HomeMy WebLinkAboutReso 63-2006
RESOLUTION NO. 63-2006
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL
IMP ACT REPORT, INCLUDING FINDINGS CONCERNING
SIGNIFICANT AND POTENTIALLY SIGNIFICANT IMP ACTS,
FINDINGS CONCERNING ALTERNATIVES, A STATEMENT OF
OVERRIDING CONSIDERATIONS AND A MITIGATION
MONITORING PROGRAM, AND APPROVAL OF ENTITLE-
MENTS, INCLUDING A PLANNED UNIT DEVELOPMENT, USE
PERMIT, AND TRANSPORTATION DEMAND MANAGEMENT
PLAN FOR A NEW 148,698 SQUARE FOOT LOWE'S FACILITY
AT 600-700 DUBUQUE AVENUE
WHEREAS, Lowe's has applied to demolish three of the four existing buildings on the
12.8 acre parcel located at 600-700 Dubuque Avenue, and construct in their place a 124,051
square foot Lowe's Home Improvement Warehouse, a 24,698 square foot Lowe's Garden Center,
retention of an existing 15,178 square foot retail building, and open, at-grade parking ("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 hour daily operation, and the determination of a parking rate; (4) Design Review
allowing a new 124,051 square foot Lowe's Home Improvement Warehouse, a 24.,698 square
foot Lowe's Garden Center, and open, at-grade parking; and (5) Transportation Demand
Management Plan reducing vehicle trips; and
WHEREAS, a Notice ofPre:paration for a Draft Environmental Impact Report ("DEIR")
was issued on August 5, 2005, 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 ofthe 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 prepawd responses to comments on environmental issues received
during the public review period and at the public hearings, which responses clarify and amplify
the information contained in the HEIR, providing a good faith reasoned analysis supported by
factual information. The comments and responses to comments were published in a Final
Environmental Impact Report ("FEIR") dated June 2006, which incorporated the DEIR; and
WHEREAS copies of the FEIR were distributed or otherwise made available to the
Planning Commission, responsible agencies, and other interested parties; and
WHEREAS, based on the FEIR and other information in the record, there are impacts of
the Project which are not environmentally 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 impacts 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 Project as proposed were examined to determine
if they would avoid any of the unmitigated significant impacts; and
WHEREAS, based on the FEIR and other information in the record, there are significant
and potentially significant environmental impacts of the Project which could not be n:~duced to a
level of insignificance, therefore a Statement of Overriding Considerations is required upon
Project approval; and
WHEREAS, CEQA ~21 081.6 requires that where mitigation findings ar(~ made for
significant and potentially significant environmental impacts, a mitigation monitoring and
reporting program shall be adopted upon Project approval to ensure compliance with the
mitigations during project implementation; and
WHEREAS, the above-referenced mitigation and monitoring program shall be submitted
concurrently with the precise plan ~or the Lowe's 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 Project 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 Lowe's development,
including without limitation, the South San Francisco General Plan, the Lowe's initial study and
Environmental Impact Report, and the comments received in response to the Draft
Environmental Impact Report, site plans, floor plans and elevations revised June 7, 2005
prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review
Board meeting of June 21, 2005; Design Review Board meeting of July 19, 2005; Design
Review Board minutes of June 21, 2005; Design Review Board minutes of July 19, 2005;
Planning Commission staff report of April 20, 2006 and Planning Commission meeting of April
20, 2006; Planning Commission staff report of June 15, 2006 and Planning Commission meeting
of June 15, 2006; Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
1. Environmental Impact Report. As required by the California Environmental
Quality Act (CEQA) [Pub. Res. Code ~~ 21000 et seq.], the following findings
are made in approval of a Final Environmental Impact Report and Statement of
Overriding Considerations, allowing development of a home improvement retailer
situated at 600-700 Dubuque Avenue in the Planned Commercial Zoning district,
subject to making the findings of approval and, based on public testimony and the
materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: the Lowe's initial study and Environmental
Impact Report, and the comments received in response to the Draft Environmental
Impact Report, site plans, floor plans and elevations revised June 7, 2005 prepared
by AMS; the Lowe's Initial Study and Environmental Impact Report; Design
Review Board meeting of June 21, 2005; Design Review Board meeting of July
19,2005; Design Review Board minutes of June 21,2005; Design Review Board
minutes of July 19,2005; Planning Commission staff report of April 20, 2006 and
Planning Commission meeting of April 20, 2006; Planning Commission staff
report of June 15, 2006 and Planning Commission meeting of June 15, 2006;
Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
(a) The Project will result in some significant and potentially significant
impacts. As required by CEQA, findings regarding this significant and
potentially significant impacts, including mitigation measures, are
discussed in Exhibit A, and incorporated herein by reference. The key
environmental issue identified by City staff is traffic. Mitigation measures
are proposed to reduce many of the identified impacts to a less than
significant level. However, significant cumulative traffic impacts
attributable to the development will occur 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 improveme:nts are not
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considered impacts and do not require mitigation, but will help ease on-
site congestion.
(b) A Statement of Overriding Considerations has been prepared for those
significant impacts which are unavoidable. The Statement of Overriding
Considerations, attached as Exhibit C, and incorporated herein by
reference, concludes that significant and unavoidable impacts resulting
from the development, specifically, traffic impacts, are outweighed by the
benefits of the: Lowe's development. Approval of the project will generate
a new source of significant tax revenue for the City. The Lowe's store is
estimated to generate gross sales upwards of $40 million per year,
resulting in a revenue stream of approximately $463,000 per year to the
City. The Project is expected to employ an estimated 160 to 184 full-time
and part-time employees, primarily derived from local communities. The
Project will provide retail sales of building supplies, lumber, hardware and
associated items for construction, landscaping, and home improvement
projects in th(~ area. Additionally the project 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.
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 Development Permit (PUD05-0002) allowing pa.rking in a
portion of the minimum required front setback, situated at 600-700 Dubuque
Avenue in the Plarmed Commercial Zoning district, subject to making the
findings of approval and, based on public testimony 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 June 7, 2005 prepared
by AMS; the Lowe's Initial Study and Environmental Impact Report; Design
Review Board meeting of June 21, 2005; Design Review Board meeting of July
19,2005; Design Review Board minutes of June 21,2005; Design Review Board
minutes of July 19,2005; Planning Commission staff report of April 20, 2006 and
Planning Commission meeting of April 20, 2006; Planning Commission staff
report of June 15, 2006 and Planning Commission meeting of Jum: 15, 2006;
Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
(a) The site is physically suitable for a home improvement center. The
development is similar in style to existing adjacent buildings a.nd 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
improvements conform to the City's development standards.
(b) The proposed exception allowing a reduction in part of the rear setback
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adjacent to th(~ open at-grade parking lot is acceptable in that the planned
development will be of general benefit to the community by providing a
service and diversity of products not otherwise available in the City or in
anyone location. The exception will not unreasonably be detrimental to
the health, safety , welfare, comfort or convenience of persons working
vicinity of thl~ property in that the development provides for improved
access and cir,culation and is of a design that is a significant improvement
over the existing building and site improvements and is a better fit with
the existing m:arby buildings.
( c) The project complies with the provisions of the California Environmental
Quality Act. .An Environmental Impact Report was prepared and circulated
for public comments. Mitigation measures are identified to reduce impacts
to a level less than significant. A Statement of Overriding Considerations
is proposed due to cumulative traffic impacts associated with the
development. A Mitigation Monitoring Program 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 Commercial. The proposed
project is consistent with the General Plan which designates the property
Business Commercial and the East of 101 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 Commercial". The
proposed development's floor area ratio (FAR) of 0.25 is well below the
maximum FAR of 0.5 allowed in the Business Commercial land use
designation.
( e) The proposed retail development will not be adverse to the public health,
safety or gem~ral welfare ofthe community, or unreasonably detrimental to
surrounding properties or improvements. The development is designed to
comply with the City's Design Guidelines and the architectural theme of
the surrounding commercial developments. Conditions of approval are
attached which will ensure that the development complies with local
development standards and requirements.
(f) The City's Design Review Board determined that the proposed building
design and site improvements comply with the City's Design Guidelines
and recomme:nded approval of the proposed development.
3. Use Permit. As required by the "Use Permit Procedure" (SSFMC Chapter 20.81),
the Planning Commission makes the following findings in support of the request
to approve a Use Permit (UP05-0021) 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 600-700 Dubuque
Avenue, in the Planned Commercial Zone District, based on public testimony and
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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
June 7, 2005 prepan:d by AMS; the Lowe's Initial Study and Environmental
Impact Report; Design Review Board meeting of June 21, 2005; Design Review
Board meeting of July 19,2005; Design Review Board minutes of June: 21, 2005;
Design Review Board minutes of July 19, 2005; Planning Commission staff
report of April 20, 2006 and Planning Commission meeting of April 20, 2006;
Planning Commission staff report of June 15, 2006 and Planning Commission
meeting of June 15, 2006; Planning Commission staff report of July 20, 2006 and
Planning Commission meeting of July 20, 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
developments 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 demand
and ensure compliance with Federal, State and City development 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 Commercial and the East of 101 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 Comm(:rcial". The
proposed development's floor area ratio (FAR) of 0.25 is well below the
maximum FAR of 0.5 allowed in the Business Commercial land use
designation.
( c) 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 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 Institute of Traffic Engineers data and that a
TDM Plan will be required. Conditions of approval are required to ensure
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compliance with the City's development standards, reduce parking
demand, provide security and ensure that the site is well maintained.
(d) The proposed project is consistent with the goals and objectives of the
Redevelopment Program for the Downtown/Central Redevelopment
Project Area, and specifically with the following:
1. To create and develop local job opportunities and to preserve the
area's existing employment base.
11. To replan, redesign and develop areas which are stagnant or
improperly used.
(e) An Environmental Impact Report has been prepared for the project in
accordance with the provisions of CEQA. Mitigation measures are
required whi{;h will reduce all identified impacts to a level less than
significant. A Mitigation Monitoring Program is required to ensure that all
mitigation measures are implemented. A Statement of Overriding
Considerations is required because of cumulative traffic impacts
associated with the development.
4. Parcel Map. As required by the Tentative Parcel Map Procedures [SSFMC Title
19], the following findings are made in approval of a Tentative Parcel Map
(PM05-0005) allowing five parcels to be merged, based on public testimony and
the materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: Tentative Parcel Map prepared by AMS,
dated June 7, 2005; the Lowe's Initial Study and Environmental Impact Report;
Design Review Board meeting of June 21, 2005; Design Review Board meeting
of July 19,2005; Design Review Board minutes of June 21, 2005; Design Review
Board minutes of July 19, 2005; Planning Commission staff report of April 20,
2006 and Planning Commission meeting of April 20, 2006; Planning Commission
staff report of June 15, 2006 and Planning Commission meeting of June 15, 2006;
Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
(a) The proposed lot merger conforms with the requirements of the State
Subdivision Map Act and with the requirements of the City of South San
Francisco Title 19 Subdivision Code. The Tentative Parcel Map conforms
to City standards with regards to design, drainage, utilities, and street
improvements. A dedication for sidewalk and utilities is required. The lot
will exceed the sizes of the adjacent lots and exceed the City's minimum
lot size requirements. Conditions of approval will ensure that the
development complies with City development standards.
(b) The proposed lot merger complies with the General Plan Land Use
Element designation of the site of Business Commercial and the minimum
lot size requirements delineated in SSFMC Title 20 Zoning Regulations.
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5. Transportation Demand Management Plan. As required by the Transportation
Demand Management Procedures [SSFMC Section 20.120.070], the following
findings are made in approval of the Preliminary Transportation Demand
Management Plan (TDM05-0002), based on public testimony 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 June
7, 2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact
Report; Design Review Board meeting of June 21, 2005; Design Review Board
meeting of July 19, 2005; Design Review Board minutes of June 21, 2005;
Design Review Board minutes of July 19, 2005; Planning Commission staff
report of April 20, 2006 and Planning Commission meeting of April 20, 2006;
Planning Commission staff report of June 15, 2006 and Planning Commission
meeting of June 15, 2006; Planning Commission staff report of July 20, 2006 and
Planning Commission meeting of July 20, 2006:
(a) The proposed Preliminary Transportation Demand Management Plan
measures are feasible and appropriate for the retail development located at
600- 700 Dubuque Avenue with up to 24 hour operation in the Planned
Commercial Zone District adjacent to other commercial uses.
(b) The proposed performance guarantees, consisting of an Annual and
Triennial Reviews, will ensure that the target alternative mode use
established for the project of 28% based on a Floor Area Ratio of 0.25
[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. Certify, in accordance with the California Environmental Quality Act, of the Final
Environmental Impact Report and the following, assessing environmental impacts
of the proposed development of a home improvement retail store:
1. Findings Concerning Significant and Potentially Significant
Impacts, attached hereto as Exhibit A;
11. Findings Concerning Alternatives, attached hereto as Exhibit B;
111. The Statement of Overriding Considerations, attached hereto as
Exhibit C;
IV. The Conditions of Approval, attached hereto as Exhibit D.
v. The Mitigation Monitoring Program, attached hereto as Exhibit E.
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B. Approve the Planned Unit Development allowing parking in a portion of the
minimum required front setback, situated at 600-700 Dubuque A venue in the
Planned Commercial Zoning district.
C. Approve the Use Permit 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 600-700 Dubuque Avenue, in the
Planned Commercial Zone District.
D. Approve Tentative Parcel Map allowing five parcels situated at 600-700 Dubuque
Avenue to be merged..
E. Approve Transportation Demand Management Plan concerning the Lowe's
development to be situated at 600-700 Dubuque A venue, in the Planned
Commercial Zone District.
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I hereby certify that the fon~going Resolution was regularly introduced and adopted by
the City Council of the City of South San Francisco at a regular meeting held on the 9th day of
August 2006 by the following vote:
AYES:
Councilmembers Mark N. Addiego, Pedro Gonzalez and Karyl Matsumoto,
Vice Mayor Richard A. Garbarino and Mayor Joseph A. Fernekes
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
~er~
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Exhibit A to Reso 63-2006
Findings Concerning Significant and Potentially Significant Impacts and Mitigation
Measures
Pursuant to Public Resources Code section 21081 and CEQA Guidelines sections 15091, the
City Council hereby makes the following findings with respect to the potential for significant
environmental impacts and means for mitigating those impacts. Many of the impacts and
mitigation measures in the following findings are summarized rather than set forth in full. The
text of the Draft and Final EIRs should be consulted for a complete description of the impacts
and mitigations. Findings pursuant to section 21081(c) relating to Project alternatives are made
in Exhibit B.
Impact 4-1: Implementation of Tr:msportation Control Measures (TCMs). The Project does
not include specific measures that are consistent with applicable TCMs identified in the Clean
Air Plan. Potentially significant impact; DEIR page 4-5.
Mitigation Measure 4-1: Transportation Demand Management Program (TDM). Project will be
required to develop a TDM program, which shall reasonably implement applicable TCMs,
including:
TCM #1: Support Voluntary Employer-Based Trip Reduction Programs;
TCM #9: Improve Bicycle Access and Facilities;
TCM #12: Improve Arterial Traffic Management;
TCM #19: Pedestrian Travel.
The final TDM shall be subject to the review and approval of the San Mateo City/County
Association of Govemments (C/CAG) and the City's Chief Planner.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 4-2: Construction Dust. Construction activity for the Project involves a high potential
for the emission of dust and other air pollutants. Construction activities would generate vehicular
exhaust emissions and fugitive particulate matter emissions. Construction activity would
temporarily affect local air quality, causing a temporary increase in particulate dust and other
pollutants. Potentially significant impact; DEIR page 4-6.
Mitigation Measure 4-2: Dust Suppression Procedures. The following measures shall be included
in construction contracts to control fugitive dust emissions during construction:
. Water all active construction areas at least twice daily;
. Water or cover stockpiles of debris, soil, sand or other materials that can be blown by
the wind;
. Cover all trucks hauling soil, sand, and other loose materials, or require all trucks to
maintain at least two feet of freeboard;
. Sweep daily (preferably with water sweepers) all paved access road, parking and staging
areas at construction sites;
. Sweep streets daily (preferably with water sweepers) if visible soil material is carried
onto adjacent public streets.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5-1: Seismic Ground Sh:aking. There exists a high probability that the proposed
development would be subjected to strong to violent ground shaking from an earthquake during
the life of the Project. Potentially significant impact; DEIR page 5-13.
Mitigation Measure 5-1 a: Compliance with Uniform Building Code and California Building
Code. Project development shall mc~et requirements of the California Building Code, including
the California Building Standards, as modified by the amendments, additions and deletions as
adopted by the City of South San Francisco, California. Incorporation of seismic construction
standards will reduce the potential for catastrophic effects of ground shaking, such as complete
structural failure, but will not completely eliminate the hazard of seismically indu(;ed ground
shaking.
Mitigation Measure 5-1 b: Compliance with Recommendations of a Design Level Geotechnical
Report. Proper foundation engineering and construction in accordance with the recommendations
of a Registered Geotechnical Engineer and a Registered Structural Engineer shall be included in
the Project.
At a minimum, the structural engineering design shall incorporate seismic parameters as outlined
in the preliminary geotechnical investigation report and from the California Building Code. The
City's Chief Building Official may require a Final Geotechnical Engineering Re:port. The
applicant's plans shall be subject to the review and approval by the City's Chi(~f Building
Official.
Mitigation Measure 5-1c: Obtain a building permit and complete final design review. The Project
applicant shall obtain a building permit through the City of South San Francisc:o Building
Division. Final Design Review of planned buildings and structures shall be completed by a
licensed structural engineer for adherence to the seismic design criteria for planned ,commercial
and industrial sites in the East of 101 Area of the City of South San Francisco. According to the
East of 101 Area Plan Geotechnical Safety Element, buildings shall not be subject to eatastrophic
collapse under foreseeable seismic: events, and will allow egress of occupants in the event of
damage following a strong earthquake.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5-2: Liquefaction and Ground Surface Settlement. Potentially liquefiable soil is
present within the upper 15 feet below ground surface on the northern and southern margins of
the site. Liquefaction of soils could result in damage to site improvements. Potentially significant
impact; DEIR page 5-15.
Mitigation Measure 5-2a: Complianee with Recommendations of the Geotechnical Engineering
Report and with Structural Design Pllans as Prepared by a Registered Structural Engim:er. Proper
foundation engineering and construction shall be performed in accordance with the
recommendations of a Registered Geotechnical Engineer and a Registered Structural Engineer.
Structures shall be designed to minimize the affects of the anticipated seismic settlements.
Mitigation Measure 5-2b: Obtain a Building Permit and Complete Final Design Review. The
Project applicant shall obtain a building permit through the City of South San Francisco Building
Division. Final Design Review of planned buildings and structures shall be completed by a
licensed Structural Engineer for adherence to the seismic design criteria for planned commercial
and industrial sites in the East of 101 Area of the City of South San Francisco. According to the
East of 101 Area Plan, Geotechnical Safety Element, buildings shall not be subject to
catastrophic collapse under foreseeable seismic events, and will allow egress of occupants in the
event of damage following a strong earthquake.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5-3: Unstable Soils and Uebris. Undocumented fill soils are present on most of the
subject site to depths of approximately five to ten feet below ground surface. The presence of
unstable soils and debris could result in the uneven settlement of structures. Potentially
significant impact; DEIR page 5-16.
Mitigation Measure 5-3: Investigat(~ Unstable Soils and Debris. A detailed investigation of the
undocumented fill soils shall be performed to determine the extent of potentially unstable soils
and debris. Based on results of this study the Geotechnical Engineer shall determine appropriate
measures to stabilize the unstable soils and debris present in undocumented fill at the site.
Methods of soil stabilization may include excavation of unstable soil and debris, replacement
with clean, engineered reinforced fill, construction of geo-piers to stabilize zones of unstable soil
and debris, and other methods as re(;ommended by the Geotechnical Engineer.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5-4: Soil Erosion. The Project would involve mass grading in a sensitive area near the
San Francisco Bay. Grading would disturb soil and displace topsoil that could potentially impact
vicinity drainages, and would eventually impact Colma Creek and the Bay. Potentially
significant impact; DEIR page 5-17.
Mitigation Measure 5-4a: Erosion Control Plan. Prior to the issuance of the Grading Permit, the
applicant shall prepare and submit an Erosion Control Plan to the City, in conjunction with the
Grading Permit Application, which shall include, winterization, dust control, erosion control and
pollution control measures confoffiLing to the ABAG Manual of Standards for Erosion and
Sediment Control Measures.
Mitigation Measure 5-4b: Storm Water Pollution Prevention Plan (SWPPP). In accordance with
the Clean Water Act and the State Water Resources Control Board (SWRCB), the Applicant
shall file a SWPPP prior to the start of construction. The SWPPP shall include specific best
management practices to reduce soil erosion.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-1: Routine Transportation, Use or Disposal of Hazardous Materials. Retail sales at
the site include many potentially hazardous products that will be routinely delive:red to the
facility, transported to and from the site by customers, and transported from the site for disposal.
The risk of accidental environmental contamination is a potentially significant impact.
Potentially significant impact; DEIR page 6-14.
Mitigation Measure 6-1 a: Hazardous Materials Business Plan. Businesses occupying the
development must complete a Hazardous Materials Business Plan for the safe storage and use of
chemicals. Retail establishments, such as Lowe's Home Improvement Warehouses, are normally
required by law to report non-retail chemical storage of hazardous materials. Lowe's is
responsible for the safe disposal of these materials, which shall be additionally reported and
included in the Hazardous Materials Business Plan. Businesses occupying and/or operating at the
proposed development must review and update the entire Business Plan at least onc(~ every two
years, or within 30 days of any significant change.
Mitigation Measure 6-lb: Compliance with U.S. Department of Transportation, State of
California and Local Laws, Ordinances, and Procedures for Transportation of Hazardous
Materials and Hazardous Wastes. All transportation of hazardous materials and hazardous waste
to and from the site will be in accordance with Title 49 of the Code of Federal Regulations, US
Department of Transportation (DOT), State of California Department of Tnmsportation
(Caltrans), and local laws, ordin:mces and procedures including placards, signs and other
identifying information.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-2: Accidental Hazardous Materials Release. Following the completion of
construction, warehousing, transport, and vending operations are expected to represent a
continuing threat to the environment through accidental release of potentially hazardous
materials. Potentially significant impact; DEIR page 6-15.
Mitigation Measure 6-2a: Demolition Plan and Permitting. Prior to demolition of any buildings
or structures, the applicant shall prepare a Demolition Plan and obtain a Demolition Permit,
which shall include measures ensuring safe demolition of existing buildings and structures. For
the impact of flaking and peeling lead based paint, the requirements of Title 8, California Code
of Regulations, Section 1532.1 (T8 CCR 1532.1) must be followed.
Mitigation Measure 6-2b: California Accidental Release Prevention Program (CalARP). The
applicant shall check State and Federal lists of regulated substances for chemicals that pose a
major threat to public health and safety of the environment because they are highly toxic,
flammable, and/or explosive. Should the applicant's business qualify for the program, as
determined in consultation with San Mateo County Environmental Health Department
(SMCEHD), the applicant must complete a CalARP registration form listing all regulated
substances and submit it to SMCEHD. Following registration, they shall submit a Risk
Management Plan (RMP).
Mitigation Measure 6-2c: Employel~ Training. The applicant shall develop and implement an
Employee Training Plan covering spill prevention, cleanup, and notification procedures in
accordance with OSHA and CAL OSHA.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-3: Potential Exposure to Residual Site Contamination. The site remains on a list of
hazardous materials sites compiled pursuant to Government Code Section 65962.5. Sampling
and testing has revealed residual contamination of soil and groundwater near the vicinity of
former leaking underground tanks located in the northern quarter of the property. It is possible
other similar contamination could be encountered in other areas, particularly during grading.
Construction workers could be subject to exposure to residual site contamination. Potentially
significant impact; DEIR page 6-18.
Mitigation Measure 6-3a: San Mateo County Environmental Health Department Closure of
Existing Facilities. Facilities shall submit a closure work plan in accordance with the San Mateo
County Environmental Health Department Business Closure Policy prior to vacating the
property. The closure plan must detail any necessary sampling and remediation. Closure would
not be granted until businesses have demonstrated there is no need for further remediation, and
shall include documentation of the removal of any hazardous chemicals.
Mitigation Measure 6-3b: Preparation and Implementation of a Soil and Groundwater
Management and Contingency Plan. A Soil and Groundwater Management and Contingency
Plan shall be prepared for review and approval by the San Mateo County Environm(:ntal Health
Department Groundwater Protection Division and City of South San Francisco Building
Department. Specific mitigation m(:asures designed to protect human health and the environment
would be provided in the Plan.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-4: Potential Interference with Emergency Response Plan. Increased traffic along
Dubuque Avenue could adversely impact emergency response time. Potentially significant
impact; DEIR page 6-21.
Mitigation Measure 6-4: Fire Department Review. Prior to the issuance of the Building Permit,
the City of South San Francisco Fire Department is required to review construction plans for
roadway modifications and shall establish temporary alternative emergency routes necessary for
the duration of the Project construction. The applicant shall design the aisleways and driveways
to meet the SSFMC and Uniform Building Code requirements for emergency access.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-1: Lack of Hydraulic Sizing Calculations for Storm Drain Interceptor. The
applicant has not provided hydraulic sizing calculations necessary to ensure that storm drain
interceptor devises are sized to maximize pollutant removal and meet water quality requirements.
Mitigation Measure 7-1: Storm Drain Interceptor Shall Be Designed in Accordance with CASQA
Sizing Recommendations. The stOlID drain interceptor shall be designed in accordance with
CASQA sizing recommendations for in-line separator BMPs. Final calculations, sizing criteria,
and maintenance responsibility provisions shall be submitted and approved prior to issuing
appropriate building permits. Potentially significant impact; DEIR page 7-13.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-2: Soil Erosion. Project grading and other construction activities will disturb site soils.
Mitigation Measure 7-2a: Preparation and Implementation ofProiect SWPPP. Project applicant
shall develop a SWPPP to protect water quality during and after construction. The Project
SWPPP shall include short and long-term mitigation measures as described in the final EIR.
Potentially significant impact; DEIR page 7-14.
Mitigation Measure 7-2b: Erosion Control Plan. The applicant shall complete an Erosion
Control Plan to be submitted to the City of South San Francisco in conjunction with the Grading
Permit Application. The Erosion Control Plan shall include controls for winterization, dust,
erosion, and pollution in accordance with the ABAG Manual of Standards for Erosion and
Sediment Control Measures.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-3: Increase in Overall Peak Runoff. The applicant has not provided a hydraulic
analysis or any other definitive information to determine changes, if any, to runoff rates into
Colma Creek. Potentially significant impact; DEIR page 7-17.
Mitigation Measure 7-3a: Storm Drain Analysis. Applicant shall conduct a hydraulic analysis of
the proposed storm drain system to determine any changes resulting from the Project to storm
water discharge rates into Colma Cn~ek. The analysis shall include Rational Method calculations
of pre- and post-development 10-year peak flows and shall take into account drainpipe: slope and
elevations, drainpipe size(s), and system head losses within the Project site storm drain system.
Mitigation Measure 7-3b: Revised Storm Drain Plan. Applicant shall submit a revised storm
drain plan for Project that includes an on-site storm water detention system designed to release
surface runoff from the site at a rate comparable to the existing discharge rate.
Finding. Changes or alterations have been required in, or incorporated into, the Pr~ject which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-4: Increase in Peak Dis,~harge to the Southern Municipal Drainpipe. The Project
as proposed will increase 10-year peak discharge to the southern municipal storm sewer
drainpipe by approximately 72%. No analysis has been provided to verify that the existing
municipal pipe can carry the design flows under proposed Project conditions. Potentially
significant impact; FEIR page 18-4.
Mitigation Measure 7-4a: Storm Drain Analysis. Applicant shall conduct hydraulic analysis of
proposed storm drain system as deseribed in Mitigation Measure 7-3a. Ifthe analysis determines
that the existing municipal pipe cmIDot contain the additional flows from the proposed Project,
then Mitigation Measure 7 -4b shall be implemented.
Mitigation Measure 7-4b: Revised Storm Drain Plan. Applicant shall submit a Revised Storm
Drain Plan for the Project. Methods such as on-site storm water detention or stoml drain line
upgrades may be considered. Alternatively, some greater portion of site run-off may be routed to
the existing northeast municipal
storm sewer drainpipe. The revised plan shall include drawings of the new
proposed system and shall include calculations of the new system capacity.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 9-1: Construction Related Noise. Project construction would result in temporary short-
term noise increases due to the operation of heavy equipment.
Mitigation Measure 9-1: Noise Abatement. Noise controls shall be installed on construction
equipment, thereby reducing noise h~vels to 80 to 85 dBA at 25 feet, depending on the type of
equipment. Potentially significant impact; DEIR page 9-7.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 11-1: Trip Generation Exceeds 100 Trips During Peak Hours. The proposed Project
would generate 100 net new trips more than existing site uses during the AM and PM peak
hours. Significant impact; DEIR page 11-67.
Mitigation Measure 11-1: Transportation Demand Management Program. Project sponsors shall
implement a TDM program consistent with South San Francisco Zoning Ordinance, chapter
20.120. Once implemented, these programs must be ongoing for the occupied life of the
development.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 11-2: Year 2006 Intersection Level of Service Impacts. The Oyster Point
Boulevard/Dubuque Avenue/U.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 3.5%. Significant impact; DEIR page 11-
67.
Mitigation. There are no feasible physical improvements that the City could undertake at this
intersection to improve operation to Base Case Conditions or better.
Finding. This impact remains a significant and unavoidable impact. Specific economic, legal,
social, technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project alternatives
identified in the final EIR, as further set forth below in findings regarding alternatives and a
statement of overriding considerations.
Impact 11-5: Year 2006 Vehicle Queuing Impacts.
50th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would receive
more than a two percent increase in traffic (13.6%), with unacceptable 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. The Project would
increase combined through/left turn movements by 16.7%.
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 increas(~ in traffic
(19.5%) with unacceptable Base Case queuing in both lanes.
Significant impacts; DEIR page 11-69.
Mitigation. There are no feasible physical improvements that the City could undertake at this
intersection to reduce queuing to Base Case Conditions or better in either case.
Finding. This impact remains a significant and unavoidable impact. Specific economic, legal,
social, technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project alternatives
identified in the final EIR, as further set forth below in findings regarding alternatives and a
statement of overriding considerations.
Impact 11-6: Year 2020 Intersection Level of Service Impacts. At the Bayshore/Oyster Point
Boulevard/Airport Boulevard intersection, during the PM peak hour, operation would remain
LOS F, but volumes would increase by more than two percent (2.4%). Significant impact; DEIR
page 11-71.
Mitigation Measure 11-6: Bayshore Boulevard/Sister Cities Boulevard/Oyster Point
Boulevard/Airport Boulevard. Applicant shall provide a fair share contribution to the same
mitigations required of the Terrabay Phase 3 development. Applicant shall restripe the
northbound Airport Boulevard approach to provide a second left turn lane, and reconfigure the
eastbound Sister Cities Boulevard approach to provide two left turn lanes, an exclusive through
lane and a shared through/right turn lane. Improvements to the eastbound approach should also
provide adjustments to the north curb line of Sister Cities Boulevard, if needed, to allow safe U-
turn movements. The resultant operation will be a PM peak hour LOS D.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
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 (5.8%) with unacceptable Base Case queuing during the
AM peak hour.
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 (5.0% and 3.7%, respectiv,~ly) with unacceptable Base Case queuing. The Dubuque
A venue northbound approach left turn/through lanes will also experience significant increase in
traffic (4.4%) with unacceptable Base Case queuing.
95th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left turn
lane and combined through/left turn lanes will experience a 6.2% increase in traffic with
unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound approach
left turn lane will experience an 8.8% 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 Project traffic.
95th Percentile Queue; PM Peak Hour. The Oyster Point Boulevard westbound approach
through lanes will receive a 5.0% increase in traffic with unacceptable Base Case queuing. The
Oyster Point Boulevard westbound approach left turn lane will receive a 3.7% impact in traffic
with unacceptable Base Case queuing. The Bayshore Boulevard southbound approach left turn
lane will experience a 5.3% increase in traffic with unacceptable Base Case queuing. The
Dubuque Avenue northbound approach left turn and combined through/left turn lanes will
receive a 4.4% increase in traffic with unacceptable Base Case queuing.
Significant impacts; DEIR page 11-73
Mitigation Measure 11-9a: 50th Percentile Oueue; Bayshore Boulevard/Sister Cities
Boulevard/Oyster Point Boulevard/Airport Boulevard. Applicant shall provide a fair share
contribution to the same mitigations required ofthe Terrabay Phase 3 development. Additionally,
applicant shall provide two left turn lanes on the eastbound Sister Cities Boulevard approach, and
stripe a second left turn lane on the northbound Airport Boulevard approach.
Mitigation Measure 11-9B: 95th Percentile Oueue; Bayshore Boulevard/Sister Cities
Boulevard/Oyster Point Boulevard/ Airport Boulevard. Applicant shall reconfigure the eastbound
Sister Cities Boulevard approach to provide two left turn lanes, an exclusive through lane and a
combined through/right turn lane. Additionally, applicant shall stripe a second left turn lane on
the northbound Airport Boulevard approach.
Finding. Even with Mitigation Measures 11-9a and 11-9b, these impacts remain significant and
unavoidable. Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the final EIR, as further set forth below in findings
regarding alternatives and a statement of overriding considerations.
Impact 11-10: Project Access Imp:acts.
Turn Lane Warrants. With regard to the four driveway connections from the site to Dubuque
Avenue, by 2020, PM peak hour volumes at driveway #2 (serving the front of Lowe's store)
would exceed warrant criteria levels for provision of a southbound left turn lane. Additionally,
year 2020 PM peak volumes would approach warrant criteria levels for provision of left turn
levels at driveways #1 and #3.
Sight Lines at Project Driveway; Connection to Dubuque Avenue. Landscaping may interfere
with required sight lines, as posted speeds adjacent to project site require minimum stopping
distances of 305 to 360 feet. The gradual curve between driveways #1 and #2 requires that a
direct line of sight extend through landscaping and/or frontages.
Relationship of Caltrain Station Driveway to Lowe's Southerly Driveway. The Project's
southerly driveway (driveway #4) would be located less than 20 feet north of the driveway
serving the South San Francisco Caltrain station. While the existing moderate to low turn
movements at each driveway would result in only a moderate safety concern, should the Caltrain
property redevelop into a higher intensity use, the proximity of the two driveways to one another
would create a significant safety concern.
Significant impacts; DEIR page 11-76
Mitigation Measure 11-10: Applicant shall revise the project site plan in the vicinity of driveway
#2 in order to widen Dubuque Avenue sufficiently to provide a southbound left turn lane at least
250 feet long. In addition, it is strongly recommended that Dubuque Avenue be widened to
provide a continuous turn lane along the entire site frontage. Applicant shall provide low height
landscaping along the site's entire Dubuque Avenue frontage that would allow permanent sight
lines of at least 360 feet in both directions from each project driveway. The City of South San
Francisco shall post speed limit signs of 30 to 35 miles per hour along Dubuque Avenue in the
vicinity of the project site for both travel directions. The Caltrain station and Lowe's southerly
driveways should be combined. If this isn't done with Lowe's initial development, the project
site plan should take this ultimate: single driveway connection into account that would be
provided at the time the Caltrain station parcel is redeveloped into a higher intensity use.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Exhibit B to Reso 63-2006
Findings Concerning Alternatives
CEQA requires that an EIR identify alternatives to a project as proposed. CEQA Guidelines
section 15126.6, subdivision (a), spe:cifies 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. "Feasible" 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 Lowe's 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-developed with
four buildings that total 241,737 square feet and house a variety of office and retail uses,
including one building occupied by West Marine. This Alternative would maintain the site's
Planned Commercial General Plan use designation, but the retail, office, and warehousing uses
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 160
fewer AM Peak Hour trips and 320 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 protected trees that will otherwise need to be replaced. As such, the No
Project Alternative would be environmentally superior.
Finding: 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 ofthe 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 polic:ies 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 Lowe's home
improvement and garden center from 148,698 square feet to 74,375 square feet. Such a reduction
would decrease the floor area ratio (FAR) from 0.25 to 0.13. The applicant has indicated that it
would not be economically feasible for Lowe's to occupy such a small building, based on its
standard store size and business modd-the average Lowe's store is about 115,000 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 F AR--would not generate an equivalent economic benefit for the
City.
Finding: This alternative is found to be infeasible and rejected for the following reasons:
1. The City Council speciiically 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 th(~ 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 C to Reso 63-2006
Statement of Overriding Considerations
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 Lowe's Project ("Project") EIR as significant and unavoidable.
(Resolution .) The City Council carefully considered each impact in its
decision to approve development of the Lowe's Project.
The City Council is currently considering the Lowe's Project and accompanying EIR.
The Project proposes demolition of three existing site buildings totaling 223,110 square
feet, and the construction ofa 124,051 square foot Lowe's Home Improvement
Warehouse, a 24,698 square foot Lowe's Garden Center, a 665-space surface parking lot,
and retention of one existing 15,178 square foot retail building and open at -grade
parking. The 12.8 acre parcel on which the Project will be developed is located at 600-.
790 Dubuque Avenue in the northwest portion of the East of 101 area. The parcel is
bounded on the west by Dubuque Avenue and Highway 101, on the north by a single
story office building, and on the east by the Southern Pacific Railroad line right-of-ways.
The City prepared an EIR for the Lowe's Project 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 Lowe's 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 proposed Garden Center and Nursery will provide for retail
sales of plant and nursery items. The Project will also provide rental tools and equipment
to be leased for construction, landscaping, and home improvement projects. On-site truck
rentals will probably occur and the site may have several outdoor independent food
vendors. Approximately 160 to 184 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 Lowe's Project. Pursuant to a 2002 court decision, the City Council
must adopt overriding considerations for the impacts that apply to the Lowe's Project,
which are identified in the Lowe's Project EIR as significant and unavoidable. 1 The City
Council believes that many of the unavoidable environmental effects in the Lowe's
Project 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 Lowe's Project 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 Lowe's Project EIR. The City Council specifically finds that to
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.App.4th 98, 125.
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the extent that the identified adverse or potentially adverse impacts for the Project have
not been mitigated to acceptable levels, there are specific economic, social,
environmental, land use, and other considerations that support approval of the Project.
2. Unavoidable Significant Adverse Impacts. The following unavoidable
significant impacts have been identified in the Lowe's Project ElR.
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 intersc~ction would drop from an E to an F, and volume
would increase by 3.5%.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 lane would
receive more than a two percent increase in traffic (13.6%), with unacceptable 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. The Project would increase combined through/1eft turn movements by 16.7%.
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/1eft 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 improvemen~s that the City could undertake at this
intersection to reduce queuing 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 (5.8%) 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 (5.0% and 3.7%, respectively) with unacceptable Base Case
queuing. The Dubuque A venue northbound approach left tum/through lanes will also
2 An increase in volume of greater than two percent was considered "significant" for purposes of
the EIR.
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experience significant increase in traffic (4.4%) with unacceptable Base Case queuing.
Mitigation Measure 11-9A will 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 throughlleft turn lanes will experience a 6.2% increase in traffic
with unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound
approach left turn lane will experience an 8.8% 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 Project 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 5.0% increase in traffic with unacceptable Base Case
queuing. The Oyster Point Boulevard westbound approach left turn lane will receive a
3.7% impact in traffic with unacceptable Base Case queuing. The Bayshore Boulevard
southbound approach left turn lane will experience a 5.3% increase in traffic with
unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn
and combined through/1eft turn lanes will receive a 4.4% 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 A venue northbound approach to reduce the impact to Base
Case Conditions or better. .
3. Overriding Considerations. The City Council now balances the unavoidable
impacts that apply to future development of the Lowe's Project, against it benefits, and
hereby determines that such unavoidable impacts are outweighed by the benefits of the
Lowe's Project as further set forth below.
The Project will generate a new source of significant tax revenue for the City. The
Lowe's store is estimated to generate gross sales upwards of $40 million per year,
resulting in a revenue stream of approximately $463,000 per year to the City. The Project
is expected to employ an estimated 160 to 184 full-time and part-time employees,
primarily derived from local communities. The Project will provide retail sales of
building supplies, lumber, hardware and associated items for construction, landscaping,
and home improvement projects in the area. Additionally the Project 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.
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Exhibit D to Reso 63-2006
Conditions of Approval
EXHIBIT D to Reso 63-20
CONDITIONS OF APPROVAL
600-790 DUBUQUE AVENUE
P05-0097
LOWE'S
PLANNING DIVISION:
1. The applicant shall comply with the City's Standard Conditions and with
all the requirements of all affected City Divisions and Departlnents as
contained in the attached conditions, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the City
Council approved plans, as amended by the conditions of approval
including the revised plans prepared by AMS, dated July 10, 2006
sublnitted in association with P05-0097.
3. Prior to the issuance of the Building Pennit, the landscape plan shall be
revised to incorporate the Design Review Board suggestions made at their
meeting of June 21 and July 19,2005 and shall also include Inature
shrubs, trees that have a Ininimum size of 24 inch box and a Ininimum
trunk diameter of 1.5 inches to 2.5 inches and 15% of the total number of
proposed trees shall have a Ininimuln size of 36 inch box and a trunk
diameter equal to or greater than 2.5 inches. The landscape plan shall be
subject to the review and approval by the City's Chief Planner.
4. Prior to opening the business the owner shall obtain and thereafter
maintain a City Business License.
5. Prior to the final inspection the applicant shall have a Final Transportation
Demand Managelnent Progrmn (TDM) prepared by a qualified and
licensed traffic engineer that incorporates the provisions of the City of
South San Francisco SSFMC 20.120 Transportation Demand
Management. The Final TDM Plan shall closely follow the PTDM Plan
approved by the City Council in association with P05-0097 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.
6. Prior to the Final Inspection, the owner shall establish a Site Maintenance
Program to maintain the site free of litter and debris and in good condition.
The plan shall be subject to the review and approval of the City's Chief
Planner.
7. Prior to the Final Inspection, the owner shall establish a program for
Outdoor Storage, Outdoor Display and Sales, Seasonal Outdoor Display
and Sales, and precluding outdoor vendors as shown on the approved
plans. Outdoor storage shall be lilnited to the Garden Center. The plan
shall be subject to the review and approval of the City's Chief Planner.
8. In accordance with the California Environmental Quality Act, the owner
shall comply with alllnitigation measures identified in the Enviromnental
Impact Report certified by the City Council of the City of South San
Francisco. Prior to the issuance of any pennit, the owner shall implelnent
the Mitigation Monitoring Program including all mitigation Ineasures in a
timely manner. The Mitigation Monitoring Program shall be subject to the
review and approval by the City's Chief Planner.
9. Prior to the final inspection, the owner shall work with Caltrain and
develop a shared driveway at the southerly Dubuque Avenue driveway
and the abutting Caltrain driveway elilninating ingress and egress conflicts
associated with the two properties. The design of the shared driveway
shall be subject to the review and approval of the City of South San
Francisco City Engineer. The driveway shall be installed prior to the
completion of the Caltrain station.
10. Within one year following the issuance of the Certificate of Occupancy,
the owner shall provide public art on the project site. The public art shall
be subject the review and approval of the Director of Economic &
Community Developlnent Department and shall have a value of fifty
thousand dollars ($50,000). The Owner Inay satisfy this obligation through
a cash payment to the City.
(Planning Division: Steve Carlson 650/877-8353, Fax 650/829-6639)
B. ENGINEERING DIVISION:
I. STANDARD CONDITIONS
The developer shall comply 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
Development Conditions" booklet, dated January 1998. This booklet is
available at no cost to the applicant from the Engineering Division.
II. SPECIAL CONDITIONS
The developer shall comply with the on- and off-site traffic, sewer, drainage
and other infrastructure Initigation recommendations contained in the
approved Environlnental Impact Report for the project. The approved
Initigation 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
agreelnent, obtained prior to receiving a building pennit for the subject
project. The cost of all work and permits to mitigate the infrastructure
impacts of the subject project shall be borne by the applicant and shall be
perfonned at no cost to the City of South San Francisco.
A. The design of the project shall include settlelnent and retention
ponds and other approved devices, such as grassy swales, that will
filter pollutants fi'oln the site's storm water runoff, in compliance
with the City's and County's storm water discharge pennit
requirelnents.
B. 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 Lowe's 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
mounted on 2" diameter, galvanized steel poles.
C. Upon cOlnpletion of the building alterations and site
improvements, 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 permit, for the subject project.
D. 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 accomlnodating a 10-year design storm. 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. Storm drain pipes,
shall not connect to each other at a "blind" connection. All stonn
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
stonn drainage facilities that will be re-used and shall justify the
design of all proposed new improvelnents to the site's drainage
systeln. The applicant shall design and install the drainage
improvements described in the approved report, to the satisfaction
of the City's Engineering Construction Manager.
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 iInpervious surfaces within the
site from entering the public stonn drains. Plans for these facilities
shall be prepared by the applicant's consultant and sublnitted to the
Engineering Division and to the City's Environmental 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 124,000
SF Lowe's store and 24,698 SF Garden Center would result in a fee of
$442,416.73, which was calculated as follows:
Existing Industrial:
109,057 sq. ft x 5.46 tripsll,OOO sq. ft. = 595.45 trips
Existing Office:
30,102 sq. ft x 12.30 tripsll,OOO sq. ft. = 370.25 trips
Existing Retail:
85,120 sq. ft x 48 trips/1,000 sq. ft. = 4,085.76 trips
TOTAL TRIPS: 5,051.46
Proposed Retail:
152,890 sq. ft. @ 48 tripsllOOO sq. ft. = 7,338.72 trips
Total new trips:
7,338.72 (new trips) - 5,051.46 (existing trips) = 2,287.26 net new trips
Fee:
2,287.26 trips x $154 x [8229.62/6552.16 (Engr. Construction Index)] =
$442,416.73
VI. 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
Ineeting of September 26, 2001, or as the fee may be amended in the
future.
Fee Calculation (as of May 2005)
152,890 SF @ $6.25 per each square foot $955,562.50
(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 systeln within the East of 101 area,
downstream of the proposed development. The existing sewer collection
systeln was originally designed many years ago to accommodate
warehouse and industrial use and is now proposed to accommodate uses,
such as offices and biotech facilities, with a much 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 pumping and collection capacity constraints downstream 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 Development
I1npact Fee, as adopted by the City Council at their meeting of October 22,
2002. The adopted fee is $3.19 per gallon of discharge per day. The
Carollo Study, which forms the basis for the system upgrades, calculated
Office/R&D uses to require a capacity of 400 gallons per day per 1000
square feet of development. Based upon this calculation, the potential fee
would be, if paid this year (the fee is subject to an inflation factor, as
determined by the Engineering News Record San Francisco Construction
Cost Index): 0.4 gallons per square foot (400 gpd/l000 sq. ft.) x $3.19 per
gallon x 152,890 sq. ft. = $195,087.64. The sewer contribution shall be
due and payable prior to receiving a building permit for each phase of the
developlnent.
(Engineering Division: Michelle Bocalan 650/829-6652)
C. POLICE DEPARTMENT
1. Municipal Code Compliance
The applicant shall cOlnply with the provisions of Chapter 15.48 of the
Municipal Code, "Minimum 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 aluminum frmne-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
minitnum throw of one (1) inch. The outside ring should be
free Inoving and case hardened.
3. Employee/pedestrian doors shall be of solid core wood or
hollow sheet metal with a minimum thickness of 1-3/4
inches and shall be secured by a deadbolt lock1 with
minimum 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
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/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece 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.
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 doorfrmlle 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-mounted 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-mounted 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 lllaterial with a
minimum throw of three- fourths inch at head and foot and
shall have no doorknob or surface-lllounted hardware.
Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used instead of
flush bolts.
8. Any single or pair of doors requiring locking at the bOttOlll
or top rail shall have locks with a lllinimum of one throw
bolt at both the top and bottom rails.
b. Windows
1. Louvered windows shall not be used as they pose a
significant security problelll.
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.
3. Secondary locking devices are recOlllmended on all
25/16" security 1arllinate, 1/4" po1ycarbonate, or approved security fi1n1 treatInent, IniniIllUIll.
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 more than five inches apart
under the skylight and securely fastened.
or:
c) A steel grill of at least 1/8" Inaterial or two inch mesh 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 must 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" material or two inch mesh and
securel y 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
1. All exterior doors shall be provided with their own light
source and shall be adequately illulninated at all hours to
Inake clearly visible the presence of any person on or about
the prelnises and provide adequate illulnination for persons
exiting the building.
2. The prelnises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
3. Exterior door, perimeter, parking area, and canopy lights
shall be controlled by photocell and shall be left on during
hours of darkness or dilninished lighting.
a. Parking Lot lighting: Exterior parking lot lights shall be
high-pressure sodiuln mast lighting for illumination and
color rendition, at least 10 feet in height, and provide a
Ininimum of three foot candles of light to the area, to
mitigate trip and fall potential, and allow the identification
of a person from a distance of 25 feet.
e. Numbering of Buildings
1. The address number of every commercial building shall be
illuminated during the hours of darkness so that it shall be
easily visible from the street. The numerals in these
numbers 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 same numbers on the rear of the
building.
3. The roof of the store shall also have the building address
affixed to it to aid with helicopter navigation. The numerals
shall be no less than four feet in height and of a color
contrasting with the roof surface.
f. Alarms
1. The business shall be equipped with at least a central
station silent intrusion alann system. There shall be a panic
button for robbery alann activation at the cashier's
locations, the manager's office, and the location of the safe.
NOTE: To avoid delays in occupancy, alarm 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 marked and
properly sign posted.
NOTE:
For additional details, contact the Traffic Bureau Sergeant
at (650) 829-3934.
h. Police Parking
Two parking spaces adjacent to the disabled parking will be
reserved specially for police response. These parking stalls will be
clearly marked, "Police Parking Only" with a sign no less than 36"
inch above grade. The applicant will maintain these spaces and
keep theln in good repair.
NOTE: For additional details, contact the C01ll1nunity Relations
Sergeant at (650) 877-8922.
1. Security Cameras
Closed circuit television cmneras should be mounted at the front of
the store building, the Inanager's office/safe area, loading docks,
and cashier locations. Cmneras intended to monitor the outdoor
sales area are strongly encouraged.
These cameras will be part of a digital surveillance system, which
will be monitored on-site and accessible on the World Wide Web.
This system is to aid in the identification of unauthorized personnel
and Initigate thefts.
J. Misc. Security Measures
1. Commercial establishments having one hundred dollars or
more in cash on the premises after closing hours shall lock
such money in an approved type money safe with a
minimum rating ofTL-15.
(Police Department: 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 pennit 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 alann device.
4. Provide class III cOlnbination standpipe-sprinkler systeln confonning to
NFP A 13/SSFD requirements.
5. Provide 20 foot wide clear elnergency vehicle access road. Indicate as fire
lane with no parking allowed.
6. Access road shall have all weather driving capabilities and support the
imposed load of 68,000 pounds.
7. Road gradient shall not exceed maxilnuln allowed by the SSF City
Engineer.
8. Provide fire flow in accordance with California Fire Code Appendix III-A.
9. Provide portable thermal ilnager to Initigate search and rescue of
occupants from high occupant load warehouse structure.
10. Provide fire hydrants; location and number to be detennined.
11. All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
12. Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be detennined.
13. Install panic and fire exit hardware.
14. Provide emergency illumination.
15. Provide exit signs.
(Fire Prevention: Bryan Niswonger 650/829-6645)
E. WATER QUALITY CONTROL PLANT
1. A plan showing the location of all storm drains and sanitary sewers Inust
be sublnitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stonnwater Logo.
3. Stonn water pollution preventions devices are to be installed. A
combination of landscape based controls (e.g., vegetated swales,
bioretention areas, planter/tree boxes, and ponds) and lnanufactured
controls (vault based separators, vault based lnedia filters, and other
removal devices) are preferred. Existing catch basins are to be retrofitted
with filter type catch basin inserts or equivalent. These devices Inust be
shown on the plans prior to the issuance of a pennit. CDS or Stonnceptor
units alone are not acceptable. These units must be used in series with an
additional treatment measure.
4. The applicant lnust submit a signed Inaintenance schedule for the
stormwater pollution prevention devices installed.
5. Plans lnust include the total acreage of the site.
6. Applicant Inust complete the NPDES Permit Impervious Surface
Collection Worksheet prior to the issuance of a permit.
7. Roof condensate lnust be routed to sanitary sewer. This Inust be shown on
plans prior to issuance of a permit.
8. Trash handling area must be covered, enclosed and must drain to sanitary
sewer. This Inust be shown on the plans prior to issuance of a permit.
9. Loading dock area should be designed with an over hang and any drain
must be connected to the sanitary sewer systeln. This lnust be shown on
plans prior to issuance of a permit.
10. Install separate water meters for the building and landscape.
11. Fire sprinkler system test/drainage valve must be plulnbed into the
sanitary sewer system. This lnust be shown on the plans prior to issuance
of a pennit.
12. A construction Storm Water Pollution Prevention Plan must be submitted
and approved prior to the issuance of a permit. Including a copy of the
NO!.
13. Plans lllUSt include location of concrete wash out area and location of
entrance/outlet of tire wash.
14. A grading and drainage plan lllUSt be submitted.
15. An erosion and sedilllent control plan lllUSt be sublllitted.
16. Applicant lllUSt pay sewer connection fee at a later tillle based on
anticipated flow, BOD and TSS calculations.
(Water Quality: Cassie Prudhel 650/829-3840)
Exhibit E to Reso 63-2006
Mitigation Monitoring Program
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