Table Of ContentCity of Buellton
Meritage Senior Living
Project
Final
Subsequent
Environmental
Impact Report
Volume I: Report
June 2013
Meritage Senior Living Project
Final
Subsequent Environmental Impact Report
Volume I: Report
Prepared by:
City of Buellton
Planning Department
107 W. Highway 246
Buellton, California 93427
Prepared with the assistance of:
Rincon Consultants, Inc.
1530 Monterey Street, Suite D
San Luis Obispo, California 93401
June 2013
This report is printed on 50% recycled post-consumer content paper.
Meritage Senior Living Project SEIR
Table of Contents
Final
Meritage Senior Living Project SEIR
Table of Contents
Page
Volume I
Executive Summary ............................................................................................................................. ES-1
1.0 Introduction ...................................................................................................................................... 1-1
1.1 Project Background ....................................................................................................... 1-1
1.2 Purpose and Legal Authority ...................................................................................... 1-2
1.3 Scope and Content ........................................................................................................ 1-3
1.4 Lead, Responsible and Trustee Agencies .................................................................. 1-4
1.5 Environmental Review Process .................................................................................. 1-4
2.0 Project Description ........................................................................................................................... 2-1
2.1 Current Property Owner .............................................................................................. 2-1
2.2 Project Applicant Representative ............................................................................... 2-1
2.3 Project Location ............................................................................................................. 2-1
2.4 Existing Site Characteristics ........................................................................................ 2-1
2.5 Project Characteristics .................................................................................................. 2-6
2.6 Project Objectives .......................................................................................................... 2-9
2.7 Required Approvals ................................................................................................... 2-10
3.0 Environmental Setting..................................................................................................................... 3-1
3.1 Regional Setting ............................................................................................................ 3-1
3.2 Site Specific Setting ....................................................................................................... 3-1
3.3 Cumulative Development ........................................................................................... 3-2
4.0 Environmental Impact Analysis .................................................................................................... 4-1
4.1 Aesthetics/Visual Resources .................................................................................... 4.1-1
4.2 Agricultural Resources .............................................................................................. 4.2-1
4.3 Air Quality .................................................................................................................. 4.3-1
4.4 Cultural and Historic Resources .............................................................................. 4.4-1
4.5 Geology/Soils ............................................................................................................. 4.5-1
4.6 Greenhouse Gas Emissions ...................................................................................... 4.6-1
4.7 Hydrology and Water Quality ................................................................................. 4.7-1
4.8 Land Use/Policy Consistency.................................................................................. 4.8-1
4.9 Noise ............................................................................................................................ 4.9-1
4.10 Public Services and Utilities ................................................................................... 4.10-1
4.11 Transportation and Circulation ............................................................................. 4.11-1
5.0 Effects Found Not to Be Significant .............................................................................................. 5-1
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Meritage Senior Living Project SEIR
Table of Contents
6.0 Other CEQA-Required Discussions .............................................................................................. 6-1
6.1 Growth Inducing Effects ............................................................................................... 6-1
6.2 Significant Unavoidable Effects ................................................................................... 6-3
6.3 Significant Irreversible Environmental Effects .......................................................... 6-3
7.0 Alternatives ....................................................................................................................................... 7-1
7.1 Project Alternatives ........................................................................................................ 7-1
7.2 Environmental Analysis of Alternatives ..................................................................... 7-2
8.0 References and EIR Preparers ........................................................................................................ 8-1
8.1 References ........................................................................................................................ 8-1
8.2 EIR Preparers .................................................................................................................. 8-8
9.0 Responses to Comments on the Draft SEIR .................................................................................. 9-1
9.1 Introduction ..................................................................................................................... 9-1
9.2 Errata ................................................................................................................................ 9-1
9.3 Written Comments and Responses on the Draft SEIR .............................................. 9-4
List of Figures
Figure 2-1 Regional Location ............................................................................................ 2-2
Figure 2-2 Project Site Location ........................................................................................ 2-3
Figure 2-2 Project Site Location (revised) ........................................................................ 2-4
Figure 2-3 Proposed Site Plan ........................................................................................... 2-7
Figure 4.1-1 Views of the Project Site from US Highway 101 ...................................... 4.1-3
Figure 4.1-2a Views of the Project Site from Jonata Park Road ..................................... 4.1-9
Figure 4.1-2b Views of the Project Site from Jonata Park Road ................................... 4.1-10
Figure 4.1-2c Views of the Project Site from Jonata Park Road ................................... 4.1-11
Figure 4.2-1 Farmland Mapping and Monitoring Program Map ................................ 4.2-3
Figure 4.2-2 Williamson Act Map .................................................................................... 4.2-4
Figure 4.5-1 Soils Map ........................................................................................................ 4.5-2
Figure 4.9-1 2005 Noise Contours ..................................................................................... 4.9-3
Figure 4.9-2 2.25 Noise Contours ...................................................................................... 4.9-4
Figure 4.11-1 Existing Roadway Network ...................................................................... 4.11-2
Figure 4.11-2 Existing Peak Hour Traffic Volumes ....................................................... 4.11-5
Figure 4.11-3 Existing + Project Peak Hour Traffic Volumes ..................................... 4.11-10
Figure 4.11-4 Cumulative Peak Hour Traffic Volumes ............................................... 4.11-14
Figure 4.11-5 Cumulative + Project Peak Traffic Volumes ........................................ 4.11-15
List of Tables
Table ES-1 Summary of Potentially Significant Environmental Impacts,
Mitigation Measures and Significance after Mitigation .......................... ES-4
Table 2-1 Existing Property Information ....................................................................... 2-5
Table 2-2 Proposed Parcels and Land Uses................................................................... 2-6
Table 2-3 Proposed Building Area, Unit Count, and Parking Summary.................. 2-8
Table 3-1 City of Buellton Cumulative Projects List .................................................... 3-3
Table 4.2-1 Santa Barbara County Agricultural Conversion 2008-2010 .................... 4.2-1
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Meritage Senior Living Project SEIR
Table of Contents
Table 4.2-2 Soil Characteristics and Capability Class for Soils within the
Project Site ...................................................................................................... 4.2-2
Table 4.2-3 Storie Index Grades for Soils within the Project Site ............................... 4.2-4
Table 4.2-4 Summary of LESA Model Score Sheet ....................................................... 4.2-7
Table 4.3-1 Current Federal and State Ambient Air Quality Standards ................... 4.3-2
Table 4.3-2 Ambient Air Quality at the Santa Ynez and Lompoc Monitoring
Stations ........................................................................................................... 4.3-3
Table 4.3-3 Construction Emissions Associated with the Proposed Project ............ 4.3-7
Table 4.3-4 Unmitigated Operational Emissions for the Proposed Project .............. 4.3-9
Table 4.3-5 SBCAG Population Projections for the City of Buellton ....................... 4.3-12
Table 4.5-1 Soil Characteristics within the Project Site ................................................ 4.5-1
Table 4.6-1 County of Santa Barbara GHG Significance Determination
Guidelines ...................................................................................................... 4.6-9
Table 4.6-2 Estimated Construction Emissions of Greenhouse Gases .................... 4.6-11
Table 4.6-3 Annual On-Site Operational Emissions of Greenhouse Gases ............ 4.6-12
Table 4.6-4 Annual Mobile Emissions of Greenhouse Gases ................................... 4.6-12
Table 4.6-5 Combined Annual Emissions of Greenhouse Gases ............................. 4.6-13
Table 4.6-6 Potential Project GHG Reduction Plan Measures and Greenhouse
Gas Reduction ............................................................................................. 4.6-14
Table 4.8-1 General Plan Policy Consistency ................................................................ 4.8-5
Table 4.9-1 Standards for Changes in Operational Roadway Noise Exposure ........ 4.9-2
Table 4.9-2 Standards for Changes in Long-Term Noise Exposure at Noise
Sensitive Land Uses ...................................................................................... 4.9-5
Table 4.9-3 Typical Construction Noise Levels (in dBA) ............................................ 4.9-7
Table 4.9-4 Comparison of Pre-Project and Post-Project Traffic Noise on Study
Area Roadways ........................................................................................... 4.9-10
Table 4.10-1 Buellton School Facilities ........................................................................... 4.10-2
Table 4.10-2 Estimated Water Demand ....................................................................... 4.10-11
Table 4.10-3 Estimated Wastewater Generation for the Proposed Specific Plan
at Buildout.................................................................................................. 4.10-12
Table 4.10-4 Estimated Solid Waste Generation ......................................................... 4.10-13
Table 4.11-1 Level of Service Definitions ....................................................................... 4.11-4
Table 4.11-2 Existing Peak Hour Levels of Service ...................................................... 4.11-4
Table 4.11-3 Project Trip Generation .............................................................................. 4.11-6
Table 4.11-4 Project Trip Distribution ............................................................................ 4.11-7
Table 4.11-5 Existing + Project A.M. Peak Hour Intersection Levels of Service ...... 4.11-9
Table 4.11-6 Existing + Project P.M. Peak Hour Intersection Levels of Service ..... 4.11-11
Table 4.11-7 Approved/Pending Development Projects Trip Generation ............. 4.11-12
Table 4.11-8 Cumulative + Project A.M. Peak Hour Intersection Levels of
Service ......................................................................................................... 4.11-13
Table 4.11-9 Cumulative + Project P.M. Peak Hour Intersection Levels of
Service ......................................................................................................... 4.11-13
Table 5-1 California Natural Diversity Database Search Results ............................... 5-3
Table 7-1 Comparison of Environmental Impacts ....................................................... 7-2
Table 7-2 Unmitigated Operational Emissions for Alternative 2............................... 7-6
Table 7-3 Combined Annual Emissions of Greenhouse Gases – Alternative 7 ....... 7-8
Table 7-4 Comparison of Pre-Development and Post-Development
Traffic Noise on Study Area Roadways – Alternative 2 ............................ 7-9
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Meritage Senior Living Project SEIR
Table of Contents
Table 7-5 Unmitigated Operational Emissions for Alternative 3............................. 7-12
Table 7-6 Combined Annual Emissions of Greenhouse Gases – Alternative 3 ..... 7-14
Table 7-7 Comparison of Pre-Development and Post-Development
Traffic Noise on Study Area Roadways – Alternative 3 .......................... 7-15
Volume II
Appendices
Appendix A: Notice of Preparation and Responses
Appendix B: Land Evaluation Worksheets
Appendix C: Air Quality and Greenhouse Gas Emissions Technical Data
Appendix D: Geotechnical Studies
Appendix E: Hydrology Study
Appendix F: Noise Technical Data
Appendix G: Traffic Study
Appendix H: Health Risk Assessment
Appendix I: California Natural Diversity Database Search Results
Appendix J: Environmental Data Resources, Inc. Radius Map™ Report
Appendix K: Buellton Land Use Element & Circulation Element Update EIR Alternatives
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Meritage Senior Living Project SEIR
Section 0.0 Executive Summary
EXECUTIVE SUMMARY
This section summarizes the characteristics of the proposed project and the project alternatives,
the environmental impacts associated with the project and alternatives, and required and
recommended mitigation measures.
PROJECT SYNOPSIS
Lead Agency
City of Buellton
Planning Department
107 W. Highway 246
Buellton, California 93427
Current Property Owner
Norman Williams
Buellton Oaks L.P.
855 10th Street, Suite 10
Santa Monica, California 90403
Project Applicant Representative
Mark Edwards
Parton & Edwards Construction, Inc.
922 Laguna Street
Santa Barbara, California 93101
Project Description
The proposed project involves a Tentative Tract Map and Conditional Use Permit entitlements
to subdivide the two existing parcels that constitute the 18.2-acre project site into six parcels for
the development of a new senior care facility. The property is identified as Assessor’s Parcel
Numbers (APN) 099-400-064 and 099-400-065. A portion of the project is located offsite on APN
099-400-069, outside the Buellton City limit.
ALTERNATIVES
This SEIR addresses four alternatives to the currently-proposed Meritage Senior Living project,
summarized in Section 7.1.1 below. The alternatives are:
1. New No Project/No Development Alternative
2. AHOZ Development Alternative
3. Typical Commercial Project Alternative
4. Reconfigured Project Alternative
The New No Project/No Development Alternative (Alternative 1) would be environmentally
superior overall, since no new development would occur on the project site. This would reduce
City of Buellton
ES-1
Meritage Senior Living Project SEIR
Section 0.0 Executive Summary
all identified project impacts, including impacts related to light and glare, agricultural
operations, previously undiscovered cultural resources, settlement/slope stability, operational
GHG emissions, and short-term noise impacts during construction to a less than significant
level.
Among the remaining alternatives, the AHOZ Development Alternative (Alternative 2) and the
Typical Commercial Project Alternative (Alternative 3) would result in increased impacts, as
compared to the proposed project, and would therefore be environmentally inferior to the
proposed project. Specifically, the increased number of habitable units that would be developed
under Alternative 2 would result in added vehicle trips, which would contribute to potentially
significant impacts related to operational criteria pollutant emissions, local intersection levels of
service, and cumulative traffic levels. In addition, the increased number of habitable units
would also result in new long-term residents in Buellton, which would contribute to the City’s
existing need for new recreational facilities. All of the impacts identified under Alternative 2
would be potentially significant but mitigable (Class II). Similarly, the commercial retail
development under Alternative 3 would result in a substantial increase in new vehicle trips,
which would contribute to potentially significant impacts related to operational criteria
pollutant emissions, Clean Air Plan consistency, cumulative air quality, off-site roadway noise
levels, cumulative roadway noise levels, local intersection levels of service, and cumulative
traffic levels. Impacts to operational criteria pollutant emissions, Clean Air Plan consistency,
cumulative air quality, off-site roadway noise, and cumulative roadway noise levels under
Alternative 3 would be significant and unavoidable (Class I). However, because Alternative 3
would involve commercial retail development, this alternative would eliminate potential
conflicts between adjacent agricultural land uses and sensitive receptors.
The Reconfigured Project Alternative (Alternative 4) would not reduce or increase any of the
project impacts identified in this SEIR, but it would allow the proposed retention basin to be
relocated within the City limit. Because Alternative 4 would result in similar impacts to the
proposed project, it would therefore be considered environmentally superior among the
remaining alternatives. As discussed in this SEIR, the proposed project would not result in any
significant and unavoidable (Class I) impacts; therefore this alternative would not eliminate or
any significant and unavoidable impacts. Furthermore, Alternative 4 does not present any new
significant impacts that were determined to be less than significant for the proposed project. For
these reasons, the Reconfigured Project Alternative (Alternative 4) is identified as the
Environmentally Superior Alternative among the remaining alternatives.
SUMMARY OF IMPACTS AND MITIGATION MEASURES
Table ES-1 summarizes the identified environmental impacts for each issue area studied in the
SEIR, recommended mitigation measures (if any), and the level of significance after mitigation.
Table ES-1 contains the project-specific impacts sorted by impact level, followed by the
cumulative impacts. Class I impacts are defined as significant and unavoidable adverse
impacts, which require a statement of overriding considerations to be made per Section 15093 of
the State CEQA Guidelines if the project is approved. Class II impacts are significant, adverse
impacts that can be feasibly mitigated to less than significant levels and which require findings
to be made under Section 15091 of the State CEQA Guidelines. Class III impacts are less than
significant impacts. Potential project-specific and cumulative impacts are listed below in
summary form.
City of Buellton
ES-2
Meritage Senior Living Project SEIR
Section 0.0 Executive Summary
Class I – Significant and Unavoidable Impacts
None identified
Class II – Significant Impacts that Can Be Mitigated to Less than Significant Levels
Light and Glare
Agricultural Operations
Unknown Cultural Resources
Settlement/Slope Stability
Operational Greenhouse Gas Emissions
Construction Impacts to Noise Levels
Class III – Less than Significant Impacts
Public Views
Visual Character
Cumulative Impacts to Visual Character and Light and Glare
Grazing and Farming Land
Cumulative Impacts to Agricultural Resources
Construction Emissions
Operational Emissions
Hazardous Air Pollutants
Clean Air Plan Consistency
Cumulative Impacts to Air Quality
Known Cultural Resources
Cumulative Impacts to Cultural Resources
Ground Shaking
Cumulative Impacts due to Geologic Hazards
Cumulative Greenhouse Gas Emissions
Construction Impacts to Hydrology and Water Quality
Drainage and Runoff
Cumulative Impacts to Hydrology and Water Quality
Land Use Compatibility.
General Plan and Zoning Ordinance Consistency.
Cumulative Impacts to Land Use
Roadway Noise Exposure
Off-Site Roadway Noise
Cumulative Impacts to Noise
Construction Trips
Operational Levels of Service
Traffic Hazards
Cumulative Impacts to Operational Levels of Service
Cumulative Impacts to Transit Facilities
Fire Protection Services and Facilities
Police Protection Services and Facilities
Recreational Facilities
Library Services
City of Buellton
ES-3
