development standards.

• Prepare design guidelines for architecture, storefront design, landscaping, and signs that enhance the CCBP image and encourage compatible manufacturing and warehouse uses.

• Develop an appropriate urban design and streetscape concept plan for the CCBP.

• Encourage the development of the CCBP as a center for manufacturing and warehouse uses.

• Ensure consistency with the Lompoc General Plan.

The CCBPSP has been developed to allow a mix of the manufacturing, warehouse, hangar/storage, and office uses currently permitted in the City of Lompoc’s Business Park Zoning District.

The high quality contemporary architectural design concept will allow groupings of professional, administrative, and high-technology research and manufacturing uses, accompanied by limited commercial activities to support such uses. The sizes of the proposed parcels and roadway layout is planned to achieve orderly and logical circulation for the light industrial and office uses envisioned within the CCBPSP.

City of Lompoc 1.0-2 Central Coast Business Park Specific Plan August 2015 Project Location

50 10 20 N APPROXIMATE SCALE IN MILES

EXHIBIT 1 Regional and Site Location

054-002-14 L O M P O C A I R P O R T

SPECIFIC PLAN A V I A T I O N D R I V E AREA B A R T O N A V E A O N T R A B B A R T O N A V E A O N T R A B W C E N T R A L A V E V S T R E T V S T R E T

Legend: Project Boundary 0 052 005 1000 N APPROXIMATE SCALE IN FEET

EXHIBIT 2 Aerial of Specific Plan Area

054-002-14

2.0 CONCEPTUAL LAND USE AND CIRCULATION PLANS

2.1 CONCEPTUAL LAND USE PLAN

This CCBPSP allows a Business Park planned development containing a mixture of manufacturing, warehouse, hangar/storage space, and office uses. This section identifies permitted, conditionally permitted, and prohibited land uses within the CCBPSP area. Where a use is unlisted, the Economic Development Director, or designee, shall be responsible to make a determination of the most appropriate use classification. Unless the proposed use is determined to be similar to a listed use, it shall be prohibited.

Exhibit 3, Conceptual Land Use Plan illustrates the configuration of lots planned for the Business Park. Development, either permitted by right or requiring a Conditional Use Permit (CUP), will be in accordance with current codes and ordinances of the City of Lompoc, as identified in Table 2.0-1, Permitted and Conditional Uses.

The CCBPSP site area will be subdivided developed into 12 separate parcels, ranging in size between 2.4 acres and 3.5 acres.

Table 2.0-1 Permitted and Conditional Uses Permit Land Use Category Requirement Animal Hospitals, Kennels and Veterinary Clinics CUP Assembly (small scale) CUP Assembly (large scale) CUP Catering establishment and box lunch preparation CUP Commercial Service Businesses –10,000 square feet or smaller P Commercial Service Businesses – over 10,000 square feet P Day Care Center CUP Day Care Center, Employer-Sponsored Child P Distribution (low-intensity, e.g. local distribution) P Distribution (high intensity, e.g. regional distribution, freight terminal) P Distribution – wholesale alcohol P Equipment Rental CUP New Farm Vehicle Sales, storage, repair and auction CUP Food Processing (wholesale) P Furniture Sales, Rentals or Repairs CUP Health Clubs CUP

City of Lompoc 2.0-1 Central Coast Business Park Specific Plan August 2015 2.0 Conceptual Land Use and Circulation Plans

Permit Land Use Category Requirement Laboratories CUP Manufacturing (small scale) P Manufacturing (large scale) P Motion Picture Studio P Greenhouse P Offices – As primary use or accessory to primary industrial use P Processing (small scale) P Processing (large scale) P Public Facilities for governmental purposes P Public storage facility/mini warehouse P Public Utility Yard P Recreational enterprises and facilities CUP Research and Development Businesses P Storage (large scale, e.g. construction equipment, building Materials, operating motor P vehicles, even when in conjunction with another use on the same lot or parcel Storage – non-operating motor vehicles, even when in conjunction with another use on the CUP same lot or parcel Telecommunication Facilities CUP Trade School CUP Utility Distribution and Transmission Stations P Vehicle parts and equipment distribution CUP Vehicle sales – wholesale CUP Vehicle rental agency CUP Warehouse (other than distribution) P Wholesaling P Winery, tasting room CUP Churches CUP

Legend: P = Permitted Use CUP = Conditional Use Permit

2.2 CONCEPTUAL CIRCULATION PLAN

The Conceptual Circulation Plan for the CCBPSP provides a framework and standards for road development to ensure a safe and adequate system of vehicular and pedestrian and bicycle circulation, as depicted in Exhibit 4, Conceptual Circulation Plan. In addition, the standards for parking are specified. This Conceptual Circulation Plan is intended to:

City of Lompoc 2.0-2 Central Coast Business Park Specific Plan August 2015 2.0 Conceptual Land Use and Circulation Plans

• Ensure the street layout and design considers geologic conditions, drainage patterns, and storm water flow.

• Ensure the street system integrates with developments in adjacent areas

• Ensure streets are classified and designed according to the land uses and traffic volumes which they will serve

• Plan a street system which considers the safety, convenience, and economy of construction in its design

• Provide roadway landscaping which will enhance the CCBPSP design.

Vehicular Circulation Plan

The Vehicular Circulation Plan is depicted in Exhibit 4. The circulation system consists of Central Avenue, Barton Avenue, V Street, Aviation Drive, and Avila Court. Primary north/south access to the CCBPSP is provided by Barton Avenue and V Street and east/west access is from Aviation Drive.

Exhibit 5, Street Sections, detail each street section, which includes the dedicated right-of-way and build-out. The Vehicular Circulation Plan is subject to modification, based on the final site plan.

The street sections proposed in this CCBPSP shall be constructed according to all City radius, crown, curb, and pavement specifications. A “no access easement” shall be designated along Central Avenue.

Bicycle Circulation

Class II Bikeways are routes that provide a right-of-way for bicycles and pedestrians within a roadway in which motor vehicle parking and cross-flows are permitted; and Class III Bikeways are routes which provide a right-of-way within the paved area of the roadway, designated by signs or markings on the pavement.

As shown in Exhibit 4, the CCBPSP shall incorporate additional Class II Bikeways on V Street and Central Avenue and a Class III Bikeway along both sides of Aviation Drive to allow bicyclists to access the site and along adjacent roadways.

The Class II and Class III Bikeways shall be constructed according to Caltrans standards.

Pedestrian Circulation

Sidewalks are integrated into the landscaped streetscape. The Conceptual Landscape Streetscape Plan contained in Section 3.1.2 and Exhibits 6, 7, and 8 detail streetscape designs.

City of Lompoc 2.0-3 Central Coast Business Park Specific Plan August 2015 2.0 Conceptual Land Use and Circulation Plans

Parking Regulations and Standards

Parking regulations and standards ensure that the CCBPSP contains sufficient on-site parking and loading facilities for the uses proposed and that these on-site parking and loading areas enhance and preserve the appearance, character, and value of the CCBPSP.

All vehicle on-site parking and loading facilities, planned for and constructed within the CCBPSP, shall comply with the Lompoc Municipal Code Section 17.112.010, Parking Regulations.

Lompoc Airport Access

The CCBPSP shall allow airplanes direct access to the Lompoc Airport to the north. Only the northernmost parcels of the CCBPSP site shall be allowed this option (Parcel Nos. 9, 10, 11, and 12). Any development proposing this access is required to coordinate with the City regarding an Access Agreement and associated fee. The fee will be based on the loss of revenue to the Lompoc Airport for the use of leasable space for access. Airport access also requires Federal Aviation Administration approval.

City of Lompoc 2.0-4 Central Coast Business Park Specific Plan August 2015 Legend:

0 75 150 300 N APPROXIMATE SCALE IN FEET

EXHIBIT 3 Conceptual Land Use Plan

054-002-14 Legend:

0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 4 Conceptual Circulation Plan

054-002-14 EXHIBIT 5 Street Sections

054-002-14

3.0 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES

This section contains the regulations, standards, and guidelines by which development must abide, as indicated by the use of the word “shall.” These regulations are mandatory and cover general development standards, nonconformities, lighting standards, sign programs, maintenance standards, and other standards for accessory structures. Provisions within these standards may also use the word “should,” in which case the standard is encouraged but not mandatory. Any standards not specifically covered by this CCBPSP are subject to the regulations of the City of Lompoc Zoning Ordinance.

3.1 DEVELOPMENT STANDARDS

Development standards control the building envelopes for the proposed manufacturing, warehouse, hangar/storage, and office space uses. These regulations have been designed to provide flexibility in site design while ensuring a consistent and coordinated built environment.

3.1.1 Zoning Development Standards

The following requirements apply to development within the CCBPSP area:

Minimum Lot Area 2 acres Minimum Lot Width Minimum 150 foot frontage Minimum Lot Depth No minimum Maximum Building Height 35 feet/18 feet along the northern boundary adjacent to the Lompoc Airport. Maximum building heights shall be required to meet Part 77 of the Federal Aviation Administration (FAA) regulations (14 CFR Part 77). Maximum Floor Area Ratio (FAR) 0.75 Minimum Yard Setbacks Front yard 10 feet for building and parking Side yard 5 feet for building and parking Rear yard 5 feet for building and parking Dedication of an aviation easement along the northern perimeter south of the Lompoc Airport may be required. Maximum Fence/Wall Height 8 feet; higher walls may be allowed subject to CUP Fence/Wall Materials Wrought iron, solid masonry; chain link. Barbed/razor wire may be allowed when minimized from public view, and subject to CUP from Planning Commission Parking Requirements In accordance with Section 17.112.010 of the Lompoc Municipal Code

City of Lompoc 3.0-1 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

Outdoor Storage Screened by walls and landscaping. Cannot comprise more than 50 percent of the primary use site area of the rear portion of the parcel when adequately screened. No material stored higher than the height of the required wall or fence, within 10 feet of the required wall or fence. Nuisance criteria In accordance with Section 17.064.050, Property Development Standards of the Lompoc Municipal Code 3.1.2 Landscape Standards

The Conceptual Landscape Plan, as shown in Exhibit 6, Conceptual Landscape Plan, was developed to meet the landscape standards of the City, and consists of plant and man-made exterior elements that give form to the exterior spaces. They are formed and accentuated by streets and building setbacks, the arrangement of project entrances, parking lots, buildings, and services areas, variety and placement of identification signage, site lighting, walkways, and a variety of drought tolerant plant materials that will unify the CCBPSP area.

The Landscape Plan is conceptual in nature and shall be further developed through the preliminary design development phase of each parcel, after the approval of the CCBPSP.

Landscape elements within the street frontage zone include sidewalks, irrigation, street lighting, project entry signage (where applicable), and landscaping. Central Avenue, Barton Avenue, and V Street shall incorporate a formal pattern of primary street trees with sidewalks. Streetscapes shall be installed as part of the improvement for each street. All street trees will be private and installed outside the public right-of-way.

At designated project entry locations, the entry monument sign(s) shall be placed (a minimum of five (5) feet) outside the public right-of-way.

Street landscaping and trees along internal private streets shall be maintained by the Property Owners Association (POA) or Assessment District. However, a maintenance agreement with the City will be required for landscaping along Central Avenue, Barton Avenue, and V Street. The POA or Assessment District will be responsible for maintaining the landscaping and the shared storm drain infrastructure. A maintenance agreement to this effect shall be recorded with the deed for each lot.

Parcel Entry and Interior Landscaping

Entries into individual parcels shall include drought tolerant landscape components to enhance individual parcel identity. Each parcel developer shall be responsible for landscape and irrigation of parcel entry and interior landscaping, at the time of property development.

City of Lompoc 3.0-2 Central Coast Business Park Specific Plan August 2015 LEGEND Landscaped Areas

0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 6 Conceptual Landscape Plan

054-002-14 3.0 Development Standards and Design Guidelines

Parcel entries shall include a low, concrete wall with identifying monument signage and continuous screening (minimum 36 inches at time of planting) to screen cars from adjacent roadways.

Interior landscaping on individual parcels includes all exterior elements within an individual parcel and excludes parking lots, building perimeters, and bio-swales. Interior landscaping should meet the needs of each individual tenant and have a greater degree of design flexibility, while still meeting the drought tolerant overall concept. Design elements within these areas shall include landscape amenities, landscape diversity, site lighting, regulatory and directional signage, service area screening and side/rear property line treatment.

Parking lot landscaping requirements, for the parcel’s interior zones, shall be as specified by the Lompoc Municipal Code. Landscape planters at the ends of each parking row shall conform to parking area landscape requirements outlined in the City parking regulations and standards for parking lot design.

The Side and Rear Yard areas of the parcel’s interior zone shall have a maximum slope of 2:1 with a 1- foot minimum flat transition area provided at the top and bottom of all slopes within this zone.

All walls and fencing shall be screened in accordance with City landscape standards, including refuse collection sites that are located on site.

Landscape Irrigation

All planted landscape areas within the CCBPSP area shall have irrigation systems that are fully automatic and employ the latest low flow water conservation design criteria. There shall be no overspray of irrigation onto walkways, common area hardscape areas, or on architectural walls, allowed.

Landscape Maintenance

The individual parcel owners shall assume responsibility for maintenance of all landscaping and irrigation systems that are located behind the street right-of-ways on all streets, including the private internal streets off Aviation Drive and Central Avenue.

Landscape Guidelines

The Landscape Concept was developed to meet the landscape standards of the City of Lompoc. The plan shows the conceptual location of the plant materials including street trees, accent trees, perimeter screening trees, and shrub plantings.

All landscaping shall conform, in accordance with Lompoc Municipal Code 15.52 and 13.04.070.

City of Lompoc 3.0-4 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

3.1.3 Lighting Standards

Outdoor lighting shall comply with Title 24, Part 6 of the California Code of Regulations, Energy Efficiency Standards for Nonresidential Buildings. Exhibit 7, Conceptual Lighting Plan shows the locations of the on-street light poles.

All lighting shall conform to the standards set forth in the Lompoc Municipal Code.

3.1.4 Sign Program

All signs shall comply with the CCBPSP sign requirements and the City of Lompoc Zoning Ordinance. In those instances where the CCBPSP and the zoning ordinance conflict, the CCBPSP sign program shall govern.

Signage is permitted to identify addresses, provide direction, and advertise businesses. Along with communicating information, signage should add to the character of the community and reinforce a sense of place. The sign program identifies the hierarchy of permitted signs with a common theme, and specifies the allowed signage location, size, style, and number of permitted signs.

All signs within the CCBPSP shall be maintained in an as-new condition. The property manager shall make periodic inspections of all signs on site. Any deficiencies shall be immediately corrected by the person(s) or business(es) responsible for the maintenance of said sign, or signs.

A sign application, including plans and drawings, shall be submitted by the individual building owner to the City Planning Division to assure conformance with the approved sign program and building permits to the Building Division.

No person shall erect, construct, enlarge, alter, move, improve, remove, convert or equip any sign or sign structure, or cause or permit the same to be done contrary to or in violation of the provisions of this Sign Program or City permit requirements. All such nonconforming or unapproved sign(s) must be brought into conformance at the expense of the persons responsible for the installation or alternation of said sign(s).

The purpose of these criteria is to establish standards and specifications to assure that all signage located within the CCBPSP will be consistent and enhance the identity of all businesses.

City of Lompoc 3.0-5 Central Coast Business Park Specific Plan August 2015 0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 7 Conceptual Lighting Plan

054-002-14 3.0 Development Standards and Design Guidelines

General Standards

Signs are grouped into the following categories: Tenant/Multi-Tenant Identity Monument Signs, Wall Signs, Window Signs, and Site Identity Monument Signs. The size, location, and design of each sign shall not exceed the specific maximum limitations, and shall meet the minimum requirements, of the CCBPSP and Chapter 17.108 of the Lompoc Municipal Code.

Sign area means the sum of the area enclosed within a geometric form, or forms, drawn around all writing, representations, logos, emblems or designs on all surfaces (front and back) of the sign.

All installation hardware shall be stainless steel to prevent rust staining of building surface.

Monument signs shall be formed from concrete. Optional flood illumination of monument signs should be accomplished with ground mounted fixtures. Such fixtures shall be controlled to ensure that no light shall interfere with drivers, pedestrians or adjacent properties.

Wall signs shall be internally illuminated or non-illuminated and consist of aluminum or sheet metal pin- mounted channel lettering. Halo backlighting is allowed.

Submittals and Approvals 1. Prior to sign fabrication:

• Where the parcel is leased from the property owner: Tenant or his sign contractor, shall submit for Landlord approval three (3) sets of complete and fully-dimensioned and detailed shop drawings. In addition, these submissions shall include elevations, color and material boards, and cross sectional diagrams. All Tenant submittals shall be reviewed by Landlord and/or its agent for conformance with the provisions of the City approved signage program.

• Following Landlord’s approval of proposed signage, Tenant or his agent shall submit to the City, sign plans signed by Landlord, and applications for all permits for sign approval fabrication and installation by sign contractor.

• Where the parcel is independently owned: Owner, or his sign contractor, shall submit to the City for approval three (3) sets of complete and fully-dimensioned and detailed sign plans and applications for sign approval fabrication and installation. In addition, these submissions shall include elevations, color and material boards, and cross sectional diagrams. All submittals shall be reviewed for conformance with the provisions of the City approved signage program.

2. Fabrication and installation of all signs shall be performed in accordance with the standards and specifications outlined in these criteria and in the final approved plans and design drawings. Any

City of Lompoc 3.0-7 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

work deemed unacceptable shall be rejected and shall be corrected or modified at Tenant’s or Owner’s expense as required to meet the standards.

Monument Signs

1. Site Identity Monument Signs: Identifies the CCBPSP entry points and shall be located at the main entrances to the CCBPSP.

• One at the corner of Barton and Central Avenue

• One at the corner of V Street and Central Avenue

• Set back a minimum of five (5) feet from the public right-of-way

• Constructed entirely of concrete (natural, colored, or painted), sacked, and patched with smooth painted finish and sandblasted finish

• Located at least one (1) foot from any utility easement

• Located in a minimum 70 square foot landscape area

• Optional exterior illumination directed to the sign face

• All future maintenance is responsibility of POA

• Maximum of eight (8) feet in height

• Maximum of 10 feet in length

• Lettering shall be Century Gothic, all upper case letters, as shown in Exhibit 8, Site Identity Monument

2. Individual Parcel Monument Sign: Identifies a building occupied by a single tenant or multiple tenants.

• One per parcel

• Set back a minimum of five (5) feet from the public right-of-way

• Constructed entirely of concrete (natural, colored, or painted), sacked, and patched with smooth painted finish and sandblasted finish

• Located at least one (1) foot from utilities

• Located in a minimum 70 square foot landscape area

City of Lompoc 3.0-8 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

• Optional exterior illumination directed to the sign face

• Maximum of eight (8) feet in height

• Maximum of 10 feet in length

• Lettering shall be Century Gothic with first letter in uppercase and remaining letters in lowercase (unless a specific logo is required), as shown in Exhibit 9, Individual Tenant Identity Monument

On-Building Signs 1. Each building may have one (1) on-building sign. Tenants with more than one (1) street frontage may have two (2) on-building signs.

2. A building housing one (1) business may have a sign area 48 inches in height and 72 inches in length.

3. A building housing more than one (1) business may have a directory type sign with a sign area of 48- inches in height and 72-inches in length, individual signs shall be a maximum of 24-inches in height within the approved sign area.

• Landlord, at Landlord’s sole discretion, will determine which tenants will have signage on a directory sign.

4. Every building shall have address numbers visible to public safety personnel from the public right-of- way in Century Gothic and be a minimum of 10 inches in height.

5. No wall signs shall have any visible means of attachment to the building. Both internally illuminated and non-illuminated signs shall be fabricated from aluminum or sheet metal. Aluminum and sheet metal shall be finished in natural or building accent color. Both internally illuminated and non- illuminated letterforms and logos shall have the returns (sides) finished in aluminum or sheet metal painted to match the face letter color.

On Building Addressing

Returns for all signs shall be finished in aluminum or sheet metal painted to match the face letter color.

All sign circuits are to be provided to sign location by Landlord.

All local, State, and national codes are to be strictly complied with. Fabrication and installation to be Underwriter Laboratory (UL) approved with the required markings.

Signs. Shall be continuously maintained, without dark spots, light leaks, or manufacturing defects. Visible seams in acrylic faces, un-plated steel and black iron materials are prohibited. All metal must be

City of Lompoc 3.0-9 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

rust inhibited or aluminum with the appropriate finish. All conduits, crossovers, transformers, wiring and manufacturing labels shall be concealed.

All signs are to be laid out so as to be proportionate to the area in which it is placed, as well as comply with the square footage limitations. Signs shall also be centered at the appropriate location on the building elevation, so it will be balanced in relation to the building as a whole (not necessarily centered on the tenant space). The appropriate location to be approved by Landlord.

Landlord reserves the right to reject any fabrication or installation that is below standard.

All building penetrations are to be sealed and completely water proof.

These signs are individual numerals and fabricated from aluminum or sheet metal. Aluminum and sheet metal shall be finished in natural or building accent color. Returns shall be finished in letter face color or finish. Numerals shall be in the Project typestyle of Century Gothic and shall be 10 inches minimum in height, as shown in Exhibit 10, Typical Building Address. The tenant building identification shall be completed by the parcel tenant.

Prohibited Signs

Temporary wall signs, pennants, flags, over the roof signs, inflatable displays, exposed neon, secondary signage, or sandwich boards as listed in Section 17.108.080 of the City Sign Regulations shall be prohibited.

Temporary banners advertising specials or sales are allowed for a maximum of 30 days in accordance with Section 17.108.070 of the City code. No more than one such sign shall be displayed on a legal parcel or lot; unless such parcel on which the individual business is located has two (2) or more street frontages, each of which has 200 feet or more, an additional sign shall be allowed for each such frontage.

City of Lompoc 3.0-10 Central Coast Business Park Specific Plan August 2015 CENTRAL COAST

EXHIBIT 8 Site Identity Monument

054-002-14 6” 6”

1’-6” 6”

PLAN PAINTED SMOOTH CONCRETE COLOR DE 6090 “WESTERN RED” WITH PAINTED “V” REVEALS COLOR DE 6214 “PIGEON GRAY” (ALL SIDES)

SIGN AREA = 32.5” MAX CHANNEL LETTER CENTURY GOTHIC FONT 1’ COLOR: WHITE TYPICAL - 2 TENANTS PER SIDE

PAINTED SMOOTH CONCRETE PANEL COLOR DE 6214 “PIGEON GRAY” WITH PAINTED ‘V’ REVEALS 1’-6” COLOR DE 6214 “PIGEON GRAY” 6’ (ALL SIDES) 1’-6” SANDBLASTED FINISH 4’-6” CONCRETE PANEL 1’-6” COLOR NATURAL (ALL SIDES) 2’ 8’-6”

10’-6” ELEVATION

EXHIBIT 9 Individual Tenant Identity Monument

054-002-14 EXHIBIT 10 Typical Building Address

054-002-14 3.0 Development Standards and Design Guidelines

3.2 DESIGN GUIDELINES

Design Guidelines direct the style and aesthetic character of individual parcel developments and ensure a consistent use of building materials, landscaping, colors, and other design features. The Design Guidelines ensure that the CCBPSP area should have a clear identity and sense of place, and provide a harmonious and pleasing environment for all contemplated uses and activities. The guidelines will guide the development process including qualitative aspects of how buildings, landscaping, and permitted operations by tenants and owners will develop.

The guidelines include site design, building development, architectural, landscaping, and lighting guidelines. Each of the elements is detailed and coordinated with the other elements. The individual elements are discussed below.

3.2.1 Architectural Guidelines

Buildings with a high-quality agriculture-type architectural design theme within the Lompoc Valley (Architectural Area A) and industrial building architectural design theme (Architectural Area B) are encouraged, as depicted in Exhibit 11, Architectural Themes, and Exhibit 12, Architectural Theme Areas. The agricultural theme will create a regular pattern of elements interwoven with occasional meandering features such as pathways. Structures incorporated into this theme will have the character of rural, agricultural related materials and forms. Ramadas will have the appearance of a farm lean-to, barn, or outbuilding. Additionally, they will feature warm shades of yellows, greens, browns and gray accents that represent natural earth tones and colors. It is intended that buildings south of Aviation Drive will be designed using forms consistent with this theme. The design theme shall be consistent on all building elevations.

The industrial building architectural design theme is typified by the use of modular metallic elements that, anchored and suspended on the slab, covers the primary structure similar to buildings currently constructed within the Lompoc Airport. Additional building details shall include overhangs, pop-outs, and varied rooflines. Building materials and features include embossed sheet-metal panels and cast iron structures as well as tin ceilings, and fences. Colors should not be bright, reflective, metallic, or otherwise visually out of character with the natural setting. It is intended that buildings north of Aviation Drive will be designed using forms consistent with this theme.

City of Lompoc 3.0-14 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

The following architectural design features are recommended:

Entries

• Readily identifiable focal point to signify tenant space(s)

• Increase height and bulk of appearance

• Wood beam or metal canopy trellis, stone columns, arch details

• Buildings facing onto Central Avenue shall have the entry on the cul-de-sac and shall include architectural treatment and landscaping facing onto Central Avenue

Walls

• Rectangular shapes emphasizing strength with two-story height and load-bearing appearance

• Compositions highlighted by wall projections and recesses to create vertical articulation

• Varied parapet heights with cornice molding detail

• Horizontal belt course/trim to define the first and second floor. The second story exterior is smooth with the first floor is articulated by texture, access color and patterns

• Regular patterns, with horizontal and vertical trim reveal coordinated with windows and door locations

• Stucco, masonry, or metal appearance

• Recessed and arcaded colonnades “loggias“ at first floor

Roofs

• Low slope/flat built-up roofs designed so as not to be visible from adjacent streets and shall be finished with a light-colored surface that is recommended for energy conservation

• Roofs designed to accommodate photovoltaic solar panels and skylights not visible from public right-of-way

• Low pitched, “S” title or metal roofs with hip/pyramid shape and deep overhangs

• Boxed-in roof eaves with decorative brackets or exposed wood beam rafters

City of Lompoc 3.0-15 Central Coast Business Park Specific Plan August 2015 AREA B

AREA A

EXHIBIT 11 Architectural Themes

054-002-14 LEGEND Architectural Theme Area B

Architectural Theme Area A

0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 12 Architectural Theme Areas

054-002-14 3.0 Development Standards and Design Guidelines

Glazing

• Recessed within wall with trim or recessed surround

• Vertical proportioned windows align with openings above or below

• Consistent size and space at each floor

• Accent windows with arched top windows

• Exterior cantilevered shading devices, where applicable, to reduce glare and solar heat gain

3.2.2 Site Design Guidelines

Access Driveways and Locations

• Development standards shall be consistent with the Conceptual Circulation Plan.

• Development of common access drives should be utilized to minimize the number of curb cuts.

• Access drive designs should consider need for vehicle stacking during peak periods of use.

• No access is allowed along Central Avenue.

• V Street and Barton Avenue shall be widened at the intersections with Central Avenue for right turn truck movements.

• V Street shall be widened along the entire frontage of the eastern portion of the site.

Service and Loading Areas

• On-site parking and loading facilities shall comply with the Lompoc Municipal Code, Section 10.32 and best practice design.

• Provisions should be made on each site for vehicle loading and on-street vehicle loading shall not be permitted.

Refuse Collection Areas

• Outdoor refuse containers shall be visually screened within a durable six (6) foot or higher non- combustible enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets.

• Tenants/Owners shall sign an agreement with the Solid Waste Division agreeing to move refuse containers to street on collection days.

City of Lompoc 3.0-18 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

• No refuse enclosure areas are permitted between a street and the front of a building.

• Refuse enclosures should be designed to contain all refuse generated on site and between collections, and should not be visible from outside the refuse container.

• Refuse collection enclosures should be designed of durable materials with colors which are complementary to building design.

• Refuse collection enclosures should be located to provide clear and convenient access to refuse collection vehicles.

• Refuse collection enclosures shall be designed and conveniently located for the deposition of refuse generated on site.

• Landscaping screening shall be located around refuse collection enclosures that are visible from public roadways.

Screening of Exterior Mechanical and Electrical Equipment

• Exterior components of plumbing, processing, heating, cooling and ventilation systems (including but not limited to piping, tanks, stacks, collectors, heating, cooling and ventilating equipment fans, blowers, ductwork, vents, louvers, meters, compressors, motors incinerators, ovens, etc.) shall not protrude above the top of a parapet.

• Building parapets shall be of sufficient height to screen visibility of roof mounted equipment so that screening devices are not required. If building parapet does not provide the required screening, mechanical equipment shall be fully screened as an integrated part of the overall architectural design.

• No exterior components of plumbing, processing, heating, cooling, and ventilating systems shall be mounted on front or side building walls unless they are an integrated architectural design feature.

• Transformers should be screened with a design configuration acceptable to the City of Lompoc, Electric Division.

• Transformer enclosures shall be designed of durable materials with finishes and colors complementary to the architectural theme.

• Electrical equipment shall be mounted on the interior of a building where possible. When interior mounting is not practical, electrical equipment shall be mounted in a location where it is substantially screened from public view. In no case shall exterior equipment be mounted on the street side or primary exposure side of any building.

City of Lompoc 3.0-19 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

• Exterior mounted electrical equipment and conduit shall be painted to blend with the architectural theme.

Fences and Walls

• No fence or wall shall be constructed within the front setback except security, freestanding, or wing walls which are an approved part of the architectural design of the buildings.

• Fencing intended for security purposes and visible to the public shall be decorative metal channel, or other architecturally acceptable material and design, such as wrought iron, solid masonry, chain link, or barbed/razor wire may only be permitted with Planning Commission approval. Walls intended for site screening shall be decorative masonry or architecturally treated tilt-up concrete. Decorative masonry or tilt-up concrete walls shall be consistent with the architecture of the building.

• Fencing and walls shall be a maximum of eight (8) feet in height, unless allowed by a CUP granted by the Planning Commission.

• Screening and or obstruction of Fire Department connections will not be permitted.

Utilities and Communication Devices

The placement and screening of backflow preventers, Fire Department connections, water meters, electric meters and cabinets, and other outdoor and connection devices should be considered early in the site design process. Backflow devices shall be screened from public view where possible by a low wall and/or vegetation, subject to allowing adequate Fire Department access and visual inspection. As backflow preventers must be located close to public main water lines, the location of water mains shall take in consideration of the visual impact of backflow preventers.

• On-site utilities including, but not limited to, drainage systems, sewers, gas lines, water lines, and electric (except transformers) telephone and communications wires and equipment shall be installed underground and maintained by the individual parcel owner.

• On-site underground utilities shall be designed and installed to minimize the disruption of off-site utilities, paving, and landscape during construction and maintenance and designed to not place excessive burdens upon off-site utility systems during the course of use.

• Temporary overhead power and telephone facilities are permitted only during construction.

City of Lompoc 3.0-20 Central Coast Business Park Specific Plan August 2015 3.0 Development Standards and Design Guidelines

3.3 ARCHITECTURAL STANDARDS

Building materials and textures not permitted:

• Mirror glass windows

• Wood siding or trim on walls

• Wood or asphalt shingles, or wood shake roofs

Materials shall not be used in any high contrasting or graphic pattern that would cause visual distraction.

Building finishes and colors not permitted:

• Highly reflective finishes

• Bold colors with high contrast accents

City of Lompoc 3.0-21 Central Coast Business Park Specific Plan August 2015

4.0 CONCEPTUAL INFRASTRUCTURE AND PUBLIC SERVICES PLANS

The development of the CCBPSP area will require the extension of existing infrastructure and services. The California Government Code requires a specific plan to include text and diagrams that specify “the proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, sold waste disposal, energy, and other essential facilities proposed to be located within the area covered by the CCBPSP and needed to support the land uses described in the specific plan.” This section helps the CCBPSP fulfill this requirement and meets the Lompoc Zoning Code requirements for the content of specific plans. In addition, this section facilitates orderly development by identifying the utility infrastructure needed to support the permitted development.

4.1 WATER

Water supply to the CCBPSP area is currently supplied by an on-site water well. This well supplies water for agricultural irrigation. The existing well is located along the northern perimeter of the site and will be used during the course of construction. The well will be abandoned pursuant to state and local regulations, upon connection of the site to the City’s potable water line. Water supply during construction must comply with Section 3312 of the California Fire Code as amended and adopted by the City of Lompoc.

The City of Lompoc will provide water services to the site. The site is estimated to demand 39.05 acre- feet of water per year (afy), which is 0.11 acre-feet per day or approximately 34,867 gallons per day.1

Exhibit 13, Conceptual Potable Water Plan, shows the locations of potable water lines. Existing 10-inch water mains are located at the northeastern corner of the CCBPSP area and underneath Barton Avenue, V Street, and Central Avenue. Proposed 10-inch water mains would be located beneath Avila Street, Aviation Drive, V Street, and along the northern perimeter of the site and will connect to the existing 10- inch water mains at the northeast corner of the site and at Aviation Drive and V Street.

Landscape shall be designed and maintained to be water conserving and efficient, as specified in Lompoc Municipal Code Section 15.52, Water Efficient Landscape and Irrigation Standards, and Section 13.04.070, Development Project Impact on Water Supply. All proposals shall require a discretionary landscape plan approval.

1 Indoor Demand = 15.64 afy; Outdoor Demand = 5.0 afy; Manufacturing Demand = 18.41 afy. 15.64 + 5.0 + 18.41 = 39.05 afy.

City of Lompoc 4.0-1 Central Coast Business Park Specific Plan August 2015 4.0 Conceptual Infrastructure and Public Services Plans

4.2 SANITARY SEWER DISPOSAL

The City of Lompoc will provide sanitary sewer services to the CCBPSP area. The contour grading concept in this CCBPSP has been designed to allow for all sewer flows to exit the site by gravity to the Lompoc Regional Wastewater Reclamation Plant. The on-site sanitary sewer pipes will be 6-inch and 10- inches in size. The system will be divided into two (2) areas, one (1) draining to the east and the other to the west and southwest. Exhibit 14, Conceptual Sanitary Sewer System Plan, shows the lines, directions, and points of connection.

The on-site sewer pipelines will exit the site to the east and connect to an existing 10-inch sewer line in West Barton Avenue and from there the existing line extends south to Central Avenue and west underneath Central Avenue. The on-site sewer pipelines will also exit the site to the west and then south underneath V Street to connect to an existing 12-inch sewer line underneath Central Avenue. Existing siphons underneath Central Avenue will be expanded to accommodate the additional sewer flows.

4.3 DRAINAGE

The CCBPSP area is fairly level and contains agricultural uses. Elevations will remain unchanged with minor variations to account of shrinkage of the soils and warping of drainage surfaces.

The CCBPSP area is fairly level. Existing State requirements stipulate that all drainage on new or reconstructed streets, new subdivisions, new development, and redevelopment must comply with both the City of Lompoc’s Post-Construction Requirements and the City‘s Standard Requirements for the Design and Construction of Subdivisions and Special Developments, Section 5, Construction of Storm Drains. While a storm drain plan is provided in concept (see Exhibit 15, Conceptual Storm Drain Plan), the storm drains and curb drain inlets proposed are intended solely to address flood flows, as pre- development flows are to be infiltrated into the street right-of-way and on individual development sites. Trash interceptors and storm drain filters, as approved the City of Lompoc, will be required in each street inlet. Each parcel will be required to infiltrate the volume of water equal to 95 percent of the 85th percentile, 24-hour storm, as it falls over the impervious area developed on the site. Street improvements shall meet the same standard by incorporating Low-Impact Development (LID) features and infiltration areas within the right-of-way. Storm water runoff beyond the 85th percentile design storm will be transmitted through 18-inch, 24-inch, and 30-inch pipes along Aviation Drive, V Street, and the southern CCBPSP site boundary to discharge into the V Street Channel located at the southwest corner of V Street and Central Avenue. The existing storm drain inlet shall be removed and a new storm drain connection, without open public access, shall be installed.

City of Lompoc 4.0-2 Central Coast Business Park Specific Plan August 2015 4.0 Conceptual Infrastructure and Public Services Plans

Exhibit 15 shows the locations of the proposed storm drains and curb inlets. The storm drain system will collect on-site runoff and direct it to on-site infiltration features. These features will have over flow outlets that will be transmit flood flows through 18-inch, 24-inch, and 30-inch pipes along Aviation Drive, V Street, and the southern site boundary to discharge into the channel located at the southwest corner of V Street and Central Avenue. All common area storm water control features, infrastructure and improvements will be maintained by the POA or Assessment District along all streets.

4.4 ELECTRIC AND NATURAL GAS SERVICE

The CCBPSP area is located within the service area of the City of Lompoc, Electric Division. The City maintains a large network of transmission and distribution infrastructure throughout the area in order to provide electrical power and service to its customers. The City will provide electric service to the CCBPSP area. New electrical lines will be placed underground. All conduits will be with full encasement.

The Southern California Gas Company (SoCal Gas) provides natural gas service throughout the Lompoc area. Most of the natural gas supply comes from out of the state. SoCal Gas will provide natural gas service to the CCBPSP area. Service connections will be provided and maintained throughout the CCBPSP area as needed.

4.5 TELEPHONE & CABLE SERVICES

Telephone service and maintenance to the area is provided by Verizon. Telephone facilities will be located underground within the public right-of-way. No overhead telephone facilities will be permitted.

Cable television is provided in the area by Comcast. Comcast will serve the CCBPSP area and cable facilities will be located underground within public right-of-way.

4.6 SOLID WASTE DISPOSAL

The City of Lompoc provides solid waste services to the City. The City provides weekly garbage and recycling collection services in the City and owns and operates the City of Lompoc Sanitary Landfill, which is a Class III (non-hazardous) landfill. Services provided include automated refuse, recycling, and green waste collection. Solid waste from commercial customers may be collected up to five (5) days per week (Monday through Friday), if required. Trash and green waste are hauled to the City of Lompoc Sanitary Landfill and recyclables are hauled to a Material Recovery Facility (MRF) located in Santa Maria.

City of Lompoc 4.0-3 Central Coast Business Park Specific Plan August 2015 4.0 Conceptual Infrastructure and Public Services Plans

4.7 PUBLIC SERVICES 4.7.1 Fire Protection Services

A full range of fire protective services is provided by the Lompoc Fire Department. The Lompoc Fire Department operates two fire stations. Station No. 1, which is also the administrative headquarters, is located at 115 South G Street. Station No. 2 is located at 1100 North D Street and is the closest fire station to the CCBPSP area, located approximately one (1) mile southeast of the site. A fire station is proposed to the east of the CCBPSP area. Street improvements shall be coordinated with this proposed development to meet emergency accessibility requirements.

4.7.2 Law Enforcement Services

Law enforcement services are currently provided by the Lompoc Police Department, located at 107 Civic Center Plaza. The Lompoc Police Department is a full-service law enforcement agency and is located approximately two (2) miles southeast of the site.

City of Lompoc 4.0-4 Central Coast Business Park Specific Plan August 2015 0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 13 Conceptual Potable Water Plan

054-002-14 0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 14 Conceptual Sanitary Sewer System Plan

054-002-14 0 100 200 400 N APPROXIMATE SCALE IN FEET

EXHIBIT 15 Conceptual Storm Drain Plan

054-002-14

5.0 IMPLEMENTATION

5.1 PURPOSE AND INTENT

Implementation procedures are intended to assure development in accordance with the design and development standards contained in this Specific Plan and other applicable City of Lompoc policies and regulations.

5.2 PUBLIC IMPROVEMENTS

All public improvements and infrastructure will be completed by the CCBPSP developer.

5.2.1 Property Owners’ Association

A Property Owners’ Association (POA) shall be established to maintain common facilities, including but not limited to common areas, landscaping, and private streets. Street improvements, including the shared storm drain infrastructure, shall be maintained annually by the POA. A maintenance agreement with the City shall be required for landscaping along the site’s frontage of Central Avenue, Barton Avenue, and V Street. A maintenance agreement to this effect shall be recorded with the deed for each lot.

5.3 ADMINISTRATION PROCEDURES

The Central Coast Business Park Specific Plan and its provisions shall be implemented as the Zoning Regulations for the CCBPSP area. In the event of a conflict between the provisions of the CCBPSP and the provisions identified in the City of Lompoc Zoning Ordinance, the CCBPSP shall prevail. If the CCBPSP is silent regarding any development standard or process, the provisions identified in the City of Lompoc Zoning Ordinance shall prevail.

5.4 ADOPTION PROCEDURES

In accordance with the California Government Code Sections 65453 to 65454, specific plans are required to be prepared, adopted, and amended in the same manner as general plans, except that specific plans may be adopted by resolution or by ordinance. This CCBPSP is adopted by resolution for General Plan consistency and by ordinance for zoning consistency.

5.5 SUBDIVISION PROCEDURES

In accordance with the Subdivision Map Act of the State, the Land Surveyors Act, and Lompoc Municipal Code Chapter 16, no tentative or final subdivision map or parcel map shall be approved unless the

City of Lompoc 5.0-1 Central Coast Business Park Specific Plan August 2015 5.0 Implementation proposed land division, its design, and improvements are consistent with this Specific Plan, the Zoning Ordinance, and other plans and policies of the City.

5.6 AMENDMENT PROCEDURES

Amendments of this CCBPSP shall be as often as deemed necessary by the City Council and shall be amended by resolution and ordinance of the City Council, as identified by Chapter 17 of the Lompoc Municipal Code.

City of Lompoc 5.0-2 Central Coast Business Park Specific Plan August 2015 APPENDIX A General Plan Consistency

GENERAL PLAN CONSISTENCY

California law requires a Specific Plan be consistent with the General Plan of the adopting locality. To ensure consistency with the General Plan, a review was done of the existing General Plan for relevant goals and policies. This review revealed the Central Coast Business Park Specific Plan (CCBPSP) and the General Plan to be complementary and consistent. The following 2030 General Plan goals, policies, and implementation measures highlight this consistency with the CCBPSP.

LAND USE ELEMENT

The CCBPSP supports the General Plan Land Use Element by encouraging compact form development along Central Avenue adjacent to the Lompoc Airport and specifically by implementing and establishing standards for the CCBPSP. A variety of uses will be permitted within the CCBPSP area including manufacturing, warehouse, hangar/storage, and office space which will encourage future economic development adjacent to the Lompoc Airport.

Goal 1 Maintain a compact urban form and growth pattern which provides adequate space to meet housing, employment, business, public health and public service needs.

Policy 1.3 The City shall encourage development of under-developed and vacant land within its boundaries, and shall oppose urbanization of agricultural lands east of the City and west of Bailey Avenue.

Goal 3 Encourage economic development by providing and maintaining opportunities for a diversity of commercial and industrial enterprises to meet the goods, services, and employment needs of Lompoc City and Valley residents, as well as to attain a balance of employment and housing within the Lompoc Valley.

Policy 3.1 The City shall ensure that a sufficient and balanced supply of land continues to be available for residential, commercial, and industrial uses, with priority given to underdeveloped and vacant land within the City boundaries.

Policy 3.3 The City shall protect existing commercially- and industrially-designated lands to ensure adequate space for non-residential development, to attract new business and employment centers, and to help achieve a jobs to housing balance in the City.

City of Lompoc 1 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Policy 3.8 The City shall consider using a portion of the Transient Occupancy Tax to promote tourism and the visitor industry in Lompoc.

Measure 13 The City shall amend the Zoning Ordinance to explicitly allow wine tasting rooms and winery-related facilities in appropriate commercial and industrial districts. [Policy 3.8]

Goal 4 Provide and maintain high-quality public facilities and services.

Policy 4.4 The City shall ensure that the impact of airport activities on sensitive land uses is minimized and that land uses in the vicinity of the Lompoc Airport are compatible with current and planned airport operations.

Goal 5 Protect the City’s and Lompoc Valley’s natural resources.

Policy 5.4 Development proposals in the vicinity of natural objects that have unique aesthetic significance shall not be permitted to block, alter, or degrade existing visual quality without the provision of suitable visual enhancement. This may include open space, eucalyptus groves, or vegetation that serves as a view corridor or has important visual attributes. Development proposals shall be sited to ensure that these features are retained or replaced to the extent feasible, resulting in minimal view impairment.

Goal 6 Protect the community against natural and man-made hazards.

Policy 6.3 The City shall require that all property owners located within an Airport Safety Area identified in the Santa Barbara County Airport Land Use Plan shall be notified, through property disclosure or other legal notice that runs with the land, that the property is within an officially designated Airport Safety Area.

CIRCULATION ELEMENT

Improvements to the pedestrian and vehicular circulation system are common to both the General Plan and this CCBPSP. This CCBPSP requires that Central Avenue, Barton Avenue, Aviation Drive, and V Street be constructed to full General Plan buildout, consistent with City standards. Bike lanes will be permitted consistent with the City’s Bikeway Master Plan.

City of Lompoc 2 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 1 Maximize the efficiency, quality, and safety of a multi-modal circulation system which provides for the movement of people, goods, and services to serve the internal circulation needs of the City, while also addressing through- travel needs.

Policy 1.2 The City shall maintain intersection traffic levels of service (LOS) at LOS C or better throughout the City, with the exception of intersections monitored in accordance with the Congestion Management Program (CMP) administered by the Santa Barbara County Association of Governments (SBCAG). CMP intersections shall maintain a LOS in accordance with the most recent CMP standards (at LOS D or better), when it can be demonstrated that all feasible mitigation measures have been applied to the project and LOS C, with said mitigation, cannot be achieved.

Policy 1.3 The City shall assure that all improvements to the multi-modal circulation system necessitated by new development are proportionately financed by the project sponsor.

Policy 1.4 The City shall only allow development in areas where adequate multi-modal circulation facilities and/or services, as defined in Policy 1.2, will be available at the time of development.

Policy 1.5 The City shall maximize movement of through-traffic on expressways and arterials by encouraging efficient utilization of existing roadway capacity, and when necessary providing additional transportation capacity. For arterials, consideration shall also be given to planned or future pedestrian and bicyclist facilities so that vehicular improvements are not at the expense of facilities and safety of these other modes of transportation.

Policy 1.8 The City shall require an adequate supply of private and public off-street parking to meet the needs of residents and visitors to the City [refer to Section 8851 of the Lompoc Zoning Ordinance (Schedule of Off-Street Parking Requirements)].

City of Lompoc 3 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Policy 1.9 The City shall ensure that developers of new commercial and mixed use areas provide adequate and convenient pedestrian access ways and bike ways into adjacent residential neighborhoods.

Policy 1.10 The City shall control access along expressways and arterials by limiting the number of intersections and driveways entering and exiting these high traffic roadways and by requiring that any development of new private driveways along such roadways does not introduce significant traffic conflicts.

Policy 1.11 To avoid the creation of new traffic flow hazards, the City SHALL require that future roads and improvements to existing roads be designed to minimize conflicting traffic movements such as overlapping use of turn lanes, curbside parking, and frequent stops.

Goal 2 Minimize the public’s exposure to circulation-related noise and safety hazards.

Policy 2.1 The City’s truck routes shall be designated along corridors that minimize traffic generated noise upon noise sensitive land uses (refer to Figure C-2).

Policy 2.2 The City shall encourage regulatory agencies to designate routes away from urban and environmentally-sensitive areas for transportation of hazardous and explosive materials.

Policy 2.3 The City shall ensure that approaches to intersection crosswalks and all adjacent street corners are illuminated by requiring all new commercial, entertainment, school and other pedestrian generating uses to provide lighting for pedestrians, for review and consideration by the City as part of the development review process.

Policy 2.5 As part of the development review process, the City shall require a system of sidewalks and multi-modal transportation pathways for all new development to provide a safe

City of Lompoc 4 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

environment for pedestrians and promote pedestrian and bicycle use.

Goal 3 Maximize the use and convenience of alternative transportation modes to reduce reliance on automobile use and reduce the associated vehicular traffic- related emissions.

Policy 3.1 The City shall provide and maintain a safe and convenient circulation system that encourages walking and that seeks to provide a continuous network of sidewalks and separated pedestrian paths connecting housing areas with major activity centers such as shopping areas, schools, and recreation.

Policy 3.2 The City shall provide and maintain a safe and convenient circulation system that encourages bicycle travel.

Policy 3.5 The City shall encourage regional transportation services to accommodate the needs of bicyclists, commuters and ridesharing.

Policy 3.12 The City shall require the inclusion of facilities that promote alternative modes of transportation, including marked bicycle lanes and connections, pedestrian and hiking trails, park and ride lots, and facilities for public transit into new development as well as existing development.

Goal 4 Protect and enhance the visual quality of Lompoc’s circulation system.

Policy 4.2 The City should maintain, and enhance where feasible, existing street trees, and shall encourage placement of new street trees in a manner that does not block pedestrian traffic or impair visibility of cross traffic in street frontage improvement projects.

Policy 4.5 Above ground utility cabinets shall be placed so they do not obstruct visibility of cross traffic.

Measure 9 The City shall limit on-street parking where feasible on certain roadways which are designated as bicycle routes in order to create new bicycle lanes and encourage bicycle travel. [Policies 1.1, 1.2 and 3.2]

City of Lompoc 5 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Measure 17 To accommodate the projected buildout traffic demands, Central Avenue shall be widened to its full planned width from “O“ Street to “V“ Street to allow for the required intersection improvements.

Measure 24 Utility projects (communications, electrical, and water utility) shall be designed so that they do not obstruct driver’s visibility of cross traffic.

CONSERVATION AND OPEN SPACE

The Lompoc General Plan goals and policies for resource management are supported by the CCBPSP’s archeological resource sensitivity, water supply management, and air quality project standards and guidelines.

Goal 1 Protect native plant and animal habitats in recognition of their biological, educational, and scientific values.

Policy 1.1 The City shall ensure that the biologically significant habitats, including but not limited to those within and adjacent to the Burton Mesa, the Santa Ynez River, San Miguelito Creek and Bailey Avenue Wetlands, are preserved, as defined in project-specific mitigation measures.

Policy 1.2 The City shall encourage protection and mitigation of impacts to sensitive and critical habitats for special-status plant and animal species, as identified by the state and federal fish and wildlife agencies. [Final EIR Mitigation Measure BIO-2(a)]

Policy 1.3 The City shall encourage the protection, preservation and restoration of native trees, particularly oak trees. [Final EIR Mitigation Measure BIO- 2(b)]

Policy 1.4 The City shall protect, as open space, the Santa Ynez River and its tributaries, which serve as flood channels, wildlife habitats, critical links in Lompoc's water supply, and components of the City's unique urban form. Watercourses shall be retained in a natural state where possible, rather than placed in concrete or placed underground.

Policy 1.5 The City shall encourage the provision, maintenance, and protection of public access to publically-owned natural habitats and other open space areas in a manner that is not detrimental to their protection.

City of Lompoc 6 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 2 Protect cultural resources in recognition of their aesthetic, educational, cultural, and scientific values.

Policy 2.2 The City shall, whenever possible, protect significant historic and archeological resources for the enjoyment and edification of future generations.

Policy 2.6 The City shall continue cultural resource evaluation of proposed development with a goal of avoiding impacts. Where impacts cannot be avoided, mitigation shall be considered, as appropriate.

Policy 2.7 The City shall use qualified cultural and historic archaeologists to inform staff, with regard to appropriate management of the area's cultural resources. The assistance and advice of the Tribal Elders of the Santa Ynez Band of Chumash Indians Lompoc Museum Associates and staff, Lompoc Valley Historical Society, Lompoc Advisory Landmark Committee, and other heritage-minded organizations and individuals shall be solicited as needed.

Goal 3 Protect access to, and availability of, mineral resources, while maintaining protection of the surrounding environment.

Policy 3.1 The City may permit mineral resource extraction and processing activities in open space areas provided that: 1) the proposed activities comply with all applicable state mining and reclamation requirements; 2) adverse environmental effects are avoided or minimized.

Goal 4 Avoid potentially significant impacts relating to soil erosion through the application of appropriate Best Management Practices (BMPs).

Policy 4.1 The City shall implement the City’s Grading Ordinance and require BMPs to control soil erosion, sedimentation and minimize grading impacts.

Policy 4.2 The City shall promote phased grading operations (separately with each phase) instead of mass grading. The extent of clearing and grubbing operations, as well as the area being graded at any particular point in time, should be limited to the minimum necessary.

City of Lompoc 7 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 5 Provide a sufficient supply of water to meet projected demand and minimize overdraft of the Lompoc groundwater basin.

Policy 5.1 The City shall encourage water conservation, in order to efficiently utilize existing water supplies.

Policy 5.2 The City shall continue to require new development to offset new water demand with savings from existing water users, and/or the in-lieu fee program to fund water conservation programs, such as recycled water for irrigation or percolation.

Policy 5.3 The City shall continue to encourage the design and installation of energy conservation, water conservation, and solid waste reduction measures in all construction and rehabilitation projects.

Goal 6 Protect and improve water quality in the Lompoc groundwater basin.

Policy 6.1 The City shall review and condition development proposals to minimize adverse water quality impacts and contamination of the Lompoc groundwater basin.

Policy 6.2 The City shall reduce waterborne pollutants and sedimentation from existing uses through implementation of the City’s Municipal Separate Storm Sewer Systems permit requirements, and its storm water ordinance and grading ordinance.

Goal 7 Improve air quality in the Lompoc Valley

Policy 7.3 The City shall rely on the Santa Barbara County Air Pollution Control District (SBCAPCD) to: 1) enforce air quality rules and regulations in a uniform manner and 2) maintain air quality monitoring stations in the Lompoc Valley.

Policy 7.5 The City shall minimize air quality impacts resulting from construction and development activities regulated by the City by applying current recommended SBCAPCD conditions to development projects and implementing the City’s grading ordinance.

City of Lompoc 8 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Policy 7.7 Odor Abatement Plan. Future applicants proposing odor generating development shall develop and implement an Odor Abatement Plan (OAP). The OAP shall include the following:

• Name and telephone number of contact person(s) responsible for logging and responding to odor complaints;

• Policy and procedure describing the actions to be taken when an odor complaint is received, including the training provided to the responsible party on how to respond to an odor complaint;

• Description of potential odor sources (i.e. odors associated with a fast food restaurant may include cooking and grease aromas);

• Description of potential methods for reducing odors, including minimizing potential add-on air pollution control equipment; and

• Contingency measures to curtail emissions in the event of a continuous public nuisance. [Final EIR Mitigation Measure AQ-3(a)

Goal 8 Minimize emissions from vehicles.

Policy 8.1 The City shall require development projects to minimize vehicle-related air quality impacts.

Goal 9 Reduce GHG emissions from municipal and community sources

Policy 9.1 The City shall participate in regional planning efforts with the SBCAG 2040 Regional Transportation Plan and the SBCAPCD to reduce basin- wide GHG emissions in compliance with AB 32 and SB 375.

Policy 9.2 New development subject to environmental review shall comply with California Environmental Quality Act guidelines for the analysis of greenhouse gas emissions developed pursuant to SB 97.

Policy 9.3 Through the CEQA environmental review process for discretionary permit applications, the City shall consider all feasible GHG emissions reduction measures to reduce direct and indirect emissions associated with project vehicle trip generation and energy consumption

City of Lompoc 9 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 10 Minimize per capita consumption of non-renewable energy resources within Lompoc.

Policy 10.1 The City shall encourage community/neighborhood designs that minimize energy use.

Policy 10.3 The City shall encourage site and building designs that minimize energy use.

Policy 10.4 The City shall encourage the incorporation of feasible energy conservation measures into existing and new developments and structures. Feasible measures may include, but are not limited to, the incorporation of solar panels.

Policy 11.5 The City shall work to improve non-motorized public access to designated open space areas in a way that protects environmental resources, but increases the ability of the public to enjoy and benefit from the open space.

Measure 1 As part of the development review process, the City shall encourage avoidance of disturbance to environmentally-sensitive resources, including biologically-significant habitats. [Policies 1.1, 1.2, and 1.4]

Measure 6 The City shall ensure landscape plans for projects adjacent to natural habitats incorporate the use of non-invasive local native vegetation compatible with the natural habitat. [Policy 1.5]

Measure 8 The City shall use the Archaeological Sensitivity Zones Map, when updated, in conjunction with the City’s Cultural Resources Ordinance, to determine the appropriate level of cultural resource review for development projects. [Policy 2.3]

Measure 19 The City shall require minimization of soil erosion, water quality degradation, and volume of surface water runoff during and after construction; and to maximize on-site percolation of stormwater. [Policy 5.7]

Measure 23 The City shall ensure that new development implements Lompoc’s approved Post-development requirements. [Policy 6.3]

City of Lompoc 10 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Measure 25 The City shall continue pre-development coordination to ensure that applicants for new stationary sources of air pollution are notified of APCD rules and regulations early in the project review process. [Policy 7.2]

Measure 27 Pursuant to Congestion Management Program goals, the City shall condition large commercial, industrial, and institutional developments to provide enhancements for: 1) users of alternative transportation modes; and 2) on-site services to reduce the need for offsite travel by employees. [Policy 9.1 and 9.2]

Measure 28 The City shall condition approval of individual development proposals on implementation of dust abatement measures. [Policy 8.5]

NOISE ELEMENT

The Lompoc General Plan goals and policies to minimize noise problems are supported by the CCBPSP’s design and guideline requirements for the CCBPSP area.

Goal 1 Minimize the amount of noise to which the community is currently exposed.

Policy 1.1 The City shall require each land use to maintain noise levels at their property line in compliance with City standards.

Policy 1.2 The City shall place a priority upon control of noise at the noise source.

Policy 1.8 The City shall encourage the use of alternative transportation modes such as bicycle paths and pedestrian walkways to minimize automobile traffic and its associated noise.

Goal 2 Minimize noise problems generated by future development.

Policy 2.1 The City shall use the noise standards presented in table entitled "Interior and Exterior Noise Standards" in determining land use designations and maximum noise levels allowable for new developments. In situations of overlapping Noise Standards, the lower noise level standard shall apply unless it can be found that the circumstances of the project allow for a less conservative interpretation

City of Lompoc 11 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

based on the specific type of use, the benefits of the project, and the ability to mitigation the noise impacts.

Policy 2.2 The City shall require acoustical studies, prepared by a qualified acoustical engineer, for new development projects anticipated to either: (1) result in an ambient increase of five dBA Ldn; or (2) produce noise within five dBA/Ldn of the noise standard or greater than the noise standard for the proposed land use(s) under existing or future conditions. Should noise abatement be necessary, the City shall require the implementation of mitigation measures based on a detailed technical study prepared by a qualified acoustical engineer (i.e., a Registered Professional Engineer in the State of California with a minimum of three years of experience in acoustics).

Policy 2.3 The City shall minimize noise exposure in the vicinity of the Lompoc Airport by maintaining consistency with the adopted Lompoc Airport Master Plan.

Policy 2.6 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. [Final EIR Mitigation Measure N-3(c)]

Policy 2.7 Emphasize the following City preferred noise management strategies as an alternative to the construction of noise barriers:

• Avoid the placement of noise-sensitive uses within areas of high ambient noise

• Orient buildings in a manner that shields noise sensitive portions of a project from noise sources

• Use sound attenuating architectural design and building features

SAFETY ELEMENT

The Safety Element of the General Plan does not conflict with the goals of the CCBPSP. The CCBPSP will require that new development within the CCBPSP area be consistent with the 2013 California Building Code and more specifically, not compound on-site or off-site flooding and minimize risks from seismic hazards.

City of Lompoc 12 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 1 Prevent injury, death, social, and economic disruption resulting from an extraordinary emergency.

Policy 1.1 The City shall strive to increase public awareness of emergency preparedness.

Policy 1.2 The City shall continue to improve responsiveness of City departments, during emergency situations, and encourage media, volunteer organizations, businesses, and the medical community to assist, as needed, during emergencies.

Policy 1.3 The City shall strive to ensure that critical facilities remain operational during and after a disaster (e.g. earthquake, flood).

Policy 1.4 The City shall avoid placement of critical facilities in hazardous areas, as identified on the hazard maps:

• Floodway or Floodway Fringe (Flood Hazard Areas Map);

• Slope or Liquefaction Hazard Areas (Geologic and Soils Hazard Areas Map); and

• High or Moderate Wildland Fire Areas (Wildland Fire Hazard Areas Map).

Policy 1.5 The City shall provide adequate planning, organization and resources for emergency preparedness, access/evacuations and response.

Goal 2 Protect the community from loss of life and property resulting from flooding, while maintaining protection of natural resources located in flood hazard areas.

Policy 2.3 The City shall condition new development to ensure that it does not compound the potential for flooding.

Goal 4 Minimize risk to life and property associated with seismic activity.

Policy 4.3 The City shall ensure that all new development is constructed in accordance with current seismic safety design standards.

Goal 6 Minimize risk of fatalities resulting from radon gas exposure.

City of Lompoc 13 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Policy 6.2 The City shall require new development and redevelopment to implement effective measures in construction to limit exposure to radon. [Equivalent to Final EIR Mitigation Measure GEO-5(a)]

Goal 7 Protect the community through the safe and efficient production, use, storage, dispensing, use, handling, transport, and disposal of hazardous materials.

Policy 7.1 The City shall encourage the safe and economical use, collection, storage, treatment, and disposal of hazardous materials generated by businesses and households.

Policy 7.2 The City shall only permit development of facilities that produce, handle, store or transport hazardous materials in areas and in a manner that protects public health, safety, and the environment.

Policy 7.3 To prevent hazardous material transportation incidents from affecting residential areas, the City shall, where feasible, create open space buffers between hazardous materials routes and residential neighborhoods.

Policy 7.4 The use, storage, and handling of hazardous materials by businesses and industries in the City shall be conducted in compliance with all applicable federal, state and local regulations and guidelines.

Policy 7.5 Residents within one quarter mile of hazardous materials handling facilities shall be notified immediately by the City of spills, leakages, or eruptions which may affect the health, safety and welfare of the public.

Measure 16 The City’s development review process shall ensure the following: safe evacuation route(s); adequate peak load water supply; adequate minimum road widths Comprehensive Emergency Management and Recovery Plan, no less than two means of egress from planned unit developments, and adequate clearances around structures. [Policy 1.5, 3.2, 3.4, 3.9, 3.11]

Measure 17 The City shall amend the Fire Protection Ordinance to allow the Fire Chief to require developments located in areas beyond the first due

City of Lompoc 14 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

performance goal (six minutes 20 seconds from receipt of the call at the dispatch center, 90 percent of the time) to meet more stringent construction code requirements to provide necessary fire protection. [Policy 3.1]

Measure 18 The City shall amend the Subdivision Ordinance to establish maximum lengths of dead-end roads. The maximum length s shall not exceed 350 feet for parcels containing less than 0.5 acre; 800 feet for parcels containing 0.5 acre to 0.9 acre; 1,320 feet for parcels containing 1.0 acre to 4.9 acres; and 2,940 feet for parcels containing 5.0 to 19.9 acres. All dead end roads will be provided with adequate turnarounds per Fire Department requirements. [Policy 3.1]

Measure 26 The City shall require the liquefaction potential to be evaluated by a Registered Soils Engineer for all critical facilities and major structures (reinforced concrete or steel-frame, two-stories or more in height) within the liquefaction hazard areas as shown on the Geologic & Soils Hazards map. [Policy 4.3]

Measure 33 At every potentially contaminated site proposed for development within the City, the project applicant shall have the site inspected by a qualified professional for the presence of hazardous materials and wastes. The City shall make certain that inspection reports are on file prior to project approval and prior to any excavation or construction. Acceptance of the site inspection report shall allow the proposed development to proceed to the permitting stage. All activities under this measure shall be performed in conformance with the policies and procedures presented in the Santa Barbara County Hazardous Waste Management Plan. [Policy 7.3]

Measure 36 For each specific project that would generate hazardous waste, the City shall require as a condition of building permit and/or business license approval that the project sponsor prepare a hazardous material handling program. The handling program shall identify the location of the new facility or use and designate either (1) specific routes to be used for transport of hazardous materials and wastes to and from the facility, or (2) specific routes to be avoided during transport of

City of Lompoc 15 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

hazardous materials and wastes to and from the facility. Routes would be selected to minimize proximity to sensitive receptors to the greatest practical degree. Passage through residential neighborhoods shall be minimized, and parking of waste haulers on residential streets shall be prohibited. The City shall review and approve the applicant's hazardous material handling program or, working with the applicant, modify it to the satisfaction of both parties. [Policy 7.2]

Measure 38 Open space buffers (landscape strips, masonry walls, etc.) shall be created between hazardous materials routes and residential neighborhoods. Also, residents within a quarter mile of new hazardous materials handling facilities shall be notified immediately by the City emergency response organizations of any accidental occurrences such as spills, leaks, or eruptions that may affect the health, safety, and welfare of the public. [Policy 7.3 and 7.5]

Measure 39 The City shall ensure that businesses and industries that use, store, and handle hazardous materials do so in compliance with applicable City policies as well as State and local laws, guidelines, and regulations. [Policy 7.2 and 7.4]

PARKS AND RECREATION ELEMENT

The Lompoc General Plan goals and policies for parks and recreation are supported by the CCBPSP’s landscape design and requirements along public roadways and within the CCBPSP Area.

Goal 1 Provide parkland and recreational facilities which are convenient to all neighborhoods and meet the needs of a diverse population.

Policy 1.5 The City shall encourage establishment of off-road bicycling/hiking/equestrian trails extending to Santa Ynez River Park, La Purisima Mission, State Burton Mesa Chaparral Preserve, Allan Hancock College, Ocean Beach Park, and along the Santa Ynez River.

Goal 3 All park and recreation facilities shall be well designed, developed, and maintained, as well as serve to enhance the positive aspects of the neighborhood.

City of Lompoc 16 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Policy 3.1 The City shall encourage developments adjacent to parks or open space to provide direct access to, and common open space contiguous with, such areas.

Goal 4 The costs of providing parks and recreation facilities and programs shall be equitably shared by new development and current users.

Policy 4.1 The City shall require all residential, commercial, and industrial developments to contribute toward acquisition and/or improvement of parks and recreation facilities.

PUBLIC SERVICES ELEMENT

The Lompoc General Plan Public Services goals and policies are compatible with those of the CCBPSP.

Goal 1 Provide safe, attractive, and efficiently designed facilities to serve public needs.

Policy 1.2 The City shall ensure that all public buildings and facilities meet the access needs of physically-challenged individuals.

Policy 1.3 The City shall collect development fees at a sufficient level to finance those public building and facility needs created and/or contributed by new development.

Goal 2 Ensure a high level of public safety to the community.

Policy 2.6 The Police Department shall review development projects for prevention of crime, vandalism, and traffic problems.

Goal 3 Minimize loss of life, and property damage and reduce injuries due to fires, medical emergencies and other life threatening events.

Policy 3.7 The Fire Department shall review all development projects for fire safety requirements.

Goal 4 Provide high quality library facilities and services.

Policy 4.3 The City shall cooperate with the Library Board of Trustees to ensure that improvements to the City of Lompoc library necessitated by new

City of Lompoc 17 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

development within the City are proportionately financed by the project sponsor through development impact fees.

Goal 5 Provide an economical and environmentally-safe solid waste collection and disposal system.

Policy 5.2 The City shall assure that sufficient capacity is available in the landfill prior to approval of new development projects.

Policy 5.3 The City shall assure that all improvements to the solid waste collection and disposal system necessitated by new development are proportionately financed by the project sponsor.

Goal 6 Maximize the life of the landfill.

Policy 6.1 The City shall continue to encourage efforts to reduce, recycle, and compost as many materials as possible.

Policy 6.2 The City shall strive to meet State goals to reduce waste entering the landfill.

Goal 8 Ensure the provision of adequate and high quality public educational facilities.

Policy 8.1 The City shall require payment of fees to mitigate impacts upon school facilities from new development within the City.

Goal 9 Provide economical and dependable water service.

Policy 9.2 The City shall assure that sufficient capacity and quality is available in the Lompoc Water Treatment Plant and system prior to approval of new development projects.

Policy 9.3 The City shall assure that all improvements to the water supply system necessitated by the approval of new projects are proportionately financed by the project sponsor.

City of Lompoc 18 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 10 Maximize the conservation of water.

Policy 10.1 The City shall promote the conservation of water by all customers.

Goal 11 Protect and improve water quality in the Lompoc Groundwater Basin.

Policy 11.1 The City shall continue to require public and private wastewater dischargers to connect to the City’s waste water treatment system in order to minimize contamination of the Lompoc Groundwater Basin.

Policy 11.2 The City shall require that all new development be connected to a City- approved wastewater system.

Policy 11.3 The City shall incorporate water holding areas such as creekbeds, recessed athletic fields, ponds, cisterns, and other features that serve to recharge groundwater, reduce runoff, improve water quality and decrease flooding into the urban landscape.

Policy 11.4 The City shall identify and protect groundwater recharge areas to maintain suitable groundwater levels and to protect groundwater quality for existing and potential municipal water sources.

Policy 11.5 All land development shall include a Storm Water Pollution Prevention Plan in accordance with the federal Clean Water Act and current rules and procedures prescribed by the Regional Water Quality Control Board. Low Impact Development (LID) measures shall be incorporated into project design where feasible.

Goal 12 Provide economical and dependable sewer service and treatment.

Policy 12.2 The City shall assure that sufficient capacity is available in the Lompoc Regional Wastewater Reclamation Plant prior to approval of new development projects.

Policy 12.3 The City shall assure that all improvements to the sewer system necessitated by the approval of new projects are proportionately financed by the project sponsor.

City of Lompoc 19 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Goal 13 Provide storm drains which minimize street flooding.

Policy 13.2 The City shall require new developments to: minimize the amount of off-site drainage by retaining stormwater for on-site percolation, provide adequate drainage facilities for remaining off-site flows, maintain natural drainage channels, and avoid alteration of off-site drainage courses.

Goal 14 Encourage development of technology infrastructure and service to allow Lompoc residents and businesses to efficiently communicate with individuals and institutions locally, regionally, nationally, and globally.

Policy 14.3 The City shall require new residential and commercial development to include infrastructure components necessary to support modern communication technologies.

Goal 15 Provide economical and dependable electrical service.

Policy 15.2 The City shall assure that the electrical system has sufficient available capacity prior to approval of new development projects.

Policy 15.3 The City shall assure that all improvements to the City electrical system necessitated by new development projects are proportionately financed by the project sponsor.

Goal 16 Provide attractive streets and neighborhoods by undergrounding new utility distribution lines.

Policy 16.1 The City shall require undergrounding of new utility distribution lines in association with new developments.

Policy 16.2 The City shall ensure that routes and facilities for pipelines and utility transmission lines are compatible with surrounding existing and planned land uses.

Goal 17 Maximize the conservation of electrical energy resources.

City of Lompoc 20 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Policy 17.1 The City shall encourage the use of solar energy, in accordance /Public Utilities Code Section 2827, in the orientation and design of all new public and private development projects.

Measure 6 The City shall amend the City Code to require installation of automatic fire protection systems in all new buildings that exceed fire protection statutory square footage and on-scene response capabilities of the Fire Department. [Policy 3.5]

Measure 10 The City shall continue to collect Development Impact Fees to fund improvements to the City of Lompoc library system which are necessitated by new development. [Policy 4.3]

Measure 23 The City shall work with appropriate agencies to minimize water quality impacts from new development and other activities in the watersheds of the City’s water supplies. [Policy 9.2]

Measure 24 The City shall investigate and implement, if feasible, basin recharge programs through non-traditional methods. Such programs may include the following: storm drainage system design integrating Low-Impact Development (LID) features to reduce hydromodification from development and other improvements to recharge the ground water aquifer; developing/improving water recharge along historic drainage patterns along/adjacent to creeks and/or rivers; and/or developing recycled water irrigation programs including basin recharge. [Policy 9.1]

Measure 25 The City shall promote water conservation technologies such as low- flow showerheads and toilets, efficient clothes washers, irrigation controllers, and more efficient water-using industrial equipment should be incorporated in all new construction and retrofitted in remodeled buildings. [Policy 10.1]

URBAN DESIGN ELEMENT

The Urban Design Element of the General Plan does not conflict with the goals of the CCBPSP. Urban design recommendations from the General Plan include such policies to enhance Central Avenue and adjacent roadways and encourage a cohesive and high quality design and development within the

City of Lompoc 21 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

CCBPSP Area. Urban design goals from the General Plan are also reflected in this CCBPSP include the following:

Goal 4 Protect and enhance the visual qualities of Lompoc's urban streetscapes and public places.

Policy 4.1 The City shall support efforts to improve the appearance of arterial roadway corridors.

Policy 4.2 The City shall promote cleanliness and regular maintenance of all neighborhoods and public places.

Policy 4.3 The City shall encourage signage to enhance the visual qualities of the urban streetscape.

Policy 4.4 The City shall continue to encourage provision of art in public places.

Policy 4.5 The City shall encourage the owners and/or operators of land uses and activities which are unsightly to clean up the affected area or to use landscaping and other design measures to soften or screen the area.

Policy 4.6 The City shall promote the development of the urban forest along streetscapes and in public places.

Goal 5 Ensure high-quality design and development.

Policy 5.1 The City shall ensure that all public and private improvements or development projects are consistent with the City’s architectural, landscaping, and site design requirements.

Measure 12 The City shall establish a citywide street tree median and parkstrip planting program, if funding is available. Landscaped areas shall be located and designed to maintain vehicular and pedestrian safety, to beautify the roadways, and to maintain traffic-flow efficiency. [Policy 4.1]

Measure 13 The City shall explore the establishment of landscape maintenance districts, community facility districts, homeowner associations, particularly in new developments. [Policy 4.1]

City of Lompoc 22 Central Coast Business Park Specific Plan January 2015 General Plan Consistency

Measure 19 The City shall amend the Zoning Ordinance so the following glare reduction measures are applied when reviewing new development on a parcel specific basis:

• Utilize trees or other forms of vegetation to screen and visually soften parking areas. This measure would reduce the amount of heat and glare generated from painted and chrome automobile surfaces and prevent expanses of stationary and moving automobiles;

• Require use of hooded lights on focused-beam lamps for nighttime illumination in parking areas, shipping and receiving docks and within industrial developments. These lights direct the light beam towards the ground, which if a dark pavement, will not reflect light and cause spillage into neighboring areas; and

• Require use of materials which reduce or diminish glare for windows in new developments. [Policy 5.1]

Measure 22 The City shall require that outdoor lighting around buildings, in parking lots, and along streets be placed and designed to prevent excessive overspill of lighting into residential areas. [Policy 5.1]

CONSISTENCY CONCLUSIONS

No inconsistencies exist between the Lompoc General Plan Elements and the CCBPSP. The General Plan provides a supportive foundation for the CCBPSP and reinforces its goals and policies for the area. The establishment of the CCBPSP, development criteria, design guidelines, urban design and landscape enhancement program within the CCBPSP area all combine to effectively implement the applicable objectives and policies established in the General Plan.

Adoption and implementation of the CCBPSP will help ensure that future development in the area is consistent with the overall vision of the area created by the General Plan and its individual goals and policies.

City of Lompoc 23 Central Coast Business Park Specific Plan January 2015 DRAFT CONDITIONS OF APPROVAL SP 14-01 – CENTRAL COAST BUSINESS PARK SPECIFIC PLAN WEST CENTRAL AVENUE – APN: 093-450-014, -015, -016

The following Conditions of Approval apply to the Central Coast Business Park Specific Plan dated August 2015, and reviewed by the Planning Commission on September 9, 2015.

I. PLANNING

Planning - General Conditions

P1. All applicable provisions of the Lompoc City Code are made a part of these conditions of approval in their entirety, as if fully contained herein.

P2. In conformity with Sections 17.140.010, 17.152.010, and 17.152.020 of the Lompoc City Zoning Ordinance, the violation of any condition listed herein shall constitute a nuisance and a violation of the Lompoc City Zoning Ordinance and the Lompoc City Code. In conformity with Sections 1.24.010 and 1.24.060 of the Lompoc City Code, a violation of the Lompoc City Code and the Lompoc City Zoning Ordinance is a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The applicant agrees to pay for all attorney’s fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the applicant as a result of a failure of the applicant to fully perform and adhere to all of the Conditions of Approval.

P3. The applicant is advised that certain fees and charges will be collected by the City prior to issuance of building permits and/or prior to issuance of certificates of occupancy.

P4. These conditions of approval shall be noted on the construction drawings filed for any building permits, including the Planning Commission resolution number and the applicant's signed affidavit agreeing to comply with the conditions.

P5. All revisions made by the Planning Commission and specified in the planning conditions of approval shall be shown on a revised site plan, which shall be reviewed by the Planning Division prior to submittal of construction drawings.

P6. Minor changes to the site plan, architectural elevations, or landscape plans shall be reviewed by the Economic Development Director/Assistant City Administrator (EDD/ACA) and approved if acceptable. Major changes to the site plan, architectural elevations, or landscape plans shall be reviewed by the Planning Commission and approved if acceptable.

P7. Prior to the installation of any signage or sign related construction the applicant shall obtain all appropriate permits. Approval of these plans with signage indicated does not imply approval of signage.

P8. Owner agrees to and shall indemnify, defend, protect, and hold harmless City, its officers, employees, agents and representatives, from and against any and all claims, losses, proceedings, damages, causes of action, liabilities, costs and expenses, including

DRAFT Conditions of Approval 1 SP 14-01 – Specific Plan Planning Commission Review Central Coast Business Park September 9, 2015 reasonable attorney’s fees, arising from or in connection with, or caused by (i) any act, omission or negligence of Owner, or their respective contractors, licensees, invitees, agents, sublessees, servants or employees, wherever on or adjacent to the Property the same may occur; (ii) any use of the Property, or any accident, injury, death or damage to any person or property occurring in, or on or about the Property, or any part thereof, or from the conduct of Owner’s business or from any activity, work or thing done, permitted or suffered by Owner or its sublessees, contractors, employees, or invitees, in or about the Property, other than to the extent arising as a result of City’s sole active negligence or to the extent of any willful misconduct of the City; and (iii) any default in the performance of any obligations of Owner’s part to be performed under the terms of this Agreement, or arising from any negligence of Owner, or any such claim or any action or proceeding brought thereon; and in case any action or proceedings be brought against the City, its officers, employees, agents and representatives, by reason of any such claim, Owner, upon notice from City, shall defend the same at its expense by counsel reasonably satisfactory to City.

Owner further agrees to and shall indemnify, defend, protect, and hold harmless the City, its officers, employees, agents and representatives, from and against any and all actions brought by any third party to challenge the Project or its approval by the City, including environmental determinations. Such indemnification shall include any costs and expenses incurred by Agency and City in such action(s), including reasonable attorney’s fees.

Planning - Project Specific Conditions

P32. Except where not specifically stated in the Central Coast Business Park Specific Plan SP 14-01, the Specific Plan shall have precedence over zoning regulations.

I, Chad Penrod, representative for The McGaelic Group, the project applicant, do hereby declare under penalty of perjury that the applicant accepts all conditions imposed by the Planning Commission in their approval of the project and the applicant agrees to comply with these conditions and all other applicable laws and regulations at all times.

By: Chad Penrod, The McGaelic Group Date

DRAFT Conditions of Approval 2 SP 14-01 – Specific Plan Planning Commission Review Central Coast Business Park September 9, 2015 ATTACHMENT NO. 3

RESOLUTION NO. 813 (15)

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LOMPOC APPROVING A TENTATIVE PARCEL MAP (LOM 599) FOR THE CENTRAL COAST BUSINESS PARK

WHEREAS, a request was received by Chad Penrod, representing The McGaelic Group, the project applicant, for Planning Commission consideration of a proposal to subdivide an approximately 40 acre parcel of land into twelve (12) parcels. The project is located on West Central Avenue, between V Street and Barton Avenue (Assessor Parcel Numbers: 093-450- 014, -015, and -016); and

WHEREAS, the request was considered by the Planning Commission at a duly-noticed public meeting on September 9, 2015; and

WHEREAS, at the meeting of September 9, 2015, ______, was present and answered Planning Commissioners’ questions and addressed their concerns; and

WHEREAS, at the meeting of September 9, 2015, ______spoke in support of the project and ______one spoke in opposition to the project; and

WHEREAS, the Planning Commission has recommended City Council certification of the Final Environmental Impact Report (FEIR 14-01), for the project and, recommended adoption of the Statement of Overriding Considerations and Findings of Fact as required by the California Environmental Quality Act (CEQA).

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOMPOC RESOLVES AS FOLLOWS:

SECTION 1: After hearing testimony, considering the evidence presented, and due deliberation of the matters presented, the Planning Commission finds that:

A. The General Plan designation for the site is Industrial (I) which is consistent with the Industrial (I) zoning, and the staff analysis concludes the proposed Tentative Parcel Map is consistent with the applicable General Plan objectives, policies, land uses and programs; therefore, the proposed Tentative Parcel Map is consistent with the General Plan.

B. The proposed site creates lots that are of reasonable size to support existing and future development; therefore, the subdivided land is physically suitable for the type and density of industrial development.

C. The proposed subdivision is in general compliance with the City’s policies and ordinances, as conditioned; therefore, the proposed Tentative Parcel Map is not likely to cause environmental damage or substantially and unavoidable injure fish or wildlife or their habitat or cause serious public health problems.

PC Resolution No. 813 (15) Page 2 Central Coast Business Park Tentative Parcel Map

SECTION 2: After reviewing and considering The Central Coast Business Park Specific Plan project FEIR and the Findings of Fact prepared for Planning Commission review, hearing testimony, considering the evidence presented, and due deliberation of the matters presented, the Planning Commission hereby recommends that the City Council certify the Final Environmental Impact Report EIR 14-01 as complete and in compliance with the California Environmental Quality Act (Public Resources Code Sections 21000 et seq.) and CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.)

SECTION 3: The Planning Commission resolves that this resolution shall be forwarded to the City Council with the Commission recommendation that the Council approve tentative Parcel Map LOM 599 as proposed on September 9, 2015 subject to the conditions attached as Exhibit A which are incorporated by reference as if fully set forth herein.

The foregoing resolution, on motion by Commissioner ______seconded by Commissioner ______, was adopted at the regular Planning Commission meeting of September 9, 2015 by the following vote:

AYES:

NOES:

______Lucille T. Breese, AICP, Secretary Ron Fink, Chair

Exhibit A: Conditions of Approval (LOM 599)

DRAFT CONDITIONS OF APPROVAL LOM 599 TENTATIVE PARCEL MAP CENTRAL COAST BUSINESS PARK WEST CENTRAL AVENUE - APN: 093-450-014, -015, -016

The following Conditions of Approval apply to the Central Coast Business Park Tentative Parcel Map LOM 599 received December 6, 2013 and August 31, 2015, and reviewed by the Planning Commission on September 9, 2015.

I. PLANNING

Planning - General Conditions

P1. All applicable provisions of the Lompoc City Code are made a part of these conditions of approval in their entirety, as if fully contained herein.

P3. Owner agrees to and shall indemnify, defend, protect, and hold harmless City, its officers, employees, agents and representatives, from and against any and all claims, losses, proceedings, damages, causes of action, liabilities, costs and expenses, including reasonable attorney’s fees, arising from or in connection with, or caused by (i) any act, omission or negligence of Owner, or their respective contractors, licensees, invitees, agents, sublessees, servants or employees, wherever on or adjacent to the Property the same may occur; (ii) any use of the Property, or any accident, injury, death or damage to any person or property occurring in, or on or about the Property, or any part thereof, or from the conduct of Owner’s business or from any activity, work or thing done, permitted or suffered by Owner or its sublessees, contractors, employees, or invitees, in or about the Property, other than to the extent arising as a result of City’s sole active negligence or to the extent of any willful misconduct of the City; and (iii) any default in the performance of any obligations of Owner’s part to be performed under the terms of this Agreement, or arising from any negligence of Owner, or any such claim or any action or proceeding brought thereon; and in case any action or proceedings be brought against the City, its officers, employees, agents and representatives, by reason of any such claim, Owner, upon notice from City, shall defend the same at its expense by counsel reasonably satisfactory to City.

DRAFT Conditions of Approval 1 LOM 599 – Tentative Parcel Map Planning Commission Review Central Coast Business Park September 9, 2015

P4. Planning Commission approval of LOM 599 is valid for twenty-four (24) months, prior to the expiration of the Map the applicant may request a twelve (12) month extension. LOM 599 shall expire on October 20, 2017, unless the applicant requests a time extension as outlined by City standards.

Planning - No Project Specific Conditions

II. ENGINEERING

Engineering - General Conditions

EN1. A Final Map shall be prepared in accordance with the Subdivision Map Act, Section 66426. Upon approval or conditional approval of the Tentative Map by the Planning Commission, a complete review by the Engineering Division of all plans and documentation required by the Subdivision Ordinance of the City of Lompoc shall be required before the acceptance of the Final Map by the City Engineer.

EN2. The Final Map shall be prepared by or under the direction of a registered civil engineer or licensed land surveyor.

EN3. In conformance with Chapter 27, Section 2824 of the Lompoc City Code, the Final Map shall be prepared based upon the control monuments as established by the City of Lompoc Coordinate Control System by Record of Survey filed August 22, 2003, in Book 172, Pages 4 through 7, Santa Barbara County Records. The Final Map shall indicate and identify the control monuments utilized in the preparation thereof. The Final Map shall be delivered in a computer format readily compatible for transfer to the City Geographic Information System at the time of map approval. The following computer formats are acceptable for delivery: DGN (native Microstation); DWG; DXF.

EN4. After the Final Map has been prepared and is ready for review, the Applicant’s Engineer shall submit three (3) sets of prints to the Engineering Division for the first plan check.

EN5. Final Map shall comply with Engineering Division’s “Development Assistance Brochure” entitled “Checklist For Completeness of Subdivision Maps.” Development Assistance Brochures can be downloaded from the City Engineering web page:

http://www.cityoflompoc.com/departments/pworks/engineering.htm.

EN6. Final Map shall show street centerline monuments set in standard street monument wells per City Standards.

EN7. At the completion for plan review for the Final Map and before the City Council will consider acceptance of the Final Map, the required plans, fees and documentation shall be submitted to the Engineering Division. The fees and documentation typically include, but are not limited to, the following:

 A Title Report current within the last ninety days.

DRAFT Conditions of Approval 2 LOM 599 – Tentative Parcel Map Planning Commission Review Central Coast Business Park September 9, 2015

 Final Map original mylars signed and notarized by the Owner, and signed and stamped by the engineer.  Improvement Plan original mylars signed and stamped by the engineer.  Three (3) sets of signed Improvement Agreement.  Final Map Application and the Plan Check fee.  Improvement Security.  Faithful Performance Security.  Labor and Materials Security.  Monuments Security.  Final Map and Improvement Plans delivered in a computer format readily compatible for transfer to the City Geographic Information System.  Certificate of Insurance  Encroachment Permit and Fee.

 Proof “Tax Bond” has been recorded with the County of Santa Barbara.  Recording Fee.

Engineering - Project Specific Conditions

EN8. Aviation Drive shall be a private street and shall have access, drainage and public utility easements as necessary.

EN9. Avila Court shall be a private street and shall have public utility easements as necessary.

EN10. Final Map shall dedicate ROW at project intersections as needed to accommodate dedicated turn lanes, traffic signal installation and truck turning movements. The ROW dedication shall match the approved Public Improvement Plans.

EN11. Vehicular access is denied between Lots 1-4 and Central Avenue. A “No Access Easement” shall be dedicated along the south property line of Lots 1-4.

EN12. A 20’ wide PUE shall be dedicated along the north property line of Lots 9-12.

EN13. A 15’ Private Drainage Easement shall be dedicated along the south property line of Lots 1-3 to provide for cross-lot drainage of Lots 1-4.

I, Chad Penrod, representative for The McGaelic Group, the project applicant, do hereby declare under penalty of perjury that the applicant accepts all conditions imposed by the Planning Commission in their approval of the Tentative Parcel Map – LOM 599 and the applicant agrees to comply with these conditions and all other applicable laws and regulations at all times.

By: Chad Penrod, The McGaelic Group Date

DRAFT Conditions of Approval 3 LOM 599 – Tentative Parcel Map Planning Commission Review Central Coast Business Park September 9, 2015 ATTACHMENT NO. 4

RESOLUTION NO. 814 (15)

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LOMPOC APPROVING A DEVELOPMENT PLAN FOR THE DEVELOPMENT OF A BUSINESS PARK LOCATED AT 1401 WEST CENTRAL AVENUE (DR 13-14)

WHEREAS, A request from Chad Penrod, representing The McGaelic Group, for Planning Commission consideration of a proposal to subdivide an approximately 40-acre area of land into twelve (12) parcels and create a Specific Plan to develop future business park development which could include a mix of manufacturing, warehousing, hangar/storage space, and office use. The project is located on West Central Avenue, between V Street and Barton Avenue (Assessor Parcel Numbers: 093-450-014, -015, and -016) (“the Project”); and

WHEREAS, the matter was considered by the Planning Commission at a duly-noticed public meeting on September 9, 2015;

WHEREAS, at the meeting of September 9, 2015, ______, was present and answered Planning Commissioners’ questions and addressed their concerns;

WHEREAS, at the meeting of September 9, 2015, ______spoke in favor of, _____spoke in opposition to the project; and

NOW, THEREFORE, THE LOMPOC PLANNING COMMISSION RESOLVES AS FOLLOWS:

SECTION 1: After hearing testimony, considering the evidence presented, and due deliberation of the matters presented, the Planning Commission finds that the proposed business park, as conditioned, meets the requirements of the Lompoc Municipal Code and is consistent with the applicable policies and development standards, therefore the Planning Commission finds that:

A. The proposed use, as conditioned, is consistent with the applicable policies and development standards set forth in Lompoc Municipal Code Chapter 17.048.

B. The site for the proposed use is adequate in size and topography to accommodate said use, and all yards, spaces, walls and fences, parking, and landscaping are adequate to properly adjust such use with the land and uses in the vicinity.

PC Resolution No. 814 (15) Page 2 Central Coast Business Park Preliminary Development Plan

C. The site of the proposed use relates to streets and highways adequate in width and pavement to carry the quantity and kind of traffic generated by the proposed use.

D. The proposed use will have no adverse effect upon the abutting and surrounding property from the permitted uses thereof.

E. The proposed use is similar to and within the intent and purpose of the Industrial (I) zoning district.

F. The proposed use is not more obnoxious or detrimental to the public welfare, and is of a comparable nature and of the same class as the uses enumerated in Section 17.048.020 of the Lompoc Municipal Code.

G. The conditions stated in Exhibit A to this Resolution are necessary to protect the public health, safety, and welfare.

SECTION 2: The Planning Commission resolves that this resolution shall be forwarded to the City Council with the Commission recommendation that the Council adopt the Development Plan (DR 13-14) for the Central Coast Business Park Specific Plan including the Conditions of Approval (Exhibit A) and Mitigation Measures (Exhibit B).

The foregoing Resolution was adopted, on motion by Commissioner ______, seconded by Commissioner ______, at the Planning Commission meeting of September 9, 2015 by the following vote:

AYES:

NOES:

Lucille T. Breese, AICP, Secretary Ron Fink, Chair

Exhibit A: Conditions of Approval (DR 13-14) Exhibit B: Mitigation Measures (EIR 14-01)

Exhibit A

DRAFT CONDITIONS OF APPROVAL DR 13-14 – CENTRAL COAST BUSINESS PARK PRELIMINARY DEVELOPMENT PLAN WEST CENTRAL AVENUE – APN: 093-450-014, -015, -016

The following Conditions of Approval apply to all development within the Central Coast Business Park Plan Area, as identified in the Central Coast Business Park Specific Plan (SP 14-01).

I. PLANNING

Planning - General Conditions

P1. All applicable provisions of the Lompoc City Code are made a part of these conditions of approval in their entirety, as if fully contained herein.

P3. The applicant is advised that certain fees and charges will be collected by the City prior to issuance of building permits and/or prior to issuance of certificates of occupancy.

DRAFT Conditions of Approval 1 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 reasonable attorney’s fees, arising from or in connection with, or caused by (i) any act, omission or negligence of Owner, or their respective contractors, licensees, invitees, agents, sublessees, servants or employees, wherever on or adjacent to the Property the same may occur; (ii) any use of the Property, or any accident, injury, death or damage to any person or property occurring in, or on or about the Property, or any part thereof, or from the conduct of Owner’s business or from any activity, work or thing done, permitted or suffered by Owner or its sublessees, contractors, employees, or invitees, in or about the Property, other than to the extent arising as a result of City’s sole active negligence or to the extent of any willful misconduct of the City; and (iii) any default in the performance of any obligations of Owner’s part to be performed under the terms of this Agreement, or arising from any negligence of Owner, or any such claim or any action or proceeding brought thereon; and in case any action or proceedings be brought against the City, its officers, employees, agents and representatives, by reason of any such claim, Owner, upon notice from City, shall defend the same at its expense by counsel reasonably satisfactory to City.

Planning - Mitigation Monitoring Conditions

P31. In accordance with Lompoc City Code Section 8.08.030.E, hours of construction shall be limited to: Monday through Friday - between the hours of 7:00 a.m. and 6:00 p.m. Saturday - between the hours of 9:00 a.m. and 6:00 p.m. Sunday - None Minor modifications to the hours of construction may be granted by the Planning Manager.

P32. All mitigation measures set forth in the Central Coast Business Park Final Environmental Impact Report (EIR) (SCH. No. 2014021048) are hereby incorporated into these Conditions of Approval, as if fully contained herein, except those found infeasible pursuant to §15091 of the State CEQA Guidelines.

P33. The applicant shall enter into a Mitigation Monitoring Agreement with the City of Lompoc, which shall assure continuing compliance with the Mitigation Measures set forth in the Final EIR. The Agreement shall be reviewed and approved by the City Attorney, and shall be recorded prior to the issuance of any construction permit.

P34. The applicant shall pay the costs associated with implementation of the Mitigation Monitoring Program prior to issuance of the first Certificate of Occupancy for any building in the project. The costs associated with implementation of Mitigation Monitoring Program shall be calculated on a time and materials basis.

P35. Minor changes to the Mitigation Monitoring Program may be made by the Planning Manager. Such changes shall not result in alteration of any mitigation measures, but shall be restricted to changes related to which phase of the Mitigation Monitoring Program (e.g., plan check, construction, pre-occupancy, post-occupancy) a mitigation measure is to be completed. Any such changes may be approved when it is found to be impractical to require completion of a mitigation measure during the phase specified in the Mitigation

DRAFT Conditions of Approval 2 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 Monitoring Program. Planning - Project Specific Conditions

P36. Except where not specifically stated in the Central Coast Business Park Specific Plan SP 14-01, the Specific Plan shall have precedence over zoning regulations.

P37. All common area landscaping along Barton Avenue, Central Avenue, V Street, Aviation Drive and Avila Court shall be installed prior to building permit issuance for the first developed lot.

P38. If paleontological artifacts are unexpectedly unearthed during excavation, an evaluation of the artifacts and the site shall be conducted by an experienced paleontologist. An appropriate plan for the preservation of the artifacts shall be prepared by the paleontologist and implemented, while being overseen by that paleontologist. Construction work may be allowed to continue on other parts of the construction site while mitigation takes place.

Planning - Covenants, Conditions & Restrictions (CC&R’s)

P39. Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the City for approval, prior to recordation. The applicant shall create a Property Owner’s Association (POA) for the maintenance of the common facilities, including but not limited to: common areas, landscaping, and private streets.

P40. The Covenants, Conditions & Restrictions (CC&R’s) shall state that no provision in the CC&R’s which is included as a result of these conditions of approval may be amended without the prior written approval of the City. The Covenants, Conditions & Restrictions (CC&R’s) shall be reviewed and approved as to form by the City Attorney, prior to issuance of building permits. The CC&R’s shall state that no provision in the document may be amended without the prior written approval of the City of Lompoc.

P41. The CC&R’s shall include the following restrictions:

a. Each purchaser of an individual lot shall receive copies of the Mitigation Monitoring and Reporting Program (MMRP) for the Central Coast Business Park as well as copies of Conditions of Approval of the Tentative Parcel Map LOM 599, Specific Plan SP 14-01, and the Preliminary Development Plan DR 13-14.

b. The fair share percentage contribution for the CCBP shall be equally distributed to each of the twelve developable lots to be paid prior to the building permit issuance.

c. Only the northern most parcels of the project site, Lots 9, 10, 11 and 12, may potentially allow airplanes direct access to the City of Lompoc Airport to the north. Any development proposing this access would be required to coordinate with the City regarding an Access Agreement and associated fee. The fee would be based on the loss of revenue to the Airport for the use of leasable space.

d. Required street improvements shall be maintained annually by the Specific Plan Property Owner’s Association (POA). Filters shall be checked and cleaned out at least once a year, prior to the rainy season and when they become blocked. The fossil filter pouch shall be replaced a minimum of once every three years. Each

DRAFT Conditions of Approval 3 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 required element shall be repaired or replaced as needed, when not functioning properly, not visible, or no longer living. e. The Property Owners Association (POA) shall establish green waste recycling through its landscape maintenance or waste hauling contracts. Green waste recycling includes such things as grass recycling (where lawn clippings from a mulching-type mower are left on the lawn) and on- or off-site composting. This measure shall be implemented to reduce green waste going to landfills. If such services are not available through the yard maintenance or waste haulers in the area, the POA shall provide individual property owners with information about ways to recycle green waste individually and collectively. Property owners shall be notified of such in the CC&Rs.

f. To ensure the safety of any potential subsurface archaeological sites or deposits that may be present, the following procedures must be employed when:

 Subsurface testing will be conducted on an individual parcel basis, using a backhoe. Backhoe trenches, measuring approximately 5 to 6 feet in length, will be excavated to a minimum depth of 6 feet, in approximate 6-inch lifts.  One large bucket of soil from each lift will be screened through a one-eighth- inch mesh by archaeologists and examined for the presence of artifacts or other archaeological indicators (e.g., midden soil, shellfish, or burnt animal bone fragments).  Any identified artifacts/archaeological indicators will be collected and bagged by trench and level.  To the degree possible, in light of trench safety issues, the soils stratigraphy of each trench will be documented.  A total of up to 48 backhoe trenches will be excavated on the project site (which could contain up to 12 parcels), allocated as follows: Parcels No. 9 to 12 (each approximately 3.5 acres), 6 trenches each; Parcels No. 1 to 8 (each approximately 2.5 acres), 4 trenches each. These will be approximately evenly distributed across each parcel to achieve a representative sampling of the subsurface conditions.  A Native American monitor representing the Santa Ynez Chumash Reservation will be present during the excavation.  A letter report documenting the results of the extended Phase I survey will be submitted to the City of Lompoc, Community Development Department, within five days of the completion of the work.  In the event of an unanticipated discovery of human remains, the Santa Barbara County Coroner shall be notified immediately. If the human remains are determined to be prehistoric, the coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant (MLD). The MLD shall complete the inspection of the site within 48 hours of notification and may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials.  Should the results for any given parcel(s) indicate the presence of intact archaeological remains, a more detailed report outlining the discovery will also be submitted within one month of the completion of the fieldwork. This will include a description of the procedures followed during the extended Phase I survey, a summary of the findings, and an analysis of the recovered remains.  Final disposition of any recovered archaeological remains (e.g., museum

DRAFT Conditions of Approval 4 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 curation, reburial) will be determined through consultation between the landowner, the Santa Ynez Chumash Reservation Elders’ Council, and the City of Lompoc.  Should intact archaeological resources be identified within one or more parcels, additional archaeological testing (Phase II Testing and Determination of Significance) may be required to more accurately define the size, nature, and significance of the discovery. In the event of such a discovery, all efforts shall be made to preserve those remains through project redesign and/or protective soil capping, thereby minimizing potential adverse impacts. Should preservation prove unfeasible, potential adverse impacts would be mitigated through Phase III data recovery.

II. FIRE

Fire - General Conditions

F1. A Knox key box shall be installed as directed by the Fire Code Official for each building.

F2. All fire extinguishers required to have an ‘A’ rating shall be sized 2A10BC. Location, number and types shall be in accordance the California Code of Regulations Title 19.

F4. Ensure proper licensing of fire protection system engineers and California State Fire Marshal licensed installers for design specific systems. Additionally, a City of Lompoc business license may be required of any installers. Verify with the City Clerk any concerns for the local business license of project employees.

F5. Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. Those numbers shall contrast with their background. Where required by the Fire Code Official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. 2013 CFC 505.1

F6. Compliance shall be required to meet in accordance with the most restrictive of the following: 2013 California Fire Code (CFC) as amended by the City of Lompoc, the 2013 California Building Code (CBC), and the Lompoc City Municipal Code.

Fire - Project Specific Conditions

F7. Fire department connection locations shall be discussed and approved by the Lompoc Fire Department. Contact the Deputy Fire Marshal (805) 875-8063.

F8. All newly installed Fire Department connections will be required to install Knox brand FDC caps (or substantially similar as determined by the Fire Chief). Lompoc Ordinance No. 1601 Section 507.5.8

F9. The hydrant and the FDC connection shall be on the same side of the driveway with the following standards:

i. Within 40 feet from an approved roadway or driveway and arranged so that hose

DRAFT Conditions of Approval 5 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 lines can be readily attached to the inlets without interference from any nearby objects including buildings, fences, posts, plantings, or other Fire Department connections or otherwise approved by the Fire Chief or his/her designee; ii. Within 50 feet from an approved hydrant; iii. So that the inlet height shall not be less than 18 inches or more than 48 inches above grade; and iv. Guard posts or other approved means shall be required to protect Fire Department inlet connections from vehicular damage.

F10. All gates shall provide 20 feet of access for emergency purposes.

i. 2013 CFC D103.5#1- The minimum gate width shall be 20 feet. ii. 2013 CFC D103.5#2- Gates shall be of the swinging or sliding type. iii. 2013 CFC D103.5#3- Construction of gates shall be of materials that allow manual operation by one person. iv. 2013 CFC D103.5#5- Electric gates- shall have emergency opening devices approved by the fire code official.

In addition, the project should be conditioned to provide funding for future traffic preemption devices for any traffic signals added to accommodate the project.

III. POLICE DEPARTMENT

No General or Project Specific Conditions

IV. ENGINEERING

Engineering - General Conditions

EN1. Public Improvements are required with this development. Public Improvements include all work within the public right-of-way or easement and for LOM599 shall include the construction of the private streets and stormdrains. Separate Public Improvement Plans are required.  Public Improvements: a. Utilities – Electric (conduit, transformers, street lights, etc.), Water, and Sewer b. Streets, Sidewalk, and Curb & Gutter (Public and Private) c. Street Signing and Striping d. Drainage – Storm Drain Lines, Inlets & Filters, Main Lines, Sidewalk Drains, etc. e. Existing and proposed public easements (permanent structures shall not be constructed over any public easements)  Private Improvements: a. Connection Points to utility mains for sewer laterals, water services and storm drain.

EN2. Public Improvement Plans shall be prepared by or under the supervision of a registered civil engineer.

EN3. All Public Improvements shall be provided at the Applicant’s expense and in accordance with City of Lompoc “Standard Requirements for the Design and Construction for

DRAFT Conditions of Approval 6 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 Subdivisions and Special Developments”. These Standard Requirements are available at:

http://www.cityoflompoc.com/standards/

EN4. “Development Assistance Brochures” are available to facilitate the preparation of plans and reports by the Applicant’s engineer and are an essential reference for the preparation of the Grading and Public Improvements Plan submittals. “Development Assistance Brochures” are available at:

http://www.cityoflompoc.com/PublicWorks/develop_asst.htm

EN5. In conformance with Title 12, Chapter 12.28.040 of the Lompoc City Code, the Improvement Plans, including but not limited to, grading, water, sewer, streets, electrical system, and other surface and subsurface improvements, shall be prepared based upon the control monuments as established by the City of Lompoc Coordinate Control System by Record Of Survey filed August 22, 2003, in Book 172, Pages 4 through 7, Santa Barbara County Records. All drawings, improvement plans and survey maps shall be prepared in accordance with the requirements currently in effect.

EN6. An "R" value shall be determined by the Soils Investigation and included in the Soils Report or an “R” value of 15 can be assumed for design. A note shall be placed on the Public Improvement Plan stating that “R” value samples shall be obtained and tested at the completion of rough grading, and the pavement sections confirmed or revised, to the satisfaction of the City Engineer.

Easement Dedication

EN7. All public utilities such as water mains, sewer mains, electric lines, electric transformers, etc., within the development shall be located within public utilities easements (PUE).

PUE’s shall be dedicated on the Final Map, unless otherwise agreed to by the City Engineer. If not proposed as part of the Final Map, the PUE shall be prepared by a licensed land surveyor or qualified civil engineer. Grant deed forms are available at:

http://www.cityoflompoc.com/PublicWorks/engineering.htm

Applicant shall submit a draft copy of the deed (including an 8-1/2’’x11’’ deed map) to the Engineering Division for review and approval. With draft submittal include all referenced documents and a preliminary title report current within the last ninety days.

After the Engineering Division has reviewed and approved the draft grant deed, the Applicant will submit the original deed to the Engineering Division for acceptance and recordation. The submitted deed originals must be signed by the grantee(s) and notarized, and signed and stamped by a licensed land surveyor or qualified civil engineer. A PUE deed ready for recordation shall be on file in the Engineering Division prior to approval of the Improvement Plans.

Plan Review

EN8. After the Public Improvement Plans have been prepared and are ready for City review, the Applicant’s Engineer shall submit FOUR (4) sets of prints to the Engineering Division for

DRAFT Conditions of Approval 7 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 the first plan check. The Public Works Department, Utility Services Department, Fire Department, Building Department and Planning Department will review the check prints for conformance with the project conditions and City Standards. Plan submittal shall include additional information as required herein.

EN9. First plan check submittal shall include hydraulic calculations (storm drain and sanitary sewer), a current Soils Investigation Report, and all other calculations and data necessary for review and approval of the project plans.

Landscape Plans

EN10. Any landscape and irrigation plans required by the Planning Division shall be approved by the Public Works and Utility Departments prior to Public Improvement Plan approval by the Engineering Division. An approval block shall be provided on the landscape plan title sheet for the City Engineer’s signature.

EN11. All trees and large rooted shrubbery must be planted at least ten feet away from public utilities, including but not limited to, water, sewer, electric, stormdrain, cable and telephone.

Permits & Fees

EN12. Encroachment Permit Fees are based on the City fee schedule in effect at the time first plan check is submitted.

EN13. An Encroachment Permit shall be obtained from the Engineering Division for any work within City street right-of-way or easement. An itemized Engineer's cost estimate for construction of the proposed public improvements noted in EN1 shall be submitted to the Engineering Division and is used for determining the Encroachment Permit Fee. The Form used for Cost Estimates may be obtained on the City’s website at the following location.

http://www.cityoflompoc.com/PublicWorks/engineering.htm

EN14. Prior to the issuance of an Encroachment Permit, the Applicant shall provide a letter to the Engineering Division, addressed to the City Engineer, stating that the engineer who prepared the Public Improvement Plans, or his/her designated representative, will perform periodic site observations of work shown on the approved Public Improvement Plans and that Record Drawings will be submitted and approved prior to occupancy.

EN15. Street Improvement and Traffic Signal Impact Fees will be imposed upon the issuance of a building permit and are based on the City of Lompoc Development Impact Fee Schedule in effect at the time of permit issuance.

Drainage

EN16. A Drainage/Hydrology Report shall be submitted to the Engineering Division with the first plan check submittal of the Public Improvement Plans.

EN17. Drainage from parking lots to the public right-of-way or easement will be filtered through a City approved filter system. The filter shall be located on the development property and

DRAFT Conditions of Approval 8 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 maintained by the property owner.

Sidewalk/Driveways

EN18. All driveways shall provide a minimum 4-foot sidewalk area behind the apron, at 2 percent slope toward the street, for ADA compliance. Final Approval

EN19. Prior to issuance of the Certificate of Occupancy, any Public Improvements damaged during construction shall be repaired as directed by the Public Works Inspector and in conformance with the City of Lompoc Standard Plans and Specifications.

EN20. Prior to issuance of the Certificate of Occupancy, Record Drawings in conformance with Development Assistance Brochure (DAB) E-30 shall be prepared and approved by the City Engineer. DAB E-30 can be downloaded from the City Engineering web page:

http://www.cityoflompoc.com/departments/pworks/engineering.htm

EN21. After construction is complete and the City has approved the Record Drawings, the Applicant shall:

A. Provide the City Management Services Department, Information Systems Division, with a copy of the Record Drawings, in a computer format readily compatible for transfer to the City Geographic Information System. The following computer formats are acceptable for delivery: DGN (native Microstation); DWG; DXF. Record Drawing information submitted in computer format shall include, but not limited to the following:

WATER WASTEWATER ELECTRIC DRAINAGE SURFACE Mains Mains Lines Manholes Road Valves Manholes Transformers Inlets Curb/Gutter Blowoffs Lift Stations Junction Boxes Swales Sidewalk Air Vacs Laterals Pull Boxes Basins Drives Fire Hydrants Poles Structures Access Ramps Services Street Lights Filters Parking Lots Meters Curb Drains Survey Mon’s RP Backflow Walls Bus Turnouts

Engineering - Project Specific Conditions

EN22. Construction of the infrastructure proposed per the Central Coast Business Park Specific Plan (including, but not limited to the streets, utilities, lighting and storm drains) shall not be phased and shall be installed or bonded for prior to Final Map recordation.

EN23. Prior to Final Map recordation, all of the improvement plans for the site, including but not

DRAFT Conditions of Approval 9 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 limited to streets (public and private), utilities, lighting and storm drain, shall be reviewed and approved by the City of Lompoc. The design Engineer shall provide an Engineer’s Cost Estimate for the proposed improvements to be reviewed and approved by the Engineering Division.

EN24. Prior to Final Map recordation, the improvements noted in EN23 shall be constructed and accepted by the City (as required) or bonded for. If the request is to bond for the improvements, the City will approve the bond amount based on the Engineer’s Cost Estimate.

EN25. The estimated cost for the H Street and Central Avenue intersection improvements, adjusted for 2015 dollars is $1,615,300. The fair share percentage contribution of 55.8% identified in the Central Coast Business Park Traffic and Circulation Study prepared by Associated Transportation Engineers and dated June 10, 2014, multiplied by $1,615,300 equals $901,337.40. This amount of contribution can be divided by the proposed 12 Lots and paid upon the development of each lot. The 1/12 portion of $75,111.45 shall be provided to the Engineering Division prior to issuance of any building permit for each of the individual Lots 1-12.

EN26. All Public Improvements shall be installed and accepted by the City of Lompoc prior to first certificate of occupancy for the Tract. Phasing of the Improvements is not allowed.

EN27. The Development of Lots 1-12 shall comply with all of the Design Guidelines and Mitigation Measures in the Specific Plan and EIR.

EN28. In accordance with Mitigation Measure MM 4.5-2, the Contractor shall submit for review and approval by the City of Lompoc the Construction Traffic management Plan prior to issuance of a Grading Permit for any individual project within the CCBP Specific Plan Area.

EN29. Storm drainage design and hydrology calculations and report shall be reviewed and approved by Santa Barbara County Flood Control for proposed discharge to the existing channel. Verification of the approval shall be provided to the City of Lompoc Engineering Division prior to issuance of first grading permit.

EN30. The easterly half of the cul-de-sac and a 16’ wide southbound travel lane with bicycle lane on “V” Street shall be installed and accepted by the City prior to the first occupancy of the Central Coast Business Park Specific Plan Area.

EN31. Class III Bike Lane signs shall be included from the intersection of Aviation Drive and “O” Street to the intersection of Aviation Drive and “V” Street.

EN32. The proposed signal at the intersection of Central Avenue and Barton Avenue shall be installed and accepted by the City prior to the first occupancy of the Central Coast Business Park Specific Plan Area.

EN33. The required upgrades/changes to the existing signal at the intersection of Central Avenue and “V” Street shall be included in the Public Improvements and shall be installed and accepted by the City prior to the first occupancy of the Central Coast Business Park Specific Plan Area.

DRAFT Conditions of Approval 10 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015

EN34. Provide Traffic Index throughout the project in accordance with the proposed industrial truck traffic and existing trash truck traffic on “V” Street.

V. ELECTRIC

Electric - General Conditions

EL1. The Developer shall sign a Line Extension Agreement and pay all costs for the City to furnish and install electric power lines/equipment to and within the proposed development. These costs will include all labor, labor overhead, material, material handling charges and equipment/vehicle rentals necessary for the City to extend the City’s electrical distribution system to serve the project. The total estimated cost, as mentioned in the Line Extension Agreement, must be paid prior to the City issuance of building permits.

EL2. The Developer shall provide a single line diagram showing voltage, phase, load requirements and size of planned switchboard. Three-phase electric services up to 200 Amps shall have 7-jaw meter sockets. Three-phase electric services above 200 Amps shall have 13-jaw meter sockets and provisions for a test switch and current transformers. The main switchboard shall conform to Electric Utility Service Equipment Requirements approved by the City of Lompoc. The developer shall pay the meter installation fee prior to the issuance of the building permit.

EL3. Electric meters and main disconnect switches shall be located on the exterior of the building or in an enclosure opening only to the exterior of the building. Meter enclosures shall be accessible at all times to electric division personnel. If the enclosure is to be locked, the lock shall be keyed to Schlage Lock No. C38587.

EL4. The Developer shall provide all necessary trenching and backfilling to Electric specifications. This will include trenching for primary cable, secondary cable, street light wiring and associated vaults and boxes. The Developer shall provide transformer pads as required. The project shall be at final grade prior to trenching for installation of underground electric facilities.

EL5. The Developer shall furnish and install the service wire and conduit from the service panel to the transformer or secondary box. Upon approval of the building inspector, the City will make the final connections to the transformer and energize the service.

EL6. Provide and install one 2-inch conduit, from the pull box in the street easement to the building, in same trench with the electrical service conduit.

Electric - Project Specific Conditions

EL7. A Public Utility Easement will be required for all City owned electrical lines and pad mounted equipment located on private property.

EL8. City of Lompoc Electric will provide design of electric system for proposed development.

DRAFT Conditions of Approval 11 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 EL9. Electrical conduits and vaults will be required along northern parcel boundary from V St. to O St. in addition to the service extension within the developments interior for electrical capacity and reliability.

EL10. Demolition of existing turn around on Aviation Drive will require existing electric vault removals and conduit rerouting.

EL11. Proposed street lights on private streets shall be City owned.

EL12. Widening of Central Ave. will require relocation of existing 4’x4’ electrical vault out of traffic lane.

EL13. Conduit stub-outs will be required across V Street in two locations to facilitate removal of existing overhead power lines.

VI. SOLID WASTE

Solid Waste - General Conditions

SW1. Trash enclosures shall be designed in accordance with City standards for up to 450-gallon automated containers accessible to automated trash collection trucks and in locations as approved by the City Solid Waste Superintendent. The trash collection trucks are side loading and have a 40-foot turning radius. On-site circulation for the trucks shall be designed so trash collection trucks will not need to back up in order to turn around and exit.

SW2. Trash enclosures shall not have any doors and shall be enclosed on three sides with a six- foot wall, which is architecturally compatible with the on-site buildings as approved by the City Planner.

SW3. Trash enclosure access openings must be placed no more than one-foot from drive aisle.

SW4. Trash containers must be kept side-by-side and parallel with alley or drive aisle. Enclosures with more depth than the minimum required seven-foot depth of one container must be constructed with a wheel-stop sufficient to keep the containers at the front edge of the enclosure so that the operator of the trash collection truck does not have to move containers out for collection.

SW5. If the applicant cannot provide an acceptable on-site trash enclosure, the property owner shall submit a written agreement indicating that the property owner/business operator will relocate the dumpster on collection days to a location as approved by the Solid Waste Superintendent. The applicant shall return the dumpsters to the enclosure within twelve (12) hours of pickup. Said agreement must be made prior to the issuance of building permits.

SW6. In accordance with the CalGreen Building Code (Sections 4.408 and/or 5.408), applicants are required to submit a site specific Solid Waste Management Plan (SWMP) and divert at least 50% of the construction materials during the project. The SWMP shall include, but not be limited to, the following information: identification of the waste materials to be diverted from landfill disposal through recycling or reuse, diversion methods and

DRAFT Conditions of Approval 12 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 strategies, identification of diversion facilities where materials will be taken, and the designee of the responsible party to implement the SWMP. The approved SWMP shall be reproduced on the architectural/construction plans.

Solid Waste - No Project Specific Conditions

VII. WATER

Water - General Conditions

W1. This facility must comply with plumbing cross-connection control standards as required by City Ordinance and State law for the protection of water supplies. Information on acceptable back-flow assemblies is available from the City Water Division.

W2. The size and location of all water meters shall be determined by the Engineer/Architect or authorized representative. All water meters will be furnished and installed by the Water Division at the expense of the Applicant.

W3. All meter protection shall be by an approved Reduced Pressure Principle Backflow Prevention Assembly (RP) at the service connection. Information on acceptable assemblies is available from the City Water Division.

W4. All public water system components must be constructed within public right-of-way or public easements.

W5. When a fire sprinkler system is required or proposed, the utility plan shall show the location of the Fire Department Connection (FDC) with reference dimensions to the nearest fire hydrant. Fire Department requires fire department connections to be within 50' of a fire hydrant.

W6. When a fire sprinkler system is required or proposed the utility plan shall show the fire line connection point to water main.

W7. All requests for information needed to design fire sprinkler systems and to determine available or needed fire hydrant flow shall be made with the City Water Division.

W8. All cross-connection control wet fire sprinkler systems with Fire Department Connection (FDC) shall be installed on private property and outside City right-of-way, per City Std. Dwg. No. 404 (last revised 06/2008).

Water - Project Specific Conditions

W9. A public water main shall be installed throughout the project, including along Aviation Drive and Avila Court. A 10” waterline shall be looped along the north and west of the site per the Conceptual Potable Water Plan provided in the Central Coast Business Park Specific Plan.

VIII. WASTEWATER

DRAFT Conditions of Approval 13 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015

Wastewater - General Conditions

WW1. All new sewer main and lateral installations will be of Polyvinyl Chloride Plastic (PVC) SDR35 sewer pipe, including all pipe fittings and miscellaneous appurtenances. No glue joints are permissible.

WW2. All PVC SDR35 sewer piping shall be furnished in the following lengths: Piping from 8” to 12” in diameter – 20’ maximum length Piping from 15” to 60” in diameter – 12.5’ maximum length

WW3. In existing paved streets or alleys trench backfill, from one-foot above sewer pipe to subgrade, shall be one-sack cement slurry. Slurry cement backfill shall conform to the provisions of Subsection 19-3.062, “Slurry Cement Backfill”, of the Caltrans Standard Specifications.

WW4. A grease interceptor/trap shall be installed in community buildings where commercial appliances will be used.

WW5. All food service establishments shall demonstrate compliance with Federal, State, and City requirements and sized according to the California Plumbing Code. In instances where multiple food service establishments are proposed, each food service establishment shall have its own grease trap/interceptor. A diagram of the grease trap(s)/interceptor(s) shall be included in the Grading plans and contain location, size, and type.

WW6. All Users proposing to dispose of industrial waste into the City’s sanitary sewer shall apply and obtain a wastewater discharge permit prior to connection and/or discharging into the City’s sanitary sewer.

WW7. All water softeners shall indicate type (i.e., self-regenerating, tank exchange) and location on either, the Architectural Plans for softeners indoors or the Grading Plans for softener outdoors. All water softeners shall comply with Federal, State, and City requirements. The discharge of self-regenerating water softeners is prohibited from entering the City’s sanitary sewer.

WW8. All wastewater improvements shall comply with Federal, State and City requirements for the protection of the City’s Wastewater System.

Wastewater - Project Specific Conditions

WW9. The existing 6” sewer main in “V” Street shall be upsized to a 10” sewer main to the connection in Central Avenue per the Conceptual Sanitary Sewer System Plan provided in the Central Coast Business Park Specific Plan.

WW10.The design Engineer for the proposed 10” sewer line shall provided stamped/signed calculations verifying the size, slopes and velocities of the proposed 10” sewer main. In addition, the design engineer shall provide verification that the existing 10” sewer in Barton Avenue is large enough to handle the additional project flows.

WW11.Plans for the upgrades to the existing inverted ciphon shall be part of the proposed

DRAFT Conditions of Approval 14 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 infrastructure noted in EN22 and shall be included on the Improvement Plans and in the Engineer’s Cost Estimate.

WW12.Each unit/suite must have a sampling port or manhole that exposes the wastewater lateral or a connection to the lateral to allow for wastewater sampling. The sampling port or manhole must be located outside of the building and be accessible to City staff at any reasonable time. Prior to installation of sampling port or manhole, the developer must obtain approval from Wastewater Division staff. IX. AVIATION/TRANSPORTATION

Aviation - No General Conditions

Aviation - Project Specific Conditions

X. BUILDING

Building - General Conditions

B1. The Project shall comply with the requirements of the most recently adopted California Code of Regulations Title 24 and City of Lompoc regulations.

B2. Plans shall be submitted by a California licensed architect and/or engineer when required by the California Architect's Practice Act and by CBC [A]107.3.4.

B3. A separate Grading Plan complying with City Standards and Appendix J of the 2013 CBC is required.

B4. Fire-resistive assemblies may be required for occupancy separation and/or exterior wall protection. Parapets may be required in accordance with the CBC and CFC.

B5. Dimensioned building setbacks and property lines, easements, street centerlines, and dimensions between buildings or other structures, along with all significant site features, shall be shown and identified on plot plans.

B6. All property lines and easements shall be shown and identified on the plot plan. A written statement by the Applicant that such lines and easements are shown is required.

B7. The Title/Cover /first sheet of the plans shall include:

a. Code Analysis addressing all work b. Complete Scope of Work to be performed

DRAFT Conditions of Approval 15 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 c. Occupancy group(s) d. Description of use(s) e. Type of construction f. Height of the structure(s) and number of stories g. Floor area of structure(s), existing and new, broken down by Use or Occupancy Type, with Totals.

B8. See City submittal requirements for other information that may be required in the Construction Documents, including but not limited to: Soils Engineer's Plan Review Letter, Energy Compliance Statements, CALGreen (CGBSC) code compliance forms, CWM Plan (Construction Waste Management Plan), listing of Special Inspections required, Deferred Submittals.

B9. State of California accessibility requirements shall be incorporated within the design of the site and structures.

B10. Fire sprinklers may be required per Building, Fire, and/or City codes.

B11. The Project shall show compliance with the CALGreen codes and current City and State water conservation regulations.

B12. Contractor shall minimize the use of street parking by construction workers and equipment during construction. Temporary toilet and handwash facilities for construction are required. Trash and debris shall be contained on-site.

Building - No Project Specific Conditions

XII. GRADING

Grading - General Conditions

GR1. Grading Plans shall be prepared by or under the supervision of a registered Civil Engineer or Architect.

GR2. Grading shall be designed in accordance with the City’s “Standard Requirements for The Design and Construction for Subdivisions and Special Developments,” as last revised. Said Standard Requirements are available online at:

http://www.cityoflompoc.com/PublicWorks/engineering.htm

GR3. Grading Plans shall be prepared in conformance with City of Lompoc “Development Assistance Brochures.” E-10 through E-90 that apply, “Development Assistance Brochures” are available to facilitate the preparation of plans and reports by the Applicant’s engineer and are an essential reference for the preparation of Grading Plan submittals. “Development Assistance Brochures” can be obtained from the City Engineering web page:

http://www.cityoflompoc.com/PublicWorks/develop_asst.htm

DRAFT Conditions of Approval 16 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 GR4. In conformance with Title 12, Chapter 12.28.040 of the Lompoc City Code, the Improvement Plans, including but not limited to, grading, water, sewer, streets, electrical system, and other surface and subsurface improvements, shall be prepared based upon the control monuments as established by the City of Lompoc Coordinate Control System by Record Of Survey filed August 22, 2003, in Book 172, Pages 4 through 7, Santa Barbara County Records. All drawings, improvement plans and survey maps shall be prepared in accordance with the requirements currently in effect.

GR5. First plan check submittal shall include estimated grading quantities, a current soils investigation report, retaining wall calculations, drainage and infiltration analysis/calculations, and all other pertinent information (as needed) relating to the Grading Plans and their approval.

GR6. The Soils Investigation Report shall be prepared by a Soils Engineer who will be retained by the Applicant to observe, test, and certify that all recommendations outlined in the Soils Investigation Report are fulfilled during construction. A signature block shall be provided on the Grading Plan stating that the Soils Engineer has verified that the plans are in accordance with the Soils Report. The signature block shall list the title of the Soils Report, the preparer and the dated prepared.

GR7. Dust and Erosion Control shall be in conformance with the Standards and regulations of the City of Lompoc.

GR8. An Erosion and Sediment Control Plan and related inspections, as required by the State Water Resources Control Board, will be required as a part of the grading permit.

GR9. Building pads shall have a drainage gradient of 2% toward approved drainage facilities. Finished grades shall slope 5% for 10 feet away from the building.

GR10. Grading Permit fees are based on Section 2 of the Master Fee Schedule adopted by City Council Resolution No. 5386(07).

GR11. A Grading Permit issued by the Building Division is required prior to any excavation or filling on the site. Any stockpiling of fill dirt will require a Temporary Grading Permit.

GR12. Prior to the issuance of a Grading Permit, the Applicant shall provide a letter to the Building Division, addressed to the Building Official, stating that the engineer who prepared the Grading Plans, or his/her designated representative, will perform periodic site observations of work shown on the approved Grading Plans. In addition, the letter shall state that the Owner is aware that as-built drawings will need to be completed by the design engineer and approved by the City prior to the issuance of the Certificate of Occupancy.

GR13. Drainage from parking lots and private streets to the public right-of-way will be filtered through a City approved filter system. The filter shall be located on the development property and maintained by the property owner.

GR14. Pre-development flow from adjacent properties onto the project site shall be maintained or accounted for in the final design.

GR15. The on-site drainage system must be properly designed to maximize infiltration of roof

DRAFT Conditions of Approval 17 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 and/or surface runoff into the underlying soil before discharging into a public storm drain, street or alley.

GR16. Parking lot design and structural section shall conform to the City's Standard Requirements, Section 8 and conforming to E-70 DAB.

GR17. Areas of the parking lots that will be used for truck traffic shall be designed with a heavier structural section than areas for passenger cars.

GR18. An “R” value shall be determined by the Soils Investigation and included in the Soils Report. A note shall be placed on the Grading Plan stating that “R” value samples shall be obtained and tested at the completion of rough grading, and the pavement sections confirmed or revised, to the satisfaction of the City Engineer.

GR19. Prior to the issuance of the Certificate of Occupancy, Record Drawings in conformance with Development Assistance Brochure (DAB) E-30 shall be prepared and approved by the City Building Official. DAB E-30 is available upon request at the Engineering Division or on line at the following City of Lompoc web address:

http://www.cityoflompoc.com/PublicWorks/pdf/E30.pdf

GR20. A licensed surveyor/engineer shall verify pad elevations, setbacks, and roof elevations and provide documentation to the City prior to the issuance of the Certificate of Occupancy.

GR21. After the Record Drawings have been approved, the Applicant shall provide the City Management Services Department, Information Systems Division, with the following as- build information, in a computer format readily compatible for transfer to the City Geographic Information System [computer formats acceptable for delivery include DGN (native Microstation); DWG (same as or less than Version 14); DXF]. Record Drawing information submitted in computer format will include but not be limited to the following:

Grading - Project Specific Conditions

GR22. Grading Permits for the 12 individual lots will not be issued until the Final Map has been accepted for recordation.

DRAFT Conditions of Approval 18 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015

XIII. STORM WATER

Storm Water - General Conditions

S1. A Notice of Intent shall be filed with the State Water Quality Control Board and a Storm Water Pollution Prevention Plan (SWPPP), meeting all the requirements of the currently adopted Construction General Permit, shall be submitted to the City Planning Division and the City Engineering Division for review. No grading shall take place until a SWPPP for the project has been approved, a grading permit has been issued and the approved SWPPP is on-site and the SWPPP BMPS are in place.

S2. Development of all streets shall comply with the City of Lompoc’s Post-Construction / LID Requirements for new street construction, including:

a. Street trees shall be planted; b. Sidewalk construction shall be of permeable pavement, or to drain to landscaping; c. Filters shall be inserted in each drain inlet to capture for trash, sediment, oil and grease. Trash capture devices shall be installed and shall meet SWRCB / RWQCB and City requirements; d. Storm drain inlets shall be stenciled or marked “No Dumping, Drains to the River”.

Storm Water - Project Specific Conditions

S3. The existing storm drain inlet at the southwest corner of the specific plan area shall be removed, and a new storm drain connection, which does not allow for public access, shall be installed.

S4. Required street improvements identified in Item 2 above shall be maintained annually by the Specific Plan Property Owner’s Association (POA). Filters shall be checked and cleaned out at least once a year, prior to the rainy season and when they become blocked. The fossil filter pouch shall be replaced a minimum of once every three years. Each required element shall be repaired or replaced as needed, when not functioning properly, not visible, or no longer living.

By: Chad Penrod, The McGaelic Group Date

DRAFT Conditions of Approval 19 DR 13-14 – Preliminary Development Plan Planning Commission Review Central Coast Business Park September 9, 2015 MITIGATION MEASURES DR 13-14/ EIR 14-01 – CENTRAL COAST BUSINESS PARK WEST CENTRAL AVENUE – APN: 085-022-012

These Mitigation Measures were extracted from the Final Environmental Impact Report for the Central Coast Business Park (SCH No. 2014021048). Language may be modified herein to clarify applicability to the project and to provide clarification regarding compliance to contractors and future property owners. No revisions have been made to modify the intent or requirements of the Mitigation Measures. In the case of conflict, the Mitigation Measures contained herein shall supersede those contain in the FEIR.

AIR QUALITY & GREENHOUSE GAS EMISSIONS

1. MM 4.3-1 Prior to issuance of each building permit, the applicant shall provide a list to the Building Division of the green building practices and design elements used in building that reduce GHG emissions. The green building practices and design elements shall be consistent with the current standards in Title 24 and any other green building standards subsequently adopted by the City of Lompoc (City).

2. MM 4.3-2 Prior to the issuance of each building permit, the applicant shall provide evidence of its use of energy-efficient designs meeting and/or consistent with the standards in the current green building program and any other green building standards adopted by the City. In accordance with Title 24, all buildings shall, at a minimum, exceed Title 24 (2008) by 15 percent. This measure does not exempt buildings from meeting future energy efficiency obligations that may result from future revisions to the Title 24 standards. Furthermore, the proposed project shall commit to exceeding future Title 24 standards as close to the 15 percent target for commercial buildings as possible, to the extent that it is feasible to do so based on technological and financial feasibility factors at the time of permit application.

3. MM 4.3-3 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of its use of energy efficient lighting, heating and cooling systems, appliances, equipment, and control systems, including the installation of ENERGY STAR-certified products, consistent with the standards in Title 24 and any other energy efficiency standards adopted by the City.

4. MM 4.3-4 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of the use of “cool” roofs or “green” roofs, and cool pavements for all roofs and pavements to the extent that such products are commercially available for the implementing project.

Mitigation Measures 1 EIR 14-01 – Environmental Impact Report Planning Commission Review Central Coast Business Park September 9, 2015

5. MM 4.3-5 Prior to the issuance of each building permit, the applicant shall provide evidence to the Building Division of the use of water efficient irrigation systems and devices, such as soil-based irrigation controls and use water- efficient irrigation methods consistent with measures recommended in the City’s Municipal Code, and any other green building standards adopted by the City. In accordance with the appropriate program, the applicant shall provide evidence that building is consistent with the following Central Coast Business Park Specific Plan (CCBPSP)-wide water conservation measures and/or does not prevent or conflict with the CCBPSP’s ability to meet the following water conservation measures:

 90 percent of all builder-installed plumbing devices in each non-residential buildings shall be low-flow and water-efficient.  Turf shall not exceed 25 percent of the total landscaped area of each lot.  80 percent of public and common landscape areas shall use smart irrigation systems per project.  80 percent of public and common landscape areas shall use drought-tolerant, native, and/or water-efficient plant materials per project.

6. MM 4.3-6 Prior to grading for the project, the applicant or their contractor shall submit to the City of Lompoc Utility Department for review and approval of a Solid Waste Management Plan for the reuse and recycle construction and demolition waste (including soil, vegetation, concrete, lumber, metal, and cardboard).

7. MM 4.3-7 Prior to the issuance of each building permit, the applicant shall provide evidence to the Planning Division of reuse and recycling measures in residential, industrial, and commercial projects consistent with measures recommended in Title 24 or any other green building standards adopted by the City. In accordance with the adopted green building program, the applicant shall provide evidence that the building is consistent with the following CCBPSP-wide recycling and waste reduction measures and/or does not prevent or conflict with the CCBPSP’s ability to meet the following recycling and waste reduction measures:

 Provide recycling containers within all commercial, office, and light industrial buildings.

8. MM 4.3-8 Prior to the issuance of each building permit, the applicant shall provide evidence to the Planning Division the use of employment based trip and vehicle miles traveled (VMT) policies that encourage the use of alternative transportation. Comprehensive employment based trip and VMT reduction policy measures shall be in compliance with City or Santa Barbara County Association of Government mass transit programs and include but are not limited to the measures listed below:

Mitigation Measures 2 EIR 14-01 – Environmental Impact Report Planning Commission Review Central Coast Business Park September 9, 2015

 Use shared and/or centralized parking facilities consistent with a “park once” approach.  Require that employers provide information on public transportation options to employees.  Require that large employers (250 or more employees at a single work-site location) and encourage small employers (less than 250 employees at a single work-site location) to provide bicycle parking facilities, employee break rooms with refrigerators and microwaves, and automated teller machines (ATMs).  Require that large employers (250 or more employees at a single work-site location) provide a transportation demand management program, such as vanpools/carpools, ridesharing/ ride-matching, and/or “guaranteed ride home” services that allow employees who use public transit to get a free ride home if they need to stay at work late.  Require that 1 electric vehicle charging station be provided for every application for 100,000 or more square feet of non-residential development.

HAZARDS & HAZARDOUS WASTE

9. MM 4.5-1 Prior to the issuance of grading and building permits for individual projects within the Specific Plan area, the site developer must:

 Investigate the project site to determine whether it or immediately adjacent areas have a record of hazardous material contamination via preparation of a Phase I Environmental Site Assessment (ESA).  If contamination is determined to be on the site, the City of Lompoc, in agreement with appropriate agency requirements, must require remediation of the soil and/or groundwater conditions on the contaminated site. Accordingly, a Phase II ESA shall be conducted to facilitate remediation of the site and various follow-up monitoring for any residual contaminants.  If remediation is required as identified by the City of Lompoc, it must be accomplished in a manner that reduces risk to below applicable standards and must be completed prior to issuance of occupancy permits. Soil remediation methods that could be employed include but are not limited to one or more of the following: excavation and on-site treatment, such as above ground bioremediation, soil washing, soil stabilization, soil vapor extraction, or high-temperature soil thermal desorption. Groundwater remediation methods that could be employed include, but are not limited to, pumping water to surface, treating, and returning to aquifer, treating groundwater in place by injecting oxidizing agencies, and placing membrane in aquifer and using natural flows to trap contaminants.  Closure reports or other reports acceptable to the City of Lompoc Fire Department that document the successful completion of required remediation activities, if any, for contaminated soils, must be submitted and approved by

Mitigation Measures 3 EIR 14-01 – Environmental Impact Report Planning Commission Review Central Coast Business Park September 9, 2015

the Lompoc Fire Department prior to issuance of grading and building permits for site development, no construction shall occur in the affected area until reports have been accepted by the City of Lompoc.

10. MM 4.5-2 Prior to the issuance of a grading permit for each individual project within the Central Coast Business Park Specific Plan area, the construction contractor must prepare a construction traffic management plan (CTMP). The CTMP must focus on methods to optimize public safety and minimize traffic disruption along Central Avenue, Barton Avenue, and V Street during project construction. The CTMP must include providing written notification to the City of Lompoc Police and Fire Departments of construction activities that would impede movement (such as a lane closure) along Central Avenue to allow emergency response teams to reroute traffic to an alternative route, if needed. The CTMP must be submitted to the City of Lompoc Public Works Department, the City of Lompoc Fire Department, and City of Lompoc Police Department for review and comment prior to initiation of construction activities.

11. MM 4.6-1 As part of final design development, a detailed geotechnical and soils investigation shall be conducted by a registered engineering geologist for review and approval by the City of Lompoc Department of Public Works Engineering Division prior to the issuance of grading and building permits.

12. MM 4.6-2 All grading and earthwork recommendations from the proposed project’s geotechnical and soils reports, including any updates, must be incorporated into the final project design, including the final grading, drainage, and erosion control plans, or other plans deemed necessary by the City of Lompoc Engineering Division, and must meet the City’s Building Code requirements set forth in the City Municipal Code. All grading activities must be supervised by a certified engineering geologist. Final grading, drainage, and erosion control plans must be reviewed and approved by the City of Lompoc Engineering Division before the City issues a grading permit.

NOISE

13. MM 4.8-1 The project applicant shall require that the following construction best management practices (BMPs) be implemented by contractors to reduce construction noise levels:

 Two weeks prior to construction activities, the applicant must notify all surrounding land uses within 500 feet of the project site of the construction schedule, including the various types of activities that will be occurring throughout the duration of the construction period.  Before any site activity, the contractor shall be required to submit a material haul route plan to the City of Public Works Department for review and approval. The contractor must ensure that the approved haul routes are used

Mitigation Measures 4 EIR 14-01 – Environmental Impact Report Planning Commission Review Central Coast Business Park September 9, 2015

for all materials hauling to minimize the exposure of sensitive receivers to potential adverse noise levels from hauling operations.  Ensure that construction equipment is properly muffled according to industry standards and in good working condition.  Place noise-generating construction equipment and locate construction- staging areas away from sensitive uses, where feasible.  Stationary construction equipment, such as pumps, generators, or compressors, must be placed as far from noise-sensitive uses as feasible during all phases of project construction.  Implement noise attenuation measures to the extent feasible, which may include but are not limited to temporary noise barriers or noise blankets around stationary construction noise sources.  Use electric air compressors and similar power tools rather than diesel equipment, where feasible.  Construction-related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, must be turned off when not in use for more than 30 minutes.  Construction hours, allowable workdays, and the phone number of the job superintendent must be clearly posted at all construction entrances to allow surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent must investigate, take appropriate corrective action, and report the action taken to the reporting party. Contract specifications must be included in the proposed project construction documents, which must be reviewed by the City prior to issuance of grading permits.

14. MM 4.8-2 Sound-attenuation measures must be incorporated into the design of individual projects to minimize noise from loading docks. These measures may include but are not limited to designing loading docks to have either a depressed (i.e., below-grade) loading area, an internal bay, or a wall to break the line of sight between on-site and adjacent residential land uses to the south, southwest, and southeast and loading operations. Acoustical analysis shall be performed to demonstrate that the loading dock does not result in noise levels on sensitive uses within the City that exceed the City’s Ldn standard of 60 dB(A) for exterior noise levels and 45 dB(A) for interior noise levels. Furthermore, all truck deliveries with motorized refrigeration systems and truck idling shall occur between 6:00 AM and 10:00 PM on any given day. These components must be incorporated into the plans submitted by the applicant to the City for review and approval, prior to issuance of building permits.

TRAFFIC & TRANSPORTATION

15. MM 4.10-1 The proposed project shall contribute its fair share contribution to the City’s improvement plan for the Central Avenue/H Street intersection prior to the

Mitigation Measures 5 EIR 14-01 – Environmental Impact Report Planning Commission Review Central Coast Business Park September 9, 2015

issuance of building permits. The City identified improvements for the Central Avenue/H Street intersection, including the installation of dual left-turn lanes on the northbound and southbound approaches to the intersection.

SOLID WASTE

16. MM 4.11.3-1 Prior to implementing individual project approval, a Waste Recycling Plan (WRP) shall be submitted and approved by the Planning Division and provided to the Solid Waste Division prior to the issuance of building permits. At a minimum the WRP shall identify the materials (e.g., concrete, asphalt, wood, etc.) that would be generated by construction and development, the project amounts, measures/methods that would be implemented to recycle, reuse, and/or reduce the amount of materials, the facilities and haulers that would be utilized, and the targeted recycling or reduction rates to be achieved.

17. MM 4.11.3-2 Each individual project proponent shall recycle, reuse, and/or reduce, to the maximum extent feasible, the amount of construction and demolition materials (i.e., concrete, asphalt, wood, etc.) generated by development of the proposed project that would otherwise be taken to a landfill. This diversion of waste must exceed a 50 percent reduction by weight. The proposed project shall complete a Construction and Demolition Waste form as evidence to ensure compliance. The reporting form must be approved by the Planning Division and submitted to the Solid Waste Division prior to the issuance of Certificate of Occupancy.

18. MM 4.11.3-3 All commercial refuse generated from the proposed project shall be delivered to the Lompoc Sanitary Landfill or other locations as determined by the Lompoc Solid Waste Division.

19. MM 4.11.3-4 The Property Owners Association (POA) established for the proposed development shall establish green waste recycling through its landscape maintenance or waste hauling contracts. Green waste recycling includes such things as grass recycling (where lawn clippings from a mulching- type mower are left on the lawn) and on- or off-site composting. This measure shall be implemented to reduce green waste going to landfills. If such services are not available through the yard maintenance or waste haulers in the area, the POA shall provide individual property owners with information about ways to recycle green waste individually and collectively. Property owners shall be notified of such in the CC&Rs.

20. MM 4.11.3-5 Prior to issuance of building permits for any commercial facilities, the project proponent shall obtain clearance from the Solid Waste Division to verify compliance with local jurisdiction requirements, including providing adequate areas for collecting and loading recyclable materials.

Mitigation Measures 6 EIR 14-01 – Environmental Impact Report Planning Commission Review Central Coast Business Park September 9, 2015

PLEASE REMEMBER THESE TWO THINGS IN CONSIDERING THIS SPECIFIC PLAN:

1- More restrictions equal fewer potential businesses and higher rental costs.

2- Lessons about the specific requirements from Solvang Brewing. This Commission observed that parking was not required but failed to delete the requirement. Solvang Brew has spent thousands on architect fees for a parking plan, lighting plan and had to have a land survey to createa grading plan for the parcel even though no grading will occur.

Review every requirement and delete every unneeded restriction.

1.0.1 All of the time this project was discussed with the applicant and in all of the Planning Commission discussions the parcels on Central Avenue were to be zoned BP and all the other parcels were to be zoned industrial. This document zones all parcels BP. Remember no outside storage and other restrictions apply in BP.

2.0.3 Placing a class III bikepath on Aviation Drive is a hazard as this will be the truck traffic route for the parcel. Also Aviation Drive according to 5.0.1 is a private street and this is a substantial legal burden for the owner. No other section of Aviation Drive has a bike lane and the City was not required to put in a Bike lane when the City Airport property on Aviation Drive was developed. It is a bike way to no where and is redundant as there will be a Class II bike lane on Central Avenue

3.0.1 Eliminate the future dedication of an aviation easement along the north side. The project already mustcomply with the Airport Master Plan and both State and Federal aviation rules.

3.0.1 Eliminate the Minimum Lot size of 2 acres to allow the developer to further divide parcels as needed to bring employers and jobs to the sire.

3.0.5 Many of the requirements are in conflict with our current sign ordinance and will not match the updated sign ordinance. Establish the style of signs to be used and let the balance be covered by the current and future sign ordinance. EXAMPLE: "All signs within the CBPSP shall be maintained in as-new condition" Simply cost prohibitive. Five pages of sign rules. v^ 9^V> SET THE STYLE OF THE SIGN PROGRAM AND LET THE REST BE GOVERNED BY THE SIGN ORDINANCE LIKE ALL OTHER PROPERTIES

3.0.8 Refers to a "sandblasted finish which is no longer legal to do"

3.0.14 All buildings except those on central avenue were to be industrial in style and the description in this paragraph does not match exhibit 12.

3.0.15 Says properties facing Central Avenue must enter through the cul-de- sac but the parcels at V and Central and Barton and Central do not connect to the cul-de-sal

3.0.18 the descriptions #3 under glazing do not make sense for industrial buildings that typically have only ground floor windors

3.0.18 Refuse Collection. #1 This will require all refuse containers to be moved to the street multiple times a week which is a huge long term recurring cost for businesses

3.0.19 Eliminate refuse container enclosure landscaping as the enclosures can not be near the street.

3.0.19 Eliminate transformer screening as it in not done elsewhere and landscaping around the transformer will create rust and failure that the city will have to replace.

3.0.20 Retain the 8 foot fence height along and allow up to 14 foot fences for security and screening in the industrial zone.