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
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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.
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(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
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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
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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
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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,
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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:
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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'
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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.
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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:
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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
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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
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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
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-39-
EXHIBIT D to Reso 59-20
CONDITIONS OF APPROVAL
P05-0035
Home Depot
900 Dubuque Ave.
(As approved by the City Council on July 26, 2006)
A. PLANNING DIVISION:
1. 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: