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Proposed development of a formerly toxic military facility by out of town real estate investors threatens our health, environment, infrastructure and quality of life for years to come. Without your involvement, City of Morro Bay officials can't properly represent our best interests. You can make a difference!

Letter to the Morro Bay Planning Commission

December 6, 2016

Morro Bay Planning Commission RE: UPO-440, CPO-500

We are almost back to square one from the September 6th Planning Committee Meeting. The Morro Bay Stakeholders asked that the decision on the tank demolition project be put back to give the community time to review the project. Yet on November 29th, 2016 we received the Staff Report on the the project prepared for the December 6th, 2016 Planning Commission Meeting. In the time between the September 6th Planning Commission Meeting and the recent Staff Report, the volume of material to be removed has grown steadily from an estimated 36 cubic yards to an estimated 150 yards and the number of expected 80,000 round trip loads has gone from 6 per day to up to 15 per day!

These are facts that I have carefully cited from several well documented sources in the references below.

The following is an analysis of the dramatic difference between the original estimates of the total materials to be removed between the the time of the July 25, 2016 Initial Study and Checklist, and the current Staff Report dated December 6, 2016. They are organized to reflect how the volume of material and the resulting loads have increased over time.

Volume of material to removed, shifted on site, and area to be disturbed.

July 25, 2016- 1st estimated cubic yards to be removed

According to the Exhibit C, Initial Study and Checklist dated July 25, 2016(submitted at the September 6th, 2016 Planning Commission Meeting), the volume of material to be removed from the site is as follows:

Page 3, paragraph 1: …approximately 24 cubic yards of shot-crete located along a central line…

Page 4, paragraph 1… approximately 12 cubic yards of soil removed to expose underground pipe…

Page 4, paragraph 1 states 20 yards of material are to be shifted

The total material to be removed is 36 cubic yards of material, from this portion of the Mitigated Negative Declaration.

October, 2016- 2nd estimated cubic yards to be removed

The October, 2016 Bedford Demolition Plan states on age 15, paragraph 1, that: Metals – fifty loads

Debris – four loads

Domestic trash miscellaneous debris – two loads. A total of 56 Loads will be hauled away.

November, 21, 2016- 3rd estimated loads to be removed

Truck Traffic Impact Analysis, Completed by Diversified Project Services International on November 21, 2016 stated on Page 1:

A total of 1,050 yards of concrete is anticipated to be removed

December 6th, 2016- 4th estimated cubic yards to be removed

According to the updated Staff Report of December 6th, 2016, B-1, Exhibit B, Sheet 2, titled Demolition Plan Exiting Tanks and Piping, the following material is to be removed, shifted, disturbed(in fine print, in a map of the site):

1,050 cubic yards of concrete removal 1,950 cubic yards of dirt(cut)

225,000 square feet disturbed area

The total cubic material from the recent Staff Report is 1,050 yards of material, 1,950 yards of material to be shifted, and 225,000 square feet to be disturbed.

Conclusion: the original plan stated that a at total of 36 yards were to be removed, the recent Staff Report(released Nov.29) states that 1,050 are to be removed(29 times the original figures).

Also the amount of material originally to be shifted within the site went from 20 cubic feet to 1,950 cubic yards.

At no place in the original document did they state that 225,000 square feet of material was to be disturbed.

Total number of loads to be moved from the site.

Page 4(page 56 on the PDF packet tiled 09-06-16_PC Packet), of the September 6th Packet of information titled Initial Study and Checklist, paragraph 3, sentence 1 states:

“The project is expected to require 1.5 to 2 months to complete. Over this time, a total of approximately 40 round-trip truck loads would be required, and construction traffic would vary from 0 to 6 trucks per day.

According to the Staff Report dated November 28, 2016(released on Dec. 29th), for the December 6th, 2016 Planning Commission Meeting, Page 1 of the Staff Report, the estimated number of trucks has increased significantly:

“Demolition is anticipated to take approximately 2 to 3 months and will involve roughly 40 to 50 truckloads for the tank, pipeline and pump removal, and approximately 50 to 100 additional truckloads for removal of the concrete foundations and shot-crete”.

The Truck Traffic Impact Analysis, Completed by Diversified Project Services International on November 21, 2016 stated on Page 1:

An anticipated 70 truckloads (10 to 15 per day only during hauling of material) will be required for this portion of the removal.

The total number of truck loads went from a estimated total 40 round trip truck loads, to a minimum of 90 (more than twice the original) round-trip truck loads and a maximum of 15 round-trip truck loads (almost 4 times the original estimate).


The total cubic yardage that is proposed to be removed has grown steadily from 36 cubic yards to 1,050 cubic yards from the original figures in July, 2016.

The number of truck loads of up to 80,000lbs each has grown from 40 loads(6 loads per day) to a a maximum total of 150 loads per day or 10-15 loads per day.

These are significant changes from the figures submitted at the September 6th, 2016, and need serious consideration.


The present Staff Report is a dramatic change in the volume of material being transported through our neighborhood from the application presented on September 6th, 2016! The present Staff Report on the 29th of November shows a volume in cubic yards, representing a 29 fold increase; and an increase that doubles the round trip loads per day!

It seems as though the applicant is attempting to jump the gun, in preparing the site for a future development, rather than just remove the tanks, which would require at least another permit application, if not an EIR!


I recommend that the project be scaled back, to be completed in phases, such as the applicant originally suggested. If the applicant successfully completes each phase a new permit should be required to advance to the next phase.

Ed Griggs

Morro Bay Stakeholders

City Updates Staff Report

Morro Bay Stakeholders:
The Morro Bay Community Development Department just made available
the updated Staff Report for the tank demolition. It has been anticipated for
some time, but was just posted today and dated November 28th, 2016. It is
significantly different from the original Staff report of September 6th Staff
report. The project went from one and half months to two months to 2-3
months. The amount of material to be removed also has skyrocketed from
a few hundred cubic yards to thousands of cubic yards. There are a lot of
additional inconsistencies that have already come to light.
The Steering Committee: Carol Truesdale; Annie Pivarski, Kristen
Headland and Ed Griggs are presently pouring over the updated Staff
Report and will prepare a response for the December 6th Planning
Commission meeting, which is less than a week away so please plan on
We are also attaching the original September 6th Staff and updated staff reports if you wish to
compare the two. Also below is the Stakeholders’ response letter to this unexpected last minute revised staff report.

Ed Griggs
MB Stakeholders Steering Committee

Original Staff Report

New Staff Report

Stakeholders Letter to Planning Commission


Q & A with City of Morro Bay Officials

Morro Bay Stakeholders and Citizens:

On Wednesday, November 16th the MB Stakeholders Steering Committee (Annie Pivarski, Carol Truesdale, Kris Headland, Ed Griggs), met with Scot Graham and Whitney McIlvaine from the MB Community Development Department and MB City Attorney Christopher Neumeyer to discuss the Tank Removal Project. Our specific questions included: 1. Clarification of Phases I, II; 2. The ESHA and the 6″ Jet Fuel Pipeline; 3. The Performance Bond.

Attached, please find the  document titled MBCDD Answers, two maps referred to in the MBCDD answers.


Ed Griggs

Morro Bay Stakeholders

Q&A: MBCDD Answers


Jet fuel tank project site morro bay, ca


CVI Answers (Some of the) Stakeholders’ Questions.

TYPICAL QUESTION: “How will the weight of the trucks and their loads affect the condition of the streets, and the water and sewer pipes under the streets of the routes of the proposed demo project truck traffic?”

TYPICAL ANSWER: “Verify this information with the City of Morro Bay, Public Works Department.”

The application for removal of formerly toxic jet fuel tanks at 3300 Panorama is complex and multifaceted. Stakeholders have compiled a list of questions for both the applicant (CVI) and the City of Morro Bay. This detailed document includes response received from CVI.

By reading this document, it quickly becomes clear to the reader that the applicant is off-loading much responsibility to The City of Morro Bay. Ultimately that becomes the responsibility of ordinary citizens who pay taxes. For this reason Morro Bay Stakeholders STRONGLY URGE the City of Morro Bay to require a performance bond from the applicant.

Note that the City Engineer and Public Works Dept. are on record as saying that there is “no official approval process” for allowing 40 ton construction vehicles to regularly use City streets to access the proposed construction site.

If you agree that a performance bond should be made mandatory, please sign our petition here:

Read detailed questions and CVI responses here

Urgent Petition: Morro Bay Residents

Jet Fuel Tank Removal Performance Bond

Dear Morro Bay Resident

I the undersigned hereby petition the City of Morro Bay to require a performance bond from the applicant associated with project Case No. CPO-500, UPO-440 - Demolish & Removal of 2 Fuel Tanks & 1 Water Tank at 3300 Panorama Drive, Morro Bay, CA. Provisions of the bond are to be fully commensurate with the full term, scope, cost and schedule for this project. This project presents a liability to the citizens and City of Morro Bay that far exceeds the fiscal capabilities of both, should this project be abandoned or rendered incomplete by the applicant.


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Are you a Morro Bay resident? Please sign the above petition to protect your property, safety and health during the proposed redevelopment of a toxic jet fuel site in our city.

An out of town developer has petitioned the City of Morro Bay to approve the first stage of development of a formerly toxic Superfund site in Morro Bay. The developer is proposing to remove the large jet fuel tanks located at 3300 Panorama.

While most residents support the removal of these tanks, we want to make sure that the project is completed in a safe and timely manner, and at no cost to the City of Morro Bay or its residents.

Because this project poses health/safety as well as fiscal dangers to Morro Bay residents, the Morro Bay Stakeholders are petitioning the City of Morro Bay to require that the developer obtain a performance bond. We feel that this is the only way to insure that the project is completed in a safe and timely manner.

Without a performance bond a failed or bankrupt developer can leave a project incomplete, and Morro Bay taxpayers would be stuck with cleaning up and paying the bill. Clearly, the City of Morro Bay cannot afford to fix a failed project of this size and scope. What exactly is a performance bond? Read about it here.

Please sign this petition and share it with your neighbors. Ask your City officials to do their job and protect our health, property and future prosperity. Thank You!

Holy *&#t! Take a Closer Look at Morro Bay’s Sewer System

Is proposed development in North Morro Bay a possible threat to streets and sewers? Will 80,000 lb truck loads on already crumbling streets cause damage to underlying sewers? The facts are clear: our beleaguered sewers are barely hanging on. Will they collapse completely under the demands of added waste from dozens of new homes? Read these reports and decide for yourself.

“Both Morro Bay and Cayucos have had numerous video inspections of their lines over the years, going back as far as 1995. The inspections show numerous breaches in the sewer lines all over the City. Cracks, holes, and openings between pipe sections are common. Little, if anything, was done to address the serious public health issues associated with the damage the inspections revealed, and City records do not indicate that City staff ever raised the issue with the City Council.”

Morro Bay Sewer System Overview of Condition

Video review and analysis of Morro Bay sewers.

Heavy Trucks and Roads: Not a Good Combination

Today, I heard a City of Morro Bay official describe the approval process for allowing huge (40 ton) construction trucks to utilize a badly deteriorating Morro Bay residential street for purposes of a private developer.
Basically, there is no approval process. It’s just a rubber-stamp. As long as the vehicle meets weight standards for highways (80,000 lbs), it’s A-OK to make several trips a day on an already broken city street. The only caveat was that the City would make a video tape before and after the project to document any visible damage and the developer would be responsible to fix it.

But Mr. City Engineer, it’s not that simple! Damage to our streets is cumulative and it may not show up until after the developer is long gone, leaving the taxpayer to foot the bill.

It quite obvious how much damage heavy trucks cause to our major highways, let alone a tiny Morro Bay street. But a bit of research turns up some staggering facts:

A study by the U.S. General Accounting Office (GAO) determined that the road damage caused by a single 18-wheeler was equivalent to the damage caused by 9,600 cars. (GAO: Excessive Truck Weight: An Expensive Burden We Can No Longer Afford) The study seems to have based its calculations around the number of axles per vehicle. The study found that essentially, road damage was related to the 4th power of the relative loads. That means that if one vehicle carries a load of 1,500 pounds per axle and another carries a load of 3,000 pounds on each axle, the road damage caused by the heavier vehicle is not twice as much, but 2 to the 4th power as much (2x2x2x2 = 16 times as much road damage as the lighter vehicle).

This writer’s opinion: If we are to allow private developers to use and/or abuse our infrastructure, those developers should assume the risk and foot the bill. The City of Morro Bay can’t afford to fix its streets under normal conditions, let alone with the burden of 80,000 lb loads. Furthermore, road damage is just one of many other possible infrastructure risks that we are taking on. It is my understanding that the developers are taking the position that once they receive the “OK” from the City, they aren’t responsible for anything beyond the obvious/superficial damage as documented by the before and after video.

Yes, City officials are likely excited about possible future development revenues from the jet fuel tank site, but they also have a responsibly to protect citizens from a possible fiscal disaster if this project goes wrong.

Morro Bay Stakeholders aren’t against development. But we do want City Hall to exercise utmost caution and professionalism. Because we simply can’t afford errors of this scale.

Notice to Morro Bay Residents

There is an application before the Morro Bay Planning Commission to remove the former jet fuel tanks at 3300 Panorama. Though we agree that the tanks need to go, they must be removed with due consideration of public safety, environmental issues and our crumbling streets and sewers. Join the Morro Bay Stakeholders to learn more and help keep Morro Bay a great place to live at

  • Public Safety- The site is contaminated from jet fuel leakage, lead paint, asbestos.
  • Environmental issues- The biological assessment is minimal, incomplete, deceiving.
  • Infrastructure- North Morro Bay roads and sewage drains old and deteriorating.
  • Mitigated Declaration- Why no Environmental Impact Report?
  • The Applicant- Has a controversial reputation on the Fresno City City Council and our neighborhood.

Public Safety The tank farm is a former military facility, and as such, had lower standards in the use of contaminants than a comparable private industry facility. The Defense Fuel Support Point (DFSP) Estero Bay was no exception: jet fuel was stored at the site and leaked into the soil: lead based paint was used to paint the tanks; asbestos was used on the site.

Environmental Issues We do not trust the applicant to protect sensitive species over the course of the project. We are pressing for a full time biologist to monitor the applicant and contractors.

Infrastructure  North Morro Bay roads and sewers are the worst in Morro Bay, they will use heavy trucks, The applicant has proposed using Sicily Street, the worst of the worst. The main sew lines on Main Street is in horrible condition, the trunk lines running up all the streets are bad, as are the laterals.

Mitigated Declaration The City of Morro Bay Community Development Department has decided to prepare a Mitigated Negative Declaration instead of an Environmental Impact Report (EIR). We believe that a EIR should be prepared for the project and that the California Coastal Commission should oversee the project.

The Applicant Our health, safety and infrastructure are being played fast and loose by a Fresno developer with a controversial record on the Fresno City Council, bad relations with our neighborhood, and vague plans for the site. At the same time, the City of Morro Bay Community Development Dept. is actively pushing this project forward by advocating on behalf of the applicant with little or no regard for our concerns and welfare.

The Morro Bay Stakeholders invite all Morro Bay residents to join us at our informative and proactive meetings: 7pm, October 24, 331 Kodiak Street, Morro Bay..