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HomeMy WebLinkAboutReso 113-2008RESOLUTION NO. 113-2,008 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCIJ STATE OF CALIFORNIA A RESOLUTION MAKING FINDINGS AND CERTIFYING AN ENVIRONMENTAL IMPACT REPORT INCLUDING A STATEMENT OF OVERRIDING CONSIL)ERATIONS AND MITIGATION MONITORING AND REPOF:TING PROGRAM FOR THE 213 EAST GRAND AVENUE OFFICER&D PROJECT. WHEREAS, an application was submitted by Alexandria Real Estate Equities to approve a nine-story, 291,34 square foot Office/Research and Development building, including afive-level parking garage and a tenant amenity at 213-221 East Grand Avenue ("Project" or "213 East Grand Avenue Project"), in the P-I Planned Industrial Zone District; and WHEREAS, the City determined that an Environmental Impact Report (EIR) was required to evaluate the impacts of the proposed project; and WHEREAS, the Final EIR (FEIR) for the Project consists of the Draft EIR, Response to Comments, and the Mitigation Monitoring and Reporting Pt•o€;ram; and WHEREAS, the Draft was prepared and circulated fir 45-day public/agency review period from May 16, 2008 through July 3, 2008; and WHEREAS, notices of the availability of the Draft =EIR were published in the San Mateo Times, mailed to property owners within a 300-foot radius of the site, noticed to local agencies and cities, and circulated through the State Clearinghouse; and WHEREAS, the Planning Commission held a duly noticed meeting during the review period on June 19, 2008 to take public testimony on the Draft EIR; and WHEREAS, the Draft Environmental Impact Report reviewed and analyzed the following potential environmental impacts: • Aesthetics including the visual character of the proposed project, including lighting; • Air Quality, including construction dust; • Geology and Soils, including ground shaking, soil stability, landslides, lateral spreading, liquefaction and expansive soils; • Hazardous materials; • Hydrology and Water Quality, including water quality degradation; • Land Use and Planning, including the maximum square footage of development allowed by the General Plan; • Noise; • Transportation and Circulation, including trips generated in peak hours, impacts to freeway segments, declines in Level of Service at nearby intersections, anal restrictions on parking to reduce congestion; • Utilities, including water availability, and impacts to aging wastewater collection facilities and cumulative demand for wastewater treatment capacity; • Project alternatives; and • Cumulative impacts WHEREAS, a Final EIR was prepared, including responses to comments received on the Draft EIR and sent to agencies and individuals from whom comments on the Draft EIR were received; and WHEREAS, the Planning Commission has reviewed and carefully considered the information in the DEIR and the Final EIR at a duly noticed public hearing held on September 18, 2008, and recommends their certification as objective and accurate documents that reflect the independent judgment of the City in the identification, discus;~ion and mitigation of the Project's environmental impacts; and WHEREAS, mitigation measures have been incorporated into the Proj ect to reduce identified impacts to a level of less than significant for all but one impact; and WHEREAS, no feasible mitigation exists for the one significant and unavoidable transportation impact that would reduce the impact to ales-than-significant level; and WHEREAS, the Proj ect cannot be approved unless a Statement of Ovemding Considerations is adopted which evaluates the benefits of the proposed Project ~~gainst its unavoidable transportation impact, and an earlier Statement of Overriding Considerations was made by the City and also applies to the Project as follows: The City of South San Francisco approved an. update to its General Plan and Environmental Impact Report in October, 1999. The City Council. made a statement of overriding considerations in its approval of the General Plan update, because the measures identified to mitigate for traffic congestion along US 101 and regional air pollution would not be sufficient to reduce the impacts to less than significant levels. 2. The 213 East Grand Avenue Project would impact some of the same freeway segments that were identified in the General Plan EIR and whose traffic effects could only bP partially mitigated. 3. Therefore, the Statement of Overriding Considerations that was made for approval of the General Plan would also apply to decision-making on the 213 East Grand Project by the City. 4. Additionally, the Proj ect offers specific benefits as stated in the Statement of Overriding Considerations adopted for the Project, as found iri the Findings of Fact and Statement of Overriding Consideratians incorporated herein. NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which includes without limitation, the South San Franci;;co General Plan, the California Environmental Quality Act, Public Resources Code § 21000, et seq. ("CEQA") and the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq., the prof ect application including site plans, all reports, minutes, and testimony submitted as part of the Planning Commission's duly noticed October 2, 2008, and October 16, 2008, meetings„ a.ll reports, minutes, and testimony submitted as part of the City Council's duly noticed November 12, 2008, meeting, and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council hereby finds as follows: The foregoing recitals are true and correct. 2. Based on the City Council's independent judgment and analysis, the City Council makes the findings regarding the Project's significant impacts and project alternatives set forth in Exhibit A, attached hereto and incorporated by reference. BE IT FURTHER RESOLVED that the City Council hereby makes the CEQA findings attached as Exhibit A, and certifies EIR-07-0001, including a Statement of Ovemding Considerations, attached as Exhibit. B, and Mitigation Monitoring and Reporting Program, attached as Exhibit C. BE IT FURTHER RESOLVED that the resolution shall become effective immediately upon its passage and adoption. I hereby certify that the foregoing Resolution was regularly introduced. and adopted by the City Council of the City of South San Francisco at a regul~~r meeting held on the 10th day of December, 2008 by the following vote: AYES: Councilmembers Pedro Gonzalez, Richard A„ Garbarino, and Kevin Mullin, Vice Mayor Mark Addiego and Mayor Kar~Matsumoto NOES: None ABSTAIN: None ABSENT: None ATTEST: ' v Clerk Exhibit A CEQA Findings EXHIBIT A Section I: Introduction Prior to approving a project for which an EIR has been certifiecl, ~~ lead agency must make findings as to each significant impact. (Pub. Resources Code, § 21081; CEQA Guidelines, § 15091, subd. (a).) As articulated in Section 15091(a) of the CEQA Guidelines: (a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explan~ition of the rationale for each finding. The possible findings are: (1) Changes or alterations have been required ire, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. (2) Such changes or alterations are within the rE~sponsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. (3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. (CEQA Guidelines, § 15091.) A lead agency need not make any findings for impacts that the E:IR concludes are less than significant. (See ibid.; see also Sequoyah Hills Homeowners assn. v. City of Oakland (1993) 23 Cal.App.4th 704, 716.) Pursuant to these requirements, the City hereby makes the following findings with respect to the potentially significant impacts of tree project. Section II: General Findings As required by CEQA, the City, in adopting these CEQA Findings and the Statement of Overriding Considerations, also adopts a Mitigation Monitoring and Reporting Program for the project. The City finds that the Mitigation Monitoring and Reporting Program (MMRP), which is incorporated by reference and made a part of these findings included as Exhibit C to the Resolution, meets the requirements of Public Resources Code Section 21081.6 by providing for the implementation and monitoring of measures intended to mitigate potentially signific~int effects of the project. In accordance ~r~ith CEQA and the CEQA Guidelines, the City adopts these findings as part of the certification of the Final EIR for the project. For purposes of CEQA and the findings set forth herein, the record of proceedings for the City's decision on the project consists of, without limitation: a) matters of common knowledge to the City, including, but not limited to, federal, State and local laws and. rE~gulations; and b) the following documents which are in the custody of the City, and available f~~r review by the public at the City's Planning Department, City Hall Annex, 400 Grand Avenue, South San Francisco, CA: • Notice of Preparation and other public notices issued 'by the City in conjunction with the project; • The Public Review Draft EIR; • All written comments submitted by agencies and merribers of the public during the public comment period on the Draft EIR and resporisE~s to those comments; • The Mitigation Monitoring and Reporting Program; • All findings, statements of overriding consideration, acid resolutions adopted by the City in connection with the Project, and all documents cite~~ or referred therein; • All final reports, studies, memoranda, maps, correspondence, and all planning documents prepared by the City or the consultants, or responsible or trustee agencies with respect to: a) the City's compliance with CEQA; i~) the Project site; or c) the City's action on the Project; and • All documents submitted to the City by agencies or members of the public in connection with the project. Pursuant to Public Resources Code Section 21082.1(c)(3), thE; City also finds that the Final EIR reflects the City's independent judgment as the lead agency for the project. Section III• Findings Regarding Potentially Significant Impacts of the Proposed Protect AIR QUALITY Impact Air-1: Construction Dust and Exhaust. Construction activity involves a high potential for the emission of air pollutants. Construction activities would generate exhaust emissions from vehicles/equipment and fugitive particulate matter emissions that would affect local air quality. Mitigation Measure Air-1: Dust Suppression and Exhaust Reduction Procedures. The following basic, enhanced and additional measures are recommended for inclusion in construction contracts to control fugitive dust emissions during construction. Measures to reduce construction exhaust will additionally reduce particulate matter from the exhaust of diesel-powered construction vehicles. Basic Measures • Water all active construction areas at least twice daily. • Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction site. • Water or cover stockpiles of debris, soil, sand or other materials that can be blown by the wind. • Cover all trucks hauling soil, sand, and other loose m;~terials or require all trucks to maintain at least two feet of freeboard. • Sweep daily (preferably with water sweepers) all pavE~d access road, parking areas and staging areas at construction sites. 2 • Sweep streets daily (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. • Limit construction equipment idling time. • Properly tune construction equipment engines, and install particulate traps on diesel equipment. Enhanced Measures • Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more). • Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.). • Limit traffic speeds on unpaved roads to 15 mph. • Install sandbags or other erosion control measures to prevent silt runoff to public roadways. • Replant vegetation in disturbed areas as quickly as po:~sible. Additional Measures • Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks and equipment leaving the site. • Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 mph. Measures to Reduce Construction Exhaust The measures listed below should be implemented to rE~duce diesel particulate matter and NOx emissions from on-site construction equipment: • At (Past 50 percent of the heavy-duty, off-road equipment used for construction shall be CARB-certified off-road engines or equivalent, or use alternative fuels (such as biodiesel or water emulsion fuel) that result in lower emissions. • Use add-on control devices such as diesel oxidation catalysts or particulate filters. • Opacity is an indicator of exhaust particulate emissions from off-road diesel powered equipment. The Project shall ensure that emissions frorn all construction diesel powered equipment used on the Project site do not exceed 40 pE;rcent opacity for more than three minutes in any one hour. Any equipment found to exceE;d 40 percent opacity (or Ringelmann 2.0) shall be prohibited from use on the site until repaired. • The contractor shall install temporary electrical servicE~ whenever possible to avid the need for independently powered equipment (e.g., coim~-ressors). • Diesel equipment standing idle for more than two rriin~~tes shall be turned off. This would include trucks waiting to deliver or receive soil, aggrE~g~rte or other bulk materials. Rotating drum concrete trucks could keep their engines running continuously as long as they were on site. • Properly tune and maintain equipment for low emission:-. Finding Air-1: Implementation of Mitigation Measure Air-1 is feasible and compliance with the n~easure will be required and enforced through the MMRP. Mitigation Measure Air-1 will reduce the impact to a less than significant level. The basic, enhanced and additional measures will be added to construction contracts will helm control fugitive dust emissions during construction. Measures to reduce construction E~xriaust will additionally reduce particulate matter from the exhaust ofdiesel-powered construction vehicles. Accordingly, after implementation of the mitigation measure, this impact will be less-than-significant. Impact Air-3: Cumulative Air Quality Impacts. The proposed Project would contribute to regional air quality emissions, but would not exceed BAAQMD emissions ~Ihresholds for ROG, NOx and PM10. This would be considered aless-than-significant impacl:. While the Project is not expected to have a significant impact on cumulative air quality, and therefore no mitigation is required under CEQA, the following ritigation measure has been proposed to ensure that cumulative air quality impacts remain le:~s than significant. Mitigation Measure: Air-3: Transportation Demand Management Program. Implementation of a Transportation Demand Management Program is required, as described in Mitigation Measure Traf-1 of the Transportation and Circulation chapter. This Program would reduce the number of vehicle trips to anti from the Project site. The following components should be considered for inclusion in the Program to further reduce Project impacts to air quality: • Support shuttle service to BART and Caltrain. There are currently shuttles that serve employers in the area. • Provide bicycle amenities so that employees could k~ia~cle to the Project. Such amenities could include safe onsite bicycle access and conveniE;ni. storage (bike racks). Amenities for employees could include secure bicycle parking, lockers, and shower facilities. • The Project should include sidewalks with shade trees that provide safe and convenient access to the Project and any shuttle or future bus stap;~ that serve the Project. • For all buildings, provide outdoor electrical outlets and encourage the use of electrical landscape maintenance equipment. Also, provide electrical outlets for recharging electrical vehicles in commercial and industrial parking lotslstruct~~res. Provide 110 and 220 Volt outlets at all loading docks and prohibit trucks from using their auxiliary equipment powered by diesel engines for more than 5 minutes. • Provide new trees that would shade buildings and vralkways in summer to reduce the cooling loads on buildings. Finding: Air-3: Implementation of this mitigation measure will be required and enforced through the MMRP. The measure helps further minimize an already less-than-significant impact. This mitigation measure would reduce the numbber of vehicle trips to and from the Project site, thereby further reducing Project impacts to air quality. 4 GEOLOGY AND SOILS Impact Geo-2: Seismic Ground Shaking. There is a high probability that the proposed development will be subjected to strong to violent ground shaking from an earthquake during its design life. Strong to violent seismic ground shaking is considered a potentially significant impact. Mitigation Measure Geo-2a: Compliance with California Building Code. Project development shall meet requirements of the California. Building Code, including the California Building Standards, published by the International Conference of Building Officials, and as modified by the amendments, additions and deletions as adopted by the City of South San Francisco, California. Incorporation of seismic construction standards would reduce the potential for catastrophic effects of ground shaking, such as complete structural failure, but will not completely eliminate the hazard of seismically induced ground shaking. Mitigation Measure Geo-2b: Compliance with a design level Geotechnical Investigation report prepared by a Registered Geotechnical Engineer and with Structural Design Plans as prepared by a Registered) Structural Engineer. Proper foundation engineering and construction shall be performed in accordance with the recommendations of aRegistered Geotechnical Engir~eE~r and a Registered Structural Engineer. The structural engineering design, with supporting Geotechnical Investigation, shall incorporate seismic parameters compliant with the California Building Code. Finding Geo-2: Implementation of these mitigation measures will be required and enforced through the MMRP. The measure will reduce tl~e impact of seismic ground shaking to aless-than-significant level. Incorporation Hof seismic construction standards would reduce the potential for catastrophic effects of grc-und shaking, such as complete structural failure. Therefore, implementation of Mitigation Measures Geo-2a and Geo-2b will reduce this impact to aless-than-significant level. Impact Geo-3. Liquefaction, Densification, and Ground Surface Settlement. The Association of Bay Area Governments identifies the Project area as an area of high hazard for liquefaction. Liquefaction or densification of soils underlying the site could result in settlement and differential settlement of site improvements including buildings, pavements, and utilities and pose a threat to human health. The potential for liquefaction of site soil~~ is considered a potentially significant impact. Mitigation Measure Geo-3a: Compliance with recommendations of a Geotechnical Investigation and in conformance with Structural Design Plans. A Design Level Geotechnical Investigation shall be prepared for the sitE~ under the direction of a California Registered Geotechnical Engineer and shall include analysis for liquefaction potential of the underlying sediments. Proper foundation engineering and construction shall be performed in accordance with the recommendations of the Geotechnical Investigation. The Geotechnical Investigation shall be reviewed and approved by the City's Geotechnical Consultant and by the City Engineer. A Registered Structural Engineer shall prepare Project structural design plans. Structures shall be designed to minimize the affects of 5 anticipated seismic settlements. The Geotechnical Engineer shall review the Structural Design Plans and provide approval for the Geotechnical elements of the plans. The design plans shall identify specific mitigation measures to reduce the liquefaction potential of surface soils. Mitigations measures may include excavation and replacement as engineered fill, reduced foundation loading, and grc-urid improvement by methods such as stone columns or pressure grouting. Mitigation Measure Geo-3b: Obtain a building permit, The Project applicant shall obtain a building permit through the City of South San Francisco Building Division. Plan Review of planned buildings and structures shall be completed by t'he Building Division for adherence to the seismic design criteria for planned commercial anti industrial sites in the East of 101 area of the City of South San Francisco. According to thE; East of 101 area plan, Geotechnical Safety Element, buildings shall not be subject to catastrophic collapse under foreseeable seismic events, and will allow egress of occupants in the event of damage following a strong earthquake. Finding Geo-3: Implementation of these mitigation mea:~ures will be required and enforced through the MMRP. The measures will reduce the impact of seismic ground shaking to aless-than-significant level. The mitigation measures will ensure that proper foundation engineering and construction shall be performed in accordance with the recommendations of the Geotechnical Investigation. Proper foundation engineering and construction will minimize the risks of liquefaction, der~si~fication, and ground surface settlement. Therefore, implementation of Mitigation Measures Geo-3a and Geo-3b will reduce this impact to aless-than-significant level. Impact Geo-4: Unstable Soils and Bay Mud. Undocumented fill soils are present on the subject site. These soils have not been reworked to provide a stable foundation for buildings, pavements and utilities. Fill soils of unknown quality are present in the proposed building and parking areas. Fill soils may settle due to new building loads. Bay Mud and alluvial soil deposits are present on adjacent sites and also constitute areas of potentially unstable soils. Bay Mud is likely present under portions of the Project site and may settle under design loading conditions resulting in differential settlement of structures. The presence of unstable soil and Bay Mud is a potentially significant impact. Mitigation Measure Geo-4: Investigate unstable fill soils and Bay Mud. A Design Level Geotechnical Investigation shall be performed to more thoroughly determine the depth and extent of potentially unstable fill soil and Bay Mud. BasE:d on results of this study the Geotechnical Engineer shall determine appropriate rrie~~sures to stabilize the unstable soils present underlying the site. Consolidation testing of the Bay Mud soils shall be performed, as part of the Design Level Geotechnical Investigation, and estimates of settlement for the site shall be developed. Methods of unstable soil stabilization may include construction of driven pile foundations that support structures on materials located below fill soils and Bay Mud, and other methods as recommended by the Geotechnical Engineer. Buildings constructed on the adjacent properties have utilized driven pile foundation: to support the structures. 6 Finding Geo-4: Implementation of the above mitigatioin measure will be required and enforced through the MMRP. This measure will reduce tree impact of unstable or potentially unstable soils and Bay Mud to less-than-significant. The mitigation measure will enable the Geotechnical Engineer to determine appropriate measures to stabilize the unstable soils present underlying the site. Implementation of this measure will minimize risks of unstable fill soils. Therefore, implementation of Mitigations Measure Geo-4 will reduce this impact to aless-than-significant level. Impact Geo-6: Soil Erosion. The Project would involve mass grading at a location, which drains stormwater to the San Francisco Bay. Demolition of existing structures and pavements could expose underlying contaminated soil to the elements. Excavation of soil for construction of new buildings and pavement sections would also be performed and tE~mporary stockpiles of loose soil will be created. Soils exposed during site grading would be subject to erosion during storm events. Grading would disturb site soils potentially leading to impacts to 1:he San Francisco Bay. This would be a potentially significant impact during and following site construction activities. Mitigation Measure Geo-6: Storm Water Pollution Prevention Plan. In accordance with the Clean Water Act and the State Water Resources Control Board (SWRCB), the Applicant shall file a Storm Water Pollution Prevention Plan (SWPPP) prior to the start of construction. The SWPPP shall include specific best management practices to reduce soil erosion. This is required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Con:~truction General Permit, 99-08- DWQ). Finding Geo 6: Implementation of this mitigation measure will be required and enforced through the MMRP. The SWPPP shall include specific best management practices to reduce soil erosion. Implementation of a SWPPP, inclludling best management practices would minimize soil erosion impacts, including impacf.s to the San Francisco Bay. Thus, implementation of this mitigation measures would reduce the impact of soil erosion to a level of less-than-significant. HAZARDOUS MATERIALS Impact Haz-1: Routine transportation, use or disposal of hazardous materials. The proposed development is for construction of a nine-story building for Clas:~ A laboratory and office use, a parking garage, central courtyard, and associated landscaping ~~nd infrastructure. Class A refers to a research laboratory, not merely an instructional laboratory. Depending upon the nature of research planned at the proposed facilities, for which detailed information has not yet been provided, there are likely to be both hazardous and potentially hazardous materials stored and used on the site that will eventually require disposal. There are 'likely to be biological hazards, chemical hazards and risk of fire or explosion. There is also likely to be transportation of hazardous materials to and from the site, probably traveling along Highway 101 and East Grand Avenue. The risk of accidental upset and environmental contamination from routine transport, storage, use and disposal of hazardous and potentially hazardous materials to the public and environment is a potentially significant impact. 7 Mitigation Measure Haz-1a: Plan Review for Adherence to Fire and Safety Codes. Building space must be designed to handle the intended ease, with sprinklers, alarms, vents, and secondary containment structures, where applicable. These systems must pass plan review through the City of South San Francisco Planning, Building and Fire Departments. Mitigation Measure Haz-1 b: Construction Inspection ~~nd Final Inspection Prior to Occupancy. During construction, the utilities including s~~rinkler systems shall pass pressure and flush tests to make sure they perform as designed. At the end of construction, occupancy shall not be allowed until a final inspection is made by the Fire Department for conformance of all building systems with the Fire Code and National Fire Protection Agency Requirements. The inspection shall include testing of sprinklers systems, alarm systems, ventilation and airflow systems, and secondary containment systems. The inspection shall include a review of the emergency evacuation plans. These plans shall be modified as deemed necessary. Mitigation Measure Haz-1c: Hazardous Materials Business Plan Program. Businesses occupying the development must complete a Hazardous Materials Business Plan for the safe storage and use of chemicals. The Business Plan must include the type and quantity of hazardous materials, a site map showing storage locations of hazardous materials and where they may be used and transported from, risks of using these materials, material safety data sheets for each material, a spill prevention plan, an emergency response plan, employee training consistent with OSHA guidelines, and emergency contact information. Businesses qualify for the program if they store a hazardous material equal to or greater than the minimum reportable quantities. These quantitie:~ are 55 gallons for liquids, 500 pounds for solids and 200 cubic feet (at standard temperature and pressure) for compressed gases. Exemptions include businesses selling only pre-packagE;d consumer goods; medical professionals who store oxygen, nitrogen, and/or nitrou~~ oxide in quantities not more than 1,000 cubic feet for each material, and who store or use no other hazardous materials; or facilities that store no more than 55 gallons of a specific type of lubricating oil, and for which the total quantity of lubricating oil not exceed 2'l5 gallons for all types of lubricating oil. These exemptions are not expected to apply to Class A laboratory facilities. Businesses occupying and/or operating at the proposed development must submit a business plan prior to the start of operations, and must review and update the entire Business Plan at least once every two years, or within ~-0 days of any significant change, including without limitation, changes to emergency contact information, major increases or decreases in hazardous materials storage and/or changes in location of hazardous materials. Plans shall be submitted to the San Mateo C~cunty Environmental Health Business Plan Program, which may be contacted at (6~~0) 363-4305 for more information. The San Mateo County Environmental Health Department (SMCEHD) shall inspect the business at least once a year to make sure that the Buy>iness Plan is complete and accurate. Mitigation Measure Haz-1d: Hazardous Waste Generator Program. Qualifying 8 businesses shall register and comply with the hazardous waste generator program. The State of California Department of Toxic Substances Control authorized the SMCEHD to inspect and regulate non-permitted hazardous waste generators in San Mateo County based on the Hazardous Waste Control Law found in the California Health and Safety Code Division 20, Chapter 6.5 and regulations found in tl~e California Code of Regulations, Title 22, Division 4.5. Regulations require businesses generating any amount of hazardous waste as defined by regulation to properly store, managE~ and dispose of such waste. Division staff also conducts surveillance and enforcem~er~t activities in conjunction with the County District Attorney's Office for businesses or individluals that significantly violate the above referenced law and regulations. Mitigation Measure Haz-1e: Compliance with Applicable Laws and Regulations. All transportation of hazardous materials and hazardous waste to and from the site will be in accordance with Title 49 of the Code of Federal Reguuations, US Department of Transportation (DOT), State of California Department of Transportation (Caltrans), and local laws, ordinances and procedures including placards, signs and other identifying information. Finding Haz-1: Implementation of this mitigation measure will be required and enforced through the MMRP. The measures would reduce the impact of routine transportation, use or disposal of hazardous materials to a level of less than significant, through compliance with existing regulations, plans and programs. The mE;a:~ures operate to ensure adequate safety levels are reached and maintained throughout thE; life of the Project. Accordingly, this impact would be less-than-significant. Impact Haz-2: Accidental Hazardous Materials Release. During demolition operations hazardous materials could be released from structures at the site or from the underlying soils. Following construction, operations at the proposed facilities are expected to represent a continuing threat to the environment through accidental release of hazardous materials since the site is proposed to include Class A laboratory facilities, where hazardous materials may be stored, used, and disposed of. This represents a potentially significant impact, Mitigation Measure Haz-2a: Demolition Plan and Permitting. A demolition plan with permit applications shall be submitted to the City of South San Francisco Building Department for approval prior to demolition. The Demolition Plan for safe demolition of existing structures shall include asbestos dust control and incorporate ~~ecommendations from the site surveys for the presence of potentially hazardous building materials, as well as ac:ditional surveys when required by the City. The dE~molition plan shall address both on-site Worker Protection and off-site resident protection from both chemical and physical hazards. All contaminated building materials shall be tested for contaminant concentrations and shall be disposed of to appropriate licensed landfill facilities. Prior to building demolition, hazardous building materials such ;~s peeling, chipping and friable lead based paint and asbestos containing building materials shall be removed in accordance with all applicable guidelines, laws, and ordinances. 'The Demolition Plan shall include a program of air monitoring for dust particulates and attached contaminants. Dust control and suspension of work during dry windy days shall be addressed in the plan. Prior to obtaining a demolition permit from the Bay Area Air (duality Management District 9 (BAAQMD), an asbestos demolition survey shall be cond~~cted in accordance with the requirements of BAAQMD Regulation 11, Rule 2. Mitigation Measure Haz-2b: California Accidental RelE:ase Prevention Program (CaIARP). Future businesses at the development shall cf'~eck the state and federal lists of regulated substances available from the San Mateo County Environmental Health Department (SMCEHD). Chemicals on the list are chemicals that pose a major threat to public health and safety or the environment because they are highly toxic, flammable or explosive. Businesses shall determine which list to use ins consultation with the SP~ICEHD. Should businesses qualify for the program they shall complete a CaIARP registration form and submit it to Environmental Health. Following registration, they shall submit a Risk Management Plan (RMP). RMPs are designed to handle accidental releases and ensure that businesses have the proper information to provide tc- emergency response teams if an accidental release occurs. All businesses that store or h~~ndle more than a threshold quantity (TQ)2 of a regulated substance must develop a RMP and follow it. Risk Management Plans describe impacts to public he~ali:h and the environment if a regulated substance is released near schools, residential areas, hospitals and childcare facilities. RMPs must include procedures for keeping Employees and customers safe, the handling regulated substances, staff training, equipment maintenance, checking that substances are stored safely, and responding to an ac;ci~~ental release. Finding Haz-2: Implementation of this mitigation measure will be required and enforced through the MMRP. The mitigation measures will ensure that the impacts to public health and the environment are reduced near schools, residential areas, hospitals, and childcare facilities. The mitigation measures include procedures; for keeping employees and customers safe, the handling regulated substances, staff training, equipment maintenance, safety, and response to accidental release. Implementation of this mitigation measure would reduce the Project's impact to a level of less-than-significant. Impact Haz-3: Exposure to contaminated soil and groundwater. During demolition and construction, workers could be exposed to contaminated soil <~nc1 groundwater. Following site development, future maintenance work is also likely to penetratE~ into the subsurface where contamination remains. Soil and groundwater disturbance presents an exposure hazard to workers and trespassers. Disturbance of the subsurface also increases the potential for contamination to spread through surface water runoff, creation of seepage pathways, and through wind blown dust. These impacts are potentially significant. Mitigation Measure Haz-3a: San Mateo County Environmental Health Department Closure of Existing Facilities. Any businesses on the site that are currently registered in the hazardous materials business plan program shall submit a closure work plan in accordance with the San Mateo County Environmental Health Department Business Closure Policy prior to vacating the property. The closure plan shall detail any necessary sampling and remediation. Closure will not be granted until businesses have demonstrated there is no need for further remediation, and shall include documentation of the removal of any hazardous chemicals. 10 Mitigation Measure Haz-3b: Development and Implerrientation of Site Management Plans. A Site Management Plan shall be prepared and address the exposure risk to people and the environment resulting from future demolition, construction, occupancy, and maintenance activities on the property. The plans shall) b~~ in accordance with recommendations of the Environmental Consultant, ar~d ;hall be reviewed and approved by the Department of Toxic Substances Control, the San Mateo County Environmental Health Department Groundwater Protection Program anti the City of South San Francisco Public Works Department. In accordance with DTSC rec~~mmendations from review of the Draft Site Management Plan there should be two separate plans: (1) ongoing Operations and Maintenance Activities, and (2) a specific plan addressing the future proposed site development based on actual proposed grading, excava~lion and construction. The plans are required to be more specific than the draft plan. Specific mitigation measures designed to protect human health and the environment shall be provided in the plan. At a minimum, the plan shall include the following: 1) Requirements far site specific Health and Safety Plans (HASP) shall be prepared in accordance with OSHA regulations by all contractors .at the Project site. This includes a HASP for all demolition, grading and excavation on the rite, as well as for future subsurface maintenance work. The HASP shall include ~~ppropriate training, any required personal protective equipment, and monitoring of contarinants to determine exposure. The HASP will be reviewed and approved by a Certified Industrial Hygienist. The plan shall also designate provisions to limit worker entry and expo:~ure and shall show locations and type of protective fencing to prevent public exposure 1:0 ~~ny hazards during demolition, site grading, and construction activities. 2) Requirements for site-specific construction techniques that would minimize exposure to any subsurface contamination shall be developed. This shall include treatment and disposal measures for any contaminated groundwater rE;moved from excavations trenches, and dewatering systems in accordance with local and Regional Water Quality Control Board guidelines. Groundwater encountered in 'trenches and other excavations shall not be discharged into the neighboring storm drain, but into a closed containment facility, unless proven to have concentrations of contaminants below established regulatory guidelines. Contaminated groundwater will be required 'to be stored in Baker tanks until tested. If testing determines that the water can be discharged into the sanitary sewer system, then the applicant must acquire a ground water discharge permit from the City of South San Francisco Sanitary Sewer District and meet local discharge limits before being allowed to discharge into the sanitary sewer. Water must be analyzed for the chemicals of concern at the site, which include metals, petroleum hy~~rocarbons, and cyanide. 3) General sampling and testing plan for excavated soils shall determine suitability for reuse or acceptability for disposal at a state licensed landfill facility. Testing shall include the California Title 22 Hazardous Metals (CAM 17 met~~ls), TPH as gasoline, TPH as diesel, and TPH as motor oil. Testing results shall be a~mpared to DISC California Human Health Screening Levels and RWQCB Environmental 11 Screening Levels to determine suitability to remain on-sitE; as engineered fill or landscape fill. Any soils determined to exceed the CHHSLs and E;SLs for Commercial sites shall be deemed as unsuitable for re-use as fill above the future cap. 4) Future subsurface work plan. The plan shall documE:nt procedures for future subsurface landscaping work, utility maintenance, etc., with proper DTSC notification, where applicable. The plan shall include a general health and s~~fety plan for each expected type of work, with appropriate personal protective equipment, where applicable. Finding Haz-3: Implementation of this mitigation measure will be required and enforced through the MMRP. Soil and groundwater disturbance pr~asents an exposure hazard to workers and trespassers. Disturbance of the subsurface also increases the potential for contamination to spread through surface water runoff, crE;ation of seepage patf'~ways, and through wind blown dust. Mitigation measures Haz-3a and Haz-3b would require minimum standard requirements intended to minimize impacts fronn contaminated soil and groundwater disturbance, and would minimize exposure of construction workers to contaminated soils and groundwater. Implementation of 1~he measures would reduce the impact to a level of less-than-significant. Impact Haz-4: Contaminated Dust. Three sensitive receptors are located nearby the Project site. During grading, limited areas of contaminated soils that are currently buried could be disturbed. Disturbed soils could be mobilized by movement of heavy equipment and the wind, resulting in potential dispersal of contamination. Dispersed contaminants could be inhaled, ingested or adsorbed and present a potential health hazard. Dispersal of c;oritaminated dust during demolition and grading would be a potentially significant impact. Mitigation Haz-4: Demolition and Construction Air Quality Control. Following closure of businesses, a demolition plan with permit application~~ shall be submitted to the City of South San Francisco Building Department for approval prior to demolition. The Demolition Plan shall address both onsite Worker Protection and off-site resident protection from both chemical and physical hazards. Building materials shall be tested for chemicals of concern and unless recycled shall be disposed to appropriate licensed landfill facilities. Prior to building demolition, any hazardous building materials such as peeling, chipping and friable lead based paint or asbestos containing building materials shall be removed in accordance with all applicable guidelines, laws, and ordinances. Both the Demolition and Grading Plans submitted to thE~ City for approval shall include a program of air monitoring for dust particulates and attached contaminants. This shall be in accordance with BAAQMD basic and enhanced measures and all other applicable standards. Dust control and suspension of work during dry windy days shall be addressed in the plans. Finding Haz-4: Implementation of this mitigation me,as~~re will be required and enforced through the MMRP. The plans include details of site w2~tering, covering of exposed stockpiles, and security fencing to prevent trespassers during demolition and construction. During demolition and construction, the site shall be in~~pected regularly to ensure compliance with the approved plan. Materials determirn~d or even suspected of being 12 hazardous waste shall be off-hauled by a hazardous matE~rials contractor to an appropriately licensed landfill facility in closed vehicles. Implementation of this mitigation measure would reduce the impact to the school from pos:~ible contaminated dust to a level of less-than-significant. Impact Haz-5: Future Emissions Near Schools. Since the proposed development includes research laboratory facilities, it is likely that hazardous chemicals will be stored and used on the property. In certain circumstances these chemicals could spill, ~mi:K, ignite, or volatilize and cause a hazardous emission near the childcare center, which would be a ~~otentially significant impact. Mitigation Measure Haz-5: Future Building Compliance with Bay Area Air Quality Management District (BAAQMD) and Occupational S~~fety and Health Administration (OSHA) Standards. Each independent R&D facility operating on the property shall obtain necessary permits and comply with monitoring and inspection requirements of the BAAQMD. Future operations shall comply with all local, :>tate and federal requirements for emissions. Each facility shall also meet OSHA and California OSHA standards for R&D facilities. This includes plan review by the City of South ;>an Francisco to examine if the proposed development plans meet the same standards ~~s for other similar facilities. Engineering controls, such as exhaust hoods, filtration s~~stems, spill kits, fire extinguishers, and other controls, shall be incorporated into laboratory facilities to meet OSHA and California OSHA requirements. These star~d~~rds are primarily designed to maintain worker safety, but also function to reduce thE~ risk of accidental upset and limit potential hazardous emissions. Finding Haz-5: Implementation of this mitigation measure will be required and enforced through the MMRP. The mitigation measure is designed to maintain worker safety and function to reduce the risk of accidental upset and limit ~~otential hazardous emissions. Requiring compliance with BAAQMD and OSHA standards, as well as federal, state, and local requirements, protect workers and minimize the risk of accidents. Implementation of this mitigation measure would reduce the impact to a le~rel of less-than-significant. HYDROLOGY Impact Hydro-1: No Treatment of Loading 1 Trash Area Rurn~ff. Development of the proposed Project could contribute to the levels of NPS pollutants and litter entering downstream waters, including the San Francisco Bay. An increase in NPS pollutants could have adverse effects on wildlife, vegetation, and human health. NPS pollutants also h~av~~ the potential to infiltrate into groundwater and degrade the quality of groundwater drinking sources. No water quality BMPs have been proposed for the Loading 1 Trash Area. This area represents a source of suspended solids, petroleum hydrocarbons, heavy metals and other SourcE~ Point pollutants related to temporary waste storage. The majority of the Project designs could reduce non-point source pollution, but the lack of treatment of loading and trash area runoff represents a potentially significant impact. Mitigation Measure Hydro-1: Implement Water Quality BMPs for Stormwater Runoff from the Loading 1 Trash Area. The Project applicant shall implement storm water quality BMPs for treatment of runoff from the Loading /Trash ,Area. Possible BMPs include drop 13 inlet filtration devices such as the vault based media filters, or others delineated in the City's National Pollution Discharge Elimination System (I~IPDES) Permit. stormwater media filters are usually two-chambered, including a pretireatment settling basin and a filter bed filled with sand or other absorptive filtering media. A:~ stormwater flows into the first chamber, large particles settle out, and then finer particles and other pollutants are removed as stormwater flows through the filtering media in the second chamber. Any storm water quality BMPs implemented at the site must k~e approved by the City's Public Works Department. Finding Hydro-1: Implementation of this mitigation mc~a;sure will be required and enforced through the MMRP. The implementation of Water Qualit~r BMPs for stormwater runoff from the loading and trash area, would reduce the level of potential pollutants that may enter the San Francisco Bay. Thus, the mitigation measure would reduce impacts to a level of less- than-significant. Impact Hydro-2: Site Soil and Groundwater Elevations May E3e Unsuitable for Vegetated swales. Appropriate evaluation of site conditions is critical to the effectiveness of vegetated swales. The site history of soil contamination and high groundwater conditions may render vegetated swales unsuitable. This issue of feasibility may be compounded by potential future chemical or hazardous material storage on-site unless they are prevented from entering the swales. The majority of the Project designs would reduce non-point source pollution, but the untested feasibility of vegetated bioswales represents a potentially significant impact. Mitigation Measure Hydro-2: Evaluate Project Site for Feasibility of Vegetated Swales as Water Quality BMP. The use of swales at the Project site may be limited by several factors, including fill elevations, soil characteristics, distance to groundwater, and proposed land uses. The feasibility of vegetated swale E3MPs at the Project shall be evaluated as follows: 1) Groundwater levels at the invert of the swales shall be reevaluated. The Project applicant shall ascertain that the distance from the proposed trench inverts to groundwater is a sufficient distance to prevent groundwater to surface water contamination. 2) Soil parameters, such as the amount of silt and clay :shall be examined. Soils below swales shall have clay content sufficient to prevent grroundwater to surface water contamination. Proposed land uses and grading shall b~e examined to determine whether infiltration BMPs are suitable. Infiltration BMPs shall be considered not suitable for sites that use or store chemicals or hazardous materials unlE~ss hazardous and toxic materials are isolated such that they are not able to enter the sw~~le andlor if the site elevations result in swales that could impact water quality. Installation of a clay or geotextile barrier beneath swalE~ areas may be used to prevent infiltration to groundwater or contaminated soil depths. If site constraints preclude the use of vegetated swales at the Project site, other BMPs that prevent the interaction with groundwater and contaminated soils shall be used. Possible alternatives for storm water treatment include vault based media filters, storm drain inlet filters, strainer baskets, sediment/debris catch baskets, geotextile filter bags, composite filter medium, and 14 mechanical swirl treatment units if used in a sequence ~or "train" with other devices. Use of several of these alternative methods of sediment and hydrocarbon filtration and removal devices in a treatment sequence will be required. Any >torm water quality BMPs to be implemented at the site must be approved by the City's Public Works Department. Finding Hydro-2: Implementation of this mitigation measure will be required and enforced through the MMRP. The majority of the Project designs would reduce non-point source pollution. Evaluation of vegetated swale BMPs, and implE~mentation of the specific mitigation measures, will minimize adverse environment2~l impacts. The use of effective BMPs at the Project site, would reduce impacts on groundwater and surface water quality to a level of less-than-significant. Impact Hydro-3: Potential Contamination of Local Groundwater. The Project site is located within a groundwater basin as defined by the DWR. The potential for groundwater contamination from infiltration BMPs must be carefully considered, especially in areas where the distance between groundwater and the swale invert is small or where groundwater is or could potentially be used for human consumption or agricultural purposes. The infiltr~~tion of industrial and parking lot pollutants into shallow groundwater could potentially impair thE~ quality of local groundwater sources. This represents a potentially significant impact. Mitigation Measure Hydro-3: Preparation and Implementation of Project SWPPP. Purs:aant to NPDES requirements, the applicant shall develop a SWPPP to protect water quality during and after construction. The Project SWPPP shall include, but is not limited, to the following mitigation measures for the construction period: 1) Grading and earthwork shall be prohibited during the wet season (October 15 through April 15) and such work shall be stopped before pendincl storm events. 2) Erosion controllsoil stabilization techniques such as straw mulching, erosion control blankets, erosion control matting, and hydro-seeding, sf•iall be utilized in accordance with the regulations outlined in the Association of Bay Area (governments "Erosion & Sediment Control Measures manual. Silt fences shall be installed down slope of all graded slopes. Hay bales shall be installed in the flow path of graded areas receiving concentrated flows and around storm drain inlets. 3) BMPs shall be used for preventing the discharge or other construction-related NPDES pollutants beside sediment (i.e. paint, concrete, etc) to downstream waters. 4) After construction is completed, all drainage facilities shall be inspected for accumulated sediment and these drainage structures shall be cleared of debris and sediment. Long- term mitigation measures to be included in the Project ;SWPPP shall include, but are not limited to, the following: 5) Description of potential sources of erosion and sedinent at the Project site. Industrial activities and significant materials and chemicals that could be used at the proposed Project site should be described. This will include a thorough assessment of existing and potential pollutant sources. 15 6) Identification of BMPs to be implemented at the Project site based on identified industrial activities and potential pollutant sources. Emphasis shall be placed on source control BMPs, with treatment controls used as needed. 7) Development of a monitoring and implementation plan. Maintenance requirements and frequency shall be carefully described including vector control, clearing of clogged or obstructed inlet or outlet structures, vegetation/landscapE; maintenance, replacement of media filters, regular sweeping of parking lots and othE;r ~~aced areas, etc. Wastes removed from BMPs may be hazardous, therefore, maintenance costs should be budgeted to include disposal at a proper site. 8) The monitoring and maintenance program shall be conducted at the frequency agreed upon by the RWQCB and/or City of South San Francis>co. Monitoring and maintenance shall be recorded and submitted annually to the SWRCE~. The SWPPP shall be adjusted, as necessary, to address any inadequacies of the BMPs. 9) The applicant shall prepare informational literature and guidance on industrial and commercial BMPs to minimize pollutant contributions from the proposed development. This information shall be distributed to all employees at irhe Project site. At a minimum, the information shall cover: a) proper disposal of commercial cleaning chemicals; b) proper use of landscaping chemicals; c) clean-up and appropri~~te disposal of hazardous materials and chemicals; and d) Prohibition of any washing and durriping of materials and chemicals into storm drains. Finding Hydro-3: Implementation of this mitigation rrie~~sure will be required and enforced through the MMRP. Preparation of a SWPPP and implementation of BMPs at the Project site would minimize the risk of pollutant infiltrating local groundwater sources. The mitigation measure will therefore reduce impacts on potential contamination of local groundwater to a level of less-than-significant. Impact Hydro-4: Erosion or siltation on- or off-site. Construction of the proposed Project would involve demolition of existing structural foundations and pavement areas that currently help to stabilize site soils. Although no cutlfill estimate:~ were available for review, significant site grading is expected to occur. Construction operations associated with the Project would present a threat of soil erosion from soil disturbance by subjecting unprotected bare soil areas to the erosional forces of runoff. This represents a pote~nti~ally significant impact. Mitigation Measure Hydro-4: Compliance with NPDI.S Requirements. The Project applicant shall comply with all Phase I NPDES General Construction Activities permit requirements established by the CWA and the Grading Permit requirements of the City of South San Francisco. Erosion control measures to be implemented during construction shall be included in the Project SWPPP. The Project S'JUPPP will accompany the NOI filing and will outline erosion control and storm water qualiity management measures to be implemented during and following construction. The S~'VPPP will also provide the schedule for monitoring performance. Refer to Mitigation Measure Hydro-3 for more information 16 regarding the Project SWPPP. Implementation of Phase I NPDES General Findings Hydro-4: Implementation of this mitigation me~~sure will be required and enforced through the MMRP. Construction Activities pc;rmit requirements, including erosion control measures, would regulate construction activities to minimize impacts associated with erosion and/or siltation. Implementation of the mitiig~~tion measure would therefore reduce the impact to less-than-significant level. NOISE Impact Noise-2: Construction Related Noise. Project construcl~ion could result in temporary short-term noise increases due to the operation of heavy equipment. This would be a potentially significant impact associated with Project development. Mitigation Measure Noise-2: Noise Abatement. The Project applicant shall require by contract specification that construction best management practices be implemented by contractors to reduce construction noise levels to the noise limit specified in the City Noise Ordinance (90-dBA at 25 feet). Best management practices include: • Ensuring that construction equipment is properly muffled according to industry standards. • Implementing noise attenuation measures, which may include but are not limited to noise barriers or noise blankets. • Rer. wiring heavily loaded trucks used during construction to be routed away from noise and vibration sensitive uses. Finding Noise-2: Implementation of this mitigation mea:~ure will be required and enforced through the MMRP. The use of best management practices, identified in the mitigation measure, would ensure that construction-related noisE; irnpacts do not exceed the City- established thresholds. Accordingly, the mitigation measure would reduce this impact to a level of less-than-significant. TRANSPORTATION AND CIRCULATION Impact Traf-1: Project Trip Generation Exceeds 100 Trips Duiring Peak Hours. The Project would generate more than 100 net new trips during the AM and I'M peak hours (377 two-way (inbound + outbound) trips during the AM peak hour and 365 two-way trips during the PM peak hour. The San Mateo CitylCounty Association of Governments (C/CAG) Agency Guidelines for the implementation of the 2003 Draft Congestion Management Program ("C/CAG Guidelines") specifies that local jurisdictions must ensure that the developer ~~nd/or tenants will mitigate all new peak hour trips (including the first 100 trips) projected to be genE~rated by the development. This would be a significant impact. Mitigation Measure Traf-1: Transportation Demand Management Program. The Project sponsors shall implement a Transportation Demand Management (TDM) program consistent with the City of South San Francisco Zoning Ordinance Chapter 20.120 Transportation Demand Management, and acceptablc: to C/CAG. 17 Finding Traf-1: Implementation of this mitigation measure will be required and enforced through the MMRP. An effective TDM program, which would be ongoing for the occupied life of the development, would reduce vehicle trips to and from the project to acceptable levels. Therefore, the implementation of the TDM program would reduce the impact to a less-than-significant level. Impact Traf-5: Internal Pedestrian Circulation. Internal walkways are shown on the site plan connecting all buildings and connecting the buildings to the sidewalk along Roebling Road. However, there are no walkway connections shown between the ;sidewalk along East Grand Avenue and the Project's main entrance. The auto driveway would need to be used for pedestrian access. This would be a significant safety impact. Mitigation Measure Traf-5: Sidewalks and Crosswalk:. Provide a sidewalk connecting the Project's main entrance with the sidewalk along East Grand Avenue. Findings Traf-5: Implementation of this mitigation me;as~are will be required and enforced through the MMRP. The mitigation measure reinforces. e;~isting City development standards that require the use of pedestrian linkages and internal sidewalks with landscaped buffers. It also addresses safety concerns by providing safe passage between East Grand Avenue and the Project's main entrance. ThE~ mitigation measure therefore reduces the impact to aless-than-significant level. Impact Traf-7: Grade Crossing Approaches Missing Signing and Pavement Striping. The State Public Utilities Commission (September 26, 2006, letter'lo City of South San Francisco) has noted in a recent inspection that the East Grand Avenue I Fork~e:~ Boulevard I Harbor Way intersection grade crossing is not up to minimum standards one one or more approaches for required advanced warning signing and pavement striping (i.e. R.15-1 and W-10-1 signs as well as RxR pavement striping). This results in an existing safety concern that would be aggravated by the addition of Project traffic. This would be a significant impact. Mitigation Measure Traf-7: Impacts to Grade Crossing Approach Signing & Pavement Striping. The Project shall provide all needed signs and pavement markings on the approaches to the East Grand Avenue 1 Forbes Boulevard 1 Harbor Way intersection at grade railroad crossing" to meet minimum State Public Utilities Commission requirements as detailed in the 2003 Manual of Uniform Traffic Control Services by the Federal Highway Commission. Finding Traf-7: Implementation of this mitigation measure will be required and enforced through the MMRP. The mitigation measure reinforces Existing City development standards that require the use of pedestrian linkages, pathways, bikeways, and internal sidewalks with landscaped buffers. The measure will ensure compliance with minimum standards at grade crossing approaches and reduce risk of accidents. The mitigation measure therefore reduces the impact to aless-than-~sic~nificant level. Impact Traf-8: Intersection Level of Service. The following intersection would receive a significant impact due to the addition of Project traffic to year 2015 Base Case volumes: 18 • E. Grand AvenuE 1 Gateway Boulevard AM Peak Hour: The Project would increase volumes by ~i.0 percent at a location where acceptable LOS D Base Case signalization operation ~NOUId be degraded to unacceptable LOS E operation. This would be a significant impact. Mitigation Measure Traf-8: E. Grand Avenue 1 Gateway Boulevard. (see Table 11-16 and Figure 15 in Appendix D) The following improverents would mitigate the project- specific impacts. This improvement is not included as apart of the East of 101 Transportation Improvement Program and will not be funded via the Project's traffic impact fee contribution to this program. The project proponent will be solely responsible for implementation of the following improvements or fair share reimbursement (as determined by the City Engineer) if implemented by another party prior to initiation of construction for this project: Add a second right turn lane to the northbound Gateway Boulevard approach. Resultant 2015 Base Case + Project Operation: AM Peak Hour: LOS D-51.7 seconds control delay PM Peak Hour: LOS C-21.7 seconds control delay Finding Traf-8: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation measure TRAF-8 would reduce the irnpact at this location to a less-than- significant level through implementation of physical impro~rements that will bring the functioning of the intersection into compliance with City standards. The planned implementation of these improvements would maintain or improve the current levels of service at these intersections, which would mitigate potential Project impacts. Specific improvements planned for the East Grand Avenue / Gate~~vay Boulevard intersection and the resultant level of service are presented in mitigation me~a~~ure Traf-8. This impact would be reduced to a level of less-than-significant. Impact Traf-9: Intersection Level of Service. The following intersection would receive a significant impact due to the addition of Project traffic to year 20'15 Base Case volumes: • E. Grand Avenue I Forbes Boulevard 1 Harbor Way AM Peak Hour: The Project would increase volumes by 7.5 percent at a location with Base Case LOS D operation being degraded to LOS F operation. PM Peak Hour: The Project would increase volumes Icy 8.5 percent at a location with unacceptable LOS F Base Case signalized operation. This would be a significant impact. Mitigation Measure Traf-9: E. Grand Avenue 1 Forbe:~ Boulevard 1 Harbor Way. The following improvements would mitigate the project-specific impacts. These improvements are included as part of the East of 101 Transportation Irprovement Program and will be funded via the Project's traffic impact fee contribution to this program. Widen East Grand Avenue east of Forbes Boulevard /Harbor Way in order to provide a third westbound through lane and a second westbound left turn lane.l-h~e third westbound through lane 19 should begin to the east of the Roebling Road intersection (in order to mitigate left turn queuing impacts). In addition, widen the northbound Har~~or Way approach to provide one additional through lane and one additional right turn lane (total five lanes: one left, two through and two right turn lanes). Resultant 2015 Base Case + Project Signalized Operation: AM Peak Hour: LOS D-45.0 seconds control del~~y (which would be better than Base Case LOS D-53.8 seconds control delay oi~eration) PM Peak Hour: LOS D-53.8 seconds control del~~y (which would be better than Base Case LOS F-98.3 seconds control delay o~~eration) Findings Traf-9: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation measure TRAF-9 will reduce the impact at this location to a less-than-significant level through contribution of funds. to an established transportation improvement program that will be applied to physical imE~rovements to improve the functioning of the intersection. These improvements will result in acceptable Levels of Service for the affected intersection. Accordingly, the mitigation measure will reduce the impact to a level of less-than-significant. Impact Traf-10: Intersection Level of Service. The following intersection would receive a significant impact due to the addition of Project traffic to year 2'.015 Base Case volumes: • E. Grand Avenue I Roebling Road PM Peak Hour: The Project would degrade acceptablE: Elase Case LOS D operation of the stop sign controlled Roebling Road approach to an unacceptable LOS F. This would be a significant impact. Mitigation Measure Traf-10: E. Grand Avenue 1 Roebling Road. The following improvements would mitigate the project specific impacts. The project proponent will be solely responsible for implementation ~~f the following improvements or fair share reimbursement (as determined by the City E=nl~ineer) if implemented by another party prior to initiation of construction for this project. 1. Signalize the intersection and coordinate operation with the signal at East Grand Avenue / Forbes Boulevard /Harbor Way. 2. Provide a third westbound through lane and continue to the Forbes Boulevard /Harbor Way intersection (see Traf-9). 3. Lengthen the left turn lane on the eastbound East Grand Avenue intersection approach from 75 feet up to 175 feet. This will leave room fora 2~i0- to 260-foot left turn lane on the westbound East Grand Avenue approach to Harbor ~'Vay, which would accommodate a year 2015 95th percentile queue of 125 feet during the IPM peak hour. Resultant 2015 Base Case + Project Signalized Operation: AM Peak Hour: LOS B-12.8 seconds control delay 20 PM Peak Hour: LOS B-12.6 seconds control delay Finding Traf-10: Implementation of this mitigation me<~s~are will be required and enforced through the MMRP. These improvements are not currentlly included in the City's East of 101 Transportation Improvement Program and will not bE~ funded via the Project's traffic impact fee. Rather, these improvements will be funded b~/ the project applicant. Mitigation measure TRAF-10 would reduce the impact at this location to aless-than-signi~icant level through implementation of physical improvements that will improve the functioning of the intersection in compliance with City standards. Therefore, this impact would be reduced to aless-than-significant level. Impact Traf-11: Intersection Level of Service. The following intersection would receive a significant impact due to the addition of Project traffic to year 2015 Base Case volumes. • Gateway Boulevard 1 S. Airport Boulevard 1 Mitchell Avenue PM Peak Hour: The Project would increase volumes by 3.4 percent at a location with acceptable LOS D Base Case signalized operation being degraded to unacceptable LOS E operation. This would be a significant impact. Mitigation Measure Traf-11: Gateway Boulevard 1 S. ~~irport Boulevard 1 Mitchell Avenue. The following improvements would mitigate the project-specific impacts. These improvements are included as part of the East of 101 ~Tr~~nsportation Improvement Program and will be funded via the Project's traffic impact fee contribution to this program. Widen the westbound Mitchell Avenue approach to provide a second through lane. Resultant 2015 Base Case + Project Signalized Oper<~tion: PM Peak Hour: LOS D-37.8 seconds control delay Finding Traf-11: Implementation of this mitigation me~as,ure will be required and enforced through the MMRP. Mitigation measure TRAF-11 will reduce the impact at this location to aless-than-significant level through contribution of fur~d~~ to an established transportation improvement program that will be applied to physicalimprovements to improve the functioning of the intersection. These improvements will result in acceptable levels of service at the affected intersection. Accordingly, implementation of the mitigation measure will result in aless-than-significant impact Impact Traf-12: Intersection Signalization Needs. The analysis concluded that the East Grand Avenue 1 Roebling Road unsignalized intersection would recei~ie a significant signal warrant impact due to the addition of Project traffic to year 2015 Base C<~se PM peak hour volumes. Volumes would be increased by more than two percent (7.73`.%) at the one nearby unsignalized intersection where Base Case volumes would already be meeting peak hour signal warrant criteria levels. This u~-ould be a significant impact. Mitigation Measure Traf-12: E. Grand Avenue 1 Roebling Road. Coincidently, mitigation measure Traf-10 would also reduce impact Traf-12 te~ a less than significant level. Again, 21 the project proponent will be solely responsible for implementation of the following improvements or fair share reimbursement (as determined by the City Engineer) if implemented by another party prior to initiation of construction for this project. The following improvements would mitigate the project's intersection signalization impact at East Grand Avenue /Roebling Road: 1. Signalize the intersection and coordinate operationwith the signal at East Grand Avenue / Forbes Boulevard I Harbor Way. 2. Provide a third westbound through lane and continue i:o the Forbes Boulevard /Harbor Way intersection (see Traf-9). 3. Lengthen the left turn lane on the eastbound East Grand Avenue intersection approach from 75 feet up to 175 feet. Resultant 2015 Base CasE; + Project Signalized Operation: AM Peak Hour: LOS B-12.8 seconds control delay PM Feak Hour: LOS B-12.6 seconds control delay Findings Traf-12: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation measure TRAF-12 will reduce the impact at this location to a less than significant level through implementation of physical improvements that will improve the functioning of the intersection in compliance with City standards. These improvements are not currently included in the City's E=a:~t of 101 Transportation Improvement Program and will not be funded via the Project's traffic impact fee. However, the improvements, as required mitigation measures, wrill result in acceptable levels of service at the affected intersection. Accordingly, the innp~act will be reduced to a less-than- significant level. Impact Traf-13: 95th Percentile Vehicle Queuing - Synchro software evaluation. The following approach to an intersection providing direct access to tlhe Project site would receive a significant queuing impact due to the addition of Project traffic to year 2015 Base Case volumes. • E. Grand Avenue /Roebling Road (unsignalized) AM Peak Hour: The Project would increase volumes key 217 percent in the left turn lane on the E. Grand Avenue approach to Roebling Road at a~ location with unacceptable Base Case 95th percentile queuing. The left turn lane queue at an unsignalized intersection would be extended from 70 up to 225 feet in a locationn vuith only 75 feet of storage. PM Peak Hour: The Project would increase volumes by 210 percent in the left turn lane on the E. Grand Avenue approach to Roebling Road at a location with unacceptable Base Case 95th percentile queuing. The left turn lane queue ~~t an unsignalized intersection would be extended from 75 up to 125 feet in a location with only 75 feet of storage. This would be a significant impact. Mitigation Measure Traf-13: Improvements for Vehicle Queuing. The following improvements would mitigate the project-specific impacir The project proponent will be 22 solely responsible for implementation of the following improvements or fair share reimbursement (as determined by the City Engineer) if implemented by another party prior to initiation of construction for this project. • E. Grand Avenue 1 Roebling Road Signalize the intersection. 2. Provide a third westbound through lane and continue t~~ the Forbes Boulevard /Harbor Way intersection (see Traf-9). 3. Extend the left turn lane on the eastbound East Grand Avenue approach from 75 up to 175 feet. Mitigation costs should be shared with the 32.8 I~oebling Road project. See Traf- 10for resultant 95th percentile queues. Findings Traf-13: Implementation of this mitigation mea;~ure will be required and enforced through the MMRP. Mitigation measure TRAF-13 will reduce the impact at this location to a less than significant level through implementation of physical improvements that will improve the functioning of the intersection in complian~;,e with City standards. These improvements will result in acceptable levels of service at the affected intersection. Accordingly, the impact will be reduced to a level of less than significant. Impact Traf-14: 95th Percentile Vehicle Queuing. The following approach to an adjacent intersection leading away from an off-ramp would receive a significant queuing impact due to the addition of Project traffic to year 2015 Base Case volumes: • Airport BoulevardlGrand Avenue AM Peak Hour: The Project would increase volumes by .5.9 percent in the left turn lane on the southbound Airport Boulevard approach to Grand Avenue at a location with unacceptable Base Case 95th percentile queuing. The 9!5th percentile vehicle queue would be extended from 475 up to about 510 feet in a location with only 320 feet of storage. This would be a significant impact. Mitigation Measure Traf-14: Improvements for Vehicle Queuing. The following improvements would mitigate the project-~>pecific impact. These improvements are included in the East of 101 Transportation Improvement Program and will be funded via the Project's traffic impact fee contribution to this program: • Airport Boulevard 1 Grand Avenue Widen the eastbound Grand Avenue approach from onE; exclusive left turn lane and a shared through/right turn lane to provide an exclusive left turn lane, a shared throughlleft turn lane and a shared throughlright turn lane. Resultant Southbound Queue: AM Peak Hour: Southbound left = 255' 23 Southbound through = 85' PM Peak Hour: Southbound left =125' Southbound through =180' Finding Traf-14: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation measure TRAF-14 will rE;d~ace the impact at this location to a less-than-significant level through contribution of funds pro an established transportation improvement program that will be applied to physical improvements to improve the functioning of the intersection. The improvements will result in acceptable queuing at the affected intersection. Impact Traf-15: Off-Ramp Queuing To Freeway Mainline During Peak Traffic Hours - SIM traffic evaluation. The following off-ramp would receive a significant impact with backups extending to the freeway mainline sometime during one or botr~ peak hours due to the addition of Project traffic to year 2015 Base Case volumes. • U.5.101 Southbound Off-Ramp Flyover to Oyster Point Boulevard) Gateway Boulevard Intersection AM Peak Hour: The Project would increase volumes by ~?.4 percent on the off-ramp and by 1.8 percent at the Oyster Point I Gateway Boulevard intersection with year 2015 Base Case off-ramp traffic occasionally backing up to the frE;e~vay mainline. This would be a significant impact. Mitigation Measure Traf-15: Improvements for Off-Ramp Queuing. The following improvements would mitigate project-specific impacts„ These improvements are included in the East of 101 Transportation Improvement Program and will be funded via the Project's traffic impact fee contribution to this program: • U.S.101 Southbound Off-Ramp to Oyster Point Bouilevard (Gateway Boulevard Intersection 1. Restripe the eastbound Oyster Point Boulevard intersection approach from one left turn lane, two exclusivE through lanes and a shared through~'right turn lane to provide one left turn lane, two exclusive through lanes and one right t~urr~ lane. Resultant Off-Ramp Queues: AM Peak Hour: Through lanes =1115' (with 2,550 feet ~of storage per lane) Right turn lane = 360' (with 360 feet of storage) PM Peak Hour: Through lanes = 325' Right turn lane = 50' Finding Traf-15: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation measure TRAF-15 will rE;duce the impact at this location to a less-than-significant level through contribution of fuincls to an established transportation 24 improvement program that will be applied to physical improvements to improve the functioning of the intersection. Improvements will result: in acceptable levels of queuing. Accordingly, the mitigation measure will reduce the impact to a less than significant level. Impact Traf-16: Off-Ramp Queuing To Freeway Mainline During Peak Traf~ic Hours. SIM Traffic evaluation The following off-ramp would receive a significant impact with backup extending to the freeway mainline sometime during one or both peak hours due to the addition of Project traffic to year 2015 Base Case volumes. • U.S.101 Southbound Off-Ramp to Airport Boulevard 1 Miller Avenue Intersection AM Peak Hour: The Project would increase volumes bey 4.8 percent at a location with year 2015 Base Case off-ramp traffic occasionally backing up to the freeway mainline. This would be a significant impact. Mitigation Measure Traf-16: Improvements for Vehicle Queuing. The following improvements would mitigate the project:-specific impact. These improvements are included in the East of 101 Transportation Improvement Program and will be funded via the Project's traffic impact fee contribution to this program: • U.S.101 Southbound Off-Ramp to Airport Boulevard 1 Miller Avenue Intersection 1. Provide improvements to the Airport Boulevard I Grarn1 Avenue intersection as listed under Traf-14. Finding Traf-16: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation measure TRAF-16 will reduce the impact at this location to a less-than-significant level through contribution of funds to an established transportation improvement program that will be applied to physical im~>rovements to improve the functioning of the intersection. Improvements will reduce queuing to acceptable levels. Therefore, implementation of the mitigation measure vuill reduce the impact to a less- significant-level. Impact Traf-17: Off-Ramp Operation At Mainline Diverge. ThE; following off-ramp diverge location from the U.S.101 freeway mainline would receive a signiificant impact due to the addition of Project traffic to year 2015 Base Case volumes. • U.S.101 Southbound Off-Ramp to Oyster Point Boulevard (Gateway Boulevard Intersection AM Peak Hour: The Project would increase off-ramp volumes by 2.4 percent (from 1,678 up to 1,718 vehicles) with Base Case volumes already exceeding 1,500 vehicles per hour. This would be a significant impact. Finding Traf-17: There are no feasible improvement:> tf•iat can be implemented to mitigate proje:,t-specific impacts. The location of southbound off-ramp connections to Airport Boulevard and to Oyster Point Boulevard, and in particular, the proximity of the 25 connections to existing adjacent development, precludes the possibility of providing a second off-ramp lane connection to southbound U.S.101 to serve the Oyster Point Boulevard southbound off-ramp. Specific economic and technological concerns prevent the City from reducing this impact to level of less-than-:significant. As this impact remains a significant and unavoidable impact of the project, approv~~l of the project will require adoption of a statement of overriding conditions. UTILITIES Impact Util-1: Increased Wastewater Flows. According to Cii:y of South San Francisco design wastewater flow estimates, the Project would contribute 116,6~i3 ~gpd of sewage and industrial wastewater to the City's sanitary sewer system, which amounts to an increase of approximately 42.5 percent as compared with the existing building square footacle on the site. The Project does not include conservation or recycling technologies that would IE;s~~en its wastewater flows to the municipal system. This is a potentially significant impact. Mitigation Measure Util-1: Sanitary Sewer Fees. Thee City of South San Francisco is currently upgrading its sanitary sewer facilities to handle increased flows from new development. In order to recover the costs of these upgr<~des, the City charges new development aflat-rate sewer connection fee and a morrlhly impact fee. The arnount of the impact fee is based on the quantity (flow) of wastewater l~enerated. The occupants of the proposed Project shall pay the sanitary sewer fees impo:~ed by the City of South San Francisco in order to mitigate the cost of the sewer sy>tem upgrades necessary to manage the wastewater flows generated by the Project. Findings Util-1: Implementation of this mitigation measure will be required and enforced through the MMRP. Mitigation Measure Util-1 would rE~duce the impact of the Project's wastewater flows to a level of less-than-significant. The funding of South San Francisco's ongoing pipeline improvements and the scheduled upc~r~ide of Pump Station #4 would ensure that the City's wastewater system has sufficient capacity to handle the increased flows generated by the Project. Therefore, this impact would be reduced to a level of less- than-significant. 26 Section IV: Findings Reaarding Alternatives The EIR includes consideration of three alternatives: the No Project Alternative, the Reduced Intensity Alternative, and the Reduced Parking Alternative. The City Council hereby concludes that the EIR sets forth a reasonable range of alternatives to the Project, so as to fo:~ter informed public participation and informed decision making. The City Council finds that the alterr~afives identified and described in the EIR were considered and further finds them to be infeasible for the specific economic, social, or other considerations set forth below pursuant to CEQA section 2108'1 (c). ALTERNATIVE 1: NO-PROJECT Under the No Project Alternative, the Project site would remain a:~ it is today, with four existing 1 & 2 story buildings totaling 124,000 square feet providing for office land uses. While it is possible the site will be redeveloped at some future point even if a project does not proceed at this time, there is no reason to believe this would happen in the near-term or that: n~~w development would necessarily be more intensive than the existing development. Therefore, the No Project Alternative presumes the site would remain in its current state. Impact Analysis The No Project Alternative would not involve any change to thE; Project site and so would not introduce any new environmental impacts. The impacts associated with the existing Project site constitute the baseline for evaluation in this EIR. Therefore, this baseline situation results in no new impacts. Leaving the site in its current state would avoid all construction related impacts as demolition, grading, and construction. Because the No Project Alternative would not involve modifications to the existing developed site condition, it would nc~t improve landscaping to levels aesthetically consistent with other modern development in the area and as required in applicable land use regulations. No impacts are associated with the No-Project Alternative because the Project site would remain vacant. Therefore, none of the impacts identified for the proposed Project would occur. Finding: No-Project Alternative fails to meet basic project objectives. The City finds the No-Project Alternative would not support thc~ C~eneral Plan in improving vacant and underutilized properties in the East of 101 Area of the City. The No-Project Alternative also would not achieve the social, environmental, and economic goals of the Project. It would not increase employment opportunities in the community, nor increase tax and other revenues to the City. The No Project Alternative is rejected for failure to meet basic project objectives. ALTERNATIVE 2: REDUCED INTENSITY ALTERNATIVE Floor Area Ratio (FAR) is a measurement of the intensity of development calculated by dividing the total square footage of the building by the total square footage of the site. A one story building that covers 100% of a site would have an FAR of 1 as would a two-story building that covers only 50% of a site. This analysis considers a reduced FAR of the Project. Under this alternative, the Project's FAR would be reduced from the currently proposed 1.0 FAR for a total 291,634 square feet of 27 building space, to an FAR of 0.75, for a total square footage of 218,275. This Alternative represents a 25% reduction in the amount of building space proposed to be built on the Project site, which equates to at least two stories less building height excluding the proposed parking garage. Impact Analysis The impact analysis below focuses on those impacts that were dE;termined to be potentially significant under the proposed Project. Less than significant impacts are discussed only if implementation of the alternative will substantially increase the impact. Reduced development intensity proposed under this Alternative would produce fewer vehicle trips and less air pollutant emissions. However, the Alternative's resulting degree of trip generation reduction would not reduce traffic levels sufficiently to reduce either the C/CAG peak I~our trip generation limit impact (Traf-1), nor any off-site traffic impact to a less than significant level. Reduced square footage would result in a shorter construction prase so a reduced impact related to construction noise and diesel emissions from construction vehicles. Reduced square footage would also be expected to result in a reduced number of workers,llevel of operations so would translate to a reduction in the operational use of hazardous materials and potential for hazardous materials-related impacts. A reduction in the number of workers on site would also slightly reduce impacts related to geological events that could pose a danger fro people as there would be fewer people on site. Overall, this Alternative would be environmentally superior to the proposed Project. Aesthetics Similar to the proposed Project, the Reduced Intensity AlternativE~ would be upgrading the site with highly designed buildings and extensive landscaping and would have no significant aesthetic impacts. Air Quality Because this Alternative would result in fewer vehicle trips to the Project site than the proposed Project, air quality impacts associated with vehicle trips would bE~ slightly less than those identified under the proposed Project. The proposed Project's total (not subtracting for existing uses to be replaced) emissions are estimated at 19.09 pounds per day (Ibslday) for ROG, 23.18 Ibs/stay for NOx, and 29.47 Ibs./day for PM10. URBEMIS 2007 (version 9.2.2) model estimates for this Alternative's emission results in amounts of 14.32 Ibs./day for R(~G, 17.39 Ibs./day for NOx, and 22.11 Ibs./day for PM10. All of these emissions are below the threshold of significance. While the building size would be reduced under this Alternative, the footprint of the buildings would be expected to remain the same. Therefore, this Alternative would result in the same or similar air quality impacts related to construction activities at the site as 1:hE~ proposed Project and mitigation measure Air-1 would be required to reduce the impact to ales-1rhan-significant level. As with the proposed Project, despite contributing only less-than-significant levels to cumulative air 28 quality impacts, this Alternative will also be required to create and follow a Transportation Demand Management (TDM) Plan (Mitigation Air-3) that will reduce the inumber of vehicle trips and therefore the amount of emissions. Geology and Soils Impacts to the exposure of people and/or structures to strong sei:>mic groundshaking and the effects of liquefaction, densification, and settlement would be sligl~tly reduced under this Alternative as compared to the proposed Project due to the fact that fewer pE;ople would be employed at the Project site, thereby slightly reducing the risk of human injury. P~litigation measures Geo-2a, Geo- 2b, Geo-2c, Geo-3a, Geo-3b, and Geo-4 would be required to irectuce these impacts to less than significant levels. Impacts related to increases in erosion during the construction phase of the Project and the potential for differential settlement due to unstable soils and Bay IVlud would be the same as those described for the proposed Project. It is assumed that while thE:re would be less square footage constructed under this Alternative, the footprint of the project would not change. As a result, no decreases in the potential for erosion or the exposure of structurE~s to differential settlements would be realized by this Alternative. Mitigations Geo-4 and Geo-6 would be required to reduce these impacts to less than significant levels. Hazards and Hazardous Materials Impacts related to the potential for accidental upset, release, and environmental contamination of hazardous materials during project operation, and the potential innpacts on the nearby children's center would be slightly reduced under this Alternative as compared to the proposed Project due to the fact that reduction in building size would reduce research and development activities on site with fewer employees and decreased use of hazardous material~~. Mitigation measures Haz-1 a through Haz-1e, Haz-2b, and Haz-5 would be required to reduce impacts to less-than-significant levels. Similar to the proposed Project, this Alternative would result in impacts related to construction such as release of hazardous materials from structure materials durinct demolition, fugitive contaminated dust during grading and construction, potential contact with cont~~minated soils and groundwater, and the potential impacts on the nearby children's center. It is assumed that while there would be less square footage constructed under this Alternative, the footprint of the buildings would not change. Therefore, hazardous materials impacts related to construction would remain the same as with the proposed Project with the following mitigation measures required to reduce impacts to less-than-significant levels: Haz-2a, Haz-3a, Haz-3b, and Haz-4. Hydrology While the square footage on the Project site under this Alternative would be reduced by approximately 25%, the project footprint would not be expected to change under this Alternative. As a result, the Reduced Intensity Alternative would result in the same or similar impacts to hydrology and water quality as those described for the proposed Project. Mitigations measures Hydro-1 through Hydro-4 would be required to reduce impacts; tc- less-than-significant levels. 29 Land Use and Planning Similar to the proposed Project, the Reduced Intensity Alternative would not result in any significant land use impacts. Noise Because the total square footage of the Project would be reduced by approximately 25% under this alternative, it is expected that construction phases would be shortened, thereby decreasing the duration of construction-related noise in the Project area and resulting in somewhat reduced construction-related noise impacts compared to those described for the proposed Project. Mitigation measure Noise-2 would result in this Alternative having, like the Project, aless-than- significantimpact. Transportation and Circulation Similar to the proposed Project, the Reduced Intensity AlternativE~ would result in new vehicle trips in the vicinity. The number of trips generated under this Alternative would still result in an increase over the threshold of 100 new vehicle trips, triggering the requirement of a TDM Plan. When compared to the proposed Project, this alternative would rE;duce peak hour trip generation by 25 percent. However, this degree of trip generation reduction would not reduce traffic levels sufficiently to reduce either the C/CAG peak hour trip generation limit impact (Traf-1), nor any off- site traffic impact to a less than significant level (Intersection Level of Service (Traf-7, 8, 9, 10, 11]; Signalization Needs [Traf-12]; Intersection Queuing [Traf-13, 14, 15, 16]; and Off-Ramp Diverge [Traf-17]). In addition, it could not necessarily be assumed thal'~ tl'ie one significant on-site impact (pedestrian circulation) would be acceptable in a revised reduced intensity sight plan, although this would be easy to mitigate. Impact Traf-17 (unacceptable operation of the diverge of the U.S.101 southbound off-ramp to the Oyster PointlGateway intersection) v~iould remain a significant, unavoidable impact. Utilities and Service Systems As the Reduced Intensity Alternative would reduce the total squ~~re footage of the project, fewer employees would be accommodated at the Project site. This reduction in employees would translate to reduced wastewater flows relative to the proposed Project. Therefore, impacts related to increased wastewater flows would be somewhat reduced uind~er the Alternative as compared to the Project. Illitigation measures Util-1 a and Util-1 b would be required to reduce the impact to a less-than-significant level. Ability to Accomplish Project Objectives The Reduced Intensity Alternative would support many of the Project objectives, though to a lesser degree than the proposed Project. The Reduced Intensity AItE;rnative would still create some new quality jobs and generate some additional tax and fee revenue. It would also upgrade and provide quality research and development facilities in the East of 101 Area. However, this alternative would 30 not avoid the Project's significant and unavoidable impact, or otherwise reduce the Project's effects to aless-than-significant level. Finding: The Reduced Intensity Alternative fails to meet basic: project objectives. The Reduced Intensity Alternative would result in a project similar to the proposed project, but smaller in size. Therefore, the Reduced Intensity Alternative wc-ul~~ be incapable of generating all of the benefits of the proposed Project. It would not for example, clerierate as much tax revenue for the City, or create as many new employment opportunities. FurthE~rmore, while the Reduced Intensity Alternative may further minimize some of the less-than-significant impacts of the proposed Project, the Alternative would be incapable of minimizing the significant and unavoidable impact to the off-ramp operation at the mainline diverge. For the reasons stated, the City Council finds that the Reduced Intensity Alternative fails to meet basic project objectives. ALTERNATIVE 3: REDUCED PARKING & MODIFIED CIRCULATION ALTERNATIVE Under the Reduced Parking and Modified Circulation Alternative, the Project's parking would be reduced from the 925 stalls required under the Municipal Code, to 748 stalls, and on-site vehicle circulation would be modified by providing connectivity between surface parking lots vis-a-vis demolition of the existing building at 215 East Grand Avenue. Also, vehicular ingress and egress would be provided across the westerly property line connecting to Forbes Boulevard. Impact Analysis This alternative would allow for a reduced parking structure and therefore a somewhat shorter phase for construction-related noise. A slightly modified vehicular circulation pattern would have no further effect on reducing vehicle trips and no discernable char~gE; to the construction period. With no other changes to the Project, all other impacts would remaiin the same or similar under this Alternative asunder the proposed Project. Aesthetics Similar to the proposed Project, the Reduced Parking and Modified Circulation Alternative would also upgrade the site with buildings of higher quality architectuire and landscaping area additions. Consequently, no significant aesthetic impacts would result. Air Quality As compared to the proposed Project, this Alternative would rE~sialt in the same or similar air quality impacts. The proposed Project's total (worst case scenario not subtracting for existing uses to be replaced or mitigation measures) emissions are estimated at '19.09 pounds per day (Ibs/day) for ROG, 23.18 Ibs/day for NOx, and 29.47 Ibs./day for PM10. URBEMIS 2007 (version 9.2.2) model estimates for this Alternative's emission results in the same amount as the proposed Project. As compared to the proposed Project, this Alternative would also result in the same or similar air quality impacts related to construction activities at the site, which would not be reduced because the building footprints are not expected to change. While incrE~ased demolition activities related to 31 the removal cf the structure at 215 E. Grand Avenue would result, Mitigation Air-1 would be required to reduce all demolition-related air quality impacts to a IE~ss-than-significant level. Similar to the proposed Project and despite contributing only less-than-significant levels to cumulative air quality impacts, this Alternative would also be required to create and follow a Transportation Demand Management (TDM) Plan (Mitigation P,ir-3) that will reduce the number of vehicle trips and therefore the amount of emissions. Geology and Soils Impacts to the exposure of people and/or structures to strong sei:~mic groundshaking and the effects of liquefaction, densification, and settlement would be the same or similar under this Alternative as compared to the proposed Project. Mitigations Geo-2a, Geo-2b, Geo-2c, Geo-3a, Geo-3b, and Geo-4 would be required to reduce these impacts; to less than significant levels. Impacts related to increases in erosion during the construction pf•~ase of the Project and the potential for differential settlement due to unstable soils and Bay Mud would be the same as those described for the proposed Project. It is assumed that while the parking garage would have reduced square-footage under this Alternative, the footprint of thE~ buildings would not change. As a result, no decreases in the potential for erosion or the exposure of structures to differential settlements would be realized by this Alternative. Mitigations Geo-4, Geo-6a, and Geo-6b would be required to reduce these impacts to less than significant levels. Hazards and Hazardous Materials While the size of the parking structure would be reduced undeir triis Alternative and the footprint of the buildings would not be expected to change, this alternative would result in the demolition of one additional building at 215 E. Grand Avenue. Therefore, as corrip~rred to the proposed Project, there may be an increased risk for potential release of hazardous matE~rials from structure materials during demolition, such as fugitive contaminated dust during grading and construction, potential contact with contaminated soils and groundwater, the potential for accidental upset, release, and environmental contamination of hazardous materials during project operation, and the potential impacts on children's daycare in the vicinity. However, Miti~gati~on measures Haz-1 a through Haz- 1e, Haz-2a, Haz-2b, Haz-3a, Haz-3b, Haz-4, Haz-5, Haz-6a, a~ncl Haz-6b would have equal effect in reducing impacts relating to this Alternative to less-than-significant levels. Hydrology While the square footage of the parking garage under this Alternative would be reduced, the project footprint would not change under this Alternative. Also, a:~ the adjacent property at 215 E. Grand Avenue consists of 100% impervious surface, altered circulation would include landscape areas increasing the total permeable surface area. As a result, tl•iis Alternative would result in the same or similar impacts to hydrology and water quality as those described for the proposed Project. Mitigations measures Hydro-1 through Hydro-4 would bE~ required to reduce impacts to less-than-significant levels. 32 Land Use and Planning Similar to the proposed Project, the Reduced Parking and Modified Circulation Alternative would not result in any significant land use impacts. Noise While the amount of building demolition would slightly increase under this Alternative, noise impacts would be similar compared to those described for fhe proposed Projec- since the total construction timeframe would be minimally altered. Demolition ~of one additional building located at 215 E. Grant' Avenue would likely take less than one day. Moreover, any increase beyond this would be adequately addressed by Mitigation measure Noise-c: a!nd which would reduce the impact to aless-than-significant level. Transportation and Circulation Similar to the proposed Project, this Alternative would result in new vehicle trips in the vicinity. However, when compared to the proposed Project, this alternative would reduce peak hour trip generation. This Alternative would result in a degree of trip generation reduction insufficient to reduce either the CICAG peak hour trip generation limit impact (Traf-1) nor any off-site traffic impact to a less than significant level (Intersection Level of Service [Traf-7, 8, 9, 10, 11]; Signalization Needs [Traf-12]; Intersection Queuing [Traf-13, 14, 15, 16]; and Off-Ramp DivergE~ [Traf-17]). In addition, it could not necessarily be assumed that the one significant on-site impact (pedestrian circulation) would be acceptable in a revised reduced intensity sight plan, although this would easily mitigated by Measure Traf-5 (Sidewalks and Crosswalks). Impact Traf-17 ((Jff-Ramp Operation and Mainline Diverge) would remain a significant, unavoidable impact due to tf~e inability to provide a second off- ramp lane connection from the U.S.101 mainline to the southbound off-ramp providing access to the Oyster Point Boulevard/Gateway Boulevard intersection. The limited spacing between the southbound ~ff-ramps to Bayshore Boulevard and to Oyster Point Boulevard precludes making this improvement. This impact would be reduced under this alternative, but would still remain significant and unavoidable. Utilities As compared to the proposed Project, this Reduced Parking and Modified Circulation Alternative would result in the same or similar impacts related to increased ~Nastewater flows and mitigation measures Util-1 a and Util-1 b would be required to reduce the impact to aless-than-significant level. 33 Finding: The Reduced Parking Alternative fails to meet basic project objectives In light of the entire record, including the letter submitted by DGA .Architects, the City finds that the parking reduction described in this alternative is substantially gr~e~~ter and more onerous than the parking restrictions considered, and ultimately approved, for other similar projects located in the East of 101 Area. The Reduced Parking Alternative effectively requires a 19% reduction in the number of parking spaces from the amount required under the Municipal Code. The indirect effects of the Alternative could prevent the Alternative from meeting basic; project objectives. For example, provision of substantially fewer parking spaces per gross square foot, as compared to other developments in the area, could make finding tenants for the project difficult. This would negatively affect the viability of the project (Project Objective #4), as well as the project's ability to generate tax revenue for the City (#3) and create quality jobs (#2). It would also impede the growth of the area's high technology research and development uses. The Reduced Parking Alternative, therefore, fails to meet the project's basic objectives. For the reasons stated, the City finds that requiring such a substantial and unique reduction in available parking is an infeasible alternative to the proposed Project. 34 Exhibit B Statement of Overriding Considf~rations STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the City of South San Francisco adopts this Statement of Overriding Considerations for those impacts identified as significant and unavoidable in the 213East Grand Avenue Environmental Impact Report (" 213East Grand Avenue" or "Project"). (Resolution No. .) The City Council has carefully considered each impact in reaching its decision to approve the Project. The applicant proposes to redevelop an older industrial property iri the East of 101 area by demolishing five existing 1 & 2 story buildings totaling 124,000 square feet, and the subsequent construction of one 9-story office/research and development (R&D) building totaling 291,634 square feet. The Project would constitute a net building floor area increase of 167,634 square feet. A 5-level parking garage containing 616 spaces would be attached to the new building. An additiona1210surface parking spaces would also be provided. The Project is expected to also include- the abutting property at the southeast corner of East Grand Avenue and Roebling Roacl (221 East Grand Avenue), which is currently under separate ownership but under contract with ARE. Also proposed are substantial landscaping upgrades including a new ertr~~ plaza along the project area's East Grand Avenue frontage, a new landscape plaza centr~illy located to the proposed buildings .The proposed project is located in the City's Exist of 101 Area and is controlled by the East of 101 Area Plan. The City Council adopts this Statement of Overriding Considerations with the original land use approvals, i.e., the General Plan re-designations for the business and technology park use parcels located in the East of 101 A.re.a. The City Council hereby adopts specific overriding considerations for the impacts listed below that are identified in the EIR as significant and unavoidable. The City Council believes that many of the unavoidable environmental effects identified in the EIR will be substantially lessened by mitigation measures adopted with the original General Plan approval and by the measures adopted through the current project approval, including the Mitigation Monitoring and Reporting Plan for the EIR. Even with mitigation, howe,vF;r, the City Council recognizes that the implementation of the Project carries with it unavoidable adverse environmental effects as identified in the EIR. The City Council specifically finds that to the extent the identified adverse or potentially adverse impacts for the Project have not been mitigated to acceptable levels, there are specific economic, social, environmental, land use, and other considerations that support approval of the Project. 2. Unavoidable Significant Adverse Impacts. The following significant and unavoidable environmental impacts have been identified in the Environmental Impact Report for 213 East Grand Avenue Office/R&D Project: Impact Traf-17: Off-Ramp Operation At Mainline Diverge. The following off- ramp diverge location from the U.S.101 freeway m~inli.ne; would receive a significant impact due to the addition of Project traffic to year 2015 l3ase Case volumes. • U.S.101 Southbound Off-Ramp to Oyster Point Boulevard /Gateway Boulevard Intersection AM Peak Hour: The Project would increase off-ramp volumes by 2..4 percent (from 1,678 up to 1,718 vehicles) with Base Case volumes already exceeding 1,500 vehicles per hour. Mitigation Measure Traf-17: Improvements for Off-Ramp Operation. No improvements are feasible to mitigate project-specific impacts. The location of southbound off-ramp connections to Airport Boulevard and to Oyster Point Boulevard, and particularly the proximity of the connections to exis~tin.g adjacent development, precludes the possibility of providing a second off-ramp lane connection to southbound U.S.101 to serve the Oyster Point Boulevard southbound cuff--ramp. Finding: There are no feasible mitigation measures that reduce this impact to a level of less-than-significant. Given the proximity ofthe: o ff--ramp to existing, adjacent development, construction of a second off-ramp lane to alleviate traffic impacts would be prohibitivel~~ expensive in relation to the types of land uses that it would benefit. Given these economic concerns, mitigation of this impact is not feasible, as that term is defined by CEQA (Pub. Resources Code, § 21061.1.) Under CEQA, the City has an obligation to balance public objectives, including specific economic concerns, against the benefits of the project. (See id. § 21081(a)(3).) Where economic concerns render mitigation of an impact infeasible, the lead agency may reject mitigation. ~,s the mitigation of this impact is not feasible, this impact would be considered significant and unavoidable. 3. Overriding Considerations. The City Council now balances the unavoidable impacts that apply to the development of the 213 East Grand Office/R&D Project, against its benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Project, as further set forth below. The following specific economic, legal, social, technological, land use, and other considerations support approval of the Project: A. The Project is expected to generate a new source of significant tax revenue for City of approximately $20,000,000. Addition~~lly, at full build out, the Project is expected to employ an additiona1600 employees. Man}~ of these new positions will be filled by residents of local communities. B. The existing physical environment consists primarily of industrial development, with limited sidewalks and minimal site improvements, and which lacks amenities. The Project will convert the property to uses consistent with research & development uses, including additional amenities and improvements. The proposed Project will be built to the Leadership in Energy and Environmental Design (LEED) Green Building Rating System standard and also provide landscaping and lighting for the property and improve the overall aesthetic character of the site. C. The Project is consistent with the GE;neral Plan Guiding Policies for the East of 101 Area, which provide appropriate settings for a diverse range of non- residential uses (3.5-G-1) and promotes high-technology, a.nd research and development uses (3.5-G-3). D. The Project is consistent with General Plan Implementing Policies, which generally promote research & development uses, ito the exclusion of residential and more traditional industrial uses. (See 3.5-I-3, 3.5-I-11.;). E. The Project is designed to take advantage of and promote the use of public transit by adopting a Transportation Demand Ma:rragement Plan that provides incentives for employees to use alternative modes of transportation, promotes parking cash-out incentives, and uses a lower parking ratio to increase ridership on BART and the East of 101 shuttle service, as well as constructing pedestrian walkways linking the Project to the adjacent shuttle stops and bikepaths. 1157357.1 Exhibit C Mitigation Monitoring and Reporting; Program -44- 18 M6 I I~A~~®N 1~1~~N~~~1't~N~ AN~ ~.I~PCPR:TINI~ ~R®~~~~ I NTROIDUCTI®N This Mitigation Monitoring and Reporting Program (MMR:P)~ fulfills Public Resources Code Section 21081.6 which requires adoption of a mitigation monitoring program when mitigation measures are required to avoid or reduce a proposed projects significant environmental effects. The MMRP is only applicable if the City of South San Francisco decides to approve the proposed Project and is organized to correspond to environmental issues and significant impacts discussed in the EIR. The table is arranged in the following five columns: • Recommended mitigation measures, • Timing for implementation of the mitigation measures, • Party responsible for implementation; • Monitoring action, • Party or parties responsible for monitoring the implementation of the mitigation measures, and • A blank for entry of completion date as mitigation occurs. 21 3 EAST GRAND AVENUE PROJECT PAGE 18-1 -45- v y Y _ ^~ ~:. ~...;y y yy ~.4•I U ' :~ ~ c. ~ ° ~ ~ ~ v 0 . 'O .~ u ';~ • ~ ~ ~ ~, ~~ ~ ~ w ~ ~ ~ - --- _ _D •~ _, O " U ~i n ~ •_, O m ~ h ~ r a~ U, ~ i. Q ~' r.. v • ~ ~; v. 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'O O O i C SN ~ ~ f~/J ~ O v: r ~ ;~ ~ r, v /'+ p,,, n li, N O ii J Cf a~ ~i G ~ ~ f r • r ~ r" ~ ~ CC ~ Tl .-~.n •a•7 Q y ~ v a' V ~ -~ r. ~ r r V ~ ~ v r ~ O •O i '~ s.a W ~' v ~- '" n ° ~ ~ ~ •~ r. n ~ ~ v °~ r cr_ ~ ~ r !] o u ~ .. i+ l~ ~ • " J 4 ~ V ~ r V ~ ~ V Y ~ i ~ :T ~ "". ~ ~ "rte v O G Q) [!~ Vi ~' 4J v QJ i / r ct ~ O ... y ~ c3 ~ U u ~ 4J ' ' ~ ~ ~ ~ v ~ x ~ c ~ ~ ti o ~ ~ ~ ~ n J . n a~ v O u ~ ~ Q G G , r V N ~ ~ r .^« O ~ r O~ / r ~ r ~ r C +, is O 7 ., C ~ v% r ~ ~.. U W o e o s ~ N a w u -46- Q U V Z 0 w u z O F-- z Z O Q U F= . -o'. ~~ ., ,~ , ~, Q ~; _ G. -(~ f ~ ~ 1 ~ ~ ~ ~ k ~ o ,. ~. ;, ~ o ~~ U ,y o ~ 6J ,,/ y; •~_. ~~ U-'-~ ~" Q' ,( ~' ,;,; l,~ W ~~ p c,7 - ~ ~ « o . - '•.~ ,~ ~ ,~ ,«.. ~ V _~ ~ ,. ~"' ~'`~ __ p._ I~ ~ n, ° ' ~ ~ W ~ '"' _ O ~ ~ A ~ A ~ n ~ ~ '~ z -~ °° c~ ~ ..~ U ,~ ~ .. `~ ~ w ° ~ z • N O ~ O p +~ ~ . V ~. O O ~ V G 5 ~ a0i `` ce y ~.~.. 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(,'' ~~„ ~H cn u G _ O W N ~, - N z ~ `n ~, ~ ~ ~ ~ v: „ . r y . o~ ~ ~ r ~a o ~ o ~r"-o ° N 'G ,.., ~ >, ~ ~ GC r r '_' O r , bf. L L V ~"'' ~ ~ r r v, L y p u~ -~ r D L O v 0 ~~ ,~ ..... C O O v ~• m~ v ~ ~ v; ~ C ~~,. vi G '" v '~ ~' v v i "~ ', . ^ ~' v ~..~ N "Cj Qom/ G ,_ =~ L^ D~- C ~ - p ~ F n ~; O C ~ ~„ u m D `-' ~ c5 V o ~. o ~ , ' bf! rn cG s., ril ~,._, ~ ~ i r ' v~ N b y r ^, ~~ v y ~ c, o ` r ' `: ' ~ '~ O ' ~ " a) O u: v ~ 4-. O tJ` r' CL . .~ ~ S i O CL .~ cd a. C U O ~ ~ F v O V v O ~' a.~ u . v cr, - O c: • Y ~ -d ~ O= _C r~~ r ~' to ~,.. L ^ S v .-, ~ L •~ r ~' ~ . O .J ~' v ~ ~ ~ o ~'~, -~ C v v ~ V or ~ '~ r , i ^ v ~ G ~ ' CL '' r ma C7 ''' ~ ~ ~ 'G ~ . r, . ~ j ~ = N ~ ~„ _ c, ~ ,y . , p ~..+ ca ~ O ~ v ~ r ~ J . G • ~ ~ ~ v Cf' r S .~ ' ~ G = O u C "G v ~ • C ~ ~'' C r .-^. r, s .^. ~ v`n u i in F ~ O r v -•- •~ G ~ ~ v U ~ ~ ~ -. r r'. r. v. O v O G ` ~ ., v ~ ~ v ~ cn _ a ~ O C . ~ ~ J v ~ ~ P :' O r , /. r r`- r ~ i' ~ ~ r ` .~ c O~ ~ ~ ~ C T v; CC ~ K O .~^.. • ~ ._., rr, v ^, ~ v ~ O j +- ~ C c r O v i; ,. ~ r' r A.. v = v C O ~ a; J Cr, ~, R. •;, Uj „ r .., V; ~' ~~., ~ ~ r . V ~ r ~ ~ O p u ;/ 'D v~ '' u ~ ° y r. .- 'r ~ y = ~ ' 4 w r v v ..., -'. ~ • •'p CU t,. .~i. 0 ~ O a N .-, ~ O r,' r O :~ o 'G v: u av + ~_ 4J .~ OA 'D v c .D v ~ .., d ' ~ O ~J . ~ C y r v , r r- Y W [ O u w ~ v ~ •y - ~ ~ ~ .~ di c o 'v, ~ Ti r,, v ''' G "' ._' ti :> N .~ w r r r ~ C i t1') _ ~ ~ ~ v~ cn cry `. ~ ,?~ r i .~ Z cr ~ r p v c ~; ~; ~ . v. F- U w Q- -53- S Q L C 0. U Z w U Z i- Z 2 Z _~ Q U F- 'v .y , w -v .v: r,, n.,. A 0 U a'~ _ .~ .~ ~,.. `.' ~ to J ,~ ~ . ~ . CZ L'r I--~ Y.+ H _ ~ J .-a -' " L ~.'0'~ . _ 4 V ' '~ r -_ O C~ Q~ bA • O u G _ .~ a ~ ~ O '~ . a ~ ~ .:i ., v Q ~r ~-+ ~ ,~ O .~ ma ~ ~ ~ L C . y i z .'~ ~ ;::~ o ~+ ~. ~ ~, ~ V ~ =~ ~ ;• W ~ ... 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J O Q r ct ~~.. -54- U O U Z F- C a_ w ^Z _V Q U F= -o a~ y ~ . ~ ~ Ca " ~ 0 V' ~ ~ r, ~~, F ~ ~ p0 O m Q~ °: U r ',,; ~ ~ ~ O L, ~ U ~ v `n ~~ ~ ~ ~w Q a: _ - ~, . o C :a y • W U m ~ w ~ G an o o ~ ~ c c ~ ~ n ~ •~ .^ .. ~ ~ O ~ D 0 J ~ •(~ . ~ 'a LL ~ ~ S-i H aJ :, ,~... ~ ~ N ~_ Q C7 ~ o ~ j, L ~ '~ ~ c ~ c U • U z ::y ~~ o ~ ~ ~ H ~ ~ ~ ,~ -~ ~ v -~ ~ H U ~ ~ ~ W ~ Y , ~ ~ '~ q ~ ~ ~ ~ p Q ~ ~ , a' - - o ° erg o . ~ ~ ~_ ~ - G ~ ~ ~ "'i z ~~ U ~~~~ O ~ °'~, Q ~,,., pa o., W ~ ~ ~" p ____ z N ~ 'C L a~ ~. ~ ~ ~ ..D w ~ ~ ~ ~ z i ~ ~ y O ..-~ ~ ~ ~ ~' ~ ~ CA ~'-' ~ L ~ v^ O V v v N "` y C Q a~ a~ cc ~ O . . r r C7 +.+ -X `~ O L>` r'.. ~ ~ p '~ ~ v, U ~ C .~ A. 6', q C ~ ^r, y a~ w II., I"ti O v ~ r w ~ C U. L'`' ~ 'v, ~ ~ y ~ Q U 'O ,r". y ~ ~ r ;~ N v: C ~`.{ ., cst .~ CJ vi n ...-. O ..C cv ~r O p ~ .~+ ~ p ~ ~ Cfi i, QJ ' '; Vl c3 „p D N c 'w w ~ r, r ~ L .mac _ p ~ - ~ . 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Q ~ O .~ _ ;~ U Q ~ ~ u .I O .~ N O ' U G-' C .~ ~ - O' .~ .~ O ~ ~ 'i + .+ :~ ~ O C ~ •~ z ~o H H ~ ~' ~~ a ~ H W '-` , O a~ ~ q Q ~ ~.` ~~= ~ ' a ~ ~ w o ~, ~, - N z ~, ~ o ~ ^, ~ i ~ w ~j H a+ ~. Y. ~ ~ ~ a) .L .yam,, ~ ~ c~ ~ r/> U ~ !n 'G C ~ •~ y ~r G. '~ O /-1 O ~~ r l ~ C C ~ "G ~ ~ ~ ~ O r^ S U C• ~~:. O ai ~""~ C' ~ u 7 ~ ~ ~ ~ V; te i( ~i y .. O a!l _ . V P~ iJ i Pr • L: U ~J J ~ ~ O ~ ~ S~ u ~ .. .."~ .r.~ ~ ~ _ ii S '. ~ .O-+ - ~ ~ ~ r K C, O t-i ~ O r C ~"' .-a II, ~ y ~ C ~ I/ r y ~% -~; a> ~ O T' ~ v p `e ~ O .G, r v; r r A. C ~ r--c U ~ "b ~ i .G Q ~ U ~, Q) C ~, 'a7 U L: 'J C ~ ~ U c' c~ C ~ 1O G U C ~„i ~ ~ ^~ aC+ O 4-. ~ / _~r.. ~ ~ ~ 4) ~ Ci ~: ' ~' G ~ ~ >. .r U r N 4" c~ r ~ ~ 4-. O ~~^~ c:. O '~' M :+ ^r ' _3 ~ C ~ ~ v ? ~ O O ~ ~ ~"- . , r1. U ¢1 ~ r 1- ; U o ~ ~ O ~ ~ ~,:, ^ ~ ~ O ti 5 O ~ ~ a~ ~~ ~~ ~ r 'G U ~^ ~ v ~ v i.: . . cis u ~ Cf~ s , ° . N ~ Cti -~ r.. ~ u ~ L1. 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M N w a_ -56- Q ~J O o_ V Z O w Z Q v Z O z O Z O Q U F U W O Q w M e-1 N _~ . ril J - '~S - ~ y U b~A; :., ~ ., ~ o,•~ .~ r~ :p; t`C'_.,0~~+ U ~ 'N -. -~ ; U - '. . ~. O •y,' '~ V 'd . en _ a; .., ~. 0 .~ ~ , O _o ~ . -^~-+ ~ ~ ^ ~ : ~ .., ~: 2 ~~~., a ,~ .~ ~ ;~'v.: O ,-~ ~-~ a .., Q \ v ~ ~ ~~ z ~~ ~ ~~ H ; I O H H r V •~ bfi ...h y ~ "~ N U r C ~ ~% r. U y .. ti .J ~~" ~ V, i 7 "'~ J r i iJ VJ ,~ ,.~ y y v O r a% w~ ~ ~-; . ~ y U cd a OA y V CIS ~ +-~ p r " ^+ ~ v ~ c1 'G ' ~ ^'r V ~ _. r ~ "' , L N ~ cn ~ O -~ o~ y ~. s U a ~ O [ V c3 Q `r w O h K .~ ~ c r ~ `; r ~ ~/.~ r C w ~ ~ CA V v ce O ~~ r r J a~ O O O v ~' V y 'v ~ ~ r y y 0 U ~ V G r v .~ r U^ ~ ~.. ~ ~, cn ai O v i,~ j..i • .. ~ C C v C r ~" G v U [~ . ~~ Cf., ~ a Q C v O v C .~ Ti r ,~ 5 ~ ,_ .> ~ v V r V r y C' t~ v v ~ ~ U O r~ O v v ~ w .•~ ~ O L~ L y O r ~ r ~ ~ .~ U ~ -~ U C V L' y 9 J N ~ `_`' o r' .~ ~ O N y '~ ~` 4J ~ W W y ~ C ~ 3~ p N J ~ ~ li w ~~ 'T' ' r a ~ O '~ _ .-. O :3 .~ a~ ~ y ~ ~ n ~ ~ ~-~ ~ ~ 7 U U ~ Lam. ~ U 'L1 i + ^'_., O A. m •. ~ V .,, O ~~ ~ 6i r C ~ r" 4J O C ra _ :~ ~ i ~ i .^~. ~ i-a ~ C ~ y ~ W p ~ O '.~ ^. C ^ ~ O ,~ ~" r p ~ 4J ~ .n 4J J ~ r^. ~ O `~ L ...1 L ~; V cs ~' ~ y ^~ O ".. ~ r ~ y ~ yam) [u 4'-, "rj ~ ~ n ~, ,y v, a.+ ' ^ O .~ ~ W O =' =~ v, v, ~ O v y 4 y, tC _ ~ c C J U C~ 'G ,V ~ 'O. a~ ~ u r •~ r G.. -V ~ ~, v ~ ~ O ~ V C C ~ ~• ~a~ ~ a~ v V ;~ F ,G .J ~_ •~ .p ~ ~ . ~ v O r r C 'o o °~r' ~ J ~ ~ o ~ L ~ . "G ~ +~ v s O ~ C O .^-,~ ~ c C O _ a y . _, ~ ~ ~ ~ ~ 'b p ~ i ~ ~ ~ ~ q ~ a: ce ca ~ is ~ "G C v: CA ' ' ~ "G :~ r'". "G V ~ O ~ yV, V ^~ ~ w c' L V ' CL'; a: O 7~ ~ SUa U ~ cU.. ~ 5 ~ y V ~ K ~ r ~ ''~ CG O L ~ i ~ v ~ ~ ^G ~ v. :^ r O _r, ' _ CA i n v: V .y V ~ ^ ~ ~ O J ~ J i V O O O „r, / y :J p W ~ C.1 ~ CJ r...~l • r '~ ^~ v U C 'G U c' ~ ~.. ~v'. ~ r 4^V, / cam. ~ C! r V ~ r J ~ ~, ~. Q.~ Q~ C ~ V ~ r ~ L v+ K- ~ U.. i, ~ U .y i r Z i i r v W O~ r, C a; V O -' O 'v; V ;~ C c1 ~ ~ O V O .~ +.+ QJ r v W G v; e L ' v o -~ ' o ° s ' ~ ~r ~„ II.. u .. U "' v. O r CJ ~ F a~ - r. ~ ~ G r. r. c i V ~ r. / v; tJ; ' O ~ ~ U v ~ P' G V ~ O ~/ ~-."r C.G ui G~ ~ .'~ pU U r M f W Q W Q Z H U 0 Q.. w Z W Q Z Q W t M -57- Q v O L' C. -o a, y ~..... ' ~ '. . . U^ CU ~;~ ~~ ^ ~O .~ _ ~ ~ O C O •~ O ~„ •v ~ O o.; ~ Q ?;:~ ~ ~. U [ r .o a ~ ~ _~ ~~ r r o ~ A i.. .~ '~ L', II.. C T C7 ~ , ~ ~ .. C r '~"~ ~ -,~ U ~ ~... ~ y ~- z ~ o. ~ ~~~ ~ ~ _ ~v H U ~ ; ::~, ~ ~ ",...r O ~ ~ "~ ~~ Q '~~" ~bp'~ ° r `" C7 -~ ~°a,i ~ _o c ~' C W F N z r, O Y v 'G N is p. O r O ~ i `n ce v v ~ a~ =' ~-~1 a~ C • .~ J -1 ~ --~ ~ O • r~ ~ ~~ ~ 4n ,~ i C v O z~ G cn '~ ~ OV i ~ ~ i j f-~ ~ •ri N ~ ~ J ~ f ~ '~l 3.~. I+1 ftS CV' L'~" ~J h ~ SJ is ~ ~ 3 ~ J O ~ .~i y ~ ~ +~ !ti r i " O c~ / i ~ ~ N ~ . ~ "" i N ~ r i U C ~4 = ..1. ~ v .~ _ _ ~ ? ; ' u C '"G v ~ :-_~ N K N ~ -~' ~' C ~ !] i C ~ C • ~ • C , y O "' °: CA . ' v i. u~ . . N ~ __ L.. ~ cd N ~ cn r v ~ ~.. Ll. ~ cC cd ti ~ L T `~ c r N~ y~ v v ^ ~ ' .~ ~~ O ~~~i a ~.. S .~ v O S ~~~^' nC vi ~ U ~ ~ cC v~ .s .L ti p F ' ' ~ ~ r .^r, ~ v . ~ D Ti 4 ~ is .a ~'-' a; _ 7' " r u w C O _ ° ~ ~ " v j °~ • C ~ ~' ~' u ~ i~ u ~ ` a~ r ~ c ate, ~ ~ ro O ~ ~ c , ~ . . ~a Q C L "G °~ ~ D °~ ~ • v ry, . %~ r .~ S v r v ~ c/~ r r ,~ ~ rr^i Cf '~ ~ S y ^ , _^. r ~ - .r.,. -~ v; ..G v ~ a ~ ~ . ~ cc ~ .-~ L'. C C "D • ., ~ U G F „i i r G C ~~ ,~ _r•, w N N ~ s ., 'G ~, a~ r c~ v v, W ~j ~ N v 0 >, O _L ,,, U "' ~ O v _~_ ~ v w /M~ ,r ~ i O O r v r ~ ~ r O ~ v ~ ~ v: m t'' p r "L' O : ~ . w ~~ cVC ~ ce w ~ '' ~ +; p r G ,~ Q a~ I, u p ~ ~~ ~ C~ O N r v w C ., ~ ~ i ~ ~ y ~ o C •; ?~ O y~~ ;, V ~ ~~ ~ v1 A ~ ~. ~ S ~ L ~ ~ C •~ v ~ a _ , v ~ , ,,. 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O ~ o Q O _-nn ~ .~ ~ ~ y ~ a G o ~' y; ~ ~ ~, ~. ~~ O •~~o~ ~ ~ W ~ / P~ ~ Q r . i 1, ' 1~ .-, ~ N ~ 'ti r° y v ~~ a _ m .t r ~ o a~ r ~" '~ v ai /".~ -r ~ ^- ~ C ai O v r.>;i ..O I" y" ~ C3 ~ L+, 5 +~ ~ +~ CC G ~ 0 O ~ . bq :~ n ~ U ~ O ~., j a. y v~ cGrJ Y, a) ~ O V Chi • ~ ~ ~ O a .~ ~ ^ .-~ ~ ~ ~r ~ (i J ~ ~ 4) 4 .+ ie o' ~~y J. t ~ r~i~ ip ~ ' ~ ~ y ~' 'L t1. ~ bi0 v~ . _' ~; O ~ O a~ ~ ~ `n G r .v ai '~ ~i ,r _' ~j y CI ..G ~ O V O O U 1~ ~i v r e ~ . ~ •~ y Cn r1. ca ;~ ~-. ~^, O =~ r ~ v G v " O 'G CA v . ~ ~ ~ w p ~' `'"' ''' ~' ~ ~ ~, L-' ~ u -p v, , . 4; u ~, C cj ~' C u f ~ r 3~-+ ^ ' V1 aJ ~ ~ 'T Q +-~ ~ ~ ii O W ~ ~ ~ • CJ cG v; i K ~ d ~ O ~`" i a' ~; ~ ~+-~ . ^ u 7 ,•' ~ C r G . ~ a• os v^ v ~ ,,; N ~ lip C .~ ~. ~ 4., G .^. 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I C~ y ~ ~ ~ cC "cyc O .K 'D t" O .~ p ~ V 'II V. ti C ~ ~" ~' •y7 i v; ~ 6J _ LJ U O W~ 'G .D T~ v ~ ~ ~ v r-'' A.' .r. c .~ N p -ti ~' = r~ v v w _ v ~ G bA v, W ~ G v ~ .= c v ~ K i O ~" ~" O -~W p \ ~ L' v cC A. ~ V N iri ~ ~ v U C. cn c~ ~' '~7 ct bA ~ ~ C' v c~', ~ G s" ~ c ~v ~ C '~ ~' ~ s i ~ _ C r K ~ V , O ~ t , v v ' - .^~ " p I-i O a3 r J a~ cn O C7 •n ~? ,., v ~ -a .^ ~ ~ v r ~ ~ F~ ~ v d -,~,, ~, o ~ ~ ~ ,c ~ ~ p ~ ~ r r '~ ~ ~' -O r ~ ~ ~'' ~. •u C ~ r O v ~ ~ v ~ y v y r C ~ r y ~ ~ 'C ~ G C '- .-a ~ J ..~ v v ~ v O ^• v ~ cS ~ G C ~ bG O ,..~ Ll. v ' r C ~ v.., r r O ~ ~ ~ ~ r'` p ~ v cY'1 G CL O ,.~ . ~ • • v a ~ i V / K ~r "J ~ I ~ ~ p ~ ~, ~ ~ v ~ A' 2' ~ v C ~ p O v O L. n G r ~ .; " ~ ~ ~ O ~ ; ~ ~; - . ~ C 4C I I ~ ~ ~ ~ ~ r ~ ~ O v ~ ~ ~ ~' ~ ~ ~ p r ' '" v O r . _ p _ ,. 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' . ` u :a ~ v j ~ ~ Or ~.. ~ H -~ " ~ ~ . ~" H W O ~ C ~ : , _ _ o ° ~ Q ~~' ~, ~ ^~ ~ ~ r r y ~ r ~ C7 b y o o ~ ~ .a ° r ' ~. ~ C7 ~ ~ w C W O N ~ ~j b "'G E ~ 'G O lL3 ~' O 'O C 6J S= cC „ '" v O W ~, 7 ~ O ' i . w A O ~ '~e y i~ ~ ~ b G ' ~ ~ ~ O ~ - _~ ~ U ~ - ~ ~ c tL - + i~ ~ ~ . p ~ ~ -= -" ?-~ :vim ~ : . V ,~ r . y --+ ~ -" 'r ,L ~ ~ _. ~ ~ 7. ~C ~ ~ ~ ~ ~ N d C7 ~ r ~ o ~ ~3 ~ r ~ K o ~ u '~ ~ ~ O ~~~ ~ ~ ~ r c ,~ ~ "`~ o ~ ~ r~ v u r v ~ ~ O ~ O ' v ~ W ~ N R ~ L ~ ~ ~ ~ °~ ~~' a \ ~~ . ~ r~i ~ C N .A ~ ~ v -~ - r ~ _ . ~ L+ _ .. Q ~.y ~ X17. C~ ~' ~ r U ~ „~ r a ~: .~= o r,~ > c o ~' _n W r v .~ ~ ~ ° x~ W o ti r .~ c y . r ~ O O v C ^, C v u '~ N~ ' O v ~ ~ a~ Cf, C \ '-• .~~' L r 67 A "; ~ 'C ^ + ~ Q M U v ~n ~ v R: N ~ ~-~ U C v ~ u v w ,r„ O w ~ _ u ~ V .. ~ G k r G -. L ~ r r ~ ~ cn ~ < ~ ~ . v ~•~ ~ v ~ v ry r ~ ~ v o - ~ .°~ O ~ ~ L ~ ~ ~ `~ ~ ~ L ~ ~ ~ YvJ .~ v " >^ ~' ~ °' ~ ``- p O O r ~ ~' -^ ~ ~; ~ . y.{ Cv O _ ~ ~ O C U J O ~ ~ T E J. ~. y ,~. ~ CC i' .err-. 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'_Q .:.,~ U' aft i t:p ~ a~.a 'ti. .:.i.i ~' .r'-~ 0J G -• u ~ ~ ', '> U U ' ~ , ~. ~ ~ 'F:n r Q co v ' o ~ ~~ ^, i LL ~;; ,~ ' ..;. ~ ~ - ~. ~ v w w ~. w ~ o ~ O C C ca .~ o ~ p ~ _ n, ' ~ ~' ~ G.. , ' ~ C7 : O ~ -0 ~' C „ C C4 ,, ~ :~ ~ r u ~ ~, ~ _~_ ~ Q ~ .O, -~ Gr 4 z V ~ .~;a~ ~~ ~ . II J Q ~ r,/ _ Fes{ W ~ ~ O ~ -' A `;= o ~ o A ~ ~~ r1 ~ yp ~ Cc p _ L C ~ -d `~ y ~ o G ^'' ~ ~ o 0 ~ ~ z .~ ~„~~ ~ ;~ 0 .: ~ z N Q L ~. ~' V Ti .. 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L N ^ C` ~ '' ~~"+ 4J v '~ ~ ~ e-i CJ, ~ , II. ~ r C n ~r ei C _ ~ CA v - • L ~~ - ev') lti' bA - ~ ~ .7 G ~ ~ ~ ti p ~ i r ^ ~ L O 61 ~ N iy TJ V y ~~ L (~ r ~ ~ . o p ~ L` ' ~ v, ~. ~~ (~ ~i (n `~-~ p . o fem. U~' ^ i N ~.-: . r 7, '~ ~ ~ '~ _y I ' y r ~ ~ p r. ~.. O O C; °J ~..~ Z z N N b w v -66- U Z O I- Z --a ; - ~ v_ ... ~ ~: Q o` U ~ -+ . ~ o a ~ o_ m p •^ a~ ~ ~ ~~; .Q ~~ D :' U c ,_ Of, ~ ~. ' ~,, o --" r c O (j1 W -DD C `~ L," r ~ .~ c o ~ - n. C7 i~ p-` '~ ""i ~ ~ ~ C •~ A. z ~o ~ ~ ~~ ~~ ~ ~ ~ w ' o x ~ Q ~. o A ~~ ~ ~. ~ ~ o ~ z ~ `~ ~ ~~w C7 ~ ~ ' w W ~ _.__ z N Q v v ~ c; v o ~: v7 ~ ~ ~ ~ y ~ _ v . p v u • ~ ~ ~ v •-~ o ~, r e s Jr.. O u,, ~ ~ C p O' ~ f1M ,,,, L .. ~ v C I ~ . ' 11 rr ~ ~ v v L y ~ «-~ v O ~ i N ~ „ ~ ~ ~ ~ ,C W r; ~ ~ ~ ~ .~ ~ .~ ~ O ~ 'b .~ O O O ~ ~ O " ~ ~ .~ '~' `'~ r .~ . / / y O ~ ~ Tr ~ ~ . ~ v, ~ '' r a i, C . ~.. C 00 ~ ~, ` C v r cC -~. .~ v a s. r --~ N `n 0 ~ ~ ~ p ~ I ~ J ~ ~ ~ ~ L w ~ L 'G U ~ h..~J~ ~y °r~ C ~ ~ ~ ~ ~ ~.i~..~ v °? 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O ~ ~°~ ..r ~., r. sue, r '~ ~-: T '-O ~ W ~ ~ ~ ~ ~ ~ Y ~ C~ K~ y GA ~ ~ °J w ' ^'O ~'' r ~ ~ .~ o .~ ~ L ~ ~ ~ .~ s ^ ~ , C L ° ~ ~ ~ J J r GA L r++ ~~ ~ 1.n DA ° TJ •^ ~{ ^ G~ ~ II ~ a~ C O ~ ~ ~ q ~~ v, v ~ w c< O ~' p.. e5 ~ ~ r " o _ •V y r O ' ~ ~ y ~ „ r ~ r i r1. o ~ o •v o o ~ U ~ ~ ~ 'o O0. - 'r ~' L U ~ v Cf~ ," .+ ~ ° ~ ~ ~ '~ ~ ' ~ ~ ~ ~ o ~ ~ ° O C^ f~ C ~ O ~ w :^ o ~ ~ .~, C.C v a~ ..~ t,., O D L7 }--~ ~ 0 ~ .~ r ~ ~ ~ 0 -~ y ~ o n ~ ~ , i c ~ = c ~ ~ ~ o ~ ~ r ~ . y v ~ _ ~ ~ m ~ ~ L1- ~ s ~' Y ~ ~ y ~ a ~ " .~ v . ~ ~~ ~ > .-, ~ L o . ~ G , . ~, v ~ Q ~ ..' ~ ~ ~ G r u ~ ~' .. ~' L ~ _. U U ., O `y Y.4 't--i ~ Ll • p G ~ N ~ r, . O bP CG • +-, ~, c3 ~ ~"~ •• v . ~ ~ C • ~ v .y ...i ~ ~ ~ ~n V ~ +, -. ~, .i :~ y P-: J J ~: ~ o o C y ~, vi u ~ ~ ~ ~ ... v~ e c F~ ." H ~ ~ H Q v :- ~ o v z O Z O Z 0 Q U F= -68- N W u Q r~ Q U G a U Z O c ua Z Q U Z O F- z 0 z O r Q V ~n N W U Q w J E Z Ll.. F'- V w_ a. w Z w i Q Z 4 U w M N -69- -~o-