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HomeMy WebLinkAboutReso 59-2006 RESOLUTION NO. 59-2006 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, MAKING FINDINGS RELATED TO THE SIGNIFICANT AND POTENTIALLY SIGNIFICANT IMPACTS AND THE ALTERNATIVES, APPROVING A STATEMENT OF OVERRIDING CONSIDERATIONS AND A MITIGATION MONITORING PROGRAM, AND APPROVING A PLANNED UNIT DEVELOPMENT, USE PERMIT, DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PLAN, AND TYPE C SIGN PERMIT, AND AUTHORIZING THE CITY MANAGER TO APPROVE HOME DEPOT'S PROPOSED LOCAL HIRING AGREEMENT WHEREAS, Home Depot has applied to demolish the existing Levitz furniture building at 900 Dubuque Avenue and in its place construct a 101,171 square foot Home Depot store, a 24,215 square foot Garden Center, with open at-grade parking and a two-level parking structure ("Project"); and WHEREAS, the entitlements proposed would provide for (1) construction of the Project; (2) a Planned Use Development allowing parking in a portion of a front setback; (3) a Use Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, up to 24 hours daily operation and determination of a parking rate; (4) Design Review allowing a new 101,171 square foot Home Depot store, a 24,215 square foot Garden Center, with open at- grade parking and a two-level parking structure; (5) Transportation Demand Management Plan reducing vehicle trips; and (6) Type C Sign Permit allowing a Inaster sign program consisting of new building fa<;ade signs with a total sign area of 1,103 square feet, subject to adopting the conditions of approval; and WHEREAS, the Home Depot has proposed a Local Hiring Agreement that will contribute to an increase in employment opportunities for local citizens; and WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report ("DEIR") was issued on February 1, 2006, informing all interested parties of the City's intention to prepare an Environmental Impact Report; and WHEREAS, a DEIR was prepared evaluating the significant and potentially significant impacts of the development, the growth inducing impacts of the development, the cumulative impacts of the development, and alternatives to the proposed project; and WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project alternative; and WHEREAS, the public review period on the DEIR commenced on January 31, 2006, and closed on March 17,2006; and WHEREAS, the City prepared responses to COlnments on enviromnental issues received during the public review period and at the public hearings, which responses clarify and atnplify the information contained in the DEIR, providing a good faith reasoned analysis supported by factual information. The COlnlnents and responses to comments were published in a Final Environmental Impact Report ("FEIR") dated May 2006, which incorporated the DEIR; and WHEREAS, copies of the FEIR were distributed or otherwise made available to the Planning COlnmission, responsible agencies, and other interested parties; and, WHEREAS, based on the FEIR and other infonnation in the record, there are impacts of the Project which are not enviromnentally significant and which require no findings or mitigation upon approval; and, WHEREAS, based on the FEIR and other information in the record, there are certain significant and potentially significant environmental ilnpacts of the Project which could be mitigated to a level of insignificance, therefore mitigation findings are required pursuant to CEQA ~21081 and CEQA Guidelines ~15091 upon Project approval; and, WHEREAS, based on the FEIR and other information in the record, there are significant and potentially significant impacts of the Project which could not be mitigated to a level of insignificance, therefore the alternatives to the Existing Project were exatnined to determine if they would avoid any of the unmitigated significant impacts; and WHEREAS, based on the FEIR and other infonnation in the record, there are significant and potentially significant environmental impacts of the Project which could not be reduced to a level of insignificance, therefore a Statelnent of Overriding Considerations is required upon Project approval; and whereas CEQA ~21081.6 requires that where mitigation findings are made for significant and potentially significant environmental impacts, a mitigation monitoring and reporting program shall be adopted upon Project approval to ensure cOlnpliance with the mitigations during project implementation; and WHEREAS, the above-referenced mitigation and monitoring program shall be sublnitted concurrently with the precise plan for the Home Depot site; and WHEREAS, the location and custodian of the documents which constitute the record of proceedings upon which the City's decision on entitlements relating to the FEIR is the City of South San Francisco Planning Division, 315 Maple Avenue, South San Francisco; and WHEREAS, the mitigation measures identified in the FEIR will be applied as conditions of Proj ect approval. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution, and that the City Council of the City of South San Francisco 2 hereby adopts the following findings based upon the entire record for the HOlne Depot development, including without lilnitation, the South San Francisco General Plan, the HOlne Depot initial study and Enviromnentalltnpact Report, and the comments received in response the Draft Environmentalltnpact Report, site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow, the proposed Planned Unit Development, the proposed Use Permit, the proposed Transportation Demand Managelnent Plan, the proposed Type C Sign Permit, the Design Review Board meeting and minutes of March 15, 2005, the Design Review Board lneeting and lninutes of May 17, 2005, the Special Joint City Council and Planning Commission study session of October 5, 2005 and testimony and lnaterials submitted at this lneeting, the Planning COlnlnission staff reports of May 18,2006, June 1,2006, and July 6,2006, and the Planning Comlnission meetings of May 18, 2006, June 1, 2006, and July 6, 2006, and testimony and materials received at the City Council meeting of July 26, 2006: 1. Environmental Ilnpact Report. As required by the California Environmental Quality Act (CEQA) [Pub. Res. Code ~~ 21000 et seq.], the following findings are lnade in approval of a Final Enviromnentalltnpact Report and Statement of Overriding Considerations, allowing developlnent of a hOlne ilnprovement retailer situated at 900 Dubuque Avenue in the Planned Commercial Zoning district, subject to making the findings of approval and, based on public testitnony and the lnaterials sublnitted to the City of South San Francisco Planning Cormnission which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the HOlne Depot Initial Study and Environmental Impact Report; Design Review Board meeting of March 15, 2005; Design Review Board meeting of May 17, 2005; Design Review Board lninutes of March 15, 2005; Design Review Board minutes of May 17, 2005; the Planning COlll1nission's public hearing on March 2, 2006, a lneeting with CalTrans on April 27, 2006, COlnments received on the Draft Environmental Impact Report and incorporated into the Final Enviromnental ltnpact Report, Planning Comlnission staff reports of May 18, 2006, June 1, 2006, and July 6, 2006, and Planning COlnmission meetings of May 18, 2006, June 1, 2006, and July 6, 2006, and testitnony and materials received at the City Council meeting of July 26, 2006: (a) The key enviromnental issue identified by City staff is traffic. Mitigation lneasures are proposed to reduce many of the identified impacts to a less than significant level. However, significant cumulative traffic impacts and one project level traffic ilnpact attributable to the developlnent will occur in the year 2020 and cannot be feasibly mitigated. The project proponent has also revised the site plan to reduce some of the impacts and improve circulation. The plans now reflect the provision of a left-turn pocket on Dubuque Avenue providing better and safer site access. The applicant is also proposing to improve on-site circulation as suggested by the City's traffic consultant and is proposing to increase the amount of parking; both of these ilnprovements are not considered impacts and do not require mitigation, but will help ease on-site congestion. 3 (b) A Statement of Oveniding Considerations has been prepared for those significant impacts which are unavoidable. The Statement of Overriding Considerations concludes that significant and unavoidable impacts resulting froln the developlnent, specifically, traffic impacts, are outweighed by the benefits of the Home Depot developlnent. Approval of the project will generate a new source of significant tax revenue for the City. The Home Depot store is estimated to generate gross sales upwards of $40 lnillion per year, resulting in a revenue stream of approximately $400,000 per year to the City. The Project is expected to elnploy an estilnated 150 to 175 full-titne and part-titne employees, primarily derived frOln local cOlnmunities. The Project will provide retail sales of building supplies, IUlnber, hardware and associated itelns for construction, landscaping, and home ilnprovement projects in the area. Additionally the project will provide rental tools and equiplnent to be leased for such projects. Finally, the Project is generally consistent with objectives and requirements of the City's General Plan and the Zoning Code. 2. Planned Unit Development. As required by the Planned Unit Development Procedures [SSFMC Chapter 20.84], the following findings are made in approval of a Planned Unit Developlnent (PUD05-0003) allowing parking in a portion of the minilnum required front setback, situated at 900 Dubuque Avenue in the Planned Commercial Zoning district, subject to lnaking the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning COlnmission which include, but are not lilnited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Environmental Impact Report; Design Review Board lneeting of March 15,2005; Design Review Board meeting of May 17, 2005; Design Review Board lninutes of March 15, 2005; Design Review Board minutes of May 17, 2005; Planning Comlnission staff reports of May 18, 2006, June 1, 2006, and July 6, 2006, and Planning Commission meeting of May 18, 2006, June 1, 2006, and July 6, 2006, and testimony and materials received at the City Council meeting of July 26, 2006: (a) The site is physically suitable for a home improvement center. The development is similar in style to existing adjacent buildings and shares a similar floor area ratio and will reinforce a commercial environment of sustained desirability and stability by matching the development quality and design. Conditions of approval require that the new building and site ilnprovements conform to the City's development standards. (b) The proposed exception allowing a reduction in part of the front setback adjacent to the open at-grade parking lot is acceptable in that the planned development will be of general benefit to the cOlnmunity 4 by providing a service and diversity of products not otherwise available in the City or in anyone location. The exception will not unreasonably be detrilnental to the health, safety, welfare, comfort or convenience of persons working vicinity of the property in that the development provides for ilnproved access and circulation and is of a design that is a significant improvelnent over the existing building and site ilnprovelnents and is a better fit with the existing nearby buildings. (c) The project cOlnplies with the provisions of the California Environmental Quality Act. An Environmental Impact Report was prepared and circulated for public COlnlnents. Mitigation Ineasures are identified to reduce impacts to a level less than significant. A Statement of Overriding Concerns is proposed due to project level and cUlnulative traffic impacts associated with the development. A Mitigation Monitoring Progratn is required to ensure that all mitigation measures are implemented. (d) The proposed development is consistent with the General Plan Land Use Element designation of the site as Business Comlnercial. The proposed project is consistent with the General Plan which designates the property Business COlll1nercial and the East of 101 Area Plan. Retention of existing retail develoPlnent is a key principle of the plan. Policy LU-4a supports development of retail use in areas designated "Planned Commercial". The proposed development's floor area ratio (F AR) of 0.38 is well below the Inaxilnum FAR of 0.5 allowed in the Business Comlnercialland use designation. ( e) The proposed retail developlnent will not be adverse to the public health, safety or general welfare of the cormnunity, or unreasonably detrilnental to surrounding properties or improvelnents. The development is designed to comply with the City's Design Guidelines and the architectural theIne of the surrounding cOlnmercial developments. Conditions of approval are attached which will ensure that the developlnent cOlnplies with local developlnent standards and requirelnents. (f) The City's Design Review Board determined that the proposed building design and site improvements comply with the City's Design Guidelines and recommended approval of the proposed development. 3. Use Permit. As required by the "Use Pennit Procedure" (SSFMC Chapter 20.81), the City Council makes the following findings in support of the request to approve a Use Permit (UP05-0010) allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate, situated at 900 Dubuque Avenue, in the Planned Commercial Zone District, based on public testimony and the materials 5 sublnitted to the City of South San Francisco Planning COlnlnission which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the HOlne Depot Initial Study and Environmental Impact Report; Design Review Board Ineeting of March 15, 2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of March 15, 2005; Design Review Board Ininutes of May 17, 2005; Planning Comlnission staff reports of May 18, 2006, June 1, 2006, and July 6, 2006, and Planning Cormnission Ineeting of May 18, 2006, June 1, 2006, and July 6, 2006, and testitnony and Inaterials received at the City Council Ineeting of July 26, 2006: (a) The proposed retail development allowing outdoor sales, outdoor storage, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate not identified in the SSFMC will not be adverse to the public health, safety, or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The site is physically suitable for the type and intensity of the land use being proposed, and the compatibility with adjacent developlnents was thoroughly analyzed in the Environmental Impact Report. Conditions of approval and mitigation measures are required to ensure protection of public safety, reduce traffic, reduce parking delnand and ensure cOlnpliance with Federal, State and City developlnent and environmental standards. (b) The proposed retail development allowing outdoor sales, outdoor storage, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate not identified in the SSFMC is consistent with the General Plan which designates the property Business COlnlnercial and the East of 11 Area Plan. Retention of existing retail development is a key principle of the plan. Policy LU-4a supports development of retail use in areas designated "Planned COlnlnercial". The proposed development's floor area ratio (FAR) of 0.38 is well below the maximum FAR of 0.5 allowed in the Business Commercial land use designation. ( c) The proposed retail developlnent allowing outdoor sales, outdoor storage, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking rate not identified in the SFMC meets or exceeds the minimum standards and requirements of the City's Zoning Ordinance which designates the site Planned Commercial. Retail use is allowed subject to an approved Use Permit. The proposed outdoor sales and storage is commonly associated with home improvement centers retail development. The number of parking spaces is adequate to serve the proposed retail use based on parking data for similar home improvement centers, the 6 Institute of Traffic Engineers data and that a TDM Plan will be required. Conditions of approval are required to ensure cOlnpliance with the City's developlnent standards, reduce parking delnand, provide security and ensure that the site is well maintained. (d) The proposed project is consistent with the goals and objectives of the Redevelopment Progratn for the Downtown/Central Redeveloplnent Project Area, and specifically with the following: 1. To create and develop local job opportunities and to preserve the area's existing elnploYlnent base. 11. To replan, redesign and develop areas which are stagnant or itnproperly used. ( e) An Environmental Impact Report has been prepared for the proj ect in accordance with the provisions of CEQA. Mitigation Ineasures are required which will reduce all identified impacts to a level less than significant. A Mitigation Monitoring Progratn is required to ensure that all mitigation measures are implemented. A Statement of Overriding Consideration is required because of cumulative traffic ilnpacts associated with the developlnent. 4. Type C Sign Permit. As required by the "Sign Permit Procedures" (SSFMC Chapter 20.86), the following findings are Inade in approval of a Type C Sign Permit (Signs05-0044) allowing a Inaster sign progratn consisting of new building fa<;ade signs with a total sign area of 1,103 square, situated at 900 Dubuque Avenue, based on public testitnony and the materials sublnitted to the City of South San Francisco Planning COlnlnission which include, but are not limited to: sign plans revised April 4, 2006 prepared by Greenberg Farrow; the Home Depot Initial Study and Enviromnental Impact Report; Design Review Board meeting of March 15, 2005; Design Review Board Ineeting of May 17, 2005; Design Review Board minutes of March 15, 2005; Design Review Board Ininutes of May 17, 2005; Planning Commission staff reports of May 18,2006, June 1,2006, and July 6, 2006, and Planning Commission Ineeting of May 18, 2006, June 1, 2006, and July 6, 2006, and testilnony and Inaterials received at the City Council meeting of July 26, 2006: (a) The master sign program consisting of building fa<;ade signs with a total sign area of 1,103 square feet, situated at 900 Dubuque Avenue is consistent with the City's General Plan Land Use Element, which designates this site for Business Cormnercial and the City Design Guidelines, which encourages master sign programs. (b) The master sign program consisting of building fa<;ade signs with a total sign area of 1,103 square feet, situated at 900 Dubuque Avenue is consistent with the requirements of SSFMC Chapters 20.76 and 20.86, 7 which requires an approved Type C Sign Pennit. The size, materials, colors, graphic style, illumination and other sign features are in keeping with the visual character of the area and are reflective of the building design and exterior finishes. The signs are of a straight forward design and are clear and readable. The City's Design Review Board recOlnmended approval of the sign program at their Ineeting of May 17,2005. ( c) The master sign program consisting of building fa<;ade signs with a total sign area of 1,103 square feet, situated at 900 Dubuque Avenue will not be adverse to the public health, safety or general welfare of the cOlnlnunity, nor detrimental to surrounding properties or itnprovements. The existing pylon sign, while being retained, will be significantly reduced in height and size and will be smaller than the billboard signs in the ilnmediate vicinity. The pole sign and the total sign area are needed due to the unique nature of the use and site and orientation to the regional traveler. 5. Transportation Delnand Management Plan. As required by the Transportation Demand Managelnent Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Prelilninary Transportation Demand Management Plan, based on public testilnony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations revised April 4, 2006 prepared by Greenberg Farrow; the HOlne Depot Initial Study and Environmental ltnpact Report; Design Review Board meeting of March 15, 2005; Design Review Board meeting of May 17, 2005; Design Review Board minutes of March 15, 2005; Design Review Board Ininutes of May 17, 2005; Planning COlnmission staff reports of May 18, 2006, June 1, 2006, and July 6, 2006, and Planning Commission meeting of May 18, 2006, June 1, 2006, and July 6, 2006, and testilnony and materials received at the City Council meeting of July 26, 2006: (a) The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the retail development located at 900 Dubuque Avenue with up to 24 hour operation in the Planned Commercial Zone District adjacent to other commercial uses. (b) The proposed perfonnance guarantees, consisting of an Annual Review, will ensure that the target alternative mode use established for the project of 28% based on a Floor Area Ratio of 0.38 [SSFMC 20.120.030 (C)] will be achieved and maintained. NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco does hereby: 8 the project of 28% based on a Floor Area Ratio of 0.38 [SSFMC 20.120.030 (C)] will be achieved and maintained. NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of South San Francisco does hereby: A. Approves, in accordance with the California EnvirolIDlental Quality Act, of the Final Environlnentall1npact Repoli and the following, assessing environmental ilnpacts of the proposed development of a home improvelnent retail store: i. Findings Concerning Alternatives attached hereto as Exhibit A; ii. The Statement of Overriding Considerations attached hereto as Exhibit B' -, iii. The Mitigation Monitoring Program attached hereto as Exhibit C. B. Approves the PlarIDed Unit Developlnent allowing parking in a portion of the lnininlunl required front setback, situated at 900 Dubuque Avenue in the PlarIDed Comnlercial Zoning district. C. Approves the Use Pernlit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the detennination of a parking rate, situated at 900 Dubuque Avenue, in the Plaruled Commercial Zone District, subject to the Conditions of Approval attached hereto as Exhibit D. D. Approves the Type C Sign Permit allowing a master sign prograrn consisting of new building fa<;ade signs with a total sign area of 1,103 square feet, situated at 900 Dubuque Avenue. E. Approves the Transportation Demand Managenlent Plan concerning the HOlne Depot development to be situated at 900 Dubuque Avenue, in the Plamled Commercial Zone District. F. Authorize the City Manager to execute on behalf of the City, Home Depot's proposed Local Hiring Agreement, attached hereto as Exhibit E. BE IT FURTHER RESOLVED that the resolution shall becolne effective immediately upon its passage and adoption. * * * * * 9 I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a regular meeting held on the 26th day of July 2006 by the following vote: AYES: Councilmelnbers Pedro Gonzalez and Karvl Matsulnoto. Vice Mayor Richard A. Garbarino and Mayor Joseph A. Fernekes NOES: Councilman Mark N. Addiego ABSTAIN: ABSENT: ATTEST: 10 Exhibit A Findings Concerning Alternatives CEQA requires that an EIR identify alternatives to a project as proposed. CEQA Guidelines section 15126.6, subdivision (a), specifies that the EIR consider alternatives that would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen many of the significant environmental effects of the project. uFeasible" means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors. The Home Depot EIR identified two alternatives: No Project and 0.50 Floor Area Ratio Alternative. The following findings are for both the No Project and 0.50 Floor Area Ration Alternative as discussed in the EIR. The City Council hereby finds that the two alternatives identified and described in the EIR were considered and finds them to be infeasible for the specific economic, social, or other considerations set forth below pursuant to CEQA section 21081 (c). No Proiect Alternative (EIR Page 13-1) Under the No Project Alternative the Project site would remain as it is today-an existing commercial building occupied by the Levitz Furniture Company, and used to warehouse and sell furniture. This Alternative would maintain the site's Planned Commercial General Plan use designation, but the retail use would not be as intense or economically beneficial to the City as it would be if the Project as proposed were implemented. The No Project Alternative is not consistent with the East of 101 Area Plan's policy towards increasing property tax revenues and generating new sources of sales tax revenue. Nor is it consistent with the Plan's policy of improving streetscape along Dubuque avenue. The No Project Alternative would not result in the environmental impacts described in this EIR, particularly those identified as significant and unavoidable. There would be approximately 185 fewer AM Peak Hour trips and 350 fewer PM Peak Hour trips, resulting in lower air pollutant vehicle emissions and traffic levels of service. The No Project site would also not introduce several of the hazardous materials that would be stored and used on the site as part of the Project, and would preserve the seven protected trees that will otherwise need to be replaced. Findinq: This alternative is found to be infeasible and rejected for the following reasons: 1. The City Council specifically finds that the No Project Alternative is rejected as an alternative because it would not achieve any of the Project's objectives. 2. Though this alternative would avoid most of the significant impacts of the Project, this alternative would not generate additional tax revenue. 3. The No Project Alternative is inconsistent with at least some of the policies of the East of 101 Area Plan. 0.50 Floor Area Ratio Alternative (EIR Page 13-2) The 0.50 Floor Area Ratio Alternative proposes reducing the square footage of the Home Depot store from 125,794 square feet to 63,897 square feet. Such a reduction would decrease the floor area ratio (FAR) from 0.38 to 0.19. The applicant has indicated that it would not be economically feasible for Home Depot to occupy such a small building, based on its standard store size and business model-the average Home Depot store is about 110,000 square feet. The reduced development intensity would produce fewer vehicle trips and less air pollutant emissions. Fewer vehicle trips would result in better freeway Levels of Service and better Levels of Service on street intersections near the Project site. It would not however, completely mitigate the significant impacts detailed in the Transportation and Circulation Chapter. The 0.50 Floor Area Ratio Alternative would still provide extensive landscaping on the site, and would also require a smaller amount of vehicle parking facilities. However, this Alternative would effectively prohibit the Applicant from occupying the site, and alternate retail uses-especially at half the proposed FAR- would not generate an equivalent economic benefit for the City. Findinq: This alternative is found to be infeasible and rejected for the following reasons: 1. The City Council specifically finds that the 0.50 Floor Area Ratio Alternative is rejected as an alternative because it would not achieve most of the basic objectives of the Project. 2. As this alternative would prohibit the Applicant from occupying the site, the alternative would not satisfy the home improvement market needs in South San Francisco and the surrounding area. 3. This alternative would not successfully mitigate all of the significant impacts, but would greatly reduce the economic benefits to the City. Exhibit B Statement of Overriding Considerations 1~ -13- STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of South San Francisco adopts a Statement of Overriding Considerations for those impacts identified in the Home Depot Project ("Project") EIR as significant and unavoidable. (Resolution The City Council carefully considered each impact in its decision to approve development of the Home Depot Proj ect. The City Council is currently considering the Home Depot Proj ect and accompanYing EIR. The Project proposes demolition of the Levitz Furniture building and the construction of a 101,1 71 square foot Home Depot home improvelnent warehouse, atl adjoining 24,215 square foot Garden Center, and a two-level parking structure providing 490 parking spaces on a 7.62 acre parcel. The City prepared an EIR for the Home Depot Proj ect which identified environmental impacts that were determined to be less than significant or could be mitigated to a less than significant level. The EIR also identified some significant traffic-related impacts that could not be mitigated or avoided. The proposed development is for construction of a Home Depot store for retail sales of building supplies, lumber, hardware and associated items, such as appliances, barbeques, pool accessories, home furnishings, patio furniture, and other home improvement and maintenance materials. The Project will also provide rental tools and equipment to be leased for construction, landscaping, and home improvement proj ects. Approximately 150 to 175 full-time and part-time employees will be hired to staff the store. These employees will come from the City of South San Francisco and surrounding communities. The City Council adopts this Statement of Overriding Considerations for development approvals for the Home Depot Proj ect. Pursuant to a 2002 court decision, the City Council must adopt overriding considerations for the impacts that apply to the Home Depot Proj ect, 1 which are identified in the Home Depot Proj ect EIR as significant and unavoidable. The City Council believes that many of the unavoidable environmental effects in the Home Depot Proj ect EIR will be substantially lessened to a less than significant level by the proposed mitigation measures and by the environmental protection measures to be adopted through the Home Depot Proj ect approvals. Even with mitigation, however, the City Council recognizes that the implementation of the project carries with it unavoidable adverse effects as identified in the Home Depot Proj ect EIR. The City Council specifically finds that to the extent that the identified adverse or potentially adverse impacts for the proj ect have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, and other considerations that support approval of the proj ect. 2. Unavoidable Sienificant Adverse Impacts. The following unavoidable significant impacts have been identified in the Home Depot Proj ect EIR. 1 "[P]ublic officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." Communities for a Better Environment v. Cal. Resources Aqency (2002) 103 Cal.AppAth 98, 125. 829135-1 -14- Impact 11.2 - Year 2006 Intersection Level of Service Impacts. While nearly all intersections analyzed would maintain acceptable operation during AM and PM peak hour conditions, the Oyster Point Boulevard/Dubuque AvenuelU.S. 101 Northbound on- ramp intersection would experience significant increase in traffic volume. Level of Service (LOS) grades for this intersection would drop from an E to an F, and volume would increase by 4.3%.2 There are no feasible physical improvements that the City could undertake at this intersection to improve operation to Base Case Conditions or better. Impact 11.5 - Year 2006 Vehicle Queuing Impacts 50th Percentile Queue. The Dubuque Avenue northbound approach left turn/through lanes would receive more than a two percent increase in traffic (19.5%), with significant Base Case queuing in the left turn lane. Acceptable Base Case queuing in the combined left/through lane would also be increased beyond the available storage with the addition of Project traffic. There are no feasible physical improvements that the City could undertake at this intersection to reduce queuing to Base Case Conditions or better. 95th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would receive more than a two percent increase in traffic (9.6%) with unacceptable Base Case queuing during the AM peak hour. During the PM peak hour, the Dubuque Avenue northbound approach left turn lane and through/left turn lanes would receive more than a two percent increase in traffic (19.5%) with unacceptable Base Case queuing in both lanes. There are no feasible physical improvements that the City could undertake at this intersection to reduce queuing to Base Case Conditions or better. Impact 11.6 - Year 2020 Intersection Level of Service Impacts. During the PM peak hour volume at the Oyster Point Boulevard/Dubuque AvenuelU.S. 101 Northbound on- ramp would increase by more than two percent (2.1 %), resulting in a significant impact at this intersection. There are no feasible physical improvements that the City could undertake at this intersection to reduce the impact to Base Case Conditions or better. Impact 11.9 - Year 2020 Vehicle Queuing Impacts 50th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left turn lane would receive an increase in traffic with unacceptable Base Case queuing during the AM peak hour. There are no feasible physical improvements that the City could undertake to reduce queuing to an acceptable level during the AM peak hour at the Dubuque Avenue northbound approach left turn lane. 50th Percentile Queue; PM Peak Hour. During the PM peak hour, the Oyster Point Boulevard westbound approach through lanes and left turn lane would receive a significant increase in traffic with unacceptable Base Case queuing. The Dubuque Avenue northbound approach left tum/through lanes will also experience significant increase in traffic with unacceptable Base Case queuing. Mitigation Measure 11-9A will 2 An increase in volume of greater than two percent was considered "significant" for purposes of the EIR. 829135-1 -15- not reduce queuing to an acceptable level during the PM peak hour at Oyster Point Boulevard or Dubuque Avenue lanes. 95th Percentile Queue,' AM Peak Hour. The Dubuque Avenue northbound approach left turn lane and combined through/left turn lanes will experience a 7.2% increase in traffic with unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound approach left turn lane will experience a 4.1 % increase in traffic with unacceptable Base Case queuing. The Oyster Point Boulevard westbound approach left turn lane will have a demand increased beyond the available storage with the addition of proj ect traffic. There are no feasible physical improvements that the City could undertake at the Dubuque Avenue northbound approach to reduce the impact to Base Case Conditions or better. Mitigation 11-9B will not reduce queuing on Bayshore Boulevard or alleviate the storage problem on Oyster Point Boulevard to acceptable levels. 95th Percentile Queue; PM Peak Hour. The Oyster Point Boulevard westbound approach through lanes will receive a 4% increase in traffic with unacceptable Base Case queuing. The Oyster Point Boulevard westbound approach left turn lane will receive a 4.10/.0 impact in traffic with unacceptable Base Case queuing. The Bayshore Boulevard southbound approach left turn lane will experience a 8.1 % increase in traffic with unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn and combined through/left turn lanes will receive a 6.2 increase in traffic with unacceptable Base Case queuing. Mitigation Measure 11-9B will not reduce queuing on Oyster Point Boulevard westbound approaches to an acceptable level. Nor will the Measure reduce queuing at the Bayshore Boulevard southbound approach to an acceptable level. There are no feasible physical improvements that the City could undertake at the Dubuque Avenue northbound approach to reduce the impact to Base Case Conditions or better. 3. Overridin2" Considerations. The City Council now balances the unavoidable impacts that apply to future development of the Home Depot Proj ect, against it benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Home Depot Proj ect as further set forth below. The Proj ect will generate a new source of significant tax revenue for the City. The Home Depot store is estimated to generate gross sales upwards of $40 million per year, resulting in a revenue stream of approximately $400,000 per year to the City. The Project is expected to employ an estimated 150 to 175 full-time and part-time employees, primarily derived from local communities. The Proj ect will provide retail sales of building supplies, lumber, hardware and associated items for construction, landscaping, and home improvement proj ects in the area. Additionally the proj ect will provide rental tools and equipment to be leased for such projects. Finally, the Project is generally consistent with objectives and requirements of the City's General Plan and the Zoning Code. 829135-1 -16- Exhibit C lVlitigation Monitoring Program )4 -17- 2 ~ cr. C.9 o cr. a. C.9 z i= cr. o 0... ill a: o z <( C.9 z ~ o t: z o 2 z o i= <( C.9 E 2 ~ Co-' o ~ ~ Co-' Z "'"'I f-l ~ U 0 ~ ~ O~ ~ c:l ~ ~ ~ Co-' ~ ~ ~ 0 ~ f-l o "'"'I ~ 6 ~ z o "'"'I ~ C-' "'"'I f-l ~ o C\l cr. ill I- 0... <( I U "0 Il) .... Il) Il) ~-a c:l s o U J:l .8 .... cu u S ~ Il) ;> .0 ~~ ',," ,.Q ;...r ..-( o CJ) .;:: J:l J:l 0 o c.. ~ ~ ~ B .0 .~ ~ ....:oS J:l CJ) Il) J:l S 0 ~ ~ c.. Il) S ~ "'"'I ......... 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The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and DepartInents as contained in the attached conditions, except as atnended by the conditions of approval. 2. The construction drawings shall substantially cOlnply with the City Council approved plans, as atnended by the conditions of approval including the revised plans prepared by Greenberg Farrow, sublnitted in association with P05-0035. 3. Prior to the issuance of the Building Permit, the landscape plan shall be revised to incorporate the Design Review Board suggestions made at their meeting of May 2005 and shall also include mature shrubs, trees that have a minimum size of 24 inch box and 15% of the total nUlnber of proposed trees shall have a minilnuln size of 48 inch box. Larger trees shall be placed along the loading area screen wall along Dubuque Avenue. The landscape plans shall also include landscaping of the garage roof deck to soften views from the intersection of Dubuque Avenue and Oyster Point Boulevard. The garage deck landscaping shall include trellises with vining Inaterial. Trellises shall also be placed in close proxilnity to the garage deck perimeter. The landscape plan shall consider the inclusion ofpahn trees at the main entry. The landscape plan shall include an interim 2 year screening elelnent for the wall mounted trellises until the vines adequately cover the trellis. The landscape plan shall be subject to the review and approval by the City's Chief Planner. 4. Prior to the issuance of any permit the owner shall revise the plans to include increasing the height of the loading area screen wall to occlude views of trucks in the loading docks, provide greater design articulation of the pallet enclosure that more closely Inatches the remainder of the building, modify the design of the loading area so that it appears as a plaza area when not in use as a loading area, and use a green accent color under the main entry signs. 5. Prior to opening the business the owner shall obtain and thereafter maintain a City Business License. 6. Prior to the final inspection the applicant shall have a Final Transportation Demand Management Program (TDM) prepared by a qualified and licensed traffic engineer that incorporates the provisions of the City of South San Francisco SSFMC 20.120 Transportation Delnand Management. The Final TDM Plan shall closely follow the PTDM Plan approved by the City Council in association with P05-0035 and shall be subject to the review and approval by the City's Chief Planner. The Final TDM shall also be subject to the review and approval by the San Mateo City/County Association of Governments. 7. Prior to the Final Inspection, the owner shall establish a Site Maintenance Program to Conditions of Approval Page 2 of 11 maintain the site free of litter and debris and good appearance. The plan shall be subject to the review and approval of the City's Chief Planner. 8. Prior to the Final Inspection, the owner shall establish an Outdoor Storage, Outdoor Display and Sales, Seasonal Outdoor Display and Sales, and Outdoor Vendors. The plan shalllilnit outdoor storage to the Garden Center and the areas designated for Outdoor Display and Sales and Seasonal Outdoor Display and Sales as shown on the approved site plan. Outdoor Vendors shall not be allowed. The plan shall be subject to the review and approval of the City's Chief Planner. 9. In accordance with the California Environmental Quality Act, the owner shall comply with alllnitigation Ineasures identified in the Enviromnental I1npact Report certified by the City Council of the City of South San Francisco. The owner shall ilnplement the Mitigation Monitoring Program including alllnitigation measures in a timely Inanner. The Mitigation Monitoring Program shall be subject to the review and approval by the City's Chief Planner. 10. Within one year following issuance of a certificate of occupancy, owner shall provide public art on the project site. The public art shall be subject to the review of the Director of Economic & Community Developlnent and shall have a value of fifty thousand dollars ($50,000). Owner Inay satisfy this obligation through a cash paYlnent to the City. (Planning Division Contact: Steve Carlson 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION: 1. STANDARD CONDITIONS The developer shall cOlnply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for COlnmercial and Industrial Developments", contained in our "Standard Developlnent Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant froln the Engineering Division. II. SPECIAL CONDITIONS The developer shall comply with the on- and off-site traffic, sewer, drainage and other infrastructure mitigation recommendations contained in the approved Enviromnental I1npact Report document for the project. The approved mitigation improvements shall be designed, furnished, constructed and installed by the applicant's consultants and contractors, in accordance with plans prepared by the applicant's consultant and approved by the City Engineer. The work shall be constructed to City Standards, pursuant to a secured encroachment pennit, or off-site development improvement agreement, obtained prior to receiving a building permit for the subject project. The cost of all work and pennits to mitigate the infrastructure iInpacts of the subject project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. Conditions of Approval Page 3 of 11 A. The design of the project shall include settlement and retention ponds and other approved devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge pennit requirelnents. B. Provide a sight line study at each exit so there is adequate stopping sight distance. Revise the northwest property line to include a horizontal curve to iInprove the Dubuque Avenue roadway based on the results of the sight line study. The Developer shall pay for costs relating to the design and construction of the improvelnents. The Developer shall also install city standard driveways at each exi t. C. The applicant shall submit on-site pavelnent construction, pavement repair, and curb repair, striping, signing, and traffic control plans for the interior parking lot(s) and driveway isles within the site that will be used by Home Depot employees and guests. Rl "STOP" signs shall be installed at each exit that will be used by the guests when leaving the site. Traffic control signs shall be Inounted on 2" diameter, galvanized steel poles. D. Upon completion of the building alterations and site improvelnents, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy pennit, for the subj ect proj ect. E. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various fees detailed below. III. ON-SITE IMPROVEMENTS A. The applicants shall design, construct and install a drainage system capable of accolmnodating a 10-year design stonn. Any existing drainage facilities that are proposed to be re-used shall be inspected by a competent consultant and cleaned, repaired, or improved by the applicant's contractor, in order to conform to City Engineering Division site drainage standards. Stonn drain pipes, shall not connect to each other at a "blind" connection. All storm drains shall begin and end at a manhole, catch basin, inlet, or junction box, in order to provide access for maintenance. B. A report shall be prepared by the applicant's drainage consultant and submitted to the City Engineer for review and approval. The report shall describe the condition and adequacy of any existing storm drainage facilities that will be re-used and shall justify the design of all proposed new improvelnents to the site's drainage system. The applicant shall design and install the drainage improvements described in the approved report, to the satisfaction of the City's Engineering Construction Manager. Conditions of Approval Page 4 of 11 C. New stonn water pollution control devices and filters shall be installed within the existing and new site drainage facilities located within the areas subject to travel by the guests, as required to prevent pollutants deposited on the ilnpervious surfaces within the site froln entering the public ston11 drains. Plans for these facilities shall be prepared by the applicant's consultant and sublnitted to the Engineering Division and to the City's Enviromnental Compliance Coordinator, for review and approval. V. OYSTER POINT OVERPASS CONTRIBUTION FEE The applicant shall pay the Oyster Point Overpass fee for the proposed building, prior to receiving a building permit, in accordance with the Standard Conditions referenced above. The subject proposal for a 101,171 SF Home Depot store and 24,215 SF Garden Center with a 2-story parking structure would result in a fee of $0, which was calculated as follows: Existing Retail: 149,356 sq. ft x 48 trips/l,OOO sq. ft. = 7,169.09 trips Proposed Retail: (101,171 + 24,215) sq. ft. @ 48 trips/lOOO sq. ft. = 6,038.11 trips Total new trips: 6,038.11 (new trips) -7,169.09 (existing trips) = 0 net new trips Fee: o trips x $154 x [8260.41/6552.16 (Engr. Construction Index)] = $0 V1. EAST OF 101 TRAFFIC IMPACT FEES Prior to issuance of a Building Pennit for any building within the proposed project, the applicant shall pay the East 101 Traffic Impact fee, in accordance with the resolution adopted by the City Council at their meeting of Septelnber 26, 2001, or as the fee Inay be atnended in the future. Fee Calculation (as of May 2005) (101,171 + 24,215 SF) GSF @ $6.25 per each square foot = $786,212.50 (Please note that the traffic impact fee is proposed to be increased. If the applicant has not obtained a building permit and begun construction prior to the date on which the fee is increased, the applicant will be required to pay the revised fee.) VII. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The City of South San Francisco has identified the need to investigate the condition and capacity of the sewer system within the area east of US Highway 101, downstream of the proposed development. The existing sewer collection system was originally designed Conditions of Approval Page 5 of 11 Inany years ago to accommodate warehouse and industrial use and is now proposed to accOlnlnodate uses, such as offices, biotech facilities and retail, with a Inuch greater sewage flow. These additional flows, plus groundwater infiltration into the existing sewers, due to ground settlement and the age of the systeln, have resulted in pUlnping and collection capacity constraints downstreaIn of the subject site. In order to fund these improvements the City Council has adopted a fee on October 22, 2002, which applies to all new development within the area east of 101. The applicant shall pay the East of 101 Sewer Facility Developlnent Impact Fee, as adopted by the City Council at their Ineeting of October 22, 2002. The adopted fee is $3.19 per gallon of discharge per day. The Carollo Study, which fonns the basis for the systeln upgrades, calculated Office/R&D uses to require a capacity of 400 gallons per day per 1000 square feet of develoPlnent. Based upon this calculation, the potential fee would be, if paid this year (the fee is subject to an inflation factor, as detennined by the Engineering News Record San Francisco Construction Cost Index): 0.4 gallons per square foot (400 gpd/1 000 sq. ft.) x $3.19 per gallon x (101,1 71 + 24,215) SF = $160,513.14. The sewer contribution shall be due and payable prior to receiving a building permit for each phase of the development. (Engineering Division Contact: Michelle Bocalan 650/829-6652) C. POLICE DEPARTMENT 1. Municipal Code COlnpliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimuln Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to Inake additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Building Security a. Doors 1. The jamb on all alulninum fraIne-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. 2. Glass doors shall be secured with a deadbolt lock1 with minimum throw of 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. Conditions of Approval Page 6 of 11 one (1) inch. The outside ring should be free moving and case hardened. 3. Employee/pedestrian doors shall be of solid core wood or hollow sheet Inetal with a Ininilnum thickness of 1-3/4 inches and shall be secured by a deadbolt lock1 with minimuln throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. 4. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. 5. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double-cylinder deadbolt locks are not installed. 6. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic- equipped doors, and no exterior surface-lnounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-lnounted exterior hardware need be used on panic-equipped doors. 7. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimuln throw of three- fourths inch at head and foot and shall have no doorknob or surface-lnounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, Inay be used instead of flush bolts. 8. Any single or pair of doors requiring locking at the bottoln or top rail shall have locks with a Ininimum of one throw bolt at both the top and bottOln rails. b. Windows 1. Louvered windows shall not be used as they pose a significant security probleln. 2. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. 25/16" security laminate, 1/4" polycarbonate, or approved security film treatInent, minimum. Conditions of Approval Page 7 of 11 3. Secondmy locking devices are recommended on all accessible windows that open. c. Roof Openings 1. All glass skylights on the roof of any building shall be provided with: a) Rated burglary-resistant glass or glass-like acrylic material.2 or: b) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no In ore than five inches apart under the skylight and securely fastened. or: c) A steel grill of at least 1/8" material or two inch Inesh under skylight and securely fastened. 2. All hatchway openings on the roof of any building shall be secured as follows: a) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. b) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock Inust be approved by the Fire Marshal. c) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. 3. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: a) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: b) A steel grill of at least 1/8" Inaterial or two inch mesh and securely fastened and c) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" dimneter on the outside. d. Lighting Conditions of Approval Page 8 of 11 1. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the preInises and provide adequate illulnination for persons exiting the building. 2. The premises, while closed for business after dark, Inust be sufficiently lighted by use of interior night-lights. 3. Exterior door, periIneter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diIninished lighting. e. NUInbering of Buildings 1. The address nUInber of every cOInmercial building shall be illulninated during the hours of darkness so that it shall be easily visible from the street. The numerals in these nUInbers shall be no less than four to six inches in height and of a color contrasting with the background. 2. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the SaIne numbers on the rear of the building. f Alarms 1. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE:To avoid delays in occupancy, alann installation steps should be taken well in advance of the final inspection. g. Traffic, Parking, and Site Plan 1. Handicapped parking spaces shall be clearly Inarked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-3934. h. Misc. Security Measures 1. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such Illoney in an approved type Inoney safe with a minimum rating ofTL-15. 2. Fencing should be of an open design, such as decorative wrought iron, to preclude scaling, and maximize both natural surveillance and territorial reinforcement. Conditions of Approval Page 9 of 11 NOTE: Proposed height exceeding 6 feet will require a variance, which upon design approval, is encouraged to miniInize inventory shrinkage. Gates to proposed fencing should be alanned, also. (Police Department Contact: Sgt. E. Alan Normandy 650/877-8927) D. FIRE PREVENTION: 1. Install fire sprinkler system per NFP A 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station Inonitored per California Fire Code section 1003.3. 3. Install exterior listed horn/strobe alarm device. 4. Provide class III combination standpipe-sprinkler system confonning to NFP A 13/SSFD requirements. Standpipe connections to be located on first and second story of parking structure. Additional connections to be provided inside building, location to be determined on submission of rack storage plans. 5. A manual fire alarm system shall be provided that will alarm both audibly/visually throughout the building if activated and also alert the Fire Department via an approved monitoring station. Install fire alarm panel at front and rear, location to be detennined. 6. Elevator if provided shall not contain shunt-trips. 7. Minimum height clearance under parking structure (13.5 feet) CFC 2001. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire lane with no parking allowed. 8. Access road shall have all weather driving capabilities and support the ilnposed load of 68,000 pounds. 9. Road gradient shall not exceed maximum allowed by engineering departlnent. 10. Provide fire flow in accordance with California Fire Code Appendix III-A. 11. Provide portable thermal imager to mitigate search and rescue of occupants froln high occupant load warehouse structure. 12. Provide fire hydrants; location and number to be determined. 13. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.1 00. Conditions of Approval Page 10 of 11 E. 14. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be deteImined. 15. Slnoke Control design/criteria to be approved by Fire Marshal. 16. Provide eInergency illumination. 17. Provide exit signs. 18. Project must Ineet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal codes. (Fire Contact: Niswonger 650/829-6645) QUALITY CONTROL PLANT 1. A plan showing the location of all stonn drains and sanitary sewers Inust be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 3. Storm water pollution preventions devices are to be installed. A cOlnbination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are preferred. Existing catch basins are to be retrofitted with filter type catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. CDS or Stonnceptor units alone are not acceptable. These units Inust be used in series with an additional treatment measure. 4. The applicant Inust submit a signed Inaintenance schedule for the stormwater pollution prevention devices installed. 5. Any trash handling area Inust be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a pennit. 6. Plans must show the connection of the wash area to the sanitary sewer. 7. Plans must show the location of all drains in the Inaintenance area. These drains must be connected to a three-cOlnpartment oil/water separator and the sanitary sewer. 8. Must demonstrate how the storm drains will be protected during construction. (Water Quality Contact: Cassie Prudhel 650/829-3840) STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL INDUSTRIAL AND MULTI-FAMILY RESIDENTIAL PROJECTS 1. Unless the use has cOlnInenced or related building permits have been issued within two (2) years of the date this permit is granted, this permit will autOlnatically expire on that date. A one year plan extension may be granted in accordance with provisions of the SSFMC. 2. The pennit shall not be effective for any purpose until the property owner or a duly authorized representative files an affidavit, prior to the issuance of a building permit, stating that the property owner is aware of, and accepts, all of the conditions of the permit. 3. The permit shall be suspended and the privileges granted by the permit shall lapse, if any of the conditions are violated, or if any law, statute or ordinance is violated, provided that the applicant has been given written notice to cease the violation and has failed to do so for a period of30 days. 4. Minor changes or deviations froln the Conditions of Approval of the permit may be approved by the Chief Planner. Major changes require approval of the Planning COInmission, or final approval body of the City. 5. Neither the granting of this pennit nor any conditions attached thereto shall authorize, require or permit anything contrary to, or in conflict with any ordinances specifically named therein. 6. Prior to construction, all required building pennits shall be obtained froln the City=s Building Division. 7. All conditions of the pennit shall be completely fulfilled to the satisfaction of the affected City DepartInents and Divisions Planning and Building Divisions prior to occupancy of any building. Any request for temporary power for testing equipInent will be issued only upon substantial completion of the developlnent. 8. All exterior lights shall be installed in such a Inanner that there shall be no illulnination on adjacent properties or streets which Inight be considered either objectionable by adjacent property owners or hazardous to motorists. 9. No additional signs, flags, pennants or banners shall be installed or erected on the site without prior approval. 10. Adequate trash areas shall be provided and enclosed by a six (6) foot high decorative Inasonry wall. Adequate solid gates and vehicular access to such areas shall be provided. 11. All ducting for air conditioning, heating, blower systems, accessory mechanisms and all other forms of Inechanical or electrical equipInent which are placed on or adjacent to the building shall be screened from public view. Standard Conditions Page 2 of2 12. All parking spaces, driveways, Inaneuvering aisles, turn-around areas and landscaping areas shall be kept free of debris, litter and weeds at all times. Site, structures, paving, landscaping, light standards, pavement Inarkings and all other facilities shall be pennanently Inaintained. 13. There shall be no open storage materials of In ate rials or equipInent on the subject property, except as approved by each pen11it 14. The construction and pennitted use on the property shall be so conducted as to reduce to a IninimuIn any noise vibration or dust resulting froln the operation. 15. All sewerage and waste disposal shall be only by means of an approved sanitary system. 16. Prior to anyon-site grading, a grading pennit shall be obtained frOln the City Engineer. 17. All existing utility lines, underground cable conduits and structures which are not proposed to be removed shall be shown on the improvement plans and their disposition noted. 18. Landscape Maintenance 1. All landscape areas shall be watered via an autolnatic irrigation system which shall be maintained in fully operable condition at all times. 2. All planting areas shall be Inaintained by a qualified professional; the landscape shall be kept on a regular fertilization and maintenance program and shall be Inaintained weed free. 3. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive cutting-back shall be pennitted. Tree pruning shall allow the natural branching structure to develop. 4. Plant materials shall be replaced when necessary with the same species originally specified unless otherwise approved by the Chief Planner. * Revised February1999 NOTICE OF DETERMINATION To: Cou nty Clerk County of San Mateo County Recorder Special SeNices - 6th Floor 401 Marshall Street Redwood City, CA 94063 From: City of South San Francisco P. O. Box 711 - 315 Maple Avenue South San Francisco, CA 94080 Subject: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code. P05-0035; Home Depot Project Title 2005-082032 State Clearinghouse Number (If submitted to Clearinghouse) Steve Carlson, Senior Planner (650) 877-8535 Lead Agency Area Code/Telephone/Extension Contact Person 900 Dubuque Ave., South San Francisco, CA 94080 - County of San Mateo Project Location (include county) Planned Unit Development allowing reduced front setback. Use Permit allowing construction of a 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure. Design Review of a 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure. Type C Sign Program comprised of building facade signs and retention of an existing pole sign with a total area exceeding 300 square feet. Transportation Demand Management Plan reducing traffic effects. Situated at 900 Dubuque Avenue in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24, 20.81 & 20.85 This is to advise that the City Council, Lead Agency, has approved the above described project on 7/26/2006 and has made the following determinations regarding the above described project. 1. The project [~ill lJIvill not] have a significant effect on the environment. 2. 0An Environment Impact Report was prepared for this project pursuant to the provisions of CEQA. Q\ Negative Declaration was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures [~ere lJIvere not] made a condition of the approval of the project. 4. A statement of Overriding Considerations [@/vas lJIvas not] adopted for this project. This is to certify that the final EIR with comments and responses and record of project approval is available to the General Public at: Planning Division, 315 Maple Avenue, South San Francisco, CA 94080 August 4, 2006 Acting Chief Planner Signature (Public Agency) Date Title Date received for filing at OPR: Revised September 1993 CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title/Location (include county): P05-0035 Home Depot 900 Dubuque Ave. South San Francisco, CA 94080 County of San Mateo. Project Description: Planned Unit Development allowing reduced front setback. Use Permit allowing construction of a 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure. Design Review of a 101,579 square foot Home Depot store, a 24,215 square foot Garden Center, open at-grade parking and a 2 level parking structure. Type C Sign Program comprised of building facade signs and retention of an existing pole sign with a total area exceeding 300 square feet. Transportation Demand Management Plan reducing traffic effects. Situated at 900 Dubuque Avenue in the Planned Commercial (P-C-L) Zoning District in accordance with SSFMC Chapters 20.24,20.81 & 20.85 Findings of Exemption (attach as necessary): An initial study has been conducted to evaluate the potential for adverse environmental impact and there is no evidence that the proposed project will have any potential for adverse effect on wildlife resources. Certification: I hereby certify that the public agency has made the above finding and that the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Susy Kalkin Acting Chief Planner July 27, 2006 Date Section 711.4, Fish and Game Code DFG:12/90 ACCEPTANCE FORM Please sign and return only this form to the Planning Division. Failure to return the signed fonn within 10 days Inay result in a rehearing by the Planning COInInission. Case No.: P05-0035 Date: July 27, 2006 As the owner of the real property which is the subject of the above-mentioned case, I mn aware of, and accept, ALL of the conditions of approval. I certify under penalty of peIjury that the foregoing is true and correct. Signature Date As the applicant of the above-Inentioned case, I am aware of, and accept, ALL of the conditions of approval. I certify under penalty of perjury that the foregoing is true and correct. Date Return to: Planning Division City of South San Francisco P. O. Box 711 South San Francisco, CA 94083 Revised 03/2004 Levitz SL San Francisco/ Owner Home Depot/ Applicant Exhibit E to Reso 59-2006 LOCAL HIRING AGREEMENT REGARDING RECRUITMENT AND HIRING OF EMPLOYEES AT THE 900 DUBUQUE AVENUE HOME DEPOT IN SOUTH SAN FRANCISCO This Local Hiring Agreement is entered into this 26th day of July, 2006, by and between HOME DEPOT U.S.A., INC. (hereinafter "Home Depot"), and the CITY OF SOUTH SAN FRANCISCO (hereinafter "City"). Home Depot and the City (collectively "the Parties") hereby agree as follows: Section 1. Purpose. The purpose of this Local Hiring Agreement ("Agreement") is to facilitate the employment of Local Applicants by Home Depot. Section 2. Definitions. As used in this Agreement, the following capitalized terms shall have the following meanings. All definitions include both the singular and plural form. "Agreement" shall mean this Local Hiring Agreement. "City" shall mean the City of South San Francisco. "Home Depot Job" shall mean a job that is performed on-site at the Project for which Home Depot directly hires a new employee. For the purposes of this Agreement, the term "Home Depot Job" shall not include any job which Home Depot fills with an employee who already works at a Home Depot store. "Initial Hiring Date" shall mean the date on which Home Depot commences unrestricted hiring efforts for the Store on a regular basis. "Local Applicant" shall mean a job applicant that resides in the Project Impact Area. "Pre-Hiring Period" shall mean the seven (7) day period immediately prior to the Initial Hiring Date. "Project" shall mean the Home Depot home improvement store proposed to be constructed at 900 Dubuque Avenue, South San Francisco, California. "Project Impact Area" shall mean San Mateo County. "Store Opening Date" shall mean the date on which the Project first opens for normal retail operations. Section 3. Scope. This Agreement shall apply to hiring by Home Depot for Home Depot Jobs at its location at 900 Dubuque Avenue in the City of South San Francisco, except for jobs for which the hiring procedures are governed by a collective bargaining agreement that conflicts with this Agreement. Section 4. Activities Prior to Store Opening Date. Home Depot shall undertake the following activities during the three months prior to the Store Opening Date: 4.1 Pre-Hiring Period. Home Depot shall coordinate with the City Manager to arrange for a pre-hiring location in a convenient, transit- accessible location within the City. Home Depot shall conduct hiring activities at this pre-hiring location during the Pre-Hiring Period and shall only receive applications from Local Applicants during that time. Home Depot will interview, and make hiring decisions regarding, Local Applicants who apply during the Pre- Hiring Period before interviewing any other candidates for Home Depot Jobs. 4.2 Advertising Initial Hiring Employment Opportunities. Home Depot shall advertise in connection with hiring for the initial staffing of its retail operations at the Project in a local newspaper of general circulation, before advertising in other newspapers. 4.3 Other Notification of Initial Hiring Employment Opportunities. Home Depot shall provide to a maximum of ten (10) community- based organizations and/or public agencies, as directed in writing by the City, a list of hiring needs for the initial staffing of its retail operations at the Project. Section 5. Activities During First Five Years of Project Operations. During the first year of retail operations at the Project, Home Depot shall meet and confer with City representatives regarding hiring issues on a quarterly basis. During the second through fifth years of retail operations at the Project, Home Depot shall meet and confer with City representatives regarding hiring issues at least twice a year. Each of these meetings shall: (i) be initiated by written notice by City to Home Depot; (ii) occur at a time and place in South San Francisco that is convenient to both parties; and (iii) last for approximately one hour. These meetings shall include the following: 5.1 Employment Needs and Practices. The parties shall discuss Home Depot's employment needs, hiring and retention experience and practices, in sufficient detail so as to allow City and/or any adult education providers designated by City to understand Home Depot's employment needs and to facilitate training and education efforts by City to better prepare Local Applicants for Home Depot Jobs, 5.2 Recent Hires. Home Depot shall provide to City representatives the number of Local Applicants hired by Home Depot since the last meeting, and the total number of employees hired by Home Depot for Home Depot Jobs since the last meeting. If Home Depot has not had any hiring activity during that time period, Home Depot shall inform City of such inactivity. Section 6. limitations. This Agreement is subject to the following limitations: 6.1 No Violation of Hiring Practices or Regulations. Nothing in this Agreement shall be construed to require Home Depot to violate in any manner its hiring practices, or federal or state laws, regulations, consent decrees or orders, 6.2 labor Agreements. In the event that the provisions of this Agreement are inconsistent with the provisions of any collective bargaining agreements or other labor agreements by which Home Depot is bound, then the provisions of such other agreements shall control and to that extent the provisions of this Agreement shall be null and void. 6.3 Exceptional Cases. This Agreement shall not apply to any employment opportunities when any of the following is true: (a) Pre-Hirinq bv Home Depot. This Agreement shall not apply to any hiring which Home Depot may have done prior to the execution of this Agreement. (b) Existinq Emplovees. Nothing herein shall restrict any policy by Home Depot to allow existing employees of Home Depot to have preference with respect to jobs available at the Project. (c) Essential Functions. Nothing in this Agreement shall preclude Home Depot from using temporary or reassigned existing employees to perform essential functions of this operation. For these purposes, "essential functions" means those functions necessary to meet business obligations. (d) Other Stores, The provisions of this Agreement shall apply only to employees hired by Home Depot to be assigned on a primary basis to positions at the Project. Home Depot's efforts to recruit and hire employees to be assigned to any positions at locations other than the Project are not within the scope of this Agreement. 6.4 No Hiring Requirements. Home Depot is encouraged, but shall not be required, to hire Local Applicants. In no way shall this Agreement be construed to cause the business operation of Home Depot at the Project to be non-competitive as to labor costs nor require the then existing corporate hiring or firing practices of Home Depot to be changed or hindered. In no way shall Home Depot be required to hire individuals who are not qualified for the intended position, and at all times, Home Depot shall have the right, in Home Depot's sole discretion, to select the most appropriate party to be hired. The parties agree and acknowledge that every individual considered by Home Depot for employment must pass a preliminary screening test that may include a drug test, a background check and/or any other nondiscriminatory pre- employment conditions that Home Depot establishes from time to time in its sole discretion. Employment with Home Depot is not for a specified term and is at the mutual consent of the employee and Home Depot, and the employment relationship may be terminated with or without cause, and with or without prior notice, by either the employee or Home Depot. Nothing in this Agreement is intended to alter the "at-will" nature of an individual's employment with Home Depot. Section 7. Notices. Any notices required to be given under this Agreement shall be in writing, and any such written notice shall be deemed to have been duly given on the earlier of (i) the date that such notice is received or (ii) two (2) days after the date that it is mailed either via a nationally recognized overnight courier, or via either registered or certified mail, return receipt requested, postage prepaid, to the parties at the addresses below: If to City: City of South San Francisco City Hall 400 Grand Avenue South San Francisco, CA 94080 Attention: City Clerk If to Home Depot: Home Depot U.S,A., Inc, 2455 Paces Ferry Road NW Atlanta, GA 30339-4024 Attention: VP Real Estate Law With Copies to: Home Depot U.S.A., Inc, 3800 West Chapman Avenue Orange, CA 92868-1611 Attention: Division Counsel - Real Estate Law and Real Estate Department (two separate notices) Home Depot U.S.A., Inc, 900 Dubuque Avenue South San Francisco, CA 94080 Attention: Store Manager Either party may change its address by giving notice of such change. Failure to give any notice in a manner provided in this Section 7 shall not defeat the effectiveness of any written notice that is actually and timely received. Home Depot will notify City of the name of the initial store manager, and upon request from City, Home Depot will provide City with the name of the then current store manager, Section 8. Miscellaneous Provisions. 8.1 Early Termination. This Agreement is based on the expectation that Home Depot will construct the Project. In the event that Home Depot does not obtain a building permit for the Project by March 1, 2007, this Agreement shall terminate and be of no further force or effect. 8.2 Compliance with State and Federal Law. This Agreement shall be implemented only to the extent that it is consistent with the laws of the state of California and the United States. If any provision of this Agreement is held by a court of law to be in conflict with state or federal law, the applicable law shall prevail over the terms of this Agreement, and the conflicting provisions of this Agreement shall not be enforceable. 8.3 Severability. If any term, provision, covenant or condition of this Agreement is held by a court of competent jurisdiction to be invalid, void, or unenforceable, the remainder of the provisions shall continue in full force and effect. 8.4 Binding on Successors. This Agreement shall be binding upon and inure to the benefit of the successors in interest, transferees, assigns, present and future partners, subsidiary corporations, affiliates, agents, representatives, heirs, and administrators of any party that has committed to comply with it. Any reference in this Agreement to a party shall be deemed to apply to any successor in interest, transferee, assign, present or future partner, subsidiary corporation, affiliate, agent, representative, heir or administrator of such party. 8.5 Counterparts. This Agreement may be executed in one or more counterparts. Each shall be deemed an original and all, taken together, shall constitute one and the same instrument. 8.6 Relationship of Parties. It is specifically understood and agreed by the parties that the development of the Project is a private development. Nothing contained in this Agreement shall be deemed or construed, either by the parties hereto or by any third party, to create the relationship of principal and agent or create any partnership, joint venture or other association between Home Depot and City. 8.7 No Obligations to Third Party. This Agreement is not intended and shall not be construed to create any third party beneficiary rights in any person or entity that is not a party hereto, and no action to enforce the terms of this Agreement may be brought against either party by any person or entity that is not a party hereto. 8.8 Governing Law. This Agreement shall be governed and construed by the laws of the State of California. 8.9 Construction. Home Depot and City both have had the opportunity to be advised by counsel with regard to this Agreement. Accordingly, this Agreement shall not be strictly construed against any party, and the rule of construction that any ambiguities be resolved against the drafting party shall not apply to this Agreement. 8.10 Entire Agreement. This Agreement contains the entire agreement between the parties on the subjects described herein, and supercedes any prior agreements, whether written or oral. This Agreement may not be altered, amended or modified except by an instrument in writing signed in writing by all parties to the contract in which it is incorporated. IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the dates written below: The City of South San Francisco Dated: ,2006 Barry M. Nagel City Manager APPROVED AS TO FORM: Attorney Dated: ,2006 APPROVED AS TO FORM: By: Title: Home Depot By: Title: