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Home My WebLink AboutTerrabay Phase III Only 2008 ProjectTERRABAY PHASE III ONLY 2008 PROJECT INITIAL STUDY AND ADDENDUM TO THE 2005 SEIR AND 2006 ADDENDUM JULY 17, 2008 -PLANNING COMMISSION JULY 23, 2008 -CITY COUNCIL ~~ra~ ~ ho: oa-rE circuta-~r:a: or~~ ~c~aucw~ara: Attachment to Item # 18 TERRABAY PHASE III ONLY 2008 PROJECT INITIAL STUDY AND ADDENDUM TO THE 2005 SEIR and 2006 ADDENDUM July 17, 2008 INTRODUCTION The attached Initial Study (IS) evaluates the proposed modification (2008 Project) to the approved Terrabay Phase III Project (2006 Project) environmental impacts and mitigation measures. The IS then compares the impacts and mitigation measures identified in the 2005 Terrabay Phase III Supplemental Environmental Impact Report (2005 SEIR) as restated in the 2006 Addendum to those potential impacts associated with the 2008 Project. The 2005 SEIR and its 2006 Addendum supplements, as permitted by law, the 1998/99 SEIR, 1996 SEIR and the 1982 EIR. The 2005 SEIR was prepared for a Terrabay Phase III (only) application received by the City of South San Francisco in the same year. The 2005 SEIR is tiered upon and supplements the 1998/99 Terrabay Phase II and III Supplemental Environmental Impact Report (1998/99 SEIR). The original Terrabay Environmental Impact Report was prepared and certified in 1982 (1982 EIR) and a supplemental to that document was prepared and certified in 1996 (1996 SEIR). Approved 2006 Project The 2006 Project, approved by City Council Resolution 82-2006 on October 11, 2006 is the construction of 665,000 square feet of office in two towers. Additionally, 24,000 square feet of commercial retail use and at a minimum one quality restaurant is approved along with, a shared use 200-seat performing arts center, a 100-child day care facility, and a public art program. Parking is provided in an eight level garage which includes 1,896 spaces and 56 additional surface parking spaces for a total of 1,952 spaces. A Transportation Demand Management Program (TDM Program) is approved for the project. The TDM Program targets a 30% mode shift. Table 1 identifies the land use by square footage of the approved 2006 Project. The 2006 Addendum did analyze 25,000 square feet of retail and 665,028 square feet of office and what were approved are approximately 24,009 square feet of retail and 664,042 square feet of office. Therefore, the 2006 Addendum is a conservative environmental analysis as it analyzes both office and retail land uses (the trip generators) at higher numbers that what was finally approved. Building permits have been issued and construction is underway for the approved 2006 Project. Terrabay Addendum to 2005 SEIR/2006 Addendum July I7, 2008 Page 1 -1- TABLE 1 APPROVED 2006 TERR.ABAY PROJECT ANALYZED IN THE 2006 ADDENDUM Gross S uare Feet SOUTH TOWER Office 313,002 Commercial 11,544 Child Care 5,644 Performin Arts 4,433 Sub Total 334,623 Parkin 962 s aces NORTH TOWER Office 352,026 Commercial 12,465 Sub Total 364,482 Parkin 990 s aces TOTALS Office 665,028 Commercial 24.009 Child Care 5,644 Performin Arts 4,433 Total 699,114 Total Parkin 1,952 s aces Proposed 2008 Amendment-Project Description The Applicant has requested an amendment to the 2006 entitlements to permit the construction of a 15,007 square foot Product Design Studio (Studio) serving as an ancillary use to the office towers. The addition is proposed to be constructed on top of the approved retail concourse connected to the North Tower thereby creating a second floor in this area. In order to facilitate access to the Studio, 2,500 square feet of office use in the North Tower on the second floor would be converted to circulation area to connect the Studio with the second floor office. Table 2, below, identifies the 2008 Project that is analyzed in the attached IS. The total office is 986 square feet larger than the actual Project in order to remain consistent with the 2006 Addendum. TABLE 2 2008AMENDMENT-PROPOSED PROJECT Land Use Office Gross S uare Feet 662,528 Commercial 24,009 Child Care 5,644 Performin Arts 4,433 Product Desi Studio 15,007 Enhanced Lobb on 2" Floor 2,500 Total 714,121 Total Parkin 1,952 s aces Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 2 - 2 - BACKGROUND Previous Environmental Analysis The Terrabay project was first envisioned in 1980 and the land was within the County of San Mateo's jurisdiction. The project required annexation to the City of South San Francisco, the formation of a Habitat Conservation Plan and the evaluation of Project impacts on the three proposed phases of construction. The phasing is identified as: Phase I Village and Park residential, Phase II Woods, Pointe and Commons East and West residential and Phase III commercial. 1982 Environmental Analysis The following table outlines the development proposal analyzed in the 1982 EIR. TABLE 2 1982 TERRABAY ElR ANALYSIS Residential Phase I A roved 1982 As-Built 2005 Villa a 181 161 units Park 136 125 units Phase II Woods 200 135 units Commons East 57 0 Recreation Parcel for Ci Commons West 77 182 units (Commons West Point 99 and Point merged into one area in 2000 referred to as "The Pointe") Commercial Phase III 663,000 Sq. ft. office, health club, restaurants, hotel, seminar and high technolo center 0 The alternatives analyzed in the 1982 EIR include: • No project/no development of the site. • Mixed use consisting of 745 dwelling units, 200 room hotel inclusive of a 150 seat restaurant/bar, two additional restaurants consisting of 300 seats and 150 seats and a 210,000 square foot office. • 1,036 residential units and a 10.4 acre shopping center of undefined square footage. • 985 dwelling units including 30% for seniors and 20% for low and moderate income households. Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 3 -3- 1996 Terrabay Environmental Analysis The 1996 SEIR analyzed the impacts associated with extending the terms of the development agreement for the Terrabay Project. Phase I Terrabay was under construction at the time which includes the Village and Park residential subdivisions, the Terrabay Fire Station, Terrabay Recreation Center, Sister Cities Boulevard (completed), the Terrabay water tank (potable), linear park, grading improvements to Hillside School and construction of South San Francisco Drive. The 1996 SEIR analyzed Terrabay Phases II and III as shown in Table 2, above. The 1996 SEIR noted, but did not analyze the impacts to wetlands present on the Phase III site and noted but did not analyze the impacts to special species habitat and an historic resource (archaeological) on the Phase III lands. 1998/99 Terrabay Environmental Analysis The 1998/99 SEIR was prepared in response to an application from Sunchase, G.A.. The 1998/99 SEIR analyzed the following development proposal. TABLE 3 1998/99 SEIIt ANALYSIS Residential Number of Units/T e of Units or Phase II Woods 135 sin le famil (detached) Commons 32 du lex (attached) Pointe 181 du lex and tri lex (attached TOTAL PHASE II 348 units Phase III Commercial Hotel 235,000-280,000 s . ft. Restaurant 12,000-18,000 s . ft. Retail 6,000-10,000 s . ft. Mixed Use 30,000-35,000 s . ft. TOTAL PHASE III 283,000-343,000 s . ft. F In response to City of South San Francisco direction, the Final 1998/99 SEIR analyzed a "Mitigated Plan Altemative". The Mitigated Plan Alternative concentrated development on three "pads" (avoiding disturbance of a 5,000 year old archaeological site entirely), avoided some wetlands, special species habitat and consisted of the following: • A 4.9 acre development pad with 340,000 square feet of office and a five level parking garage (situated in front of the office tower); • A 1.8 acre development pad with a hotel, 7,500 square foot restaurant or office use and surface parking; and • A 2.9 acre development pad with up to a 150 room hotel. Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page4 -4- The project analyzed would have disturbed approximately 12 acres of the 37 acre phase III site. Additionally the following alternatives were analyzed in the 1998/99 SEIR. • No Development -Analyzes the impacts of no development on the Terrabay Phase III and II sites. • Existing 1996 Specific Plan -Analyzes 432 residential units, 669,300 square feet commercial consisting of retail, office, hotel and restaurant. • Reduced Residential -Analyzes 316 residential units and no commercial. • Reduced Commercial -Analyzes 293,000 square feet of commercial consisting of retail, office, hotel and restaurant and no residential. • Permanent Open Space -Analyzes the impacts associated with dedicating Phase II and III parcels as permanent open space. The 1998/99 SEIR (State Clearinghouse #97-82077) was certified by South San Francisco City Council Resolution # 19-99. The 1998/99 SEIR analyzes geology, soils and seismicity, hydrology and drainage, traffic and circulation, air quality, noise, public services (police and fire) and hazards as well as the wetlands, biological and archaeological resources that were not analyzed previously. 2000 Environmental Analysis (Addendum) In 2000, Myers Development submitted an application to the City requesting entitlements and legislative approvals to develop a 665,000 square foot office in a single tower, 7,500 square feet support retail and 100 child day care center on the Phase III parcel. The application also included a request fora 96 unit condominium tower (later approved for 112 units) and 70 paired units on a portion of the Phase II site. A request for lot line reconfigurations and a change in the land use designation of the "Commons Parcel" to Open Space/Recreation and approximately 26 acres of the Phase III site to Open Space for conveyance to the County of San Mateo was also a part. of the application. The conveyance to the County stipulates that the 26 acres shall be incorporated into San Bruno County and State Park. The open space request implemented biological and archaeological mitigation measures identified in the 1998/99 SEIR given that wetlands, special species habitat and an archaeological resource would be protected in perpetuity with the dedication of the property as permanent open space coupled with its conveyance to the County for inclusion in the Park. Specifically the mitigation measures are: • Biology Mitigation Measure 4.3.2 avoidance of take of callippee silverspot butterfly habitat. Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 5 -5- • Biology Mitigation Measure 4.3.3 avoidance of take of wetlands. • Archaeology Mitigation Measure 4.9.1 avoidance of impacts to CA-SMA-40. • Archaeology Mitigation Measure 4.9.2 avoidance of impacts to CA-SMA-92. The IS analyzed the following Project and found that an addendum to the 1998/99SEIR was the appropriate environmental documentation. An addendum (2000 Addendum) was adopted by Resolution 147-2000. The 2000 Project had fewer impacts that those associated with the project analyzed in 1998/99, as proposed implemented mitigation measures identified in the 1998/99 SEIR and minor technical changes were all that was needed to the previously certified SEIR (Section 15164, California Code of Regulations, Title 14, Chapter 3). TABLE 4 2000 ADDENDUM PARCEL LAND USE Preservation Pazcel O en S ace Preserve Buffer Parcel Surface Pazkin Office Parcel 665,000/ Office (child care theatre Residential Parcel 96Condominium/Apartments 70 sin le famil attached Recreation Parcel 25,000-30,000 Recreation Center ACRES 25.73 2.69 and performing arts 18.08 14.96 6.48 TOTAL 67.94 PORTION DEVELOPABLE 35.73 PORTION OPEN SPACE ~ 32.21 2005 Environmental Analysis In 2005 Myers Development submitted an application to the City for amixed-use development on the Phase III lands only. Phase II was built out in 2005 with a 112-unit condominium tower and 70 paired units. The 2005 Project application requested entitlements for 357,500 gross square feet of retail, a 295,500 gross square feet office building and 351 residential units. A Supplemental Environmental Impact Report (2005 SEIR) was prepared for the project. The 2005 SEIR analyzed two alternatives intended to build upon the alternatives analyzed in the previous environmental documents. The two alternatives analyzed are: • 357,500 gross square feet of retail, a 300-room hotel and 351 residential units. • 357,500 gross square feet of retail and 531 residential units. Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 6 - 6 - The 2005 SEIR (State Clearinghouse #1997082077) was certified by City Council by Resolution 81-2006. The Applicant, prior to the hearing before the City Council, withdrew the application stating that the project was too expensive to build. 2006 Environmental Analysis 2006 (Addendum) A 2006 IS evaluated the Project identified in Table 1, above. As a result a 2006 Addendum was adopted by City Council on October 11, 2006 (Resolution 81-2006) along with the certification of the 2005 SEIR. The 2006 Addendum took into account the changes in the environment identified below when evaluating the Project in the IS. Chances in Environment since the Preparation of the 1998/99 SEIR Environmental conditions as well as models used to predict project impacts have changed since the preparation of the 1998/99 SEIR. The changes include: • Hook ramps and Oyster Point Flyover are constructed and are in operation for 2005 analysis and were not for 1998 analysis. • Hickey Boulevard extension was completed in 2002 and its affect is analyzed in 2005 SEIR and not 1998 SEIR. • BART is in and included in analysis for 2005 SEIR and not for 1998 SEIR. • Hillside Boulevard and Chestnut Avenue signal was not in place in 1997 when the 1998 SEIR documentation was established and was in operational for the 2005 traffic analysis. • Home Depot and Lowes were not included in the cumulative assumptions in the 1998/99 SEIR and are included in the 2005 SEIR. • East of 101 cumulative traffic impact study was not complete or included in the background analysis for the 1998/99 SEIR and was complete, in place and used for the cumulative analysis in the 2005 SEIR. The 1998/99 SEIR analysis is dated using older traffic models and counts to identify project impacts. • The 1998 SEIR used 1994 Highway Capacity Manual for the traffic analysis • The 2005 SEIR used 2000 Highway Capacity Manual for the traffic analysis • The 1998 SEIR traffic counts were conducted in 1997 • The 2005 SEIR traffic counts were conducted in 2004 2008 Environmental Review The attached IS analyzes the proposed 2008 Project which is the conversion of 2,500 square feet of office to circulation area and the addition of a 15,007 square foot ancillary office use consisting of a product design studio. An IS was prepared because there were Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page 7 - 7 - changes to the regulatory environment since the adoption of the 2006 Addendum, and because of the addition of ancillary square footage. Re~ulatorv Changes Assembly Bill 32 (AB 32) and Senate Bi1197 (SB 97) require the analysis of greenhouse gas emissions. AB 32 establishes a state goal of reducing greenhouse gas emission (GHG) levels to 1990 levels by 2020. This amounts to a reduction of approximately 25 percent from forecasted levels with further reductions to follow. AB 32 requires the Air Resources Board to establish a program to track and report GHG emissions; approve a scoping plan for achieving the maximum technologically feasible and cost effective reductions from sources of GHG emissions; adopt early reduction measures to begin moving forward; and adopt and implement enforcement regulations. AB 32 did not amend the California Environmental Quality Act (CEQA) however, SB 97 does require amendments to CEQA top be adopted by January 1, 2010. SB 97 directs the state Office of Planning and Research to develop and draft CEQA Guidelines for the "mitigation of greenhouse gas emissions or the effects of greenhouse gas emissions" by July 1, 2009. SB 97 also directs state Resources Agency to certify and adopt the CEQA Guidelines by January 1, 2010. Therefore, in light of the regulatory framework and the increase in 2008 Project size (1.8%) an IS has been prepared and is attached. An updated traffic and air quality analysis has been prepared and is discussed and analyzed in those sections of the attached IS, along with a more detailed discussion of greenhouse gas. The result of the analysis indicates that an Addendum is the appropriate environmental documentation for the 2008 Project. The 2008 Project will not result in any of the conditions listed in CEQA Guidelines section 15162 requiring preparation of a subsequent or supplemental EIR, as the 2008 Project will not create any new impacts or any impacts that are substantially more severe than those identified and fully analyzed in previous CEQA documents. Nor is there new information of substantial importance to indicate that the 2008 Project will result in new or substantially more severe impacts, or require analysis of new mitigation measures or alternatives. 1120875.1 Terrabay Addendum to 2005 SEIR/2006 Addendum July 17, 2008 Page8 -8- INITIAL STUDY -9- Terrabay Phase III Project Initial Study - 1 ENVIRONMENTAL REVIEW -INITIAL STUDY 1. Project Title: Terrabay Phase III Only Specific, Precise Plan and Zoning Text Amendment-2008 2. Lead Agency Name and Address: City of South San Francisco Department of Economic and Community Development Planning Division City Hall Annex - 315 Maple Street South San Francisco, California 94080 3. Contact Person and Phone Number: Susy Kalkin, Chief Planner Allison Knapp Wollam, Consulting Planner 650. 877.8535 4. Project Location: Approximately 21 acres fronting Airport Boulevard beginning at Sister Cities Boulevard and ending at the boundary of the Preservation Parcel. The site is bounded by San Bruno State and County Park to the west and north (which includes the Preservation Parcel) and Terrabay Phases I and II to west. Highway 101 is located 150 feet east of the site. The approved 2006 Project is under construction on the site. APN: 007-650-100, 007-650-110, 007-650-120, 007-650-140, 007-650-150 5. Project Sponsor's Name and Address: Myers Development Company 101 Second Street -Suite 555 San Francisco, California 94105 6. General Plan Designation: Business Commercial 7. Zoning Designation: Terrabay Specific Plan District 8. Description of Project: 2008 Project This Initial Study (IS) evaluates the difference between the approved Terrabay Phase III Project (2006 Project) which is now under construction and the proposed addition to the project (2008 -11- Tenabay Phase III Project Initial Study - 2 Project). The 2008 Project is the amendment of the approved Final Terrabay Phase III Specific Plan, Precise Plan and Zoning Text Amendment to allow the construction of a 15,007 square foot product design studio (Studio) above the approved (in 2006) retail concourse connected to the North Tower. The 2008 Project also includes the conversion of 2,500 square feet of office space in the North Tower to circulation area to connect the second floor office with the Studio over the retail concourse. Table 1 identifies the squaze footage and land use approved by the 2006 Project entitlements and Table 2 compares the entitled 2006 Project to the proposed 2008 Project. The approved 2006 Project is the construction of 665,028 square feet of office in two towers, 24,009 square feet of commercial retail use and at a minimum one quality restaurant, a shared use 200-seat performing arts center, a 100-child day care facility and a public art program. See Figure 011 Current View Looking [Pest. Therefore, the 2008 Project is the evaluation of the conversion of 2,500 square feet of office to circulation area and the addition of 15,007 square feet of a Studio use above the North Tower retail concourse. See Figure 012 View Looping [Eest with Product Design Studio. The following Initial Study evaluates the difference between the 2006 Project and that proposed in 2008, and in many cases includes an extensive summary from the 2006 Addendum _.:as.. «~.e ...,.,rAOt n~thin «~h;rh the 2008 Project is reviewed. as ll ~Jlvvtua.u u .. ..v........ -.---- ------- - TABLE 1 TERR.ABAY PROJECT ANALYZED IN THE 2006 ADDENDUM Land Use Office Gross S ware Feet 665,028 Commercial 25,000 Child Care 5,000 Performin Arts 3,100 Total 698,128 Total Parkin 2,052 s aces 2.68/1,000 sf TABLE 2 A roved 2006/Pro osed 2008 PRO ECT COPMPARISON/Gross S ware Feet Land Use 2006 Pro'ect 2008 Pro'ect Difference Office 665,028 661,542 -2,5002 Commercial 25,000 24,009 -9~1 Child Care 5,000 5,644 +644 Perfonnin Arts Studio Product Desi Studio 3,100 0 4,433 15,007 +1,333 +15,007 Enhanced Lobb 0 2,500 +2,500 Total 698,128 713,135 +2.14% parkin 2.80/1,000 sf3 2.74/1,000 sf -0.07/1,000 sf Environmental Background- Documents Incorporated by Reference The Terrabay/Mandalay/Centennial Towers Project has been analyzed in previous environmental documents beginning in 1982• ' The child care and performing arts (shared use facility) were and are treated as ancillary uses to the office and commercial uses, and not as trip generators during peak periods and these uses were enlarged through the entitlement process. 2 For consistency with the 2006 analysis, this document analyzes a reduction of only 2,500 Square feet. s The parking was reduced by 100 spaces as a Transportation Demand Management (TDly~ measure. The TDM Program was approved by the City in 2007. -12- Terrabay Phase III Project Initial Study - 3 1. The first Terrabay Development Project Environmental Impact Report (1982 EIR) was prepared and certified by the City of South San Francisco (City) in 1982. The 1982 EIR analyzed the environmental impacts of the Terrabay Project as proposed in the 1982 Specific Plan. 2. The second environmental document the Supplemental Environmental Impact Report for the Terrabay Speczfic Plan and Development Agreement (1996 SEIR) was prepared and certified by the City in 1996. The 1996 SEIR to the 1982 EIR studied the environmental impacts of the development of the Terrabay Project with a proposed ten year extension of the expiration date for the 1982 Specific Plan and Development Agreement to February 2007. 3. The third environmental document the 1998/99, the Terrabay Phase II and III Draft Supplemental Environmental Impact Report and Final SEIR (1998/99 SEIR) was prepared and the document was certified by the City in 1999. The 1998/99 SEIR evaluated adjustments to the land areas of Phase II and Phase III and the construction of the hook ramps and Bayshore Boulevard realignment. 4. The fourth environmental document was prepared and adopted in 2000 that being the 2000 Addendum to the 1998/99 SEIR. 5. The fifth environmental document the 2005 Phase III Supplemental Environmental Impact Report (Draft and Final) (2005 SEIR) was prepared for a mixed use project on the Phase III site and certified October 2006. 6. The sixth environmental document was prepared and adopted in 2006 that being the 2006 Addendum to the 1998/99 and 2005 SEIRs These documents and all the background documents referenced and cited therein are incorporated herein by reference. Updated Conditions since 1998/99 SEIR Cer7ificatron 1. Approximately 25.6 acres of the Phase III site (Preservation Parcel) were dedicated to San Mateo County for inclusion in San Bruno Mountain County/State Park. The conveyance of the Preservation Parcel took place on August 11, 2004 pursuant to the City of South San Francisco General Plan, Terrabay Specific Plan and Zoning Ordinance and the Mutual Release and Settlement Agreement. 2. The modified Phase III site includes a "Buffer Parcel" and "Development Parcel". The Buffer Parcel comprises about 2.7 acres, which would be used for a roadway for emergency vehicle access which is a permitted use by the Mutual Release and Settlement Agreement and the General Plan, Terrabay Specific Plan and Zoning Ordinance. The proposed re- -13- Terrabay Phase III Project Initial Study - 4 entitlement of the Phase III site would affect the Development Parcel and the Buffer Parcels only consisting of approximately 20.7 acres of what was once a 47-acre site. Terrabay Phases I and II are completely built out and occupied. 3. A Wetland Mitigation Plan (WMP) was prepared by Wetland Research Associates (WR.A) in 2000 (VUR.A 2000) to address the impacts of the City's Oyster Point Hook Ramp Project and development of the Terrabay Phase III Project site. The WMP serves to address the filling of 0.68 acres of wetlands to accommodate the widening of Airport (then Bayshore) Boulevard at the Hook Ramps (the City's Oyster Point Flyover Transportation Improvement Project) and anticipated filling of 0.10 acres of unvegetated other waters to accommodate development of the 2006 Project site. As defined in the WMP, identified impacts to jurisdictional waters were to be mitigated by creating, restoring and enhancing 1.82 acres of wetlands and portions of two drainage channels in the northern portion of the original Phase III site (now the Preservation Parcel). 4. The U.S. Army Corps of Engineers (Corps), Regional Water Quality Control Board (RWQCB) and California Department of Fish and Game (CDFG) issued permits to conduct streambed alterations and wetlands take and mitigation. The permit authorization from the Corps, CDFG and RWQCB remain in effect. 5. The City completed the Oyster Point Interchange including the hook ramp construction in front of the Project site. 6. The 2006 Project Applicant has paid the City a fair share amount for the review of the storm drain and sanitary sewer lines in Airport Boulevard (Mitigation Measure 3.4-8 2005 SEIR). The Engineering Division completed the study and has found that there is adequate capacity to serve the 2006 Project and cumulative development (Ray Razavi, City Engineer). Updated Conditions since 2005 SEIR Certification and Adoption of2006Addendum 1. Regulatory Changes which include the adoption of Assembly Bill 32 (AB 32) and Senate Bill 97 (SB 97) which require the analysis of greenhouse gas emissions more fully discussed in the Air Quality Section of this IS. Project Site Characteristics The Project site comprises approximately 21.2 acres. Site grading, emplacement of retaining walls, and construction of the South Tower and garage have commenced pursuant to 2006 Project entitlements and grading and building permits. Project Conditions of Approval (COA's) and the adopted Mitigation Monitoring and Reporting Program (1v11\~tP) are being enforced by the City. -14- Tenabay Phase III Project Initial Study - 5 City inspectors and consulting inspectors on the site on a daily basis overseeing the COA's and MMRP. 9. Surrounding Land Uses and Setting: Residential development comprising Phases I and II of Terrabay are located to the southwest of the Project site. The San Bruno Mountain County Park is located west of the Project site. The City of Brisbane is to the north and Airport Boulevard and U.S. Highway 101 are to the east. 10. Other public agencies whose approval is required: None. -15- -16- ~ ~ ~ o W ~ O O /~ N V _Z Y O O~ ~~ LL o o ~ °o QO W o cv z W m z o U ° T T- 0 z m Z cI~ >w .~ n- r O ~ J ~ .~ i ~ (SS ~ .N U ~ ~ Q U ~ .~ z.~ ~~ v ~C~ z ~ ~~ a w~~~ ~ ~ ~ ~~ z~ ~~° ~~ w~~~ U ~° ~J OI 'I° 0 0 O O f^ N /Z r_Vn vJ W~ Q z ~, ~ - LL o U o S c ~ o 0 Q N O n~ LL O m Z ~ m 0 0 !!~n VJ W (~ V Z Y O O >J W_ N T z_° ~~ z N C/~ [~ W .~ ~ .° ~ rn ~ ~, _~ ~ U ~ Q ~ ~ z.~ ~~ v ~C~ z~~a w ~- ~ N C U N ~ C z~ o~ ~~ w~~~ o Y ro U~~~ - 17- Terrabay Phase III Project Initial Study - 8 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The 2008 Project impacts would result in new or substantially more severe impacts (as compared to the 2006 SELR and 2006 Addendum) for the environmental factors checked below. ^ Aesthetics ^ Biological Resources ^ Hazards/Hazardous Materials ^ Mineral Resources ^ Public Services ^ Utilities/Service Systems ^ Agricultural Resources ^ Cultural Resources ^ Hydrology/Water Qualitq ^ Noise ^ Recreation ^ Mandatory Findings of Significance ^ Au Quality ^ Geology/Soils ^ Land Use/Planning ^ Population/Housing ^ Transportation/Traffic DETERI~~IATION: On the basis of this initial evaluation: ^ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ^ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the revisions in the project have been made by or agreed to by the project proponent A MITIGATED NEGATIVE DECLARATION will be prepared. ^ I find that the proposed project MAY have a significant effect on the environment, and an ENVLRONMENTAL IMPACT REPORT is required ^ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ^ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATI~rE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. ® I find that the proposed 2008 Project will not result in any new or substantially more severe impacts and mitigation measures identified in the 2005 SEIR and 2006 Addendum and the 1998/99 SEIR and 2000 Addendum as described in the adopted Mitigation Monitoring and Reporting Program (2006) shall be restated and re-adopted along with this 2008 Initial Study as an Addendum to the 2005 SEIR and 2006 Addendum. This finding is based upon the requirements of Section 15164, California Code of Regulations, Title 14, Chapter 3 wherein an Addendum -18- Terrabay Phase III Project Initial Study - 9 may be prepared if some changes or additions are necessary to a previously certified EIR and none of the conditions identified in Section 15162 have occurred. I find that pursuant to Section 15162 there are no: (1) Substantial changes in the project that will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (2) Substantial changes with respect to the circumstances under which the project will be undertaken which will require major revisions to the previous EIR due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects. And that there is no: (3) New information of substantial importance that has become available and was not known at the time of the previous EIR's that would result in one or more significant effects not identified previously, significant effects that would be substantially more severe than identified in the previous EIR, mitigation measures or alternatives previously found not feasible or considerably different from ones identified before and would substantially reduce the effects of the project are declined by the project applicant. Sign re 9 20~ Date Susv Kalkin. Chief Planner Printed Name -19- Initial Study - 10 Tenabay Phase III Project EVALUATION OF ENVIRONMENTAL IMPACTS The following IS evaluates the 2008 Project in comparison to the impacts identified in the 2005 SEIR and as reconsidered in the 2006 Addendum for the Terrabay Project. The 2005 SEIR augments, enhances and supplements the 1998/99 SEIR, the 1996 SEIR and the 1982 EIR as permitted by law where newer information is available and relevant. The 2005 SEIR contains an updated traffic and circulation analysis based on new build out and development assumptions. The 2005 SEIR also updates air quality and noise, aesthetics, hydrology and public services and utilities. This 2008 IS contains an updated traffic and air quality analysis. The 1998/99 SEIR remains the governing document with respect to issues such as archaeology, biology and geology and soils. Where appropriate and needed these distinctions are identified in the appropriate environmental sections of this IS. ENVIRONMENTAL ISSUES Potrntially significant Potrntially Unless Less Than Significant Mitigation Significant No Impact Incotponted Impact Impact AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? ^ ^ ^ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic ^ ^ ^ buildings within a state scenic highway? c) Substantially degrade the existing visual character or ? ^ ^ ^ quality of the site and its surroundings d) Create a new source of substantial light or ^ ^ ® ^ glare, which would adversely affect day ox nighttime views in the area? Analysis a and c) 'The 2008 Project would not impact scenic vistas. 'The 2006 Project was found not to negatively affect scenic vistas. The San Bruno Mountain County/State Park fop pa tbyackdrop to the Project site. The 25.6-acre Preservation Parcel, previously part of the Phase III ro er but dedicated to San Mateo County for inclusion in San Bruno Mountain County/State Park on August 11, 2004, combined with the 2.7 Buffer Parcel, used only for roadways, maintains unobstructed views of San Bruno Mountain along the majority of the Phase III Airport Boulevard frontage. Additionally 50 percent less of the site was developed with the 2006 Project than what was proposed and analyzed in the 1998/99 SEIR and the 2005 SEIR. The 2008 Project would add 15,000 square feet to the 2006 Project above the North Tower retail concourse located in-between the two approved office towers. The 2008 Project would add a second story above the approved North Tower retail concourse. The second story addition would eliminate the view of a retaining wall and provide a stronger connection to the two towers. The Design Review Board reviewed the 2008 Project in June 2008 and found that the addition above the retail improved the aesthetic of the site. -20- Terrabay Phase III Project Initial Study - 11 b) The site is not adjacent to a scenic highway. The approved 2006 Project is clustered on approximately eight acres leaving approximately 10 acres of land on the "Development Parcel" with a clear view of the mountain. The 2008 Project does not change these conditions. The Development Parcel is approximately 18 acres of land where development is permitted which in previous documents has been referred to as the "Office Parcel". The 2.6-acre "Buffer Parcel" is developed with an emergenry access roadway and will include a turn around which would consist of pervious turf Crete paving materials. The "Pointe" area south of the development is being landscaped in order to min;m;~e the scars of previous grading. The 26 acre Preservation Parcel north of the Buffer Parcel remains in open space. The majority of the rock outcropping on the Development and Buffer Parcels remain in place. The 2008 Project would not alter any of these approved conditions. d) Lighting would be designed for the 2008 Project that is the same as that approved for the 2006 --- Project. The 2006 Project introduced building, pathway and parking lighting that add light to the project area and given its design and location was not found to be an impact. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 3.5.1 from the 2005 SEIB shall apply to the 2006 Project which restricts the use of reflective building materials and requires controlled and downcast lighting to reduce light spillage from the site. This mitigation measure also applies to the 2008 Project and is shown in the Project design materials. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: The unnumbered Mitigation Measures from the 1982 EIR generally addresses the residential development. The approved Phase III 2006 Project does incorporate the applicable mitigation measure which includes clustering development, maintaining view lines to the Mountain, restricting development generally to the swales and use landscaping for screening and use of open spaces to reduce visual impacts. The 2008 Project would not alter the approved clustering and view sheds of the Project. The 2006 site plan would not be altered by the 2008 Project• therefore, this mitigation is and remains completed Mitigation Measure 3.5-2 fmm the 2005 SEIR which addresses night lighting mitigations to protect residential uses on the Phase III site. The approved 2006 Project and the proposed 2008 Project does not include residential land uses. Finding: The 2008 Project would not alter the clustering of that approved in 2006. The 2008 Project would not introduce residential uses or a significant addition of lighting to the site. No new or additional mitigation measures would be required for the 2008 Project. Moreover, the following conditions continue to exist for the 2008 Project: Slightly reduced lighting impacts from those identified in the 2005 SEIR because there were no impacts associated with residential land uses; No conflict between night lighting and residential uses; and, the Project clustering leaving the majority of the site open with views of the Mountain. -21- Terrabay Phase III Project Initial Study - 12 Potrntially Significant Potrntially Unless Less Than Significant Mitigation Significant No Impact Incotpotated Impact Impact 2. AGRICULTURAL RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (199 prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? ^ ^ ^ b) Conflict with existing zoning for agricultural use, or a ^ ^ ^ Williamson Act contract? c) Involve other changes in the existing environment, which due to their location or nature could result in ? ^ ^ ^ conversion of Farmland, to non-agricultural use Analysis a) The Project site contains no lands designated as Prime Farmland, Unique Farmland or Farmland of Statewide Importance. b) The Project site is currently zoned Terrabay Specific Plan District. The Project site is not under a Williamson Act contract. c) There is no farmland or agricultural uses within the City of South San Francisco (City South San Francisco 1999). Mitigation Measures Required from Previous Environmental Documents: None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: There are no agricultural resources on the Project site. There are no impacts to agricultural resources and no mitigation measures are required. -22- Terrabay Phase III Project Initial Study - 13 Potentially Signifipnt Potentially Unless Less Than Signifipnt Mitigation Sign~pnt No Impatt Incotponted Impatt Impact 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? ^ ^ ^ Background The Project is a part of the third and final phase of the Terrabay Development. The entirety of the Terrabay/Mandalay/Centennial Towers Project, including Phases I, II, and III, has been analyzed in previous environmental documents beginning in 1982. Adjustments to Phase III have been addressed in the Terrabay Phase II and III Draft Supplemental Environmental Impact Report and Final EIR (1998/99 SEIR), the 2000 Addendum to the 1998/99 SEIR, the 2005 Phase III Final Supplemental Environmental Impact Report, and the 2006 Addendum. The 2006 Addendum augments, enhances and supplements the 2005 SEIR, the 1998/99 SEIR, the 1996 SEIR and the 1982 EIR as permitted by law where newer information is available and relevant. The 2006 Addendum contains an updated traffic and circulation analysis based on new build out and development assumptions. The 2006 Addendum also updates air quality. Table 1 shows the square footage of the 2008 Project compared to the 2006 Project. -23- Tenabay Phase III Project Initial Study - 14 TABLE 1 COMPARISION OF 2006 TO 2008 TERRABAY PRO ECT Land Use 2006 Addendum 2008'Addendum Gross S uare Feet Gross S ware Feet Office 665,028 662,528 Commercial 25,000 24,009 Child Care 5,000 5,644 Performin Arts 3,100 4,433 Product Desi Studio 0 15,007 Enhanced 2^d floor Lobb 2,500 Total Phase I and II 698,128 714,121 Updated traffic information was provided for the 2008 Project (Crane Transportation Group) and discussed in the Transportation section of this document. Traffic data were provided for the Project where the Product Design Studio was considered ancillary to the office space and therefore did not generate any additional vehicle trips, but resulted in a net loss of vehicle trips. The traffic analysis also modeled a Project where the Product Design Studio was considered as a research and development facility that generated additional vehicle trips. This updated air quality analysis focuses on air quality criteria pollutants and greenhouse gas emissions for the 2008 Addendum to the 2006 Terxabay Phase III Only Specific and Precise Plan Amendment. The 2008 Project includes a slight increase to the total square footage compared to the 2006 Project. The 2008 Project includes the construction of office space in two towers, commercial retail use and restaurant, a performing arts center, a child day care facility, and a product design studio in South San Francisco. The following modeling program, formulas, and emission factors were used to analyze the air quality and greenhouse gas emissions impacts. • URBEMIS2007 (version 9.2.4) See Appendix A • Formulas and Emission Factors from the California Climate Action Registry Report Protoco12008 The URBEMIS2007 version 9.2.4 model was used to analyze operation-related criteria air pollutants and construction- and operation-related COz, equivalent (COZe) emission levels. Construction-related calculations include emissions from numerous sources, including site grading, construction worker trips, stationary equipment, diesel and gas mobile equipment, off-site haul export of soil material, asphalt off-gassing, and painting. Operation-related calculations include emissions from numerous sources, including vehicle trips, landscape maintenance, use of natural gas for space heating, and consumer products. The 2008 Project would slightly increase operation-related criteria air pollutants from those identified in the 2006 Addendum but not by a substantial amount. No new or additional air quality-related mitigation measures for criteria pollutant emissions would be required for the 2008 Project. The formulas and emission factors from the 2008 Califomia Climate Action Registry Report Protocol were used to analyze operation-related greenhouse gas emission levels from the proposed electricity use by the Project. When compared to the 2006 Project, results show that greenhouse gas emissions increase slightly as a result of the 2008 Project. While there are no statewide guidelines for greenhouse gas emission impacts, the estimated COze emissions from the Project do not pose any apparent conflict with the most recent list of the California Air Resources Board's (GARB) early action strategies fox reducing COze emissions. The Project is also not a type of project identified by the GARB that would be expected to have a significant impact on -24- Terrabay Phase III Project Initial Study - 15 global climate change (i.e., the project is not a cement plant, oil refinery, electric generating facility/provider, co-generation facility, hydrogen plant, or other large stationary combustion source). The Project would also reduce its carbon footprint by incorporating a Transportation Demand Management Program (TDM Program) and sustainable green building and development practices. Analysis a), b) and c) The 2008 Project would not alter the clustering of that approved in 2006. The 2008 Project would not introduce residential uses or a significant addition of lighting to the site. No new or additional mitigation measures would be required for the 2008 Project. Moreover, the following conditions continue to exist for the 2008 Project: Slightly reduced lighting impacts from those identified in the 2005 SEIR because there were no impacts associated with residential land uses; No conflict between night lighting and residential uses; and, the Project clustering leaving the majority of the site open with views of the Mountain. The 2005 SEIR and the 2006 Addendum found that short term construction impacts associated with dust without mitigation could exceed PM10 standards. Mitigation Measure 4.5-1 of the 1998/99 SEIR which is restated in the 2005 SEIR as Mitigation Measure 3.2-1 and referenced in the 2006 Addendum would reduce this impact to less than significant. Mitigation Measure 3.2-1 shall be required of the 2008 Project and would reduce construction impacts to less than significant. Mitigation Measure 3.2-1 addresses dust and erosion control and is identified by the Bay Area Air Quality District as effective. The 1998/99 SEIR identified that direct and indirect air emissions with full buildout of Phases I, II and III of Terrabay would result in significant and unavoidable cumulative impacts with respect to ozone and PM10. The impact is somewhat lessened but is still unavoidable with a TDM Program in place. The Ciry adopted a "Finding of Overriding Considerations" with respect to this air quality impact in 1999. The 2005 SEIR and 2006 Addendum also identified this impact as significant and unavoidable and readopted the findings of overriding considerations (Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality Impact 3.2.2 from the 2005 SEIR). The proposed 2008 Project would result in a slight increase in air emissions, given its slight increase in square footage. The BAAQMD sets the threshold for analysis of air quality impacts at 2,000 trips per day (Bay Area Air Quality Management District, BAAQMD CEQA Guidelines Assessing the Air Quality Impacts of Projects and Plans, December 1999) with respect to the operational phase of a project. Assuming the worst-case scenario for the 2008 Project where the Product Design Studio is treated as a research and development facility (R&D) and would generate additional vehicle trips, the net increase for the 2008 Project from the 2006 Project is 58 trips per day, well below the BAAQMD threshold. However, for comparison purposes an analysis was conducted. As shown in Table 2, the 2008 Project would slightly increase air quality impacts of criteria air pollutants from those identified in the 2006 Addendum. However, the increase of 58 trips per day does not result in a substantial change in the criteria air pollutants. This impact would be less than significant. A TDM Program which is approved for the 2006 Project and shall apply (as a matter of law) to the 2008 Project (by ordinance and design) is also identified as Mitigation Measure 3.2-3 for the 2006 Project. The mitigation measure is included in the Mitigation Monitoring and Reporting Program (MIVIlZP) for the 2006 Project. The TDM Program will serve to reduce the severity of the impact; however, it will not eliminate it all together. Full buildout of Terrabay will continue to exceed air quality standards, which will interfere with the region's efforts to reduce exceedences of ambient air quality standards for ozone and PMIO. Therefore the same finding will need to be re-adopted for the 2008 Project. -25- Terxabay Phase III Project Initial Study - 16 TABLE 2 ESTIMATED OPERATION- RELATED CRITERIA AIR POLLUTANTS Scenario Net Change from 2006 to 2008 Project with Product Design Studio as Research and Development BAAQMD Threshold of Significance Significant? (Yes or No) Criteria Air Pollutants (lbs./day) ROG CO NOx PM10 0.4 4.4 0.6 0.7 80 550 80 80 No No No No Source: Miller Environmental Consultants, 2008 d) The proposed day care center is a sensitive receptor. The 2005 SEIR performed curbside carbon monoxide modeling on a considerably more vehicle-intense land use (see Traffic and Circulation Section) which was based on a mixed-use project with sensitive receptors on site. The 1998/99 SEIR also conducted carbon monoxide modeling. The analysis contained in both documents found that there would be no significant impacts associated with carbon monoxide. Table 3.2-3 on p 3.2-7 of the 2005 SEIR compares the curbside carbon monoxide concentrations associated with the more intense 2005 Project to the most stringent one- and eight-hour state and federal standards. The one-hour concentrations range from 5.2 to 8.1 parts per million (ppm) and are well below the state standard of 20 ppm and federal standard of 35 ppm and the eight-hour concentrations range from 3.7 to 5.8 ppm, well below the state and federal standard of 9 ppm. The level of traffic would need to increase by approximately 5,000 vehicles to increase the concentration by 0.1 ppm. Assuming the most conservative traffic scenario, the 2008 Project would increase traffic from the 2006 Project by 58 trips, which is not a substantial increase. There would be no significant impacts associated with carbon monoxide with the 2008 Project. e) Objectionable odors are typically associated with industrial land use activities. The 2008 Project would include office and commercial land uses which as a rule do not generate objectionable odors. All restaurant spaces would be equipped with exhaust vents that filter air before it is released outside of the building as a standard condition of the 2008 Project approval and requirement of building permits pursuant to the Uniform Building Code (UBC). Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 3.2.1 from the 2005 SEIR and referenced in the 2006 Addendum shall apply to the 2008 Project which address dust and soil erosion. Note that this mitigation is a re-statement of Mitigation Measure 4.5-1 from the 1998/99 SEIR. Mitigation Measure 3.2-3 from the 2005 SEIR and referenced in the 2006 Addendum shall apply to the 2008 project which requires a TDM Program. Note that this mitigation is a re-statement of Mitigation Measure 4.5-3 from the 1998/99 SEIR. This mitigation will reduce impacts but not mitigate to a level of insignificance as discussed u7 the finding below. -26- Terrabay Phase III Project Initial Study - 17 Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project slightly increases the amount of criteria air pollutant from those identified in the 2006 Addendum but not by a substantial amount. This impact would be less than significant. Ozone and PMIO would remain a Significant and Unavoidable Impact as identified in the 1998/99 SEIR, the 2005 SEIR, and the 2006 Addendum. The 2008 Project would not substantially increase the severity of this impact, nonetheless, the 2008 Project will restate and re-adopt the Findings of Overriding Considerations for this significant and unavoidable impacts. No new or additional mitigation measures would be required for the 2008 Project. Greenhouse Gases Potentially Significant Impact Potrntially Significant Unless Mitigation Incotporated Less Than Significant Impact No Impact Greenhouse Gases. Would the project: a) Conflict with the state goal of reducing greenhouse gas emissions in California to 1990 levels by 2020, as set forth by the timetable established in AB 32, California Global Warming Solutions Act of 2006? Background 0 0 Air quality impacts were analyzed for Phase III as discussed above, however, greenhouse gas emission impacts were not analyzed because only recently have projects begun including analysis of greenhouse gas emissions in California Environmental Quality Act (CEQA) documents. The remainder of this section focuses on greenhouse gas emissions for the 2006 Project, the 2008 Project with the Product Design Studio as 100 percent ancillary, the 2008 Project with the Product Design Studio as research and development, and the net change between the 2006 Project and the 2008 Project. Global Climate Change Global Climate Change is a long-term substantial change in the average weather on earth, as often measured by wind patterns, storms, precipitation and temperature. The science of global climate change is evolving and remains subject to extensive debate and uncertainties, however, recent reports from the United Nations' Intergovernmental Panel on Climate Change (IPCC) have concluded that global climate change is likely due, at least partially, to emissions of "greenhouse gases" (GHGs) from human activity. (Intergovernmental Panel on Climate Change, Working Group I: The Physical Basis of Climate Change, http://ipcc-wgl.ucar.edu/wg1/wg1-reporthtml). Greenhouse gases are most frequently produced by the burning of fossil fuels for transportation and electricity generation, and include carbon dioxide (COz), methane (CHa), nitrous oxide (NzO), sulfur hexafluoride (SF6), perfluorocarbons (I'FCs), -27- Terrabay Phase III Project Initial Study - 18 hydrofluorocarbons (HFCs), and water vapor (HzO). They allow sunlight to enter the atmosphere, but trap a portion of the outward-bound infrared radiation, thereby warming the air. The process is similar to the effect greenhouses have in raising the internal temperature, hence the name greenhouse gases. Greenhouse gases have varying global warming potential (GWP). The GWP is the potential of a gas or aerosol to trap heat in the atmosphere; it is the cumulative radiative forcing effects of a gas over a specified time horizon resulting from the emission of a unit mass of gas relative to a reference gas. Because it contributes to over 80 percent of U.S. greenhouse gas emissions, carbon dioxide (COz) is the reference gas for climate change. To account for the warming potential of greenhouse gases, greenhouse gas emissions are often quantified and reported as COz equivalents (COze). The carbon dioxide equivalent is a good way to assess emissions because it gives weight to the GWP of the gas. A summary of the atmospheric lifetime and GWP of selected gases is summarized in the following table. As shown in Table 3, GWP ranges from 1 to 23,900. TABLE 3 rT.nRAT. WARMING POTENTIALS (100-Year Time Horizon) -- - --- Gas Atmospheric Lifetime eats Global Warming Potential 100 ear time horizon. Carbon Dioxide COz 50-200 1 Methane CH4 12 ± 3 21 Nitrous Oxide zO 120 310 HFC-23 264 11,700 HFC-134a 14.6 1,300 HFC-152a 1.5 140 PFC: Tetrafluoromethane CFa 50,000 6,500 PFC: Hexafluoromethane CZF~ 10,000 9,200 Sulfur Hexafluoride SF6 3,200 23,900 Source: U.S. Environmental Protection Agency, Inventory of U.S. Greenhouse Gas Emissions and Sinks, 2007 According to the 2006 California Climate Action Team Report, (California Environmental Protection Agency, Climate Action Team Report to Governor Schwarzenegger and the Legislature, March 2006) the following climate change effects, which are based on the IPCC trends, can be expected in California over the course of the next century: • A diminishing Sierra snow pack declining by 70 percent to 90 percent, threatening the state's water supply; • Increasing temperatures from 8 to 10.4 degrees Fahrenheit under the higher emission scenarios, leading to a 25 percent to 35 percent increase in the number of days ozone pollution levels are exceeded in most urban areas; • Increased vulnerability of forests due to pest infestation and increased temperatures; and • Increased electricity demand, particularly in the hot summer months. Additionally, health effects from global climate change may arise from temperature increases, climate- sensitive diseases, extreme events, and air quality. There may be direct temperature effects through increases in average temperature leading to more extreme heat waves and less extreme cold spells. Those living in warmer climates are likely to experience more stress and heat-related problems. Heat related -28- Terrabay Phase III Project Initial Study - 19 problems include heat rash and heat stroke. In addition, climate sensitive diseases may increase, such as those spread by mosquitoes and other disease carrying insects. Those diseases include malaria, dengue fever, yellow fever, and encephalitis. Extreme events such as flooding and hurricanes can displace people and agriculture, which would have negative consequences. Global warming may also contribute to air quality problems from increased frequenry of smog and particulate air pollution. Like the science of global climate change, the law surrounding its impacts is still evolving. Senate Bill 97, enacted in 2007, amends the CEQA statute to clearly establish that greenhouse gas emissions and the effect of greenhouse gas emissions are appropriate subjects for CEQA analysis. The following analysis evaluates the proposed project's GHG impacts. State Standards Currently the Federal Government does not regulate emissions of greenhouse gases; however, the State of California has been proactive in studying the impacts of climate change. In 2005, in recognition of California's vulnerability to the effects of climate change, Governor Schwarzenegger issued Executive Order S-3-05, which sets forth a series of target dates by which statewide emission of greenhouse gas would be progressively reduced, as follows: By 2010, reduce greenhouse gas emissions to 20001evels; By 2020, reduce greenhouse gas emissions to 1990 levels; and By 2050, reduce greenhouse gas emissions to 80 percent below 19901evels. In 2006, the State Legislature passed the California Global Warming Solutions Act of 2006 (Assembly Bill No. 32; California Health and Safety Code Division 25.5, Sections 38500, et seq., or AB 32), which requires the California Air Resources Board (GARB) to design and implement emission limits, regulations, and other measures, such that feasible and cost-effective statewide greenhouse gas emissions are reduced to 1990 levels by 2020 (representing an approximate 25 percent reduction in emissions). In June 2007, GARB directed staff to pursue 37 early actions for reducing greenhouse gas emissions under the California Global Warming Solutions Act of 2006 (AB 32). The broad spectrum of strategies to be developed - including a Low Carbon Fuel Standard, regulations for refrigerants with high global warming potentials, guidance and protocols for local governments to facilitate greenhouse gas reductions, and green ports -reflects that the serious threat of climate change requires action as soon as possible (California Air Resources Board, September 2007a. Draft List of Early Action Measures to Keduce Greenhouse). In addition to approving the 37 greenhouse gas reduction strategies, GARB directed staff to further evaluate early action recommendations made at the June 2007 meeting, and to report back to GARB within six months. Since the June 2007 GARB hearing, GARB staff has evaluated all 48 recommendations submitted by several stakeholder and several internally-generated staff ideas and published the Expanded List of Early Action Measures To Reduce Greenhouse Gas Emissions In California Recommended For Board Consideration in October 2007 (California Air Resources Board, September 2007a). Draft List of Early Action Measures to Reduce Greenhouse Gas Emissions in California Recommended for Board Consideration in October 2007b). Based on its additional analysis, GARB staff is recommending the expansion of the early action list to a total of 44 measures. Nine of the strategies meet the AB 32 defuution of discrete early action measures. Discrete early action measures are measures that will be in place and enforceable by January 1, 2010. The discrete early action items include: (1) a Low Carbon Fuel standards for ethanol, biodiesel, hydrogen, electricity, compressed natural gas, liquefied petroleum gas and biogas; (2) restrictions on High Global Warming Potential Refrigerants; (3) Landfill Methane Capture, (4) Smartway Truck Effidenry; (5) Port Electrification; (6) Reduction of perfluorocarbons from the semiconductor industry; (7) Reduction of propellants in consumer products; (8) Tire inflation; and (9) -29- Terrabay Phase III Project Initial Study - 20 Sulfur Hexafluoride (SF6) reductions from non-electricity sector. The entire list of early action strategies is shown in Table 4. In total, the 44 recommended early actions have the potential to reduce greenhouse gas emissions by at least 42 million metric tons per year of carbon dioxide equivalent (COze) emissions by 2020, representing about 25 percent of the estimated reductions needed by 2020 (California Air Resources Board Res. No.07-55 (Dec. 6, 2007), available at http; //www arb cagov/cc/inventory/19901eve1/arb res07- 55 1990 .gh4 evel.pdf). The 44 measures are in the sectors of fuels, transportation, forestry, agriculture, education, energy efficienry, commercial, solid waste, cement, oil and gas, electricity, and fire suppression. The 2020 target reductions are currently estimated to be 174 million metric tons per year of COze emissions. (California Air Resources Board, October 2007, Expanded List of Early Action Measures To Reduce Greenhouse Gas Emissions In California Recommended For Board Consideration.) CARB has approved a 1990 emissions inventory and 2020 limit of 427 million metric tons per year of COze emissions (California Air Resources Board Res. No.07-55 (Dec. 6, 2007), available at http //www arb cagov/cc/inventory/19901eve1/arb res07-55 1990 e~he level.pdf). In addition to identifying early actions to reduce greenhouse gases, CARB has also developed mandatory greenhouse gas reporting regulations pursuant to requirements of AB 32. The regulations will require emissions reporting for classes of facilities that collectively account for 94 percent of the stationary source emissions in California, including cement plants, oil refineries, electric generating facilities/providers, co-generation facilities, hydrogen plants and other stationary combustion sources that emit more than 25,000 metric tons per year of COze emissions. (California Air Resources Board, December 6, 2007c, Proposed Regulation for the Mandatory Reporting of California Greenhouse Gas Emissions Pursuant to the California Global Warming Solutions Act of 2006 (AB 32), available at http://www.arb.ca.gov/cc/ccei/reporting/GHGReportBoardSlidesl2_06_07.pdf (proposed regulations were approved by CARB on December 6, 2007).) Presumably, while individual facilities within these classes may not create significant greenhouse gas impacts, emissions from these types of facilities are likely to be cumulatively considerable. Likewise, facilities or projects not included among the classes required to report under CARB's mandatory reporting regulations are not expected to have cumulatively considerable greenhouse gas impacts. -30- Terrabay Phase III Project Initial Study - 21 TABLE 4 RECOMMENDED AB32 GREENHOUSE GAS MEASURES TO BE INITIATED BY CARB BETWEEN 2007 AND 2012 ID ID # Sector Strategy Name # Sector Strategy Name Fuels I Above Ground I 23 I Commercial ~ SF~ reductions Storage Tanks from the non- 2 Transportation Diesel - Offroad 24 Transportation cicc~nc sector Tire inflation equipment (non- ' program a cultural 3 Forestry Forestry 25 Transportation Cool automobile protocol paints endorsement 4 Transportation Diesel -Port 26 Cement Cement (A): trucks Blended cements 5 Transportation Diesel -Vessel 27 Cement Cement (B): main engine fuel Energy efficiency specifications of California cement facilities 6 Transportation Diesel - 28 Transportation Ban on HFC Commercial release from harbor craft Motor Vehicle AC service / dismantlin 7 Transportation Green ports 29 Transportation Diesel - offroad equipment a 'cultural 8 Agriculture Manure 30 Transportation Add AC leak management tightness test and (methane repair to Smog digester Check rotocol 9 Education Local gov. 31 Agriculture Research on Greenhouse Gas GHG reductions (GHG) from nitrogen reduction land applications guidance / rotocols 10 Education Business GHG 32 Commercial Specifications for reduction commercial guidance / refrigeration rotocols 11 Energy Cool 33 Oil and Gas Reduction in Efficienry communities venting /leaks program from oil and gas s stems -31- Initial Study - 22 Terrabay Phase III Project ID # Sector Strategy Name ID # Sector Strategy Name 12 Commercial Reduce high 34 Transportation Re`q G~ GHGs Global Warming Potential (GWP) for new Motor GHGs in Vehicle ACs roducts 13 Commercial Reduction of 35 Transportation mediudmzandn of PFCs from heavy-duty diesel semiconductor vehicles Indus 14 Transportation SmartWay truck 36 Electricity Reduction of SF6 in electricity efficienry eneration 15 Transportation Low Carbon 37 Commercial frig a~ Fuel Standard (LCFS) tracking, reporting and recove ro am 16 Transportation Reduction of 38 Commercial Foam recovery / destruction HFC-134a from DIY Motor program Vehicle AC 17 Waste servicin Improved landfill 39 Fire Alternative i gas capture Suppression n suppressants fire protection s stems 18 Fuels Gasoline 40 Transportation Strengthen light- dispenser hose duty vehicle re lacement standards 19 Fuels Portable 41 Transportation Truck stop outboard marine electrification tanks with incentives for truckers 20 Transportation Standards for 42 Transportation D eedlreductions off-rycle driving conditions 21 Transportation Diesel - 43 Transportation Transportation refrigeration - Privately owned electric standb on-road trucks 22 Transportation Anti-idling 44 Agriculture Electrification of i enforcement onary stat agricultural en ~ es Source: CARB, 2007 -32- Terrabay Phase III Project Initial Study - 23 The Climate Action Team (CAT), which was created and is chaired by the Secretary of the California Environmental Protection Agenry (Ca1EPA), has also issued a report to the Governor and the Legislature in response to Executive Order S-3-05(Climate Action Team, Climate Action Team Report to Governor Schsvar~enegger and the Legislature (March 2006), available at http: //www. climatechange.ca.gov/climate_action_team/reports/2006-04- 03_FINAL_CAT_REPORT.PDF). The report proposes a number of strategies for public and private entities that are expected to contribute to compliance with the Governor's reduction goals. CAT has also issued specific early action measures intended to supplement the CARB measures (Climate Action Team, Climate Action Team Proposed Early Actions to Mitigate Climate Change in California (April 2007), available at h ttp: / /www. climatechange. ca. gov/ clima te_ac tion_team/reports / 2007-0420_CAT_REPORT. PDF) . The CAT measures, however, are still in draft form and have yet to be finalized, and are therefore not used in this report. Greenhouse Gas Significance Criteria At this time there are no statewide guidelines for greenhouse gas emission impacts, but this will be addressed through the provisions of Senate Bill 97 ("SB 97'x, which was enacted in 2007. SB 97 requires the State Office of Planning and Research (OPR) to develop CEQA guidelines for the effects and mitigation of greenhouse gas emissions. Unfortunately, the guidelines will not be available for some time as OPR has until July 1, 2009 to draft the new greenhouse gas guidelines, and the State Resources Agency will thereafter have until January 1, 2010 to certify and adopt the regulations. In the interim, OPR, in collaboration with the California Resources Agenry, the California Environmental Protection Agency and the California Air Resources Board, recently provided a new technical advisory containing informal guidance for public agencies as they address the issue of climate change in their CEQA documents. This technical advisory provides OPR's perspective on the issue and precedes the development of draft implementing regulations for CEQA, in accordance with Senate Bill 97 (Chapter 185, Statutes of 2007). In summary, OPR recommends each public agenry that is a lead agency for complying with CEQA to develop its own approach to performing a climate change analysis for projects that generate GHG emissions. A consistent approach should be applied for the analysis of all such projects, and the analysis must be based on best available information. For these projects, compliance with CEQA entails three basic steps: identify and quantify the GHG emissions; assess the significance of the impact on climate change; and if the impact is found to be significant, identify alternatives and/or mitigation measures that will reduce the impact below significance. Although, there is currently no adopted threshold for all City projects, for this analysis, a Project would be considered to have a significant impact if the project would conflict with or obstruct implementation of greenhouse gas reduction measures under AB 32 and other state regulations. Three types of analyses are used to determine whether the project could be in conflict with the State measures for reducing greenhouse gas emissions. The analyses are as follows: A. Whether the project conflicts with or obstructs implementation of CARB's 44 early action strategies. B. Whether the project will be subject to CARB's mandatory reporting. Qualifying projects include cement plants, oil refineries, electric generating facilities/providers, co-generation facilities, hydrogen plants and other stationary combustion sources that emit more than 25,000 metric tons per year of COze emissions. Projects that are not included among these classes of facilities and -33- Terrabay Phase III Project Initial Study - 24 will not emit 25,000 metric tons per year of COze emissions or more are not required to report emissions to CARE and are not considered to be cumulatively considerable. C. Whether elements of the project, mitigation measures, and City policies and requirements contribute to the efficienry of the project and reduce greenhouse gas emissions. Most projects include project components and/or mitigation measures that may not be intended to reduce greenhouse gas emissions, but will nonetheless have this effect. Similarly, many City policies and requirements, such as traffic demand management programs, may also operate to improve the efficienry and reduce emissions associated with the project. Item A. Greenhouse Gar. The Project does not pose any apparent conflict with the most recent list of the GARB early action strategies (see Table 4). As mentioned above, the 44 measures are in the sectors of fuels, transportation, forestry, agriculture, education, energy efficienry, commercial, solid waste, cement, oil and gas, electricity, and fire suppression. The Project is currently incorporating criteria from the Leadership in Energy and Environmental Design (LEED) Green Building Rating System into the 2006 Project and would continue this practice to the 2008 Project. The LEED Rating System is a nationally recognized program that incorporates sustainable green building and development practices that lead to higher performing buildings and lower ozone depletion- and global warming-related emissions. The proposed criteria may include, but are not limited to, prohibiting the use of chlorofluorocarbons (CFC)-based refrigerants and using low volatile organic compound (VOC) glues, sealants, and paints. The project design team would include a LEED Accredited Professional to assist with identifying and incorporating additional sustainable green building and development practices best suited for the project. Implementation of these types of practices would be consistent with the energy efficienry- and commercial-related early action strategies. While the Project's emission impacts would be transportation-related, in the sense that they will be primarily produced by vehicle trips to and from the site, the Project is not a "transportation" project as described in the early action measures. Item B. Greenhouse Gas: The site is primarily undeveloped except for California Water Service Company pump station and associated piping and would involve grading and construction for the two office towers that would also contain a Product Design Studio, commercial space (restaurant and retail), a child care center, and a performing arts center. The Project is not the type of project that would be required to report emissions to CARB (i.e., the project is not a cement plant, oil refinery, electric generating facility/provider, co-generation facility, or hydrogen plant or other stationary combustion source that emits more than 25,000 metric tons per year of COze emissions). Therefore, the specific emissions from this Project would not be expected to have a substantial impact on Global Climate Change. As shown in Table 5, project construction greenhouse gas emissions for the 2008 Project where the Product Design Studio is treated similar to a research and development land use would be approximately 496 metric tons per year of COze emissions and project operations would be approximately 13,194 metric tons per year of COze emissions (including emissions from vehicle trips, space heating and indirect emissions from the use of electricity). Operational emissions would therefore be significantly lower than the reporting limit, which is 25,000 metric tons per year of COze emissions. Accordingly, the project would not be subject to CARB's mandatory reporting requirements. In addition, the net increase in COze from the 2006 Project to the 2008 Project are 2 and 70 metric tons per year of COze emissions for construction- and operation-related emissions, respectively. -34- Terrabay Phase III Project Initial Study - 25 TABLE 5: PROJECT RELATED GREENHOUSE GAS EMISSIONS Construction-Related Operation-Related Emissions. Project Description Emissions (Metric Tons of (Metric Tons of COze) COze 2006 Terraba Phase III 494 13,124 2008 Terrabay Phase III with 496 13 060 Product Design Studio as 100% Ancill to Office S ace 2008 Terrabay Phase III with 496 13194 Product Design Studio as Research and Develo ment S ace Net increase from 2006 to 2008 2 70 with Product Design Studio as Research and Development S ace worst-case scenario Source: Miller Environmental Consultants, 2008 Item C. Grrenhoure Gar. The mixed-use design of the Project (office, product design studio, commercial retail/restaurant, child-care, and performing arts) has the potential to minimise greenhouse gas emissions related to transportation fox both the employees and the patrons of the mixed uses. First, multiple amenities and services an employee or patron might use are now located in one area, which will reduce vehicle-miles- traveled. Second, the Project proposes a Transportation Demand Management Program designed to affect a 34 percent mode shift for employees, which will reduce vehicle-miles-traveled. As discussed in Item A above, the design of the Project also has the potential to mini+„i~e greenhouse gas emissions related to construction and operation of the building. The review of Items A, B, and C indicate that the Project would not conflict with the State goals in AB 32 and therefore this impact would be less than significant Mitigation Measures Required from Previous Environmental Documents: None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project slightly increases the amount of greenhouse gases from those calculated for the 2006 Project but not by a substantial amount. This impact would be less than significant. No new or additional mitigation measures would be required for the 2008 Project. -35- Terrabay Phase III Project Initial Study - 26 Potentially Signifimnt Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 4. BIO LOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations or by the California Department of Fish ^ ^ and Game or U.S. Fish and Wildlife Service? ^ b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US ^ Fish and Wildlife Service? D c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water rlct (including, but not limited to marsh, vernal pool, coastal, etc.) through direct removal, ^ ^ filling, hydrological interruption, ox other means? ^ d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery a ^ ^ sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation polity or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat ^ ^ ^ conservation plan? Background The 1998/99 SEIR contains an evaluation of biological resources on the Project site. The 2000 Addendum, 2005 SEIR and 2006 Addendum updates the information. Section 4.3 Biology of the Terrabay 1998/99 Phase II and III Draft Supplemental EIR and Master Response 7.3-8 of the Terrabay 1998199 Phase II and III Final Supplemental EIR are hereby incorporated by reference. The evaluation presented below is based on a Review of Biological Issues Initial Study for North Peninsula Playa Project South San Francisco, California (Environmental Collaborative 2005) for scoping of the 2005 SEIR. The 2005 SEIR and 2006 Addendum found that the biological impacts were similar to or less than the project impacts analyzed by the 1998/99 SEIR and 2000 Addendum. This analysis remains the same for the 2008 Project as the 2008 Project would not increase the development envelope and as such would not increase impacts on biological resources as discussed below. -36- Terrabay Phase III Project Initial Study - 27 The 2008 Project would grade land that was previously graded as a part of the approved 2006 Project. The 2008 Project consists of the addition of floor area above the retail concourse analyzed and approved in the 2006 Project entitlements. Re-grading and removal of a retaining wall and extension of an existing retaining wall in an areas graded in 2007 would be required. The floor elevation of the Product Design Studio would be approximately 66 feet above mean sea level (which is about 16 feet higher than the Retail and Ground Floor Lobby Level of the North Tower). As a result, there would be approximately 4,000 cubic yards of cut at the existing berm (previously graded) and about 500 cubic yards of fill at the current generator area (BKF June 30, 2008) (See ASK-0001) . Site Retaining Wall No. 1 (a soil nail wall) comprising about 7,000 SF of vertical area would be lengthened in an area approved for development and previously graded. The analysis contained in the 2006 Addendum remains in force for the 2008 Project and the following discussion has been amended to incorporate the 2008 Project. There are no new mitigations or impacts, or any intensification of existing impacts Analysis a) The 2008 Project is the addition of a second floor in the central area of the approved Project site, and would not impact special status species due to its location. As noted in the 2006 Addendum, the 2006 Project would not result in new impacts to special status species beyond those identified in the 1998/99 SEIR. The area where special species habitat is located (larval host plant for the federally- endangered callippe silverspot butterfly) located on the Preservation Parcel. The Preservation Parcel was removed from any potential development impacts by its legal designation to open space during the 2000 Project entitlements. The Preservation Parcel was conveyed as open space to the County of San Mateo in 2004. Biological mapping of the Project site was conducted as part of the 1998/99 SEIR and subsequent mapping of the Project site has been conducted by West Coast Wildlands. No other special- status species have been found in the vicinity of the Project site. The 2008 Project would not impact special status species. Mitigation Measure 4.3-2 identified in the 1998/99 SEIR is implemented as a result of construction of the 2006 Project. The mitigation measure requires dust control, salvage and transplant of Monardella, posting signs along trails and vista points warning park users against illegal activities and required compliance with the landowner obligations identified by the San Bruno Mountain Habitat Conservation Plan with respect to the Project site. The redesign of Phase II and III as called for under Mitigation Measure 4.3-2 of the 1998/99 SEIR has been accomplished by the 2000 General, Precise and Specific Plan amendments, the 2006 Project design and the conveyance of habitat to the County as open space (the Preservation Parcel). As a result of the conveyance of the Preservation Parcel containing Johnny jumpup (Viola pedunculata) to the County for inclusion in San Bruno Mountain County/State Park no Viola pedunculataha.r has or will be disturbed. Installation of signage along trails and use of appropriate dust control measures is required as a standard condition of approval and is currently being implemented and monitored by the City. The provision in Mitigation Measure 4.3-2 for salvage of larval host plants for callippe silverspot no longer applies as all Johnny jump-up (Viola pedunculata) plants have been avoided. The Restoration Plan (required by Mitigation Measure Mitigation Measure 4.3-2 from the 1998/99 SEIR) includes a component to salvage and transplant other nectar plants (especially natives such as Monardella) that may be used for nectaring by adult callippe silverspot. Restoration and salvage activities were conducted by West Coast Wildlands and others in 2007 prior to grading on the Project site for the 2006 Project. The salvage effort was supervised by the City. The 2008 Project would not impact these efforts; nor would more salvage be required. Mitigation Measures 4.3-1 (b) and 4.3-1(c) from the 1998/99 SEIR -37- ~ o ~o W () Y C1~ I~ Q m~ ~~ I~ la .~ ~- ~~ ~~ cnf: ~J U J J T C A G U m ~ U ~ C ~ ° v m z a a~ "~ o _ ~ ° 6~ cj. ~ `~ c d C u ~ N M ^L W 0 V .~ LL U Terrabay Phase III Project Initial Study - 29 also required the Restoration Plan to include a salvage component for other native plant material and use of existing fire trails for any new pedestrian trails linking the site with the open space lands of San Bruno Mountain. This effort was also completed in 2007 by West Coast Wildlands and others, as supervised by the City. The 2008 Project would not impact these efforts. A dust mitigation measure for Air Quality is identified in the 1998/99 and 2005 SEIR's and is required of the 2006 Project. The dust control mitigations would continue to apply for the 2008 Project. b) The 2008 Project would have no impact on the site design, avoidance and preservation measures and would continue to provide compliance with Mitigation Measures 4.3-1 (a) from the 1998/99 SEIR. This mitigation required the avoidance of freshwater marsh and riparian habitat to the greatest extent possible. The 2006 Project was substantially revised (from that analyzed in 1998/99) to avoid freshwater marsh, seeps and riparian habitat in the northern portion of the Phase III site (now known as the Preservation Parcel). The 2006 Project take of 0.10 acres of an unvegetated intermittent stream is being mitigated as discussed below under c. The 2008 Project would not alter these conditions. c) The 2006 Project avoided the jurisdictional wetland habitat in the northern portion of the Phase III site evaluated in the 1998/99 SEIR. The 2006 Project conforms with the provisions of Mitigation Measures 4.3-3(a), 4.3-3(b) and 4.3-3(c) with respect to wetlands. A Wetland Mitigation Plan (WMP) was prepared by Wetland Research Associates (VURA) in 2000 (WRA 2000) to address the impacts of the City's Oyster Point Hook Ramp Project and development of the Terrabay Project site. The WMP serves to address the filling of 0.68 acres of wetlands to accommodate the widening of Airport Boulevard at the Hook Ramps (a City Project) and anticipated filling of 0.10 acres of unvegetated other waters to accommodate development of the Terrabay Project site, as noted in b, above. As defined in the WMP, identified impacts to jurisdictional waters are to be mitigated by creating, restoring and enhancing 1.82 acres of wetlands and portions of two drainage channels in the northern portion of the original Phase III site and removal of invasive exotics. The WMP is being implemented and monitored and by the Engineering Division of the City of South San Francisco and WRA. The 2008 Project would not impact any of these efforts. Therefore, the 2008 Project conforms with the provisions of Mitigation Measures 4.3-3(a), 4.3-3(b) and 4.3-3(c) with respect to wetlands. The required agenry authorization was secured and re-authorized from the U.S. Army Corps of Engineers (Corps), Regional Water Quality Control Board (RWQCB) and California Department of Fish and Game to extend the wetland mitigations.3 The permit authorization from the Corps, CDFG and RWQCB remains in effect. The permit authorizations are attached to the 2006 Addendum. The wetland mitigations are continuing and are being monitored by WRA, as noted above. The 2008 Project would not impact any of these efforts or conditions. Implementation of a detailed erosion and sedimentation control plan was accomplished as part of the required Storm Water Pollution Prevention Plan for the 2006 Project and addresses the area of the 2008 Project. s This included re-securing authorization from CDFG, the Corps and RWQCB, if necessary. Reauthorization was received from the Corps July 31, 2005 and CDFG on September 22, 2005. This also included confirmation of the adequacy of the WMP in addressing the temporary loss of an estimated 500 square feet of potential wetlands affected by the 2006 Project driveway access improvements at Airport Boulevard. The Corps stated that this area does not constitute wetlands in a letter dated February 1, 2006 and that the existing plan is adequate. -39- Terrabay Phase III Project Initial Study - 30 d) There were no significant impacts on wildlife habitat associated with the 2006 Project which is consistent with the conclusions from the 1998/99 SEIR. Additionally, the 2006 Project included a Migratory Bird Survey conducted in January 2007, as required by the City. The survey was conducted by Wetlands Research Associates. No Migratory Birds were found on the Project site. The survey was conducted prior to issuance of grading permits for the 2006 Project. The 2008 Project would not impact wildlife habitat or Migratory Birds as grading and vegetation removal was completed in 2007. e) The 2006 and the 2008 Project conforms to local plans and policies. f) The 2006 Project and the 2008 Project conform to the provisions of the San Bruno Mountain Habitat Conservation Plan. The restoration and enhancement efforts on the Preservation Parcel improved habitat values on this portion of the original Project site. Mitigation Measure 4.3-2 ensures that the Project sponsor fulfill the landowner/developer obligations identified in the San Bruno Mountain Habitat Conservation Plan. Ms. Autumn Meisel of Thomas Reid Associates reviewed the proposed Phase III 2006 Project limits and found them in compliance with the 1999 HCP Certification hearing Quly 12, 2006). The 2008 Project is clearly within those limits. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 4.3-2 from the 1998/99 SEIR -The dust control and trail signage portion of this mitigation measure is applicable to both the 2006 and 2008 Project. This mitigation measure is on-going for the 2006 Project and would continue to be required for the 2008 Project. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.3-1 from the 1998/99 SEIR applied to the 2006 Project which address landscape compatibility, a restoration plan and salvage plan. This mitigation measure is completed. Mitigation Measure 4.3-2 from the 1998/99 SEIR avoidance of habitat was accomplished by the creation and conveyance of the Preservation Parcel. This portion of Mitigation Measure 4.3-2 is complete. Mitigation Measure 4.3-3 from the 1998/99 SEIR which identifies avoiding wetlands take to the maximum extent feasible which has been accomplished with the creation and conveyance of the Preservation Parcel to the County containing wetlands and enhanced wetlands pursuant to an approved USACE Section 404 permit. The permit mitigates the loss of 0.10 acres of intermittent stream the only take of wetlands associated with the 2006 Project. The 2008 Project would not alter these conditions. This mitigation measure is completed. Finding: The 2008 Project would not result in additional impacts over what was identified in the 1998/99 SEIR on biological resources. Moreover, as a result of clustering the Project, the 2006 Project impacts are considerably less than those identified in the 1998/99 SEIR, as documented in the 2005 SEIR and 2006 Addendum. The majority of the wetlands on the Phase III site have been preserved, the viola has been preserved and wetlands have been enhanced. The requisite United States Army Corp of Engineers and California Department of Fish and Game permits has been secured and the wetlands restoration is underway and being monitored by the City. These activities have been completed or implemented as apart of the 2006 Project. No new or additional mitigation measures would be requited for the 2008 Project. -40- Terrabay Phase III Project Initial Study - 31 Potrntially Significant Potrntially Unless Less TF~an Sign cant Mitigation Significant No Impatt Incotpotated Impatt Impact CU LTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in X15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 815064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? Background Section 4.9 Archaeology of the Terrabay 1998/99Phase II and III Draft Supplemental EII~ and Master Responses 7.3-3, 7.3-4, 7.3-5, 7.3-6 and 7.3-7 of the Terrabay 1998/99 Phase II and III Final Supplemental EIR are hereby incorporated by reference. The evaluation presented below is based on a review of the 2005 Project site plan by Miley Holman, Archaeologist (Holman & Associates 2005) for the clustered Project leaving the Preservation Parcel in open space. The Preservation Parcel contains an archaeological site. The 2005 SEIR and 2006 Addendum restated that cultural impacts would be less- than-significant with mitigation. The mitigation included avoidance of the archaeological site and monitoring grading of the Buffer Parcel. Avoidance of the archaeological site was achieved by preserving it free from development in the Preservation Parcel. Potential unforeseen impacts associated with 2006 Project grading did not occur; Miley Holman, archaeologist supervised project grading and no cultural artifacts or remains were found outside the mapped area. This is documented as part of the mitigation monitoring conducted by the City. Mr. Holman was on the Project site overseeing grading activities in 2007. The 2008 Project would be construction of a Product Design Studio above ground floor retail; an area of grading that was reviewed and supervised by Miley Holman, archaeologist in 2007. The discussion below amends the 2006 discussion to include the 2008 Project. There are no 2008 Project impacts to cultural resources. Analysis a) There are no historic resources (as defined in Section 15064.5 of the CEQA Guidelines) located on the 2006 Project Site. The 2008 Project does not alter this finding. b) One prehistoric archaeological site identified as CA-SMa-40. CA-SMa-40 is adjacent to the 2006 Project site. CA-SMa-40 is within the Preservation Parcel. The Preservation Parcel was conveyed to the County for inclusion in San Bruno Mountain County/State Park in August 2004. Extensive study of this site has occurred since 1950. Beginning in 1988, comprehensive surface and subsurface archaeological investigations of CA-SMa-40 were conducted by Holman & Associates. The purpose of the subsurface archaeological testing was to assess the boundaries, condition, depositional integrity and research significance of the site. Holman & Associates determined CA-SMa-40 is approximately 2.2 acres in size. Extracted charcoal samples were tested and 18 radiocarbon dates -41- Terrabay Phase III Project Initial Study - 32 ranging from 5,155 to 460 years before the present were obtained, suggesting the site is one of the oldest documented bayside shellmounds in the Bay Area. The most abundant material present at the site was the remains of marine shellfish. Additional materials included those associated with cultural activities that typically would take place in a permanent settlement such as hearths, faunal remains other than shell, artifactual materials imported into the region and chronologically diagnostic artifacts and materials. The shellmound also contains human remains. While the number of human burials is unknown, the results of test excavations suggest that numerous prehistoric Native American burials are present and may be encountered in any portion of the deposit. Holman & Associates determined CA-SMa-40 is probably eligible fox nomination to the National Register of Historic Places. The 2006 Project completely avoided CA-SMa-40. The 2008 Project site would not alter this condition. The Preservation Parcel was conveyed to San Mateo County for inclusion in the San Bruno Mountain County Park. In addition, a Buffer Parcel containing about 2.7 acres is located south of the Preservation Parcel, and was required as further assurance to avoid disturbance to CA- SMa-40. Development on the Buffer Parcel is limited to roads, surface parking and an informational kiosk. Miley Holman supervised the grading of the Buffer Parcel in 2007, as required by the 2006 Addendum and the 1998/99 SEIR. No archaeological remains were found beyond the mapped area of CA-SMa-40. There were no impacts to archaeological resources as a result of the 2006 Project. The 2008 Project would not alter these conditions. c) There are no unique paleontological resources or sites or unique geologic features located on the 2006 Project Site. The 2008 Project does not alter these conditions. d) As discussed in Item 5b above, CA-SMa-40 contains Native American burials. The 2006 Project specific plan and site plan avoided CA-SMa-40. This implemented Mitigation Measure 4.9-1(b) identified in the Terrabay Phase II and III Draft Supplemental DEIR. Miley Holman was on site during excavation to monitor activities. As a result of the incorporation of Mitigation Measure 4.9-1(b) into the Project site plan, potential impacts to Native American burials was reduced to a less than significant impact (Holman 2005). The 2008 Project would not result in an impact. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measures 4.9-1 from the 1998/99 SEIR is implemented by the preservation of CA-SMA-40 on the Preservation Parcel and its conveyance to the County for inclusion in San Bruno Mountain County and State Park as open space in perpetuity. There is no impact to CA-SMA-92 off the 2006 Project site and on County land as there is no development on the Preservation Parcel and no trails connecting the two historic resources. The mitigation measure has been completed by creation and conveyance of the Preservation Parcel in 2004. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.9-1 from the 1998/99 SEIR as there axe no archaeological resources on the 2006 or 2008 Project site. Mitigation Measure 4.9-2 from the 1998/99 SEIR as there are no archaeological resources and as such no indirect impacts between CA-SMA 40 and 92 on the 2006 or the 2008 Project site. -42- Tenabay Phase III Project Initial Study - 33 Finding: The 2008 Project would be located above ground floor retail in an area graded in 2007, and in the center of the Development Parcel. The 2006 Project did not result in any impacts to archaeological, cultural or historical resources. Miley Holman, archaeologist was on the Project site during grading of the Buffer Parcel, as required by the 1998/99 SEIR and the MIVIRP. No archaeological or historic remnants were found. No burials or artifacts were discovered. Grading and development in archaeological sensitive areas was completely avoided. No additional mitigation measures would be required for the 2008 Project. Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impatt Incorporated Impatt Impact 6. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a know fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit of soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Background The geotechnical environment has not changed since the 2006 Project and Addendum. The 2008 Project consists of the addition of floor area above the retail concourse analyzed and approved in the 2006 Project. Re-grading and removal of a retaining wall and extension of an existing retaining wall in an area -43- Terrabay Phase III Project Initial Study - 34 graded in 2007 would be required (See ASK-0001, 009 Current Site Plan Building Level 2 and 010 Site Plan with Product Design Studio). The floor elevation of the Product Design Studio would be approximately 66 feet above mean sea level. There would be approximately 4,000 cubic yards of cut at the existing berm and about 500 cubic yards of fill at the current generator area. Site Retaining Wall No. 1 (a soil nail wall) comprising about 7000 square feet of vertical area would be extended. The geotechnical mitigation measures identified in the 2006 MIvIlZP are being implemented in construction of the 2006 Project and would continue to be implemented for the 2008 Project. The implementation is supervised by Cotton Shires, Associates, the City's consulting geologists. Previous Studies Section 4.1 Geology, Soils and Seismicity of the Terrabay 1998/99 Phase II and III Draft Supplemental EIR are hereby incorporated by reference. Subsequent to the 1998/99 SEIR, a geotechnical investigation program was conducted by URS Corporation for the Terrabay Phase III development (URS 2001a). The geotechnical investigation program included the following elements: geologic mapping of lithologic units, geomorphology, and structures (bedding and joint orientations); three joint surveys; 36 test borings; 20 test pits; 7 seismic refraction lines; 11 downhole velocity surveys; 9 piezometers; and 7 inclinometers. The investigation also included 10 geologic/geotechnical cross sections through representative portions of the previously proposed project as well as the results of a laboratory testing program to characterize the engineering properties of soil and rock units. The field investigation and laboratory testing program served as the basis for engineering analyses, the results of which were submitted in a second geotechnical report (URS 2001b). Additional field exploration, laboratory testing and engineering analysis have been conducted to provide geotechnical recommendations appropriate for the 2006 Project. This work is required by the City and is peer reviewed by the Engineering Division and Cotton Shires, Associates, consulting geologists. The 2005 SEIR and 2006 Addendum found that geology and soils impacts to be similar to or less than the project impacts analyzed by the 1998/99 SEIR. The 1998/99 SEIR, based upon 20 years of field analysis and implementing and monitoring mitigation measures in Terrabay Phase I, identified a list of mitigations for each geological condition facing the site; therefore, minor refinements to the mitigations are all that was required for the 2006 Project. The same conditions and mitigation measures would apply to the 2008 Project. The topography of the Project has been modified as a result of grading and construction of the approved 2006 Project. The bedrock type is predominantly Franciscan sandstone overlain by man-made fill, debris slides, colluvial and alluvial deposits. The Project site is subject to landslides, debris slides, rockslides and rock falls. -44- (v N O 0 W Q \ ~; O o W J ° Z z° ~ ~ m ~ ~ M W o g LL ~ (n N Z p Z N Q ~ ^ ^ LL ~ !! VJ d Z ~ m ~ ~ m v~ ~~ z w U C1~ W . T O ~ ~ T L J r O -~ •i ~ J v ~ '~ OV °~ ~ ~U z ~ ~~ o w~-~~ ~-- ~ ~ ~~ z~ o~ ~~ w~a~ U ~° -45- O N O O O Q o O O '^ N /Z _V WE Z O~ L ll ^ U ~ LL o Q ~ o 0 //~ N I/.'.~L LL m z m ~ O N J W W J _Z D J m Z Q J w T z° ~ (n N o z a m ~ n cn w .ro ~ f i Jv ~ .o - ~ .` ~ U a~ . Q o as .° z_~ ~,~ v ~C~ z ~ ~~ o w~~N ~ ~ ~ ~~ z~ ~~° w ~ ~~ -~ o~~ U ~ ~ ~, -46- Terrabay Phase III Analysis Initial Study - 37 a) No known active faults are located within the entirety of the Terrabay site. Four active faults in the region include the: San Andreas fault, located approximately three miles southwest; San Gregorio, fault about ten miles southwest; Hayward fault about 15 miles northeast; and the Calaveras fault about 27 miles northeast. According to the U.S. Geological Survey, the probability of an earthquake of at least magnitude 6.7 along the San Francisco Peninsula segments of the San Andreas fault zone is estimated to be 15 percent over the 30-year period from 2000 to 2030 (U.S. Geological Survey 1999). Two inactive faults located close to the Phase III Project site include the San Bruno fault zone located about 1.5 miles southwest of the site and the Hillside fault which trends in awest-northwesterly direction approximately 1,000 feet west of the intersection between Airport Boulevard and Sister Cities Drive. A rock slope stability analysis was conducted for the 2006 Project site, consistent with Mitigation Measure 4.1-4 (a) in the 1998/99 SEIR to identify slope stability conditions at the 2006 Project site. Based on the rock slope stability analysis, the following measures were incorporated into the 2006 Project: Grade flatter slopes with benches, drainage ditches and access for maintenance; Install rock anchors; Install subdrains; Revegetate slopes; Install slope monitoring instrumentation; Locate fences below rock outcrops and above cut slopes; and Scale off loose rocks. These measures are listed in Mitigation Measure 4.1-(a) and reduce potential rockslide and rockfall impacts to a less than significant level. These mitigation measures have been or are in the process of being installed as a part of the overall site work associated with the approved grading plan. Cotton Shires Associates is monitoring the installation work. The 2008 Project would not change these conditions. The 2006 Project was required to implement Mitigation Measure 4.1-4(b) to include a Slope Maintenance Plan in the CC&R's. The CC&Rs require that the Project's Property Owners Association retain the services of a licensed geotechnical engineer or geologist to maintain and inspect of the geotechnical mitigations. The City has reviewed and approved the Slope Maintenance Plan and has reviewed and made final comments of the CC&R's. This requirement would not be affected or altered by the 2008 Project. The 2006 Project implementation of Mitigation Measures 4.1-4(a) and 4.1-4(b) in the 1998/99 SEIR reduces rockslide and rockfall impacts that could occur as a result of seismic activity to a less than significant level. Implementation of 1998/99 SEIR Mitigation Measure 4.1-6, which requires a slope stability analysis on representative slopes to assess Project seismic loading and groundwater conditions. This analysis was completed for the 2006 Project as envisioned in the 1998/99 SEIR. The following measures were incorporated into the 2006 Project design including: Place keyways for fills through soft soils; Grade flatter slopes with benches, Install rock anchors; Install subdrains; Install retaining walls to minimise fill over sensitive areas; Design buildings in conformance with UBC Zone 4 and City standards; and, Remove rockfalls or encapsulate or fence them. These measures are listed in Mitigation Measure 4.1- 6 and reduce potential impacts from seismically induced landsliding and rocksliding impacts to a less than significant level. Again, these measures have been or are in the process of being installed as a part of the overall site work associated with the approved grading plan. Cotton Shires Associates is monitoring the installation work. The 2008 Project would not change these conditions. The surficial soil deposits at the 2006 Project site, as well as the 2008 Project, consist of very dense colluvium and alluvial fan deposits, which contain significant amounts of fines. These deposits are generally not susceptible to liquefaction. Therefore, the potential for liquefaction at the site is considered very low (URS 2001b). The 2008 Project would not affect these conditions. Landslides and debris slides are present within and above the 2006 Project site. Mitigation Measure 4.1- 3(a) in the 1998/99 SEIR has been implemented. The mitigation measures include construction of a debris basin, installation of deflection structures, perimeter drainage, retaining walls and monitoring equipment. Additionally, Mitigation Measure 4.1-3(b) required a Slope Maintenance Plan (see discussion -47- Terrabay Phase III Project Initial Study - 38 above) that provides for ongoing monitoring and maintenance of engineered slopes, perimeter drainage, debris slide retention and deflection structures. Implementation of Mitigation Measures 4.1-3(a) and (b) has reduced potential impacts from movements of debris flow slides to a less than significant level. The 2008 Project would not affect these conditions. Rockfall and rockslide fences are currently being installed pursuant to Mitigation Measure 4.1-4(a) and 4.1-4(b) (see above) reduce rockslide and rockfall impacts to a less than significant level. These mitigation measures would not be changed as a result to the 2008 Project. No additional mitigation measures are required as a result of the 2008 Project. b) The 2006 Project resulted in a reduced area of cut slopes from the previous Phase III development plan, slope stability problems and the potential for erosion remain high. Mitigation Measures 4.1-2(a) 4.1- 2(b) and 4.1-2(c) in the 1998/99 SEIR required the 2006 Project grading plan to maximize slope stability, install appropriately designed retaining walls, install perimeter type A -ditches, regulate the steepness of grade slopes (bedrock graded no greater than 1.5:1 and in soil 2:1), install subsurface drains, install slope and groundwater monitoring instruments and winterize exposed slopes and graded pads. This mitigation measures are being implemented as part of the approved grading plan, and have reduced erosion impacts to a less than significant level. The 2008 Project would not change these conditions. c) The Project site is not considered susceptible to liquefaction therefore the risk of lateral spreading is considered very low (URS 2001). The site contains landslides which could adversely affect Project development, see Item 6a above. Implementation of Mitigation Measure 4.1-3(a) in the 1998/99 SEIR requires measures to mitigate active slide areas and cuts into active slides. 'T'hese measures include, and axe a part of the approved grading plan, removing material, buttressing and building retaining walls. Additionally, implementation of Mitigation Measure 4.1-3(b), requiring the CC&Rs for the Property Owners Association to establish and fund a Slope Maintenance Plan to provide for the monitoring and maintenance of engineered slopes, perimeter drainage, debris slide retention and deflection structures has been implemented as noted in a, above. Potential Project landslide impacts were reduced to a less than significant level as a result of implementation of these mitigation measures. The 2008 Project would not change these conditions. d) 2006 Project development would be and is primarily constructed on rock except for small areas where foundations would be constructed over alluvial fan deposits. Alluvial fan deposits are very dense. Estimated settlement would be low. Implementation of Mitigation Measure 4.1-5(a) in the 1998/99 SEIR requires design techniques to mitigate differential settlement which reduces potential damage to structures, roadways and utilities to a less than significant level. Mitigation Measure 4.1-5(a) lists a number of measures that can be and have been incorporated into the 2006 Project design including: Over- excavating cuts to provided benches in the fill; Surcharge fill with excess material to accelerate settlement; Postpone development of areas most sensitive to settlement for a construction season; Monitor rate of settlement and delay development until the rate of movement is within acceptable limits of the engineered structures; and Place structures on deep pier foundations. The 2006 Project avoided the archaeological site which is contained in the Preservation Parcel. Therefore, two of the approaches identified by this mitigation are no longer applicable: "Fill over the archaeological site shall be placed on a scarified or benched surface" and "Construction activity on the archaeological site shall be limited to small construction equipment". The geotechnical mitigations are a part of the approved grading plan and are continually being refined as site work progresses. The work is being monitored by Cotton Shire Associates. The 2008 Project would not affect or alter these conditions. e) The Project is connected to the city sewer system. -48- Terrabay Phase III Project Initial Study - 39 Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 4.1.1 from the 1998/99 SEIR shall apply to the 2008 Project which stipulates that all grading shall be in conformance with the Agreement with Respect to San Bruno Mountain Habitat Conservation Plan. This mitigation also requires state and federal agency permitting prior to grading. The 2006 Project is in compliance with this requirement. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project. Mitigation Measure 4.1-2 from the 1998/99 SEIR shall apply to the 2008 project which stipulates maximum slope grades, benches and drainage and slope engineering design to insure slope stability and minin,;~e erosion. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project. Mitigation Measure 4.1-3 from the 1998/99 SEIR apples to the 2006 and 2008 Project requiring measures to mitigate active slide areas and to mitigate cuts into active slides include removing material, buttressing and building retaining walls. Additionally, implementation of this mitigation measure requires that the CC&Rs for the Property Owners Association establish and fund a Slope Maintenance Plan which shall provide for the monitoring and maintenance of engineered slopes, perimeter drainage, debris slide retention and deflection structures. 'This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Project although the Slope Maintenance Plan is an a~or~ oved document. Mitigation Measure 4.1-4 from the 1998/99 SEIR applies to the 2006 and 2008 Project which requires rockslide and rockfall mitigations including such measures as flatter slopes with benches, rock anchors, subdrains, revegetation, slope monitoring instrumentation, sealing off loose rocks, netting and encapsulating rocks, fencing rocks, annual inspection of outcrops prior to the rainy season, slope maintenance plans and implementation of the plans through the CC&R's for the property. This mitigation measure is currently being implemented and would continue to be implemented for the 2008 Pro' ect. Mitigation Measure 4.1-6 from the 1998/99 SEIR applies to the Project which addresses the secondary effects of seismic shaking. This mitigation measure is currently being implemented and would continue to be implemented for the Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.1-5 from the 1998/99 SEIR Artificial fill over CA-SMA-40. No fill would be placed over CA-SMA-40. Mitigation Measure 4.1-7 from the 1998/99 SEIR Hook Ramp Mitigations. The City sponsored hook ramp project is complete and the mitigation was incorporated. Finding: The 2008 Project would not result in any new or increased impacts with respect to geology and soils from those identified in the 1998/99 SEIR and as restated in the 2005 SEIR. The 2006 Project resulted in less site disturbance than analyzed in the 1998/99 SEIR. The 2008 Project would not affect these conditions. The geotechnical mitigations required in the MMRP are being implemented and -49- Terrabay Phase III Project Initial Study - 40 monitored by Cotton Shires Associates and the same mitigations would be applicable to the 2008 Project. No new or additional mitigation measures would be required for the 2008 Project. Potentially Significant Potentially Unless Signifcant Mitigation Impact Incotponted 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project involve: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Analysis ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ Less Than Signifcant No Impact Impatt ® ^ a) The 2006 Project site was found not to contain toxic or hazardous materials (PHASE ONE, Inc 2003). The Project would not transport, use or dispose of any hazardous materials notwithstanding -50- Terrabay Phase III Project Initial Study - 41 typical construction activities where equipment is used requiring various types of fuel. The 2008 Project would not alter these conditions. b) The Project is office and commercial uses which are land uses not associated with the use or release of hazardous materials into the environment. c) The nearest school, Martin School, is located about 0.75 miles from the Project site. See Items 7a and 7b above. d) The Project site is not included on the Department of Toxic Substance Control's site clean up list (DTSC 2004) as per Government Code Section 65962.5. e) San Francisco International Airport is located approximately two miles from the site. The General Plan designates airport-related height limits consistent with the San Mateo County Airport Land Use Plan. The Project site has a height limit of 360 feet and exceptions to the height limit may be granted by the Federal Aviation Administration. (City of South San Francisco General Plan 1999). f)The Project is not within the immediate vicinity of any private airports and would not present a safety hazard for people working at the 2006 Project. g) Development of the Project would not interfere with any adopted emergenry response plans. The South San Francisco Fire Department reviewed the plans and requested the emergenry vehicle access and turn around on the buffer parcel which was incorporated into the 2006 Project. The Fire Marshal reviewed the2008 Project Quly 1, 2008) and did not identify any impacts associated with the 2008 Project. The 2006 project incorporates this request. The 2008 Project would not alter these conditions. h) The General Plan identifies the Project site as a "Low Priority Fire Hazard Management Unit" (City of South San Francisco General Plan 1999). The 2008 Project does not alter these conditions. Mitigation Measures Required from Previous Environmental Documents: None required. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.8-1 from the 1998/99 SEIR Aerially deposited lead applied to the hook ramp project and the requisite field work and analysis was conducted as apart of the City's Oyster Point Flyover transportation improvements. Mitigation Measure 4.8-2 from the 1998/99 SEIR from the effect of EMF on future residents applied to the Commons neighborhood proposed in the 1998/99 Project. The Commons parcel is now designated open space/recreation and is not a part of the 2008 Project. Finding: The 2008 Project would not result in any new or increased impacts with respect to hazards from those identified in the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or its 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. -51- Tenabay Phase III Project Initial Study - 42 Potrntia0y Significant Impact Potrntially Significant Unless Mitigation Incotponted Less Than Significant No Impatt Impact 1. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste dischazge requirements? ^ b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted?) ^ c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off-site? ^ d) Substantially alter the existing drainage pattern of the site area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or off-site? ^ e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? ^ f) Otherwise substantially degrade water quality? ^ g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? ^ h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? ^ i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? ^ j) Inundation by seiche, tsunami, or mudflow? ^ ^ ® ^ ^ ® ^ ^ ^ ^ ® ^ ^ ® ^ ^ ^ ^ ^ ^ ^ ^ ® ^ -52- Terrabay Phase III Project Background Initial Studv - 43 Section 4.2 Hydrology and Drainage of the 1998/99 SEIR and the 2005 SEIR and 2006 Addendum is hereby incorporated by reference. Analysis a) The 2006 Project did not violate any water quality standards or waste discharge requirements. A SWPP and compliance with the NPDES C-3 provisions was implemented and is being monitored by the City. The 2008 Project would be a part of the approved SWPP. b) The 2006 Project development resulted in a reduction of development area by approximately 75 percent over that analyzed in the 1998/99 SEIR. The pervious area increased groundwater recharge at the 2006 Project site from that analyzed in the 1998/99 SEIR. This condition is discussed in the 2005 SEIR and 2006 Addendum. The addition of a Product Design Studio above the North Tower retail extending back to a retaining wall resulting in the removal of pavers and approximately 8,000 of landscaping is not a significant increase in non-pervious area. The 2008 Project would result in a less- than-significant impact. c) As a result of the 2006 Project, a portion of an intermittent drainage upslope of the building was filled and the loss of jurisdictional waters is being mitigated as discussed in the Biology section of this document. Storm water runoff is collected into a pipe system that conveys storm water to the existing storm drain facilities in Airport Boulevard. The 2006 Project constructed the debris basin to accommodate entrained sediments and rocky debris. Mitigation Measures 4.2-11 from the 1998/99 SEIR is fulfilled as a result of the 2006 Project. The 2008 Project would not alter site conditions with respect to drainage patterns. d) The amount of surface runoff from the 2006 Project was substantially reduced from that analyzed in the 1998/99 SEIR. The 2006 Project reduced the potential for flooding at the Project site. See Items 8c, Sg and 8h. The 2008 Project would not alter site conditions with respect to surface runoff and flooding. e) The 2006 Project resulted in a reduction of storm water runoff compared to the previous development plans. 2006 Project-related storm water runoff was also evaluated in the 2005 SEIR. The City Engineer conducted the analysis required by Mitigation Measure a 3.4-8 from the 2005 SEIR and found that there is adequate capacity for Terrabay Phase III and cumulative development in the existing storm drain infrastructure. The City Engineering Division reviewed the 2008 Project Qune 30, 2008) and identified no impacts or additional conditions of approval that would be required over those in force currently as a result of the 2006 Project approval. The 2008 Project would not alter these existing conditions. f) The 2008 Project would be a part of the approved 2006 Storm Water Pollution Plan incompliance with NPDES C-3 standards. Erosion control and other measures are in place to minimize potential impacts to water quality. The 2008 Project would not alter site conditions and would not result in a degradation of water quality. g) The Project site is not within a 100-year flood zone (City of South San Francisco General Plan 1999/FIRM Map 065 062 002 B, September 2, 1981). The Project site conveys storm water runoff into a pipe and straw bale system (straw bales are used during construction in certain areas) that connects to the storm water facilities located in Airport Boulevard. The construction of the storm water facilities in Airport Boulevard was mitigation for the development of Terrabay as a whole, and was constructed by the Project proponent. These facilities were designed for a greater capacity than the Terrabay -53- Terrabay Phase III Project Initial Study - 44 development as a whole including the 2006 Project and the proposed 2008 Project. (For reference to this, refer to the development scenarios identified in the introduction section of this document). The 2006 Project design eliminated the need for a storm drain link as identified in 1998/99 SEIR Mitigation Measure 4.2-4. The 2008 Project would not alter site conditions mitigated and approved in the 2006 Project. h) The Project site did not and would not locate any structures within a 100-year flood hazard area and did not impede or redirect any flood flows (FIRM Map 065 062 002 B, September 2, 1981). The 2008 Project would not alter site conditions and would not emplace structures within a 100-year flood zone as stated in the 2006 Addendum. i) The Project site is not within the flood path of any levees or dams. See Items 8g and 8h above. j) The Project site is approximately 4.5 miles from the Pacific Ocean and about one-quarter mile from San Francisco Bay. The potential for inundation as a result of tsunami, seiche, or mudflow is considered low. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 4.2-11 from the 1998/99 SEIR refers to debris basins that are required on the Phase III Terrabay parcel. The debris basin was installed as part of the 2006 Project. This mitigation measure is not entirely completed as the 2006 Project is not at the certificate of occupanry stage, and there are portions elements of the surrounding slope analysis and remediation that are currently being conducted and emplaced. The 2008 Project is would be included in this mitigation measure. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.2-1 from the 19998/99 SEIR storm water and flooding applies to the design of Phase II and does not apply to Phase III. Mitigation Measure 4.2-2 from the 1998/99 SEIR storm water drainage and flooding impact relates to Phase II and does not apply to Phase III. Mitigation Measure 4.2-3 from the 1998/99 SEIR relates to a storm water impact on the Commons parcel in Phase II and does not apply to Phase III. Mitigation Measure 4.2-4 from the 1998/99 SEIR relates to the design analyzed in the 1998 Project (not approved or constructed) analyzed in the 1998/99 SEIR. Mitigation Measure 4.2-5 from the 1998/99 SEIR relates to the completed City sponsored hook ramp project. The project is complete and the mitigations have been implemented. Mitigation Measure 4.2-6 from the 1998/99 SEIR relates to erosion and sedimentation based upon the 1998 project (not approved or constructed) and does not apply to the Project. Mitigation Measure 4.2-7 from the 1998/99 SEIR relates to the Phase II Woods Project, not the Phase III Project. The mitigation measure is incorporated into the completed project. -54- Terrabay Phase III Project Initial Study - 45 Mitigation Measure 4.2-8 from the 1998/99 SEIR relates to the Phase II Commons parcel. The Commons is now the "Recreation and Open space" parcel. The sedimentation basin has been improved and abandoned roads have been re-vegetated. Mitigation Measure 4.2-9 from the 1998/99 SEIR relates to the Phase II Pointe neighborhood which has been constructed and the mitigation measure is implemented. Finding: The 2008 Project would not result in any new or increased impacts with respect to hydrology from those identified in the 1998/99 SEIR, the 2005 SEIR and the 2006 Addendum. The City did re- evaluate storm water/waste water and as noted by the City Engineer adequate capacity does exist in the existing infrastructure for the Project and cumulative development. No new or additional mitigation measures would be required for the 2008 Project. Potrntially Significant Potrntially Unless Less Than Significant Mitigation Significant No Impact Incotponted Impact Impatt 9. LAND USE PLANNING. Would the project: a) Physically divide an established community? ^ ^ ^ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? ^ ^ ^ c) Conflict with any applicable habitat conservation plan or natural community conservation plan? ^ ^ ^ Analysis a) The 2008 Project would be a part of the 2006 Project which is the third and final phase of the development of Terrabay. The Project is a part of this planned community and would not divide an established community. b) The 2008 Project would require minor text amendments to the Terrabay Specific Plan and the Terrabay Specific Plan Zoning District to accommodate the addition and definition of a Product Design Studio within the approved Terrabay 2006 Project. The 2008 Project would be regulated by the Transportation Demand Management Program that is in compliance with Chapters 20.115 and 20.120 of the Municipal Code which also serves to reduce traffic and green house gas emissions. The 2008 Project would not conflict with a plan or polity or zoning established to protect the environment. c) The Project is consistent with the San Bruno Mountain Habitat Conservation Plan. See Section 4 Biological Resources, Item 4f. Additionally, CC&Rs are required and have been prepared as part of the Project. The CC&Rs language and enforcement mechanisms for HCP compliance including the payment of HCP fees, prohibition of pesticide use in certain areas, maintenance of a fire break and exotic weed control -55- Terrabay Phase III Project Initial Study - 46 Mitigation Measures Required from Previous Environmental Documents: None required. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: There are no land use impacts associated with the 2008 Project. Potrntially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impatt Impatt 10. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ^ ^ ^ b) Result in the loss of availability of alocally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? ^ ^ ^ Analysis a) The Project site does not contain any known mineral resources that would be of value to the region or state (City of South San Francisco general Plan 1999). b) The Project site is not delineated as an area of locally-important mineral resources under the General Plan (City of South San Francisco General Plan 1999). Mitigation Measures Required from Previous Environmental Documents: None required. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: There are no mineral resources on the Project site and therefore there are no mineral resource impacts associated with the 2008 Project. -56- Terrabay Phase III Project Initial Study - 47 Potentially Significant Potentially Unless Less Than Significant Mitigatioa Significant No lmpatt Incotpotated Impatt Impatt 11. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan, specific plan, noise ordinance or applicable standards of other agencies? ^ ^ ® ^ b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? ^ ^ ® ^ c) r1 substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? ^ ^ ® ^ d) r1 substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? ^ ^ ® ^ e) Fox a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? ^ ^ ® ^ f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? ^ ^ ^ Analysis a, b, c and d) The dominant source of noise in the Project area is traffic from U.S. 101 and aircraft flyovers from San Francisco International Airport. The Project fronts Airport Boulevard and U.S. 101. The 2005 SEII~ analyzed noise on a mixed use project that included 24/7 land uses inclusive of noise sensitive residential uses. The 2005 Project also proposed construction and land uses located on the point within approximately 200 feet of residential land uses. The 2006 Project clustered development in the northern portion of the Development Parcel approximately 900 feet from residential land uses. The 2006 Project did not include residential land uses. The 2008 Project does not alter these conditions. The 2006 Project is currently under construction. City mitigation monitors have been on site to insure that the noise mitigation measures identified in the 2006 Addendum and NIMRP are in place. To date, no complaints have been received with respect to construction noise impacts. The 2008 Project would be an incremental addition to the construction currently underway, and the same mitigation measures would apply to the 2008 Project, although in and of itself, the 2008 Project construction would be considered less than significant. -57- Terrabay Phase III Project Tempos.--~'r Construction Impacts Initial Studv - 48 Pile driving and blasting were not needed for 2006 Project construction and they will not be required for the 2008 Project. Grading, concrete work and pneumatic equipment is underway of the Project site. Although construction activity may on occasion be audible to nearby residential land uses no complaints have been received during the 2006 Project. In all likelihood the majority of construction noise is muffled by the traffic from the freeway. Additionally, Project construction is approximately 900 feet from the nearest sensitive receptor. Mitigation Measure 3.3-1 from the 2005 SEIR which restates Mitigation Measure 4.6-1 from the 1998/99 SEIR would applies to the 2006 Project and would apply to the 2008 Project. The mitigation measures require construction scheduling and limits hours of construction activity, muffling and shielding of equipment, stipulates location of equipment (furthest from residential uses) and equipment idling prohibitions to reduce temporary noise impacts. The mitigations also require "Disturbance Coordinator" which in practice on Terrabay Phase I and II has been entitled a "Mitigation Monitor". The Monitor has ensured and continues to ensure that all mitigations are adhered to, inspects the site and reports on compliance to various departments, agencies and officials and has the authority to recommend to the Building Division to red tag construction should mitigations not be in place. Ot~erational and Cumulative Impacts The 2005 SEIR analyzed increases to ambient noise levels based upon a substantially more intense Project than the 2006 Project. The 2005 SEIR found that traffic related to the 2005 Project would increase the ambient noise levels by one db in the year 2020. A one db increase is not perceptible to the human ear and not considered an impact. Typically, a five db is considered a significant impact. A doubling of traffic volumes is required in order to increase the noise environment by three decibels. The 2008 Project would potentially increase traffic to the site by 54 round trip trips, less than one percent of the total traffic for Terrabay Phase III (see the Traffic section of this document). The 2008 Project noise levels are not substantial and would be considered less than significant. No cumulative noise impacts were identified resulting from the 2006 Project. The 1998/99 SEIR, based upon measurements and modeling, did not identify an increase in ambient noise levels associated with the 1998 Project and cumulative development. The 2008 Project would be a less than significant impact. No additional mitigation is needed or required. Impacts to Occupants The project site is within a 74 - 78 dBA, CNEL contour. A design level acoustical analysis was required, as a matter of law, for the 2006 Project. The 2008 Project is also required to conduct and implement a design level acoustical analysis. The recommendations of the analysis include construction measures to reduce interior ambient noise levels for the users of the Project facilities. The 2008 Project would not change these requirements or conditions. e and f) The Project site is within two miles of San Francisco International Airport. There are no private airstrips in the Project vicinity. The Project site is not within the current Airport Land Use Commission (CCAG) Airport Influence Area (AIA) boundary for the San Francisco International Airport. (General Plan, 1999). Mitigation Measures Required from Previous Environmental Documents: -58- Tenabay Phase III Project Initial Study - 49 Mitigation Measure 3.3-1 from the 2005 SEIR which restates Mitigation Measure 4.6-1 from the 1998/99 SEIR relating to temporary construction impacts. Mitigations are in place and on-going for the 2006 Project and would extend to the 2008 Project. Mitigation Measure 3.3-2 from the 2005 SEIR requiring disclosure of the location of the airport on CC&R's for the Project. This disclosure is included in the CC&R's for the 2006 Project and the same CC&R's would apply to the 2008 Project. This mitigation measure is complete. Mitigation Measures from Previous Environmental Documents that do not apply to the 2006 Project: Mitigation Measure 3.3-3 from the 2005 SEIR which requires the implementation of Mitigation Measure 4.6-2 from the 1998/99 SEIR to the residential uses proposed in the 2005 Project. Residential land uses are not proposed as a part of the 2006 Project. Mitigation Measure 3.3~ from the ZOOS SEIR -Pertaining to noise from mechanical equipment. The 2006 Project would not impact residential land uses as none are proposed. The Design Review Board required shielding of mechanical equipment, as does a standard condition of approval. The Ciry's Municipal Code restricts the level of noise generating from mechanical equipment to 55 DBA at the property line. Finding: The 2008 Project would add 54 trips to the Project site which would not result in any new or substantially increased impacts with respect to noise from those identified in the 1998/99 SEIR, 2000 Addendum, the 2005 SEIR and the 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. Potrntially Significant Potrntially Unless Less Than Significant Mitigation Significant No Impatt Incorporated Impact Impact 12. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and business) or indirectly (for example, through extension of roads or other infrastructure)? ^ ^ ^ b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? ^ ^ ^ c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? ^ ^ ^ -59- Terrabay Phase III Project Initial Study - 50 Analysis a) The Project does not require or include the extension of roads and other infrastructure. The 2008 Project would be a part of the third and final phase of Terrabay. The Terrabay Project has provided housing, constructed a recreation center in Phase I and a fire station in Phase I a sound wall, donated open space, paid child care fees and developed project-specific and area-wide and regional infrastructure, and has been planned since the 1980's. The 2008 Project is the addition of a support use to the approved office towers on the site. b) The 2008 Project would not displace any housing as there is no housing nor has there ever been any housing on the Project site. c) The 2008 Project site would not displace any people. Mitigation Measures Required from Previous Environmental Documents: None. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project would not result in any new or increased impacts with respect to population and housing nor did the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or the 2006 Addendum identify any impacts associated with population and housing. No new or additional mitigation measures would be required for the 2008 Project and none have been required as a part of the previous environmental review. Potentially Sign~nnt Potentially Unless Less Than Significant Mitigation Significant No Impact lncotponted Impact Impact 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered government facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fue protection? ^ ^ ® ^ b) Police protection? ^ ^ ® ^ c) Schools? ^ ^ ® ^ d) Parks? ^ ^ ® ^ e) Other public facilities? ^ ^ ® ^ -60- Terrabay Phase III Project Initial Study - 51 Analysis a) The South San Francisco Fire Marshall, Luis Da Silva, evaluated the 2008 Project and identified specific Project requirements that will be imposed as conditions of project approval. No new environmental impacts pertaining to the 2008 Project were identified Quly 7, 2008). b) The South San Francisco Police Department evaluated the Project. Mitigation Measure 4.7-2 from the 1998/99 SEIR would be required for the 2008 Project. The mitigation requires the funding of one new police position. Additionally, Mitigation Measure 4.7-4 from the 1998/99 SEIR requires the installation of relay equipment to facilitate police and fire communications. The communications equipment was provided as a part of the 2006 Project. Cumulative development for police and fire requires the implementation of Mitigation Measure 4.7-6 from the 1998/99 SEIR which carries over the 1996 SEIR and 1982 EIR requirements to fully fund a separate new fully-funded staff (1982 EIR) consisting of three police officers and one new patrol vehicle (1996 SEIR). The addition of 15,000 square feet of ancillary use to the Project does not alter this requirement. c) The 2005 SEIR analyzed school impacts on a more intense and mixed-use project and found that there would be no impact to schools. The state required school impact fees required to be paid prior to issuance of building permits adequately addressed the land plan. The 2008 Project would not alter this finding. School impact fees would be assessed and paid on the addition of the 2008 Project. d) The Terrabay Project constructed a recreation center in Phase I (Terrabay Recreation Center). The Terrabay Project has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres). The addition of a Product Design Studio would not have nay substnaital adverse impact on existing park and recreation facilities. Accordingly, impacts to existing parks and recreation facilities are considered to be insignificant. e) There are no other public facilities affected. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 3.10-6 from the 2005 SEIR addressing mitigations for wildland fire which was included as a condition of 2006 Project approval. The fire buffer area has increased from 50 to 100 feet from project structures. The fire buffer is in place around the perimeter of the Project. This mitigation measure is complete. Mitigation Measure 4.7-2 from the 1998/99 SEIR requires the funding of one new police position is required of the 2006 Project and carries over to the 2008 Project. Mitigation Measure 4.7-4 from the 1998/99 SEIR and restated in the ZOOS SEIR as Mitigation Measure 3.10-3 requires the installation of relay equipment to facilitate police and fire communications on the first building constructed on the Phase III site. This mitigation measure is completed in October 2006 by the payment of fees to the City of South San Francisco Fire Department for the provision of the communications equipment. This mitigation measure is complete. -61- Tenabay Phase III Project Initial Study - 52 Measure 4.7-6 from the 1998/99 SEIR which carries over the 1996 SEIR and 1982 EIR requirements to fully fund a separate new fully-funded staff (1982 EIR) consisting of three police officers and one new patrol vehicle (1996 SEIR) to address cumulative development impacts. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 3.10-1(a), (h) and (c~from the 2005 SEIR which mitigates an more intense project that proposed in 2006 and requires the funding of six police officers and three vehicles, crime and safety equipment specific to the 2005 Project, and the timing of the funding of the six positions and three vehicles. (Please note, the Public Service Mitigation Measures from the 2005 SEIR are numbered 3.10- 1 through 9 on pages 3.4-8 through 3.4-13 and as 3.4- 1 through 9 in the summary table.). Mitigation Measure 3.10-2from the 2005 SEIR requiring additional fire positions based upon the 2005 Project. Mitigation Measure 3.10-4 from the 2005 SEIR requiring a radio communications design and study based upon the 2005 Project. Communications issues for the 2006 Project were satisfied by the payment of $35,000 to the South San Francisco Fire Department for the provision of the communications equipment. This was addressed through Project conditions of approval, and not a mitigation measure for the 2006 Project. Finding: The 2008 Project would not result in any new or increased impacts with respect to public services from those identified in the 1998/99 SEIR., the 2000 Addendum, the 2005 SEIR or the 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. No impacts associated with parks and open space are anticipated. The project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncos Ravine and remaining parcels (400 acres) as open space. Potrntia-y Significant Potrntially Unless Less Than Sigoifcant Mitigation Significant No Impact Incorporated Impact Impact 14. RECREATION. Would the project: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ^ ^ ^ b) Does the project include recreational facilities or require the construction ox expansion of recreational facilities, which might have an adverse physical effect on the environment? ^ ^ ^ -62- Terrabay Phase III Project Analysis: a) See Item 13d above. b) See Item 13d above. Mitigation Measures Required from Previous Environmental Documents: Unnumbered Mitigation Measures from the 1982 EIR that include: Initial Studv - 53 • 153 acres of open space dedication consisting of the remainder lands abutting Phases I, II and III . Phase I and II lands have been restored and have been offered to the County. Phase III will be offered when construction is complete. • Trail access to the Mountain- Completed to the satisfaction of the County in Phase I. The County has stated in writing that they do not want additional trails. • 2,000 square foot child care center- Completed September 25, 1996 when the Ciry accepted a $700,000 in-lieu payment. • Improvement of Hillside School, grading and soccer fields and outdoor facilities- Completed in 1997 as a part of Phase I. • Construction of Terrabay Recreation Center- Completed in 1996 as a part of Phase I • Restoration and offer of dedication to the County of the 157-acre Juncus Ravine Parcel- Restoration complete and offered to the County in 2004. • Restoration and conveyance of the Preservation Parcel to the County Phase III -Completed August 2004. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project would not result in any new or increased impacts with respect to recreation and open space. The Terrabay Project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as open space. The 2006 Project is constructing a 100 child day care center. No new or additional mitigation measures would be required for the 2008 Project. -63- Terrabay Phase III Project Initial Study - 54 Significant Potrntially Unless Less Than Significant Mitigation Significant No Impac[ Incotponted Impatt Impatt 15. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle traps, the volume to capacity ratio on roads, or congestion at intersections? ^ ^ ® ^ b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? ^ ^ ® ^ c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? ^ ^ ^ d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? ^ ^ ^ e) Result in inadequate emergenry access? ^ ^ ^ fl Result in inadequate parking capacity? ^ ^ ® ^ Background Terrabay Project traffic has been analyzed extensively since 1982. More recently updated studies have been conducted by Crane Transportation Group in 1996, 1998, 2000, 2005, 2006 and 2008. The City requested Crane Transportation Group to analyze the changes in the 2008 Project as compared to the approved 2006 Project analyzed in the 2006 Addendum. The 2005 SEIR was used as the baseline for the traffic analysis because background, environmental and cumulative conditions had changed since the certification of the 1998/99 SEIR The impacts of the previously approved Project is an appropriate baseline for an evaluation of whether project changes require additional CEQA review. (Benton v. Board of Supervi.rorr (1991) 226 Ca1.App.3d 1467, 1484.) The project analyzed in the 2000 Addendum to the 1998/99 SEIR was very similar to the 2006 Project in magnitude, however, due to the changes noted below a 2006 Project comparison was made to the 2005 SEIR. The following three paragraphs identify the changes in the environment to 2006, and then to 2008. Changes from 1999 to 2006 • U.S.101 Southbound Hook ramps and the Oyster Point Southbound Off-Ramp Flyover have been constructed and were in operation for the 2005 analysis, but were not for the 1998 analysis. • Hickey Boulevard extension was completed in 2002 and its affect is analyzed in the 2005 SEIR, but not in the 1998 SEIR. • BART extension to South San Francisco and the Airport is in and included in analysis for the 2005 SEIR, but not for the 1998 SEIR. -64- Terrabay Phase III Project Initial Study - 55 • Hillside Boulevard and Chestnut Avenue signal was not in place in 1997 when the 1998 SEIR documentation was established, but was in and operational for the 2005 traffic analysis. • Home Depot and Lowes were not included in the cumulative assumptions in the 1998/99 SEIR, but are included in the 2005 SEIR. • East of 101 cumulative traffic impact study was not complete or included in the background analysis for the 1998/99 SEIR, but was complete, in place and used for the cumulative analysis in the 2005 SEIR. The 1998/99 SEIR analysis is dated, using older traffic models and counts to identify project impacts. • The 1998 SEIR used 1994 Highway Capacity Manual analysis methodologies for the traffic analysis. • The 2005 SEIR used 2000 Highway Capacity Manual analysis methodologies for the traffic analysis. • The 1998 SEIR traffic counts were conducted in 1994. • The 2005 SEIR traffic counts were conducted in 2004. Changes from 2006 to 2008 Additional changes to the regulatory environment have occurred since the adoption of the 2006 Addendum. More specifically, AB 32 and SB 97 were adopted to address greenhouse gas emissions, as noted and discussed fully in the Air Quality section of this document. Therefore a traffic update was prepared by Crane Transportation Group to identify the change in trip generation form the approved 2006 Project to the proposed 2008 Project. Traffic Analysis Comparison 2006 Project The 2006 Addendum analyzed the traffic and air quality impacts associated with 665,000 square feet of office, 25,000 square feet of retail (including a 7,000 square foot restaurant), a child care facility serving 100 children and a shared use performing arts facility that would be used as an office meeting and presentation facility during the day and a performance space in the evenings and weekends. The traffic analysis in 2006 as well as this 2008 Addendum uses Trip Generation, 7th Edition, by the Institute of Transportation Engineers (ITE) 2003 by which to base vehicle trips associated with the Project. Some of the commercial traffic in 2006 as well as 2008 is assumed to be "pass-by" and office serving. As a comparison, campus-like projects in the East of 101 Area in South San Francisco include retail use as a TDM measure, and as such no retail square footage is included in the traffic modeling. The practice is supported by fact that amixed-use project does reduce vehicle trips over those associated with a single use. As a result the Terrabay traffic analysis is very conservative in that it does assign vehicle trips to 16,000 square feet of the retail use. The child care and shared use performing arts facility were considered a part of the TDM Program in both the 2006 and 2008 analysis; thereby no trips were or are assigned to these uses. 2008 Project The 2008 Project is the conversion of 2,500 square feet of office to circulation area and the addition of a 15,007 square foot Product Design Studio. The Studio, according to the project description submitted by the applicant, is to be an ancillary use to the office. The Studio would be used to produce video and sound arts in direct support to the office use in the 2006 Project The studio is not envisioned as additional office area, and if approved, would be conditioned to prohibit such use. -65- Terrabay Phase III Project Initial Study - 56 For purposes of analyzing the delta of the 2008 Project two traffic generation factors were modeled for the product design studio; one assuming no traffic trips assigned for the use (i.e., 100% ancillary) and the second assigning a research and development trip factor to the studio. Theses two models show the extremes u1 the potential trip generation for the 2008 Project; a negative (-64) trip generation and a positive (+58) trip generation. TABLE 6 compares the 100% ancillary analysis for the Product Design Studio to the 2006 Addendum and TABLE 7 compares a research and design analysis for the Product Design Studio to the 2006 Addendum. The memorandum from Crane Transportation Group is in Appendix A. TABLE 6 TRIP GENERATION COMPARISON SUMMARY 100% ANCILLARY DAILY AM PEAR HOUR PM PEAK HOUR TRIPS TRIPS PROJECT 2-WAY IN OUT IN OUT TRIPS 2008 8248 825 118 201 773 Addendum 2006 SEIR 8312 829 119 204 778 Difference 2008 vs. (-64) (-4) (-1) (-3) (-5) 2006 Source: Crane Transportation Group Assuming that the studio is 100% ancillary to the office daily two-way trip generation is expected to be reduced by 64 trips (or about 0.8%). AM peak hour generation would be reduced by five trips (or about 0.5%) and PM peak hour generation reduced by eight trips (or about 0.8%). TABLE 7 TRIP GENERATION COMPARISON SUMMARY R&D TRIP GENERATION CHARACTERISTICS DAILY AM PEAK HOUR PM PEAR HOUR TRIPS TRIPS PROJECT 2-WAY IN OUT IN OUT TRIPS 2008 8370 841 121 203 787 Addendum 2006 SEIR 8312 829 119 204 778 Difference 2008 vs. +58 +12 +2 (-1) +~ 2006 Source: Crane Transportation Group Assuming that the new design studio square footage would have the same trip generation potential as research and development (R&D) uses the 2008 Project is expected to increase by 58 trips (or about -66- Terrabay Phase III Project Initial Study - 57 0.7 %). AM peak hour generation would be increased by 14 trips (or about 1.5%) and PM peak hour generation increased by eight trips (or about 0.8%). The two models show the extremes in potential Project trip generation. In all likelihood the 2008 Project would fall somewhere in between the addition of 58 daily round trips to/from the site and the reduction of 64 daily round trips to/from the site. Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. The following analysis does assume the most conservative scenario that being R&D use and some trip generation associated with the retail uses. Analysis a and b) The 2008 Project would add approximately 14 inbound + outbound trips in the AM peak hour and 9 inbound + outbound trips in the PM peak hour beyond the currently entitled 2006 Project. The addition of these trips is considered less-than-significant. c) No change in traffic air patterns would result from the 2008 Project. The 2006 Project maximum height pursuant to the FAA is 360 feet above mean sea level (as noted in the South San Francisco General Plan). The North Tower is proposed at 360 feet above mean sea level. The 2008 Project would not change the height of the towers. The 2008 Project would change the height of the retail concourse associated with the North Tower to approximately 40 feet above mean sea level. d and e) The 2006 Project site plan was reviewed by police, engineering, fire, planning and the City's traffic consultant. The on-site intersections are designed to be free flowing for traffic inbound to or outbound from the Project garage. Pedestrian walkways are mostly separated from high traffic flow locations. The parking garage proposes underground, well-lighted and appointed pedestrian tunnels separating pedestrian and vehicular movements. The 2008 Project does not change the approved circulation pattern and was also reviewed by police, engineering, fire, planning and the City's traffic consultant. No new impacts were identified. f) Parking is proposed at 2.88 spaces per 1,000 gross square feet of land use and includes an approved TDM Program. The parking is calculated on all the land uses, a very conservative analysis, compared to that of other campus developments which exclude the retail uses from the parking capacity. The 2008 Project impacts would be considered less-than-significant. Mitigation Measures Required from Previous Environmental Documents: Mitigation Measure 4.4.2 fmm the 1998/99 SEIR 2010 Base Case Plus Phases II and III Intersection (Airport) requiring a financial contribution to the Oyster Point Interchange project sponsored by the City. The Applicant provided $8.5 million and this mitigation is completed. Mitigation Measure 4.4.3 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Intersection (Dubuque) requiring a financial contribution to the Oyster Point Interchange project sponsored by the City. The Applicant provided $8.5 million and this mitigation measure is completed. Mitigation Measurz 3.1-Sa and b from the 2005 SEIR -Intersection queuing 2010. -67- Terrabay Phase III Project Initial Study - 58 Mitigation Measure 3.1-9a and b from the 2005 SEIB -Intersection queuing 2020. Mitigation Measure 3.1-10 from the 2005 SEIR - On Site Circulation. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: Mitigation Measure 4.4-6 from the 1998/99 SEIR Roadway Widths. Mitigation Measure 4.4-7 from the 1998/99 SEIR -Turnaround Sizes. Mitigation Measure 4.4-8 from the 1998/99 SEIR -Phase II Residential Parking. Mitigation Measure 4.4-9 from the 1998/99 SEIR -Overflow Parking. Mitigation Measure 4.4-10 from the 1998/99 SEIR -Potential Commercial Parking Shortfall. Mitigation Measure 4.4-11 from the 1998/99 SEIR - Pedestrian and Birycle Access and Trail Head Parking. Mitigation Measure 4.4-12 from the 1998/99 SEIR -Potential Storage Deficiencies Between Intersections. Mitigation Measure 4.4-13 from the 1998/99 SEIR -City Hook Ramp Project Freeway Mainline (required an override). Mitigation Measure 4.4--14 from the 1998/99 SEIR -City Hook Ramp Project Freeway Ramps (required an override). Mitigation Measure 3.1-2 from the 2005 SEIR -Intersection Level of Service 2010. Mitigation Measure 3.1-6 from the 2005 SEIR -Intersection Level of Service 2020. Mitigation Measure 3.1-11 from the 2005 SEIR - On Site Parking. Finding: The 2008 Project would not result in any new or increased impacts with respect to Transportation and Circulation from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIR and the 2006 Addendum. Two traffic scenarios were evaluated that represent the extremes in potential Project trip generation. In all likelihood the 2008 Project would fall somewhere in between the addition of 58 daily round trips to/from the site and the reduction of 64 daily round trips to/from the site. Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. The analysis does assume the most conservative scenario that being R&D use and some trip generation associated with the retail uses. No significant new or additional mitigation measures would be required for the 2008 Project. The 2008 Project would not substantially increase the severity of any of these impacts, nonetheless, would still require the 2008 Project to restate and re-adopt the Findings of Overriding Considerations for three significant and unavoidable impacts. The three impacts are: -68- Terrabay Phase III Project Initial Study - 59 Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. Potrntially Significant Potentially Unless I.ess'Ihan Significant Mitigation Significant No Impact Iamtporated Impact Impatx 16. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? ^ ^ ® ^ b) Reguire or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ^ ^ ® ^ c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? ^ ^ ® ^ d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? ^ ^ ® ^ e) Result in a determination by the wastewater treatment provider, which serves or may serve the project's projected demand in addition to the provider's existing commitments? ^ ^ ® ^ f) Be served by a landfill with sufficient pemutted capacity to accommodate the project's solid waste disposal needs?) ^ ^ ® ^ g) Comply with federal, state, and local statutes and regulations related to solid waste? ^ ^ ® ^ Analysis a, b and e) The 2005 SEIR analyzed wastewater impacts on a more intense land use proposal. The 2006 Project Applicant has paid the City a fair share amount for the inspection (televising) of the storm drain and sanitary sewer lines in Airport Boulevard (Mitigation Measure 3.4-8 2005 SEIR). The Engineering Division completed the study and has found that there is adequate capacity to serve the 2006 Project and cumulative development (Ray Razavi, City Engineer, August 17, 2006). The Engineering Department reviewed the 2008 Project and did not identify any new impacts associated with the addition (Sam Bautista, Senior Ciry Engineer, June 30, 2008). -69- Terrabay Phase III Project Initial Study - 60 c) The existing 48-inch storm drain system in Airport Boulevard was designed and constructed to accommodate the 100-year storm event. The 48-inch line connects to a 60-inch culvert which crosses under U.S. 101. The 60-inch culvert drains to a concrete lined channel that discharges to the Bay. The downstream system is sized to accommodate the 100-year event. (Corolett, 2005 whom was the City's engineer for the storm drain improvements). Additionally, as a matter of law, the 2008 Project shall comply with the NPDES Municipal Storm Water Permits including the C-3 requirements and as a matter of procedure will be included in the approved 2006 SWPP. The 2008 Project does not change these conditions. No new impacts or mitigation measures are identified. d) The Terrabay Project installed a water tank for the Terrabay project as a part of Phase I. The Project also constructed the water distribution system and pump house on the Phase III site. Cal Water has provided the project with a will serve letter (Appendix F of 2005 SEIR) which is based on a more intense land plan. The incremental change represented in the 2008 Project does not alter these conditions. f and g) The Project is required through conditions of approval to provide recycling and waste diversion (2006 approvals). The same conditions of approval apply to the 2008 Project. Mitigation Measures Required from Previous Environmental Documents: None. Mitigation Measure 3.4-8 2005 from the SEIR is complete. Mitigation Measures from Previous Environmental Documents that do not apply to the 2008 Project: None. Finding: The 2008 Project would not result in any new or increased impacts with respect to utilities and service systems. No new or additional mitigation measures would be required for the 2008 Project. Potentially Po[entially Significant Unless Less Than Significant Impact Mitigation Signifipnt No Inco[ponted Impact Impact 17. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number ox restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ^ ^ ® ^ b) Does the project have impacts that are individually limited, but cumulatively considerable? -70- Terrabay Phase III Project Initial Study - 61 ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Findings: The 2008 Project would not result in any new impacts or substantially more severe impacts as compared to those identified in the 2005 SEIR and 2006 Addendum which supplement the 1998/99 SEIR, 2000 Addendum, 1996 SEIR and the 1982 EIR. Significant and unavoidable impacts were identified, analyzed, and mitigated to the extent feasible in prior CEQA documents. The 2008 Project would not increase the severity of any of those impacts. Nonetheless, Findings of Overriding Considerations will be re-adopted for four significant unavoidable impacts adopted by the City Council February 1999, 2000 and 2006 relating to air quality and traffic. The impacts are: 1. Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality. 2. Impact 4.41 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. 3. Impact 4.44 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. 4. Impact 4.45 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. -71- Terrabay Phase III Project Initial Study - 62 REF"ERENCES Corlett, Adrian. BKF. Email correspondence February 27, 2005. Environmental Collaborative. 2005. Review of Biological Issues Initial Study for North Peninsula Playa Project South San Francisco, California. March 1, 2005. Holman, Miley. Holman & Associates. Personal communication January 3, 2005. PHASE ONE, Inc. 2003. Update Report Northwest Corner of Sister Cities Blvd. and Bayshore Blvd. South San Francisco, California. Prepared for Myers Development. February 24, 2003. City of South San Francisco. 2002. South San Francisco General Plan. Prepared by Dyett & Bhatia. Adopted October 13, 1999, as amended December 2002. City of South San Francisco. 1999 Terrabay Phase II and III Final Supplemental Environmentallmpact Rapon. January 1999. City of South San Francisco. 1998. Final Terrabay Specific Plan. October 16, 2000. Prepared by Myers Development Company. City of South San Francisco. 1998. Terrabay Phase II and III Draft Supplemental Environmental Impact Report. July 1998. City of South San Francisco. 1996. Terrabay Specific Plan and Development Agreement Extension Draft Supplemental Environmentallmpact Report. January 1996. Prepared by Wagstaff and Associates. City of South San Francisco. 1996. Terrabay Specific Plan and Development Agreement Extension Final Supplemental Environmentallmpact Report. Prepared by Wagstaff and Associates. City of South San Francisco. 1982. Terrabay Development Project Draft Environmentallmpact Report. August 1982. Prepared by Environmental Impact Planning Group. URS. 2001a. Geotechnical Exploration, Terrabay Phase III Development, South San Francisco, California. February 12, 2001. URS. 2001b. Report Geotechnical Design Criteria Terrabay Phase III Development, South San Francisco, California. March 16, 2001. U.S. Geologic Survey. 199. Earthquake Probabilities in the San Francisco Bay Region: 2000-2030 - A Summary of Findings, Working Group on California Earthquake Probabilities, Open File Report 99-517. Wetland Research Associates. 2000. Wetland Mitigation Plan, Oyster Point Hook Ramp, South San Francisco, California, COE File Number 23533S. September 2000. Wetland Research Associates. 2004. Letter to Mr. Ed Wylie, U.S. Army Corps of Engineers, Regulatory Branch, from Tom Fraser, Principal, July 21, 2004. -72- S ARY OF FINDINGS AND MITIGATION MONITORING AND REPORTING PRO GRAM -73- 2008 ADDENDUM FINDINGS TERRABAY PHASE III Aesthetics The 2008 Project would not alter the clustering of that approved in 2006. The 2008 Project would not introduce residential uses or a significant addition of lighting to the site. No new or additional mitigation measures would be required for the 2008 Project. Moreover, the following conditions continue to exist for the 2008 Project: Slightly reduced lighting impacts from those identified in the 2005 SEIR because there were no impacts associated with residential land uses; No conflict between night lighting and residential uses; and, the Project clustering leaving the majority of the site open with views of the Mountain. Agriculture There are no agricultural resources on the Project site. There are no impacts to agricultural resources and no mitigation measures are required. Air Quality The 2008 Project slightly increases the amount of criteria air pollutant from those identified in the 2006 Addendum but not by a substantial amount. This impact would be less than significant. Ozone and PM,o would remain a Significant and Unavoidable Impact as identified and fiilly analyzed in the 1998/99 SEIR, the 2005 SEIR, and the 2006 Addendum. The 2008 Project would not substantially increase the severity of this impact, nonetheless, the 2008 Project will restate and xe-adopt the Findings of Overriding Considerations for the following impact: Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Aix Quality. No new or additional mitigation measures would be required for the 2008 Project. Greenhouse Gas The 2008 Project slightly increases the amount of greenhouse gases from those calculated for the 2006 Project but not by a substantial amount. This impact would be less than significant. No new or additional mitigation measures would be required for the 2008 Project. Biological Resources The 2008 Project would not result in additional impacts over what was identified in the 1998/99 SEIR on biological resources. Moreover, as s a result of clustering the Project in 2006, the 2006 Project impacts axe considerably less than those identified in the 1998/99 SEIR, as documented in the 2005 SEIR and 2006 Addendum. The majority of the wetlands on the Phase III site have been preserved, the viola has been preserved and wetlands have been enhanced. The requisite United States Army Corp of Engineers and California Department of Fish and Game permits has been secured and the wetlands restoration is underway and being monitored by the City. These activities have been completed or implemented as apart of the 2006 Project. No new or additional mitigation measures would be required for the 2008 Project. Terrabay 2008 Addendum Findings July 17, 2008 Pagel _75_ Cultural Resources The 2008 Project would be located above ground floor retail in an area graded in 2007, and in the center of the Development Parcel. The 2006 Project did not result in any impacts to archaeological, cultural or historical resources. Miley Holman, archaeologist was on the Project site during grading of the Buffer Parcel, as required by the 1998/99 SEIR and the MMRP. No archaeological or historic remnants were found. No burials or artifacts were discovered. Grading and development in archaeological sensitive areas was completely avoided. No additional mitigation measures would be required for the 2008 Project. Geology and Soils The 2008 Project would not result in any new or increased impacts with respect to geology and soils from those identified in the 1998/99 SEIR and as restated in the 2005 SEIR. The 2006 Project resulted in less site disturbance than analyzed in the 1998/99 SEIR. The 2008 Project would not affect these conditions. The geotechnical mitigations required in the MMRP are being implemented and monitored by Cotton Shires Associates and the same mitigations would be applicable to the 2008 Project. No new or additional mitigation measures would be required for the 2008 Project. Hazards The 2008 Project would not result in any new or increased impacts with respect to hazards from those identified in the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or its 2006 Addendum. No new or additional mitigation measures would be required for the 2008 Project. Hydrology and Water Quality The 2008 Project would not result in any new or increased impacts with respect to hydrology from those identified in the 1998/99 SEIR, the 2005 SEIR and the 2006 Addendum. The City did re-evaluate storm water/waste water and as noted by the City Engineer adequate capacity does exist in the existing infrastructure for the Project and cumulative development. No new or additional mitigation measures would be required for the 2008 Project. Land Use The 2008 Project would require only minor text amendments to the Terrabay Specific Plan. The Project is otherwise consistent with applicable plans. Therefore, there are no land use impacts associated with the 2008 Project. Mineral Resources There are no mineral resources on the Project site and therefore there are no mineral resource impacts associated with the 2008 Project. Noise The 2008 Project would add 54 trips to the Project site which would not result in any new or increased impacts with respect to noise from those identified in the 1998/99 SEIR, 2000 Addendum, the 2005 SEIR and the 2006 Addendum. No new or .additional mitigation measures would be required for the 2008 Project. Terrabay 2008 Addendum Findings July 17, 2008 Page 2 - 7 6 - Population and Housing The 2008 Project would not result in any new ox increased impacts with respect to population and housing nor did the 1998/99 SEIR, 2000 Addendum, 2005 SEIR or the 2006 Addendum identify any impacts associated with population and housing. No new ox additional mitigation measures would be required fox the 2008 Project and none have been required as a part of the previous environmental review. Public Services The 2008 Project would not result in any new ox increased impacts with respect to public services from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIK or the 2006 Addendum. No new or additional mitigation measures would be required fox the 2008 Project. No impacts associated with parks and open space are anticipated. The project has constructed the Terrabay Recreation Center and has or is in the process of dedicating over 400 acres fox open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as open space. Recreation The 2008 Project would not result in any new or increased impacts with respect to recreation and open space. The Terrabay Project has constructed the Terrabay Recreation Center and has ox is in the process of dedicating over 400 acres for open space and recreational use including the Preservation Parcel (26 acres), the Recreation Parcel (6.3 acres) and Juncus Ravine and remaining parcels (400 acres) as open space. The 2006 Project is constructing a 100 child day care center. No new ox additional mitigation measures would be required for the 2008 Project. Traffic and Transportation The 2008 Project would not result in any new or increased impacts with respect to Transportation and Circulation from those identified in the 1998/99 SEIR, the 2000 Addendum, the 2005 SEIR and the 2006 Addendum. Two traffic scenarios were evaluated that represent the extremes in potential Project trip generation. In all likelihood the 2008 Project would fall somewhere in between the addition of 58 daily round trips to/from the site and the reduction of 64 daily round trips to/from the site. Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. The analysis does assume the most conservative scenario that being R&D use and some trip generation associated with the retail uses. No significant new or additional mitigation measures would be required for the 2008 Project. The 2008 Project would not substantially increase the severity of any of these impacts, nonetheless, would still require the 2008 Project to restate and re-adopt the Findings of Overriding Considerations for three significant and unavoidable impacts. The three impacts axe: Terrabay 2008 Addendum Findings July 17, 2008 Page 3 _ ~ ~ _ Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. Utilities and Service Systems The 2008 Project would not result in any new or increased impacts with respect to utilities and service systems. No new or additional mitigation measures would be required for the 2008 Project. CONCLUSION The 2008 Project would not result in any new or substantially more severe impacts as compared to those identifed rn the 2005 SEIR.and 2006 Addendum which supplements the 1998/99 SEIR, 1996 SEIR and the 1982 EIR. Significant and unavoidable impacts were identified, analyzed, and mitigated to the extent feasible in prior CEQA documents. The 2008 Project would not increase the severity of any of those impacts. Nonetheless, Finding of C-verriding Considerations will be re-adopted for four significant unavoidable impacts adopted by the City Council February 1999, 2000 and 2006 relating to air quality and traffic. The impacts include: 1. Impact 4.5.2 from the 1998/99 SEIR Changes in Long Term Air Quality. 2. Impact 4.4-1 from the 1998/99 SEIR 2000 Base Case Plus Phases II and III Freeway Impacts. 3. Impact 4.4-4 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Freeway Impacts. 4. Impact 4.4-5 from the 1998/99 SEIR 2010 Base Case Plus Phases II and III Ramp Impacts. MITIGATION MONITORING AND REPORTING PROGRAM The Adopted 2006 Mitigation Monitoring and Reporting Program (City Council Resolution # 82-2006) contains all the mitigation measures required of the Terrabay Phase III Project, including the 2008 Project increment. 1120874.1 Terrabay 2008 Addendum Findings July 17, 2008 Page 4 _ ~ 8 _ c e~ 1 a a C'q co 0 O N `_ y a 0 W ti W ~. m o ~~ .y C ~ UU p so m c c Z c n ~ y ~ ~•~ lE y C9 U c3 ~,,, C N ' ' a 5 u °' ° a'C ~ Y N y U U i C ~C J 4 d p may., ~ ~~'_ > ~ ~ c V c y cF o~ p. e '" 2 W o~e m ~ ~~r' ~ ~ V1 O .~ .~ Vl 3 ° °' O ~i 0. .C. m U 0 ~[I F ~D ~ ~ Q y y O O U Z h F ~ N C a ~ o ~ a o °'o o oci °~ i ~ ~ c 'fl ~ .~ ~ °U' '~~' y ° ~ m .. ~ aU+ F ^~ C O~ '~~' G U d C~ p N ~ id m H N O .tom.. H C ~ t.: ~~ .p ~ ~' U p U 0., ,_, ~, ~ d ~ ~ C y 'O •C y ~ .~ •p 'n ~ ~ i ~ a G O ' O ~ U •^ F R F. r. . b m . 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Dp "' ~ ~ ~ y . a ~ .L c y {y. ,o ,o ~ ~ ^ h +" O 'F y E . . Q C ~w d 0 ~7 ~p ~ r . ~ =% 4: ~ ~ ~ ~ ~ o •~ N .~ ~ O w h~ ~~ R ' ' C O y G O ~' "C' .~+ ~ i0 N O N U L 7 3 ~~ ~ .~ N w~ N Q O m w C~ O F~ `~ m 2 ~ ~ _0. d ~ ca O ~ c N ~ `•9 w ~ yd. c ~ ~ ~ O Q ~ ~ y y ^-p DDS . F ~ •O •C ~ ti C O ~ ~ . ~ W ~ °' at°i a~i O R y ~° m c ~ ~z y ~.~''~wx ° °' U ~ d ~ ~ ~ a ~•o~ ° 'U ' Z O o ~ U 3:~ w„ ~y ~' U ~ ca 'y = 3 ~ ` {Z `° o i ~ N ~ W ~ l p ~ 3 0 O ~ U C Q C w ~ O J '^ O a U R o .+ ~ ~, U o '° a, 3E ~ ~... ~ W A O ~ ~ ~ Q Q N O ~ ~ U ~ ~ ~ y ` ~ N ~ =o 3 ~~ T V -100- ~iPPENDIX Air Quality, Miller Consulting Traffic, Crane Transportation Group -101- AIR QUALITY AND GREENHOUSE GAS REPORT APPENDICES Greenhouse Gas Calculations 2006 Addendum GHG Summary Emissions 2006 Addendum Electrical Use 2008 Addendum GHG Summary Emissions (Ancillary) 2008 Addendum Electrical Use (Ancillary) 2008 Addendum GHG Summary Emissions (R&D) 2008 Addendum Electrical Use (R&D) URBEMIS Results Existing 2006 Addendum Annual Existing 2006 Addendum Summer Existing 2006 Addendum Winter 2008 Addendum Annual (Ancillary) 2008 Addendum Summer (Ancillary) 2008 Addendum Winter (Ancillary) 2008 Addendum Annual (R&D) 2008 Addendum Summer (R&D) 2008 Addendum Winter (R&D) -103- Greenhouse Gas (GHG) Emissions Calculations Project Name: Terrebay 2008 Greenhouse Gas (GHG) Emissions from Area Sources and Vehicles Annuel Emissions pounds (Ibs.) Tons Metric Tons URBEMI52007 Area Emissions 2,080,480 1,040 944 URBEMI52007 Vehicte Emissions 21,993,920 10,887 8,978 Total Emissions (area souroos + vehlales) 24,074,400 12,037 10,920 Indirect Greenhouse Gas (GHG) Emissions from Project use of Electricity (Power Plant Emissions) • Estimated Project Annual Electrical Use: 9,250,213 kWh (kilowatt hours)/year 9,250 mWh (megawatt houra)/year Annual C02 Annual Emission Factor Project GHGs Equivalent C02 Equivalent Indirect GHG saes IblmWh Electri ' mWh metric tons Fedor Emissions (metric to Carbon Dioxide (C02) 524 9,250 2,199 1 2,199 Nitrous Oxide (N20) 0.0037 9.250 0.0 298 5 .._..___,...,., nma~ 9.250 0.0 23 1 __ Total Annual Greenhouse Gas (GHG) Emission from Project Operations --All Sources (C02 equivalent Metric Tons) Area Souross 944 Metric TonsNr C02e emissions Vehicles 9,978 Metric TonslYr C02e emissions Electrical Use 2,204 Metric TonslYr C02e emissions Totals 13,124 Metric Tona/Yr C02e emissions Total Annual Greenhouse Gas (GHG) Emission from Project Construction --All Sources (C02 equivalent Metric Tons) Tons from URBEMIS Metric Tons 2008 851 883 2009 678 613 2010 5 < Total Construc0on 1,832 1,481 Average Per Year 544 494 Notes and References: Total Emissions from Indirect Electricity Use Formula and Emission Factor from TM Cal'rfomia Climate Action Registry Report Protocol 2008 Pg. 32 (CCARRP) gives Equations Pg. 85 (CCARRP) gives C02 equivalency fedora Pg. 87 (CCARRP) gives Methane end Nitrous Oxide electricity emission factors (IbslmWn) Methane - 0.01)87 (Ibs/mWh) Nitrous OxWe - 0.0037 (Ibs/mWh) PG&E Carbon Footprim Calculator gives C02 output emission rate (IbsAcVJh) 0.524 IbslkWh Ibslmetric ton =2204.82 Percentage of 25,000 52.5% Percentage of 174 Million 0.008% -104- Annual kWh Calculations for Project Emissions of Electricty Used by the project Project Name: Terrabay 2006 Project Total GHG Emissions From Commercial Electricity Use Average monthly consumption (kWh) Office* square footage** kWhours per year (kWh/sq ft/Year) 12.95 665,028 8,612,113 Quality Restaurant* square footage** kWhours per year (kWh/sq ft/Year) 47.45 7, 000 332,150 Retail* square footage** kWhours per year (kWh/sq ft/Year) 13.55 18,000 243,900 Child Care* square footage** kWhours per year (kWh/sq ft/Year) 5.9 5,000 29,500 Performing Arts Facility* square footage** kWhours per year (kWh/sq ft/Year) 10.5 3,100 32, 550 Total 698,128 kWhours per year 9,250,213 *Electricity Usage Rates from Table A9-11-A South Coast AQMD CEQA Air Quality Handbook 1993 -Usage Rate is Average for SCE and LADWP **Based on project description -105- Greenhouse Gas (GHG) Emissions Calculations ProjectNarre: Terrabay2008Ancilary Greenhouse Gas (GHG) Emissions from Area Sources and Vehicles _-- Annual Emissions ) pounds (Ibs.) Tons Metric Tone URBEMIS2007 Area Emissions 2,119,060 1,060 961 URBEMIS2007VehiGeEmissions 21,630,080 10,915 9,902 Total Emissions (areasources+vehicles) 23,949,140 11,976 10,863 Indirect Greenhouse Gas (GHG) Emissions from Project use of Electricity (Power Plant Emissions) Estimated Project Annual Electrical Use: 9,219,056 kWh (kilowatt hours)7ear 9,219 mWh (megawatt hoirs)/year Annual C02 Annual Emission Factor Project GHGs Equivalent C02 Equivalent IndireG GHG saes IblmWh Electrid mWh metric tons Factor Emissions metric toi CarbonD'pxide(C02) 524 9,219 2,191 1 2,191 Nitrous O>ade (N20) 0.0037 9,219 0.0 298 5 .. _..___.~~., nnrv;~ A91n 0.0 23 1 Total Annual Greenhouse Gas (GHG) Emission from Project Operations --All Sources (C02 equivalent Metric Tons) Area Sourees 961 Metric Tons/Yr C02e emssions Vehicles 9,902 Metric Tons/Yr C02e emissions Electrical Use 2,186 Metric Tons/Yr C02e emssions Totai~ 17,060 Metric Tons/Yr C02e emssions Total Annual Greenhouse Gas (GHG) Emission from Project Construction -All Sources (C02 equivalent Metric Tons) Tons from URBEMIS Metic Tons 2008 951 863 2009 686 622 2010 5 4 Total ConsWdion 1,642 1,489 Average Per Year 547 496 Notes and Refirences: Total Emissions from Indirect Eledridty Use Fortrula and Emission Factor fiom The Caifomie Climate ACion Regstry Report Protocol 2006 Pg. 32 (CCARRP) fives Equations Pg. 85 (CCARRP) gires C02 equivalency factors Pg. 87 (CCARRP) gives Methane end Nitrous O>ade electridty emission factors (Ibs/mWh) Methane - 0.0067 (Ibs/mWh) Nitrous 0>ade - 0.0037 (IbslmVNt) PGBE Carbon Footpint Calarlator gNes C02 output emission rate (bslkWh) 0.524 IDSIINvh Ibslmetric ton = 2204.62 Percentageof25,000 52.2% Perrsntage of 174 MiNion 0.006% -106- Annual kWh Calculations for Project Emissions of Electricty Used by the project Project Name: Terrabay 2008 Ancillary Project Total GHG Emissions From Commercial Electricity Use Average monthly consumption (kWh) Office* square footage** kWhours per year (kWh/sq ft/Year) 12.95 662,528 8,579,738 Quality Restaurant* square footage** kWhours per year (kWh/sq ft/Year) 47.45 7, 000 332,150 Retail* square footage** kWhours per year (kWh/sq ft/Year) 13.55 17,009 230,472 Child Care* square footage** kWhours per year (kWh/sq ft/Year) 5.9 5,644 33,300 Performing Arts Facility* square footage** kWhours per year (kWh/sq ft/Year) 10.5 4,133 43, 397 Product Design Studio square footage** kWhours per year (kWh/sq ft/Year) 4.35 15,007 65,280 Total 711,321 kWhours per year 9,219,056 *Electricity Usage Rates from Table A9-11-A South Coast AQMD CEQA Air Quality Handbook 1993 -Usage Rate is Average for SCE and LADWP **Based on project description -107- Greenhouse Gas (GHG) Emissions Calculations Project Name: TeRabay 2008 R8D Greenhouse Gas (GHG) Emissions from Area Sources and Vehicles ~ Annual Emissions I pounds (Ibs.) Tons Metric Tons URBEMIS2007 Area Errvssions 2,119,060 1,060 961 URBEMIS2007 Vehicle Emissions 22,127220 11,064 10,037 Total Emissions (areasouroea +vehlcles) 24,246,280 12,123 10,898 Indirect Greenhouse Gas (GHG) Emissions from Project use of Electricity (Power Plant Emissions) Estimated Roject Annual Electrical Use; 9,219,058 kWh (kiowatt hoursyyear 9,219 mWh (megawatt horrsyyear Annual C02 Annual Emission Favor Project GHGs Equivalent C02 Equvalent Nitrous Oxide (N20) 0.0037 9,219 0.0 296 5 ue~r,~oe rcue~ 00067 9219 0.0 23 1 _ Total Annual Greenhouse Gas (GHG) Emission from Project Operations --All Sources (C02 equivalent Metric Tons) Area Sources 961 Metric Tons/Yr C02e emssions Vehicles 10,037 Metric Tons/Yr C02e missions Electrical Use 2,196 Metric Tons/Yr C02e emssions Total= 13,184 Metric Tons/Yr C02e eniasions Total Annual Greenhouse Gas (GHG) Emission from Project Construction --All Sources (C02 equivalent Metric Tons) Tons from URBEMIS Metric Tons 2008 951 863 2009 686 622 2010 5 < Total Construction 1,642 1,489 Average Per Year 547 496 Notes and References: Total Errdssioru from Indirect Elearicity Use Formula and Emission Factor fiom The Caitomia Clenate Action Regstry RepoA Protocol 2006 Pg. 32 (CCARRP) gires Equations Pg. 85 (CCARRP) gees C02 equNalency factors Pg. 87 (CCARRP) gires Methane and Nitrous Ozde electricity emission factors (Ibs/mWfi) Methane - 0.0067 (Ibs/rrtMt) Nitrous Oxide - 0.0037 (Ibs/mWh) PGBE Carbon Footpint Calalator ghres C02 output emssion rete (bsAcWh) 0.524 Ibs/kVvh Ibs/metric ton = 2204.62 Percentage of 25,000 52.BWo Percentage of 174 Mitlion 0.008% 1 ~ g Annual kWh Calculations for Project Emissions of Electricty Used by the project Project Name: Terrabay 2008 R&D Project Total GHG Emissions From Commercial Electricity Use Average monthly consumption (kWh) Office* square footage** kWhours per year (kWh/sq ft/Year) 12.95 662,528 8,579,738 Quality Restaurant* square footage** kWhours per year (kWh/sq ft/Year) 47.45 7, 000 332,150 Retail* square footage** kWhours per year (kWh/sq ft/Year) 13.55 17,009 230,472 Child Care* square footage** kWhours per year (kWh/sq ft/Year) 5.9 5,644 33,300 Performing Arts Facility* square footage** kWhours per year (kWh/sq ft/Year) 10.5 4,133 43,397 Product Design Studio square footage** kWhours per year (kWh/sq ft/Year) 4.35 15,007 65,280 Total 711,321 kWhours per year 9, 219,056 *Electricity Usage Rates from Table A9-11-A South Coast AQMD CEQA Air Quality Handbook 1993 -Usage Rate is Average for SCE and LADWP **Based on project description -109- a N Of N Oi ~ O y o ~ N f6 ~ ti N C O .~ n O N w ~E N '~ ~o a~ N C O 1- N O d N y C O .N .~ W 7 C C a O C .a O U v N T 3 U rn c ~X W >. to c6 H N _T f0 C g ~, .~ (6 N H U C w C W ~ ~ O O N T J Z ~ M C nj N ~ 3 ~ U ~ O ~ ~ U r-. 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'OV d C U N C'') j N ~ .~- .-• u p ~ C c a m ~ '~ c o ~ c N O ~ ~ N ~ e- C N 4 .O O C C O ~ S ~ u N C N C ~ ~~ R C c ~j L C ~ C U 'y m c LL 3 U R R ~ C C ;6 t Q d 6 ~ ~ m d g • 115- ~ ~ O F n i ~~ t m ~ ~ ~ d a 1° Of N ~ ~ N ~ ~ ci ~ - o u°J ~ a a ~ a ` W O N N r°Di ° a° O O ~ r O O O O 0 0 0 0 O O O O o O O O O O O O O ~ ~ ^ r O O O 1 1 O I 0 O^D 0 O 0 O 0 OOD c G o w O ;e ~ - i 1 ° ° ~ O E o ,~ i M E ,°k E a~i c°Q' ~ ~ tD O C O O O fD O C O O O 10 ~ O f~ 00 G .~ y .O D) 0) ~ U y y 1 C ~ t N U 02 y t0 D d Y= J f0 0) o d N F N O e - j ~ N I ~ ~ o 0 o o 3 3 ~ 3 ~ c ~ m _0 t_ L 3 3 L_ 3 ~ J N U y ~ C ~ C ~ ~ `m a L L N N d N J ~ o ~ U j, ~ N `1 o o N `o U 0 ~ S s L spa R d ~ ~ y ~ J ~ m ~ C C ~ ~ m C ~ ~ z ~ z ~ ~ ~ v :~ ¢ ~ -116-a a N ~ rn rn n n rn O N W ~ t~9 [7 ~ t~ 0 N OJ 01 O N O N M N O 000 a o 0 o ri o ri o °o v ~ ~ o ti r2 O r r T O N a N O 0 O O O O O O r (n O O O O O O ~ O t0 ~ '? 'R O^7 O O O M O N r O N L d f0 O1 X O ODD O N O N ~E Z o o r o o c ~ ~ O t0 00 ~ O O ~ Q. 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W rn . ~ t a ~ ~ W m -o m ~ m -o N ~ c ~ = W c > ~ O c > ~ a r a ~ a a a W U ~ Z Q ~ ¢ ~ j F N N (A fA to ~ Z O ~y ~ ~ c c E N O O O ~ J ~ J LL O J 2 F ~ a ~ I~ ~ (n p V o N o N ° N ~ Q H nW. _ 1 1 0- O O H ~ (n O H o V ~ a Lx W a ~.~I ao o ao v m ao o ao v ~o ~ u~ v o o m n n o v o N n o v o N v v ~o ~ ~ ~ ~ co ~ CEO O O _M N ~ O O ~ N t0 (C ~ r0 t0 t0 a C N N O r N O r CD Op 11 r OD Op I~ r C7 C7 O C7 M O r '- r r r r N N N N N Q1 (O n (O O OOOf~~~ Q1 tp n fD O N N N O tD tD fD O r r et aD aO O ~ r ~ aD aD O ~ W O O aD aD 00 O ~ ~ ~ r ~ O a M r O O O O O O O O O O O~ O O ~ M O ~ O O ~ C7 O N N N O t0 t0 fD O nv7Jl ~O O a0 f0 O 1n O aO (O O O Of 01 O c0 oD aD O n O t[1 O n O u7 O O O O O O O O O 01 CO O M O OOO~~~II 01 (O O f") O O O O O O O O O (O '~t O N O t0 of O N O O O O O O O O O ~ ~ O O O ~ ~ G O O O O C O O O O C n o co r> ~y n o co ch r r o v v o•~ O O N O CO O .°°=~~1 O N O aD O O O O O T O~ T O ~ ~ N f0 O ~ ~ N f0 O O O O C O fD O f"1 N O t0~ (O O fh N O O O O O M f7 M O r O O e- O 0`'D]I r O O r O O O O O T O O O aD O N cD O OJ O N t0 O O O O O O O O O ~ O O O O O O O O O O O O N O n O O N O n O O O O O O O O O ~ ~ O O O ~ ~ O O O O O O O O O O O 01 O O O) O ppp~~~ W O O O) O O O O O O O O O r r O O ~•- O ay r O O r O O O O O O O O O O O O O O d O O O O O O O O O O O O O O O fh O (O O O M O t0 fD t0 n n N u7 N O Q~ f~ ~ ~ N O T h ~[> n n ~ N •7 ~f M .- ~ o ao ~ r n o ao ~ r of ai ao .= ai of co r ~ O f~7 N 01 ~ O M N W W O N n f0 fD O n tD O n ao O CO O n ao O r r r O O O T O ai c ~ o ai o n o 0 0 0 o ao ao 00 0 D1 M t0 01 C7 (D N N N r .- r N O N O O N O N 117 lf~ n n c7 ~ N N oD ~ N O tD ~ O N O fC l0 O [") f") C7 O N N r O tt G a O) O ~ C) sf Q1 O N N N O N CV N O d N O T ap ~ ^ ~ ^ y d O O y ~ y ~ d O O N N O~ N N O O p C ~ N O fri _N y ~ O d y N N C N y O Q' O ~ d ~ N ~ N N . ~ ~ ~ ^ d H N G D ^ d H a °' o O O O ~ oo N co ~ ~ ~ ~ c Y o ~ °o ~ o `m ~ d o° ~ o a~ Qi M oD O O O) Ol O ° O o ^ O O ~ O o N ~ ~ ~ p~ o N ~ o o c c c c • ~ rn C rn C rn C o C O O ~ c 0 3 00 N N O ` ~ O) C : ~ N ~ f6 O (~ O ld O ~ O O) C •O c0 •O 'O f O N ~ fh N ~ r Of G O C N N r N N r O C O) C O pp ~ p~ O w O ` O O ~ ~ ~ U M ~ ~~ O (7 N y y y y y y y y >. ~ lO f`0 O N N N N N . 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N r O O O O pO~i O O O r r O r O O r r O O C O O O O O O O O O N f0 O ~~~qqq f0 n O O) O O N N O N O O ~ 'R N O O O O O O O O r r O r O O r r O O O O O O O O O O O O O O O OJ O O O O O O O O O~ O O O O O O O O O pO~~ O O G O O O O O pO~~ O O O N N O M n n{ n ao f0 M M M O M M O M ~ ~f O M O O WJ W N N M O O O O O O O r r O r O C r~ r r O O O O O O O O O O O O M tD O OOO~~~ O EO N r O O tt `cf O C7 O O ~ (G N N r O O O O O O O r r O r O O r r O O O O O O O O O N N O O fOJ ~O O V' N N N O N fy N O N O O O O O O CO~i N O O N O O O O pOJi O O O O O O O O G O O C O O O O O O G O 0 0 0 0 0 0 ~ ~ o a o 0 0 0 ~ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o cc u'~ rn m o n ao 0 0 0 0 O~ 0 0 o c N N O M ~O N O) ~> N ~ O O O O (DJ fD O f0 ~ r r O O O N ~ ~ r V ~ ~l'1 47 O 117 ~{{ ~ O ~ 'C fffDDDIII r U N N ^ O) C '6 N N O N EO M Of O O M N O~ O) O 01 tOJ t0 O tO a f` t0 ~O O t0 h r ClcvVdJ N ch W W N N O N ~Oyl N O N ~ n ~ O ~fi r O N n ~[) N O O O O G O C r r r r N d C LL M M N N r n CO f0 n N n ~ a n f0 N n O O M C7 ~[! t0 r O O) O) W tt t0 O OD r O 70 r :~ M M O N O O ~ 10 M O r n n n O n n O ^ M M M M O O O N ap O N pp O O O d W O O N O _N O N O O N O O N O N N d O N N O) N N y N N ^ cN M ^ ^ n ~ '' ^ a c N N c = rn o °' m M m 4 ~C V H H 4 f6 F_ N O iC F" ~ N O O O O ~ O O ~ a~ O1 00 (rm~^ o o m o o ~° v ~ °o o V Y ° o V Y c ~° ~ O ~ T ~ ~' ~ O O N ~ N O N ~ N p O ~ f`6 O l9`O ~ Q N N~ ° O O O ~ ~~' v rn rn o ~o a ~ o ~N N ~'i o, O^ 'm ~ a%° c c c c ~ >, o c c c T a; c yy T ?3 c c h^ d' OD ~ l0 ... ~ O D) ~ ~ 'O ~ f0 O) L t0 U t6 O) L N IL O E f>O R N f>0 ^ C 7 7 7 ^ C ~ O ^ C ~ O ~ 7 y o ~~ a s a a a an d ~-° m m m an d m a U N m m ¢ U N a E ~ N N >_ tq N> ~3 d> O d> O N .O-1 ~X `~ '~ ~~ a E l m ~ ~ ~a ~ a~~ ~ i ~¢ i=a -122-: T R N n 7 O L O O O w 'O l0 O tD ~ O O m o ~ ~ O Q ~ f0 .. • ~ O1 ~ ~ C y ~ N ~ N d ` ~ c o ~ v > ~ ~ s E -~ ' w ~ 2 j U ~ lD ~ W v ~ ~ ~ C > N O 4 ~ ~ ~ ~ ~ c ~ U a ti ~ O N o o r T d d O ~ w -~ 7 O ~ m o ~ ~ O O N 'O d 0 N d Q .~. _N 0 ~ ~ ~ G1 O co c m .. `v a~ ~ ~ m T J ~ Y d U ~ ~ ~ 1- W 0 E > w o 0 ~ ~ -123- N N C O .n U H d 3 } N d H T O O N O M W O O N c ~ °' C C t 'S U d W f- v m 0 N l0 a O T a N 7 L C O .Q U N d 0 m c .~ N d f9 G1 O O O N f7 i O O N O C `~ ~ E N ~ n m m a ~~ ~ ~ LL1 a g ~ ~ y ~ a ¢ O a o~ eo N 07 cc ~ 0 y o ~ N to w a n c ~ e o ~ m o ~ U E n L y y O d L O d ~ Q ~ ~ ~ O W ~ `-' c J ~ y iu ~ m ~ ~ ~ o ai c c Y c ~ y ~ ~ c y m a O ~ N ~ c .n N N ~ O ~ o U O c O r. m m (p N O ~ ~ U ,~ ~ (p ~ N ~ d N ~ G O ~ O U N N ~ (~ j N ~ rm- ~ y N y 'D ~ C ~ N O ~ lf) O O p O O N \ N ` ~_ y y = C 01 °o a ~ N y y Ol O C C ~~ c0 O c ~j U .o c c U ~~ ~ m m ~ - - N V ;O L a ~ ~ -124 0 u~ N O U O m m U N n y O O a u O F d ~ d `s ~ F •~ u U ~ s ~ m u a ~ u O) s ~ u N = C ~ G~ _ ~ O O L N O N ~ N ~ ~ a ~ t CL h Q ~ `py o 0 0 UUII rn ~ O ° n ~ ~ M a O O O O O O 0 0 0 0 0 0 p~ °o, °o °o ~<//~~II O O O rn n n M h , ~ ^ O O ~ ~ O ~ i ~ f`~') CO O O O O O O V' u7 ~ ~ N O . y y IO ~ N Oi w ~, E ~ d E N C 7 i E ~ o m ~ o U N d i0 ~ ~ Z c ~ ~ m E ~ cn N L H 3 .0. J ~ N C C F U , 2 2 J U Q ~ a C f a ~ o ~ 0 o u o : 0 0 ~ e ~ r 1D E i ''~ o e E ~ ; O ~ J O ~ C ~ 1 R U ~ ~ N ~ f0 O d ~ i N fC ~ O O j 3 3 i L L J .y .y :' U U 1 1 N N 1 ~ N ~ `o o i N N 1 O) Ol ~ .0. c~ c~ ' - 125-a c p v m rNi °v, °0 0 U ~ ~ O ~ I~ N ~ et O N N v ui ri ri w m N O ~ amp. O> O M d O e- ~- r O N ° o ° n M M (00 O CO Oi O O M a m r N O ~ u7 M O N O O O ~[> O fD (/1 O O O O O O ~ ~ M ~7 N c'7 U O t0 u7 V N O ~ u7 ~ O 'O d f0 O) .C X n N M O M O O T ~ N ~ Z o v v ~ o ~ ~ (~ f0 Q1 f0 GD O CO ~ O O M M ' Q. 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O N >+ I'- y ~ C ~ N ~ L y tJ U Q d IC O) N w N ` ~ L O C y ~ '€ C >, o .m u'' m C 'C -126-a -y v, u~ o o m ch ao ~ O N O C N ~ n O N 1n O ~ O st ~ N A aO ~ W O tD N l0 O) W T O 1~ O N U N ~ t0 O O O O ~+ ~ ~ O O O O O N t0 U C O Z d 01 W N M 1~ fD O D. 10 O (D O O O ~ ~ r N C N a N N ~ a N O ~ O O C ~ O O 'Q CMj ~ N o ~ c c N O O a n ~ o 00 O LL7 p~ oD Y ~ _ Y Y U f7 n O 2 N VV ,C7 10 H H ~ T O U U U > ~ Q ~ ~ 2 2 2 0 L t t L ~ L O) O 07 d ~O. .d. N ~ J _I J ~ J J -y o 0 0 0 0 0 m °o °o °0 0 0 0 0 0 0 0 ~ 0 0 T O O O N O O m c~ o m U y v, co o in o o ~ o E n m m rn o rn v n 0 a o i a U ~c v ~o o ~n o o ~ o o , n ce ui ~i v ~ n r m ~ M `~ ~~ c ~ o E Z E 0 U m u~ ~ 0 0 0 0 0 0 7 01 ~ ~tJ ~ OD N ~C> fV E ~ r) M E 0 U a Q~ 'Q N Q~ rn ~ 0 y o N f0 ~ a ~ ;~ 0 0 o rn o 0 ~+ 0 0 o n c o m m U 0 Z d r r r CO O ~ T O O O N O O ~ H Cy U d a H a 0 0 0 0 ~_ O O ri M Y U 2 H N ~ d N j ~ U m H d = ? m °0 ~` O _ U ~ ` C O O y t ~p r O L ~ _ ~ ~ ~ fp ~ ~n rn o t ~ n ui ai Q m v m E 0 S O. 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O t 0 i Q st O O F N m N f0 N N M jp f 0 h OO f7 O O O F- y O O O f`7 O •C O O O O ~ In n ao r I[i [D ri Z o ~ ~ c ~ c . ~' N N ~ N N ~ O O I O O O 'C O O O O O ~ 0 0 0 0 0 ~ `r ° v rn r i o ~ o ~ a o 0 J o. F- N O) c0 d U Q rn c w •~ N y ~ y Oy y ~ ~ 7 f~ U Q N 0) d t O _C y y f0 E ~ ~ ~ ~ c ~ o a -135-a -y ~ Ia O O fD M o0 ~ O N O O N ~ ~ N IC) cD 4'1 O 7 h N T a0 Il7 O O f0 N i6 OJ OJ OJ O h fD N i0 U w n ~ 0 0 0 0 ~+ . - .= 0 0 0 0 0 m m U C O Z - N O ~ N M n f0 O) T O O f0 O O O > f-' ICJ ~- N yC U d a y y ~ a a O °o o °0 0 °o_ v ~ y y O ~ a ~ o ~ O O y O a n lo°rJ 'o °° O LL7 pp O Y IL7 Y y U M n n ~ ~ ~ d V M 47 ~ ~ ~"' D_ Y Y ~' O U U U ~ 7 ~ ~ ` f6 f0 y L L L t O O y OJ 07 OJ d ~ .0, 01 ~ J ..J J ~ .l J m o 0 0 0 0 0 ~ °o °o °0 0 0 0 O O O O .- O O ~ O O O N O O ~p C7 O m U y v, co o ~n o o in o E n `O r~i rn o°DO o^i v rn 0 U ~ v, m o ~ o o u~ o r ~c oi ni v m r U C ~ O E Z E 0 U a~ o ~ 0 0 0 0 0 0 7 vi et ~ ~f! 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N N O O O N N O O O O O O fD C7 M O O O M M O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 t0 N O ap M N O OD C7 _ O rn v o r~ o o v o c~ 0 0 0 N r O O r O r O O r O O O O N O O O V' O T O 1f~ ~ O M M O N O) O h N O T O h N O N N O . . . . aD f7 O O M O C7 O O C7 O O O O O Op O W W O ap O O O O f`') M O (D N O O O N O O O O O O O O O O O O O O O O O O O O W O _N ~ G7 ~ d ~ D d N O y OD ` ~ .C M ~ w N d O N N 0 0-' 0 ~ m -~ °O O m ~ m ~ y ~ O f- d ~ O O O ~ ~ ~ ~ c o °o ~ o ~ d ~ l'7 O C C C C O ~ O O O ~ N > ~ 0 ~ N N C C C C O O > 'a ~ O 1 d t 6 C O ~ N A N r C G ~ O O O O O O O ~ M O (7 N N N a N ~ N y y y y C C N O N NCO vi N N r2 t0 r2 f0 ~ tO ~ O~ d N C LL C LL C lL C U LL C d F- d F- ~ OD f0 ~ C r N f6 ~ ~ ~O LLr a -- N - 13 9 - v ao co N aD o n n n o rn n o 0 o co ca o ~o ~O O~ ap ~ ~ O aD O t0 CD (O M O f7 I~ N O h ~ O O r- ~ O N ~ ~ N f`n7 T Obi ~ O V' ~ et O ~ (O ~ ~ l0 ~ M n O cq O N O O M _O N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O G O O O O O O O O O fD O M O N O O N_ _O N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O . . . . . . . . . . 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M O ~ ~ C7 01J O N O a0 O ~NOM1JI O N O aO O O O O O O T O) O ~ n ~ N ~O O n ~ N O O r r r O O O O O t~ O C7 N O tttppq~~ (G O M N O O O O O M M f`7 O r r O O r O ~ r O O r O O O O O Q1 O1 T O W O N (D O OD O N t0 O r r r O O O O O O O O eee---~~~ O O O O O O O O O O O 01 N O I~ O ~ N O n O O O O O O O O O ~ ~ O O O ~ ~ O O O O O O O O O O O r r r r _ m O O O O O O O 01 O O O O O O O O O O O r O r O O r O O O O O O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O M O (O O O M O fD (O In n n N O N O O I~ 41 f~ N O O f~ 1f1 n n ~ N ~ ~ C7 ~ n o ao io r nal n o ao ~o .= of of ao ~ rn of ao r ~ O M N QI ~ O C7 N T O W N n t0 (O O n tD O n ao O f0 O n ao O r r r O ~ T O1 O of o ~ o rn o n o 0 o c o o ai ao 0 O) M CD T M fD N N N r ~-- r r N O N LL~ O N O N 47 LL7 n n M ~ N N oD st N N O f0 1l7 O N O t0 ~ O M f'7 f7 O N N r O d' ~ O ~ T O V' O d' O~ O N N N O N N N O O1 O O O 00 ^ ^ N d O y N y O. 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CS C • C C O O •m C C O C C) ~' y •y ` N , y y ~` V -154-0 o a w w ~ ~ ~ N O M ~ ~ f`0') T IN O iG h M ~f M ~ O ~ 0 o rn ~ - ~ ~ v •c N 0 ~ N f 7 ~ ~ f0 LO P CD O fD w v o r1 • <0 0 o u7 ~ ~ ~ ~ ~ ~ ~ o fD Z C ~ ~ ~ ~ ~ T N N N N 1~ ~ O O O O O C O O O O O N r 0 ~ O N ' Q 0 1 M ~ O O N O O G CD ~Q N O) lG N C~ Q 01 c =a N ~7 y c ~ a y ~ ~ C d ! . y 7 U Q F Cl y N O O C y ~ ~ l Q ~ y l`6 ~ j f C ' C j~ 6 O) t O Q ~ ~ a ~ ( ~ ~ ~ O O t0 f`'! aD O O O O O O N ~ ~ O lV G O O O G ~ r N f~7 n O O p ~ ~ ~ r r r 7 > ~ U ~ m ~ o ~ H ~ Y ~ O i~ f6 >> 9 d r ~ U O ' C ~ ~ N O O ~ O 'Q n N O O O ~ O O O E Z ~ _ ~ ?~ aO O O O f0 N O O O N O O ~p N IO W W O O I~ f0 N M O ~ o °O m U - F U d ~ ~ ai E E ~ c 0 U 0 Z H ~ to O O O O O O O Q1 O O >+ ~ ~ O O O O O O O O I~ O O O fD ~ p• ~ ~ O U L 1~ ~, ~ N O O O Z y ~ ~ O X = N ~ O ~ O u' d C7 O d t ~ F. d T ~ N M I~ fD O ~ ~ ~ O O ~ ~ to O O O O O O O O N O O ~ ~ 4~ ~ N C E E ~ O ~ O _ rn ~' a`~i ~ y ~ a U Q Y W O O 3 N E O N N '~ N ~ ~ N a O ° O O o °O o 0 0 o ~ v ~ a " a ° ~ ~ o °o a ~ o w o c ° o r~ y • d ~ a ~ ° ~ c ~ Y E N O O ~ O ~ to ~ OD Y V w d fh ~ ~ 3 j ~ F C Q ~, O) 'y d V M ~ j 1- F ~ ' ~` N J O O ~' O P C c7 U U T T ~ ` I N N 7 G7 ~ E n O N > > = . m p = N G ~ j O U Q H h ~ N 2 N S 2 ~' m U C ~ m ~y ~+ •o 0 o m y ~ o in o o ~n o 0 E fO ~ rn °D rn v rn rn 0 r i a O ti U ~ ~c o in o o ~n o 0 ? fD M N ~ r ~ r ~- i6 ~ > ~ c m ~ E Z E 0 U m n o 0 0 0 0 0 0 ~ ~ ~ oD N ~ N N E O U ~ rn o r n ui of O " v d E 0 = c n o 0 O ^ ~ t M N ~ d ~ °~ E ~ o ' u~ _ m ~[ OD O O! j (D N N > f7 f7 d E 0 2 m N 7 L C A a a_ ~ ~ ~ m •~ w o a y ~ ~ U ~ ~ ~ ~ Q °' o Q~ ~ C J G H N N ~ d ~ ~ d N N C ~ ~ t ~ _C N N ~ ~ ~ U ~ O N m ~ a ~ ~ ~ n w .= ~ ~" o e F o ~ ~ o ~ ~ a ~156~' a a 0 N a 01 w 0 Qj o ~ N f0 n. ~ v, N C 0 .~ a~ O O N y .c CN m 0 a c 0 a O a a> y C O .~ N .~ W L N SC S C O U U 2.` ~U C Q T f6 D (6 N N (6 Z ... 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O D O .~ y o o `m °O m ~ ~ O a N y ~' ~-' '~ C ~ ~ Y W ~ F- a o ~ O O ~ m ~ ~ c ~ °O a°. Y o O O O ~ N (+~ O C C C C 0 C = C C O O ? ~ ~ O N l09 N l0`9 C pp N ~ l09 109 .N- C C ~ ~ ~ ~ ~ ~ ~ ~ tC1 M ~ (~ N Vy1 H H N m N N 9) 9) d C ~- C O N~ 9) 19 N R ~ O C C C C '~ N d O) N o ~ ~ ~ ~ ~ ~ ~ ~ ii LL ii i~ ~ F= H cC % O ~ o i~ ~ ,~ a ti N -169- ao m N ao o eh n n n o rn n o 0 0 m co o m O? O In O (O 00 O t0 OD f0 ~- M O M f~ h O h ~ O) OD r ~ O N ~ ~ N M T O~j ~ O ~ ~ ~ C ~ O r- ~ O r fh n O c7 O N O O c7 O_ N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O t0 r .- O (7 O N O O N_ O N r O O O O O O O O O O O O O O O O O O O O O O O O O C O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O . . . . . . . . . . O O O O O O O O O O O O O O O O O O O O O O f J O f/ O O f0 _ N C7 O O O O O O O N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O G O O O O O O a~ O M O M O O ~ _ N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O N O O O O O O O O N O O N O O O O O O O O O O O O O O O O O O O O O O O O O O O . . . . . . . O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O . O O . O O . O O . O O O O . O O O O O O O O . O O O O O O O O O O O O O O O O O O O O t0 _O O O O N N O O n O O O ao n ao O) n M r> st N O O O 10 O ~n O O O O O O O C O tC O O O O O O O O In O O ~ O O O O O O O p• ' C U N d O1 C O ap N N O O 47 M O O O O M ~ O O O O ~ N n ~ ~ M N O O O O O O O O O O O O O O O O t'ao O N O O O O O N ~ O O O O O O O d N C LL N N N O N O O O n O O 1n O O O O O 47 (+> f") ~ O ~_ N fD N IO O O O O O O O O O O ~ w ~ O O O O O O O O O O O O C7 C7 O `7 st er O 0 W O O N W tD O) p O~ ~ O O N O N ~_ ~ O O y ~ O ~ N d O N O. 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U ` O R ~ F- W c m m a ~ ~ c N O O 7 ^w m O N 0 0 J 7 .~ LL T IC a m n V G7 a N_ 0 d Q >. :~ E E .~ (O N m -~ N a w O Q w 0 3 w d O N 0 0 J 7 O .j LL O O O u~ F .. ~ O C ~ E- E N U d c~ ~ c m E- W a m m y O O ~ ~ ~ 1 7 1 C a~ E O. .~ W m 0 c 0 .n .~ U y O) C .~ (0 a_ m a~ 0 rn O O r N f'J 0 0 N N N rn C .5 to a N m z a ~ C L N ~ E ~ a a ~~ d ~ ~ W '° ~o y O Q ~ a r M fD CO ~ 0 y o ~ N f6 ti E d .' W a 0 Q.' T O 2 ~ N C c ~ `m °~ O U ~ ~ C °' y rn ~ > n 3 O ~ O p U ~ ~ ~c u Q ~ v w ~ 7 m y ~ V f0 ~ y ~1 N N ~ C ~ 3 O w ~ ~ ~ N n ~ ~ ` m up a ~ Q co ° o '~ ~ i v' ~ r w m ~ w ~ i u ~o ~ m O 'p p C O ~ 0 N c rte.. n l` y ~ N ~ ,- ~ ~ O O W ~ f~0 C _ i Q~ C •~ C C C7 f0 C L p ~ ~ p ~ ~ N j W .~ _ v l0 ~ C C ~ ~ O] ~ . N c N o N ~ c •_ f6 U R C L ~ a L ~ _ •m a c U `o .~ `c o ~ m O W ~ C ~ LL L N ~ (q d ~ G O. L Vn ~ U N f0 C R C -- o ~ O1 Y C o ~/ a i ~ Q ~ a i ~ a ~ up. 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N O € U J C.1 ~ f~0 ~ N N y ~ 0 o C7 ~ C7 a a -- N n m E d c N n • w c O E m ° O N ~ ~ N N > L O ~ > Z n ~ C Q f7 o o c v w ~ U ~ d a 3 N tq c ;? ~ cOi N ~ ~ L O N W C (/J O C C o ~ } Q N ~ O ~ N O N yN >` ~ w -174-0 o a w n N ~ ~ T M Q1 fD 01 N O C7 O) 10 O l0 n M a M O ~ ~ ~ ~ O ~ ° c c ~ v rn r >• ~ N O) m O n M `t v m a o o ~ w a o c+> •~ co 0 0 ~n ~ ui n ~ ni 0 v o ~O Z a ~ ~ ~ ~ ~ ~, o- a Q c v ~ Yl N N N N O O O O O C O O O O O m n in v r> o C i0 ~ O T M O Q' O O) N O O d W 'Q E m rn fO a i U Q rn C '_ d w ~ a H ~ T y 3 ~ Q N d L O C N N N ~ ~ lC9 ~ N O d ~ o C7 ~ C7 a y v ~n o o m r> ao 0 0 0 0 0 0 `m ~ ~ C N O O GO c'7 I~ O O O O O O E n N ('~7 n O O O O ~ ~ 3 N ~ > c n U ~ rn ~ ~ H Y ~ I6 >O > n d ~ ~ U C ~ N O N ~ O ~? O ~ n N O O O ~ O O E Z N n ~+ eD Ifj O O ~ CO N O O O N O O E ~ F r r> ~ m U rn rn rn o ~ cc N r~ o .- o U d u~ ~ of E N E •C O O U ~ r 0 Z w n ~ 0 0 0 0 0 0 o rn o 0 r .- ~ 0 0 0 0 0 0 0 o n o 0 m m a ~ m ~ a t n H o O •~ °o c Z a~ E 0 x 2 a> v m K o w ? a o cn ~ d T O? N M n f0 T ~ r r co O ~ L L ~ ~ C tO O O O O O O N O O ~ ~ F" u7 r N C E O '~ O N G~ y _ O v O ' N ~ ~ a U a Y ~p j O N E O N N ~ N ~ ~ O N a o c O o o °0 0 M 0 O '7 j ~v •~ N a ~ ~ ' c O N d o ` y o o ~ o c o r~ M °~ r o 7 a ~ n ° u~ o ~ Y E O O ~ O Y Y U V n rn M n ^ ~ ~ 2 -- c ~ ~ ~ C V ~ ~ F F ~ ~ N J rn ao m D ~` o ''c~ v Yi 3' 3' ~' a~ y ~ o y ~ E n > F c = m m ~ o = y N ; ~ Q H F = _ _ c ~ f6 ce C ~ L L O L L 'O !. !. ~ ~ d N O O O t0 a . i . ~ a > '_- , J J ~ - 17 5 -_ = o ~ ~ v! ~ ~ y m o ~n o o ~n o 0 E fO a~ rn ~ rn n rn 0 i v i o N U ~c cc o ~n o o ~ 0 0 j lD ~ N sf ~ ~ '- ~- i6 > ~ U C ~ O E Z E 0 U d r o 0 0 0 0 0 0 7 ~ ll~ 10 OD N t0 N N E r M (7 E 0 U y rn o r n ui of 4 c~ v d E 0 2 n o 0 O r M ~ L f6 N C N O O N d Y CO O O) > CO ~ fV M f7 E O d N 7 L C f6 T a_ ~ d m m ' •~ o~ o a •~ ~ y c =o 'v r m E ~ ~ n y ' ec a E ~ c ~ a H ~ G W J N ~ ~ ~ e3. ~ ~ d ~ 00 G N ~ O C D d C d N N H F- t~ ~` ~ N H O O C C Y ~ ~p 7 d ~ ~ r n O a r O Q~ O ~ N 01 f6 ~ a ~ V N C O .~ N O O N .~ N a m 0 a c 3 O ~_ N O a N N C O .y tq .~ W a~ 7 N C 0 U U f6 ~U C Q T fC N H (0 Z U N O a c O U O N f0 C f6 c O .~ U O J U O d CO O O N r O Z M N O O N V f6 W c 0 .y C 0 v a~ N f0 00 U1 C O .N N .~ W a~ U L m O C 0 -177- rn n ~ o ~ N ~ of C7 h N N O a O, ~ G ~ ~ O n o r~i, M ~ O 'C ~ ~ O O pp O ll7 f7 <O m O O a p. O r O ~ ~ O ~ ~~WWII N l0 CO q aD r O ~ M ~ O ~ ~ 1~ N O N O C7 tD O O N~ Q ~ O O fV~ Q ~ t (D (/ JI O ( /~ C M ~ N ~ O O ~ ~ O O O O N O ~D h (OO ~ T ~ N ~ n ~ ~aagCC ~ N O T (D N O (~ ~ y ~[1 N ~ 1~ 1n O I 1C1 ~ W :-J N ~ O ~ J W ~ ~ N W Q F- ~ ~ W W f - W 1- Z ~ O ~ ~ d d ~ N ~ ~ W m m is (A Z of rn rn W m W ~° . • • a i (A C C G ~ ~ J Ol ~ ~ > > > _ a W y u ~ w ' > ' r ~ a .n a W m J m U ~ J J ~ a ~ ~ ~ O ~ E ~ O O O ~ ~ ~ ~ a1 N Z Q Q J Q q J ~ ~ O rn o W O ~ 1 - ~ d N fn U N N N Q / O Q o u~ O O eF T (D N N M '7 (D O r tD X C'7 N Z ~ r a V~ ~-~I N T ~ m O O ll') 'C e o a ~ ~ v .~ u a~i d _rn ~ o E m o ~ °f u C y h a ~ C 0 ~ ~ ~ J 6 fp s ~ U C W m o co a o 0 0 o v m u~ u~ v O o v m n o v o N n o et o N a a m oo u, in o O v o ~ o ~ v o r o ~ cc ~c v cc ~o v CO O M N f0 O M N O O N N O r N O r c0 GD n r ao a0 n r M M O M M O r r ~- r ~- r N N N N N N OD n t0 O N oo n f0 O N N N O CO f0 t0 O Op O CD OO O GD O CO OD O O) T O) O 00 OD 00 O a ti M ~ O O ~ ~ ~ In O O O O O O O O O O O n M O O O n M O N N N O fD (O (D O In O 00 tD O O O GO t0 O T O Of O OD ap OD O n n o ~ ~ci o r~ o .= ui c o 0 o c o 0 0 0 N N 00 O M O N CO O M O O O O O O O O O M f+i O O N O M O O N O O O O O O O O O !aq M M C C G ~ M O C O O O O O O O O O n O M M ~ n O M M ~ O ~f er M O N O 00 O O N O aD O O O O O W 6) T O N M N CO C N M N f0 O r O O O O O r ~ r ~ CD O M N O t0 O M N O O O O O M M M O o o ~ o ~ o o .- 0 0 0 0 o rn rn rn o aol aD O N (O O aD O N fD O O O O O O O O O O O O O O O O O O O O 01 N O n O ~ N O n O O O O O O O O O M M O O O M M O O O O O O O O O O O lD fD (D (O r O O O O) O T O O 01 O O O O O O O O O ~ ~ O O ~ O r O O ~ O O O O O O O O O O O O O O O O O O O O C O O O O O O O O M O fD OJ O O M O (O fD T n n N T N N O m n ~ Mary N O m h lCl h h ~ N ~ ~ M n n o 00 ~o ~ o aC ~ of of ao rn rn ao ~ O M N T Vj V' O M N O 01 O N n (D tD O n f0 O n ao O ~pQ~D~~JI (D O n a0 O a- ~- ~ O W T T O T O n O ~ O h O O O O O ao co aD O O~ M (O T M t0 N N N r ~ r N O N O In N O N In In n n M st N N ao V' N O t0 ~ O N O CO In O fh M M O N N ~ O 7 st O ~ O O ~ O V ~ O N N N O N CV N O r r y y _ d _ d m O O O EO O ~ G O O O 41 y O O O O O O N O O O N O O N f0 ~ CO 'O 'O . H ~ ~ d N d ~ f` _N y O N O O O d ` 00 f0 t6 C7 ~ N C ~ • . d T ~ ~ ~ ~ ~ ~ ~ y R' R' O ~ ~ O r O o O O O ~ O ~ O ~ O ~ O ~ 0 ~ d .x C ~ N ac O O O C C C C O N O C C C C 0 N O O O >O G N O O O O ~ N O .~ D) L f0 ~ l0 ~ [` 'O f0 ~O 0 f ~ C N 0 ~ M N ~ C > C N N N N ~ ~ ~ ` O ~ W O ~ ~ ~ ~ ~ O ' O W IO f 0 r L L \ L L p~ y y~ (p O y y y y y T A 6 A O ~ ~ ~ Vr y y ~+ O O C_ U C U C y T ~ l6 O) C_ U C U C ~ C G U Q N (7 N y (D y t0 y N y l0 y fC ~ O Q ~ N ~~ N C N C N C y C U Q ~ L U `1 N 0 ~ '~ N N N ~ N N > y N l0 ~ ~ ~ ~ 2 N N > d N C ~ LL LL 11 LL 47 N > C ~ H h d d > C ~ F- F- co ~ E '~ ~ o E ~ ii ~ 179 E '~ F- E ~ ~ a r~ i=a ~a - - ~¢ i=a N N_ O N ap c7 O O l[I l0 I~ n O n Y'J O O O O) ~ f~ 01 N C7 M Op OD O OD r O T °7 O C7 P'i t~ Oi h N N O N M O C7 t~ h I'7 et O O N ~ B'7 Lf7 47 In 10 O tC) tl7 r N N ~ t0 t0 a a a a '•t r r r n .= r v O O O N f0 f0 P N P N N O N N N O N N N O N O O lC! 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O O crOJl oD N N M O O O O OOJf O O O r r O r O O G O O O O O O O O O ~ O O COQ fD N N r O O O O OJ O O O r r O r O O rr~~ O O O O O O pO~~ O O O N N O O 1_y h O '7 M N N O N Cy N O N O O O O O O ONJI N O O N O O O O OoJI O O O O O O O O O O O O O C G G O O O O O O O O O O O O O O O O f0~ OJ f0 O O O O 1l7 O O O O O O O O O O~ OJ O O O O O O O O O O O O p ~ O O O O O O O C p I O O O N N O O f0 M t0 ll) O N O O O I[i O f'7 1A r O O Q1 O O O O1 O O~fJ~ Of t0 O O O tD C ~ r r O OD O N ~ r r tT ,N l0 to O O s71 V' O ~7 'C U N d C t0 1fJ (D 47 O O N (D CO M r h C'i O M O O O 01 O) N O) N O O Of N cq c y CO N O O f0 N f0`p h f~ O lf) r O N n tD N O G O G p ~ O O O U ~ U d C LL ~ f'7 'sr M f7 10 N fD r r 1~ O O O O O n 4D N ~ 1~ O r ~ ~ n r Of O ~ 01 O r O r t7 M O N O G (O f0 fh O r ~ ~ ~ O ~ ~ O ~ C7 M f7 C7 O O O N O N pp O p) O O O O C O O ° O N O O N ~ O y d 3 N N ~ O N N d d N ~ ~ N d d fh N ~ 07 y N N O y ~ N f") ~ d ~ ~ 0 O 0 •_ ~ v H H ~ ? m ~ ~ R ~ ~ ° rn N O p O N ~ O ~ O Q' ` p O N ~ 'O C -~ p O ti U ~ O O U ~ C L U N O O ~ O ~ O ~ ~ C r' O 7 ? ~ O > > ~ N_ >. ~ N a O O O > ~ C C r a U O) N ~_ a ~ O) ~ •O Ql !. 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C C N O ~ O ~ 0 ~ l~0 f~0 l~0 l~O ~ ~ O/ C L •7 ~ •7 'O •7 ~ 0 C U ~ ° ~ W 0 01 ~ L ` ~ ° LL' ~ U ~ ~ N m i w a a d d m > > m m m d> o ¢ U > N o ¢ U H ¢ E m ~ E~ ¢ a i E~ m '~ U i a E~ U L o m a ~ i=¢ F=¢ -180-: i=a a ~ ~ o w m o0 ~ l9 o Z a ~ ~ ~ a c ~ ~ oD o N ~ ~ o ~ J Ul ~ O ~ r ~ ~ ~ ~ ~ n a o N ~ F Y U ~ F m ~ ~ o .. c a~ ~j Q W m ~ 0 v a~ 3 N_ rn m Q T 0 E E .~ f~0 N a w N :°. m O .m 0 0 J 3 O .~ 0 0 0 Z a, .. ~ c ~ ~ n m .~ ~ 2 c ~ ~"~ LLJ n m ~ a ~ ~ -181- c a~ E n ._ W 0 C O a .~ U N N C .S f9 a :° m 0 rn 0 0 N r N M 0 0 a N N W t a °D c v ~ ~ a a ~~ ~ W a ~ o ~ y O O a N O i0 rn tD ~ 0 ~ N a ~ f6 'O d n O L n O U .D l0 O 1~ O t6 Of C .~ m a O d L d 0 T t0 d a O t `o U w 'O O M 7 O l7 iC rn C .~ .-, a c o d d = 'j Q1 a ~ W m ayi o ~ O U T W N a O L fD w ~i N O C7 O f0 W C .~ d 0 L y C Y `o LL N C ~ ~ ~ .C N N y C O ~ U O ~ ~ > .a m 10 N ~ N ~F U is •~ m ~ n ~ N y N ~ ~ O O N N ~' a ~ ~ N y Q ~ C C y N ~ ~ ~ O o °0 0 ly N N N ~ ~ ~ N C C T °c a a N y y 07 ~ C C ~, ~~ l0 O c ~j U C ~ C U 'y R c f0 W '~ a Q ayi ayi y ~ ~ ui ui 18 2 _, .- `~ ~' n ao ui Sri 0 0 0 0 0 0 0 0 0 0 0 0 p~ o0 00 00 ~JI o 0 0 o O N c o of 01 [h d O o ~ O '~ O C O ~ r O O) ° o ~ ~ O V o O l0 A f6 O .-. ~ ~ ~ ~ a e `~ E a~i N ~ o c ~ 1n tT O (O lCJ ~ y U Q. M O f~ O O O N ~ .O C N ~ d IO ~ C '~ f 6 E " N 7 U U N ~ w t0 l0 ~ W O N N C O Q ~ ~ aai g o o ~ ~ ~ 3 3 c ~~ w N o ~ r r t p Z 'N m 3 3 3 N ~ Ol ~ N N N ~ N N d is N W N ~ c c c . N ~ ~ N C C 7 ~ L L C ~ W W E j. ~ l0 T d N ~ ~ C _ ~ O O ~ N ~ N ~ d O O O ~ ~ O O N ~ d N N C~ t p /04 N YO Qj O (j Q~ N .C y ~ d J c c c ~ ~ m a z = c ° a ~ a ~ ~ a -183-~ a a n w n n o N ch U m of ~ ai of ui ui VO' aN0 N 0~0. ~ ~ ~O ~N ~ ~ ~ h N T ~ ~ ~ M ~ N l0 n t~1 j LL V' O M ~ ~ ~ N ~ n M ~ N O a D ~ O r ~ n O O d r- N ~ 0 C t 0 f 0 sF W M ~ N N M iy (O n ~ aD a C t0 O O ~ N ~ N tlj ~• M ~ ~ o ao ai ~ o ~ v d. rn w v o ro •~ co 0 0 ~n ~ ~ n ~ ~ d. o tO p o 0 0 ~ o o ~ Z N o 0 0 0 0 0 0 n ~ ~ ~ ~ ~ T N N N ~ N N 'C O O O O O O O O O O ~ O O O O ~ O O ~ r ~ N T ~ N U C ~7 O O O tD ~ N LL] 10 N OD N f0 ~ O N n to ~ (7 O ~ d: 01 Q1 C7 O ~ ~ O ~ ~ O O N d O H , O C ~ O (O ~ ~ N n N Z O ~ n O O ~ N ~+ v m N O N ~ a ~, ¢ n y v E ~ ~ O o rn co ~ u~ n n E 0 a ~ o M rn N n u~ ~ ~ o ri co ~ o o o E o o ~ c i a ~ N n d E 'n N to W •~ "' vJ °D > O Q T N > ~ _ LL Z y ~ ~ t0 d Ci ~ ~ a ~ > m W y o c ~ n O ~ ~ o ~ n °o E ~ d m ~ ~ c o •c ~ ~ ~ c 'k° N Oi ~ =p 7 7 ~ O O O W ` c L O ~ W w ~ ~ T C V O ~ N ~ .. . d+ ~ C J ¢ N C ~ yCy L y 'C C N ~ N ~ 7 ~ 7 N C d ~ C ~ ryCQ~ a H C ~ U ¢ 01 O d C " yy U ¢ ~ f0 O ~ N a Ik Ol 01 ~ l0 C C N L" F- y U N G ~ Ol OD OD G d O O C ~ C ~ d y O y O O C N O t0 q LL ~p U ~ y O E ` 7 J O C C y V ~ ~+ y N E N ~ a a m ~ m m m ° O o o c E m m o m a~ ~ a ti o 0 0 0 ~ o a a F- -184 -v o ¢ w J o o ~ c9 a y a u~ o o co c+~ ao 0 0 0 0 0 o a~ ~ y O N O O ~ [h h O O O O O O E n O N C7 f~ O O O O ~ 3 N ~ ~ r> 0 ~ U ~ rn w o co F m Y ~ n m d ~ ~ _ V C F:. 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G. :p .O ~ O 1fJ O r ~ ~ ..~. fA O ~ l0 ~ aD y y y y U 2 t 'Q d ~.^j r p U C`1 U 2 ~ ~ C Oa ~ ~` O U ~C U 'Y ~ ~ y N y N 7 E d ~ O N ~ ~ 7 ~ OL ~ d = m m ~ m = F- N N ~ ~ Q ~ F- 1- _ _ ~ c ` O c ~ C ~ L t L ° ' L V _. 1. ~ O L ~ w O O N a n ~ a > ~ '_ -, ~ ~ -195 -~ z o ~ ~ ai ~ ~ y ~o o ~n o o in o 0 E ~c vi cv oo ~ ~ n n c co rn ao rn v rn rn N 7 U Y f0 O Iq O O ~ O O j f0 ~ N ~ .- ~ ~ ~ i0 ~ > ~ U C `y O E Z E 0 U m ~ 0 0 0 0 0 0 0 7 st t[1 ~ a0 N ~ N N E r C7 f7 E O U y rn o r n ui m O ~ ~ m E 0 = c a o 0 c L ~ ,ci ,d m ~ M c d> E ~ o y = a~ Y OD O T ~ M C7 d E O d N 7 L C N A ~_ ~ N f6 'V O O ~ C L ao i a E ~ ~ ~ e- t . n N E ~ a ~ . ~ E m o ~ c w ~ ~ y ~ U c ~ ~ ~ Q rn ~ Q1 J N i i U in d SC 01 N N ~ G d d ~ L O C ~ ~ = ~ 'C d N m E ~ c f a F' F" ~p U ~ N ~ y .~ C ~ ~ L o . i. a n ~ F- ~ ~ c7 - 1 9 6 -° a CRANE TRANSPORTATION GROUP 2621 E. Windrim Court Elk Grove, CA 95758 (916) 647-3406 phone (916) 647-3408 fax 6220 Bay View Avenue El Sobrante, CA 94806 (510) 236-9375 phone (510)236-1091 fax MEMORANDUM TO: Allison Knapp (Allison.knappna,ssf.net; aknapp(a~ix.netcom.com) FROM: Mark D. Crane, P.E. DATE: June 30, 2008 RE: TERRABAY TRIP GENERATION COMPARISON Allison: Here are two comparisons of the net change in gross trip generation for the Terrabay Phase 3 office/retail development. Alt 1 assumes that the new design studio's 15,007 square feet will have the same trip generation potential as R&D uses. In addition, there will be 1,000 less square feet of specialty retail commercial use and 2,500 less square feet of office use. As you will see, this results in overall higher year 2008 proposed project trip generation, even with less office and less specialty retail. Trip rates are the same as those utilized in the 2006 SEIR, from Trip Generation, 7th Edition, by the Institute of Transportation Engineers (ITE) 2003. Alt 2 assumes the same development plan as Alt 1, except that the new design studio has no trip generation associated with it. This is probable to liberal an assumption, but it results in less overall generation from the 2008 proposed project. ALT 1 TRIP GENERATION COMPARISON (PRODUCT DESIGN STUDIO WITH R&D TRIP GENERATION CHARACTERISTICS) DAILY AM PEAK HOUR TRIPS PM PEAK HOUR TRIPS PROJECT 2-WAY TRIPS IN OUT IN OUT 2008 Addendum 8370 841 121 203 787 2006 SEIR 8312 829 119 204 778 Difference 2008 vs. 2006 +58 +12 +2 (-1) +9 Source: Crane Transportation Group Assuming that the new design studio square footage would have the same trip generation potential as R&D uses, daily two-way trip generation would be increased by 58 trips (or about -197- 0.7%) with the AM peak hour generation increased by 14 trips (or about 1.5%) and PM peak hour generation increased by 8 trips (or about 0.8%). ALT 2 TRIP GENERATION COMPARISON (NO NEW GENERATION FOR PRODUCT DESIGN STUDIO) DAILY AM PEAK HOUR TRIPS PM PEAK HOUR TRIPS PROJECT 2-WAY TRIPS IN OUT IN OUT 2008 Addendum 8248 825 118 201 773 2006 SEIR 8312 829 119 204 778 Difference 2008 vs. 2006 (-64) (-4) (-1) (-3) (-5) Source: Crane Transportation Group With the design studio square footage having no trip generation potential, the project's overall daily two-way trip generation should be reduced by 64 trips (or about 0.8%), with AM peak hour generation reduced by 5 trips (or about 0.5%) and PM peak trip generation reduced by 8 trips (or about 0.8%). Even with the minor increase in peak hour traffic associated with the assumption of the design studio square footage having R&D use trip generation, there would be no new year 2010 or 2020 circulation system significant impacts. Mark 6/30/08 Memo to Allison Knapp Page 2 - 19 8 -CRANE, P.E. CRANE TRANSPORTATION GROUP