Graeber, Major Grading Permit; GRAD2025-00170; ED25-0164

2026050174

San Luis Obispo County

NOE - Notice of Exemption

5/6/2026

5/6/2026

Andy Knighton

County of San Luis Obispo

Planner II

Lead/Public Agency

976 Osos Street RM 200
San Luis Obispo, CA 93408

(805) 788-2148

aknighton@co.slo.ca.us

Jodie and Marcel Graeber

Applicant

Owners

Project Applicant

P.O. Box 573
Pismo Beach, CA 93448

(805) 404-6599

jodiegraeber@yahoo.com

4.47

044-372-028

579 Las Lomas Drive

Other

15061(b)(3)

This project is covered by the “General Rule” or “Common Sense” exemption that the California Environmental Quality Act (CEQA) applies only to projects which have the potential for causing a significant effect on the environment. It can be seen with certainty that there is no possibility that this project may have a significant effect on the environment; therefore, the activity is not subject to CEQA. [Reference: State CEQA Guidelines sec. 15061(b)(3), General Rule Exemption]. The project consists of a new manufactured residence, covered porch and septic system in an area that is already disturbed by existing development. The project is not located in an area which may have an impact on an environmental resource of hazardous or critical concern which is designated, precisely mapped and officially adopted by a federal, state or local agency. No trees are proposed for removal to accommodate the proposed project. Two Coast live oak trees are within the project’s area of disturbance. Impacts to these trees will be minimized with tree protective fencing, use of permeable Class II Aggregate Base for the driveway, and replanting of 4 Coast live oak trees on the project parcel, which will be monitored for a period of 7 years, per the County General Plan Policies. Per the California Natural Diversity Database (CNDDB), special status animal species have not been observed on the project site or vicinity, and no habitat for special status species is located within the project area of disturbance. The applicant provided a Geotechnical Engineering Report, prepared by Beacon Geotechnical, dated September 30, 2024. The project is required to implement recommendations from this report, which are included as conditions of approval. Implementation of these recommendations will minimize risks to the structure from potential geologic hazards and ensure there will be no significant impacts to geologic or soil resources from the proposed project. The project is also located within the SLO County Air Pollution Control Board (SLOAPCD) Naturally Occurring Asbestos (NOA) Screening Buffer. Therefore, the project has been conditioned to prepare a geologic investigation to determine if NOA are present on the project site, which shall be approved by the SLOAPCD prior to issuance of grading permits, consistent with the State Air Resources Board Air Toxics Control Measure (ATCM) for Construction, Grading, Quarrying, and Surface Mining Operations. The project is not within an archaeologically sensitive area and nearby archaeological surveys have resulted in no findings. The project is conditioned to cease construction in the event that archaeological resources are discovered during ground disturbing activities. Further, there are no unusual circumstances surrounding the project. The location of the proposed project is not within any hazardous waste site compiled pursuant to Gov. Code § 65962.5. The proposed project does not involve or does not cause a substantial adverse change in the significance of a historical resource as there are no structures on the vacant site. Reasons why project is exempt: The following is an overview of the relevant environmental issue areas that were considered in this determination. Aesthetic and Visual Resources: The proposed manufactured residence will be constructed within the building envelope established by Parcel Map CO 06-0010. The proposed manufactured residence is 14’ 11” in height and complies with all setbacks and other development and planning area standards. The proposed manufactured residence will be of similar size and scale to other residences in the surrounding area. The site is located in a rural area north of Arroyo Grande- there will be no impacts to scenic resources such as rocks, trees or historic buildings. No trees are proposed to be removed for the proposed development. The project will not be a source of significant daytime or nighttime glare since the structure is not proposed to be constructed out of reflective materials and all exterior lighting shall be shielded downwards and shall have dark colored hoods. Air Quality The site is located in an urbanized area and falls below the APCD’s numerical threshold for daily emissions. The project is located within 1,000 feet of sensitive receptors (residences). The project shall comply with the County’s standard fugitive dust control measures and the San Luis Obispo Air Pollution Control District’s (SLOAPCD) standard measures for construction equipment for reducing nitrogen oxides (NOx), reactive organic gases (ROG), and diesel particulate matter (DPM) emissions from construction equipment. With the implementation of these standard regulatory measures, potential air quality impacts are less than significant: Air Quality Fugitive Dust Construction Control Measures. The following measure(s) shall be implemented prior to, and during, construction activities and shall be included on all applicable improvement plans: 1. Reduce the amount of the disturbed area where possible; 2. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 miles per hour. Reclaimed (non-potable) water should be used whenever possible; 3. All dirt stock-pile areas shall be sprayed daily as needed; 4. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible, and building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; 5. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and 6. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. ROG, NOX, and DPM Reduction Prior to issuance of grading or construction permits, or site disturbance activities, whichever occurs first, the following measures shall be implemented during all site disturbance activities and shown on all applicable plans: a. Maintain all construction equipment in proper tune according to manufacturer’s specifications; b. Fuel all off-road and portable diesel-powered equipment with California Air Resources Board-certified motor vehicle diesel fuel (non-taxed version suitable for use off-road); c. Use diesel construction equipment meeting the California Air Resources Board's Tier 2 certified engines or cleaner off-road heavy-duty diesel engines, and comply with the State Off-Road Regulation; d. Use on-road heavy-duty trucks that meet the California Air Resources Board’s 2007 or cleaner certification standard for on-road heavy-duty diesel engines, and comply with the State On-Road Regulation; e. Construction or trucking companies with fleets that do not have engines in their fleet that meet the engine standards identified in the above two measures (e.g., captive or NOx exempt area fleets) may be eligible by proving alternative compliance; f. All on- and off-road diesel equipment shall not idle for more than 5 minutes; g. Signs shall be posted in the designated queuing areas and or job sites to remind drivers and operators of the 5-minute idling limit; h. Diesel idling within 1,000 feet of sensitive receptors is not permitted; i. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors; j. Electrify equipment when feasible; k. Substitute gasoline-powered in place of diesel-powered equipment, where feasible; and l. Use alternatively fueled construction equipment on-site where feasible, such as compressed natural gas (CNG), liquefied natural gas (LNG), propane, or biodiesel. Biological Resources Plant communities/habitats that exist on site include Eucalyptus/Coast live oak woodland, Arroyo willow woodland, clusters of Wells Manzanita, and disturbed grassland. Pismo clarkia was not observed in previous botanical surveys. A number of oak and eucalyptus trees perished or were removed due to hazardous conditions including disease (i.e. sudden oak death), storms/winds and other natural causes, PG&E fire prevention clearing, and native vegetation management (i.e. non-native eucalyptus trees removed to enable growth of manzanita and oaks). No trees are proposed for removal to accommodate the proposed project. Two Coast live oak trees are within the project’s area of disturbance. Impacts to these trees will be minimized with tree protective fencing, use of permeable Class II Aggregate Base for the driveway, and replanting of 4 Coast live oak trees on the project parcel, which will be monitored for a period of 7 years, pursuant to the County General Plan. Per the California Natural Diversity Database (CNDDB), special status animal species have not been observed on the project site or vicinity, and no habitat for special status species is located within the project area of disturbance. With the implementation of the following standard oak tree protection measures, potential biological impacts are less than significant: Trees Mark Install tree protection fencing and mark any trees within 50 ft of grading activities prior to site disturbance. Tree Replanting Plan Prior to final inspection, the permit holder shall demonstrate compliance with the approved tree protection plan and mitigation schedule for all native oak trees and any Wells Manzanita located within fifty (50) feet of grading or construction disturbance. The permit holder shall provide an updated inventory of all applicable trees within this buffer area, including species, diameter at breast height, and final disposition identifying whether each tree remains, was impacted, or was removed, with “impacted” defined as any disturbance occurring within one and one-half (1.5) times the area of the tree canopy. All retained trees located within fifty (50) feet of disturbance shall be visually confirmed by Planning staff as having been physically protected during construction, with no trenching, cut/fill operations, equipment staging, or compaction occurring within the protected area, and care taken to avoid surface roots within the top eighteen (18) inches of soil. Replacement native trees shall be planted at a ratio of two (2) replacement trees for every one (1) impacted tree and four (4) replacement trees for every one (1) removed tree. Replacement trees shall be the same species as the tree impacted or removed and shall be installed at a minimum one-gallon container size; where Wells Manzanita removal or impact occurs, replanting shall utilize nursery-propagated Wells Manzanita stock appropriate to the project area. Prior to final inspection, the permit holder shall provide a replanting schedule showing the species, quantity, and physical location of each replacement tree, and Planning staff will verify the planting and mitigation during the final inspection. All replacement trees shall be maintained in healthy condition for a minimum of seven (7) years from installation, and any replacement tree that fails or dies within this period shall be replaced in-kind within ninety (90) days. Tree Monitoring and Arborist Reporting – CCM The permit holder shall be responsible for ongoing monitoring of all replacement oak trees and Wells Manzanita installed pursuant to the required replanting schedule. A qualified arborist, restoration ecologist, or other professional acceptable to the County shall inspect replacement plantings at least once annually for the first seven (7) years following installation. Monitoring shall evaluate plant vigor, survival, evidence of stress, irrigation adequacy, and presence of pests or disease. A written monitoring report shall be submitted to the County each monitoring year and shall include photographic documentation, dates of inspection, observed conditions, and any corrective actions taken. Any replacement tree or Wells Manzanita that fails to thrive, declines substantially, or dies during the monitoring period shall be replaced in-kind within ninety (90) days of notification or discovery, unless otherwise approved by Planning staff. All replacement material shall be maintained in accordance with standard horticultural practices, including weed suppression, mulching, and supplemental irrigation as necessary to ensure long-term survival. Cultural Resources / Tribal Cultural Resources The project is not in an archaeologically sensitive area and nearby archaeological surveys in the surrounding area resulted in no findings with no recommendations for further investigation or monitoring. Per CZLUO Section 23.05.140, in the event that archaeological resources are discovered during construction, construction activities shall cease and the Environmental Coordinator shall be contacted. If the discovery consists of human remains, the County Coroner should also be contacted. With the implementation of this standard measure, which has been added as a condition of approval, potential impacts to cultural resources are less than significant. Geology and Soils The applicant provided a Geotechnical Engineering Report, prepared by Beacon Geotechnical, dated September 30, 2024. The project is required to implement recommendations from this report, which are included as conditions of approval. Implementation of these recommendations will minimize risks to the structure from potential geologic hazards and ensure there will be no significant impacts to geologic or soil resources from the proposed project. Therefore, potential geologic impacts will be less than significant. Hazards and Hazardous Materials Oils, gasoline, lubricants, fuels, and other potentially hazardous substances may be used and temporarily stored onsite during construction activities. A spill or leak of these materials under accident conditions during construction activities could create a potentially significant hazard to the surrounding environment including the Pacific Ocean. The project is required to comply with the following condition of approval: Vehicles and Equipment All equipment and vehicles shall be checked and maintained daily to prevent spills of fuel, oil, and other hazardous materials. A designated staging area shall be established for vehicle/equipment parking and storage of fuel, lubricants, and solvents as applicable. All fueling and maintenance activities shall take place in the staging area. a. Spill Response Protocol. During all construction activities, all project-related spills of hazardous materials shall be cleaned up immediately. Appropriate spill prevention and cleanup materials shall be onsite at all times during construction. Therefore, impacts related to hazards and hazardous materials are less than significant. Hydrology and Water Quality and Wastewater The project proposes a new manufactured residence on a parcel that already contains a mobile home. The project is conditioned to implement standard stormwater best management practices during construction and implement a stormwater control plan for ongoing operations and stormwater management, which will minimize potential stormwater impacts. The project proposes an onsite septic system and is served by a private well. Based on the availability of water and proposed septic system, and with the implementation of stormwater best management practices and a stormwater control plan, the project will have less than significant impacts to hydrology, water quality, and wastewater. Other CEQA Issue Areas In addition, based on the project description, baseline conditions, and analysis of the project’s potential environmental impacts, the project will have less than significant or no impacts relating to the following: Agricultural Resources Energy Greenhouse Gas Emissions Land Use and Planning Mineral Resources Population and Housing Public Services Recreation Transportation and Traffic Utilities and Service Systems Wildfire Cumulative Conclusions As conditioned, the project will conform to the applicable General Plan and Area Plan standards, and no mitigation measures beyond those required by County Code are necessary to address the environmental impacts associated with the proposed project. Therefore, it can be seen with certainty that there is no possibility that the activity in question may have a significant effect, and the project is exempt from CEQA. This determination is based on the following documents and technical studies: • Soils Engineering and Engineering Geology Report by GeoSolutions, June 15, 2006 • Soils Engineering Report Update by GeoSolutions, May 14, 2024 • Geologic Peer Review by Cotton, Shire and Associates, April 8, 2025