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HomeMy WebLinkAbout08-06-09 PC packetCITY OF SOUTH SAN FRANCISCO REGULAR MEETING OF THE PLANNING COMMISSION MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE August 6, 2009 7:30 PM WELCOME If this is the first time you have been to a Commission meeting, perhaps you'd like to know a little about our procedure. Under Oral Communications, at the beginning of the meeting, persons wishing to speak on any subject not on the Agenda will have 3 minutes to discuss their item. The Clerk will read the name and type of application to be heard in the order in which it appears on the Agenda. A staff person will then explain the proposal. The first person allowed to speak will be the applicant, followed by persons in favor of the application. Then persons who oppose the project or who wish to ask questions will have their turn. If you wish to speak, please fill out a card (which is available near the entrance door) and give it, as soon as possible, to the Clerk at the front of the room. When it is your turn, she will announce your name for the record. The Commission has adopted a policy that applicants and their representatives have a maximum time limit of 20 minutes to make a presentation on their project. Non-applicants may speak a maximum of 3 minutes on any case. Questions from Commissioners to applicants or non-applicants may be answered by using additional time. When the Commission is not in session, we'll be pleased to answer your questions if you will go to the Planning Division, City Hall, 315 Maple Avenue or telephone (650) 877-8535 or by a-mail at web- ecdCa~ssf.net. Wallace M. Moore Chairperson Roberto Bernardo Commissioner Rick Ochsenhirt Commissioner John Prouty Vice Chairperson Mary Giusti Commissioner Pradeep C. Gupta Commissioner William Zemke Commissioner Susy Kalkin, Chief Planner Secretary to the Planning Commission Steve Carlson Senior Planner Gerry Beaudin Senior Planner Linda Ajello Billy Gross Associate Planner Associate Planner Bertha Aguilar Clerk Please Turn Cellular Phones And Pagers Off. Individuals with disabilities who require auxiliary aids or services to attend and participate in this meeting should contact the ADA Coordinator at (650) 829-3800, five working days before the meeting. In accordance with Califomia Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection at the Planning Division counter in the City Hall Annex. /f, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of fhe City Hall Annex is 315 Maple Avenue, South San Francisco, Califomia 94080. PLANNING CQMM~SSlON AGENDA MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE August 6, 2009 Time 7:30 P.M. CALL TO ORDER /PLEDGE OF ALLEGIANCE ROLL CALL /CHAIR COMMENTS AGENDA REVIEW ORAL COMMUNICATIONS CONSENT CALENDAR 1. ,Approval of regular meeting minutes of July 16, 2009. 2. Building 50 Time Extension Genentech Inc/Applicant Genentech Inc/Owner 680 Forbes Blvd PCA09-0005: P06-0136 Time Extension for the approval of application P06-0136 which includes a Use Permit to allow the demolition of an existing surface parking lot adjacent to Building 51 and the construction of a five- story, 168,500 square-foot R&D/Manufacturing/Lab/Office building (B50), located at 680 Forbes Boulevard on Genentech's Lower Campus within the Genentech R&D Overlay District per SSFMC Chapters 20.39, 20.40 & 20.81. PUBLIC HEARINGS 3. KCA Engineers/applicant Project, 101 Associates/Owner 600-790 Dubuque Avenue P08-0069: PM08-0003 & UPM09-0005 Tentative Parcel Map allowing an existing lot to be split into two parcels (Parcels #1 and #2) and Use Permit Modification allowing a portion of the minimum required parking for both parcels to be provided on an abutting PG&E parcel (SBE 135-41-14 PAR.1), situated at 600 and 790 Dubuque Avenue (APN 015-021-090) in the Planned Commercial Zone District (P-C-L), in accordance with SSFMC Chapters 19.48 and 20.81. Planning Commission Agenda - Cont'd August 6, 2009 Page 3 4. Centrum Logistics Centrum Properties, Inc/applicant US General Svc Admin./owner 1070 San Mateo Avenue P08-0041: DR08-0019, EIR08-0003, PM09-0001, TDM08-0002 & UP08-0004 Use Permit and Design Review allowing the conversion of asingle-tenant industrial building containing 571,748 square feet into amulti-tenant facility, the addition of up to 5 new one-story buildings containing a combined total of 52,300 square feet, 24-hour daily operation, overnight outside storage of trucks and trailers, uses generating 100 average daily vehicle trips, minor exterior upgrades to the existing building, new landscaping, new loading and dock areas and a parking lot containing up to 544 parking spaces; Parcel Map merging two abutting parcels at 1070 San Mateo Avenue (APN 015-163-230) with an area of 19.79 acres and 1080 San Mateo Avenue (APNs 015-163-120) with an area of 5.23 acres and a resulting combined site area of 25.02+ acres; Transportation Demand Management Plan to reduce traffic impacts associated with the 623,948 square foot industrial facility; Environmental Impact Report assessing impacts associated with the 623,948 square foot multi-tenant industrial facility, situated at 1070 and 1080 San Mateo Avenue in the (M-1) Industrial Zoning District, in accordance with SSFMC Title 19, Sections 20.30.040(a), 20.30.040(b), 20.30.040(h) & 20.30.040(1), and Chapters 20.81, 20.85 & 20.120. ADMINISTRATIVE BUSINESS. 5. 6 month Review -Spark of Creation Studio Spark of Creation Studio/applicant Ella H. Yamas/owner 1 S Linden Avenue P08-0045: UP08-0006 6 month review -Use Permit allowing an indoor sports and recreation dance studio generating 100 average daily vehicle trips, situated at 1 South Linden Avenue Unit #1 in the (P-I) Planned Industrial Zoning District, in accordance with SSFMC 20.32.030(c), 20.32.060, & 20.81. ITEMS FROM STAFF ITEMS FROM COMMISSION ITEMS FROM THE PUBLIC ADJOURNMENT ~~ Susy kin Secretary to the Planning Commission City of South San Francisco NEXT MEETING: August 20, 2009 Staff Reports can now be accessed online at: http://www.ssf.net/depts/comms/planning/agenda minutes.asp or via http://webl i nk.ssf. net SK/bla ~o ,.,,,,;~.~ g °~xs- ~ Plannin Commission 0 yy H y H v cALIFOR~l4'o Staff Report DATE; August 6, 2009 TO: Planning Commission SUBJECT: Time Extension for the approval of application P06-0136 which includes a Use Permit to allow the demolition of an existing surface parking lot adjacent to Building 51 and the construction of a five-story, 168,500 square-foot R&D/Manufacturing/Lab/Office building (B50), located at 680 Forbes Boulevard on Genentech's Lower Campus within the Genentech R&D Overlay District per SSFMC Chapters 20.39, 20.40 & 20.81. Owner/Applicant: Case Nos.: Address: RECOMMENDATION: Genentech, Inc. PCA09-0005: P06-0136 & UP06-0032 680 Forbes Boulevard Staff recommends that the Planning Commission approve aone-year time extension of application P06-0136. BACKGROUND/DISCUSSION: The Planning Commission approved the proposed administration building (B50) at 680 Forbes Boulevard at their meeting of July 19, 2007. Building 50 (B50) would replace a surface parking lot located between Building 7 and Building 51. The site area is 53.6-acres and currently houses Buildings 2, 3, 5, 6, 8, 9 and Building 51 as well as several surface parking lots. Title 20 of the South San Francisco Municipal Code provides atwo-year approval for the subject project, and allows the Planning Commission to grant up to a one-year extension. Attachment No. 1 is the applicant's written .request to extend the approval of application P06-0136. The applicant has since stated that Genentech will use the additional one-year extension "to allow the Company [time] to reevaluate strategic timing and. sequence for development of new projects contemplated by [Genentech's] Facilities Master Plan." If approved, the new expiration date would be July 19, 2010. Staff has reviewed the project file and continues to support all aspects of the project including the site plan, architectural design, and proposed landscaping. Representatives from all City Divisions and Departments have reviewed the July 19, 2007 Conditions of Approval and remain PLANNING COMMISSION STAFF REPORT TO: Planning Commission SUBJECT: B50 UP Approval Time Extension DATE: August 6, 2009 Page 2 satisfied that their concerns are addressed (the Findings of Approval and Conditions of Approval are attached for reference). CONCLUSION• Based on the state of the current economy and the recent change in company ownership, the request appears reasonable at this time. Staff supports granting aone-year time extension and recommends that the Planning Commission approve application PCA09-0005. ~~~ Gerry eaudin, AICP, LEED AP Senior Planner Attachments: 1. Applicant's Extension Request, letter dated July 2, 2009 2. July 19, 2007 Findings of Approval and Conditions of Approval 3. Approved Plans I W BU51~N ~S 4 f'Qk L.if-~'. July 02, 2009 Mr. Gerry 8eaudin Associate Planner City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 RE: Use Permit Time Extension Request • UP06-0032 Dear Mr. Beaudin: "Genentech seeks aone-year extension of the Use Permit for B50 to allow the Company to reevaluate strategic timing and sequence for development of new projects contemplated by our Corporate Facilities Master Plan" Sincerely, Shar Zamanpour Associate Director Strategic Facilities Planning Cc: Susy Kalkin, Tom Lyon FINDINGS OF APPROVAL P06-0136: UP06-0032 & DR06-0102 Genentech -Bldg 50 680 Forbes Blvd (As approved by the Planning Commission on July 19, 2007) As required by the "South San Francisco Municipal Code" (SSFMC Section 20.40.050 & Section 20.81), the following findings are made in support of a Use Permit for the construction of Building 50, in accordance with SSFMC Section 20.40, based the materials submitted to the City of South San Francisco Planning Division which include, but are not limited to: material samples, site plan, landscape plan, floor plans, elevations with a revision date of July 2, 2007 prepared by Flad & Associates. The proposed project is consistent with the South San Francisco General Plan, which designates this site for Business and Technology Park use. The proposed building is consistent with this designation where research and development, testing and packaging are all specifically listed as permitted uses. 2. Subject to the Conditions of Approval, the proposed project is consistent with the East of 101 Area Plan. The proposed Building 50 is consistent with the Land Use Element portion of the Area Plan and adheres to the aesthetic and design standards identified for this area. 3. The proposed project meets all standards of the City's Zoning Ordinance for the Genentech Research and Development Overlay District, as the proposed building is conforms to the regulations setout in Sections 20.39 and 20.40 of the Code. 4. Subject to the Conditions of Approval, the proposed project meets all standards of the Genentech Facilities Ten-Year Master Plan, as the subject site is physically suitable for the type and intensity of the land use being proposed. 5. A Master Environmental Impact Report has been prepared for this project in accordance with the provisions of CEQA. The project is analyzes as part of the anticipated 2016 build-out on the Lower Campus and no further analysis is required. 6. The proposed development will not be unreasonably adverse to the public health, safety, or general welfare of the community, nor unreasonably detrimental to the surrounding properties or improvements. CONDITIONS OF APPROVAL P06-0136: UP06-0032 & DR06-0102 Genentech -Bldg 50 680 Forbes Blvd (As approved by the Planning Commission on July 19, 2007) A. Planning Division requirements shall be as follows: The proj ect shall be constructed substantially as indicated on the attached materials samples, site plan, landscape plan, and elevations dated July 2, 2007, prepared by Flad & Associates. 2. The applicant shall follow the City of South San Francisco, Department of Economic and Community .Development, Planning Division, Standard Conditions and Limitations for Commercial. Industrial and Multi-Family Residential Projects. 3. The applicant shall comply will all mitigation measures outlined in the Genentech Research & Development Overlay District Expansion and Master Plan Master Environmental Impact Report and Mitigation Monitoring & Reporting Program. 4. All future signage shall be subject to separate review and approval by the Chief Planner. 5. There shall be no outside storage of materials and equipment. All outside storage shall be within building structures or other enclosed areas approved by the Chief Planner. 6. Prior to submitting for building permits, the applicant shall work with the Planning Division to redesign the top floor so it is 25,000 square feet or less, resulting in a building that is 165,700 square feet or less and considering design elements from April 19, 2007 submittal. The maj ority of the floor area reduction should be most evident from Forbes Boulevard. The final design shall be reviewed and approved by the Chief Planner. 7. Prior to submittal for building permit, the applicant shall provide plans to the Planning Commission for review and approval showing a rooftop screening plan that screens the smoke stacks from public view, per Master Plan Design Guidelines A.4-3 & A.5-1. 8. Prior to submittal for building permit, the applicant shall provide plans to the Chief Planner for review and approval showing additional landscape planting adjacent to the service yard (particularly on the east and north sides) to achieve the intent of Master Plan Design Guideline A.5-2. 9. The applicant shall revise the plans to show two "single fixture glowtop"lights as replacements for the two "proposed single fixture with arm" lights shown immediately south of the proposed pedestrian bridge between B50 and B7. 10. Prior to submittal for building permits,. the applicant shall provide plans to the Chief Planner for review and approval that include additional site furnishings for the pedestrian plaza area, including benches and trash receptacles per Master Plan Design Guidelines A.8-1. 11. Prior to submittal for building permits, the applicant shall provide plans to the Chief Planner for review and approval that include details for the proposed bicycle lockers. Conditions of Approval Page 2 of 11 12. Prior to submittal for building permits, the applicant shall provide plans to the Chief Planner for review and approval that includes an additions bicycle locker closer to the main entrance on the west side of the building. The bicycle locker should be located in the vicinity of the service yard, and screened to the extent possible. 13. Prior to submittal for building permits, the applicant shall provide plans to the Chief. Planner for review and approval that shows the location of all utilities, utility boxes, and standpipes. 14. Prior to the issuance of a building permit, final landscaping and irrigation plans shall be submitted to the Chief Planner for review and approval. 15. Childcare - In accordance with South San Francisco Municipal Code Section 20.115.030, prior to issuance of a building permit the applicant shall pay a childcare fee. Currently the fee for Office/R&D use is $0.57 per gross square feet of building, but is subject to annual increases. As the construction of the new childcare facility may result in the applicant applying for a reduction or exemption from the childcare fee, subject to review and approval by the City. (Planning Division contact person: Gerry Beaudin, Associate Planner (650) 877-8535) B. Engineering Division requirements shall be as follows: Should the Planning Commission approve this proposal, we request that the following items be adopted as conditions of approval: I. STANDARD CONDITIONS A. The developer shall comply with the applicable conditions of approval for commercial prof ects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. B. The building permit application plans shall conform to the standards of the Engineering Division's permit application plan submittal requirements, including the submittal of a grading, drainage and utility plan for the building. C. The applicant shall obtain a grading and hauling permit for all grading done on-site. The grading application and all grading permit requirements must be completed prior to issuance of a grading permit. All fees, deposits, and/or bonds shall be paid for by the Owner. D. The applicant shall obtain an encroachment permit for all work to be performed in the City right- of-way prior to receiving a building permit for the subject project. All frontage and utility improvements, including sewer, gas & electric connections, shall be constructed to City Standards by the applicant's contractor, in accordance with plans approved by the Engineering Division staff, at no cost to the City of South San Francisco, if applicable. All fees, deposits, Conditions of Approval Page3of11 and/or bonds shall be paid for by the Owner. II. SPECIAL CONDITIONS A. Upon completion of the building alterations and site improvements, the applicant shall clean, repair or reconstruct, the existing curb, gutter and driveway approaches, along the entire frontage of the subject parcel, as may be required by the City's Construction Manager, to conform to current City public improvement safety and drainage standards, prior to receiving a "final", or occupancy permit, for the subject project. B. Prior to the issuance of a Building Permit for the project, the applicant shall pay the Oyster Point Overpass Contribution Fee, East of 101 Traffic .Impact Fee, and Sewer System Impact Fee, which will be determined prior to issuance of a building permit. C. The utility plan for the new development shall show the proposed sanitary sewer laterals for the building, their clean-outs and their point of connection to City sewer main. Installation of the sanitary sewer lateral shall be at the Developer's expense. D. Developer shall relocate any other utilities which are affected by the new building. Relocation of the existing utilities shall be at the Developer's expense. E. New storm water pollution control devices and filters shall be installed within the existing and new site drainage facilities located within the areas subject to travel by the guests, as required to prevent pollutants deposited on the impervious surfaces within the site from entering the public storm drains. Plans for these facilities shall be prepared by the applicant's consultant and submitted to the Engineering Division and to the City's Environmental Compliance Coordinator, for review and approval. As shown on the applicant's plans, the design of the project shall include settlement and retention ponds and other devices, such as grassy swales, that will filter pollutants from the site's storm water runoff, in compliance with the City's and County's storm water discharge permit requirements. F. The developer shall comply with the traffic recommendations contained in the "Genentech B50 Transportation Impact Analysis" dated November 21, 2006 by Fehr & Peer Transportation Consultants and/or the Genentech MEIR. The approved mitigation improvements shall be designed, furnished, constructed~and installed by the applicant's consultants and contractors, in accordance with plans approved by the City Engineer and to City Standards, pursuant to a secured encroachment permit obtained prior to receiving a building permit for the subj ect proj ect. The cost of all work and permits to mitigate the traffic impacts of the Building 50 project shall be borne by the applicant and shall be performed at no cost to the City of South San Francisco. The access lane between proposed Building 50 and existing Building 7 shall not be less than 25 feet in width. G. The developer shall comply with the recommendations contained in the geotechnical engineering investigation report for the project prepared by Bay Area Geotechnical Group dated October 30, 2006. Attached is the Geotechnical Peer Review letter dated February 8, Conditions of Approval Page 4 of 11 2007 prepared by Cotton, Shires and Associates which recommends additional geotechnical conditions. III. FEES (as of March 2007) The applicant shall pay the City of South San Francisco the following fees fora 168,000 sq ft R&D/Manufacturing/Lab Building, prior to the issuance of the Building Permit for the proposed development: Ouster Point Overpass Fee - $420,503.60 168,000 gsf R&D Use @ 11.70 trips per 1,000 gsf = 1,966 new vehicle trips Contribution Calculation: 1,966 X $154 X (9100.18/6552.16) _ $420,503.60 The Oyster Point Overpass Fee is computed based on the February 2007 San Francisco Construction Cost Index (CCI). East of 101 Traffic Impact Fee Per Attachment to Exhibit A, dated March 14, 2007, (Mitigation Monitoring & Reporting Program) of the Genentech Master Plan Updated Master EIR, Genentech agrees to pay the current traffic fee prior to the issuance of a building permit and the difference between the current East of 101 traffic fee and the lawfully adopted traffic fees prior to building occupancy for the East of 101 area as they apply to any building permit applied for before October 1, 2007. Otherwise, the application shall be subject to the new East of 101 Traffic Fees. East of 101 Sanitary Sewer Impact Fee Genentech has placed a deposit with the City for East of 101 sewer improvements. Sanitary sewer fees for this project will be subtracted from the deposit. Genentech shall request in writing that sanitary fees for this project shall be subtracted from the deposit. (Please note that the traffic impact fee is proposed to be increased. If the applicant has not obtained a building permit and/or begun construction prior to the date on which the fee is increased, the applicant will be required to pay the revised fee.) (Engineering Contact Person: Sam Bautista, Senior Engineer) C. Water Quality Control requirements shall be as follows: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a permit: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. Conditions of Approval Page 5 of 11 3. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following: • vegetated/grass swale along perimeter • catch basin runoff directed to infiltration area • notched curb to direct runoff from parking area into swale • roof drainage directed to landscape • use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. Treatment devices must be sized according to the WEF Method or the Start at the Source Design. Please state what method is used to calculate sizing. 4. Encourage the use of pervious pavement where possible. 5. The applicant must submit a signed maintenance schedule for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality's approval. Resources that may assist property owners in developing their maintenance plans include: i. The operation manual for any proprietary system purchased by the property owner. 6. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Environmental Compliance Coordinator at the WQCP. 7. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 8. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. Conditions of Approval Page 6 of 11 9. Loading dock area must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 10. Install separate water meters for the building and landscape. 11. Install a separate non-pressurized process line for sample monitoring if necessary before mixing with domestic waste in the sanitary sewer. This must be shown on the plans prior to the issuance of a permit. 12. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 13. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 14. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 15. A grading and drainage plan must be submitted. 16. An erosion and sediment control plan must be submitted. 17. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. (Water Quality Control contact: Cassie Prudhel at (650) 829-3840) D. Police Department requirements shall be as follows: A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. B. .Building Security Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 16001bs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. Conditions of Approval Page7of11 b . Glass doors shall be secured with a deadbolt locks with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt locks with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double- cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used onpanic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface- mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a . Louvered windows shall not be used as they pose a significant security problem. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or asingle-cylinder deadbolt lock without a turnpiece maybe used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use maybe revoked by the Building Official for due cause. 25/16" security laminate,l/4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval Page8of11 b . Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c . Secondary locking devices are recommended on all accessible windows that 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material.2 or: or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel mat spaced no more than five inches apart under the skylight and securely fastened. 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removablepins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the followin 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized head flush bolts of at least 3/8" diameter on the outside. .f Conditions of Approval Page9of11 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted use of interior night-lights. c . Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during tl hours of darkness so that it shall be easily visible from the street. The numerals these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b . In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the re of the building. 6. Alarms a . The business shall be equipped with at least a central. station silent intrusion system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829- 934. Security Camera System Building entrance, lobby and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 3~ days. Conditions of Approval . Page 10 of 11 These cameras will be part of a digital surveillance system, which will be monitored site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. 9. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the p: after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. (Police Department contact, Sgt. E. Alan Normandy, (650) 877-8927) E. Fire Department requirements shall be as follows: 1. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3, 3. Fire sprinkler shutoff valves and awater-flow device shall be provided for each floor. 4. Provide class III combination standpipe-sprinkler system conforming to NFPA 13/S requirements. 5. A smoke control system meeting the requirements of Chapter 9 and Section 1005.3.3.7 of Uniform Building Code shall be provided. 6. Provide a public address system. 7. Standby power shall be provided and must conform to Section 403.8 of the California Build. Code. 8. Provide a manual fire alarm system per NFPA 72 that shall alarm both audibly/visually through the building if activated and also alert the Fire Department via an approved monitoring station. 9. Elevator shunt-trips shall not be provided. 10. Provide 25 foot wide clear emergency vehicle access road with exceptions to the required width submitted on the site plan dated July 2, 2007 by Flad & Associates. Indicate as fire lane with parking allowed. 11. Access road shall have all weather driving capabilities and support the imposed load of 68, pounds. 12. Road gradient shall not exceed maximum allowed by engineering department. Conditions of Approval Page 11 of 11 13. Provide looped water main. 14. Provide fire flow in accordance with California Fire Code Appendix III-A. 15. Provide fire hydrants; location and number to be determined. 16. All buildings shall provide premise identification in accordance with SSF municipal code 15.24.100. 17. Declare occupancy classification. 18. Separate plan to be submitted showing fire dept access roads (shaded) and aerial ladder access reach. 19. Separate plan showing FD connections, hydrants and fire service underground mains. 20. Provide chemical amounts and locations. 21. 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Owner & Applicant: Project 101 Associates Case Nos.: P08-0069 [PM08-0003 & UPM09-0005] RECOMMENDATION: That the Planning Commission approve P08-0069, subject to making the required findings of approval and adopting conditions of approval. BACKGROUND/DIS CUS SIGN: The 10.87 acre site is developed with a Lowes home improvement center and a West Marine nautical supply store. A Tentative Parcel Map is proposed to split the existing lot into two separate lots: Parcel #1 - 1.09 acres (West Marine) and Parcel #2 - 9.78 acres (Lowes). The original project (POS-0097) included five lots and the PG&E parcel. A Tentative Parcel Map was approved merging the five lots into a single lot. The owner's original intent was also to create a separate lot for each retail use, but the proposed map at that time did not include this entitlement action. The proposed project will accomplish this objective. The original project also included a Planned Unit Development Permit allowing a portion of the minimum required parking to be provided in the minimum required front setback and a Use Permit allowing the determination of a special parking. rate, 24 hour operation, and outside storage and display. The minimum required landscaping and parking was intended to be provided on-site with employee parking provided on the abutting landscaped PG&E parcel. The owner intended that the PG&E parcel be included in the landscape requirements, but this was not included in the original approvals. The small shortfall of 6,206 square feet represents 1.3% of the minimum required landscape area. The PG&E landscaping of 41,006 square feet easily exceeds this small area. The owner's representatives have scrutinized the site and determined that no on-site area can be converted to landscaping without diminishing parking. Date: August 6, 2009 To: Planning Commission Subject: P08-0069 600 & 790 Dubuque Avenue Page 2 of 3 The SSFMC Section 20.84.140(b) provides that minor changes to an approved Planned Unit Development maybe approved by the City's Planning director if such changes are consistent with the purposes and general character of the approved plan. Staff has .concluded that the proposal to include the off-site landscaping is a minor change and that it results in no physical change to the site. The Chief Planner has approved the minor modification. Because the proposed Tentative Parcel Map will split the lot resulting in a portion of the parking of each new lot to be provided off-site on the PG&E parcel, the project also requires a Use Permit Modification to be approved by the Planning Commission (SSFMC Sections 19.48.080, 20.84.140(b) and 20.81.110, respectively). Both the Tentative Parcel Map and Use Permit are final by the Planning Commission, unless appealed. The project complies with the General Plan goals and policies that support retention of retail businesses. The project complies with the City's Zoning Development Standards including setbacks, lot coverage, landscaping and parking with an approved Modification of the PUD .and Use Permit by the Planning Commission. Both parcels comply with the City's Zoning development standards as displayed in Exhibit A. The proposed lot split will result in Parcel 1 exceeding the minimum 10% landscaping requirement while Parcel 2 is proposed to provide a small shortfall of 3%. This shortfall will be made up on the abutting PG&E parcel. As in the original project, a portion of the parking for both new parcels will be provided on the PG&E parcel. No new landscaping or parking will be provided. The City Engineer has reviewed the proposed Tentative Parcel Map and determined that it complies with the City requirements delineated in Title 19 of the South San Francisco Municipal Code. Reciprocal easements are required for vehicle circulation, fire access, utilities and shared common improvements. No public dedication is required. ENVIRONMENTAL REVIEW: City staff has determined that the Tentative Parcel Map will not generate any significant impacts pursuant to Section 1531 S Minor Land Divisions Class 15 of the California Environmental Quality Act (CEQA). In accordance with the provisions of the CEQA, the Planning Commission need take no further action regarding the environmental review. CONCLUSION: The lot split creating two lots is consistent with the City's General Plan, with all applicable Date: August 6, 2009 To: Planning Commission Subject: P08-0069 600 & 790 Dubuque Avenue Page 3 of 3 requirements of the City's Zoning Ordinance (SSFMC Title 20) and Subdivision Ordinance (SSFMC Title 19). The Planning Commission should approve the Modification of the Planned Unit Development Permit Modification and the Tentative Parcel Map, subject to making the required findings of approval and adopting conditions of approval. eve arlson, enior Planner Attachments: Exhibit A -Development Data Draft Findings of Approval Tentative Parcel Map Use Permit Draft Conditions of Approval Draft Reciprocal Parking and Easement Agreement Plan EXHIBIT A Page 1 DEVELOPMENT STANDARDS Address: 790 Dubuque Avenue - Lowes Lot Area: 9.78 Acres (426,018 SF) Floor Area Ratio Maximum: 0.5 Proposed: 0.35 Floor Area: Existing: Retail: 123,608 SF Garden Center: 24,429 SF Total: 148,037 SF Lot Coverage: Maximum: 50% Proposed: 34.7% Landscaping: Minimum: 10% Proposed: 17% Automobile Parking Minimum: 612 Proposed: 612 Setbacks: Minimum Proposed Front 20 FT 36.7 FT Sides North OFT. 60 FT South 0 FT + FT Rear 15 FT 25+ FT Notes: Parking is shared by easement between the two parcels and parking for Lowe's employees is situated on the adjacent PG&E parcel. EXHIBIT A Page 2 DEVELOPMENT STANDARDS Address: 600 Dubuque Avenue -West Marine Lot Area: 1.087 Acres (47,347 SF) Floor Area Ratio Maximum: 0.5 Proposed: 0.278 Floor Area: Existing: Retail: 13,178 SF Lot Coverage: Maximum: 50% Proposed: 27.8% Landscaping: Minimum: 10% Proposed: 22% Automobile Parking Minimum: Proposed: 50 Setbacks: Minimum Proposed: Front 15 FT 10.6+ FT Sides North 0 FT 18.9+ FT South 0 FT 61.1+ FT Rear 15 FT 106.5+ FT Notes: Parking is shared by easement between the two parcels and parking for Lowe's employees is situated on the adjacent PG&E parcel. DRAFT FINDINGS OF APPROVAL TENTATIVE PARCEL MAP PM08-0003 600-790 DUBUQUE AVENUE (As recommended by City Staff August 6, 2009) As required by the Tentative Subdivision Map Procedures [SSFMC Title 19], the following findings are made in approval of PM08-0003, a Tentative Parcel Map allowing an existing lot to be split into two parcels, situated at 600 & 790 Dubuque Avenue (APN 015-021-090) subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Tentative Parcel Map prepared by KCA Engineers, Inc., dated August 2008; Landscape and Parking Exhibit, prepared by KCA Engineers, Inc., submitted May 5, 2009; Planning Commission staff report, dated August 6, 2009; and Planning Commission meeting of August 6, 2009: The proposed lots conform with the requirements of the State Subdivision Map Act to the requirements of the City of South San Francisco Title 19 Subdivision Regulations. The Tentative Parcel Map conforms to City standards with regards to design, drainage, utilities, and access and road improvements. Reciprocal easements are required to ensure vehicle and pedestrian access, and utilities. The lots, which vary in size and dimension, are equivalent to the sizes and configuration of commercial and industrial lots in the immediate project vicinity, and are in excess of the City's minimum lot size requirements. Conditions of approval will ensure that the development complies with City development standards. 2. The proposed lot split, with a maximum Floor Area Ratio of between 0.5 to 1.0, complies with the General Plan Land Use Element designation of the site of Business Commercial. The retail stores are consistent with the General Plan Land Use Element policies that allow retail commercial uses. The Tentative Parcel Map conforms to minimum lot area required by Title 20 Zoning Regulations. The proposed project also requires a Modification of Planned Unit Development allowing a portion of the minimum required parking-for both new Parcels #1 and #2 and a portion of the landscaping for Parcel #2 to be provided on an abutting PG&E owned parcel. All off- site parking and landscaping- are required to be maintained by the property owner. DRAFT FINDINGS OF APPROVAL USE PERMIT MODIFICATION 08-0005 690-700 DUBUQUE AVENUE (As recommended by City Staff August 6, 2009) As required by the Use Permit Procedures [SSFMC Chapter 20.8.1], the following findings are made in approval of Use Permit Modification 08-0005 allowing a portion of the minimum required parking for both parcels to be provided on an abutting PG&E parcel (SBE 135-41-14 PAR.1), situated at 690-700 Dubuque Avenue (APN 015-021- 090), based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Tentative Parcel Map prepared by KCA Engineers, Inc., dated August 2008; Landscape and Parking Exhibit, prepared by KCA Engineers, Inc., submitted May 5, 2009; Planning Commission staff report, dated August 6, 2009; and Planning Commission meeting of August 6, 2009: The proposed off-site parking will not be adverse to the public health, safety or general welfare of the community, or detrimental to surrounding properties or improvements. The off-site parking will be situated in an existing landscaped parking lot that is a functional part of the Lowes operation. The parking lot was designed in accordance with the City of South San Francisco Design Guidelines to provide an adequate quality of fit with the existing building and the surrounding commercial developments. Conditions of approval are required which will ensure that the development maintain the parking lots and landscaping in good condition for the life of the development. 2. The proposed off-site parking complies with the General Plan Land Use Element designation of the site of Community Commercial which allows retail facilities including parking lots. 3. The proposed off-site parking is adjacent to other commercial uses and complies all applicable standards and requirements of SSFMC Title, 20. DRAFT CONDITIONS OF APPROVAL 600 & 790 DUBUQUE AVENUE P08-0069 TENTATIVE PARCEL MAP (PM08-0003) & USE PERMIT MODIFICATION (UPM09-0005) (As recommended by City'Staff on August 6, 2009) A. PLANNING DIVISION 1. .The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the revised plans prepared by KCA Engineers Inc., dated August 2008, and the revised supporting material dated May 5, 2009, submitted in association with P08-0003. Prior to the issuance of any Building Permit, the Final Parcel Map shall be subject to the review and approval by the City Engineer and recorded with the San Mateo County Recorder's Office. 4. All the original conditions of approval associated with P05-0097 shall remain in full force and effect. Any conflicts between the original conditions of approval and those associated with PM08-0003 and UPM09-0005 shall be resolved by the City's Chief Planner in favor of the City. (Planning Contact Person: Steve Carlson 650/877-8535) B. ENGINEERING DIVISION I. TENTATIVE MAP CONDITIONS OF APPROVAL A. The subdivider shall comply with the requirements of the Engineering Division's "Standard Conditions for Tentative Parcel Maps", as contained in the Engineering Division's "Standard Development Conditions" booklet, dated January 1998. A copy of this booklet is available in our Engineering Division office at no charge to the applicant. B. The subdivider shall pay the Engineering Division's actual costs to retain a civil engineer or land surveyor to plan check and sign the parcel map as the City's technical reviewer. C. Prior to recordation of the Final Parcel Map the owner shall submit reciprocal easements between the subdivision parcels, to provide for access, parking, loading and utilities and the permanent repair and maintenance of the common site improvements. The easements shall be provided in a form and content acceptable to the City Engineer and the City Attorney. II. STANDARD CONDITIONS The project's grading, drainage, roadway, utility and other infrastructure design shall comply with the requirements of the Engineering Division's "Standard Conditions for Commercial and Industrial Developments" section of the "Standard Development Conditions" booklet, dated January 1998. (Engineering Division: Sam Bautista, PH: 650/829-6652) RECIPROCAL EASEMENT AGREEMENT THIS RECIPROCAL EASEMENT AGREEMENT (hereinafter referred to as "REA"), is made and entered into as of the date of the last execution hereof, which date is the ~ day of , 2005, by and between PROJECT 101 ASSOCIATES, a general partnership, ("Developer") and LOWE'S HIW, INC., a Washington corporation ("Lowe's") (the foregoing parties hereinafter collectively referred to as the "Parties"); WITNESSETH: WHEREAS, Lowe's is the leasehold owner of that certain tract of real property consisting of approximately 10.16 acres located in San Mateo County, State of California as more particularly described on Exhibit A attached hereto and made a part hereof for all purposes (the "Lowe's Parcel") pursuant to that certain Ground Lease dated June 13, 2005 between Developer as Landlord and Lowe's as Tenant (the "Lowe's Lease"); and WHEREAS, Developer is the owner of a certain tract of real property located in San Mateo County, State of California, located contiguous with and adjacent to the Lowe's Property, which is more particularly described in Exhibit B attached hereto and made a part hereof for all purposes (the "Developer Parcel"); and WHEREAS, both the Lowe's Parcel and the Developer's Parcel are further designated on the site plan of the overall shopping center development, attached hereto and made a part hereof as Exhibit C (the "Site Plan"). NOW, THEREFORE, in consideration of the premises, the agreements and the covenants of the Parties hereto, the mutual benefits and advantages accruing to them, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows: ARTICLE I BASIC DEFINITIONS Section 1.1 "Common Area" shall mean all real property owned or leased by the Parties within the Shopping Center for the common use and enjoyment of the Owners, including non-dedicated streets. The Common Area is referred to as "Common Area" on the Site Plan. Section 1.2 "Consenting Party" shall mean and refer to the Owner of the Lowe's Parcel and the Owner of the Developer Parcel. There shall be only two (2) Consenting Parties for the Shopping Center consisting of only one Consenting Party representing the Developer Parcel and only one Consenting Party representing the Lowe's Parcel. In the event that the Lowe's Parcel or the Developer Parcel are further subdivided, the current Consenting Party shall designate the particular parcel of the subdivided Parcel whose Owner shall succeed as the Consenting Party. ~.~h ~~hcis~o, CA -Reciprocal Easement Agmt. v2 f~oc# 2741828\1 Section 1.3 "Default Rate" shall mean the rate of interest that is the lesser of (i) twelve (12%) per annum and (ii) the maximum rate allowed by applicable law. Section 1.4 "Owner" shall mean and refer to the record owner, whether one or more persons or entities, of a fee simple title to any Parcel which is a part of the Shopping Center, as hereinafter defined, but excluding those having such interest merely as security for the performance of any obligation. The "Owner" of the Lowe's Parcel shall mean Lowe's so long as Lowe's owns a leasehold interest in the Lowe's Parcel. Section 1.5 "Parcel" shall mean and refer to any parcel of land shown on the Site Plan. Section 1.6 "Shopping Center" shall mean and refer to the Lowe's Parcel and the Developer Parcel as shown on the Site Plan, located in the City of South San Francisco, County of San Mateo, State of California. ARTICLE II EASEMENTS Section 2.1 Definitions and Documentation. For the purposes of this Article II, the following will apply: (a) An Owner granting an easement is called the "Grantor", it being intended that the grant shall thereby bind and include not only such Owner but also its successors and assigns. (b) An Owner to whom the easement is granted is called the "Grantee", it being intended that the grant shall benefit and include not only such Owner but its successors, assigns, occupants and permittees; although not for the direct benefit of permittees, the Grantee may permit from time to time its occupants and permittees to use such easements; provided, however, that no such permission nor the division of the dominant estate shall permit or result in a use of the easement in excess of the use contemplated at the date of the creation of such easement. (c) The term "Building(s)" means any permanently enclosed structure(s) which has (have) been, will be or may be placed, constructed or located on a Parcel. (d) The term "Common Area Improvements" means all improvements which will be or may be constructed on a Parcel under the terms of this REA within the Common Areas of the Shopping Center, being those areas designated on the Site Plan for the common enjoyment and use of all owners, their successors, assigns, occupants and permittees such as parking areas, access and egress drives, service drives, lighting standards, sidewalks, and all other improvements which would be part of the "Common Area" under the above definition, and all improvements constructed from time to time in replacement of the same or in such redesign or reconfiguration of the same as may be agreed to by both of the Consenting Parties. (e) The term "Improvement(s)" means Building(s) and the Common Area Improvements on a Parcel. ~.~r) ~rt~hci~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828\1 Section 2.2 Easements for Use of Common Area. Each Owner hereby grants to the other Owner easements in the Common Area on its (Grantor's) Parcel for: (a) ingress to and egress from the Grantee's Parcel; (b) the passage of vehicles throughout the Common Areas of the Shopping Center (provided, however, the Owner of the Lowe's Parcel may conduct parking lot sales, and/or other business, and/or display merchandise in that portion of the Common Areas directly in front of any Building thereon so long as it does not interfere with ingress and egress; and is not in violation of any applicable law or ordinance, and does not interfere with the use and access to the Developer Parcel; (c) the passage and accommodation of pedestrians (provided, however, the Owner of the Lowe's Parcel may display merchandise, conduct sidewalk sales and other business on the sidewalks on the Lowe's Parcel so long as pedestrian passage is not obstructed and may otherwise enclose and/or redesign its sidewalk areas without the need of obtaining any other Owner's consent); and (d) the parking of vehicles (provided, however that employees of the occupant of the Developer Parcel may not park on the Lowe's Parcel, and employees of the occupant of the Lowe's Parcel may not park on the Developer Parcel), and provided further that Developer shall be entitled to designate up to 10 parking stalls on the Developer parcel for the exclusive use of the occupant of the Developer Parcel; (e) the doing of such other things as are authorized or required to be done on the Common Area under this REA; Provided, however, that such easements are limited to such portions of the Common Area of the Grantor's Parcel as are now or hereafter from time to time set aside or intended to be set aside, maintained and authorized for such use under this REA, specifically including those portions of the Common Area shown on the Site Plan. Each Owner hereby reserves the right to eject from the Common Area on its Parcel any person not authorized to use the same. In addition, each Owner reserves the right to close off the Common Area of its Parcel, or portions thereof, for such reasonable periods of time as may be legally necessary in the reasonable opinion of its attorneys to prevent the acquisition of prescriptive rights by anyone. Before closing off any part of the Common Areas as provided above, such Owner must give notice to the Consenting Parties of its intention to do so and must coordinate such temporary closing with the activities of the other Owners so that no unreasonable interference with the operation of the Shopping Center occurs. Section 2.3 No Barrier Agreement. Except for temporary closures permitted by Section 2.2, no barriers, fences, walls, grade changes or other obstructions shall be erected so as to impede or interfere in any way with the free flow of vehicular and pedestrian traffic between those portions of the Lowe's Parcel and the Developer's Parcel from time to time devoted to pedestrian access, vehicular roadways or parking area, or shall in any manner unreasonably restrict or interfere with the use and enjoyment by the Consenting Parties of the rights and easements created by this Article II. ~.~h ~~hci~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828\1 Section 2.4 Sipns. Lowe's shall construct the monument sign to the north of the Developer Parcel as shown on Exhibit D attached hereto, and Lowe's hereby grants to Developer an easement to install a sign panel on such monument sign as shown on Exhibit D. Developer shall reimburse Lowe's for Developer's pro rata share (as defined below) of the cost of construction of the monument sign structure within thirty (30) days of receipt from Lowe's of the cost and reasonable back-up documentation. Lowe's shall be responsible for maintaining and lighting the monument sign shown on Exhibit D, but Developer shall be responsible for otherwise maintaining (or causing to be maintained) the sign panel installed by Developer or Developer's tenant. Developer shall reimburse Lowe's for Developer's pro rata share of maintaining and lighting such monument sign on an annual basis within thirty (30) days after receipt of a billing from Lowe's, together with reasonable back-up documentation. For the purposes of this Section 2.4, Developer's "pro rata share" shall be a fraction, the numerator of which shall be the square footage of Developer's sign panel on the monument sign, and the denominator of which shall be the total square footage of all sign panels located upon the monument sign. ARTICLE III USE Section 3.1 Use Restrictions. (a) During the term of this REA, no portion of the Shopping Center may be used for any of the following purposes: (i) An adult type bookstore or other establishment selling, renting, displaying or exhibiting pornographic or obscene materials (including without limitation: magazine, books, movies, videos, photographs or so called (sexual) toys") or providing adult type entertainment or activities (including, without limitation, any displays or activities of a variety involving, exhibiting or depicting sexual themes, nudity or lewd acts). (ii) A massage parlor. (iii) A mortuary, crematorium or funeral home. (iv) A mobile home or trailer court, labor camp, junkyard or stockyard. (v) Aland fill, garbage dump or other such facility for the dumping, disposing, incineration or reduction of garbage. (vi) A telephone call center. (vii) A gambling establishment or betting parlor. (viii) Veterinary hospital or animal raising or keeping facilities. (ix) Assembling, manufacturing, industrial, distilling, refining or smelting facility. (x) Establishment selling drug paraphernalia. ~.~h ~K~hci~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828\1 (xi) Game or video arcade. (xii) A theater (motion picture or live performance). (xiii) A health club, gymnasium or spa. (xiv) A flea market or pawn shop. Section 3.2 Use Restrictions on the Developer Parcel . No portion of the Developer Property shown on the Site Plan may be used for the following purposes: (a) A hardware store or center containing more than 3,000 square feet of floor area. (b) An appliance, home electronics and/or lighting store or center containing more than 3,000 square feet of floor area. (c) A nursery and/or lawn and garden store or center containing more than 3,000 square feet of floor area (including any outdoor areas). (d) A paint, wall paper, tile, flooring, carpeting and/or home decor store or center containing more than 3,000 square feet of floor area. (e) A retail and/or warehouse home improvement center, lumber yard, building materials supply center, home improvement service center and/or other stores or centers similar to those operated by or as Lowe's, Home Depot, Home Depot Expo, Villagers Hardware, 84 Lumber, Wickes, Hughes Lumber, McCoys, Menard's, Sears Hardware, Sears Appliance and Hardware, Great Indoors, Sutherlands, Scotty's and/or Orchard Supply. These restrictions or exclusive rights shall also apply to prohibit a larger business having space in its store devoted to selling the merchandise described in subparagraphs (a) through (d) when such space exceeds the limitations of subparagraphs (a) through (d). The restrictions or exclusive rights set forth in this Section 3.2 shall nc~t apply to the current occupant of the Developer Parcel, Western Marine. Notwithstanding anything in the foregoing to the contrary, in the event a retail and/or warehouse home improvement center, lumber yard, and/or building materials supply center is not operated on the Lowe's Parcel for a period in excess of three (3) consecutive years (excluding temporary closings due to alterations, casualty, condemnation, or other unavoidable delays beyond the reasonable control of the Owner of the Lowe's Parcel), the above stated exclusives shall be of no further force and/or effect. ~.~r(~~hci~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828\1 Section 3.3 DEVELOPMENT RESTRICTIONS ON THE DEVELOPER PARCEL. No building located upon the Developer Parcel may exceed 16,000 square feet of ground floor area, nor 32 feet in height (including architectural features). Developer's Parcel shall include at least 45 parking spaces. ARTICLE IV MAINTENANCE, TAXES AND INSURANCE Section 4.1 Maintenance. Each Owner hereto shall maintain or cause to be maintained the Building(s) and the Common Areas on its Parcel in good order and condition and state of repair in accordance with the standards of good shopping center operation including (but not limited to) sweeping and removal of trash, litter and refuse, painting and striping of parking areas, repair and replacement of paving as necessary, maintenance of landscaped areas (including replacement and replanting), and maintenance and repair of lighting standards, provided nothing in the foregoing shall necessarily require Developer to resurface Developer's Parcel on the same schedule that such work is performed by Lowe's on the Lowe's Parcel. In addition, Lowe's agrees to maintain the drive aisle to the north of the Developer tract at Lowe's sole cost and expense. Lowe's further agrees to indemnify Developer from any damage caused to the Developer Parcel by Lowe's delivery trucks driving upon or across the Developer's Parcel. Section 4.2 Oefault in Maintenance Responsibilities. In the event that an Owner fails in its maintenance obligations as set forth in Section 4.1, which failure continues for a period of thirty (30) days after receipt of written notice thereof specifying the particulars of such failure, such failure shall constitute a default under the REA and the Owner of the Lowe's Parcel and/or the Owner of the Developer's Parcel (the "Curing Party") may thereafter perform such maintenance obligations, in addition to such Owner's other remedies. Section 4.3 Insurance; Indemnification~Waiver of Subrogation. Each Owner will at all times maintain or cause to be maintained with respect to its Parcel and all Buildings and Improvements thereon: (i) commercial property insurance against loss or damage by fire, lighting and other risks customarily covered by an all-risks policy of property insurance for the full replacement cost of the Building(s) and Improvements located thereon and (ii) commercial general liability insurance (including contractual liability coverage) against claims for bodily injury, death or property damage occurring on, in or about such Owner's Parcel combined single limit coverage of not less than TWO MILLION DOLLARS ($2,000,000.00) per occurrence. ~.~n ~~hci~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828/1 Notwithstanding the foregoing, during the term of the Ground Lease between Developer and Lowe's for the Lowe's Parcel, Lowe's shall be required to carry the insurance set forth in such Ground Lease. Nothing herein shall be construed from prohibiting an Owner which itself, or in combination with its parent corporation, has a net worth in excess of FIVE HUNDRED MILLION DOLLARS ($500,000,000.00), as determined by generally accepted accounting principles, from self-insuring for such insurance coverage. In the event an Owner fails to maintain the insurance described above, which failure continues for a period of ten (10) days after written notice thereof, such failure shall constitute a default under this REA and the Owner of the Lowe's Parcel and/or the Owner of the Developer's Parcel (the "Curing Party") may, in addition to such Owners' other remedies, thereafter obtain and pay for such insurance. The Curing Party shall then bill the defaulting Owner for the expenses incurred. The defaulting Owner shall have fifteen (15) days within which to pay the bill. If the defaulting Owner does not so pay, the Curing Party shall have a lien on the Parcel of the defaulting Owner for the amount of the bill, which amount shall bear interest at the Default Rate from the date of expiration of said fifteen (15) days period until paid. To the extent not covered by the insurance policies described above, each Owner (the "Indemnitor") will pay, and indemnify and save harmless the other Owner (the "Indemnitee") from and against, all liabilities, losses, damages, costs, expenses (including attorneys' fees and expenses), causes of action, suits, claims, demands or judgments of any nature arising from: (i) any injury to or death of a person or loss of or damage to property occurring on the Indemnitor's Parcel; (ii) any use or condition of the Indemnitor's Parcel; and (iii) any negligence or tortious acts of the Indemnitor or any of his tenants, licensees, agents or employees. Each Owner (the "Releasor") hereby releases the other Owner (the "Releasee") from any and all liability or responsibility to the Releasor or anyone claiming through or under the Releasor by way of subrogation or otherwise for any incurred loss or damage to any person or property caused by fire or other peril or other such loss, damages, or other insured event or negligence of the Releasee, or anyone for whom such Releasee may be responsible; provided, however, that this release shall be applicable and in force and effect only with respect to loss or damage occurring during such time as the Releasor's policy or policies of insurance shall contain a waiver of subrogation endorsement, to the effect that any such release shall not adversely affect or impair said policy or policies or prejudice the right of the Releasor to recover thereunder. ARTICLE V ~.~h ~~hcis~o, CA -Reciprocal Easement Agmt. v2 9oc# 2741828\1 DEFAULT: REMEDIES Section 5.1 Default. The occurrence of any one or more of the following events shall constitute a material default and breach of this REA by the non-performing party (the "defaulting Owner"): (a) The failure to perform any obligation of Article IV hereof within the time requirements cited therein; (b) The failure to make any payment required to be made hereunder within ten (10) business days of the due date, or (c) The failure to observe or perform any other of the covenants, conditions or obligations of this REA or to abide by the restrictions and requirements herein provided, other than as described in (a) above, within thirty (30) days after the issuance of a notice by another Owner (the "non- defaulting Owner") specifying the nature of the default claimed. Section 5.2 Right to Cure. With respect to any default under Section 5.1 above, any Non-defaulting Owner shall have the right, but not the obligation, to cure such default by the payment of money or the performance of some other action for the account of and at the expense of the defaulting Owner. To effectuate any such cure, the non-defaulting Owner shall have the right to enter upon the Parcel of the defaulting Owner (but not into any Building) to perform any necessary work or furnish any necessary materials or services to cure the default of the defaulting Owner. Each Owner shall be responsible for the non-performance or default of its Occupants and lessees. In the event any non-defaulting Owner shall cure a default, the defaulting Owner shall reimburse the non-defaulting Owner for all costs and expenses incurred in connection with such curative action, plus interest at the Default Rate, within ten (10) business days of receipt of demand, together with reasonable documentation supporting the expenditures made. Section 5.3 Other Remedies. Each non-defaulting Owner shall have the right to prosecute any proceedings at law or in equity against any defaulting Owner hereto, or any other person, violating or attempting to violate or defaulting upon any of the provision contained in this REA, and to recover damages for any such violation or default. Such proceeding shall include the right to restrain by injunction any violation or threatened violation by another of any of the terms, covenants, or conditions of this REA, or to obtain a decree to compel performance of any such terms, covenants, or conditions, it being agreed that the remedy at law for a breach of any such term, covenant, or condition (except those, if any, requiring the payment of a liquidated sum) is not adequate. All of the remedies permitted or available to a Owner under this REA or at law or in equity shall be cumulative and not alternative, and invocation of any such right or remedy shall not constitute a waiver or election of remedies with respect to any other permitted or available right or remedy. ~.~h ~~hcis~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828\1 Section 5.4 No Waiver. No delay or omission of any Owner in the exercise of any right accruing upon any default of any other Owner shall impair any such right or be construed to be a waiver thereof, and every such right may be exercised at any time during the continuance of such default. No waiver by any Owner of any default under this REA shall be effective or binding on such Owner unless made in writing by such Owner and no such waiver shall be implied from any omission by an Owner to take action in respect to such default. No express written waiver of any default shall affect any other default or cover any other period of time other than any default and/or period of time specified in such express waiver. One or more written waivers or any default under any provision of this REA shall not be deemed to be a waiver of any subsequent default in the performance or the same provision or any other term or provision contained in this REA. Section 5.5 No Termination for Breach. No breach, whether or not material, of the provisions of this REA shall entitle any Owner to cancel, rescind or otherwise terminate this REA, but such limitation shall not affect, in any manner, any other rights or remedies which any Party may have hereunder by reason of any breach of the provisions of this REA. ARTICLE VI MISCELLANEOUS Section 6.1 Estoppel Certificates. Each Owner shall upon not less than thirty (30) days from receipt of written notice from the other Owner execute and deliver to such other Owner a certificate in recordable form stating that (i) either this REA unmodified and in full force and effect or is modified (and stating the modification); and (ii) whether or not to the best of its knowledge the other Party is in default in any respect under this REA and if in default, specifying such default. Section 6.2 Term. The agreements, conditions, covenants, and restrictions created and imposed herein shall be effective upon the date hereof and shall continue in full force and effect, to the benefit of and being binding upon all Owners, their heirs, executors, administrators, successors, successors-in-title, assigns and tenants, including any ground lessee under a ground lease and the customers, employees and invitees of such parties until the expiration of sixty (60) years from the date hereof, unless terminated by the consent of all the Owners pursuant to a writing recorded in the real property records of the county and state in which the Shopping Center is located. Said agreements and restrictions shall be unaffected by any change in the ownership of any real property covered by this REA or by any change of use, demolition, reconstruction, expansion or other circumstances, except as specified herein. ~.~rl ~~hcis~o, CA -Reciprocal Easement Agmt. v2 ~oc# 2741828\1 Provided Developer is Lowe's Landlord under the Lowe's Lease, Developer may unilaterally terminate this REA upon termination of the Lowe's Lease for Lowe's default under the Lowe's Lease. Upon termination of the agreements, conditions, covenants and restrictions of this REA, all rights and privileges derived from and all duties and obligations created and imposed by the provisions of this REA, except as related to the easements cited and mentioned herein, shall terminate and have no further force or effect. Section 6.3 Notices. Any notice required or permitted to be given under this REA shall be in writing and delivered personally (with written confirmation thereof), through a reputable overnight delivery service (with written proof of delivery) or sent by certified mail, postage prepaid to the following addresses: Developer: Project 101 Associates 500 Third Street, Suite 555 San Francisco, CA 94107 Attention: Elbert P. Bressie Lowe's: Lowe's HIW, Inc. Box 1111 (Highway 268 East, North Wilkesboro, North Carolina 28659) North Wilkesboro, North Carolina 28656-0001 Attention: Property Management Dept. (REO) Copy to: Lowe's HIW, Inc. Box 1111 (Highway 268 East, North Wilkesboro, North Carolina 28659) North Wilkesboro, North Carolina 28656-0001 Attention: Real Estate Law Department (REO) Any notice given by personal delivery or express mail shall be deemed delivered when received. Any properly addressed notice given herein by certified mail shall be deemed delivered when the return receipt thereof is signed, or failure to accept the mailing is noted thereon by the postal authorities. Section 6.4 Ground Lessee Assignment. The rights and obligations of any Owner hereunder may be assigned in whole or in part to one or more ground lessees which rights and obligations shall be expressly assumed by such ground lessee or lessees for the term of the ground lease or leases between such Owner and such ground lessee or lessees. ~.~rl ~~Qhci~o, CA -Reciprocal Easement Agmt. v2 [~8c# 2741828\1 Section 6.5 Severability. In the event any provision or portion of this REA is held by any court of competent jurisdiction to be invalid or unenforceable, such holding will not affect the remainder hereof, and the remaining provisions shall continue in full force and effect to the same extent as would have been the case had such invalid or unenforceable provision or portion never been a part hereof. Section 6.6 No Public Dedication. Nothing contained herein shall be deemed or implied to be a gift, grant or dedication of the Shopping Center or any portions thereof, to the general public, or for any public use or purpose whatsoever. Except as may be specifically provided herein, no right, privileges or immunities of any Owner hereto shall insure to the benefit of any third-party, nor shall any third-party be deemed or considered to be a beneficiary of any of the provisions herein contained. Section 6.7 Counterparts. This REA may be executed in one or more counterparts, each of which shall be deemed an original and all such counterparts shall constitute one and the same instrument. Section 6.8 Relationship of the Parties. Nothing contained herein shall be construed or interpreted as creating a partnership, joint enterprise or joint venture between or among the Parties hereto or the Owners. It is understood that the relationship between the Parties hereto and Owners is an arms length one that shall at all times be and remain that of separate owners of real property. No Party hereto nor any Owner shall have the right to act for or on behalf of another Party or Owner, as agent or otherwise, unless expressly authorized to do so by separate written instrument signed by the Party or Owner to be charged or bound, except as otherwise specifically provided herein. IN WITNESS WHEREOF, the Parties hereto have executed and delivered this REA as of the day and year first written above. PROJECT 101 ASSOCIATES general partnership By: Seven Hills Associates, L.P., a California limited partnership Its: General Partner By: Farallon Investment Corporation a California corporation Its: Managing General Partner By: Elbert P. Bressie Title: President ~.~rl ~rc~hci~o, CA -Reciprocal Easement Agmt. v2 l~~c# 2741828\1 By: Leonard H. Mclntoch Title: General Partner LOWE'S HIW, INC. 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Owner & Applicant: Centrum Properties, Inc. Case Nos.: P08-0041 [UP08-0004, PM09-0001, TDM08-0002, DR08-0019 & EIR08-0003] RECOMMENDATION: That the Planning Commission adopt the attached resolutions to: 1) certify the EIR, including making findings and adopting a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program; and, 2) approve project entitlements of P08-0041, including PM09-0001, TDM08-0002, and DR08-0019, including Conditions of Approval. BACKGROUND/DISCUSSION: The Planning Commission conducted two study sessions on the proposed development at their meetings of June 18, 2009_ and July 16, 2009. At the first meeting, the Commissioners heard public testimony on the Draft Environmental Impact Report (DEIR) from three speakers and received a detailed introduction to the project by the applicant. The representative from the City of San Bruno focused on traffic circulation, especially at the intersection of San Bruno and San Mateo Avenues, but also identified concerns about the effects of increase traffic along San Bruno streets and residential neighborhoods, and potential land use conflicts with the San Bruno To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 2 of 9 General Plan and the newly created Transit Oriented Zone. One speaker noted that his question had been answered and the other speaker reiterated a concern with increased truck traffic on San Mateo Avenue. The Commissioner's also received a detailed introduction to the project by the applicant. At that time, the Commissioners suggested that the applicant provide additional landscaping near the project entry and further articulation of the exterior facade of the main building for the area visible from the street, and also requested that the applicant continue to work to address the traffic concerns identified by San Bruno staff and property owners and to continue to study the sewer line to determine the project's effects. Copies of the minutes of both meetings are attached. At the second study session the applicant presented revised plans and briefly reviewed the project's economic benefits to the community, sustainable features, and the on-going efforts to address the traffic concerns, especially the large truck impacts to the intersection of San Bruno and San Mateo Avenues, raised by City of San Bruno staff. The Commissioners supported the plan revisions and the efforts being made to address San Bruno's traffic concerns. Project Description The development proposal consists of the conversion of an existing 571,748 square foot building (constructed in the late 1950's and later purchased by the US government in the early 1960's and recently sold to Centrum) and the construction of five single-story buildings containing a total of 52,300 square feet into amulti-tenant industrial complex. Four of the new buildings located within the interior of the site are intended for general industrial use, while the new one-story 9,100 square foot building at the street frontage is designed to be utilized for commercial retail, limited and convenience restaurant and business services. The existing building is a former US General Services Administration warehouse with approximately 77,474 square feet still occupied by the US Postal Service and US Drug Enforcement Administration with the remaining area vacant. On-site parking is proposed for up to 544 passenger vehicles and trucks in an open at-grade landscaped parking lot. Loading docks and wells will also be constructed accommodating up to 30+ tractor trailers. The project will include merger with the abutting lot (1080 San Mateo Avenue) containing a commercial airport parking lot, and will necessitate the demolition of the existing entry canopy and small one-story office building. The construction of the new buildings and linking of the parking areas will necessitate grading a portion of the 25.02 acre merged site (19.79 acres - 1070 San Mateo Drive and 5.23 acres - 1080 San Mateo Drive). The jurisdictional boundary line between South San Francisco and the City of San Bruno is at the project's street and southerly properly boundaries. Modification of the driveways and utility connections that are needed along San Mateo Avenue, and of the City of San Bruno sewer line To: Planning Commission Date: August b, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 3 of 9 serving the site at the rear of the property, are subject to review and approval by the City of San Bruno and will require Encroachment Permits. Two new driveways would be constructed on San Mateo Avenue to provide better site accessibility, replacing the two existing driveways for 1070 and 1080 San Mateo Avenue. The new main driveway, designed to accommodate tractor trailers, would be constructed in the same location as the existing driveway leading to 1080 San Mateo Avenue and the other new driveway, designed to allow passenger vehicles and smaller trucks, would be constructed on the southerly edge of the site. The site is proposed to be extensively landscaped to help to provide a more inviting appearance and soften views of the existing building. The development is anticipated to be phased with the completion of the improvements to the existing building by as early as fall of 2009. Building #6, fronting on San Mateo Avenue and intended for commercial uses (retail, restaurants and business services), would also be constructed in the first phase and is important for improving the appearance of the site, integrating with other existing buildings lining the street, providing visible pedestrian amenities, and providing uses that will assist in vehicle trip reduction and benefit other employees and travelers to the area. The remaining four new one-story buildings, at the interior of the site, will be constructed as the market demands, but likely within two years of the completion of Phase 1. The proposed project includes the following Sustainable Features: re-use of the existing 571,748 SFR building, re-use of existing utility systems, decreasing impervious surface area, utilizing drought tolerant plant species, utilizing bio-swales and bio-retention areas to naturally treat storm water runoff, ambient solar lighting, energy efficient HVAC and lighting control systems, and recycling of existing materials such as asphalt and site lighting. The applicant is also considering use of solar panels, permeable pavers, low flow fixtures, and other proven economical features. Proposed Uses This is a speculative development targeted at a range of uses including Wholesaling, Storage and Distribution, Custom Manufacturing, General Industrial, Light Manufacturing, Food Preparation, Laundry Services, Personal Storage, Business and Professional Services, Eating and Drinking Establishments: Convenience and Limited Service, and Retail Convenience Sales. Although the project may accommodate up to as many as eight different land uses, the actual tenant mix is unknown. To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 4 of 9 For purposes of the Environmental Impact Report (EIR) the following assumptions were utilized: • General Industrial 368,969 SF 59.1% • Wholesaling, Storage and Distribution 245,979 SF 39.4% • Eating and Drinking Establishments 1,500 SF 0.02% • Convenience Sales 1,000 SF 0.01% • Business and Professional Services 6,600 SF 1.00% Most of the businesses at the project site are anticipated to operate Monday through Friday between the hours of 6 AM to 10 PM. The applicant is requesting approval for 24-hour operation since some of the future businesses may have a need for extended hours of operation, truck activities that would occur throughout the day, and overnight truck, tractor and trailer storage. The applicant estimates that the site will employee up 750 employees, primarily derived from local communities. The applicant has submitted an economic analysis of the project's anticipated economic benefits to the city and surrounding communities, as well as a statement of the project's sustainable design, features. While the applicant reviewed both topics at the previous Planning Commission meeting of July 16, 2009, the finalized documents provide greater detail than the prior presentations and are attached. DISCUSSION: The General Plan Land Use designation of the project site is Mixed Industrial and the site is situated in the Industrial (M-1) Zoning District. The proposed development is consistent with both the General Plan and the Zoning. The General Plan principles, policies and goals strongly encourage property improvement and productive uses. The M-1 Zoning (SSFMC Chapter 20.30) allows a wide range of industrial uses, including those proposed by the owner. Uses with 24-hour daily operation, overnight outside storage of trucks and trailers, or which generate 100 average daily vehicle trips require a Use Permit approved by the Planning Commission (SSFMC Sections 20.30.040(a), 20.30.040(b), 20.30.040(h), 20.30.040(1)). The proposed limited service eating and drinking use in Building #6 also requires a Use Permit approved by the Planning Commission (SSFMC Section 20.30.030 (c)). The proposed convenience eating and drinking use, also identified as a possible use within the site, is permitted by SSFMC Section 20.30.020 (b). DEVELOPMENT STANDARDS The existing and proposed buildings comply with current City development standards as displayed in Exhibit #A, with specific discussion on some of the standards outlined below: Parking SSFMC Chapter 20.74 requires parking to be provided at the following rates: Office: 1 parking space per each 300 SF; Limited & Convenience Eating and Drinking To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 5 of 9 Establishments: lparking space per each 50 SF; Industrial: 1 parking space for the first 10,000 SF + 1 parking space for the remainder area for each 5,000 SF. The applicant has indicated on the Planning application that only 10% of the building area would be utilized for office. Applying these parking rates and limited area devoted to office space to the development would result in a parking requirement of 381 parking spaces. As part of a Transportation Demand Management Plan (TDM) the applicant proposes to reduce the office parking rate of 3.3/1,000 SF to 2.8 spaces/1,000 SF resulting in a total of 348 parking spaces. The proposed 544 parking spaces will result in an excess of 196 parking spaces. In order to encourage the success of the TDM plan, the Planning Commission may wish to consider requiring that the excess parking spaces be converted to landscaping. Floor Area Ratio (FAR) and Lot Coverage The proposed floor area ratio (FAR) of 0.57 is within the range of 0.4 to 0.6 allowed by the General Plan Land Use Element for Mixed Industrial. The lot coverage of 57% is less than the maximum of 60% allowed by the M-1 Zoning District-(SSFMC Table 20.72.030). Setbacks/Landscaping The development complies with the minimum setbacks required for industrial developments (SSFMC Table 20.71.030). The proposed landscaping of 108,987 SF complies with the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040). and includes pedestrian amenities. Tentative Parcel Map The Tentative Parcel Map merging the two abutting parcels (APN 015-163-120 and 015-163- 230) has been reviewed by the City Engineer who has determined that it complies with the requirements set forth in SSFMC Title 19 Subdivision Regulations. Transportation. Demand Management Plan The applicant has prepared a TDM Plan to encourage future employees of the site to utilize alternate forms of transportation to reduce traffic congestion. The TDM Plan complies with the requirements set forth in SSFMC Chapter 20;120. The TDM Plan is required to be approved by the Planning Commission (SSFMC Chapter 20.120). Because the proposed development generates more than 100 vehicle trips in the peak commute hours, the proposed TDM Plan is required to be reviewed by the City and County Association of Governments of San Mateo County (C/CAG). The C/CAG staff representative, Tom Magdalena, is reviewing the Draft TDM Plan. A copy of the C/CAG approval letter is anticipated and will be provided to the Planning Commissioners at their meeting. To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 6 of 9 DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meeting of June 17, 2008 and July 15, 2008. The Board offered several comments addressing both the architecture and the landscaping. The applicant has revised the plans incorporating the Design Review Board comments. The Planning Commission reviewed the revised plans incorporating the DRB comments at their meeting of July 16, 2009. ENVIRONMENTAL DOCUMENT The City's environmental consultant for the proposed development, Lamphier and Gregory, has prepared and circulated an Environmental Impact Report (EIR) for public comment. In accordance with the California Environmental Quality Act (CEQA), the EIR is required to be available for a minimum of forty-five (45) days. The document was released for public review on June 4, 2009 and the original public comment period was scheduled to end on July 17, 2009. Prior to the end of the comment period, the City of San Bruno requested a time extension and the City granted a 7 day extension -resulting in a new public comment close date of July 24, 2009. Notices were sent to property owners and other interested agencies and parties. The EIR has been available for review at City Hall, the City Permit Center, and the City libraries, as well as on the City's website at www.ssf.net. The key environmental issues identified in the DEIR are air quality, traffic, circulation and utilities. The DEIR identifies a total of forty-nine impacts broken down into the following categories: • Significant and Unavoidable - 4 • Less than Significant Impacts After Mitigation - 17 • Less than Significant Impacts With No Mitigation - 24 The following impacts were judged to be Significant and Unavoidable impacts and not to be feasibly mitigated: • Cumulative air quality impact • San Bruno/US 101 Interchange South Bound Ramps in the year 2420 • San Bruno/LTS 101 Interchange South Bound Ramps in the year 2030 • Circulation at the San Bruno and San Mateo Avenues Intersection Mitigation measures Air-3a and Air-3b, are identified in the DEIR and can help to reduce some of the cumulative air quality impact, but due to the large vehicle trip generation associated with the proposed development and an inability to quantitatively assess the effectiveness of the mitigation measures due to the fact that the tenant mix is not yet know, mitigation measures would not clearly reduce the impact to a level less than significant. Therefore, the impact to To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 7 of 9 regional air quality is required to berated as "significant and unavoidable". .Mitigation measures, Traf-2c and Traf-3b, are identified in the DEIR that, if implemented, would reduce the two impacts at the San Bruno/US 101 Interchange to a level less than significant. Because the interchange is within the jurisdiction of Caltrans, and outside the jurisdictional boundaries of South San Francisco, the City cannot require nor make the improvements and cannot guarantee that the mitigation measures will be implemented; therefore, the traffic impacts are required to be identified as "significant and unavoidable". The significant traffic impact to the San Bruno and San Mateo Avenue intersection is due to the potential use by large tractor trailers, associated with the proposed development, that are unable to safely negotiate the turn from San Bruno Avenue onto San Mateo Avenue. The public right- of-way is so narrow at the intersection that large trucks are required to swing into the on-coming lane (south bound on San Mateo Avenue) to complete the turn. This is an existing safety hazard and is unavoidable. The applicant is working with the City of San Bruno to develop a mitigation measure to eliminate large trucks associated with the proposed development from utilizing the San Bruno and San Mateo Avenue intersection. If a mitigation measure is developed, it will be presented to the Planning Commission at their meeting on August 6. The key utility impact is the existing condition of the 24-inch sewer line, owned by the City of San Bruno, that serves the project. The applicant has been studying the line for a couple of months and has determined that the line is of more than of adequate size to accommodate the proposed use, but needs to be improved. The applicant has committed to making the necessary improvements to the line to ensure that the line can adequately serve the project site. A mitigation measure, Util-l, requires that the owner work with the City of San Bruno to develop an appropriate solution and contribute to the improvements. Many other impacts can be mitigated to a level less than significant and many more require no mitigation. These impacts and associated mitigation measures are outlined in the DEIR in Table 2-1 Summary of Proiect Impacts and Mitigation Measures. In accordance with CEQA, a lead agency can approve a proposed development even though some impacts cannot be mitigated to a level less than significant. In such cases, the lead agency is required to adopt a Statement of Overriding Considerations, which identifies the significant and unavoidable impacts of a project, and sets forth the agency's reasoning underlying the decision to approve the development, including the project benefits, which in the lead agency's view, outweigh the significant and unavoidable impacts of the project. A Statement of Overriding Consideration has been prepared for consideration and adoption by the Planning Commission. The project's significant impacts and proposed mitigation measures are summarized in Exhibit #B. A Mitigation Monitoring and Reporting Program, contained in Exhibit #D of the Resolution Certifying the FEIR, is proposed to provide greater assurance that the significant impacts will be To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 8 of 9 reduced to a level less than significant. A condition of approval requires the applicant to implement the mitigation measures. Several comment letters and a-mails were received. City staff and the consultant have responded to the comments and included both the comments and responses in the Final Environmental Impact Report (FEIR). Many of the comments focused on traffic, effects on the City of San Bruno, and opinions about the project. While responses have been prepared, no issues were identified that required additional studies or re-circulation of the DEIR. The FEIR was not available at the time of the. distribution of this staff report. The FEIR is anticipated to be available Monday August 3, 2009 and will be distributed to Planning Commissioners and will be made available on line at the city's website at www.ssfnet, at the City Clerk's office, the Permit Center at City Hall and the two city libraries. A limited number of FEIR copies will be available at the Planning Commission meeting. The EIR consultant will present a review the environmental impacts and mitigation measures at the Planning Commission meeting. CONCLUSION: As discussed above, the proposed reuse and minor expansion of the existing facility complies with the South San Francisco General Plan and the Zoning Regulations. The proposed Tentative Parcel Map merging the two abutting lots comprising the site (APN 015-163-120 and APN 015- 163-230) has been determined to comply with the SSFMC Title 19 Subdivision Regulations and is recommended for approval by the City Engineer. Additionally, the proposed TDM Plan complies with the SSFMC and will help reduce traffic congestion associated with the proposed project. Conditions of approval are required to further ensure that the proposed development complies with city requirements and development standards and implements the mitigation measures of the FEIR. A Mitigation Monitoring and Reporting Program is proposed and required to ensure that the significant impacts are reduced to a level less than significant. In accordance with the provisions of CEQA, a Statement of Overriding Considerations has been prepared for the Commission's consideration, since the EIR identified four significant environmental impacts which cannot be feasibly reduced to a level less than significant. The proposed development will provide jobs, increased city revenues, and result in property upgrades improving the appearance of the area, and possibly act as a catalyst for other property improvements in the project vicinity. Therefore, staff recommends that the Planning Commission adopt the attached resolutions to: 1) certify the FEIR, including making fmdings and adopting a Statement of Overriding Considerations for the significant impacts to regional air quality and circulation impacts that have been determined cannot be feasibly mitigated, and the Mitigation Monitoring and Reporting Program; and, 2) approve P08-0041, the project entitlements, including the Conditional Use Permit and Design Review applications, Tentative Parcel Map, Preliminary Transportation Demand Management Plan together with the conditions of approval attached thereto. To: Planning Commission Date: August 6, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 9 of 9 S ve Carlson, Senior Planner ATTACHMENTS: Exhibit #A -Development Standards Exhibit #B -Significant Impacts & Mitigation Measures Draft Resolutions Certification of the FEIR (Includes Mitigation Monitoring and Reporting Program) Approval of Entitlements (Includes Draft Conditions of Approval) Planning Commission Minutes June 18, 2009 July 16, 2009 Staff Reports June 18, 2009 July 16, 2009 Design Review Board Minutes June17, 2008 July 15, 2008 Applicant's Material "Green" Narrative Economic Benefits Statement Plans EXHIBIT #A -DEVELOPMENT DATA ADDRESS: 1070 & 1080 SAN MATEO AVENUE APN: 015-163-120 & 015-163-230 SITE AREA: 25.02 Acres BUILDING FLOOR AREA: Office: Industrial: Retail: Restaurant Business Services: TOTAL: FLOOR AREA RATIO: Maximum: .04 to .06 BUILDING HEIGHT Maximum: NA LOT COVERAGE Maximum: 60% LANDSCAPING Minimum: 10% AUTOMOBILE PARKING Minimum: 348 SETBACKS Front North Side South. Side Rear Minimum 10 FT 0 FT 6 FT 0 FT Proposed: 61,495 SF 553,453 SF 1,000 SF 1,500 SF 6,600 SF 624,048 SF Proposed: 0.57 Proposed: 30 FT Proposed: 57% Proposed: 10.4% Proposed: 544 Proposed 24 FT 65 FT 6-40 FT 15 FT -1- DEVELOPMENT DATA ADDRESS: 1070 SAN MATEO AVENUE APN: 015-163-120 & 015-163-230 SITE AREA: 1070 San Mateo Avenue: 19.79 Acres BUILDING FLOOR AREA: Existing: Industrial 571,748 SF FLOOR AREA RATIO: Maximum: Existing: .04 to .06 0.66 BUILDING HEIGHT Maximum: Existing: NA 30 FT LOT COVERAGE Maximum: Existing: 60 % 66% LANDSCAPING Minimum: Existing: 10% Minimal AUTOMOBILE PARKING Minimum: Existing: 250 150 SETBACKS Minimum Existing Front 10 FT 0-290 FT North Side 0 FT 65 FT South Side 6 FT 6-40 FT Rear 0 FT 15 FT -2- DE~TELOPMENT DATA ADDRESS: 1080 SAN MATED AVENUE APN: 015-163-120 & 015-163-230 SITE AREA: 5.23 Acres BUILDING FLOOR AREA: Existing: Office: 975 SF FLOOR AREA RATIO: Maximum: Existing: 1080 San Mateo .04 to .06 0.01 BUILDING HEIGHT Maximum: Existing: NA 15 FT LOT COVERAGE Maximum: Existing: 60% 0.01 LANDSCAPING Minimum: 10% Existing: l5% AUTOMOBILE PARKING Minimum: 4 Existing: SETBACKS Minimum Existing Front 10 FT 15 FT West Side 6 FT 6 FT East Side 6 FT 6 FT Rear 6 FT 6 FT -3- EXHIBIT #B SIGNIFICANT IMPACTS & MITIGATION MEASURES -4- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance Significant and Unavoidable Impacts Impact Air-3: Cumulative Air Quality Air-3a: Tractor-Trailer Idling. Pursuant to Significant Impacts. The proposed Project would California Code of Regulations Title 13, Chapter 10, and contribute to regional air quality emissions and Section 2485 -Mobile Source Operational Controls, Unavoidable exceed BAAQMD emissions thresholds for Article 1-Motor Vehicles, Division 3, the Applicant NOX. This would be considered a sigrtificant shall prohibit all diesel trucks and other delivery impact. vehicles from idling their engines for more than five minutes when making deliveries to or from the Project site. Signage shall be posted throughout the facility displaying the requirement that engines shall not idle for more than five minutes. Air-3b: Transportation Demand Management Program. Implementation of a Transportation Demand Management (TDM) 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 and from the Project site. The following components shall be included in the TDM Program to further reduce Project impacts to air quality: • Provide bicycle amenities so that employees could. bicycle to the Project. Such amenities could include safe onsite bicycle access and convenient . storage (bike racks). Amenities for employees could include secure bicycle parking, lockers, and shower facilities. • For all buildings, provide outdoor electrical outlets and encourage the use of electrical landscape maintenance equipment. • Provide electrical outlets for recharging electrical vehicles iri commercial and industrial parking lotslstructures. ® 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 walkways in summer to reduce the cooling loads on buildings. Impact Traf-2: Cumulative (2020) Traf-2c: San Bruno Avenue at US 101 Southbound Significant Intersection Impacts. Under cumulative (Year Ramps (2020 PM). In order to mitigate this impact, and 2020) conditions, the addition of Project traffic the Project applicant shall be responsible for re- Unavoidable would result in a significant and unavoidable striping the existing southbound-through lane to impact to the San Bruno Avenue / US 101. SB accommodate a southbound through-right lane. Ramps interchange in the PM peak hour With this improvement, the delay at the intersection condition. This interchange is located within the such that the "with would be reduced to 28.7 seconds City of San Bruno. The City of South San , project" delay would be reduced to below the "without -5- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance Francisco, as lead agency for the Project, project" condition. This improvement would cannot require or guarantee that a mitigation effectively mitigate the Project's impact at this measure will actually be implemented; intersection to a less than significant level. However, therefore, this impact would remain significant because the intersection is within the city limits of the and unavoidable. City of San Bruno, adoption of the measure is not within the responsibility or jurisdiction of the City of South San Francisco. While San Bruno could implement the mitigation measure to ensure that this impact is reduced to a less than significant level, the City of South San Francisco, as lead agency. for the Project, cannot require or guarantee that the measure will actually be implemented; therefore, this impact would remain significant and unavoidable. Impact Traf-3: Cumulative (2030) Traf-3b: San Bruno Avenue at US 101 Southbound Significant Intersection Impacts. Under cumulative (Year Ramps (2030 A1VI). In order to mitigate this impact, and 2030) conditions, the addition of Project traffic the Project applicant shall be responsible for re- Unavoidable would result in a significant and unavoidable striping the existing southbound-through lane to impact to the San Bruno Avenue / US 101 SB accommodate a southbound through-right lane. Ramps interchange intersection in the AM peak With this improvement, the delay at the intersection hour condition. This interchange is located Would be reduced to 28.7 seconds during the AM and :within the City of San Bruno. The City of South 41.8 during the PM, thereby restoring the level of San Francisco, as lead agency for the Project, service to a level below the. "without project cannot require or guarantee that a mitigation condition. This improvement would effectively measure will actually be implemented; nutigate the Project's impact at this intersection to a therefore, this impact would remain significant less than significant level, however, because the and unavoidable. intersection is within the city limits of the City of San Bruno, adoption of the measure is not within the responsibility or jurisdicton of the City of South San Francisco. While San Bruno could implement the mitigation measure to ensure that this impact is reduced to a less than significant level, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the measure will actually be implemented; therefore, this impact would remain significant and unavoidable. Impact Traf-4: Site Circulation. The Project's Mitigation measures infeasible. Significant circulation plan would contribute additional and large commercial vehicular turn movements to Unavoidable the San Bruno. Avenue and San Mateo Avenue intersection which has insufficient fuming radius. Taking into account the economic, jurisdictional and technological factors required to facilitate the truck turning movement, there is no feasible mitigation that would reduce this impact to a less than significant-level. Therefore, this impact is considered significant and unavoidable. -6- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance Less than Significant Impacts After Mitigation Impact Air-1: Construction Dust and Air-l: Dust Suppression and Exhaust Reduction Less than Exhaust. Construction activity involves a high Procedures. During construction, the project applicant Significant potential for the emission of air pollutants. shall require the. construction contractor, through Construction activities would generate exhaust terms included in the construction contract, to emissions from vehicles/equipment and fugitive implement the following basic, enhanced and particulate matter emissions that would affect additional measures to control fugitive dust emissions local air quality. This would be a potentially during construction. Measures to reduce construction significant impact. 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 materials or require all trucks to maintain at least two feet of freeboard. • Sweep daily (preferably with water sweepers) all paved access road, parking areas and staging areas at construction sites. • 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. -7- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance • Replant vegetation in disturbed areas as quickly as possible. 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 reduce diesel particulate matter and NOx emissions from on-site construction equipment: • At least 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 from all construction diesel powered equipment used on the Project site do not exceed 40 percent opacity for more than three minutes in any one hour. Any equipment found to exceed 40 percent opacity (or Ringelmann 2.0) shall be prohibited from use on the site un61 repaired. • The contractor shall install temporary electrical service whenever possible to avoid the need for independently powered equipment (e.g., compressors). • Diesel equipment standing idle for more than two minutes shall be fumed off. This would include trucks waiting to deliver or receive soil, aggregate 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 emissions. Issues of toxic air contaminants related to construction activities are further addressed with mitigation measures Haz-3b and Haz-4a. Operational-Related Objectionable Odors. No mitigation required. However, the following Less than While it is not known at this time what specific mitigation measure is recommended to further reduce Significant businesses will occupy the completed Project, this less than significant impact: -$- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance these businesses will be required to conform to Air-3a: Odor Control. Prior to the issuance of a applicable air quality regulations in order to Building Permit for a food preparation use the owner ensure that any odors resulting from operations shall provide an Odor Control Program which includes will remain at a less than significant level. measures to eliminate odors associated with the food use. Such measures may include, but are not limited to, frequent trash pickup, indoor trash enclosure and state of the art odor and filtration controls. The program shall be subject to the review and approval of the City's Chief Planner in consultation with the Building Official. Impact Air-4: Future Emissions Near Air-4: Compliance with Bay Area Air Quality Less than Sensitive Receptors. Although not proposed at Management District (BAAQMD) and Occupational Significant this time, the Project could include stationary Safety and Health Administration (OSHA) Standards. combustion equipment or laboratory facilities Each independent tenant or facility operating on the that emit air pollution. These sources could property shall obtain necessary permits and comply emit small amounts of toxic air contaminants with monitoring and inspection requirements of the with the potential to affect sensitive receptors. BAAQMD. Future operations shall comply with all This impact, however, would be reduced to a local, state and federal requirements for emissions. less-thansignificant level with standard Each facility shall also meet OSHA and California BAAQMD permitting requirements and OSHA standards for R&D facilities. This includes implementation of mitigation measure Air-4. plan review by the City of South San Francisco to examine if the proposed development plans meet the same standards as for other similar facilities. Engineering controls such as exhaust hoods, filtration systems, spill kits, fire extinguishers, and other controls shall be incorporated to meet OSHA and California OSHA requirements. These standards are primarily designed to maintain worker safety, but also function to reduce the risk of accidental upset and limit potential hazardous emissions. Impact Geo-1: Geologic Hazards. According Geo-la: Completion of and compliance with Less than to CEQA guidelines, exposure of people or recommendations of a Geotechnical Investigation Significant structures ~to major geological hazards is a and in conformance with Structural Design Plans. significant adverse impact. The primary seismic Completion of and compliance with recommendations hazards affecting the Project are strong seismic of a Geotechnical Investigation and in conformance ground shaking and potentially liquefiable fill with Structural Design Plans. A design level soils, each of which are considered a potentially geotechnical investigation shall be completed that significant impact. includes subsurface investigation in areas to be occupied by structures (currently a paved parking lot). The design level geotechnical report shall include recommendations for site preparation and grading, foundation design, concrete slabs-on-grade, pavement section design, surface and subsurface drainage measures and site-specific seismic response criteria (shown in Table Geo-3 below). The design level geotechnical investigation shall be reviewed and approved by the City's Geotechnical Consultant and the City Engineer, prior to the issuance of building permits. Approved plans shall incorporate those design level geotechnical investigation -9- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance recommendations approved and required by the City Engineer. The design level geotechnical investigation shall evaluate liquefaction potential of underlying fill and native soil. Should liquefiable or densifiable materials be encountered in the fill, mitigation measures to reduce their impact shall be formulated. These strategies may include excavation and replacement as engineered fill, reduced foundation loading, and ground improvement by methods such as stone columns or pressure grouting. Grading recommendations shall include specifications for engineered fill, including moisture conditioning, relative percent compaction, and suitability of materials as engineered or structural fill. Recommendations shall also establish maximum steepness of cut and fill slopes. Any cuts to be made adjacent to the property line shall be evaluated for potential adverse impact to neighboring properties. Drainage recommendations shall include provisions to prevent the ponding of water, prevent seepage under structures, including pavements, and generally direct flow away from structural foundations. Drainage recommendations shall incorporate proposed landscaping elements. Permanent subsurface drains will to be necessary for any proposed retaining walls to prevent buildup of hydrostatic pressure behind the walls. Recommendations for foundations shall include soil bearing capacity or skin friction values, and lateral pressures. The design plans shall identify specific mitigation measures to reduce or otherwise mitigate the liquefaction potential of surface soils. Mitigation measures may include excavation and replacement as engineered fill, reduced foundation loading, and ground improvement by methods such as stone columns or pressure grouting. Geotechnical recommendations shall also provide the depth of footings or pile foundations necessary for the planned structures. During construction, a Registered Geotechnical Engineer, Civil Engineer experienced in Geotechnical Engineering, or authorized representative shall observe all foundation excavations and pier drilling. A letter indicating that all foundation construction meets with the intent of the geotechnical recommendations shall be provided to the Building Official prior to concrete pouring. -10- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance Recommendations for concrete slab construction shall identify measures to mitigate expansive soils and minimize shrink/swell potential, such as moisture conditioning or replacement with select non-expansive fill, as well as concrete thickness and reinforcement. The feasibility report recommended that where moisture through the floor slabs is a concern, a capillary moisture break consisting of at least four inches of clean, free-draining gravel or crushed rock, and a water vapor retarder should be installed beneath floors to reduce water vapor transmission thorough floor slabs. The design level report shall either corroborate. this recommendation or identify an alternative to be implemented. Recommendations for pavement areas shall include compaction and moisture conditioning requirements, as well as pavement section thickness and construction design based upon aResistance-value (R-value) determined for sub-grade soils in the areas to be paved. The design report shall include specific drainage criteria behind any retaining walls, and identify retaining wall foundation design and design parameters. In general, the design report shall either corroborate or provide alternative recommendations to the feasibility report based upon actual soil and rock conditions in the areas where structures are proposed. Measure Geo-lb: Compliance with 2007 California Building Code (CBC). Project development shall meet requirements of the Califomia Building Code Vol. 1 and 2, 2007 Edition, including the California Building Standards, 2007 Edition, 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. Measure Geo-lc: Obtain a building permit and complete final plan review. The Project applicant shall obtain a building permit through the City of South San Francisco Building Division. Final Plan Review of planned buildings and structures shall be completed by a licensed structural engineer for -11- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance adherence to the seismic design criteria for planned commercial and industrial sites in City of South San Francisco. Impact Geo-2; Soil Erosion. The Project Geo-2a: Erosion Control Plan. The Project applicant Less than would involve mass grading in a location that shall complete an Erosion. Control Plan to be Significant could facilitate stormwater-related soil transfer submitted to the City in conjunction with the Grading to the San Francisco Bay. This could potentially Permit Application. The Erosion Control Plan shall be impact vicinity drainages such as Colma Creek approved, in conjunction with the Grading Permit and the San Francisco Bay. This would be a Application, prior to grading activities. The Erosion potentially significant impact during and Control Plan shall include winterization, dust, erosion following site construction activities. and pollution control measures conforming to the ABAG Manual of Standards for Erosion and Sediment Control Measures, with sediment basin design calculations. The Erosion Control Plan shall describe the "best management practices" (BMPs) to be used during and after construction to control pollution resulting from both stormwater and construction water runoff. The Erosion Control Plan shall include locations of vehicle and equipment staging, portable restrooms, mobilization areas, and planned access routes. Recommended soil stabilization techniques include placement of straw wattles, silt fences, berms, and gravel construction entrance areas or other control to prevent tracking sediment onto city streets and into storm drains. Public works staff or its representatives shall visit the site during grading and construction to ensure compliance with the grading ordinance and plans, and note any violations, which shall be corrected immediately. Geo-2b: Storm Water Pollution Prevention Plan (SWPPP). In accordance with the Clean Water Act and the requirements of the State Water Resources Control Board (SWRCB), the Applicant shall file a SWPPP prior to the start of construction. The SWPPP shall include specific best management practices to reduce soil erosion. This is required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, 99-08-DWQ). Impact Geo-3: Unstable Soils. The Project site Geo-3: Compliance with Mitigation Measures Geo-2 Less than is potentially underlain by fill soils of unknown for Seismically Induced Ground Failure and Geo-5 for Significant quality, which may be expansive, prone to Expansive Soils. Compliance with these mitigation settlement, or susceptible to seismically measures will reduce the impact of unstable geologic induced liquefaction or dynaznic densification. unit to a level of less than significant. -12- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance This is a potentially significant impact. Geo-4: Potentially Expansive and Geo-4: Completion of and Construction in Less than Compressible Soils. The Projeet site is Accordance with a Design Level Geotechnical significant potentially underlain by fill soils of unknown Investigation. The design level geotechnical report quality. These materials may contain expansive shall investigate the presence of expansive clay soils clay minerals subject to shrinking and swelling and, should they be identified, recommend appropriate in response to changes in water content. These mitigation measures. Potential measures for control of expansive soils could cause damage to expansive clay soils include the following: foundations, concrete slabs, and pavements. The impact due to expansive soils is potentially a) Placing and compacting potentially expansive soils significant. at high moisture contents (at least 5 percent above optimum moisture content in accordance with ASTM D1557) and compaction within selected ranges of 88 to 92 percent. b) Using thickened concrete slabs with increased steel reinforcement: c) Replacing clayey soils underlying foundations and concrete slabs with select structural fill that is non- expansive orhas aloes expansion index. d) Treating site soils with lime to reduce the expansion potential and increase the strength. e) Utilize pier-and-grade-beam foundation systems where appropriate; f.) Grade around structures to assure positive drainage away from structures. Impact Haz-1: Routine transportation, use, Haz-la: Plan Review for Adherence to Fire and Less than or disposal of hazardous materials. The risk Safety Codes. All building spaces must be designed to Significant of accidental upset and environmental handle the intended warehouse, commercial, and retail contamination from routine transport, storage, use, with sprinklers, alarms, vents, and secondary use and disposal of hazardous and potentially containment structures, where applicable. Prior to hazardous materials to the public and occupancy, these systems must pass plan review environment is a potentially significant impact. through the City of South San Francisco Planning, Building and Fire Departments. Haz-lb: Construction Inspection and Final Inspection Prior to Occupancy. During construction, the utilities, including sprinkler 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 sprinkler systems, alarm systems, ventilation and airflow systems, and secondary -13- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance containment systems. The inspection shall include a review of the emergency evacuation plans. These plans shall be modified as deemed necessary. Haz-lc: Hazardous Materials Business Plan Program. Businesses occupying the development and intending to store, use, or dispose of hazardous materials 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 quantities 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- packaged consumer goods; medical professionals who store oxygen, nitrogen, and/or nitrous oxide in quantities not more than 1,000 cubic feet for each material, and who store or use no gther 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 does not exceed 275 gallons for all types of lubricating oil. 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 30 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 County Environmental Health Business Plan Program, which maybe contacted at (650) 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 Business Plan is complete and accurate. Haz-ld: Hazardous Waste Generator Program. All -14- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance applicable 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 the 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 enforcement activities in conjunction with the County District Attorney's Office for businesses or individuals that significantly violate the above referenced law and regulations. Haz-le: Compliance with Applicable Laws and Regulations. All transportation of hazardous materials and hazardous waste to and from the site shall be in accordance with Title 49 of the Code of Federal Regulations, 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. Haz-lf: Proper Disposal of Household Hazardous Waste. For businesses not requiring registration in the San Mateo County Hazardous Material Business Plan Program, batteries, as well as fuel and lubricant oils, cleaning products, and other commonly used household hazardous materials shall be properly stored so as to reduce the chance of spillage. These businesses shall also participate in the San Mateo County Very Small Quantity Generator Program to dispose of household hazardous wastes through the San Mateo County Environmental Health Division. Impact Haz-2: Accidental Hazardous Haz-2a; A Demolition Plan with permit applications Less than Materials Release. According to previous shall be submitted to the City of South San Francisco Significant investigations, petroleum products and volatile Building Department for approval prior to demolition organic compounds (VOCs) are present in site of the paved parking lot and existing structures. The soils. During demolition operations hazardous Demolition Plan €e~ shall provide for safe demolition materials could be released from structures at through measures including, but not limited to, dust the site or from the underlying soils. Following control for potentially contaminated subsurface soils construction, operations at the proposed and asbestos containing materials related to existing facilities are expected to represent a continuing structures. All contaminated building materials shall threat to the environment through accidental be tested for contaminant concentrations and shall be release of hazardous materials since the site is disposed of to appropriate licensed landfill facilities. proposed for industrial uses, where use, storage Prior to building demolition, hazardous building -15- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Enviu-onmental Impacts Recommended Mitigation Measures Level of Significance and disposal. of hazardous materials may occur. materials such as peeling, chipping and friable lead This represents a potentially significant impact. 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 Quality Management District (BAAQMD), an asbestos demolition survey shall be conducted in accordance with the requirements of BAAQMD Regulation 11, Rule 2. The Demolition Plan shall also address both on-site Worker Protection and off-site resident protection from both chemical and physical hazards. All removed soil shall be tested for contaminant concentrations and shall be disposed of to appropriate licensed landfill facilities. The Demolition P1ari 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. Haz-2b: California Accidental Release Prevention Program (CaIARP). Future businesses at the development shall check 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 in consultation with the SMCEHD. Should businesses qualify for the program, they shall complete a CaIARP registration form and submit it to Environrental 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 to emergency response teams if an accidental release occurs. All businesses that store or handle more than a threshold quantity (TQ) of a regulated substance must develop a RMP and follow it. Risk Management Plans describe impacts to public health 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, handling regulated substances, training staff,. maintaining equipment, checking that substances are stored safely, -16- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance and responding to an accidental release. Haz-2c: Notify San Mateo County Health Services Agency of Proposed Re-Development. As part of the case closure agreement for the removal of the underground storage tank leaking gasoline, dated October 8, 1998, SMCHSA shall be informed of any development or proposed change in land use. New buildings will be constructed over the area in question, currently a paved parking lot, and approval of SMCHSA is a prerequisite for construction. Impact Haz-3: Exposure to contaminated Haz-3a: Notify San Mateo County Health Services Less than soil and groundwater. During demolition and Agency of planned redevelopment. The applicant Significant construction, workers could be exposed to shall notify the San Mateo County Health Services contaminated soil and groundwater. Agency that demolition/construction work at the Disturbance of the subsurface also increases the project site has the potential to disturb soil impacted potential for contamination to spread through by petroleum products. Prior to demolition or surface water runoff, creation of seepage construction permit issuance by the City of South San pathways, and through wind blown dust. These Francisco, whichever occurs first, the applicant shall impacts are potentially significant. provide written evidence of San Mateo County Health 'Services Agency notification and obtain approval. Approval by SMCHSA is a prerequisite for construction. Haz-3b: Development and Implementation of Site Management Plans. The Site Management Plans shall build upon any existing draft Site Management Plan and shall address the exposure risk to people and the environment resulting from future demolition, construction, occupancy, and maintenance activities on the property. The plans shall be in accordance with recommendations of the Environmental Consultant, and shall be reviewed and approved by the Department of Toxic Substances Control, the San Mateo County Environmental Health Department Groundwater Protection Program and the City of South San Francisco Public Works Department, Planning Division and Fire Department. In accordance with DTSC recommendations 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, excavation 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: -17- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Sign~cance 1) Requirements for 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 site, as well as for future subsurface maintenance work. The HASP shall include appropriate training, any required personal protective equipment, and monitoring of contaminants 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 exposure and shall show locations and type of protective fencing to prevent public exposure to any hazards during demolition, site grading, and construction activities. 2) Standards for treatment of impacted soil excavated from beneath the site shall be established. Depending upon the extent and depth of foundation and utility excavations, a significant volume of contaminated soils may be generated during construction; and to a lesser extent during future maintenance work. These soils must be characterized for reuse as fill, reburial, or disposal off-site. Only soil with contaminant levels approved by the DTSC shall be allowed for reuse as fill. All other soil must be disposed of off-site. To avoid the spread of contamination, on-site soils excavated from below the pavement in the vicinity of Building Six shall be segregated from any imported clean fill. Soils shall be placed on a plastic tarp, covered and bermed to reduce the risk from windblown dust or surface water runoff spreading contamination. Then soil must be tested to determine the levels of remaining contamination and suitability for re-use. Contaminated soils unable to be placed under buildings or pavement, or re-buried under at least one-foot of clean soil must be off-hauled and disposed of by a Iicensed hazardous materials contractor under the proper manifesting documents. A report shall document the volume, concentration and nature of contaminants in the off-hauled material. 3) 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 removed from excavations, trenches, and dewatering systems in accordance with local and Regional Water Quality Control Board guidelines. Groundwater encountered in trenches and -18- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance 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 petroleum hydrocarbons and VOCs. 4) 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 metals), TPH as gasoline, TPH as diesel, and TPH as motor oil. Testing results shall be compared to DTSC California Human Health Screening Levels and RWQCB Environmental Screening Levels to determine suitability to remain on-site as engineered fill or landscape fill. Any soils determined to exceed DTSC criteria for site cap material shall be deemed as unsuitable for re-use as fill. 5) Future subsurface work plan. The plan shall document procedures for future subsurface landscaping work, utility maintenance, etc., with proper DTSC notification, where applicable. The plan shall include a general health and safety plan for each expected type of work, with appropriate personal protective equipment, where applicable. Impact Hydro-1: Erosion and Sedimentation Hydro-la: Preparation and Implementation of Less than On- or Off-site. Construction operations Project SWPPP. Preparation and Implementation of Significant associated with the Project would present a Project SWPPP. Pursuant to NPDES requirements, the threat of soil erosion from soil disturbance by applicant shall develop a Storm Water Pollution subjecting unprotected bare soil areas to the Prevention Plan (SWPPP) to protect water quality erosion forces of runoff. This is a potentially during and after construction. The Project SWPPP significant impact. shall include a description of Best Management Practices (BMPs) to be applied to minimize the discharge of pollutants from the site during construction. These construction-period BMPs shall include, but are not limited to the following: 1) No grading work exceeding 200 cubic yards shall be performed between November 1 and May 1 (the wet season) unless authorized in writing by -19- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance the City Engineer. 2) Erosion control/soil stabilization techniques such as straw mulching, erosion control blankets, erosion control matting, and hydro-seeding, shall 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, trash 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. 5) Trash management measures shall be incorporated to prevent trash from entering storm drainage facilities and downstream water courses. Hydro-lb: NPDES General Construction Permit Requirements. The Project applicant is required to submit a Notice of Intent (NOI) to the State Water Resource Control Board's (SWRCB) Division of Water Quality to obtain coverage under a NPDES General Construction Permit. The General Construction Permit includes general information on the types of construction activities that will occur on the site as well as specific requirements that will apply to clearing, grading, and disturbances to the ground such as excavation. It is the. responsibility of the property owner to obtain coverage under the permit prior to site construction. Impact Hydro-2: Non-Point Source Hydro-2a: Compliance with NPDES General Less than Pollutants. The project will involve an Industrial Permit Requirements. The NPDES Significant intensification of land-use by increasing floor General Industrial Permit Requirements apply to the area and number of occupants, and will add discharge of storm water associated with industrial potential new. sources of non-point source sites. The permit requires the implementation of , pollutants to the area. This may increase non- management measures that will achieve the point source pollution to receiving waters. This performance standard of best available technology is a potentially significant impact. (BAT) economically achievable, and best conventional pollutant control technology (BCT). Under the statute, operators of new facilities must implement industrial BMPs in the Project SWPPP, and _20_ TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance perform monitoring of storm water discharges and unauthorized non-storm water discharges. An annual report must be submitted to the RWQCB each July 1. Operators of new facilities must file an NOI at least 14 days prior to the beginning of operations. Hydro-2b: Long-Term Requirements under the SWPPP. The Project SWPPP to accompany the NOI filing will outline erosion control and storm water quality management measures to be implemented both during and following construction. The SWPPP will also provide the schedule for monitoring performance. Long-term mitigation measures to be included in the Project SWPPP shall include, but are not limited to, the following: • Description of potential sources of erosion and sediment 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. • 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. • 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/landscapernaintenance, replacement of media filters, regular sweeping of parking lots and other paced areas, etc.. Wastes removed from BMPs may be hazardous, therefore, maintenance costs should be budgeted to include disposal at a proper site. • The monitoring and maintenance program shall be conducted at the frequency agreed upon by the RWQCB and/or City of South San Francisco. Monitoring and maintenance shall be recorded and submitted annually to the SWRCB. The SWPPP shall be adjusted, as necessary, to address any inadequacies of the BMPs. • 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 the Project site. At a minimum, the information shall cover: a) proper disposal of commmercial cleaning chemicals; b) ro er use of -21- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES ~ Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance landscaping chemicals; c) clean-up and appropriate disposal of hazardous materials and chemicals; and d) prohibition of any washing and dumping of materials and chemicals into storm drains. Impact Noise-1: Construction.Related Noise. Noise-1: Noise Abatement. The Project applicant Less than Project construction could result in temporary shall require by contract specification that construction Significant short-term noise increases due to the operation best management practices be implemented by of heavy equipment: This would be a contractors to reduce construction noise levels to the potentially significant impact associated with noise limit specified in the City Noise Ordinance (90- Project development. 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. • Requiring heavily loaded trucks used during consirucrion to be routed away from noise and vibration sensitive uses such as Scott Street (South San Francisco) and Walnut Street (San Bruno). Impact Traf-1: Project Trip Generation Transportation Demand Management Program. Ezceeds 100 Trips During Peak Hours. The The Project sponsors shall implement a Transportation Project would generate more than 100 net new Demand Management (TDM) program consistent with ' trips during the AM and PM peak hours. The the City of South San Francisco Zoning Ordinance San Mateo City/County Association of Chapter 20.120 Transportation Demand Management, Governments (C/CAG) Agency Guidelines for and acceptable to ClCAG. These programs, once the implementation of the 2003 Draft implemented, must be ongoing for the occupied life of Congestion Management Program ("C/CAG the development. Guidelines") specifies that local jurisdictions must ensure that the developer and/or tenants will mitigate all new peak hour trips (including the first 100 trips} projected to be generated by the development. This would be a potentially significant impact. Impact Traf-2: Cumulative (2020) East Grand Avenue /Airport Boulevard (2020 Intersection Impacts. Under cumulative (Year PM). In order to mitigate this impact, the Project shall 2020) conditions, the addition of Project traffic be responsible for re-striping one northbound through ~, would result in significant impacts to three lane to a through-right lane, and re-striping one study intersections during the PM peak hour: a) westbound left lane to alert-through lane. East Grand Avenue /Airport Boulevard; b) San Bruno Avenue / US 101 SB Ramps; and c) San San Mateo Avenue /Airport Boulevard (2020 PM). Mateo Avenue /Airport Boulevard. This would In order to mitigate this impact, the Project shall be be a.potentially significant impact. responsible for re-striping one of the eastbound left- through lanes to a through-right lane. San Bruno Avenue at US 101 Southbound Ramps i -(2020 PM). In order to mitigate this impact, the Project shall be responsible for re-striping the. existing -22- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MfT1GATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance southbound-through lane to accommodate a southbound through-right lane. Impact Traf-3: Cumulative (2030) East Grand Avenue at Airport Boulevard (2030 Intersection Impacts. Under cumulative (Year AM and PM). In order to mitigate this impact, the 2030) conditions, the addition of Project traffic Project applicant shall be responsible for re-striping would result in significant impacts to three and modifications to both intersection geometry and study intersections: a) East Grand Avenue / traffic signals, to change the westbound approach from Airport Boulevard (2030. AM and PM); b) San a shared left-through lane and aright-only lane to a Bruno Avenue / US 101 southbound ramps left-only lane and a shared through-right lane would (2030 AM); and c) San Mateo Avenue /Airport need to occur. Boulevard. San Bruno Avenue at US 101 Southbound Ramps (2030 AM). In order to mitigate this impact, the Project applicant shall be responsible for re-striping the existing southbound-through lane to accommodate a southbound through-right lane. San Mateo Avenue at Airport Boulevard (2030 PM). In order to mitigate this impact, the Project applicant shall be responsible for re-striping one of the eastbound left-through lanes to a through-right lane. Impact Util-1: Wastewater Generation and Util-1: Sewer Line Repair and/or Replacement. In Less than. Infrastructure Capacity. The Project would the event that the City of San Bruno Public Works Significant contribute wastewater which the WQCP has Director, in consultation with the City of South San adequate capacity to treat, and line and facilities Francisco Public Works Director, reasonably conveying Project wastewater are adequate size determines the Project's wastewater may degrade or to accommodate increased flows. However, the further degrade the condition of the existing sanitary Project would utilize an existing 24-inch. sewer sewer line, the Project applicant, in consultation with line currently impeded. Therefore, the Project the City of San Bruno and the City of South San would have a potentially significant impact Francisco, shall participate in any necessary repairs relative to increased wastewater flows and/or replacement of the exiting 24-inch sanitary sewer line to accommodate the Project's wastewater. The City of San Bruno Public Works Director shall determine the extent to which such repairs or replacement is required. Less than Significant Impacts with Na Mitigation Required i Conflict with Air Quality Plan. The Projects No mitigation required Less than is required to implement a Transportation Significant Demand Management (TDM) program to reduce project trips. This is identified as part of the Project Description on Page 3-2 and discussed within Chapter 10 (Transportation and Circulation). The TDM program, along with General Plan policies and Mitigation Measures identified in Chapter 10 (Transportation and Circulation), would reasonably implement TCMs consistent with -23- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance those contained in the latest approved Clean Air Plan. There would, therefore, be no impact related to a conflict with the applicable air quality plan Carbon Monoxide. Mobile emissions No mitigation required Less than generated by Project traffic would increase Significant carbon monoxide concentrations at intersections in the Project vicinity. However, these increases would be below significance thresholds of the Bay Area Air Quality Management District so would be considered a less than significant impact. Future Emissions Near Sensitive Receptors. No mitigation required Less than Although not proposed at this time, the Project Significant could include stationary combustion equipment or laboratory facilities that emit air pollution. These sources could emit small amounts of toxic air contaminants with the potential to affect sensitive receptors. This impact, however, would be reduced to a less-than- significant level with standard BAAQMD permitting requirements. Construction-Related Diesel Odors. During No mitigation required Less than construction, the various diesel-powered Significant vehicles and equipment in use on the site would create odors. These odors would be temporary and not likely to be noticeable much beyond the Project site's boundaries. As the potential for diesel odor impacts would not affect a substantial amount of people, this impact is less than significant and is further reduced by Measures to Reduce Construction Exhaust in Mitigation Measure Air-l. Septic Systems. No impact would occur, No mitigation required No Impact because a sewer system is present in the area and septic systems are not required at the site. Hazardous Materials near Schools. Belle Air No mitigation required Less than Elementary School, located at 450 3xd Avenue Significant in San Bruno is the nearest school or childcare facility to the project. This school is located approximately 0.8 miles southeast of the site, therefore hazardous materials within'/< mile of a school is a less xhan significant impact. -24- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance Airport Land Use Plan. No buildings in the No mitigation required Less than Project would exceed 150 feet in height; Significant therefore, the structures would be in compliance with the Airport Land Use Plan. The impact of the Project on the Airport Land Use Plan is less than significant with no mitigation warranted. The Project site is not located within the vicinity of a private airstrip. Private aircraft are sometimes granted air space in the South San Francisco area, but buildings and structures are expected to conform to design guidelines for visibility and meet aviation requirements. Therefore, the Project would have no impact relating to a private airstrip. Adopted Emergency Response Plan. No No mitigation required Less than changes to the major access and evacuation Significant routes along San Mateo Avenue and Shaw Road are planned since the Project calls for redevelopment rather than reconstruction or new development of an entire area. Therefore, the Project would have a less than significant impact relating to an adopted emergency response plan. Wildland Fires. The Project area is urbanized No mitigation required No Impact and is not in an area adjacent to wildland subject to wildfires. Therefore the Project would have no impact from wildland fires. Changes in Storm Water Runoff. No mitigation required Less than Development of the proposed Project would Significant result in an approximate 10 percent decrease in impervious surfaces at the Project site. A decrease in impervious surface area, with a corresponding decreasein peak discharge and related polluted runoff from the Project site. However, storm flows will be re-directed so that there will be a net increase in flows to the San Mateo Avenue stormdrain. These increased flows to the San Mateo Ave Stormdrain would be accommodated by on-site storage, resulting in a less than significant impact. Groundwater Depletion /Recharge. The No mitigation required Less than proposed Project will not draw on, or otherwise Significant reduce groundwater resources. The impact of groundwater depletion/recharge would be less than significant and no mitigation is required. Flooding. The Project does not include housing No mitigation required Less than -25- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance and is located outside of the 100-year flood Significant hazard zone of Cohna Creek as delineated by the current Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMs). The Project site is not located in an area that would expose persons to inundation by seiche, tsunami, or mudflow. Consequently, this impact would be less than significant with no mitigation required. Dividing Established Community. The No mitigation required No Impact Project would involve renovation of an existing building and construction of five new buildings within an existing developed area substantially utilized for industrial land use. All properties adjoining the Project site are developed and utilized for commercial and/or industrial purposes. The nearest residential neighborhood is approximately 550 feet to the west (beyond existing railroad tracks) or 1,350 feet to the south (past Interstate 380) Therefore, the Project would have no impact related to the division of an established community. Conflict with Plans and Policies. The No mitigation required No Impact proposed Project would be consistent with and would not conflict with or impede achievement of applicable City of South San Francisco General Plan land use policies, thereby constituting no impact. Conflict with Conservation Plan. The Project No mitigation required Less than would be consistent with the requirements of Significant the Tree Protection Ordinance and would mitigate any adverse impacts to "protected" trees. Accordingly, the Project would have a less than significant impact regarding conflicts with conservation policies, ordinances or plans protecting biological resources.• Permanent Noise Increases. Project-generated No mitigation required Less than traffic noise and other operational noise sources Significant such as HVAC equipment would not exceed noise standards and would not significantly increase ambient noise levels nor substantially impact noise-sensitive receptors. This would be aless-than-significant impact with no mitigation warranted. Groundborne Vibration. It is not expected No mitigation required No Impact that future land uses at the Project site would generate excessive groundborne vibration or -26- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance groundborne noise. It is expected that the Project would have no impact related to excessive groundbome vibration or excessive groundborne noise. Airport Noise. Based on the Ciry's land use No mitigation required No Impact criteria, the proposed Project's industrial land use would be compatible with future noise level projections in the Project vicinity of 70 dBA (CNEL) or less, thereby representing no impact. Wastewater Treatment. There is sufficient No mitigation required Less than capacity in the treatment plant for the additional Significant flows from the Project, the Project would have a less than significant impact relative to wastewater treatment capacity. Water Supply and Infrastructure. The No mitigation required Less than Project's increase in demand for potable water Significant resulting from the Project can be fulfilled by the California Water Service Company and City of San Bruno. The new demand can be accommodated with existing facilities or planned upgrades. The Project would, therefore, have a less than significant nnpact on water supplies and infrastructure with no mitigation warranted. Storm Drainage Infrastructure. The Project No mitigation required Less than will not result in an increase peak stormwater Significant runoff from the site. Therefore, the Project will have a less than significant impact on storm drainage infrastructure. Landfill Capacity. The Project would be No mitigation required Less than served by a landfill with sufficient permitted Significant capacity to accommodate the Project's solid waste disposal needs, and would not require or result in construction of landfill facilities or expansion of existing facilities nor would it impede the ability of the City to meet the applicable federal, state and local statutes and regulations related to solid waste. The Project would have ales-than-significant impact with no mitigation warranted Energy. The Project is expected to be served No mitigation required Less than with existing capacity and would not require or Significant result in construction of new energy facilities or expansion of existing off-site facilities and would not violate applicable federal, state and -27- TABLE 2-1: SUMMARY OF PROJECT IMPACTS AND MITIGATION MEASURES Resulting Potential Environmental Impacts Recommended Mitigation Measures Level of Significance local statutes and regulations relating to energy standards. The Project would have a less than signiftcant impact relating to energy consumption with no mitigation warranted. Greenhouse Gas Emissions. The Project No mitigation required Less than would not conflict or obstruct implementation Significant of any of the early actions for reducing greenhouse gas emissions under the California Global Warming Solutions Act of 2006 (AB 32). The projected volume of Project emissions would not trigger the need to report greenhouse gas emissions to the state. There are elements of the Project, recommended mitigation measures, and required City policies and requirements that contribute to the efficiency of the Project and reduce greenhouse gas emissions. The TDM Plan for the Project as required by City Ordinance would serve to reduce emissions The enhanced measures to reduce construction exhaust (see Mitigated Measure Air-1) would also reduce greenhouse gas emissions resulting from the use of alternative fuels, electrical service for powered equipment and reduced diesel engine idling times frames. -28- RESOLUTION NO. PLANNING COMMISSION CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA. A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, INCLUDING FINDINGS CONCERNING SIGNIFICANT AND POTENTIALLY SIGNIFICANT IMPACTS, FINDINGS CONCERNING ALTERNATIVES, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING PROGRAM, FOR AN APPROXIMATELY 624,048 SQUARE FOOT MULTI-TENANT INDUSTRIAL FACILITY SITUATED AT 1070 AND 1484 SAN MATED AVENUE WHEREAS, Centrum has applied to demolish an existing commercial airport parking lot on the approximately 5.23-acre parcel located at 1080 San Mateo Avenue, and construct in their place 5 new one-story buildings, with a combined area of 52,300 square foot, the retention of an existing 571,748 square foot industrial building on an approximately 19.79-acre parcel at 1070 San Mateo Avenue, creating amulti-tenant industrial facility, and construct an open, landscaped at-grade parking lot containing up to 544 parking spaces ("Project"); and WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report ("DEIR") was issued on January 14, 2009, informing all interested parties of the City's intention to prepare an Environmental Impact Report; and WHEREAS, a DEIR was prepared evaluating the significant and potentially significant impacts of the development, the growth inducing impacts of the development, the cumulative impacts of the development, and alternatives to the proposed project; and WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project alternative; and WHEREAS, the public review period on the DEIR commenced on June 3, 2009, and closed on July 24, 2009; and WHEREAS, the City prepared responses to comments on significant environmental issues received during the public review period and at the public comment hearing, which responses clarify and amplify the information contained in the DEIR, providing a good faith reasoned analysis supported by factual information. The comments and responses to comments were published in a Final Environmental Impact Report ("FEIR") dated August 3, 2009, which incorporated the DEIR; and -29- WHEREAS written responses to comments received from agencies were provided to such agencies on July 27, 2009, and copies of the FEIR, including all responses to comments, were distributed or otherwise made available to the Planning Commission, responsible agencies, and other interested parties; and WHEREAS, based on the FEIR and other information in the record, there are impacts of the Project which are not environmentally significant and which require no fmdings or mitigation upon approval; and WHEREAS, based on the FEIR and other information in the record, there are certain significant and potentially significant environmental impacts of the Project which could be mitigated to a level of insignificance, therefore mitigation findings are required pursuant to CEQA §21081 and CEQA Guidelines §15091 upon Project approval; and WHEREAS, based on the FEIR and other information in the record, there are significant and potentially significant impacts of the Project which could not be mitigated to a level of insignificance, therefore the alternatives to the Project as proposed were examined to determine if they would be feasible and would avoid any of the unmitigated significant impacts; and WHEREAS, based on the FEIR and other information in the record, there are significant and potentially significant environmental impacts of the Project which could not be reduced to a level of insignificance, therefore a Statement of Overriding Considerations is required upon Project approval; and WHEREAS, CEQA §21081.6 requires that where mitigation fmdings are made for significant and potentially significant environmental impacts, a mitigation monitoring and reporting program shall be adopted upon Project approval to ensure compliance with the mitigations during project implementation; and WHEREAS, the location and custodian of the documents which constitute the record of proceedings upon which the City's decision on entitlements relating to the FEIR is the City of South San Francisco Planning Division, 315 Maple Avenue, South San Francisco; and, WHEREAS, the mitigation measures identified in the FEIR will be imposed and enforced as conditions of Project approval. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution, and that the Planning Commission of the City of South San Francisco hereby adopts the'following findings based upon the entire record for the Centrum development, including without limitation, the South San Francisco General Plan; the Centrum Initial Study, DEIR and FEIR; the comments received in response to the DEIR; site plans, floor plans and elevations dated June 30, 2008 prepared by Ware Malcomb; Design Review Board meeting and minutes of June 17, 2008; Design Review Board meeting and minutes of July 15, 2008; Planning Commission meeting of June 18, 2009, including minutes and all staff reports and other testimony received; Planning Commission meeting of July 16, 2009, including minutes -30- and all staff reports and other testimony received; and Planning Commission meeting of August 6, 2009, including minutes and all staff reports and other testimony received: Environmental Impact Report. As required by the California Environmental Quality Act (CEQA) [Pub. Res. Code § § 21000 et seq. ], the following findings are made in approval of a Final Environmental Impact Report and Statement of Overriding Considerations, allowing development of amulti-tenant industrial facility and an open, landscaped at-grade parking lot situated at 1070 & 1080 San Mateo Avenue in the Industrial Zoning district, subject to making the findings of approval and, based on public .testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: the Centrum Initial Study, DEIR and FEIR, and the comments received in response to the DEIR, site plans, floor plans and elevations prepared by Ware Malcomb, dated June 30, 2008; Design Review Board meeting of June 17, 2008; Design Review Board meeting of July 15, 2008;; Planning Commission staff report, testimony received, and meeting of June 18, 2009, Planning Commission staff report, testimony received, and meeting of July 16, 2009, and Planning Commission staff report, testimony received and meeting of August 6, 2009: (a) The Planning Commission has independently reviewed and considered the information contained in the FEIR, including the written comments received during the DEIR review period and the oral and written comments received at the public hearings, prior to making its decision on the proposed Project. (b) The FEIR reflects the City's independent judgment and analysis on the potential environmental impacts of the proposed Project. The FEIR provides information to the decision-makers and the public on the environmental consequences of the proposed Project. (c) The FEIR adequately describes the proposed Project, its significant environmental impacts, mitigation measures and a reasonable range of alternatives to the proposed project. (d) The public review period provided all interested jurisdictions, agencies, private organizations, and individuals the opportunity to submit comments regarding the DEIR. (e) The mitigation measures which have been identified for the Project were identified in the FEIR. The final mitigation measures are described in the Mitigation Monitoring and Reporting Program ("MMRP"). Each of the mitigation measures identified in the MMR.P, and contained in the FEIR, is incorporated into the Project. The impacts of the Project have been mitigated to the extent feasible by the mitigation measures identified in the MMRP, and contained in the FEIR. -31- (f) The responses to comments in the FEIR are adequate and complete. (g) The FEIR contains additions, clarifications, modifications and other information in its responses to comments on the DEIR and also incorporates revisions to the DEIR based on information obtained since the DEIR was issued. The Planning Commission does hereby find and determine that such changes and additional information are not significant new information (as that term is defined under the provisions of CEQA) because such changes and additional information do not indicate that any new significant environmental impacts not already evaluated in the DEIR would result from the Project and they do not reflect any substantial increase in the severity of any environmental impact. Further, no feasible mitigation measures considerably different from those previously analyzed in the DEIR have been proposed that would lessen significant environmental impacts of the Project and that have not been incorporated, and no feasible alternatives considerably different from those analyzed in the DEIR have been proposed that would lessen the significant environmental impacts of the Project. Accordingly the Planning Commission hereby finds and determines that recirculation of the FEIR for further public review and comment is not required under CEQA. (h) The Project will result in some significant and potentially significant impacts. As required by CEQA, findings regarding these significant and potentially significant impacts, including mitigation measures, are set forth in Exhibit A, and incorporated. herein by reference. (i) A Statement of Overriding Considerations has been prepared for those significant impacts which are unavoidable.. The Statement of Overriding Considerations, attached as Exhibit C, and incorporated herein by reference, concludes that significant and unavoidable impacts resulting from the development, specifically, certain air quality and traffic impacts, are outweighed by the specific economic, legal, social, technological, and other benefits of the Centrum development. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco does hereby: A. Certify, in accordance with the California Environmental Quality Act, the Final Environmental Impact Report and. approve and adopt the following, relating to environmental impacts of the proposed development of a multi-tenant industrial facility and an open, landscaped at-grade parking lot: i. Findings Concerning Significant and Potentially. Significant Impacts, attached hereto as Exhibit A and incorporated herein by reference; -32- ii. Findings Concerning Alternatives, attached hereto as Exhibit B and incorporated herein by reference; iii. The Statement of Overriding Considerations, attached hereto as Exhibit C and incorporated herein by reference; iv. The Mitigation Monitoring Program, attached hereto as Exhibit D and incorporated herein by reference. I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of 2009, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Planning Commission Secretary -33- F,xhihit A Findings Concerning Significant and Potentially Significant Impacts and Mitigation Measures Pursuant to Public Resources Code section 21081 and CEQA Guidelines sections 15091, the Planning Commission hereby makes the following findings with respect to the potential for significant environmental impacts and means for mitigating those impacts. Many of the impacts and mitigation measures in the following findings are summarized rather than set forth in full. The text of the Draft and Final EIRs should be consulted for a complete description of the impacts and mitigations. Findings pursuant to section 21081(c} rc;lating to Project alternatives are made in Exhibit B. SIGNIFICANT AND UNAVOIDABLE IMPACTS THAT CANNOT BE MITIGATED TO A LEVEL LESS THAN SIGNIFICANT Impact Air-3: Cumulative Air Quality Impacts. The proposed Project would contribute. to regional air quality emissions and exceed BAAQMD emissions thresholds for NOx. (DEIR pg 4- 11- 4-13.) Although mitigation measures have been identified to reduce this impact, due to the volume of traffic associated with the project, and the fact that the tenant mix for the site is not yet known, the effectiveness of the mitigation measures cannot be quantitatively assessed. Therefore, this impact would remain significant and unavoidable. Impact Traf-2: Cumulative (2020) Intersection Impacts -San Bruno Avenue at US 101 Southbound Ramps (2020 PM). Under cumulative (Year 2020) conditions, the addition of Project traffic would result in a significant and unavoidable impact to the San Bruno Avenue / US 101 SB Ramps interchange in the PM peak hour condition. This interchange is located within the City of San Bruno. Although a mitigation measure has been identified to reduce the impact to less than significant, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the mitigation measure will actually be implemented because it is in the jurisdiction of another agency; therefore, this impact would remain signif cant and unavoidable. (DEIR pg 10-18 - 10-20.) Impact Traf-3: Cumulative (2030) Intersection Impacts -San Bruno Avenue at US 101 Southbound Ramps (2030 AM). Under cumulative (Year 2030) conditions, the addition of Project traffic would result in a significant and unavoidable impact to the San Bruno Avenue / US 101 SB Ramps interchange intersection in the AM peak hour condition. This interchange is located within the City of San Bruno. Although a mitigation measure has been identified to reduce the impact to less than significant, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the mitigation measure will actually be implemented because it is in the jurisdiction of another agency; therefore, this impact would remain significant and unavoidable. (DEIR pg. 10-21.) Impact Traf-4: Site Circulation. The Project's circulation plan would contribute additional large commercial vehicular turn movements to the San Bruno Avenue and San Mateo Avenue intersection which has insufficient turning radius. Taking into account the economic, -34- jurisdictional and technological factors required to facilitate the truck turning movement, there is no feasible mitigation that would reduce this impact to a less than significant level. Therefore, this impact is considered significant and unavoidable. (DEIR pg. 10-26.) FINDINGS ON SIGNIFICANT AND UNAVOIDABLE IMPACTS Impact Air-3: Cumulative Air Quality Impacts. The proposed Project would contribute to regional air quality emissions and exceed BAAQMD emissions thresholds for NOx. This would be considered a significant impact. (DEIR pg. 4-11.) Mitigation Measures Air-3a: Tractor-Trailer Idling. Pursuant to California Code of Regulations Title 13, Chapter 10, Section 2485 -Mobile Source Operational Controls, Article 1 -Motor Vehicles, Division 3, the Applicant shall prohibit all diesel trucks and other delivery vehicles from idling their engines for more than five minutes when making deliveries to or from the Project site. Signage shall be posted throughout the facility displaying the requirement that engines shall not idle for more than five minutes. (DEIR pg. 4-12) Air-3b: Transportation Demand Management Program. Implementation of a Transportation Demand Management (TDM) 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 and from the Project site. The following components shall be included in the TDM Program to further reduce Project impacts to air quality: • Provide bicycle amenities so that employees could bicycle to the Project. Such amenities could include safe onsite bicycle access and convenient storage (bike racks). Amenities for employees could include secure bicycle parking, lockers, and shower facilities. • For all buildings, provide outdoor electrical outlets and encourage the use of electrical landscape maintenance equipment. • Provide electrical outlets for recharging electrical vehicles in commercial and industrial parking lots/structures. • 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 walkways in summer to reduce the cooling loads on buildings. (DEIR pg. 4-12 to 4-13) Finding For this significant cumulative air quality impact, feasible mitigation measures as set forth in the EIR and MMRP have been required in, or incorporated into, the project. The required mitigation measures would substantially reduce the Project's air quality impacts. However, even with these reductions, the Project's cumulative air quality impact on NOx would remain significant and -35- unavoidable. There are no other mitigation measures that are feasible and would reduce the Project impact to less than significant. The evidence to support the above finding is set forth in the FEIR, City staff reports and other evidence in the record as a whole. Specific economic, legal, social, technological, or other considerations as set forth in Exhibit C make infeasible additional mitigation measures or project alternatives to reduce this impact to less than significant. Impact Traf-2: Cumulative (2020) Intersection Impacts -San Bruno Avenue at US 101 Southbound Ramps (2020 PM). Under cumulative (Year 2020) conditions, the addition of Project traffic would result in a significant and unavoidable impact to the San Bruno Avenue / US 101 SB Ramps interchange in the PM peak hour condition. This interchange is located within Caltrans' juriidiction. (DEIR pg.10-18.) Mitigation Measures Traf-2c: San Bruno Avenue at U5 101 Southbound Ramps (2020 PM). In order to mitigate this impact, the Project applicant shall be responsible for restriping the existing southbound- through lane to accommodate a southbound through-right lane. With this improvement, the delay at the intersection would be reduced to 28.7 seconds, such that the "with project" delay would be reduced to below the "without project" condition. This improvement would effectively mitigate the Project's impact at this intersection to a less than significant level. Finding Mitigation Measure Traf-2c would reduce the impact to less than significant. The intersection is located within Caltrans' jurisdiction, and is not within the jurisdiction or responsibility of the City of South San Francisco. While the mitigation measure could be implemented to ensure that this impact is reduced to a less than significant level, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the measure will actually be implemented. Under CEQA, the City as lead agency may find that these mitigation measures can and should be adopted by such other agency (Public Resources Code sec. 21081(a)(2); CEQA Guidelines sec. 15091(a)(2}). For this traffic impact, the City finds that the mitigation measures are feasible and can and should be adopted by the agency with responsibility and jurisdiction of over the intersection and improvement. However, to the extent that the other agency does not approve and implement the above mitigation measure, the cumulative impact of the Project on the intersection would be significant and unavoidable. Therefore, the City makes the following finding for any resulting significant and unavoidable impact due to the failure of another agency to implement the traffic improvements described in the above mitigation measure: Specific economic, legal, social, technological, or other considerations as set forth in Exhibit C make infeasible mitigation measures or project alternatives to reduce this impact to less than significant. Therefore, this impact would remain significant and unavoidable. (DEIR pg. 10-19.) Impact Traf-3: Cumulative (2030) Intersection Impacts. Under cumulative (Year 2030) conditions, the addition of Project traffic would result in a significant and unavoidable impact to -36- the San Bruno Avenue / US 101 SB Ramps interchange intersection in the AM peak hour condition. This interchange is located within the City of San Bruno.. -(DEIR pg. 10-21) Mitigation Measures Traf-3b: San Bruno Avenue at US 101 Southbound Ramps (2030 AM). In order to mitigate this impact, the Project applicant shall be responsible for restoping the existing southbound- through lane to accommodate a southbound through-right lane. With this improvement, the delay at the intersection would be reduced to 28.7 seconds during the AM and 41.8 during the PM, thereby restoring the level of service to a level below the "without project" condition. This improvement would effectively mitigate the Project's impact at this intersection to a less than significant level. (DEIR pg. 10-23.) Finding Mitigation Measure Traf-3b would reduce the impact to less than significant. The intersection is located within Caltrans' jurisdiction, and is not within the jurisdiction or responsibility of the City of South San Francisco. While the mitigation measure could be implemented to ensure that this impact is reduced to a less than significant level, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the measure will actually be implemented. Under CEQA, the City as lead agency may find that these mitigation measures can and should be adopted by such other agency (Public Resources Code sec. 21081(a)(2); CEQA Guidelines sec. 15091(a)(2)). For this traffic impact, the City finds that the mitigation measures are feasible and can and should be adopted by the agency with responsibility and jurisdiction of over the intersection and improvement. However, to the extent that the other agency does not approve and implement the above mitigation measure; the cumulative impact of the project on the intersection would be significant and unavoidable. Therefore, the City makes the following finding for any resulting significant and unavoidable impact due to the failure of another agency to implement the traffic improvements described in the above mitigation measure: Specific economic, legal, social, technological, or other considerations as set forth in Exhibit C make infeasible mitigation measures or project alternatives to reduce this impact to less than significant. Impact Traf-4: Site Circulation. The Project's circulation plan would contribute additional large commercial vehicular turn movements to the San Bruno Avenue and San Mateo Avenue intersection which has insufficient turning radius. Taking into account the economic, jurisdictional and technological factors required to facilitate the truck turning movement, there is no feasible mitigation that would reduce this impact to a less than significant level. Therefore, this impact is considered significant and unavoidable. (DEIR pg. 10-26.) Mitigation Measure There are no feasible mitigation measures beyond those already incorporated into the Project site design.. (DEIR pg.10-27) -37- Finding The project proponent has revised the site plan to reduce some of the impacts and improve circulation. The plans now reflect .the provision of a wide main entry driveway on San Mateo Avenue providing better and -safer site access for both trucks and passenger vehicles and reducing the impact. However, even with these reductions, the Project's impact would remain sigzuficant and unavoidable. There are no other mitigation measures that are feasible and would reduce the Project impact to less than significant. The evidence to support the above finding is set forth in the FEIR, City staff reports and other evidence in the record as a whole. Specific economic, legal, social, technological, or other considerations as set forth in Exhibit C make infeasible additional mitigation measures or project alternatives to reduce this impact to less than significant. FINDINGS ON SIGNIFICANT IMPACTS THAT ARE REDUCED TO LESS THAN SIGNIFICANT IMPACTS AFTER MITIGATION 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. This would be a potentially significant impact. (DEIR pg.4-7) Mitigation Measures Air-1: Dust Suppression and Exhaust Reduction Procedures. During construction, the project applicant shall require the construction contractor, through terms included in the construction contract, to implement the following basic, enhanced and additional measures to control fugitive dust emissions during construction. Measures to reduce construction exhaust will additionally reduce particulate matter from the exhaust ofdiesel-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 materials. or require all trucks to maintain at least two feet of freeboard. • Sweep daily (preferably with water sweepers) all paved access road, parking areas and staging areas at construction sites. -38- • 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 (nontoxic) 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 possible. .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 reduce diesel particulate matter and NOx emissions from on-site construction equipment: • At least 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 from all construction diesel powered equipment used on the Project site do not exceed 40 percent opacity for more than three minutes in any one hour. Any equipment found to exceed 40 percent opacity (or Ringelmann 2.0) shall be prohibited from use on the site until repaired. -39- • The contractor shall install temporary electrical service whenever possible to avoid the need for independently powered equipment (e.g., compressors). • Diesel equipment standing idle for more than two minutes shall be turned off. -This would include trucks waiting to deliver or receive soil, aggregate 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 emissions. Issues of toxic air contaminants related to construction activities are further addressed with mitigation measures Haz-3b and Haz-4a. (DEIR pg. 4-8 to 4-10) Findin .Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Air 4: Future Emissions Near Sensitive Receptors. Although not proposed at this time the Project could include stationary combustion equipment or laboratory facilities that emit air pollution. These sources could emit small amounts of toxic air contaminants with the potential to affect sensitive receptors. This impact, however, would be reduced to a less than significant level with standard BAAQMD permitting requirements. Mitigation Measure Mitigation Measure Air-4: Compliance with Bay Area Air Quality Management District (BAAQMD) and Occupational Safety and Health Administration (OSHA) Standards. Each independent tenant or facility operating on the property shall obtain necessary permits and comply with monitoring and inspection requirements of the BAAQNID. Future operations shall comply with all local, state 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 San Francisco to examine if the proposed development plans meet the same standards as for other similar facilities. Engineering controls such as exhaust hoods, filtration systems, spill kits, fire extinguishers, and other controls shall be incorporated to meet OSHA and California OSHA requirements. These standards are primarily designed to maintain worker safety, but also function to reduce the risk of accidental upset and limit potential hazardous emissions.. Findin .The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Geo-1: Geologic Hazards. According to CEQA guidelines, exposure of people or structures to major geological hazards is a significant adverse impact. The primary seismic hazards affecting the Project are strong seismic ground shaking and potentially liquefiable fill soils, each of which are considered a potentially significant impact. (DEIR pg. 5-12) -40- Mitigation Measure Geo-la: Completion of and compliance with recommendations of a Geotechnical Investigation and in conformance with Structural Design Plans. Completion of and compliance with recommendations of a Geotechnical Investigation and in conformance with Structural Design Plans. A design level geotechnical investigation shall be completed that includes subsurface investigation in areas to be occupied by structures (currently a paved parking lot). The design level geotechnical report shall include recommendations for site preparation and grading, foundation design, concrete slabs-on-grade, pavement section design, surface and subsurface drainage measures and site-specific seismic response criteria (shown in Table Geo-3 below). The design level geotechnical investigation shall be reviewed and approved by the City's Geotechnical Consultant and the City Engineer, prior to the issuance of building permits. Approved plans shall incorporate those design level geotechnical investigation recommendations approved and required by the City Engineer. The design level geotechnical investigation shall evaluate liquefaction potential of underlying fill and native soil. Should liquefiable or densifiable materials be encountered in the fill, mitigation measures to reduce their impact shall be formulated. These strategies may include excavation and replacement as engineered fill, reduced foundation loading, and ground improvement by methods such as stone columns or pressure grouting. Grading recommendations shall include specifications for engineered fill, including moisture conditioning, relative percent compaction, and suitability of materials as engineered or structural fill. Recommendations shall also establish maximum steepness of cut and fill slopes. Any cuts to be made adjacent to the property Brie shall be evaluated for potential adverse impact to neighboring properties. Drainage recommendations shall include provisions to prevent the ponding of water, prevent seepage under structures, including pavements, and generally direct flow away from structural foundations. Drainage recommendations shall incorporate proposed will to be necessary for any proposed retaining walls to prevent buildup of hydrostatic pressure behind the walls. Recommendations for foundations shall include soil bearing capacity or skin friction values, and lateral pressures. The design plans shall identify specific mitigation measures to reduce or otherwise mitigate the Liquefaction potential of surface soils. Mitigation measures may include excavation and replacement as engineered fill, reduced foundation loading, and ground improvement by methods such as stone columns or pressure grouting. Geotechnical recommendations shall also provide the depth of footings or pile foundations necessary for the planned structures. During construction, a Registered Geotechnical Engineer, Civil Engineer experienced in Geotechnical Engineering, or authorized representative shall observe all foundation excavations and pier drilling. A letter indicating that all foundation construction meets with the intent of the geotechnical recommendations shall,be provided to the Building Official prior to concrete pouring. Recommendations for concrete slab construction shall identify measures to mitigate expansive soils and minimize shrink/swell potential, such as moisture conditioning or replacement with select non-expansive fill, as well as concrete thickness and -41- reinforcement. The feasibility report recommended that where moisture through the floor slabs is a concern, a capillary moisture break consisting of at least four inches of clean, free-draining gravel or crushed rock, and a water vapor retarder should be installed beneath floors to reduce water vapor transmission thorough floor slabs. The design level report shall either corroborate this recommendation or identify an alternative to be implemented. Recommendations for pavement areas shall include compaction and moisture conditioning requirements, as well as pavement section thickness and construction design based upon aResistance-value (R-value) determined for sub-grade soils in the areas to be paved. The design report shall include specific drainage criteria behind .any retaining walls, and identify retaining wall foundation design and design parameters. In general, the design report shall either corroborate or provide alternative recommendations to the feasibility report based upon actual soil and rock conditions in the areas where structures are proposed. (DEIR pg. 5-12 to 5-15) Measure Geo-lb: Compliance with 2007 California Building Code (CBC). Project development shall meet requirements of the California Building Code Vol. 1 and 2, 200'1 Edition, including the California Building Standards, 2007 Edition, 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. (DEIR pg. 5-15) Measure Geo-lc: Obtain a building permit and complete final plan review. The Project applicant shall obtain a building permit through the City of South San Francisco Building Division. Final Plan Review of planned buildings and structures shall be completed by a licensed structural engineer for adherence to the seismic design criteria for planned commercial and industrial sites in City of South San Francisco. (DEIR pg. 5-15) Finding. The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Geo-2: Soil Erosion. The Project would involve mass grading in a location that.could facilitate stormwater-related soil transfer to the San Francisco Bay. This could potentially impact vicinity drainages such as Colma Creek and the San Francisco Bay. This would be a potentially significant impact during and following site construction activities. (DEIR pg. 5-15) Mitigation Measure Geo-2a: Erosion Control Plan. The Project applicant shall complete an Erosion Control Plan to be submitted to the City in conjunction with the Grading Permit Application. The Erosion -42- Control Plan shall be approved, in conjunction with the Grading Permit Application, prior to grading activities. The Erosion Control Plan shall include winterization, dust, erosion and pollution control measures conforming to the ABAG Manual of Standards for Erosion and Sediment Control Measures, with sediment basin design calculations. The Erosion Control Plan shall describe the "best management practices" (BMPs) to be used during and after construction to control pollution resulting from both stormwater and construction water runoff. The Erosion Control Plan shall include locations of vehicle and equipment staging, portable restrooms, mobilization areas, and planned access routes. Recommended soil stabilization techniques include placement of straw wattles, silt fences, berms, and gravel construction entrance areas or other control to prevent tracking sediment onto city streets and into storm drains. Public works staff or its representatives shall visit the site during grading and construction to ensure compliance with the grading ordinance and plans, and note any violations, which shall be corrected immediately. (DEIR pg. 5-15 to 5-16) Geo-2b: Storm Water Pollution Prevention Plan (SWPPP). In accordance with the Clean Water Act and the requirements of the State Water Resources Control Board (SWRCB), the Applicant shall file a SWPPP prior to the start of construction. The SWPPP shall include specific best management practices to reduce soil erosion. This is required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit, 99-08-DWQ). (DEIR pg. 5-16) Ffndin~. The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Geo-3: Unstable Soils. The Project site is potentially underlain by fill soils of unknown quality, which maybe expansive, prone to settlement, or susceptible to seismically induced liquefaction or dynamic densification. This is a potentially significant impact. (DEIR pg. 5-16) Mitigation Measure Geo-3: Compliance with Mitigation Measures Geo-2 for Seismically Induced Ground Failure and Geo-5 for Expansive Soils. Compliance with these mitigation measures will reduce the impact of unstable geologic unit to a level of less than significant. (DEIR pg. 5-17) Finding. 'The above changes or alterations have been required in, or incorporated into, the Project,'and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Geo-4: Potentially Expansive and Compressible Soils. The Project site is potentially underlain by fill soils of unknown quality: These materials may contain expansive clay minerals subject to shrinking and swelling in response to changes in water content. These expansive soils could cause damage to foundations, concrete slabs, and pavements. The impact due to expansive soils is potentially significant. (DEIR pg. 5-17) -43- Mitigation Measure Geo-4: Completion of and Construction in Accordance with a Design Level Geotechnical Investigation. The design level geotechnical report shall investigate the presence of expansive clay soils and, should they be identified, recommend appropriate mitigation measures. Potential measures for control of expansive clay soils include the following: a) Placing and compacting potentially expansive soils at high moisture contents (at least 5 percent above optimum moisture content in accordance with ASTM D1557) and compaction within selected ranges of 88 to 92 percent. b) Using thickened concrete slabs with increased steel reinforcement. c) Replacing clayey soils underlying foundations and concrete slabs with select structural fill that is nonexpansive or has a low expansion index. d) Treating site soils with lime to reduce the expansion potential and increase the strength. e) Utilize pier-and-grade-beam foundation systems where appropriate; f.) Grade around structures to assure positive drainage away from structures. (DEIR pg. 5-17) Finding. The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Haz-1: Routine transportation, use, or disposal of hazardous materials. 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. (DEIR pg. 6-8) Mitigation Measure I-Iaz-la: Flan Review for Adherence to Fire and Safety Codes. All building spaces must be designed to handle the intended warehouse, commercial, and retail use, with sprinklers, alarms, vents, and secondary containment structures, where applicable. Prior to occupancy, these systems must pass plan review through the City of South San Francisco Planning, Building and Fixe Departments. (DEIR pg. 6-9) Haz-lb: Construction Inspection and Final Inspection Prior to Occupancy. During construction, the utilities, including sprinkler 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 -44- testing of sprinkler 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. (DEIR pg. 6-9) Haz-lc: Hazardous Materials Business Plan Program. Businesses occupying the development and intending to store, .use, or dispose of hazardous materials 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 quantities 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 prepackaged consumer goods; medical professionals who store oxygen, nitrogen, and/or nitrous 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 does not exceed 275 gallons for all types of lubricating oil. 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 30 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 County Environmental Health Business Plan Program, which maybe contacted at (650) 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 Business Plan is complete and accurate. (DEIR pg. 6-9 to 6-10) Haz-ld: Hazardous Waste Generator Program. All applicable 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 nonpermitted 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 the 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 enforcement activities in conjunction with the County District Attorney's Office for businesses or individuals that significantly violate the above referenced law and regulations. (DEIR pg. 6-10) Haz-1e: Compliance with Applicable Laws and Regulations. All transportation of hazardous materials and hazardous waste to and from the site shall be in accordance with Title 49 of the Code of Federal Regulations, 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. (DEIR pg. 6-10) -45- Haz-lf: Proper Disposal of Household Hazardous Waste. For businesses not requiring registration in the San Mateo County Hazardous Material Business Plan Program, batteries, as well as fuel and lubricant oils, cleaning products, and other commonly used household hazardous materials shall be properly stored so as to reduce the chance of spillage. These businesses shall also participate in the San Mateo County Very Small Quantity Generator Program to dispose of household hazardous wastes through the San Mateo County Environmental Health Division. (DEIR pg. 6-10 to 6-11) Finding. The above changes or alterations have been required in, or incorporated into, the Project,and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Haz-2: Accidental Hazardous Materials Release. According to previous investigations, petroleum products and volatile organic compounds (VOCs) are present in site soils. 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 for industrial uses, where use, storage and disposal of hazardous materials may occur. This represents a potentially significant impact. (DEIR pg. 6- 11) Mitigation Measure Haz-Za: 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 of the paved parking lot and existing structures. The Demolition Plan shall provide for safe demolition through measures including, but not limited to, dust control for potentially contaminated subsurface soils and asbestos containing materials related to existing structures. 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 as 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 Quality Management District (BAAQMD), an asbestos demolition survey shall be conducted in accordance with the requirements of BAAQMD Regulation 1 1, Rule 2. The Demolition Plan shall also address both on-site Worker Protection and off=site resident protection from both chemical and physical hazards. All removed soil shall be tested for contaminant concentrations and shall be disposed of to appropriate licensed landfill facilities. 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. (DEIR pg. 6-11) -46- Haz-2b: California Accidental Release Prevention Program (CaIARP). Future businesses at the development shall check 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 in consultation with the SMCEHD. 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 to emergency response teams if an accidental release occurs. All businesses that store or handle more than a threshold quantity (TQ) of a regulated substance must develop a RMP .and follow it. Risk Management Plans describe impacts to public health 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, handling regulated substances, training staff, maintaining equipment, checking that substances are stored safely; and responding to an accidental release. (DEIR pg. 6-11 to 6-12) Haz-2c: Notify San Mateo County Health Services Agency of Proposed Re-Development. As part of the case closure agreement for the removal of the underground storage tank leaking gasoline, dated October 8, 1998, SMCHSA shall be informed of any development or proposed change in land use. New buildings will be constructed over the area in question, currently a paved parking lot, and approval of SMCHSA is a prerequisite for construction. (DEIR pg. 6-12) Findin .The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Haz-3: Exposure to contaminated soil and groundwater. During demolition and construction, workers could be exposed to contaminated soil and groundwater. 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. (DEIR pg. 6-12 to 6-13.) Mitigation Measure. Haz-3a: Notify San Mateo County Health Services Agency of planned development. The applicant shall notify the San Mateo County Health Services Agency that demolition/construction work at the project site has the potential to disturb soil impacted by petroleum products. Prior to demolition or construction permit issuance by the City of South San Francisco, whichever occurs first, the applicant shall provide written evidence of San Mateo County Health Services Agency notification and approval. Approval by SMCHSA is a prerequisite for construction. (DEIR pg. 6-13.) Haz-3b: Development and Implementation of Site Management Plans. The Site Management .Plans shall build upon any existing draft Site Management Plan and shall address the exposure risk to people and the environment resulting from future demolition, construction, occupancy, -47- and maintenance activities on the property. The plans shall be in accordance with recommendations of the Environmental Consultant, and shall be reviewed and approved by the Department of Toxic Substances Control, the San Mateo County Environmental Health Department Groundwater Protection Program and the City of South San Francisco Public Works Department, Planning Division and Fire Department. In accordance with DTSC recommendations there should be two separate plans: (1) ongoing Operations and Maintenance Activities, and (2) a specific plan addressing the future proposed site development basedon actual proposed grading, excavation 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 for 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 site, as well as for future subsurface maintenance work. The HASP shall include appropriate training, any required personal protective equipment, and monitoring of contaminants 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 exposure. and shall show locations and type of protective fencing to prevent public exposure to any hazards during demolition, site grading, and construction activities. 2) Standards for treatment of impacted soil excavated from beneath the site shall be established. Depending upon the extent and depth of foundation and~utility excavations, a significant volume of contaminated soils may be generated during construction; and to a lesser extent during future maintenance work. These soils must be characterized for reuse as fill, reburial, or disposal off- site. Only soil with contaminant levels approved by the DTSC shall be allowed for reuse as fill. All other soil must be disposed of off-site. To avoid the spread of contamination, on-site soils excavated from below the pavement in the vicinity of Building Six shall be segregated from any imported clean fill. Soils shall be placed on a plastic tarp, covered and bermed to reduce the risk from windblown dust or surface water runoff spreading contamination. Then soil must be tested to determine the levels of remaining contamination and suitability for re-use. Contaminated soils unable to be placed under buildings or pavement, or re-buried under at least one-foot of clean soil must be off-hauled and disposed of by a licensed hazardous materials contractor under the proper manifesting documents. A report shall document the volume, concentration and nature of contaminants in the off-hauled material. 3) 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 removed 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 -48- discharge permit from the City of SouthSan 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 petroleum hydrocarbons and VOCs. 4) 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 metals), TPH as gasoline, TPH as diesel, and TPH as motor oil. Testing results shall be compared to DTSC California Human Health Screening Levels and RWQCB Environmental Screening Levels to determine suitability to remain on-site as engineered fill or landscape fill. Any soils determined to exceed DTSC criteria for site cap material shall be deemed as unsuitable for re-use as fill. 5) Future subsurface work plan. The plan shall document procedures for future subsurface landscaping work, utility maintenance, etc., with proper DTSC notification, where applicable. The plan shall include a general health and safety plan for each expected type of work, with appropriate personal protective equipment, where applicable. Finding. Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. (DEIR pg. 6- 13to 6-15) Impact Hydro-1: Erosion and Sedimentation On- or Off-site. Construction operations associated with the Project would present a threat of soil erosion from soil disturbance by subjecting unprotected bare soil areas to the erosion forces of runoff. This is a potentially significant impact (DEIR pg. 7-7) Mitigation Measure Hydro-la: Preparation and Implementation of Project SWPPP. Preparation and Implementation of Project SWPPP. Pursuant to NPDES requirements, the applicant shall develop a Storm Water Pollution Prevention Plan (SWPPP) to protect water quality during and after construction. The Project SWPPP shall include a description of Best Management Practices (BMPs) to be applied to minimize the discharge of pollutants from the site during construction. These construction-period BMPs shall include, but are not limited to the following: 1) No grading work exceeding 200 cubic yards shall be performed between November 1 and May 1 (the wet season) unless authorized in writing by the City Engineer. 2) Erosion controUsoil stabilization techniques such as straw mulching, erosion control blankets, erosion control matting, and hydro-seeding, shall 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. -49- 3) BMPs shall be used for preventing the discharge or other construction-related NPDES pollutants beside sediment (i.e. paint, concrete, trash 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. 5) Trash management measures shall be incorporated to prevent trash from entering storm drainage facilities and downstream water courses. (DEIR pg. 7-7 to 7-8) Hydro-lb: NPDES General Construction Permit Requirements. The Project applicant is required to submit a Notice of Intent (NOI) to the State Water Resource Control Board's (SWRCB) Division of Water Quality to obtain coverage under a NPDES General Construction Permit. The General Construction Permit includes general information on the types of construction activities that will occur on the site as well as specific requirements that will apply to clearing, grading, and disturbances to the ground such as excavation. It is the responsibility of the property owner to obtain coverage under the permit prior to site construction. (DEIR pg. 7-8 to 7-9) Finding. The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental-effect to a less than significant level, as identified in the final EIR. Impact Hydro-2: Non-Point Source Pollutants. The project will involve an intensification of land-use by increasing floor area and number of occupants, and will add potential new sources of non-point source pollutants to the area. This may increase nonpoint source pollution to receiving waters. This is a potentially significant impact. (DEIR pg. 7-9) Mitigation Measure Hydro-Za: Compliance with NPDES General Industrial Permit Requirements. The NPDES General Industrial Permit Requirements apply to the discharge of storm water associated with industrial sites. The permit requires the implementation of management measures that will achieve the performance standard of best available technology (BAT) economically achievable, and best conventional pollutant control technology (BCT). Under the statute, operators of new facilities must implement industrial BMPs in the Project SWPPP, and perform monitoring of storm water discharges and unauthorized non-storm water discharges. An annual. report must be submitted to the RWQCB each July 1. Operators of new facilities must file an NOI at least 14 days prior to the beginning of operations. (DEIR pg. 7-10) Hydro-2b: Long-Term Requirements under the SWPPP. The Project SWPPP to accompany the NOI filing will outline erosion control and storm water quality management measures to be implemented both during and following construction. The SWPPP will also provide the schedule for monitoring performance. Long-term mitigation measures to be included in the Project SWPPP shall include, but are not limited to, the following: -50- • Description of potential sources of erosion and sediment 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. • 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. • 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/landscapemaintemnce, replacement of media filters, regular sweeping of parking lots and other paced areas, etc. Wastes removed from BMPs may be hazardous, therefore, maintenance costs should be budgeted to include disposal at a proper site. • The monitoring and maintenance program shall be conducted at the frequency agreed upon by the RWQCB and/or City of South San Francisco. Monitoring and maintenance shall be recorded and submitted annually to the SWRCB. The SWPPP shall be adjusted, as necessary, to address any inadequacies of the BMPs. • 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 the 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 appropriate disposal of hazardous materials and chemicals and d) prohibition of any washing and dumping of materials and chemicals into storm drains. (DEIR pg. 7-10 to 7-11) Finding. Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Noise-1: Construction Related Noise. Project construction 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. (DEIR pg. 9-6) Mitigation Measure Noise-1: 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. -51- • Implementing noise attenuation measures which may include but are not limited to noise barriers or noise blankets. • Requiring heavily loaded trucks used during construction td be routed away from noise and vibration sensitive uses such as Scott Street (South San Francisco) and Walnut Street (San Bruno). (DEIR pg. 9-6 to 9-7) Finding. The above changes or alterations have been required in, or incorporated into, the Project and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Traf-1: Project Trip Generation Exceeds 100 Trips During Peak Hours. The Project would generate more than 100 net new trips during the AM and PM peak Hours. The San Mateo City/County 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 and/or tenants will mitigate all new peak hour trips (including the first 100 trips) projected to be generated by the development. This would be a potentially significant impact. (DEIR pg. 10-13) Mitigation Measure 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 acceptable to C/CAG. These programs, once implemented, must be ongoing for the occupied life of the development. (DEIR pg. 10-16) Findin .Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Traf-Z: Cumulative (2020) Intersection Impacts. Under cumulative (Year 2020) conditions, the addition of Project traffic would result in significant impacts to two study intersections during the PM peak hour: a) East. Grand Avenue /Airport Boulevard; and b) San Mateo Avenue /Airport Boulevard. This would be a potentially significant impact. (DEIR pg. 10-18) Mitigation Measure Traf-2a: East Grand Avenue /Airport Boulevard (2020 PM}. In order to mitigate this impact, the Project shall be responsible for re-striping one northbound through lane to a through-right lane, and re-striping one westbound left lane to alert-through lane. (DEIR pg. 10-19) -52- Traf-2b: San Mateo Avenue /Airport Boulevard (2020 PM). In order to mitigate this impact, the Project shall be responsible for re-striping one of the eastbound left through lanes to a through-right lane. (DEIR pg. 10-19 to 10-20) Findin .Changes or alterations have been required in, or incorporated into, the Project which avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Traf-3: Cumulative (2030) Intersection Impacts. Under cumulative (Year 2030) conditions, the addition of Project traffic would result in significant impacts to two study intersection: a) East Grand Avenue /Airport Boulevard (2030 AM and PM); and b) San Mateo Avenue /Airport Boulevard. (DEIR pg. 14-21) Mitigation Measure Traf-3a: East Grand Avenue at Airport Boulevard (2030 AM and PM). In order to mitigate this impact, the Project applicant shall be responsible for re-striping and modifications to both intersection geometry and traffic signals, to change the westbound approach from a shared left- .through lane and aright-only lane to a left-only lane and a shared through-right lane would need to occur. (DEIR pg. 10-23) Traf-3c: San Mateo Avenue at Airport Boulevard (2030 PM). In order to mitigate this impact, the Project applicant shall be responsible for re-striping one of the eastbound left-through lanes to a through-right lane. (DEIR pg. 10-23 to 10-24) Findin .The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. Impact Util-1: Wastewater Generation and Infrastructure Capacity. The Project would contribute wastewater which the WQCP has adequate capacity to treat, and line and facilities conveying Project wastewater are adequate size to accommodate increased flows. However, the Project would utilize an existing 24-inch sewer line currently impeded. Therefore, the Project would have a potentially significant. impact relative to increased wastewater flows. (DEIR pg. 11-6 to 11-7) Mitigation Measure Util-1: Sewer Line Repair and/or Replacement. In the event that the City of San Bruno Public Works Director, in consultation with the City of South San Francisco Public Works Director, reasonably determines the Project's wastewater may degrade or further degrade the condition of the existing sanitary sewer line, the Project applicant, in consultation with the City of San Bruno -53- and the City of South San Francisco, shall participate in any necessary repairs and/or replacement of the exiting 24-inch sanitary sewer line to accommodate the Project's wastewater. The City of San Bruno Public Works Director shall determine the extent to which such repairs or replacement is required. (DEIR pg. 11-8) Finding. The above changes or alterations have been required in, or incorporated into, the Project, and avoid or substantially lessen the environmental effect to a less than significant level, as identified in the final EIR. LESS THAN SIGNIFICANT IMPACTS WITH NO MITIGATION REQUIRED Conflict with Air Quality Plan. The Projects is required to implement a Transportation Demand Management (TDM) program to reduce project trips. This is identified as part of the Project Description on Page 3-2 and discussed within Chapter 10 (Transportation and Circulation). The TDM program, along with General Plan policies and Mitigation Measures identified in Chapter 10 (Transportation and Circulation), would reasonably implement TCMs consistent with those contained in the latest approved Clean Air Plan. There would, therefore, be no impact related to a conflict with the applicable air quality plan. Carbon Monoxide. Mobile emissions generated by Project traffic would increase carbon monoxide concentrations at intersections in the Project vicinity. However, these increases would be below significance thresholds of the Bay Area Air Quality Management District so would be considered a less than significant impact. Future Emissions Near Sensitive Receptors. Although not proposed at this time, the Project could include stationary combustion equipment or laboratory facilities that emit air pollution. These sources could emit small amounts of toxic air contaminants with the potential to affect sensitive receptors. This impact, however, would be reduced to a less-than significant level with standard BAAQMD permitting requirements. Operational-Related Objectionable Odors (Impact Air-6). While it is not known at this time what specific businesses will occupy the completed Project, these businesses will be required to conform to applicable air quality regulations in order to ensure that any odors resulting from operations will remain at a less than significant level. (DEIR pg. 4-14). No mitigation required. However, the following condition of approval is recommended to further reduce this less than significant impact: Prior to the issuance of a Building Permit for a food preparation use, the owner shall provide an Odor Control Program which includes measures to eliminate odors associated with the food use. Such measures may include, but are not limited to; frequent trash pickup, indoor trash enclosure and state of the art odor and filtration controls. The program shall be subject to the review and approval of the City's Chief Planner in consultation with the Building Official. (Air-3a: Odor Control, DEIR pg.4-15) Construction-Related Diesel Odors. During construction, the various diesel-powered vehicles and equipment in use on the site would create odors. These odors would be temporary and not likely to be noticeable much beyond the Project site's boundaries. As the potential for diesel odor -54- impacts would not affect a substantial amount of people, this impact is less than signifzcant and is further reduced by Measures to Reduce Construction Exhaust in Mitigation Measure Air-l. Septic Systems. No impact would occur, because a sewer system is present in the area and septic systems are not required at the site. Hazardous Materials near Schools. Belle A.ir Elementary School, located at 450 3rd Avenue in San Bruno is the nearest school or childcare facility to the project. This school is located approximately 0.8 miles southeast of the site, therefore hazardous materials within'/ mile of a school is a less than significant impact. Airport Land Use. Plan. No buildings in the Project would exceed 150 feet in height; therefore, the structures would be in compliance with the Airport Land Use Plan. The impact of the Project on the Airport Land Use Plan is less than significant with no mitigation warranted. The Project site is not located within the vicinity of a private airstrip. Private aircraft are sometimes granted air space in the South San Francisco area, but buildings and structures are expected to conform to design guidelines for visibility and meet aviation requirements. Therefore, the Project would have no impact relating to a private airstrip. Adopted Emergency Response Plan. No changes to the major access and evacuation routes along San Mateo Avenue and Shaw Road are planned since the Project calls for redevelopment rather than reconstruction or new development of an entire area. Therefore, the Project would have a less than significant impact relating to an adopted emergency response plan. Wildland Fires. The Project area is urbanized and is not in an area adjacent to wildland subject to wildfires. Therefore the Project would have no impact from Wildland fires. Changes in Storm Water Runoff. Development of the proposed Project would result in an approximate 10 percent decrease in impervious surfaces at the Project site. A decrease in impervious surface area, with a corresponding decrease in peak discharge and related polluted runoff from the Project site. However, storm flows will be re-directed so that there will be a net increase in flows to the San Mateo Avenue stormdrain. These increased flows to the San Mateo Avenue Stormdrain would be accommodated by on-site storage, resulting in a less than significant impact. Groundwater Depletion /Recharge.. The proposed Project will not draw on, or otherwise reduce groundwater resources. The impact of groundwater depletion/recharge would be less than significant and no mitigation is required. Flooding. The Project does not include housing and is located outside of the 100-year flood hazard zone of Colma Creek as delineated by the current Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRMS). The Project site is not located in an area that would expose persons to inundation by seiche, tsunami, or mudflow. Consequently, this impact would be less than significant -55- Dividing Established Community. The Project would involve renovation of an existing building and construction of five new buildings within an existing developed area substantially utilized for industrial land use. All properties adjoining the Project site are developed and utilized for commercial and/or industrial purposes. The nearest residential neighborhood is approximately 550 feet to the west (beyond existing railroad tracks) or 1,350 feet to the south (past Interstate 380) Therefore, the Project would have no impact related to the division of an established community. Conflict with Plans and Policies. The proposed Project would be consistent with and would not conflict with or impede achievement of applicable City of South San Francisco General Plan land use policies, thereby constituting no impact. Conflict with Conservation Plan. The Project would be consistent with the requirements of the Tree Protection Ordinance and would mitigate any adverse impacts to "protected" trees. Accordingly, the Project would have a less than significant impact regarding conflicts with conservation policies, ordinances or plans protecting biological resources. Permanent Noise Increases. Project-generated traffic noise and other operational noise sources such as HVAC equipment would not exceed noise standards and would not significantly increase ambient noise levels nor substantially impact noise-sensitive receptors. This would be aless- than-significant impact with no mitigation warranted. Groundborne Vibration. It is not expected that future land uses at the Project site would generate excessive groundborne vibration or groundborne noise. It is expected that the Project would have no impact related to excessive groundborne vibration or excessive groundborne noise. Airport Noise. Based on the City's land use criteria, the proposed Project's industrial land use would be compatible with future noise level projections in the Project vicinity of 70 dBA (CNEL) or less, thereby representing no impact. Wastewater Treatment. There is sufficient capacity in the treatment plant for the additional flows from the Project, the Project would have. a less than significant impact relative to wastewater treatment capacity. Water Supply and Infrastructure. The Project's increase in demand for potable water resulting from the Project can be fulfilled by the California Water Service Company and City of San Bruno. The new demand can be accommodated with existing facilities or planned upgrades. The Project would, therefore, have a less than significant impact on water supplies and infrastructure with no mitigation warranted. Storm Drainage Infrastructure. The Project will not result in an increase peak stormwater runoff from the site. Therefore, the Project will have a less than significant impact on storm drainage infrastructure. -56- Landfill Capacity. The Project would be served by a landfill with sufficient permitted capacity to accommodate the Project's solid waste disposal needs, and would not require or result in construction of landfill facilities or expansion of existing facilities nor would it impede the ability of the City to meet the applicable federal, state and local statutes and regulations related to solid waste. The Project would have ales-than-significant impact with no mitigation warranted. Energy. The Project is expected to be served with existing capacity and would not require or result in construction of new energy facilities or expansion of existing off-site facilities and would not violate applicable federal, state and local statutes and regulations relating to energy standards. The Project would have a less than significant impact relating to energy consumption with no mitigation warranted. Greenhouse Gas Emissions. The Project would not conflict or obstruct implementation of any of the early actions for reducing greenhouse gas emissions under the California Global Warming Solutions Act of 2006 (AB 32). The projected volume of Project emissions would not trigger the need to report greenhouse gas emissions to the state. There are elements of the Project, recommended mitigation measures, and required City policies and requirements that contribute to the efficiency of the Project and reduce greenhouse gas emissions. The TDM Plan for the Project as required by City Ordinance would serve to reduce emissions The enhanced measures. to reduce construction exhaust (see Mitigated Measure Air-1) would also reduce greenhouse gas emissions resulting from the use of alternative fuels, electrical service for powered equipment and reduced diesel engine idling times frames. -57- Exhibit B Findings Concerning Alternatives CEQA requires that an EIR identify alternatives to a project as proposed. CEQA Guidelines section 15126.6, subdivision (a), specifies that the EIR consider alternatives that would feasibly attain most of the basic objectives of the project, but would avoid or substantially lessen many of the significant environmental effects of the project. "Feasible" means capable of being accomplished in a successful manner within a reasonable period of time,. taking into account economic,. environmental, social, and technological factors. The Centrum EIR identified two alternatives: No Project and Reduced Intensity Alternative. The following findings are for both the No Project and Reduced Intensity Alternative as discussed in the EIR. These two alternatives would all have the same or only slightly lessened impacts on Traffic and Circulation and Air Quality than the proposed Project. Including the significant and unavoidable impacts on air quality and traffic identified in Exhibit A. Impacts in the other topic areas of Aesthetics, Geology and Soils, Hazardous Materials, Noise, and Utilities would be the same or minimally reduced by these alternatives. The Planning Commission hereby finds that the two alternatives identified and described in the EIR were considered and fmds them to be infeasible for the specific economic, social, or other :considerations set forth below pursuant to CEQA section 21081(c). No Proiect Alternative (EIR Chapter 3 Page 13-14 - 13-15) Under the No Project Alternative the Project site would remain as it is today-developed with a :commercial airport parking lot and an existing 571,748 square feet building that potentially may house a variety of industrial uses, including use by the current tenants -United States Postal Service and the Drug Enforcement Agency. This Alternative would maintain the site's Mixed. Industrial General Plan use designation, but the office and industrial uses would not be as intense or economically beneficial to the City as it would be if the Project as proposed were implemented. The No Project Alternative is not consistent with the General Plan policy towards increasing property tax revenues and generating new sources of sales tax revenue. The No Project Alternative would not result in the environmental impacts described in this EIR, particularly those identified as significant and unavoidable. There would be approximately 276 daily vehicle trips, resulting in lower air pollutant vehicle emissions and traffic levels of service. The No Project site would also not introduce several of the hazardous materials that would be stored and used on the site as part of the Project, and would preserve the protected trees that will otherwise need to be replaced. As such, the No Project Alternative would be environmentally superior. The No Project Alternative would not change the existing condition of the site, and so would not meet any of the Project's basic objectives to the same degree as the proposed Project. Finding: This alternative is found to be infeasible and rejected for the following reasons: -58- 1. The Planning Commission specifically finds that the No Project Alternative is rejected as an alternative, because it would not achieve any of the Project's objectives. 2. Though this alternative would avoid most of the significant impacts of the Project, this alternative would not generate additional tax revenue, would not generate additional sales tax revenue, would not generate additional property tax revenue, and would not create net new jobs. 3. The No Project Alternative is inconsistent with at least some of the policies of the General Plan. Reduced Intensity Alternative (EIR Page 13-5) The Reduced Intensity Alternative proposes reducing the square footage of the Centrum facility by eliminating 4 of the new single-story buildings (Buildings #1 through #5) and construction of Building # 6 - 9,100 square feet of commercial and retail area. Such a reduction would slightly decrease the floor area ratio (FAR) from 0.057 to 0.053. The applicant has indicated that it would not be as economically feasible to construct a smaller amount of square footage. The reduced development intensity would produce fewer vehicle trips and less air pollutant emissions. Fewer vehicle trips would result in slightly less traffic impacts near the Project site than the proposed Project. It would not however, completely mitigate the significant impacts detailed in the Transportation and Circulation Chapter. Rather, like the proposed Project, the Reduced Intensity Alternative would also result insignificant and unavoidable impacts relative to cumulative air quality and transportation and circulation. However, overall, the Reduced Intensity Alternative would be environmentally superior to the proposed Project due to slightly lessened impacts as compared to the proposed Project. The Reduced Intensity Alternative would still provide extensive landscaping on the site, and would also require a smaller amount of vehicle parking facilities. This Alternative would generate a lower level of economic benefit for the City. Findin :This alternative is found to be infeasible and rejected for the following reasons: 1. The Planning Commission specifically finds that the Reduced Intensity Alternative is rejected as an alternative because it would not achieve most of the basic objectives of the Project. 2. As this alternative would prohibit the Applicant from occupying the site, the alternative would not satisfy the desirability of relocating industrial uses in the area East of US Highway 101 freeing up more land area for conversion to research and development, to the west side South San Francisco and the surrounding area. 3. This alternative would not successfully mitigate all of the significant impacts, but would greatly reduce the economic benefits to the City. -59- EXI3IBIT C STATEMENT OF OVERRIDING CONSIDERATIONS 1. General. Pursuant to CEQA Guidelines section 15093, the Planning Commission of the City of South San Francisco, as the decision-making body for the lead agency for the Centrum Logistics Project at 1070-1080 San Mateo Avenue in South San Francisco ("Project"), adopts a Statement of Overriding Considerations for those impacts identified in the Centrum Logistics Project EIR as significant and unavoidable. (Resolution No. August 6, 2009, incorporated herein by reference.) The Planning Commission carefully considered all aspects of the proposed Project, including each environmental impact, in its decision to approve the Project. The proposed Project consists of the conversion of an existing 571,748 square foot building and the construction of five single-story buildings, containing a total of 52,300 square feet, into amulti-tenant industrial complex. Four of the new buildings located within the interior of the site are intended for general industrial use, while the new one- story 9,100 square foot building at the street frontage is designed to be utilized for commercial retail, limited and convenience. restaurant and business services. On-site parking is proposed for up to 544 passenger vehicles and trucks in an open, at-grade landscaped parking lot. Loading docks and wells will also be constructed accommodating up to 30+ tractor trailers. The Project will also include a merger with the abutting lot (1080 San Mateo Avenue) containing a commercial airport parking lot, and will necessitate the demolition of the existing entry canopy and a small one-story office building. The construction of the new buildings and linking of the parking areas will necessitate grading a portion of the 25.02 acre merged site. Pursuant to CEQA, the City prepared an Environmental Impact Report (EIR) for the Centrum Project, which. identified several environmental impacts that were determined to be less than significant or which could be mitigated to a less than significant level. The EIR also identified some significant impacts that could not be mitigated or avoided. As the decision-maker for the Centrum Project, and pursuant to a 2002 court decision, the Planning Commission hereby adopts specific overriding considerations for the Centrum Project.i The Planning Commission believes that at least some of the significant and unavoidable impacts of the Project could be substantially reduced through the implementation of mitigation measures identified in the EIR. However, because these mitigation measures would require improvements to property that is not within the City's jurisdiction, the City cannot require compliance with the mitigation measures or guarantee that they will be implemented. Accordingly, the Planning Commission recognizes that there are not feasible, enforceable mitigation measures that will avoid or substantially reduce all of the Project impacts, and that the Project may result in some "significant and unavoidable" impacts, as that term is defined in CEQA. The Planning Commission, however, specifically finds that to the extent potentially significant environmental impacts of the Project cannot be mitigated to acceptable Levels, there are 1 "...public officials must still go on the record and explain specifically why they are approving the later project despite its significant unavoidable impacts." (emphasis original.) Communities for a Better Environment v. California Resources A$ency (2002) 103 Ga1.App.4~' 98. -60- specific economic, social, environmental, technological, land use, and other considerations that support approval of the project. 2. Unavoidable Significant Adverse Impacts. The following summarizes the unavoidable significant environmental impacts identified in the Centrum Logistics Project EIR: Impact Air-3: Cumulative Air Quality Impacts. The proposed Project would contribute to regional air quality emissions and exceed BAAQMD emissions thresholds for NOx. The EIR identifies two mitigation measures, which will operate to reduce emissions, as well as the significance of this impact. However, because the site's occupants are not known at this time, the effectiveness of the mitigation measures cannot be quantitatively assessed. Therefore, in accordance with BAAQMD standards, this cumulative air quality impact would be considered significant and unavoidable. Impact Traf-2: Cumulative 2020 Intersection Impacts. Under cumulative Year 2020 conditions, the addition of Project traffic would result in a significant and unavoidable impact to the San Bruno Avenue / US 101 Southbound ramps interchange in the PM peak hour condition. The EIR identifies mitigation that could reduce this impact to a less than significant level; however, as the interchange is located within Caltrans' jurisdiction, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the improvements identified in the mitigation measure will actually be implemented. Therefore, in accordance with CEQA standards, this impact would remain significant and unavoidable. Impact Traf-3: Cumulative 2030 Intersection Impacts. Under cumulative Year 2030 conditions, the addition of Project traffic would result in a significant and unavoidable impact to the San Bruno Avenue / US 101 southbound ramps interchange intersection in the AM peak hour condition. The EIR identifies mitigation that could reduce this impact to a less than significant level; however, as the interchange is located within Caltrans' jurisdiction, the City of South San Francisco, as lead agency for the Project, cannot require or guarantee that the improvements identified in the mitigation measure will actually be implemented. Therefore, in accordance with CEQA standards, this impact would remain significant and unavoidable. Impact Traf-4: Site Circulation. The Project's circulation plan would contribute additional large commercial vehicular turn movements to the San Bruno Avenue /San Mateo Avenue intersection, which has insufficient turning radius.. Taking into account the economic jurisdictional and technological factors required to facilitate the truck turning movement, there is no feasible mitigation that would reduce this impact to a less than significant level. Therefore, this impact is considered significant and unavoidable. 3. Overriding Considerations. The Planning Commission now balances the unavoidable impacts that apply to the Centrum Project, against it benefits, and hereby determines that such unavoidable impacts are outweighed by the benefits of the Centrum Project as further set forth below. -61- Land use considerations. In addition to its consistency with both the General Plan land use designation and zoning, the Project will further several General Plan principles, policies and goals, including providing opportunities for continued economic growth (Policy 2-G-2) and operation of older industrial facilities at certain locations (Policy 2-G- 4). Economic considerations. The Project proposes conversion of an under-utilized industrial facility into amulti-tenant industrial complex. Given the increased use of the site, and the types of historical uses of the site versus those proposed by the applicant, approval of the Project would generate significant revenue for the City's general fund. It would also generate increased sales revenue for the City from employee spending, and significant property tax revenue. The Project is also expected to create approximately 700 net new jobs, not including additional construction jobs. Particularly in light of current economic constraints, the Planning Commission finds that the benefits of the Project, including land use and economic considerations, outweigh the significant unavoidable impacts of the Project. -62- Exhibit D Mitigation Monitoring and Reporting Program -63- U O a U Z h O ^~ I..C. 0 z Q U Z O z O Z O U ~_ co a Q U i ~ ~ ~~ R . 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R d ~.+ .O b~A U w 0 N w ~ °~ ~ ~ p O ~ U `~ s0. ~ ~ N "~ ~ ~ ~ ~~ . >, ~, o > O ~ ~ .~ ~ ~ ~ ~ ~ + ~ ~ vi o ~ y^j ~ > U O ~'w ~ O ~ ~ N , O ~ ~ ~ ~ U ~ ,~ „~ c~ ~ O ~ .~~' ~ U L"r U O bA ~~ ~ , ~ ' ~ ~ ~ ~ U ~ ~ U ~ i ~ .'". O ~ ~ U U ~ o • ^ ~ ~ ~ bA a o0 O ~ . ., cC , ~ U O ~ ~ ~ ~ U ~ ~ a °~ O ~" i U U .~ ~ ~ y a i ~+ ~ O v~ ~ cG ~; ~ y O ° '~ ~ b ~ ~ ~ ~ ~ 3 ~ ,~ ~ ~ ~ a ~ .~ m ~ ~ .~U., L ~ ~~ ~ ~, ~ ~ U O i."'~'~ "~' U U ~ ~ O ~.~ U° ~ o •~ ~ ~ ~, '_' a ~ ~ ~ ~ ~ Q .~ ~ ~ ~ x ~ ~ ~ U W ~ ~ N wa~~~ ° ~ o~~a ~ ~ ~ ~" 1'.. .~ ~ O ~ ~ w '" ~' ~ ~ U ~ N ~ s.. Q .fl '., O ~ _ ~ ~ O ~ cV s. a3 y, .~ U O U ca N ~ `rri v, ,T., ~, cC ,cC+ O c0 cC M a ~ ~ ~ ~ ~ o ~ ~? y .~ ^ ~ N~ sue. tC ~ ~ ~ ^U` U W `.° W s ~ o ~' o ~ o ° ~ ?, .b 4+ O ~ i ~ ~ O U ^_~ ~° a. 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A ~~ W I 00 4• •~ cn ~ ~, p o > a '~ o ~ ;~' ~ ~ ~ ~ U ~ Q p T I L r. y ~ V _ ~~n S3. ~ Q ~, ~ v ~~ ~ H v ~ b b o ate- o ~ ~ ~ co ~ •~ .y U ~+ F- ~ W ~ V' ~ Q ~ ~ ~ i fC C1 O bA ~ ~ O C 440 ~ w ~ ~ ~ ~ O y ~ ~ ~ O N p ~ ~ O ~ O ,~ cC y y ~ ic3 ~ O O ~ p.~ ~ .-. 4y CC R1 O W ~ VJ ~' ~ •~=+ ~ 7 CD ~ O ~"~ CC ~--~ OU ,~" C~U,~ _ _ .~ I"•. ~ O -O {1a N CL ~ CA S. ~ ~ Q ~ b A a" m "~ p" ~ N N ^ ~ ~ ~ ~ . ~ O a: O •~ ~ O ~ p ~ ~ ~ .i" ~ .. bOA ~ •~ ~ .~ ~ O ai cL '9 O ~ sue. p" ~ ~ ^~' ~ `n ~ O A ~ Q iG O ~' ~ ..`~'~•, m ~ O w bq N • ^O -o -- ~ ~ '" o • ~ ~ ~~ O ~ ~ ~" ~ ~ O . ~ i • ~ eC d ~,,..-+ cf.i O U ~ m O G-i ~ ~ N U ~ ~ O ~ ~ N b0 ~ .O. Q" 9 ~ ~ • ... , ~ Ctr Q 4ti v C . "'" ~ ~; b1J ~ ~ O ~ ~ ~ .O ~ ~ . .~ N rn CC S"-. ,~ V ...5".. ~ .~ 'C3 .b ~ ~..~ U ,~ ~. o.. ~ ~ v O ~ ~ b ~ ~ O ~ Q ~ ~ ~ ~ H .U O O ~ •~ ~ A 'O ,__, . .C .^~ n ~ ~ b ~, v -o ~ :°: 0 4° V w O z U U O z U U -77- Z 0 r U F= ~_ a Q 2 U v v R Q, O U c °° O •i R U ~ ~ - ~ o a d ~ ~ > ~ on ~ . r L O ° .I.r O Q i o T O bA *~ - ' ~ O a r ~ v C U °- ~ y L • ~~ r ~ Q ~ ~ ~ ~ ~ ~ 3 V -~ _ -a ~ ~ ~ ' O ~ j.: ..I ~ ~ L ~ N ~ O ~ ~ 'w ~ ~ ~ C s. ^,~ ~ am" . + ~+ t~ c~ ~ c~ L7 ~ y O ~ ~ A ~ ai c~0 P-i ~ t O . ' . '. „y w r i~ r ~ ~ ~ ~ ~' ~o~ y c a~ ~b~~.~ y ~~~ ~o~ 3 ~ a ~ ~ ~ ~ ° o , ~ o o ~ ~' ~ o bA y ~ o o p~ o ~ a ~ o o a ~ .~ ~ ~ ~ o .o ~ . . ~ w v ~ ~ ~ ~ ~ : ~ a i y `" ° ~ o ' " ~ m .o ~ v a o ~ ~ . ~ ~ ~ ~ ~ ~ .~ ~ o w i .~ ~ .~ ~ w, o ~ ~° ~ > .~ ~ ~ ~ o ~ ° c° ~ m ~ ~ y ~ ~ ~ . an .~ ~ ~ ~ ~ ~ .~ as ~ o ~ ~ ~ 0 3 y ~ ;~ 0 -o '" ~ ~ ' ~ Ga ~ :~ sue, y "' O "O •~ " ~ ~ ~ v .~ b Q `° ,~ '~ •`*~ ~ ~ b ~ ~ ~ ~ .~ ~ ~~ ~b ~ ~ ~ ~ ~ ~ ~ ~-~ ~ ~ o ~a 0 Rt ~~ O N +.~ ~ b ~ - a~ 'x '^ y ~ ~ di ~ .~ m ' ~ ran a) ~ ° ~ " v a~ ° ~ `~ Q 3 0 ~ ~ x ~ ° ~ ~ a~ o ~ .~ ~ o p ~ y O y ~ ~ O C1y ._ ~ ~ ~ Q a .~ .. R ~ ~ ~ A P w w ~ u ~" U w W ~ o W ~ ~ ^ ~ w .. , , v ~ a i ~ C n. as U Q o_ U O V 1- U 0 J 1- Z V -78- y a~ d i ~ a O ~ ; 0 U' 7~ , = bA'~ O •i ~_ ~ ~ _•N V ~ w 0 ao ,~ ~ ~~ ,o ~ ti •~ ^~ W Q iirr ~ v~ N C ¢ Q ~ ~ O ~O" d, G'1' cC a C ~ ~ U ~ d ~ L L d bG .~.+ .F'd .o a a~ U -a ~ti1D en ~ ~ ~ O ~ o V ~ CbA C o ~ ~ r_ ~ ~ V ..Q C .~ . L1. ~ ~ O Q ~ H _ o •° ~ O O o v ~ ~ `~ ~ ~ o ~ ~ •~ ~ ~ ~ ~ .~ a ~ ~ ~ Q ~ o .~ ~ a a, C7 U ¢ C7 d y 47. C ^a Cn U O ~. ~ ~ ~ on i o~n • ~ x tU.' ~ N ~ v ~ r "C1 ~, ~ ~ ,o '~ ~ ~ ~ ~ .~ ~ ~;' o. :~ o :~ ~? w ~ y U •~ U Sr" ~" ~ ~ ~ ~ U N ~ 'b ~ O O s, c~ ~, ' ~ _~_ ~ w ~ ~ ~ U v~ `~ :~ i ~ ~ ~ y is .a .9 cO 4~ ~ ~ it ~°O~•~~ a O o ~ d c °~ b o ~ ~ ~~~~,x ~ ~ °"~ U ~ ~ '° o ~. ~ ~ ~ °' ~ > ~ o .~ o 0 0 U O ~ p ~ U W1 ,~ U ~ ,7 O ~ O ~ ~ ~ y ~ A. ~ v ',~ b ~ ~ ~ ~ ~ 4~ '41y„7 O ~ cC x °~ o .~' ~ ~ ~ 3 ~ ~ ~ ~ ~ on.~ O d O o a ,x '-' `*" ~ ~ V i ~ • ~ CL ,: y ~ ~ ~ ~ ~ '~ ~ p ~ > v ^• O O v' O ~ ~ ~ d ~ ?~ o a.A ~ ~ ~ ~ '~ a~ ~ U ~ ~ NN ~ ~ F+y W ~ ~ U Z ~ O vs ^ ~ .~ N O > Oooi ~ ~ C ~ S.i ~ .-w .~ '.3 70-. xa~~~~~, h R °~~o~~~~ m «i ~ 3 v o ~o~oa ~ U a.~ r° 'd o a° ~ ~ o ~ ~ > ~ ~ d ~ ~ .b o ° ~, ~. d v .`1. ~" C..) ~ b0.0 C ~~ cd O ~" .0~., m d ~ ~ '~ O ~ ~ U .VO. ~ y ~ •~ .. ~ O ~ ~' ~ ~ ~ w ~ ~ .n ~ o ,.~ ~ ~. ~ ~ ~ o ~ _o ~ ~ ~ ~, va O U O .,,, ¢' s.. 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U z r O a W I-' a Q 2 U v a ~ D ~ O U '° •`-~ _ Q 'L t,,,,,6 ~ ~ in = u c o o a a ~ ~ > ~ rn c ~L ~ Q CC G ~ ~ O `^ W.J _ y, ~ '_ d. ~ C b4 v O. ~ .~.i . ~ a O Q d ~ ~ ~ ~ ~ ~ ~ 'C 'a ' ~ ~ ~ .O ~ ~ ~ J = 0 ~ ~ y i..i' N c~ P-~ ~ ~•' O U Vi ~ ~ .C ~ ~, ~ -d y Q ~ ~ a~ ~ ~ ~ on a~ ~ o O • ~ ~ ~ ~ w i, ~ ~ ~ ~ ~ ~ ~ - ~ w i ~; ~ 4; -o o ~ ~° ~ -b c~ ~+-+ ~ ~ i .~ ~ ~ ca ~ a~ a~ '^. . ~ 3J o y a~ .°~~ ~ v «s ~ on v' Q ~ ~ s. ~O .~' "~ v O ~ O ~~ ~~ O U A • 0 .~'•+ m N ~ ~ '+..~ U Q ~+ O O 4.i N 'L3 'O s.. ~ U ~ Q U ~ ~ ''' v i O ~ .. x O ~ ~ ~ O w ~ p ~ 'ty b f_L 0 ~ ,ty ~ ~ ~ cC b0 . ~ U O a O ~ ~ ~ v ai ^C •~ ~ ~ ~ p. ~ ~ ~ R ~" v ~ Q j ~ • . ~ ~, ~ ~ ~ ~ 0 4, o ~ a~ ~ '" ~ ~ o b ~ x 'd , ~ Q ' - ' o ~ .ti o 'i 'p ono ~~ ' o ~ 3 ° ~ ;.G ~ ~"' ~ ~ w • ~ x °: .~ ~ ~ p ~ ~ ~ ~ ~ ° N _ b c o 0., Q C/] ~ • ~ bn ~ C . , ~ N ~ .~ b n `n p w v • ~ a3 . . ~ . ~ ~ bn ~ C ~ ca N U a~ '~ .a ,~ ~ ~ bn ~•„ i .~ ~ ~ Ey ^ ~ ~ ~ ~ O , O G7 ~ N c~ • ~ O R ~ ~ O ~ ~, ~ i 0 3. ~ O y ~ Q ~• • ~ ~~ ~ ~~~ N ~ O ' ~ ~ ~ ~ ~ ob O ~~ '~ ~ ~ ;x U O O ~~ ~ ~, I ^ ca . ~ > ~ iC p c~ aJ r '_" .L U C7 Q, ~ so. ~" ~ ~ a i • ~ ~ ~ ~ ~ H p, ~ ~ 3 w on N ~ c° ~ c~, U Q U O z V U o! Z U -80- O a U Q a z z O z z w z d . . v a ~_ ~ a ~ ~ 0 U an ~ u ~ .o o a I ~ > ~ 00 c 'i p.0 C ~ oQ ~ , c T ~ ~ O - ~ ~ L . •- d ~ C bA v 2 +:+ ~ ~ ~ i ~ ~ ~ a ~~ • ~~ ~_ ~~ ,o ~ ~ ~ ~ L O N ~ ~ .~+ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~v ~3 ~ o ~ o w ~ ~~ ~ .~ ~w ~ ~ ~.~ ~ ~~ ~ ~ °bb ~-~ m ~ ~ v ~ ° ~ ~ ^o ° p ~ ~' ~ ~' ~ ^'~ ~ y ~ ~ ' ~ ~ cc i -~ ~ O cd r-. ~ ~ ~ O cC •,~,, N U cct a" ~ ~ ~ ~ U r ~ ~ bA ~ •y ~ - ~ 3 ~ ~ a ~ o o an ~ o ~ -- a -~ ~, ~, ~ ~ o ~ ~ .^ o ~ ~ ~ ~ v ' ~ 4 ' ~ ,9 ~ p ~ ~ ~ ~ ~ ~ U ~ ~ ~ ~ R k ~i p r s0, bA . `.G LS ~ V] O 4'.i ^' y iC O ,~ ~ ~ ~ O cd ~ _ N .~ c~ +J ~ ~ bA O ~' O .= -- o ~ a. ~ ~ H '+O-~ ~ .D Q" O O .4: .=. "CS O _ M ~ f-~ OA .~ bA ~ OU ~ .fl ~ cOC" V] .~ g 1 Q z U O U Z O 0 z Q U Z O z Z O F- U F- H a Q 2 U zs d ~ a~ ~.. . O U r ~! ~ ~3 o •L~ ~ 0 ~ 3 ~, . j ~~ W A a Q n4 c • is = I O O O -~ *;, ~ "~' Q ~ V o Q ~" ~ ~, L c T O 0 r~ w ~ ~ ~ y •~ C, ~ ~ d ~ Q Q- 6i O ,~ C~ i . ~ C - F" O Q. ~ ~ o ~ ~ V ~ ~_ ~ o • .~ ~ ~ ~ c+-'i~ _ . ~ ~ ~ ~ ~ O b A ~ `~ A c ...I , ~ U O i = }r O ~ 'CS ~ ~ aq ~. •~ U U ~ ~ ~ o W O ~ V ..~ y N ~ O N ~ y - ~ - ~~ O C RS c p p Q G G V ~ I ~, •~ ~ .~ N v~ ~ N ~ ~ ~ ~ ~ ~ ~ o ~ '3 ~ ~. o ~ i. ~ .C N F+ a ~ o ~ ~ ~ ~, vii ~ ~, O v ~ ~ ~ ~ ~~ ~~ Y ~ ~ ~ ~ a o ~ cF.i :ti . ~ o 3 ~ ,~ ~ ~ 3 ~ ~ ° •`~ • v~ ~.~ ~ ~ ~ • a b~. y ~ o ~ o ~ ~ ~ y a ~ ~ ~ ~ a i , ~ w o CL ~ ~ U 3 ~ i ~ ~ ~ ~ [ k ~ a ~ ~ ~ x ~ ~ 3 ~ b • p- ~'' ~ ~ v 3 L ~ Lr w ~ bA ~" ~ ."~'' .Q~ ~ ~ ~ 3 ~ U~'"., .^, ,~ O ~ ~ ,,,0 rC 4~' t-+ ~ ,~ in y .., "~ ~ O U ,~ ~ ~ ,7. bD «3 ~ ~ y ~ C/~ V~ C ~ 'II v ~ ~ t o ~ ~ ~w ~3 ~ ~~ :•~ ~~°•~ y ~ ~ y ~•~ ~° ~ ° , . 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PLANNING COMMISSION CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION OF APPROVAL OF ENTITLEMENTS, INCLUDING A TENTATIVE PARCEL MAP, USE PERMIT, DESIGN REVIEW, AND TRANSPORTATION DEMAND MANAGEMENT PLAN FOR AN APPROXIMATELY 624,048 SQUARE FOOT MULTI-TENANT INDUSTRIAL FACILITY SITUATED AT 1070 & 1080 SAN MATED AVENUE WHEREAS, Centrum has applied to demolish an existing commercial airport parking lot and create amulti-tenant industrial facility consisting of the conversion of an existing single tenant 571,748 square foot building and the construction of up to 5 new single story•buildings containing a combined area of 52,300 square feet, and a landscaped a parking lot containing up to .544 parking spaces, and a range of industrial uses including: Wholesaling, Storage and Distribution, Custom Manufacturing, General•Industrial, Light Manufacturing, Food Preparation, Laundry Services, Personal Storage, Business and Professional Services, Eating and Drinking Establishments: Convenience and Limited Service, and Retail Convenience Sales. WHEREAS, the entitlements proposed would provide for (1) construction of the Project; (Z) a Tentative Parcel Map.merging two abutting parcels at 1070 San Mateo Avenue (APN 015- 163-230) with an area of 19.79 acres and 1080 San Mateo Avenue (APN 015-163-120) with an area of 5.23 acres and with a combined area of 25.02 acres; (3) a Use Permit allowing the conversion of asingle-tenant building containing 571,748 square feet into amulti-tenant facility, the addition of up to 5 new one-story buildings containing a combined 52,300 square feet, 24- hour daily operation, overnight outside storage of trucks and trailers, uses generating in excess of 100 vehicle trips per day, and limited service eating and drinking use in Building #6; (4) Design Review allowing an approximately 624,048 square foot multi-tenant industrial facility with minor exterior upgrades to the existing building, with an open, at-grade parking lot containing up to 544 parking spaces and landscaping; and (5) Transportation Demand Management Plan reducing traffic impacts associated with the 623,948 square foot industrial complex; and WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report ("DEIR") was issued on January 14, 2009, informing all interested parties of the City's intention to prepare an Environmental Impact Report; and WHEREAS, a DEIR was prepared evaluating the significant and potentially significant impacts of the development, the growth inducing impacts of the development, the cumulative impacts of the development, and alternatives to the proposed project; and -88- WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project alternative; and WHEREAS, the public review period on the DEIR commenced on June 3, 2009, and closed on July 24, 2009; and WHEREAS, the City prepared responses to comments on environmental issues received during the public review period and at the public hearings, which responses clarify and amplify the information contained in the DEIR, providing a good faith reasoned analysis supported by factual information. The comments and responses to comments were published in a Final Environmental Impact Report ("FEIR") dated August 3, 2009, which incorporated the DEIR; and NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution, and that the Planning Commission of the City of South San Francisco hereby adopts the following findings based upon the entire record for the Centruxn development, including without limitation, the South San Francisco General Plan; the Centrum Initial Study, DEIR and FEIR; the comments received in response to the DEIR; site plans, floor plans and elevations dated June 30, 2008 prepared by Ware Malcomb; Design Review Board meeting and minutes of June 17, 2008; Design Review Board meeting and minutes of July 15, 2008;. Planning Commission meeting of June 18, 2009, including minutes and all staff reports and other testimony received; Planning Commission meeting of July 16, 2009, including minutes and all staff reports and other testimony received; and Planning Commission meeting of August 6,.2009, including minutes and all staff reports and other testimony received: 1. Tentative Parcel Map. As required by the Tentative Parcel Map Procedures [SSFMC Title 19], the following findings are made in approval of a Tentative Parcel Map (PM09-0001) allowing merging of two abutting parcels at 1070 San Mateo Avenue (APNO15-163-230) with an area of 19.79 acres and 1080. San Mateo Avenue (APNO15-163-120) with an area of 5.23 acres and with a combined area of 25.02 acres, in the Industrial Zoning district, subject to making the findings of approval and, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations revised prepared by Ware Malcomb, dated June 30, 2008; the Centrum Initial Study and Environmental Impact Report; Design Review Board meeting of June 17, 2008; Design Review Board meeting of July 15, 2008; Design Preview Board minutes of June 17, 2008; Design Review Board minutes of July 15, 2008; Planning Commission staff report of July 16, 2009 and Planning Commission meeting of July 16, 2009; Planning Commission staff report of August 6, 2009 and Planning Commission meeting of August 6, 2009: (a) The proposed lot merger conforms with the requirements of the State Subdivision Map Act and with the requirements of the City of South San Francisco Title 19 Subdivision Code. The Tentative Parcel Map conforms to City standards with regards to design, drainage, utilities, and street improvements. Dedications are not required. The lot will exceed the sizes -89- of the adjacent lots and exceed the City's minimum lot size requirements. Conditions of approval will ensure that the development complies with City development standards. (b) The proposed lot merger complies with the General Plan Land Use Element designation of the site of Business Commercial and the minimum lot size requirements delineated in SSFMC Title 20 Zoning Regulations. 2. Use Permit. As required by the "Use Permit Procedure" (SSFMC Chapter 20.81), the Planning Commission makes the following findings in support of the request to approve a Use Permit (UP08-0004) allowing overnight outdoor storage of trucks and trailers, a use generating in excess of 1.00 vehicle trips per day, up to 24 hour daily operation, and limited service eating and drinking uses in Building #6, situated at 1070 & 1080 San Mateo Avenue, in the Industrial Zone District, based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Site plans, floor plans and elevations prepared by Ware Malcomb dated June 30, 2008; the Centrum Initial Study and Environmental Impact Report; Design Review Board meeting of June 17, 2008; Design Review Board meeting of July 15, 2008; Design Review Board minutes of June 17, 2008; Design Review Board minutes of July 15, 2008; Planning Commission staff report of June 18, 2009 and Planning Commission meeting of June 18, 2009; ;Planning Commission staff report of July 16, 2009 and Planning Commission meeting of July 16, 2009; Planning Commission staff report of August 6, 2009 and Planning Commission meeting of August 6, 2009: (a) The proposed multi-tenant industrial development allowing overnight outdoor storage of trucks and trailers, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and limited service eating and drinking uses in $uilding #6, will not be adverse to the public health, safety, or general welfare of the community, or unreasonably detrimental to surrounding properties or improvements. The site is physically suitable for the type and intensity of the land use being proposed, and the compatibility with adjacent developments was thoroughly analyzed in the Environmental Impact Report. Conditions of approval and mitigation measures are required to ensure protection of public safety, reduce traffic, reduce parking demand and ensure compliance with Federal, State and City development and environmental standards. (b) The proposed multi-tenant industrial development allowing overnight outdoor storage of trucks and trailers, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and limited service eating and drinking uses in Building #6, is consistent with the General Plan which designates the property Mixed Industrial. The proposed development's floor area ratio (FAR) of 0.57 is well below the maximum FAR of 0.6 allowed in the Mixed Industrial land use designation. -90- (c) The proposed multi-tenant industrial development allowing overnight outdoor storage of trucks and trailers, generating in excess of 100 vehicle trips per day, up to 24 hour daily operation, and limited service eating and drinking uses in Building #6 meets or exceeds the minimum standards and requirements of the City's Zoning Ordinance which designates the site Industrial. The proposed overnight outdoor storage of trucks and trailers, generation of traffic in excess of 100 vehicle trips per day, and up to 24 hour daily operation is commonly associated with industrial uses. The project complies with the City's design standards, including FAR, setback, and landscaping requirements. The number of parking spaces is adequate to serve the proposed uses based on parking data for similar centers, the Institute of Traffic Engineers data and that a TDM Plan will be required. Conditions of approval are required to ensure compliance with the City's development standards, reduce parking demand, provide security and ensure that the site is well maintained. (d) An Environmental Impact Report has been prepared for the project in accordance with the provisions of CEQA. Mitigation measures are required which will reduce all identified impacts to a level less than significant. A Mitigation Monitoring Program is required to ensure that all mitigation measures are implemented. A Statement of Overriding Considerations is required because of cumulative traffic impacts associated with the development. 5. Transportation Demand Management Plan. As required by the Transportation Demand Management Procedures [SSFMC Section 20.120.070], the following findings are made in approval of the Preliminary Transportation Demand Management Plan (TDM08-00002), based on public testimony and the materials submitted to the City of South San Francisco Planning Commission which include, but are not limited to: Revised Preliminary TDM Plan prepared by Fehr and Peers, dated July 2009; Site plans, floor plans and elevations revised prepared by Ware Malcomb, dated June 30, 2008; the Centrum Initial Study and Environmental Impact Report; Design Review Board meeting of June 17, 2008; Design Review Board meeting of July 15, 2008; Design Review Board minutes of June 17, 2008; Design Review Board minutes of July 15, 2008; Planning Commission staff report of June 18, 2009 and Planning Commission meeting of June 18, 2009; Planning Commission staff report of July 16, 2009 and Planning Commission meeting of July 16, 2009; Planning Commission staffreport of August 6, 2009 and Planning Commission meeting of August 6, 2009: (a) The proposed Preliminary Transportation Demand Management Plan measures are feasible and appropriate for the industrial development with appurtenant commercial uses located at 1070 & 1080 San Mateo Avenue with up to 24 hour daily operation in the Industrial Zone District adjacent to other industrial uses. a -91- (b) The proposed performance guarantees, consisting of an Annual and Triennial Reviews, will ensure that the target alternative mode use established for the project of 30% based on a Floor Area Ratio of 0.57 [SSFMC 20.120.030 (C)] will be achieved and maintained. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco does hereby: A. Approve the Tentative Parcel Map, situated at 1070 and 1080 San Mateo Avenue in the Industrial Zoning district. B. Approve the Use Permit allowing overnight outdoor storage of trucks and trailers, a use generating in excess of 100 vehicle trips per day, up to 24 .hour daily operation, and the determination of a parking rate, situated at 1070 and 1080 San Mateo Avenue, in the Industrial Zone District. C. Approve Transportation Demand Management Plan concerning the Centrum development to be situated at 1070 and 1080 San Mateo Avenue, in the Industrial Zone District. I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at the regular meeting held on the day of 2009, by the following vote: AYES: NOES: ABSTENTIONS: ABSENT: Attest: Planning Commission Secretary -92- Exhibit A Conditions of Approval 1273147.1 -93- DRAFT CONDITIONS OF APPROVAL CENTRUM 1070 AND 1080 SAN MATEO AVENUE P08=0041 (As recommended by City Staff on August 6, 2009) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the revised Site, Building, Landscape and Civil Plans and Tentative Parcel Map prepared by Ware Malcomb, dated June 30, 2008, submitted in association with P08-0041 [PM09-0001, UP08-0004, DR08- 0019, TDM09-0002 & EIR08-0003]. 3. The project shall be subject to a one-year review from the_effective date of the Planning Commission decision. At the time of the review the Planning Commission may modify, add or delete conditions of approval, take other action or extend the review. 4. Any change in the hours of operation, landscape area, number of parking spaces or any other aspect of the project for which a Use Permit is being sought, shall require a modification of the Use Permit to be first approved by the Planning Commission. 5. Prior to the issuance of the Building Permit for the interior work, the applicant shall provide a Final Transportation Demand Management Plan (TDM08-0002) to help reduce traffic. The TDM Plan shall closely follow the Draft TDM Plan approved by the Planning Commission in association with P08-0041. The Final TDM Plan shall be prepared by a qualified transportation planner acceptable to the city and shall comply with the minimum requirements contained in SSFMC Chapter 20.120 and shall be subject to the review and approval of the City's Chief Planner. All businesses using space at the facility shall obtain, and thereafter maintain for the term of their lease, a valid City Business License. 7. Prior to the installation of any sign, the owner shall first obtain. an approved sign permit for a sign program from the City. In accordance with the California Environmental Quality Act, the owner -94- shall comply with and implement all of the mitigation measures identified in the Environmental Impact Report (EIR08-0003) associated with the project and certified by the Planning Commission. Prior to the issuance of any permit,. the owner shall establish and implement the Mitigation Monitoring and Reporting Program including all mitigation measures in a timely manner. The owner shall be responsible for providing written reports on the implementation of the mitigation measures including during the construction period and provide copies of the report to the City. The Mitigation Monitoring and Reporting Program shall be subject to the review and approval by the City's Chief Planner. 9. The Centrum Logistics project site shall be limited the range of uses identified in the Centrum Draft Environmental Impact Report (DEIR) and to a maximum of no more than 4,464 daily vehicle trips, as presented in Table 10-5 of the Centrum DEIR. Any existing use or proposed use which that would cause the aggregate traffic generated by the Centrum Logistics project to exceed 4,464 trips per day shall be required to obtain a Use Permit approved by the Planning Commission that either; a) Allows anoff-set of the number of trips generated by that use that would exceed the maximum limit through reductions in other trips generated at the site; b) Reduces the trips generated by that use through reductions in size or increased Transportation Demand Management Plan measures such that the maximum trip generation limit would not be exceeded; and c) Obtain approval by the Planning Commission of an additional CEQA review as necessary to fully analyze and mitigate adverse environmental effects. The owner shall conduct periodic surveys of the traffic generated at the site. Traffic studies maybe conducted independently or in conjunction with the TDM Plan reviews. The owner shall coordinate such studies with the City Engineer and the City's Chief Planner and shall provide a written report of the results to the City. The City Engineer may require traffic counts and a report of the results to be conducted by the owner at any time. The owner shall bear the full cost of the traffic counts and reports. The method of calculating the number of average daily trips (ADT) shall be that provided in the SSFMC and shall include vehicle trip generation as established in the most current edition of the Institute of Transportation Engineers Trip Generation. 10. Prior to the issuance of any work within the publicright-of--way, including driveway and sidewalk modifications, utility connections to water, storm drainage and sewage facilities, and on any publicly owned facility, the owner shall provide written documentation that the City of San Bruno has issued an Encroachment Permit for proposed work. 11. Prior to the fmal inspection, in the event that the City of San Bruno Public Works Director, in consultation with the City of South San Francisco Public Works Director, reasonably determine the project's wastewater may degrade or further degrade the condition of the existing sanitary sewer line, the -95- owner, in consultation with the City of San Bruno and the City of South San Francisco, shall participate in any necessary repairs and/or replacement of the exiting 24-inch sanitary sewer line to accommodate the project's wastewater. The City of San Bruno Public Works Director shall determine the extent to which such repairs or replacement is required. 12. Prior to the issuance of any grading permit the owner shall provide written documentation from the San Mateo County Health Services Agency clearing the site for construction of new buildings and appurtenant facilities over and within the current parking lot, pursuant to the case closure agreement for the October 8, 1998 removal of an underground storage tank. 13. Prior to the issuance of the any grading permit the owner shall provide written documentation of a Notice of Intent (NOI) issued by the State Water Quality Control Board under a Construction General Permit, and shall obtain an approved Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be subject to the review and approval by the City Engineer of the South San Francisco in consultation with the City Engineer of the City of San Bruno, 14. Prior to the issuance of any building permits for Buildings #2, #3, #4, #5 and/or #6, the owner shall provide written documentation from the Federal Aviation Administration of a formal determination of airspace impacts pursuant to a Notice of Proposed Construction Activity. 15. Prior to the issuance of any permit the owner shall pay the Childcare Impact Fee estimated to be $2,453.40 (52,200 Square Feet x $0.47 = $2,453.40) (SSFMC Chapter 20.115). 16. Prior to the final inspection the owner shall provide a Final Transportation Demand Management Plan (TDM) prepared by a qualified Transportation Planner that incorporates the provisions of the City of South San Francisco SSFMC Chapter 20.120 Transportation demand Management. The Final TDM shall closely follow the Preliminary TDM Plan approved by the Planning Commission in association with P08-0041 and shall be subject to the review and. approval of the City's Chief Planner. Trhe Final TDM shall also be subject to the review and approval by the City/County Association of Governments. of San Mateo County. 17. Prior to the issuance of any permit, the owner shall submit a construction management plan and the owner's contractor shall conduct a pre- construction meeting with City representatives including members from the Storm water Coordinator, Public Works Site Construction Inspector, and Building, Engineering and Planning Divisions. The purpose of the meeting is to review the proposed construction management plan, construction activities, and the implementation of the measures to reduce construction -96- impacts including, but not limited, to controlling storm water runoff, reducing and fugitive dust. The construction management plan shall include, but not be limited to the following: a timeline of the demolition, grading and construction phases and key events in each phase, a public notification measures including timely advance notice to the City and surrounding property and business owners of specific key construction phases and events, provide an on-site contact and telephone number to resolve construction related concerns, especially those of surrounding neighbors, measures to mitigate construction impacts and be subject to the review and approval by the City Engineer, Building Official and Chief Planner. 18. Prior to the issuance of the grading permit, the owner shall submit a Phasing Plan of all improvements. The plan shall be subject to the review and approval of the City's Chief Planner. (Planning Division: Steve Carlson, Senior Planner, 650/877-8353, Fax 650/829-6639) B. ENGINEERING DIVISION STANDARD CONDITIONS The developer shall comply with the conditions of approval for commercial projects, as detailed in the Engineering Division's "Standard Conditions for Commercial and Industrial Developments", contained in our "Standard Development Conditions" booklet, dated January 1998. This booklet is available at no cost to the applicant from the Engineering Division. 2. SPECIAL CONDITIONS A. The developer shall obtain a demolition permit to demolish the existing buildings. The demolition permit shall be obtained from the Building Division and the developer shall pay all fees and deposits for the permit. The developer shall provide letters from all public utilities stating all said utilities have been properly disconnected from the existing buildings. B. The developer shall contact the City of San Bruno Planning and Engineering Departments so they can comment on the traffic- related issues. At a minimum, the developer shall submit a traffic study to evaluate how the project will impact San Mateo Avenue and other intersections which will be affected by the project's traffic. The traffic study should also identify any off-site related improvements to ensure safe ingress/egress to the project. -97- C. The Site Plan should show all truck turning radius for all the turning movements, also for fire trucks around the buildings. D. A grading permit shall be obtained from the Engineering Division. Prior to the issuance of a grading permit, a geotechnical report shall be submitted, reviewed and approved by the Engineering Division. The developer shall place a $5,000 cash deposit with the City for the peer review of the Geotechnical Report. The developer will be responsible for paying for all fees, bonds, plan checking and all associated fees for the grading permit. At time of grading permit issuance, the developer will also place a cash deposit of $30.,000 to pay for all onsite, SWPPP compliance, grading compliance and dust control inspections. E. The developer shall remove and replace all sidewalk fronting the project. Since the frontage is in the City of San Bruno, the new sidewalk shall comply with the City of San Bruno Standard Detail and shall provide the minimum ADA width around the existing power poles. All work shall be done at no cost to the City of South San Francisco and the City of San Bruno. The developer shall obtain an encroachment permit for any work performed in the City of San Bruno'sright-of--way and pay all associated fees, deposit and/or bonds from the City of San Bruno's Engineering Department. The developer shall submit an Engineer's estimate for all work performed in the City of San Bruno's right-of--way and place a bond or cash deposit for said work. F. The driveways located on San Mateo Avenue shall be a minimum of 25' in width. The developers shall provide Rl "Stop" signs at all driveways. G. The developer shall provide the Engineering Division a plan showing all utilities, including but not limited to sewer, storm drain, water, and haw the new buildings will be serviced. H. The developer shall address the flooding problem located in the rear of Existing Bldg 1. The developer shall construct a drainage system to alleviate the flooding problem. The developer shall incorporate bio-grassy swales and other Best Management Practices as stormwater measures within the project and shall be approved by the Engineering Division and the Environmental Compliance Manager. A correctly sized sewer lateral shall be installed to service this site. A sanitary sewer manhole shall be installed onsite, near the -98- property line, to serve as a cleanout for the lateral as it connects to the City's sanitary sewer system. Prior to the issuance of a Building Permit for the project, the Developer shall complete all requirements for a Lot Merger Application. The Developer shall submit all necessary documents and pay all associated deposits and fees for the lot merger. (Engineering Division: Sam Bautista, Senior Engineer, 650/829-6652) C. POLICE DEPARTMENT requirements: Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Building Security 1. Doors a. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt locks with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt locks with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can 1 The locks shall be so constructed that both. the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or asingle-cylinder deadbolt lock without a turnpiece maybe used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating "This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. -99- be retracted by a single action of the inside knob, handle, or turn piece. d. .Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary- resistant glazing2 or the equivalent, ifdouble-cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed onpanic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, may be used instead of flush bolts. h. Any single or pair of doors requiring locking at the bottom ar top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable 25/16" security l~uninate, 1/4" polycarbonate, or approved security film treatment, minunum. -100- of withstanding a force of two hundred- (200) lbs. applied in any direction. c. Secondary locking devices are recommended on all accessible windows that open. Roof Openings a. All glass skylights on the roof of any building shall be provided with: or: or: 1) Rated burglary-resistant glass or glass-like acrylic material.2 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the. roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel. or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the-Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin- type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch 101- mesh and securely fastened and 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan -102- a. Handicapped parking spaces shall be clearly marked and properly sign posted. b. Off=Street Parking Required: All vehicles associated with this business must be parked on the premises. No vehicles may be parked or stored on the public street. NOTE: For additional details, contact the Traffic Bureau Sergeant at 650/829-934. 8. Misc. Security Measures Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in approved type money safe with a minimum rating of TL-15. (Police Department: Sergeant Ron Canino 6501877-8927) D. FIRE DEPARTMENT All buildings require fire sprinklers. Please submit separate plans. 2. Plans shall conform to NFPA 13 and City of South San Francisco Municipal Code, Section 15.24.110. 3. Exterior canopies and overhangs in new and existing buildings require fire sprinklers. 4. All buildings require fire alarms. Please submit separate plans. 5. Provide a horn/strobe at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFPA 72 and City of South San Francisco Municipal Code, Section 15.24.150. 6. New and existing buildings require fire extinguishers. 7. Provide adequate premise identification (address) on the building per the City of South San Francisco Municipal Code, Section 15.24.100. Provide smoke vents and draft curtains in all buildings in accordance with California Fire Code (CFC). -103- 9. Show new and existing hydrants on the plan. The existing hydrants are not current standard for the City of South San Francisco; all new and existing hydrants shall conform to city standard. 10. The access at the rear of property does not meet the CFC, provide access or provide an Alternate Means and Methods of Construction (AMMC} to mitigate this requirement. The AMMO shall be submitted and approved by the Fire Chief prior to the issuance of a Building Permit. 11. Access road shall have all weather driving capabilities and support the imposed load of 75,000 pounds. 12. Road gradient and vehicle turning widths shall not exceed maximum allowed by engineering department. 13. Provide fire flow in accordance with California Fire Code Appendix III-A. 14. Provide fire hydrants; location and number to be determined. 15. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 16. Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. (Fire Department: Luis Da Silva, Fire Marshal, 650/829-6645) E. WATER QUALITY A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are required. Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate die following: • vegetated/grass Swale along perimeter • catch basin runoff directed to infiltration area -104- notched curb to direct runoff from parking area into swale roof drainage directed to landscape use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be-.part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. Treatment devices must be sized according to the WEF Method or the Start at the Source Design. Please state what method is used to calculate sizing. 4. The applicant must submit a signed Operation and Maintenance Information for Stormwater Treatment Measures form for the stormwater pollution prevention devices installed. 5. The applicant must submit a signed maintenance agreement for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality's approval: Resources that may assist property owners in developing their maintenance plans include: i. The operation manual for any proprietary system purchased by the property owner. 6. The owner or his representative must file this agreement with the County of San Mateo and documentation that the County received it must be sent to the Technical. Services Supervisor. 7. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Technical Services Supervisor at the WQCP. 8. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 9. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This must be shown on the plans prior to issuance of a permit. 10. Loading dock area must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. -105- 11. Fire, sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 12. A grading and drainage plan must be submitted. 13. An erosion and sediment control plan must be submitted. 14. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. (Water Quality Division: Cassie Prudhel, Coordinator, 650/829-3840) -106- PLANNING COMMISSION MINUTES AND STAFF REPORTS -1Q7- Motion--Commissioner Prouty /Second--Commissioner Ochsenhirt to approve P08-0061: UPM08-0003 & DR08-0027 with only the food court expansion and the ADA improvements, continuing the loading dock, landscaping, aesthetics to the EI Camino Real facade, and vacant parcel beautification to September 17, 2009. Approved by unanimous voice vote. Commissioner Giusti - absent 4. Centrum Properties, Inc/applicant US General Svc Admin./owner 1070 SAN MATED AVE P08-0041:UP08-0004, PM09-0001, TDM 08-0002, VAR08-0003, DR08-0019 and EIR 08-0003 Public Hearing to hear comments on the Environmental Impact Report. Study Session to introduce the project located at 1070-1080 San Mateo Avenue: The proposed project involves the construction of 5 new one-story buildings containing a total of 52,300 square feet and the conversion of the existing 571,748 square foot former GSA building into a multi-tenant- industrial and commercial complex and sn at-grade parking lot containing a minimum of 641 parking spaces and a minimum of 31 truck loading docks. Senior Planner Carlson presented the staff report. Kevin Colin, Lamphier Gregory, gave a brief overview of the significant impacts and mitigation measures identified in the Draft Environmental Impact Report (DEIR). Public Hearing opened. Aaron Aknin, City of San Bruno Community Development Director, raised concerns on the significant impacts that traffic would have on San Bruno's intersections. He pointed out that San Bruno cannot support a project that increases truck and vehicle traffic on San Bruno streets due to the recent expansion of the San Bruno train station platform and the long range planning proposed for this area in the newly created Transit Oriented Zone as specified in their General Plan. He added that they are also in the process of creating a downtown and transit corridor plan which will discourage use of San Bruno Avenue as a major thoroughfare and encourage use of the I-380 interchange as a way to enter San Bruno. He also expressed concern about the impact that additional truck traffic would have on families living along San Bruno Avenue. He stated that the project goes against San Bruno's vision for the area. Ken Edwards opted not to speak and noted that his questions were answered. Nicole Judg, SkyPark, voice concern that semi-trucks going westbound on San Bruno Avenue would not be able to make a right turn onto San Mateo Avenue Public Hearing closed Commissioner Ochsenhirt questioned how the Commission was assured that a denial or approval of the project would not further burden the City of San Bruno. Senior Planner Carlson explained that the applicant was advised early on to work with the City of San Bruno. He informed the Commission that South San Francisco staff met with San Bruno staff to go over the traffic study in order to understand their traffic concerns and used their General Plan traffic consultant to make sure that the assumptions and traffic projections from San Bruno were used. He further noted large tractor trailers cannot make the right turn from San Bruno onto San Mateo Avenue without going into oncoming traffic. Commissioner Ochsenhirt expressed his concern with making a decision on the project with project impacts to an intersection in San Bruno. Senior Planner Carlson stated that they will provide the Commission additional information if another solution presents itself. ~_Y~ - 10 8 - Minutes - 06-18-2009 Page 4 of 6 Commissioner Ochsenhirt noted that the sewer system is in San Bruno's jurisdiction and that the appropriate approvals have to be sought. Senior Planner Carlson stated that the condition of the line is being evaluated. He explained that the line was built by San Bruno and is under their jurisdiction. Commissioner Bernardo asked if future handouts like EIRs and any other document could have glossaries and acronyms spelled out in a simplified way for the residents who don't deal with these types of documents on a regular basis. Michael McLean, Centrum Properties, gave a brief overview of Centrum Properties history and the proposed project. He clarified that the landscaping percentage was a miscalculation by Centrum and the plans exceed the City's landscaping requirement. He added that Centrum met with San Bruno staff with regards to traffic and are becoming more aware of San Bruno's concerns and are working on design and policy changes. Jim Terry, Ware Malcolm Architects, gave a presentation of the proposed project. Mr. McLean added that they have studied the conditions of the sewer pipes and are delivering the information to staff and are willing to clean them and make them more functional. Commissioner Prouty questioned the size of the pipe. Senior Planner Carlson noted that they are 24 and 36 inch pipes and explained that it is too large a capacity for the small amount of users in the area to be self scouring. Commissioner Prouty asked if the pipe could be sleeved. Mr. McLean stated that sleeving is one of the mitigation measures and are unsure as to what can be done until they can fully evaluate the camera data. Senior Planner Carlson-noted that sleeving might work but it is essential to know if other laterals are not connected to the line. Commissioner Prouty noted that the main building needs to have more design elements on it and additional efforts need to be taken to minimize the impact of the roll up doors visible from the street. He further suggested that the building, specifically the street facade, needs to be more aesthetically pleasing. Commissioner Zemke asked what the average truck volume would be on a daily basis. Commissioner. Prouty questioned what the "highest and best" use of the building was. Mr. McLean noted that the building is in good condition and felt that it was best to upgrade the building. He commented that one of the best uses for the space is green technology. In response to Commissioner Zemke's question Mark Spencer, DKS Associates, stated that there will be 46 trucks in the morning and 48 in the afternoon peak times. Commissioner Prouty further questioned if the traffic consultant had a recommendation in order to meet some of San Bruno's concerns. Mr. Spencer noted that he was sensitive to both San Bruno's and South San Francisco's concerns. He stated that he had looked at reducing truck trips through the intersection of San Bruno and San Mateo Avenues by routing trucks through South San Franciisco along San Mateo Avenue and that this may be a promising approach. Senior Planner Carlson informed the Commission that South San Francisco is working.with San Bruno to see what arrangements or solutions would work for the location. He added that time is critical to the applicant. He added that there may be a middle ground rather than directing the trucks north. Direction _given and study session concluded. ADMINISTRATIVE BUSINESS None -109- Minutes - 06-18-2009 Page 5 of 6 landscaping upgrades and open at-grade parking, generating in excess of 100 average daily vehicle trips and 24 hour daily operation, situated at 370 Shaw Road (APN 015-164-120) in accordance with SSFMC 20.30, 20.81 and 20.85. Senior Planner Carlson presented the staff report Tony Brandi noted their acceptance of the Conditions of Approval. He gave a brief presentation of the project to the Commission. Public Hearing opened. There being no speakers, the public hearing was closed. Commissioner Gupta expressed concern with the setbacks for this property being less than the minimum for the zone it is in. Senior Planner Carlson noted that this was an existing condition, but if it were a new building then the project would have to comply with the setback. standards. Motion--Commissioner Ochsenhirt/Second--Commissioner Giusti to approve P09-0028: UP09- 0008 & DR09-0016 Approved by unanimous voice vote. 3. .Lisa Elliotlapplicant Kaiser Foundation/ M. Harrison/owner 1200 EI Camino Real P09-0017: UPM09-0002 8~ DR09-0012 Use Permit Modification and Design Review allowing an expansion of an existing wireless communication facility comprised of the replacement of 2 panel antennas and the installation of 2 new panel antennas on the exterior of an existing multi-story parking garage and new appurtenant cabinets placed within the garage, situated at 1200 EI Camino Real, in the Planned Commercial (P-C) Zoning District, in accordance with SSFMC Chapters 20.81, 20.85 & 20.105. Senior Planner Carlson presented the staff report Commissioner Gupta questioned if a high rise would interfere with reception. The Kaiser representative replied that the antenna was proposed for the vehicles travelling along El Camino Real. Public Hearing opened. There being no speakers the Public Hearing was closed. Motion--Commissioner Prouty /Second -Commissioner Gupta to approve P09-0017: UPM09- 0002 & DR09-0012 Approved by unanimous voice vote. Commissioner Prouty thanked Kaiser for stealthing the antenna. ADMINISTRATIVE BUSINESS 4. Centrum Properties, Inc/applicant US General Svc Admin./owner 1070 SAN MATED AVE P08-0041:UP08-0004, PM09-0001, TDM 08-0002, DR08-0019 and EIR 08-0003 Study Session to introduce the project located at 1070-1080 San Mateo Avenue: The proposed project involves the construction of 5 new one-story buildings containing a total of 52,300 square feet and the conversion of the existing .571,748 square foot former GSA building into amulti-tenant industrial and commercial complex and an at-grade parking lot containing a minimum of 641 parking spaces and a minimum of 31 truck loading docks. ~' ~ -110- Minutes - 07-16-2009 Paae 2 of 4 Senior Planner Carlson presented the staff report. Michael McLean of Centrum Properties and Anthony Kataldo from Ware Malcolmb Architects presented the some of the changes made to the project since the last Planning Commission review. Jo Ann Brion, Brion & Associates, gave a revenue report and noted the economic benefits of the project. Corrunissioner Gupta questioned if solar panels were being considered given the enormous size of the roof. Mr. McLean clarified that they have looked at many options for including sustainable design features into the site to see what could be done. He pointed out that one of the primary tenant markets they are pursuing is green technology, but they are not proposing solar panels on the roof at this time. He noted that they are considering skylight options to provide natural solar lighting to replace electrical lighting. The Commission encouraged that the applicant look further into green options for the site. Commissioner Prouty noted his concern with wind patterns and asked if trees were incorporated into the plan. Mr. McLean noted that the Design Review Board's comments with regards to landscaping, including additional trees, have been incorporated into, the plan. Commissioner Zemke noted that the City of San Bruno had concerns about truck access and questioned whether the issue had been addressed. Senior Planner Carlson noted that staff is working with the City of San Bruno and added that the applicant has offered pay for San Bruno to hire a traffic consultant to explore other options. He noted that San Bruno has indicated their concern with vehicle traffic in general. Senior Planner Carlson noted that they have had many meetings with San Bruno where potential solutions have been identified. Commissioner Zemke questioned when the Commission would revisit the issue. Senior Planner Carlson replied that the Commission could review this on August 6th along with any additional mitigation measures. Commissioner Prouty noted that the traffic issue can be mitigated, but that there was no way that traffic can be eliminated on San Bruno Avenue. Mr. McLean noted that traffic mitigation has also been their top priority. Commissioner Ochsenhirt requested an update on the sewer system evaluation. Mr. McLean noted that they have completed an initial investigation but still need to investigate if laterals are connected. He pointed out that they are working with San Bruno and South San Francisco to have a comprehensive solution in the corridor. There were no additional comments from the Planning Commission. ITEMS FROM STAFF Chief Planner Kalkin informed the Commission that the Costco Car wash approval, which had been appealed by a neighboring property owner, was heard by the City Council at its last meeting and that the Council had upheld the Commission's decision and denied the appeal. Chief Planner Kalkin noted that former Sergeant Jon Kallas had been promoted to Lieutenant. The Commission congratulated Jon Kallas. -111- Minutes - 07-16-2009 Paae 3 of 4 ~o~z~„~~,~ Planning Commission o Staff Repot c'~LIFOR~~A DATE: June 18, 2009 TO: Planning Commission SUBJECT: ElR COMMENTS & STUDY SESSION: Use Permit and Design Review allowing the conversion of asingle-tenant industrial building containing 571,748 square feet into amulti-tenant facility, the addition of 5 new one-story buildings containing a combined total of 52,300 square feet, 24-hour daily operation, overnight outside storage of trucks and trailers, uses generating 100 average daily. vehicle trips and minor exterior upgrades to the existing building, new landscaping, new loading and dock areas -and a parking lot containing up to 670 parking spaces; Tentative Parcel Map merging two abutting parcels at 1070 San Mateo Avenue (APN 015-163-230) with an area of 19.79 acres-and 10$0 San Mateo Avenue (APNs 015-163-120) with an area of 5.23 acres with a combined site area of 25.02+ acres; Transportation Demand Management Plan to reduce traffic impacts associated with the 623,549 square foot industrial facility; Environmental Impact Report assessing impacts associated with the 623,549 square foot multi-tenant industrial facility, situated at 1070 and 1080 San Mateo Avenue in the Industrial (M-1) Zoning District, in accordance with SSFMC Title 19, Sections 20.30.040(a), 20.30.040(b), 20.30.040(h), 20.30.040(1), Chapters 20.81, 20:85 and 20.120. Owner & Applicant: Centrum Properties; Inc. Case Nos.: P08-0041 [UP08-0004, PM09-0001, VAR08-0003, TDM08-0002, DR08-0019 & EIR08-0003] RECOMMENDATION: That the Planning Commission take public comments on the EIR and conduct a study session of the proposed development and offer comments. BACKGROUND: Project Description The development proposal consists of the conversion of an existing 571,748 square foot building (constructed in the late 1950's and later purchased by the US government in the early 1960's and recently sold to Centrum) and the construction of 5 single-story buildings containing a total of 52,300 square feet into amulti-tenant industrial complex. The new one- story 9,100 square foot building at the street frontage will be utilized for commercial retail, restaurant and business services. The existing building is a former US General Services -112- To: Planning Commission Date: June 18, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 2 of 7 Administration warehouse with approximately 77,474 square feet still occupied by the US Postal Service and US Drug Enforcement Administration. On-site parking is proposed for up to 670 passenger vehicles and trucks in an open at-grade landscaped parking lot. Loading docks and wells will also be constructed accommodating up to 30+ tractor trailers. The project will include the merger with the abutting Iot (1080 San Mateo Avenue) containing a commercial airport parking lot and will necessitate the demolition of the existing entry canopy and small one-story office building. The construction of the new buildings and linking the parking areas will necessitate grading of a portion of the 25.02 acre site (19.79 acres - 1070 San Mateo Drive and 5.23 acres - 1080 San Mateo Drive). The jurisdictional boundary line between South San Francisco and the City of San Bruno is at the project's street and southerly property boundaries. Modification of the driveways and utility connections that are needed along San Mateo Avenue and the City of San Bruno sewer line serving the site at the rear of the property are subject to review and approval by the City of San Bruno and will require Encroachment Permits. The condition of the sanitary sewer lines serving the site are still being studied by the owner and the information should be available soon. Two new driveways would be constructed on San Mateo Avenue to provide better site accessibility replacing the two driveways for 1070 and 1080 San Mateo Avenue. The new main driveway would be constructed in the same location as the existing driveway leading to 1080 San Mateo Avenue and the other new driveway would be constructed on the southerly edge of the site. The site will be extensively landscaped helping to provide a more inviting appearance and soften views of the existing building. The development is anticipated to be phased with the completion of the improvements to the. existing building by as early as fall of 2009. The new one-story buildings will be constructed as the market demands. Staff suggests that the Planning Commission require that Building #6, fronting on San Mateo Avenue and available for commercial uses (retail, restaurants and business services) be constructed in the first phase to improve the appearance of the site (viewed from the street, integrate with the existing buildings, provide visible pedestrian amenities, and provide uses that will assist in vehicle trip reduction and benefit other employees and travelers to the area. Proposed Uses This is a speculative development targeted at a range of uses including the following: -113- To: Planning Commission Date: June 18, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 3 of 7 • Wholesaling, Storage and Distribution • Custom Manufacturing • General Industrial • Light Manufacturing • Food Preparation • Laundry Services • Personal Storage • Business and Professional Services • Easting and Drinking Establishments: Convenience and Limited Service • Retail convenience Sales Although the project may accommodate up to as many as 8 different land uses, the actual-:tenant mix is unknown. For purposes of the EIR the following assumptions were utilized: • General Industrial 368,969 SF • Wholesaling, Storage and Distribution 245,979 SF • Eating and Drinking Establishments 1,500 SF • Convenience Sales 1,000 SF • Business and Professional Services 6,600 SF The center will likely operate between the hours of 6 AM to 10 PM with the option remaining for 24 hours per day. Truck activities would occur throughout the day. Overnight truck, tractor.and trailer storage will also occur. The site will employ up to an estimated 750 employees primarily derived from local communities. Entitlements The applicants are requesting the following entitlements: • Use Permit and Design Review allowing the conversion of the site into amulti-tenant facility, 24-hour daily operation, overnight outside storage of trucks and trailers, and uses generating 100 average daily vehicle trips. • Tentative Parcel Map merging two abutting parcels at 1070 and 1080 San Mateo Avenue with a combined area of 25.02 acres. • Variance to reduce parking requirements in association with the Transportation Demand Management Plan. -114- To: Planning Commission Date: June 18, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 4 of 7 • Transportation Demand Management Plan to reduce traffic impacts associated with the project. • Environmental Impacf Report assessing impacts associated with the project. No signs are proposed, but a condition of approval will be added requiring the owner have an approved Type C Sign Program establishing a high quality sign program that reflects the building architecture. DISCUSSION: The General Plan Land Use designation of the project site..is Mixed Industrial and thesite is situated in the Industrial (M-1) Zoning District. The proposed development is consistent with both the General Plan and the Zoning. The General Plan principles, policies and goals Land Use Policy strongly encourage the property improvement and productive uses. The M-1 Zoning (SSFMC Chapter 20.30) allows a wide range of industrial use types including those proposed by the owner. DEVELOPMENT STANDARDS The existing and proposed buildings comply with current City development standards as displayed in Exhibit A. The SSFMC Chapter 20.74 requires parking to be provided at the following rates: • Oj~ce: 1 parking space per each 300 SF. • .Limited & Convenience Eating and Drinking Establishments: lparking space per each 50 SF • Industrial.• 1 parking space for the first 10,000 SF + 1 parking space for the remainder area for each 5,000 SF The applicant has indicated on the Planning application that only 10% of the building area would be utilized for office. Applying these parking rates and limited area devoted to office space to the development would result in a parking requirement of 381. As part of a TDM Plan the applicant proposes to reduce the office parking rate of 3.3/1,000 SF to 2.8 spaces/1,000 SF resulting in a total of 348 parking spaces. The proposed 670 parking spaces will result in an excess of 322 parking spaces. The Planning Commission may wish to consider requiring more area devoted to landscaping and pedestrian amenities, and substantially reduce the proposed excess parking. In the future, should conditions warrant due to increased site intensification, aportion of the landscape area could be converted back to parking without reducing the landscaping below the city's.minimum requirements. The floor area ration (FAR) of 0.57 is within the range of 0.4 to 0.6 allowed by the General Plan -115- To: Planning Commission Date: June 18, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 5 of 7 Land Use Element for Mixed Industrial. The lot coverage of 57% is less than the maximum of 60% allowed by the M-1 Zoning District (SSFMC Table 20.72.030). The development complies with the minimum setbacks required for industrial developments (SSFMC Table 20.71.030). The proposed landscaping of 92,000 square feet does not comply with the City's minimum requirement of 10% of the total site area (SSFMC Section 20.73.040) and included pedestrian amenities. The landscape area will need to be increased by 16,987 SF to meet the minimum requirement (108,987 SF - 92,000 SF = 16,987 SF). This can easily be accomplished by reducing parking. The landscape area along San Mateo Avenue can be made more effective in screening parking areas by the construction of a landscaped berm. DESIGN REVIEW BOARD The proposed development was reviewed by the Design Review Board (DRB) at their meeting of June 17, 2008 and July 15, 2008. At the first meeting the Board offered, the following comments: 1. Traffic circulation is an issue given the single site street frontage. 2. Soften the street entry by placing the retail building adjacent to the landscaped seating area. 3. The retail building is too close to the street and should be setback further. 4. Add street trees, (e.g. London Plane trees) and create a pedestrian path. 5. Provide a hardier substitute tree for the proposed trees at the site corners -the proposed trees will not thrive in the local wind conditions. 6. Revise the plans to reduce the excess paving, for example, where the drive aisles are wider than the 25' requirement and the 2' overhang can be planted, add more landscaped areas, consider providing planter boxes, and provide taller tree specifies, (e.g. or Pine trees). 7. The. future roof mounted HVAC units need to be screened. 8. Revise the plans to include trash enclosures. 9. Revise the plans to relable Building #2. 10. Consider a new color scheme for the buildings, as the grey tones are too industrial looking. 11. Revise the building elevations to show a consistent facade articulation and finish. Increase the amount of glazing on the buildings The architect revised the plans and re-submitted for the Board review. At the second meeting the Board determined that most of the previous comments had been addressed but offered comments: 1. Carry the barrel vaults back an additional 4 feet. 2. Revise the plans to include trash enclosures with proper screening. -116- To: Planning Commission Date: June 18, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 6 of 7 3. Design the frontage of the building with a more urban approach: the sidewalk should be straight, not meandering. Confirm sidewalk width requirements with the City. Place street trees at a regular on-center spacing (25' +/- or per City requirements). Locate street trees in curb-side tree wells with cast iron grates that meet City standards, or alternatively, create a planted or turfed rectilinear parkway strip with trees planted within it. Street trees should be large, deciduous canopy trees, for example, London Plane tree or similar. 4. Add pedestrain walkways to connect the seating areas to adjacent walkways and the parking areas as discussed in the meeting. 5. Better articulate.the rear elevation (parking lot side). The Board was otherwise pleased with the design changes and recommended approval of the design.The Board's comments will be made into conditioris of approval. Design Opportunities The prominent location, -size and visibility of the site represent a rare opportunity to significantly improve the appearance of the built environment and establish a standard for other retrofits and new industrial developments in the project vicinity and the Lindenville area. The building exterior could be further improved by introduction of more surface finish materials to provide greater visual contrast and interest. The surface treatment should incorporate more layering of complementary materials and design elements similar to though not as elaborate as the buildings in the area east of highway 101. Given the large site area, long entry drive and the high number of excess parking spaces, the site plan could be further improved by creating a hierarchy of linked amenity spaces connected by landscaped access paths and the inclusion of major and minor focal points. Outdoor amenity areas should be revised to provide more sheltered seating areas and inclusion of water features. Surface treatment should be created to provide both visual and tactile cues and integrated with driveways, pedestrian access paths and amenities. The main drive aisles should be broken down to a more human scale with colored bands of different material (e.g. pavers, cobbles). The plans should identify proposed street furniture that is integrated with the site architecture (e.g. benches, light sconces, light poles decorative bollards). The loading areas between the new one story buildings should be eliminated and replaced with landscaping. The tenant entries should be accessed from these spaces rather than treated as mere visual landscape areas or drainage areas. Bicycle storage and lockers providing protection from inclement weather as well as secure storage and conveniently located adjacent to the tenant entries should be shown on the plans. -117- To: Planning Commission Date: June 18, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 7 of 7 Internal pedestrian and bicycle access needs to be improved to provide safe access to the buildings from the street. Given the massive roof area, the owner should be encouraged to explore the feasibility of solar roof panels to reduce energy consumption. ENVIRONMENTAL DOCUMENT City staff has employed the services of Lamphier and Gregory to prepare and circulate an Environmental Impact Report (EIR) for public comment. In accordance with the California Environmental Quality Act (CEQA), the EIR is required to be available for a minimum of forly- five (45) days. The document was released for public review on June 4, 2009 and the comment period ends on July 17, 2009. Notices were sent to property owners and other interested agencies and parties. The EIR is available for review at City Hall, City Permit Center, and the City libraries and at the city's website at www.ssfnet. The key environmental issues identified by City staff are traffic, circulation and utilities. Mitigation measures are proposed to reduce the all identified impacts to less than a significant level and/or a statement of over riding considerations will be prepared. The DEIR was previously distributed to the Planning Commission. The EIR consultant will review the environmental document at the Commission meeting. CONCLUSION: The Planning Commission should take public comments on the EIR and conduct a study session of the proposed development and offer comments. Ste a arlson, Senior Planner Attachments: Exhibit #A Design Review Board Minutes June17, 2008 July 15, 2008 Environmental Impact Report (Previously distributed to the Planning Commissioners. Copies are available to the public on request. A limited number of copies will be available at the Commission meeting) Photos Plans -118- o ~~~~~~~~.~ Planning Cojnjn iss ion n Staff Repot cALIFOR~ti~ DATE: July 16, 2009 TO: Planning Commission SUBJECT: .STUDY SESSION OF: Use Permit and Design Review allowing the conversion of asingle-tenant industrial building containing 571,748 square feet into amulti-tenant facility, the addition of 5 new one-story buildings containing a combined total of 52,300 square feet, 24-hour daily operation, overnight outside storage of trucks and trailers, uses generating 100 average daily vehicle trips and minor exterior upgrades to the existing building, new landscaping, new loading and dock areas and a parking lot containing up to 670 parking spaces; Tentative Parcel Map merging two abutting parcels at 1070 San Mateo Avenue (APN 015-163-230) with an area of 19.79 acres and 1080 San Mateo Avenue (APNs 015-163-120) with an area of 5.23 acres with a combined site area of 25.02+ acres; Transportation Demand Management Plan to reduce traffic impacts associated with the 623,549 square foot industrial facility; Environmental Impact Report assessing impacts associated with the 623,549 square foot multi-tenant industrial facility, situated at 1070 and 1080 San Mateo Avenue in the Industrial (M-1) Zoning District, in accordance with SSFMC Title 19, Sections 20.30.040(a), 20.30.040(b), 20.30.040(h), 20.30.040(1), Chapters 20.81, 20.85 and 20.120. Owner: US General Services Administration Applicant: Centrum Properties, Inc. Case Nos.: P08-0041 [UP08-0004, PM09-0001, VAR08-0003, TDM08-0002, DR08-0019 & EIR08-0003] RECOMMENDATION: That the Planning Commission conduct a study session of the revised development plans. BACKGROUND/DISCUS SI ON: The Planning Commission conducted a study session of the proposed development at their meeting of June 18, 2009. At the meeting, the Commissioners were in support of the proposed development and suggested that the applicant provide additional landscaping near the project entry and further articulation of the exterior facade of the main building for the area visible from the street. The applicant revised the plans to incorporate the comments. -119- To: Planning.Commission Date: July 16, 2009 Re: P08-0041 Centrum - 1070 & 1080 San Mateo Avenue Page 2 of 2 The changes include the following: • Increased landscaping along the main entry drive and behind the proposed new Building #6 at the street frontage through the elimination of parking (Sheet L-1 ), and • Increased articulation of the exterior building elevation of two tenant entries at the terminus of the main driveway (Sheets A4.1 and A4.1 c}. DEVELOPMENT STANDARDS The proposed development complies with current City development standards as displayed in Exhibit #A. -Project Data. The proposed increase. of 5,377 SF of landscape area will result in a total landscaped area of 114,364 SF exceeding the city's minimum of 10% of the total site area (SSFMC Section 20.73.040). The reduction of 36 parking spaces to increase the landscape area, will result in a total of 544 parking spaces exceeding the city's minimum requirement of 348 parking spaces for the proposed development. More project details are contained in the previous staff report. RECOMMENDATION: The Planning Commission should review the revised plans and offer comments. d e .Carlson, enior Planner Attachments: Exhibit #A -Project Data Planning Commission Staff Report June 18; 2009 Revised Plans -120- DESIGN REVIEW BOARD MINUTE S -121- MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of June 17, 2008 TIME: MEMBERS PRESENT: MEMBERS ABSENT: STAFF PRESENT: 4:00 P.M. Harris, Nelson, Nilmeyer, Ruiz and Williams none Steve Carlson, Senior Planner Gerry Beaudin, Senior Planner Maureen Morton, Contract Planner Patricia Cotla, Planning Technician ADMINISTRATIVE BUSINESS • 245 S. Airport -Per the DRB Members, a cross section was required for the monument signs. • 444 Allerton -Genentech is considering removing the Pine trees and the DRB members recommended replacing the Pine trees with London Plane Trees with a 1 tot ratio. • 806 Baden -Proposed plans were submitted and the DRB members felt the dwellings were still too massive for the site and the site is still lacking open space. Recommend re-design: suggest considering an off-set between the two buildings. 2. OWNER US General Svc Admin. APPLICANT Centrum Properties, Inc ADDRESS 1070 San Mateo Avenue PROJECT NUMBER P08-0041, UP08-0004 & DR08-0019 PROJECT NAME Use Permit (Case Planner: Steve Carlson) DESCRIPTION Use Permit and Design Review allowing the conversion of a single-tenant industrial building containing 571,748 square feet into amulti-tenant facility, the addition of 5 new one-story buildings with exterior changes to the building, new parking lots containing a total of 670 parking space and new landscaping containing a combined total of 52,200 square feet and a 24-hour daily operation, overnight outside storage of trucks and trailers, and uses generating 100 average daily vehicle trips. SSFMC Title 19, Sections 20.30.040(a), 20.30.040(b), 20.30.040(h), 20.30.040(1), Chapters 20.81, 20.85 and 20.120. -122- The Board had the following comments: 1. Traffic circulation is an issue given the single site street frontage. 2. Soften the street entry by placing the retail building adjacent to the landscaped setaing area. 3. The retail building is too close to the street and should be setback further. 4. Add street trees, (e.g. London Plane trees) and create a pedestrian path. 5. Provide a hardier substitute tree for the proposed trees at the site corners - the proposed trees will not thrive in the local wind conditions. 6. Revise the plans to reduce the excess paving, add more landscaped areas, consider providing planter boxes, and provide taller tree specfies, (e.g. Redwood or Pine trees). 7. The future roof mounted HVAC units need to be screened. 8. Revise the plans to include trash enclosures. 9. Revise the plans to relable Building #2. 10. Consider a new color scheme for the buildings, as the grey tones are too industrial looking. 11. Revise the buidling elevations to show a consistent fagade articulation and finish. Increase the amount of glazing on the buildings 3 Re-submittal Required. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME Ella H. Yamas Spark of Creation Studio 1 S Linden Avenue P08-0045 & UP08-0006 Use Permit -Dance Studio 4. (Case Planner: Steve Carlson) DESCRIPTION Use Permit allowing an indoor sports and recreation dance studio generating 100 average daily vehicle trips, situated at 1 South Linden Avenue Unit #1 in the (P-I) Planned Industrial Zoning District, in accordance with SSFMC 20.32.030(c), 20.32.060, & 20.81. The Board had the following comment: Check with the Building Department with ADA requirements for the site. Recommend Approval with Conditions. OWNER APPLICANT ADDRESS PROJECT NUMBER PROJECT NAME DESCRIPTION Arshad, Mohammad Richard Camponuevo 753 Third Lane P08-0036 & DR08-0017 Arshad Residence -New SFD (Case Planner: Steve Carlson) Design Review of a new single family dwelling behind 750 Baden Avenue in the Medium Density Residential Zone (R-2-H) District in accordance with SSFMC Chapters 20.18 & 20.85 -123- MINUTES SOUTH SAN FRANCISCO DESIGN REVIEW BOARD Meeting of July 15, 2008 TIME: 4:00 P.M. MEMBERS PRESENT: Harris, Nilmeyer, Ruiz and Williams MEMBERS ABSENT: Nelson STAFF PRESENT: Steve Carlson, Senior Planner Gerry Beaudin, Senior Planner Sean Flanagan, Associate Planner Mike Lappen, ECD Coordinator Maureen Morton, Contract Planner Patricia Cotla, Planning Technician 1. ADMII~IISTRATIVE BUSINESS • New Associate Planner Sean Flanagan was introduced. 2. OWNER US General Svc Admin. APPLICANT Centrum Properties, Inc ADDRESS 1070 San Mateo Avenue PROJECT NUMBER P08-0041, UP08-0004 & DR08-0019 PROJECT NAME Use Permit (Case Planner: Steve Carlson) DESCRIPTION ~~Re-Submittal" -Use Permit & Design Review allowing the conversion of a single-tenant industrial building containing 571,748 square feet into amulti-tenant facility, the addition of 5 new one-story buildings containing a combined total of 52,200 square feet, 24-hour daily operation, overnight outside storage of trucks and trailers, and uses generating 100 average daily vehicle trips. SSFMC Title 19, Sections 20.30.040(a), 20.30.040(b), 20.30.040(h), 20.30.040(1), Chapters 20.81, 20.85 and 20.120. The Board had the following comments: 1. Carry the barrel vaults back an additional 4 feet. 2. Revise the plans to include trash enclosures with proper screening. 3. Design the frontage of the building with a more urban approach: the sidewalk should be straight, not meandering. Confirm sidewalk width requirements with the City. Place street trees at a regular on-center spacing (25' +/- or per City requirements). Locate street trees in curb-side tree wells with cast iron grates that meet City standards, or alternatively, create a planted or turfed rectilinear parkway strip with trees planted within it. Street trees should be large, deciduous canopy trees, for example, London Plane tree or similar. 4. Add pedestrain walkways to connect the seating areas to adjacent walkways and the parking areas as dsicussed in the meeting. 5. Better articulate the rear elevation (parking lot side). Recommend Approval with Conditions. -124- APPLICANT'S MATERIAL -125- eadl~n Des3~?r: `r~r ucmmerci~t Red[ estate ~..... ~.:ai:?'e u~;r.ir:9 ..%~N£:.:~J ~''~ v~sr'°~V`z"',~ MEMORANDUM Date: 07-20-09 Project Name: SSF Logistics Center To: Steve.Carlson, City Planner Project No.: SNR08-0008-00 City of South San Francisco 315 Maple Avenue South San Francisco, CA From: Steven Snyder Subject: Green Narrative Copies To: Michael McLean; Centrism George Okita, California Commercial Real Estate Services Jennifer Renk, Luce Forward This memorandum is to serve as the narrative for the Green building concepts for the South San Francisco Logistics Center (aka GSA Renovation) at 1070 San Mateo Avenue. It is the intent of the developer to meet California`s Title 24 requirements and where possible exceed those requirements. The Green building concepts that are going to be incorporated are: 1. Full building re-use 2. Increased landscape and pervious areas a. Inclusion of mature trees b. Native drought tolerant landscaping c. Employee amenity areas which utilize attractive landscaping and permeable pavers 3. Introduction of natural stormwater treatments methods a. bio-swales and bio-retention areas to naturally treat runoff and satisfy C3 4. Drip irrigation for water conservation and efficiency 5. Reuse of existing underground utility systems such as storm drain and sewer systems a. Utilizing existing storm water pump system to make sure that storm water is discharged at the same rate as pre-project rate therebym;n;mi~ing the erosion impacts to nearby water courses and the bay w: ~re~i~,ssas2~s.c rss~ 6. Ambient Solar Skylights inside the building reduce electrical lighting 7. Energy efficient HVAC systems & lighting control systems .,cr. , .,;,,,,` , \y G,, 8. Recycling of existing materials s y_ L p> ar. ~-~M,,;>,. ca~~.,rnit. a. Site Lighting G,Js~ b. Asphalt re-used for fill and subgrade M: UobsoB\Califomia Commadal Real Estate Services\--~-~~ 'SA_Renovation\Cad\Site Development\GSA Green Nazrattve.doc PHge1 - 12 6 -' ~`j11 ~~.1/ iFA.~L Leacil$~iy ~esi~r<: ;ar C~€ns~aerci~i' feat ~*.~tee i)'a~r`I t;y 3C~~ i. _o Additionally, depending on the type of user or tenant brought into the existing building and new buildings, the Developer will be looking at other Green building components such as Solar Panels for power systems, permeable pavers, low flow fixtures incorporated into the site design, and a whole host of other options. If there are other Green building concepts that are beneficial economically and logistically, the Developer intends to explore those concepts as well. M:17abs08\Cali[omia Commercial Real Estate Services\SNROB-0008.00 GSA Renovation\Cad\Site Developmen _ I ~ ~ _rative.doc PagE 2 ~~ _4 .. `~ ` ; ' 6RlC~~1 ~ ASSC~ClAT~S TECHNICAL MEMORANDUM To: Michael McLean, Centrum Properties, LLC cc: Jennifer Renk, Luce Forward From: Joanne Brion, Brion & Associates and Michelle Nilsson, Nilsson Consulting Subject: Direct Economic Benefits of Centnxm Logistics Project, South San Francisco; B&A #2381 Date: July 2009 This economic benefits analysis has been undertaken for Centrum Properties, LLC (Centrum), who recently purchased two parcels in South San Francisco (City), located at 1070 and 1080 San Mateo Avenue. Centrum is renovating and expanding the existing building on 1070 San Mateo Avenue. The site has been underutilized for many years and is currently used by federal agencies, which have not generated any local taxes. The proposed project also will include several small building pads with light industrial uses on the 1080 San Mateo Avenue site, with an additional pad for retail, limited restaurant, and business services along the San Mateo Avenue frontage of the 1070 San Mateo site. The project site is located on the southern edge of the City boundaries and is directly adjacent to the City of San Bruno. Thus, some economic benefits will accrue to San Bruno as well. This direct revenue analysis considers the potential. annual revenues associated with the City's General Fund, including property, sales, and other revenues, like fines, franchise fees, and business license revenues. Benefits of new employee spending in San Bruno are also included. The benefits of the proposed project to other taxing agencies, like the County of San Mateo and local school districts, are estimated, as are one-time revenues, such as impact fees and transfer taxes. The multiplier effects of new employee spending in the local economy are also included. 2641 Bamdance Lane • Santa Rosa, CA 95407 • teUfax 707.570.1477 • Joanne@brionassociates.com -128- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 KEY FINDINGS Given that the. site was previously owned and used by federal agencies, it did not generate much direct local revenue. Therefore, the proposed project will significantly increase public revenues and benefits. Key results of this analysis include: A. The City's General Fund would receive about $288,000 from the project annually. The majority of these revenues would be new, as the site does not generate much revenue for the City currently, at just approximately $19,000 per year. This is an increase of about $269,000 in revenues to the City from the site. B. There would be additional sales tax revenue generated by new employee spending associated with the project, or an estimated at a total of about $4.1 million. The net new increase in spending from new employees would be about $3 million per year. o This employee spending would generate $3 million in new support for retail in San Bruno. About 25% or $1 million would be spent on the project site retail businesses. o Approximately $29,000 per year in additional sales tax revenues would be created. About 75% or $22,000 per year of employee spending sales tax is expected to be captured by San Bruno, given that downtown San Bruno is very close to the site. The remainder would be on-site retail sales and captured by South San Francisco. C. Total annual property tax revenue from the project would be about $1.1 million per year in constant dollars. o San Mateo County would receive about $276,000 in properly taxes from the project site per year; o South San Francisco would receive about $178,000 per year; o South San Francisco Unified School District would receive about $469,000 per year; and o The remainder would go to the local college district and other service districts. D. The project would generate 1,003 jobs, of which about 740 are assumed to be net new jobs for the site. E. Construction activity associated with the project would generate about 148 job years of local construction employment.. F. The project would pay about $29,000 in City child care fees and $22,000 in local school impact fees; both of these fees only apply to the net new building space developed, which equals about 51;000 square feet (sgft). Prepared by Brion & Associates Final Analysis 2 -129- Centrum Logistics Economic Benefrt Analysis City of South San Francisco July 2009 G. Net new employee spending on the site of $3 million would generate an additional $1.5 million in economic activity. in the area, or a total of $4.5 million and support a total of 55 retail and service related jobs. ECONOMIC BENEFITS Table S-1 summarizes the economic analysis results for the Centrum Logistics project on the City's General Fund and other taxing agencies. One-time revenues to the City and School District are also presented. The following represents the findings of the analysis: 1. The General Fund revenues attributable to the proposed projects would equal about $288, 000 per year at project completion. General Fund revenues include property taxes, direct sales tax, motor vehicle in-lieu fees, and minor revenues, such as business license taxes, fines, and franchise fees. The existing development generates almost no revenue for the City, as it is owned and used by federal agencies, which are exempt from local taxes. 2. Over the next 20 years, a total of $5.38 million in net new tax revenues to the City of South San Francisco will be generated. In constant 2009 dollars, the project would generate about $5.38 million in revenues to the City over 20 years. This is a significant benefit from the site, as currently the City receives very little revenue from the site given its use by federal agencies. 3. The project would generate about 1,000 jobs for the City, an increase of 740 net new jobs. The project site is currently underutilized and is estimated to have about 262.existing jobs associated with the U.S. Postal Service and other federal agencies. We estimate employment based on standard square-foot per employee assumptions. The agencies that have been using the buildings may have less employment than this estimate, and thus, net new jobs could be higher. 4. One-time construction employment is estimated at 148 job years of employment. This analysis assumes the project would be completed within one year Prepared by Brion & Associates Final Analysis -130- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 Construction employment is estimated by taking total construction costs estimated at $23 million. Assuming half are labor costs and dividing that amount by the current average salary for non-residential industrial building construction, which is about $77,500 in San Mateo County according to State Employment Development Department data, give us the 148 job years. 5. New employees would generate additional new sales tax for the Cities of South San Francisco and San Bruno, estimated to total $29,000 per year. Total net new employee spending would equal about $3 million in taxable sales per year. Given that the site is located on the San Bruno/South San Francisco border, we assume that most of the employees will frequent downtown San Bruno because it is much closer than downtown South San Francisco. We assume that 75% of employee spending would be captured by San Bruno and 25% by South San Francisco. This would equal an additional $2.25 million per year for local San Bruno businesses or $22,500 net new sales tax revenues. The other 25% of employee spending is assumed to be captured on-site by the project retail. On average, employees assumed to spend about $16.90 per work day, based on a study on employee retail spending habits.l 6. The proposed project would generate a total of $29,000 in child care impact fees and $22,000 in local school impact fees. Table S-1 summarizes the estimated impact fees the project would pay. Impact fees are levied on new development, and, provided that much of the building space on the site already exists, the project would be subject to impact fees on 51,325 sgft of net new space. It is assumed that the site is well served with water and sewer, and as a result, we have not estimated any. new water and sewer fees. However, there could be some additional sewer and water fees. The project would pay a number of normal building permit fees as well. 7. One-time benefits or revenues would total $52,900 from the real property transfer taxes related to the first time sale of the project site to Centrum. One-time revenues include revenue from initial sale transfer taxes, as summarized in Table S-1. Transfer tax occurs at the sale of initial development (in this. case when the site was purchased by Centrum), and over time as properties resell. This revenue has already accrued to the City and County, as the site was purchased in 2008, but is still considered a benefit. We assume the project site would not turn over in the near future, so•no annual transfer tax revenue is assumed from the project. 1 Per International Council for Shopping Centers "Office Work Retail Spending Patterns" 2004: average annual expenditures per week for suburban locations (50% of $169 adjusted to 2009 dollars) multiplied by 48 work weeks, divided by 240 work days. Prepared by Brion & Associates Final Analysis 4 -131- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 8. Employee spending would generate an additional $1.5 million over the direct net new spending of $3 million. As shown in Table S-2, new employee spending in the local economy would support 9 direct jobs and a total of 55 jobs in the local economy. Most of this activity is expected to occur in San Bruno and South San Francisco.2 Direct jobs would be supported on-site and nearby as discussed above. Indirect jobs and spending are the goods and services used by retail and services business direct activity, and induced effects are the effects of salaries of employees in the local economy that work at the retail and service businesses under direct effects. This represents the total economic impact of direct net new sales in the local activity. Table S-2 Economic Impacts of Net New Employee Spending (1) Centrum Logistics Economic Benefits Analysis Alternative Direct Effects Indirect Effects Induced Effects Total Effects Centrum Logistics Project (Net New Sales) (2) Economic Effects $3,002,000 $658,000.. $817,000 $4,477,000 Employment 46 4 5 55 { 1) Data from IMPLAN Professiona12.0, with data for San Mateo County, 2007. (2) Based on average annual expenditures per week ($143 in 2004) for suburban locations times 48 work weeks divided by 240 workdays. Adjusted to 2009 dollars, total annual expenditures are $169 per employee. We are using 50°l0 of this factor for this analysis to be conservative and net new sales. Total sales equals $4.1 million. Expenditures include food, beverages, sundries, personal items, gifts, and other small purchases. (Source: International Council for Shopping Centers "Office Work Retail Spending Patterns" 2004). Sources: IMPLAN Pro; Brion & Associates PROPOSED PROJECTS Two land uses currently occur at the project site, each on a separate parcel. The first land use, which is on a 5.23-acre parcel, includes off-site parking intended for patrons of the San Francisco International Airport. This private facility, with the address of 1080 San Mateo Avenue, includes an approximate 975 sgft, single-story building, entry canopy, several attendant stations, and open surface parking lot with 670 parking spaces. The second land use, which is on a 19.79-acre parcel, consists of warehouse and distribution within an existing 571,748 sgft 2 These estimates are made using the IMPLAN Pro input/output model for 2007 and using economic data for San Mateo County. Input/output models are generally run at the County level. s Taken from the Centrum Logistics Project Draft Environmental Impact Report, pages 43-53, prepared by Lamphier Gregory for the City of South San Francisco, 3une 2009. Prepared by Brion & Associates Final Analysis 5 -132- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 single-story building located at 1070 San Mateo Avenue. This building's interior has been divided into ten units with three office spaces. Concrete and paved parking and driveway areas surround the building. Current building occupants include the General Services Administration (GSA), U.S. Postal Service (LISPS) and the Drug Enforcement Administration (DEA), who use the facility for the storage of office equipment and seized property, as well as the processing and shipment of mail. These uses occur within five of the ten mentioned tenant spaces and account for approximately 237,477 sgft of the building's floor area. Of this utilized space, approximately 77,477 sgft are occupied and used by the USPS year round. The remainder of this building space, approximately 160,000 sq. ft., is used by the USPS for only five months out of each year. Proposed uses of Buildings 1 through 6 include eight use types permissible under the site's Industrial District zoning designation ("M-1") (Section 20.30.020). These include: - Wholesaling, Storage and Distribution; - Custom Manufacturing; - General Industrial; - Light Manufacturing; - Laundry Services; - Personal, Storage; - Business and Professional Services; and - Retail, including food and beverage and convenience. Full development under the proposed project is referred to as "buildout." Although the project intends to accommodate up to potentially eight different land use types (within Buildings 1 through 5), as permitted in the M-1 zone, the actual mix of tenants is unknown. Therefore, in order to describe the,project in a manner that can be adequately assessed in the DEIR, a Reasonable Occupancy Scenario is defined in terms of floor area per land use type. The Reasonable Occupancy Scenario is defined as follows: - 368,969 sgft of General Light Industrial; - 245,979 sgft of Wholesaling, Storage, and Distribution; - 1,500 sgft of Eating and Drinking Establishments (Convenience and Limited); - 1,000 sgft of Convenience Sales; and - 6,600 sgft of Business and Professional Services. We have used this project description for purposes of this analysis. Prepared by Brion & Associates Final Analysis -133- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 Figure 1: Project Location and Site Map _ .~' r ~...s.~-e.-.m.£ r w~ ~ _ _. ""-, j ~ ' _ - - ~- _ __ € 1 _ ~ ~ ~~o ~ Avg ~ ti ~ ~ ~ ~ ~ " O ^ Q1 ~>f m PVe 4. ~ ~~ah ~t ~ ~~~ ~` ~ `~ ` ~ ' ~ ~ ~ Pro)ett ~ '~ ~ ~' ~ Shaw Road ~ ~ ~,~ _ i ~ ~ 1 O/+. ~4 3 ~~ { ~~ ~( ~ i ti ~~~'~,.J' ~ ~I ~ 4J ~ ~s,{~ n 5~ !V ~~ ~ ~ -; Sco `~,,..~.~--E °~ ~~ '`~'~t~~ ~ ~ ` City of South '~, ~t ~ - ~~~_, '~:, 3 g ~'~ _"'~--= =.-~ ~ San Francisco 3 ~tg~S ~,, ~ ~ ~ ~~ ~~ v f l~ ,° ':t ~ I ~llatnut~StrzEe_t, !,____, ~ t T '~` ~,r' ~ `, i `~ ~ E Sin Bung E ~ .% E A.~-•4y-~~~ ,-. '~ ~ t, z/i; b jE .r~ ~ a c / ~ et i S ~ ~ ~~. ~ i ~ F ~ .~ } ; 4 V~ ~~. ~ t ~ ^ i '~ '~ a~ ~a 1~~~,:~~`""', t ~ ~ Citt~r ~i~~ari``~runo ~% `~, F f f . { j ~,~` ~ San Francisco . t t S ~,°"° `• _}.`_k ~ ~,.--~` ;,~.:, ~ ~ ~ ~~ " ' ~ ~~ ~ ~x, ~`t International ~ ` { ~ ~~ ~; `e~. ~'" °~~ ~ ..-~ ~Ey `~.~-''`x ~ / ~ ~ ~ ~`' ~. Airport ~ k t ~ E ~1±^~~ ~ y f Y 4 . Prepared by Brion & Associates Final Analysis ~ -134- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 REVENUE BENEFITS ASSESSMENT The following section presents the approach and assumptions used in the economic analysis. It provides the detailed tables and supporting data required to conduct the analysis. The City of South San Francisco's Proposed FY 2009(2010 budget has been used. We have consulted with various City and School District representatives for this analysis. The analysis is a static buildout analysis, which analyzes the impacts of the project at full buildout and completion. This study presents the fiscal analysis in 2009 constant dollars. Note that all tables are presented at the end of the discussion below and in the appendices. PROJECT LAND USE, DEMOGRAPHICS, AND GROWTH The development assumptions by land use are shown in Table 1. The proposed project has a total of 624,048 sgft of space on a 25.02-acre site. About 369,000 sgft are General Light Industrial, and 246,000 sgft are Wholesale, Storage. The remainder is retail and business services, which total 9,100 sgft Table 2 summarizes current demographic estimates in the City of South San Francisco for 20094 in addition to projected population and employment for the proposed development based on ABAG Projections 2007. Approximately 63,000 residents currently live in South San Francisco, and approximately 44,200 employees work there. For the City's existing 20,600 households, the average persons per household factor is 3.1. Total daytime population, which is an estimated measure of users of various public services from both residents and workers, is calculated by adding 33% of employment to 100% of population and is approximately 77,635 for South San Francisco as of 2008. Current average income for the City of South San Francisco is estimated at $93,000. The project would add an additional 1,003 employees. Daytime population from the project equals about 331. The proposed project would increase employment by about 1.7%, and daytime population would increase overall by about one-half of 1 %. Daytime population is used in fiscal and economic studies to equate employment uses with population uses. This approach recognizes that employees are not present 100% of the time in a city, and thus, some revenues would be less than those from residents. Table 3 shows estimates of the project's residential population, employment within the project, household income, and anticipated construction employment when the project is built. - Employment: To estimate employment the analysis assumes about 550 gross sgft of general light industrial space per employee, 800 sgft of wholesale and storage space per employee, and 375 square feet of retail and business services space per employee. There would be 671 employees associated with general light industrial uses, 307 with wholesale and storage, and 24 with the retail and business services uses. - Daytime Population: As described above, daytime population would be 331. a Estimates are based on ABAG Projections 2007. for the City of South San Francisco, California. Prepared by Brion & Associates Final Analysis $ -135- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 - Construction Employment: The cost of construction wages for the project is estimated to be about 50% of construction costs ($23 million), based on the average annual construction salaries for commercial buildings as of 2007. The analysis estimates that the project would create about 148 temporary construction jobs based on an average construction wage and salary of about $77,600 per year in San Mateo County. This data is from the California Employment Development Department. Estimated Market Values The projected market values for each land use are presented in Table 4. Market value or assessed value is used to estimate property taxes. For purposes of this analysis, the project's average market value is assumed to be the same for all projects, at about $175 per sgft. There could be some minor differences from building to building or use to use. The total assessed value for the project is estimated at about $109.2 million. The current site does not have "assessed value" for purposes of estimating property tax revenues, as it was used by federal agencies, which are exempt from paying property taxes. CITY REVENUE ANALYSIS The following chapter describes the methodology and assumptions used in the revenue analysis, followed by the economic benefit impacts of the proposed project at buildout. This includes the project's potential benefits to the City of South San Francisco's General Fund; as well as other one-time benefits from the collection of impact fees and transfer taxes. The City's General Fund provides most of the project's required public services and collects the majority of revenues associated with development of the project. All other City funds are not analyzed here, as these are either not expected to be impacted by the project or are funded with separate funding sources such as user fees. General-Fund revenues generally include discretionary funds, such as property tax, sales tax, transient occupancy tax, motor vehicle in-lieu fees, franchise fees, and.other per capita revenues. The project would not impact all City revenues as noted in Table 5. Charges for services and user fees are assumed to offset departmental costs and are not forecast. Items such as interest and rent would also not change with the project anal thus are not forecast. Given that the project is a renovation of existing buildings, it is assumed that it would be completed within orie year. It might take a few years to lease, and these revenues may thus accrue as tenants occupy the buildings. Some revenues, like property taxes, occur whether the building is occupied or not. This analysis is based on full occupancy of the building. Results of this analysis are in constant 2009 dollars. As described in Tables 5, the impacts on General Fund revenues can be gauged by proportional measure or by detailed analysis in detailed tables. Some items, which are deemed not impacted, are not forecast, as noted. Prepared by Brion & Associates Final Analysis 9 -136- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 Average Revenue Approach Most of the revenues in the analysis are projected in proportion to one of two average revenue factors: - .Worker population: Termed "Per Employee" in the tables; these revenues are only generated by employees or businesses. o General Fund Revenues: Business License Tax - Combined effect of residents and workers in the project: Termed "Per Daytime Population"5 in the tables, these revenues are generated by both residents and businesses/employees at a lower level than population. o General Fund Revenues or Expenditures: Franchise Fees, Fines and Forfeitures, and Motor Vehicle In-Lieu Fees.b All other revenues are forecast on a marginal basis or a case study basis and have individual tables that detail the calculations of how the project would impact each revenue. Marginal Analysis Forecasts of some revenue items result from logical marginal analysis other than the proportional methods above. For these, the analysis has distinct applicable methodologies for each item in separate detailed analysis tables. Detailed revenue and cost estimates are provided in Appendix A. - General Fund Revenues: Property Tax (Table A-1); Sales Tax (Table A-2); Real Property Transfer Tax (Table A-3) Non-Impacted Items Finally, some General Fund revenue items are not forecast at all in this analysis; if they are not logically impacted by growth or by any other effects of the development, they are termed "Not forecast" in the tables. Charges for services, user fees, and intergovernmental revenues, or one- time grants, are examples of this type of General Fund revenue item. GENERAL FUND REVENUES Table 5 and Figure 1 summarizes the project's General Fund and other revenues. s Daytime Population equals 100% population plus 33% employment. 6 The current methodology for the State to allocate this revenue source to local cities is based on increases in assessed value. Given the state budget process, we expect changes to occur and thus have estimated this revenue source on a simple per daytime population basis. Prepared by Brion & Associates Final Analysis 10 -137- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 Figure 1: General Fund Revenues: Centrum vs. Existing Development $200,000 $iso,ooo ,.~ $160,000 - sr~ $140,000 c $120,000 ~ $100,000 .., $80,000 ~° $60,000 d ~~~ $20,000 $- l~o~o.a~ tSS ~~tifie ~~S~fib ~l Existing Uses ^ Centrum Logistics Property Taxes Property taxes are based on the market values discussed above and tax allocation factors by public agency. The average market values by land use developed for the project are applied to the proposed project to estimate the new assessed value. Property tax revenue is equal to 1 % of total assessed value of the project. The City receives 16.33% of the 1 % property tax revenue. The County of San Mateo receives about 25%, and the South San. Francisco Unified School District receives about 43%. The local college district, flood control, air quality, harbor districts, and the County Education Fund receive the remainder of the property tax revenues. Under the restrictions of Proposition 13, the assessed value of existing development can be increased by 2% per year if the property does not turn over. For property that resells, the assessed value is adjusted to reflect the actual sales price. Thus, some properties' assessed value grows at.2% annually and some at much higher rates. This analysis is static and does not reflect these increases in assessed value over time. We assume the project will not be sold in the short term. Prepared by Brion & Associates Final Analysis 11 -138- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 Figure 2 Distribution of Property Tax Revenues by Agency 8°i° 7% ~iz`>. '~;~~. ~~~ ~; tg1~.?~~ r~,,t,:. County General ^ City of South San Francisco South San Francisco Unified 44% 16% General ^ SM Junior College General. Fund ^ Other Sales Tax The City will receive 1% of total taxable sales applicable to the project's business and employee retail expenditures. Table A-4 also shows direct sales tax generated by new retail and businesses on site, and indirect from employee spending. It is assumed that business-to-business sales or direct sales to the public generate sales tax revenues for the City. Taxable sales per square foot of space are estimated for general light industrial uses only at an average of $15 per square foot. Sales tax is 1 % of this amount. The retail uses in the project are also assumed to generate sales tax. We assume 2,500 sgft would generate retail sales tax with a taxable sales factor of $400 per square foot. Employee expenditures would also generate sales tax for the city. This is considered an indirect economic benefit and would accrue to both the City of South San Francisco and the City of San Bruno given the site's location. To calculate sales tax revenue from employees, the estimated total employment of 1,003 is multiplied by $16.90, the average daily expenditure per work day, based on 50% of typical average expenditures of suburban workers (2004 data adjusted to 2009 dollars based on the CPI). We assume San Bruno would capture 75% of these sales, and South San Francisco about 25%. Revenues from existing employees and uses are estimated as well and the net new benefit is shown. Prepared by Brion & Associates Final Analysis 12 -139- Centrum Logistics Economic Benefrf Analysis City of South San Francisco July 2009 Business License Tax Business License Tax is revenue generated by the business license fees chaxged by the City of South San Francisco for running a business within its jurisdiction. For the land uses included in .the project, the annual tax is levied based on a flat rate of $75 plus $15 per employee. Motor Vehicle In-Lieu The motor vehicle in-lieu fee is the portion of annual vehicle registration that the City receives based on a new complicated formula involving increases in overall citywide assessed value. In the past, this revenue source was allocated to cities based on a per capita formula. For this analysis, the revenue is forecast based on the project's proportional increase in City's overall assessed value. Given the current State budget impasse, we assume that the methodology for allocating this revenue source to cities may change yet again and thus have estimated this revenue source on a simple per daytime population basis. Currently, the City receives about $63 per daytime population. . Franchise Fees Franchise fees are paid by the providers of utility, garbage collection, and cable television services from charges levied on customers (residential and businesses). For this analysis, it is calculated at $12.87 per daytime population. Fines and Forfeitures This category includes fines for traffic and parking violations, vehicle code fines, and library fines. Fines and forfeitures refer to revenues generated by parking tickets, local traffic tickets, etc. For this economic benefits analysis, revenues from this source are estimated at $15.52 per daytime population. Revenues from this source make up 2% of the total revenues to the City of South San Francisco's General Fund. Prepared by Brion & Associates Final Analysis 13 -140- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 ONE-TIME AND OTHER REVENUES The project would generate a few one-time revenues for the City and the local school district. These include: - revenue from initial sale of property (real property transfer tax); - child care impact fees; and - school impact fees. Impact fee revenues are estimated in Table 6. These revenues would accrue to the City over the course of the construction period as building permits are pulled, which would likely occur all at one time for this project. Impact fees accrue during the construction period. The City receives $0.55 per $1,000 of assessed value, or half of the full $1.10 rate, as shown in Table A-3. Total transfer taxes are estimated to be $52,900 .based on an approximate sales price of about $48 million in 2008. This generated about $26,500, in real property transfer taxes for the City. An equal amount was generated for the County of San Mateo. ,School Benefits Schools will also receive increased revenues as a result of the development project. The City of South San Francisco's property taxes fund the South San Francisco Unified School District. This district would receive about $469,000 annually in revenues. from property tax. The school district will also benefit from one-time impact fees at the time of development, receiving a total of $21,000. The impact fee would only apply to net new square feet of space associated with the project. The district's current school impact fee is $0.42 per sgft The project would not generate any new students, and thus, this revenue will benefit existing children and students in the community. ECONOMIC MULTIPLIER EFFECTS IN LOCAL ECONOMY We have analyzed the economic and employment effects of employee spending on the local economy using IlVIPLAN Professiona12.0® software. with data for San Mateo. County, California. The results are discussed under the findings section above and are for San Mateo County as a whole. The input/output analysis provides an analysis of the benefits of economic activity such as employee spending in San Mateo County. The magnitude of the potential economic impact is in direct relation to the complexity of the local economy, as well as the presence of goods and services required by a particular industry or activity. For example, the economic impact of a California sales tax initiative to fund mass ~ Input/output models are prepared at the county level and are not accurate at the city level. This is in part due to data limitations in employment and other economic activity at the local level. Prepared by Brion & Associates Final Analysis 14 141- Centrum Logistics Economic Benefit Analysis City of South San Francisco July 2009 transit resulted in very little multiplier effect because very little mass transit (i.e., trains, buses, and ferries) is actually manufactured and produced in California. In general, manufacturing has a broader economic multiplier effect than, say, the activities of a dentist or some other type of service activity. There are 509 industry sectors in the 1MPLAN model, most of which have some type of economic activity in the San Mateo County economy, given its size and complexity. There are a total of 440 economic sectors present in San Mateo County as of 2007. - Economic Effects: This line item represents all of the economic activity, including commodity inputs, labor income, and property income. - Employment: This line item represents the number of jobs, on an annual basis, that will be generated as a result of each impact. The multiplier impacts of each impact include direct, indirect, and induced impacts. - Direct Effects: This impact indicates the economic response for a given industry of final demand for that same industry, such as a change in employment. - Indirect Effects: This impact signifies the economic response of all local industries to the new industry purchasing from other industries. For example, the project may spark changes in the number of jobs throughout San Mateo County. - Induced Effects: This impact describes the economic response of all local industries in San Mateo County to the expenditures of new household income generated by the direct and indirect effects of fmal demand for a given industry. These induced effects typically occur in retail and other local-serving industry categories, such as education, health care, and personal services. - Total Effects: The total multiplier effect of a given economic activity is the sum of the direct, indirect, and induced effects. It represents the entire economic response to final demand. Prepared by Brion & Associates Final Analysis 1 S -142- Table 1 Project Description by Alternative by Land Use Centrum Logistics Economic Benefits Analysis Centrum Logistics Total Site Area 1,089,871 sgft 25.02 ,acres General Light Wholesale, Stand Alone Non-Residential Uses Industrial Storage, Etc Pads Total Sqft Main Bldg 368,969 245,979 614,948 Retail -food 1,500 1,500 Retail -Convenience 1,000 1,000 Business and Professional Services 6,600 6,600 Total Non-Residential Space 368,969 245,979 9,100 624,048 Parking Total Spaces Total Parking Spaces (surface) 641 Existing Uses Total Site Area 1,089,871 sgft 25.02 acres General Light Wholesale, Stand Alone Non-Residential Uses Industrial Storage, Etc Pads Total Sgft Parcel l - 5.23 acre 975 975 Parcel 2 - 19.79 acres Total Non-Res Space 571,748 571,748 0 572,723 0 572,723 Parking Total Spaces Total Parking 670 Sources: Centrum Properties; Brion & Associates. . Prepared by Brion and Associates 2381 Centr - 14 3 - • 15.09 7/18/2009 Table 2 Current City Demographics - 2008 Estimates and General Fund Centrum Logistics Economic Benefits Analysis Estimated 2009 City Demographics City Demographics (1) Population (1) 63,060 Households (1) 20,602 Persons per Household (1) 3.1 Employment (1) 44,168 Daytime Population (2) 77,635 Household Income (1) $93,020 (1) From ABAG Projections 2007, 2009 Estimate based (2) Daytime population is equal to 100% population and 33% of employment. Sources: ABAG; Brion & Associates. Prepared by Brion & Associates 2381 Centr - 14 4 -'.15.09 7/1 S/2009 a 0 0 h M H i ~^ Qi ~, 4 C 0 C I O W ~~ O a a c U .~ d ~ ~ d V ~ C O H ~i1 S. o W d C q at O ~"+ v 7+ ~ ~O Q+ z a " A ti w.i d A y 0 W ~n y 0 W d Oa •U ~ A n H ~..i d h V O N QI •O a W 7 C C v R. °' 'o 'C ~ a y A d a a N o v ~ ~ r n N N O W O rr ~' O ti ~ ~ ~ W V] N M Q\ M N ~ ~ M N N 00 N -. i i . . O W O 0 0 ~ ~ v'^ ~ [~ n ~~ ~ ~ M ~ N ~ ~ O S O N O M y ~D M O M O ~ C F LTa ~ O~ O~ O im ~ ci'.. ~ V ' N ~ M N ~O ~ U ~~". (~ C o ~ ti .b ~ a ~ o a ~~ Qw +~ _O a ~ ob b ~ t~~~H w a O .-~ ~ ~ r.+ _ ~ O d ~'.~ ~ O w ~ w H A °o °o ~ O O O O v O ~r M ~--~ ~ ffl 69 O d ~I U d Z b09 60R 7 y W O O O O v 00 O N .--. 69 69 FBI ~.' d U d O W G '~ c 0 U O U ^ w y_, O 2 ~ o N Y O ~ O O a ~ ~ ~,' 0 0 ~ o .U U O .U ~a ~•~~ U ~ ~ U ~~~o~ H A ~ U H 0 . ~ vi ' ~ O v + C ~' y ~ 7 ~ ~ 'b ~ ~ .~ ~ ~ ~ ~ y ctl ~ ~ b ~ ~ ~ U ~ •r, ~ O7 O ~ y Q. Y ~ yr ~ ~' ~ ~" T ~ N Y . r ~ N ~ ~ A N N N ~ ~ ~ N . r,~ ti ~ ~ y ~ C ¢~ O O O ~ ~ N Q N W .-r ti u O P+ y z.. SR-S~ ~ H a ~ ~ 4~ b N O h ~ N ~ ~1 ~+ ~ N N C C F b •~ ~ ~ N N 4r C ~ _ ~ t. .~ y ~+ ~ ¢1 ~ M ~•" + O' C M ~ ~ Q 'U O O N y O 00 M U C o 'd , N ~ b O N ~ .o P, ~ U ' ¢~ N N ~ ~ ~ ° ~ ~ ~ °: 0 O ~ ~ y T ~ O N O O ~ O cd~ ~ ~ _~ ~ vi ~ h !A C~ W ~ Qy . ti ~ ~ O O O ~ ~ ~ ~ 4 " ~ ~ ~ r ~ ~, o ~, ~ b N a .~ O A. M N ~ ~O N W y A ~ ~' am M ~ v, ~ m O y , ~ ° ~ ~ ° e w ~ c75~n . A 0 ~ ~ r w ~: O h ri N U ti M N d C3 U O O ~~ Q 0. -145- a 0 0 ti VI .~ d (~ m y "~ d q A Pa a ~ U 'b J7 ~ C. = y U ~ ~ % '~ ::. d ~ ~~y ~ a !-~ fra ~ ~ v ~ ~ ~ ++ F C; U ,j ~ ~ p ~ r ~ H H R d 4 V q rr ~. ~ O ~ 7 C ~ s, ~ U b ~ ~ ~ .C v d ~. ~ o ~ Q ~. ~ ~ O U A y max: ~ ~ ~ ~ F ~~.+ 4 ~ ~ C ~ ~ U c ~ ~ c .~ ~~ W o a~i a C O d ~ A ~x ~ ~ ~ p ~ r F Y ~ C y., ~ V C O d v a~ C O V. Q -'7 b a ~ N O O O v~ M vl eF 7 ~O V' 01 O O v~ O h N N ~i 69 O O b9 69 r1 .-~ N3 d9 V7 h V1 ~ ~ ~ ~A n b9 69 64 69 avo ~n V N ~ M rn 7 ~ V) N v v°s E°s °~ o°s s°e O O O O 69 69 69 69 O N O N V1 N l~ ~ ~ r ~ N ~ N O O O h M h ~ ~ O~ `~D N 00 00 h O h N N ~ 'V' 69 O O 69 b9 H r1 sra v, V1 ~/7 h V'1 l~ C~ [~ l~ b9 b9 69 69 Q d ~~o ~ o rn rn o . c ~O ~ ~ N d > M N ~O y A W d .7 ~ U . W ~ ' d ~ 'b ~ y ~ _ b LS H ~ ti~-r ~ c C q m on ~; .d w y ~ C a ~~ ~ z ~ q V] C7 of y z N H N a~i s. x LL O R. C ~. a a C b Q W A c d ,~ 0 w I 'd U Q ~U N cV~ H ,D b C 3 y .~ Y 46- V]~ .o Q. .~ .~ OJ O a a~ U U 0 a O ti Ch U N d B O y 0 ~~ v 4 a a 0 0 h N y .~ y ea aa~i d d ~ ~ W ~ o ~. C7 ~ . "..~ y ~ •o ba d ~+~~r a .fir Ti ~~+ H W U ~ y ~ f: L z~~ U "" N ..yr W ~ u L y ~ •~ va d ~ ~ C Nd ~ W L 0 0 d ~ ~ s. f~ O 'O y~ C~ O ~ O ~ wpa~ d a d ~i o v h ~t ~ _ ~ ~ M h M ..~ 00 M ~ M Vl M ~ ~ ~ b9 6 9 69 b4 69 ~O ~}' M ..r 69 69 69 6R O Vl ~-+ O\ ~ +n M M M 40 N ~--~ 0o vi O d" vi vi ~ ~ N Fn EA 6 9 64 F/-? ~O h N ~ ~ N 6R 64 64 y ~ n V/ i•~. `/ ~ Y 3 3 3 3 ~o ~n ~n Go n ~ o a . . . . b b b b a~i o ~ o a~i o . a ~ ~ ~ a . ~ o , o . o -~ ~ ... N ~ ~ .b w ... . ~ a ~ ,b ~ ~ a. .. ;; ~ ~ ~ ~' ~ ~ y ~ ~ o ~ o o y ~ ~ ~ o ~, ~ o E-+ w E-+ Aw AW ~ ~ Aww y w ~ o ~ o~ o ~~ o w w ~ o o w o w va z ~ zaZ aaZOO a.zZO ZO 0 '7 O\ b N fif} N N fiR a b9 e 0 O O 0 0 ~ 0 0 0 0 0 0 0 0 ~ 0 0 0 0 ~ 00 M ~y M ~ M N h V1 00 ~!1 ~--~ 00 O V ~O l~ 'ch h O O O ~ O O O O O O O O O h 0 0 O\ h O O O O O O O O O O O O h 0 0 c7' M O O O 41 O R O O O N V O O ~n O' O i~ N 00 O O M o0 Q O N~~ Vl vi ~D ~n ~ O N V'1 00 h O 00 CT ~ to O 01 O ~ ~ N 7 W O~ h o0 Vl 00 ~ N O '•. ~ h N o0 h N o0 a\ M t~ O V1 d' 6R M ~-+ N N V1 ~--~ 64 N N ~ V3 N ~ . -r sss.5 s9 s9s~~varr~ ~s~ ~n ss rA es ti ~ .°.: ~ ~ k Q ~ ~ ° E" ~ d E~ •y b~0 O cad ~ ~ N .`L a ~ N w~ o o ~ v W o ~ y y ../ L (may' N VJ h i•r C d L• F4 c-1. ~ ~ ^~ N ~ N f~ ~ ~ ~ ~N ice. Q.1 Qi Q ' ~i •h f~ ~ ~ ~ ~^' ~r~~ IVA ~ ft1 Lei O N y~y '~ O O .S'i ~ '}' ~ ~ V ~ 3~-1 V ~awrnH~v:wcz~UmUis.~.~F4dOE-~ ~ F H F .~ b .'~".+ N O y .C 3 O •~ a 0 o, o k ~ :° .~ o F ~ o. ;; o ~ ~ o ° 't7 ~ ~ ~ N ~ o o a b M W b bq L.' .~. O •k •~ W 4i O ~ !3. y, .-. /N~ G iX O ~ ~ o `. o ~ ~ ~'' o o ~ ~ N ; d a., ~ ,n' a3 ~ .° ~ o o ~y ~ 'i, ~+ ~ a~ aw ~ ~ 0 0 '*~ o c~ o y ~ M ~ 7-: M .fl a~+ ~ ~ 69 C/] a~i ~ o N ^d a O O o L' ~ ~ U ~ ~1 •~ N N O ~ U cn a c4 o ~~ 0 h U N 0 •v 0 O ~~ d -147- Table 6 City and Other Impact Fee Revenue Centrum Logistics Economic Benefits Analysis Centrum Net Change or Impact Fee Logistics Existing Uses Increase Child Care Impact Fee $29,255 $0 $29,255 $.057 per net new sgft of space Public School District Fees $21,557 ~0 $21,557 $.42 per net new sgft of space TOTAL ALL IMPACT FEE ESTIMATES $50,812 $0 $50,812 (1) Based on City of Santa Rosa Fee Schedule, Effective July 1, 2008 Sources: Brion & Associates. Prepared by Brion & Associates 23$1 Centrum SSF-7.15.09 7/15/2009 -148- Cen~*m Zogistics Eco City °1~South ene~t-~nalysis San Francisco July 2009 AppendzX A: detail Re - Venue Tables Prepared b~, Prion ~ associates Final analysis _149_ Table Index Detailed Revenue Projections Centrum Logistics Economic Benefits Analysis Table # Table Name Appendix A Tables Table A-1 Property Tax Revenues By Project Alternative Table A-2 Sales Tax Revenues. Table A-3 Real Property Transfer Tax-One Time Benefit Table A-4 Summary of Average Contra Costa County Construction Worker Salary Source: Brion & Associates. Prepared by Brion & Associates 2381 Cents - 15 0 -'.15.09 7/15/20D9 a 0 0 N h n ~ h ~y ~ ^ya b ~ ~r ~~ v ~ d ~ .~ ~ i~.i a .~ pq o ~ u ~W y a ..yr ,~Ha y ~ i. F a U i.i O ty CyC e~ ~ i.i U a ~~ z ~~ ~~ y Z •nr ~ ~ W ~ ~z y ^'~ U c H 6~ O y a U ~7 6~ .~ H '~ b C~ O !F ~O O d' M ~ 00 O O~ ~O O O 00 h rl ~. ~ 00 00 M 01 M N ~ O v1 M d~ ~ ~O o0 d~ O O M 00 N V'i 00 O~ 00 N M N d' --+ Q~ O ~ ~ 69 ~ N N d' bF? b9 ~ O ~ H 69 (-j} ' 69 ~ o ~ O O 0 0 0 0 0 0 0 0 0 0 O !1' ~O O d' M d' 00 O 01 ~O O 00 h rl ~ ~ 00 00 M 01 M ~ O V7 M d~ 00 ~O 00 ~t O 0- 00 N ~n 00 _D1 0o V'i M N ~ --+ O ~ h bR M ~ ~ ~ N N d" b 4 6 4 6 9 ~ ~ ~~ ~ o bs .~. a o~ ~ ~ ~ 0 0 0 0 ~--~ d' ~ ~D O O M M ~ 00 M N 00 N N O N h ~ N M O~ N V~ •--+ N m h N~ N h 0 cn O O M ~1' N F+ ~ 'a N ° ~ O N ~ -° w o S~ it U ~"., ~ ~ QI ~ ~ N t." ~" V ~ a; ~ w ~ ~ U U ~ ~ E" r, ... V en N s ~ ~ (~ o ~ ,~ H Cpy C .-~ ~ ~j ~ ~ cC ~ O O O O O p ~ ~ o ~ ~ ° ~, U w w ~ ~ ~ '~ Q ~ ~ v°~ ~ ~, ° U U ~ x ~ W y . O ~ ~ ~ cC cd ~ ~' ~' ~ ~+ d' ~ A UU v~ v~ U U W U U O N M 0 e O O rl 0 H ° U 4-+ O ~ ~, ... U U N O U ~ O~ H °o 0 ~ N +~ cYi ~ H "~ O o ~ ~ U x~ ~ 0 ~~ ~ v ~ O wU U ~ ~ ~ 'C3 ~' V] Q~ C/a 0 0 h ti n U N U 5 0 .~~ a, -151- Table A-2 Sales Tax Revenues Centrum Logistics Economic Benefits Analysis Item Retail Sales from Project Retail Space (for information only, not used in analysis) Centrum Net Change or Assumption Logistics Existing Uses Increase New Retail Sgft 2,500 - Average Annual Taxable Sales per Sgft of Space $400 $400 Taxable Sales from Retail Space $1,000,000 $0 New Gen. Lt Industrial Space 368,969 77,477 Average Annual Taxable Sales per Sgft of Space $15 $15 Taxable Sales from Lt. Industrial Space $5,534,535 $1,162,155 Total Taxable Sales City's Share of Sales Tax 1% $6,534,535 $1,162,155 Sales Tax Revenue to City Retail Sales from New Employees Estimated Total Employment Average Daily Expenditures Annual Workdays Total Taxable Sales from Employees Capture Rate Sales Tax Revenue from Employees Total Sales Tax from Employees Taxable Sales in South San Francisco Taxable Sales in San Bruno $65,345 $11,622 1,003 $16.90 (1) 240 $4,066,518 100% $4,066,518 1% $40,665 25% 75% Sales Tax Captured by South San Francisco 25% Sales Tax Captured by San Bruno 75% 262 $1,064,622 $1,064,622 $10,646 740 $3,001,896 $3,001,896 $30,019 $40,665 $10,646 $30,019 $1,016,629 $266,156 $750,474 $3,049,888 $798,467 $2,251,422 $10,166 $2,662 $7,505 $30,499 $7,985 $22,514 (1) Based on average annual expenditures per week ($143 in 2004) for suburban locations times 48 work weeks divided by 240 workdays. Adjusted to 2009 dollars, total annual expenditures are $169 per employee. We are using 50% of this factor for this analysis to be conservative. Expenditures include food, beverages, sundries, personal items, gifts, and other small purchases. (Source: International Council for Shopping Centers "Office Work Retail Spending Patterns" 2004). Sources: Bureau of Labor Statistics; State Board of Equalization; Brion & Associates. 2,500 $1,000,000 291,492 $0 $4,372,380 $5,372,380 0 0 $53,724 Prepared by Brion & Associates 2381 Cents - 15 2 -'.15.09 7/1 S/2009 Table A-3 Real Property Transfer Tax-One Time Benefit Centrum Logistics Economic Benefits Analysis Item One Time, First Time Transfer Tax Turnover & Tax Rate Assumptions Centrum Logistics Assessed Value at time of transfer (1) $48,100,000 One Time Real Transfer Tax Revenue (2) $1.10 per $1,000 AV $52,910 City of South San Francisco $26,455 County of San Mateo $26,455 (1) Transfer tax is based on the Sales price of the properties when the property changed hands. (2) The tax is $1.10 per $1,000 AV, with $.055 to San Mateo County and $0.55 to the City of South San Francisco. Sources: City of South San Francisco; San Mateo County; Brion & Associates. Prepared by Brion & Associates 2381 Centr - 15 3 -.15.09 7/1 S/2009 Table A-4 Summary of Average Contra Costa County Construction Worker Salary Hercules Bayfront Fiscal Impact Analysis Contra Costa County 2007 Average 2007 Total 2007 Average Monthly Annual Payroll Annual Salaries Construction Occupations Employment ($1000) Construction 18,714 $1,236,700 $66,084 Construction of buildings 6,869 $530,909 $77,291 Residential building construction 3,833 $207,979 $54,260 New single-family general contractors 1,766 $93,347 $52,858 New multifamily general contractors - - New housing operative builders - - - Residential remodelers 1,902 $89,516 $47,064 Nonresidential building construction 2,067 $97,388 $47,116 Industrial building construction 140 $10,857 $77,552 Commercial building construction 2,897 $312,072 $107,723 (1) Wages found at http://www.labormarketinfo.edd.ca.gov/?pageid=152 for 1st Quarter 2009. 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WRITTEN DIMENSIONS 9101E TAKE PRECEDENCE OVER SCALED OIMEN90N5 ANO SHALL RE NERIFlEO ON THE JOB 9TE ANY pSCREPANCY 91ALL BE ELEWGHT TO THE NORCE DF WNtE MALCOMB PPogi TD 1HE COLINENCEMENT OF ANY WORK ~ ~ ~ PROJECT DATA ~ :. DATE REAInRKS DATE REMMKS S S F L O G I S T I C S C E N T E R ~ DI-,D-OB DSE PERMIT DES. REV. SUBMI7T ~ os-3D-OB DESIGN RENEW DDARD RESUBMIT' I~~ Wt1RE Mt1LC OMB ~ ~ ~ ~ ~ ~ 1070 SAN MATED AVENUE sago ~nwe Pkwr~s~. ssR Leading Design for Commercial Real Estate _ ~ ~a ~ ^, ~ P925.X4963a ~,/ SOUTH SAN FRANCISCO CALIFORNIA IR,z,,,"~' s , M:\JOC:oe\cmiror~m commermoi Ram E:mte serw~es\sNKOS-DDOa-ao_GSAJ2eAOwtloA\coa\DD\oooe~TOZ.ewy N f y N N N N A y F mF ¢r o~ ~ ~ Ur ~g g ~ ~ F s o $ $ ~F 'N'A ~iimc ~~S gyj~ ~ ~,5~ Sm~ s~ SAC S D~ 5 a ~i rsx y~ - ~ £s~ -5 ; yK ~ m ~_ ~ ~~ ~ ~ ~, ~o ~° m~A~= p ~~ ~$A ~F i' Ix^i~ m ~~~ $ ~ TI s ~ ~~ ~ R ~$ ~ ~ /^~ U/ gy ~ ~~_ $ ~ ~ ~ E g gam-'. ~~ ~ ~ ' ~~ ~ ~ >f og N~ ~$$i~ ~~o ~~ ~ ~S~ K g g ~ ~s ~ O ~ m- F= a 8~ g > 8 ~ mm r 'F ~~ ~ ~ ~~ $ p~ ~° ~ U~~~.. o~O~ og : R• ~a ~8 ~ ~ ~ ~~ ~ A$ °~ Q r 4~ x $e - ~ Q ~ ~ q~ ~ ~ ~m g '~ ~m S~ ~ gE~g~ ~E~ ~~ ~ ° o ~~ ~~ ° O g ~ ~ ~ ~~ ~ 9 ZZ g ~ "H'S ~ > ~"~' ~ ~~ ~ ~ a ~ ~° ~g ~~ ~ o ~~ ~ g ~ m ~ g A ~ $ ~ ^ UJ ~ ~ ~ ~ ~ 9 ~ a Y g~ ~ 8 ~a 9 € ~ aag Ea ~ 7~ ' a g 8 Z ~~ $ ~ ~ ~ ~ Z ~ ~ g8 ~ ~~ ~ ~ ~ gmg ~~ $ m~ a ~ O ~$ ~ Z ~ ~ g ~ ~ ~ ~ gw ~ ~ Q g~S ~ ~ ~~ ~ ~ R ~ m $~ ~ O ~ ~ g m ~ ~ 4 S ~ ~ $S ~ 8 ~ a$$ ~' $ ~~ ~ g~ o ~ ~ ~ R ~ $ g ~~ ~ ~ ~ ~$F' N sn p o ~~ ~ m m 4 F f~ ~ ~ ' ~ $ ~ ~ ~m m $ ~ ~ a ~ a ° ~ ~ $~ 4~ ~~$ F ~m ~$F ~~ g~~ ~~ ~ R ~ A ~~ ~~ ~F~~~ ~ ~~~m~ ~~ g m 4 0~ ~ ~'~~E~ R~ E~ `sg ~~a~4 ' ~ ~ Q ~` ~ go ~ ~~~ oo ~ ~ ~ _ £ ~9 4~ ~ s~ o o ~ >>~ ; YF o~ ~ , g~ ~ ~ g$ ~a$ a$ ~_$ 9$ ^^ 9 A og °~ $$~ 8~°~ Eig o ~ ~ ~ g~ ~ g$'F z ~"I o 8 ~ ~ ~° ~O z~ ~~ -~~ 4i °~ o ;$ ~ ~ m~ ~ 40- m ~ ~ ~ > $~ P7a no :g ~ ~ ~ ~ ~ F$ A ~aAA ~ 8g ~g n ~ ~'~ x Q ~ ~ 8 Z ~~ ~° ~ ~ m~~ QN ~ ~ ~n_ ~ €g° ~ n ~s g mm y Nb f - ~Tg m ~~ ~~ ~ m; ~ ~gg~° `' ~ ~~ - ° 9 ~ m ~~ N °E m ~ g ~ f ~ ~ ~ ' ° ~ 8 ~z g ~~~g ° ~ ~ gg Hv ~~° m ~R g5 8 ~ ~ s 2 9 ~ g ~ ~$°N g . ~, ~ ~ ~ ~ ° N ~ mNL~r~ a~ O~ ~N~I R'mv ~? a'm ~8cii~ ~~z g~i m~ 8~ ~ mg Ko~ ~ x ~x ~ ~ $ ~" ~$v~i~ ~~ N N ~ s ~p m ~ ~ ~ ~ ~ ~°: 8q ~`P, gad ~~~ ~~ Pm €g £ m~3 ~~ ~g ~° ~m°~ "~ g~ o~~ ~~ ~~ ~~ K~~~ ~~ ~ ~> ~ ~, b ~ 4 ~~A m D `~~~ $~ ~f `~~' ~`~ 4~ ~~ A~g~ 4A ~tmt `A ~~ A g ~ ~ ~ gg~ A `" ° ~ ~ ~~ R~ m c~ m'3 n o~ and ~ ~ ,ao ~q> ~ ~ ~ ~~m~ ~~ ~~ o~ ~g S ~` m F , ~ ,~~~ ~ ~ m ~ a ~ ~ F -~Ag o ~ S F ^ ~~ ~~ $ ~ ~~ 4 $~ TOI ~ f ` ~€ $ ~ ~>n ~ ~ $ ~ ~~ ~c,~~ F ~A SI'FK ~R c~ ~9 $a $R f° ~ z m /~+ A~°~ ~~ s s~ ~~ ~~ ~ 9 m~ ~ ~ ~ g ~~~ aC~`y~ - ~ O x ~ ~ ° ~~ v~1~in y ~m - ~~~ ~ °- ~[ . y= c i ~ _~$ ~ s $~a a~ ~g _~~ ~~ ~ ~ m~ _~~ ~ m _~ o N ~,a' ~ P' f ~ ~ fl9m~~ ~s ~~ ~^ SFn~$ ~m "~~"~~4m o~~~ga~ ~m$s4 $ N~~ $ LL QQ mma goi~g~F ~FOm ~~~ ~~i~ ~o~m ~$~bm $~mm ~~'1 c~mA~gm ~$~~F $m m~~m ~m~~m ~ mA ~oF ~~ ~~~ ~~mz=~ ~8-^a is~ ~~ a ~~~ ~~~ ~~> n ~4g m 4 ~ ~9 m Em ~~ pm gp ~A a ~o ~B~~m ~~ ~ $ o i3 y€m L°° ''~ ~_gy°m ~ ~m ~ ~ ~~~f ~~^ ~ g ~ ~ ~~ ~ ~ ~m= 4 < ~ ~> h?= G.~~a ~ ~g 'G ~~ ~g~mA~+A o' a$ ~~~g : ~~~~ ~~ ~B ~ ~^~~ s R~ sp ~g~ $ ~ ~ g;g~~ ~~~ °~$ E °~ s F z :°~ z n o ac ~^~~~~ oR i ~ ° h y ~- ~o ~ $ P s; o~ > ~ $ €$ ~~miA g$ 9 ° ~ q°~ ~~ m>~s o ~ g~~8 ~ ~~ 00~~ A88 g>2 ~~~°o &~ ~m9b ~$r~ $a v9gm°F~ g ~~ S'0'~^$ ~z $$~ go §~ 4~ g ~~$$ " ~~ m F~ €~ ti ~~ ~o ~= ;~ °~6~. s s~ ~ A~m~~o ~~$v~ ~~o ~H 3d~ ~~ 8~ ~ ~~~~ ~~ Qoa~ ~,~=r• ~_ s~~~~g~ ~~=$s ~_ ~~ _$~= m~~s Aps ~~_ ~~y„~> ~gNO~g ~'g~~ o~ ~~~g $~~o go m~~° e ~ €8 o e~ ~~ ~~~ ~ ~ , ~ $ g~ , g`zo>a ~y „ g~ s °gg~ $~ 8E"~g~ ~~;$~m ~ ~ ~ g > mg € ~~ ~~~~~9g ~~~;~ ~~n ~~ ~$~~ ~ ~ ' ~ ~ ~_~ ~ 4 ~ m~ ~ ~ ~ ` ~_ ~ ~ ~ ~~ ~~~q ~~ ~ f= ~ ~ o $ ~ S ~ ~ 7R ~' ~ ~ sy~~ ~ pN i ~ $~ -.a ~A ~ ~H~ ~~ _~7~ ~~s~ . >_ :~ ~ ~~mg g m~ ~K'~<_ ~ ~ ~ma ~o0 6m ~m 9 !s ~-- +~Q Ny,~ a~ ~F~~,^~ gg4 ~~ ~ °~' g=~ ~~~ ~~~ 898 ~ ~~ .~R9 ~R ~ ~:~~o~ ~~~~ gg ~~~~ ~B $ ogy ~g~$ mm ~ ~~ ~m~y ~~~~ °+~n 4 N a~ g° ` m~ 4 ~z~o ~ ~ ~ 4 s $ ~~~ ~r $~>_L,mF $ ~,~$~ ~ ~ 8 a m$ 2mg°q~$ y~~~~ ~`~ >g ~~~o ~~°i ~9F ~ E~$xoa ~Fn_ m a~$ ~°S4 ~ s 4p ~ m m~ ~ m ~ ~ 4 ~ a '~ 8 $ >~ ~R'"$- u,~~~s $ ~ ~~ ~~ Sys ~~~~ m~~ m~ =Ag~o> g~ ~m o$Q z~gR ~.~ ~ i ~g ~9 E m4~° ~ r tom ~~ ~g=8 ~ ~ ~ ~ Z m ~F~ o ~~ g~ i~3~5m >mg~~m g ~~ $m~oQ~ ~9~Q >$ N~ ~~R ~~~A ~9v ~">~ ~~~~ ~8=~ ~~~ 7=~g ~ F ~~ N ~ ~ ~ /~ ~~~~ ~ ° g$i~ ~~~ ~ ~~`^°~m ° ~ ~g~~^~ $~~~ IRR ~ ~£~ dog op>~~~ ~F~ ~~~ ~~ ~~_~ ~~E~ ~ ~ ~ . 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WRITTEN 01MENSIONS SHILL TAKE PRECEDENCE DVER SCALED DIMEN90NS AND SHI11 BE VERIFlED ON THE JOB SITE ANY DISCREPANCY SHALL BE 920UgiT TO THE NORCE OF WARE MPiCOMB PRIIXt TO THE COMMENCEMENT OF ANY WORK ~ ° g ~ GENERAL NOTES m`'°~"'°` ~' D ~ GATE REMARKS DATE REMARKS SSF LOGISTICS CENTER Dh,D-Da D~ PERMIT DES REV. SUBMITT ~°"'`° O ~ OB-30-08 DE9GN RENEW BDARD RESUBMITT mte devdapsmt Wt~RE Mt~LC OMB ~ ~ s r 1070 S N ANMATEOAVENUE 5WDexavtivePkwY.,~.296 Leading Design for Commercial Real Estate IV ~ a~=~ 9GSB3 p 925.1A4.9630 SOUTH SAN FRANCISCO CALIFORNIA [92526L9b21 s , M:\JOnsos\conromm con,me~am Rom EsmtR servmea\sNROS-oaoe-oG_csp~e~orauo°\coa\oo\ooae~n.a.9 ~~ ~ \ ~ ~ ~ ~ ~ ..ter.. ~~ ~ ~ ~ ~ =Fa ~--- -- - ------------- --- ~ ------ ~~ o ~ ~- ~ ~ ~\ ~ A ~ 'd.U..9-,8 'dAl .G-,9 - - --- ------------- --- ------- 1 ~ ~~~ ubN f9 ZZGS r r ~ ~\ W- ~. \ --- -- -- // ~ - > \ \ \ L \ ~ \ C \ -------- -_ / ~ \ ~ \ T \ \ \ m r " °• ~ ~ '>~ i ~ ~ ~ \ \ ~ \ \ I o \~ ~---- - i ° / ' I-,181 ~ ~ // \ ~ ~ a ~ ~ r~ g; , '` ~~ 1 ,~ 1 1 l i i It l i ~ ~ ~ - I ^^^ I I m~ ~ I . 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REV. sUBNITT g.eptucv ~, ~ Ofi-JB-OB RESIGN RENEW BGAR° RESUBMITT ei6e development WARE Mi~LCOMB ~ ~ 1070 SAN MATED AVENUE pkwy.ste.2% s°°° °~°~ leading Design for Commercial Real Estate ~ aen xm,m,. ~etifmxRa 91593 ~ p 925.244.%20 s SOUTH SAN FRANCISCO CALIFORNIA r9zszas5u , M:\Jm:oa\cmvo~om comma«ml Real E:care senmes\srveea-oooe-oo_GSAJtenowtmn\cpa\DD\DDDaszD.awy I ' I I i ( i I ~~ ---...- _ -.- I ~ ~ I --- i -- I f -- ~, I ' I ~ -~ I S I I - ~ I - -~ .- I ~ --- I 1 I ' - I I i I ! I I y I I I I I i, I I ~ 1 I t - I I I _ _. ', I I ._i __ _ - ' I I I 1 :' I 239-3` N I I I ~ ~ ~ ~I ~' '. I I I . _ __. I III I '~, ? ~ i %o ~.. I ! ( li - __-__ - I I i I I ~! I % ' -... .. 1-- _ T T I -- T 1 T I C I 1 I ~ I I '. I I I I o i P I~ ~ '. -_ ' ~. _ T__ 1. _ _. _.. 1 1 T T i T -1 1 ~ _ --- I i ! I I I I I I - ~ ~ - ,--fit -~f m C I - m ~ I I,.I ~. 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I I I i C I I I I I I I ! 287 8` ~ ~~ I o f e: ! I I ~ I I I 1 •-1 ` -- __ I I I i I I I I I I ~ I I I I ~~ I ~ I i I I °f I I I I I ~ I I i 1 I 1 I I I I I I I I I 659'-7~' I I I I I I I ~ i I I I '~ 1 l 1HESE ORAWNGS AND $PECIFlCATDNS ARE THE PRDPERTY AND CCPMIGHT OF WARE MALCDMB AIID SHALL NOT BE USED ON ANY DTNFR YATRK E%CEPT DY ACaiEDAENT KITH WARE MALCDAIa WRITTEN pNEN90N5 SHALL TAKE PRECEDENa= DNA SCALED DIAA4=NN90N5 AND SHALL BE 4II21FIEO ON THE JOB 9TE. ANY DISCREPANCY SHALL BE BRWgIT TO THE NO11CE OF WARE MALCCMB PPoDN TD THE CCMNENCENENT OF ANY WgiIC N ~ g EXISTING BUILDING FLOOR PLAN g''"'K"1e MTE REAIMKS MTE REMMK9 SSF LOGISTICS CENTER DI-,D-OB USE PBTdIT BE9. REV. SUBMIn ~°""® 06-30-DB DESIfN RENEW BDARD RESUBMIn °i~~'~°P°10'1 Wt~RE Mt1LCOMB ~ m 10 V 8 70 SAN MATED A ENUE ~ ~ °" Leading Design forCommerctal Real Estate , g g P9]5.244%20 SOUTH SAN FRANCISCO CALIFORNIA "'~"Lfi21 a , M: \JO8506\COIlfornio Commercial Real EsfOfe SeMCes\SNR08-0008-00_GSAJienowtlon\COtl\DD\0008J21.tlwg ii 501'-1' 3.12-03-JI I I ~'_J' 2 3'- 2-0 J'-J'~ I I I I ~ I I I e ~.I.F . I lol ! I I I I Io10 I - 0 o O N O I ! (~ I I ~I ! I I I I I I I I I i Y l i i I ~ I I I ~ ~ 91' 9' I 1 I I i 1 1 I I b-]' J'-3~ 9 9" 3"C 9 ]'-J 3-3 I ~ i i 2'-0 I I7- I I I - ~2'_D 2•_G IIII II I I I I I~ I I I I I 1 I I I I I i i I I I I I I i l I! I I I I I ! 1 I I I i I I 2 -] I I I I I B B•-6• I I I I I I j I I I I I i I i I I I I I I I I I I I i I o~~llll-1i~lll IIII ~ 1 1 1 1 1 1 I I I I I I e I I I" ~ I I I I I I I I ~ 1•-1' i _ m l I -}i -i~-' If~~~ I~'~ I I I I I I i 1 I I 279'-9' I, 1 I I i I, ~ I ~ I I I I I I I I I I I I I I I I ' I ~ V I I I I I I I i l l l! I I I ? 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E~°PF"° N ~ m 06-30-OB DESIGN RENEW BOARD RESUBMITT Wt',RE Mt1LC OMB ~ 1070 SAN MATED AVENUE ~ SOGD~Gve Leading Design for Commercial Real Estate ~ g ~.~ 8 p 925.24A%20 SOUTH SAN FRANCISCO CALIFORNIA "u'QL621 s , M: \JOespa\cmlro~sm comms~Lml Rsm Esmes Services\sNRDa-DDDa-DD_GSAJienomtloo\caa\DD\DDDaszz.awy ~> 1=i>y ~/ I I I 6 19'-4" 20'-0' 20'-0" I9'-4" 2-6' 1-~ 2'-fi 2~-6'2~-8" 2-6 8~-4' 6~-4~ 6'-4" 6~-4" 6'-4' 3'-4'J•-0 KQ N.O. K0. k0. ,.. r - - -- , F v ~_--__ _-- , o N FO.C F+ s1 I F+-l FO.C. 00 0o ®O ~ J I I ~ _ ~ I I u P.J. -~ P.J. r- I I I ~ I - - i - - -- - - - o I o0 I L -l ~M ~N I o; ~ I g I I 00 0® ~m I P.J. - __ _ _ _- -J P.J. ~m / i ~ ~ ®® ~ - I I ~ c I I I m P.J. -J P.J. r- I ~ o0 I I I _ - _ ~- - - _ _ A I o0 a P.J. L ~ m P.1 - _--~ F.0. I u I I I I 4 I I I ~ 00 I ~ I I b i. oo I 4 I I I I 00 ~_~0 = _ ~ N F.O.C. ~ 4 F.O.L. n ~ w ~ n I I I 4-2' 4-2" I J'-4' 3'-4' I B. I9'-4' 20~-0' 20'-0' 19'-4' B' a0-0" --~ I~ I v ~> ~ ', ~ ~ I ~ ~ ~ ~ ~ I ~ ~ r o ~° - I ~~ >~ Ny.0.L. 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SJBMITT DESIGN RENEW BOMO RESUBMITT ~ m N s azd+itecRne SSF LOGISTICS CENTER ~~~, Wt~RE Mt1LC0MB 1070 SAN MATED AVENUE ~ ~BV Leading D~IgnforCommercial Real Estate SOUTH SAN FRANCISCO, CALIFORNIA p 925.244.9620 f9252A49fi21 M: ~JOCNDa~conromm cow,me~am Rom E:mce sema:\aNR08-DOOa-oD_csA~laoowno~~caa~DO~ocoa~za.awG zz'-a' u'-e' z7-e• _ `/ _~ - -O - -O ~m .m \./ W C I- v_ /Z/~~ YI ~ (~ m D r O ~~ _ -o o~ az rn ~ ~ ~~0 ~ ~~ m„ ~ ~ ~a~$~ ~~~z~~0 ~ ~ ~ _£ ~~~ag~ m ~ o ~~ ~~~ogr~ ~~4 ~~ _~ Z ~F m ~ - 9 ~ ~ ~ m ~ g~ ~ z Z gg ~ E ~~~a~ ~ ~ Z ~A ~ $ ~ ~F~i~ ~ O ~~ ~ ~ ~gz ~ rn ~ ~ ~ ~ ~ ~~~ z ~ ~± 4 ~ ~ zpo ~ 'I"n S ~ ~~N ® n fli a ~5 THESE DRAWNGa AND SPEGFlCADONS ARE THE PROPERLY ANO COPYRIGHT OF WARE NALCOMB ANO SHALL NOT BE USED ON ANY ODiER WtlRK E%CEPT BY AGREEMENT WITH WARE NAICONB. WRITTEN DINEN90N5 SHALL TW(E PRECEDENCE ONR SCALED OIAffNNONS AND SHALL BE NERIFlEO ON THE JOB SnE ANY DISCREPANCY SHALL BE BRWCHT TO 1HE NDDCE OF WARE MALCOMB PPoOR TO THE CdANENCENENT OF ANY WORK N -P ~ g BUILDING 6 FLOOR PLANS ""'"""~` N DATE 0/-10-OB REMARKB USE PQtMIT OBS. REY. SUBMIn DA,E BEMARN$ SS F LOGISTICS CENTER ~'Ph'~ y O6-JO-OB OESI(7! RENEW BOMD RESIIBMIn ~#°e~,~m1 Wt~RE Mt~LC OMB ~ io ~ 10 0 SAN MATED AVENUE ~ 7 ~ ~aVs Leading Design for Commercial Real Estate g S p 9T5.z44%3G SOUTH SAN FRANCISCO CALIFORNIA "~26f621 s , 2'-0~ Y-0' 14'-a' 4'-0' 9'-a' a'-a' 4'-0' 14'-a' 4'-0' 7 O' K.O. ~ K.O. K ~ - - 0 I I I I I I 1 I I ' I j I I I I I I j I I I O I O I J ~> ' L_ _~-_ - - ~ I I I I I I I I I I I I 1 - ~ I I 1 1 v ~ ~ _~ ~° I I 1 I ' 2'-0' I ~ I I a I L- ' 0 I ~ N O I -~ ~ I I ~ I I I ~ I I I 1 1 ~ i K I L O I ~ ~w ~ r_ -. ~- -. ~- I - - I I I I I 12._0. I 1 I I I I 1 I I I I L- 1 0 ~ O ~r J . -. _ -. . -. -. . -. 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P.J. 4 - I ~ J I J I oo I N 0o I 4 I ~ I I ~- I I N I _ J I P.l P.J. - I I 00 ~ m I I I '6 L - I I I I I o0 I I I F'~ i oo I ~~ ~-~~ _~ F.O.C. _ W C ~ I >L--- J v -- 8-4 0~-2~ N.O. 20'-0• 20'-0• 2a'-0' 20'-0• /Z y ~ 4'-Y 4'-2• W 80' 0• T C7 0o D r O O ~~ ~> oZ ~ ~ ~ 00~ ~ DEN„ m ~- ~ r ~~~ $~ ~0~~~~0 O r r ~ ~ _~ ~~~~ g:U D ~ 2 0~~ s~~~g„~ Z 2 m ~ ~ ~~ ~~o~=~ go z ~ ~ ~~~~~ R m Z 0 ~ ~ Z ~ ~ Z O ~~ ~ g ~ g~z ~ N ~ ~Sz A+ ~ ~ ~ Epv ~R S ~ ~g~ ® ~ ~ o.~ 7HE9: g2ANINGS AND 9'ECIFlCA710N5 ARE THE PROPERLY ANO COPYRIGHT OF WARE NALCONB ANO SHALL NOT BE USED ON ANY O1HER NCRK E%CEPT RY AGREEMENT W11H WARE MAICOMR. WRITTEN DINEN90N5 91ALL TAKE PRECEDENCE OVER SCU.ED OINEN90N5 AND SHALL BE VERIFlm ON THE JOR 9TE ANY DISCREPANCY SHALL BE BROUGHT TO 1HE NDTCE OF WARE MALCOMU PPoOR TO THE COMMENCEMENT OF ANY WpiK. N W $_ ~ ~ BUILDINGS 3 & 4 FLOOR PLANS ogre PeMaRKS Dorf ReMaRKs Oh10-OB USE PEI7MIT DES. REV. SUBMITT 06-30-08 DE9GN RENEW ROMD RE4JRMITi ~ ~ h g 8 a uAvlecl,se SSF LOGISTICS CENTER N ~ 6: developmart ~ Wt~RE Mf1LCOMB 1070 SANMATEOAVENUE SOOO~treP~k~=~R LeadingDestgnforCommercialRPalFstate p 925.2449630 SOUTH SAN FRANCISCO, CALIFORNIA f9352.L9fi33 M: \JOes°s\cmimmm commerdal Nam Estate ser~tces\sNRDa-DDDe-DD_csn~ecowHOC\caa\DD\DDDa~atawy I I I I 1 I I i I -I --~- II- -II--!- -~ ~I - I i I I 11 i I I ~ I I I {I .~ I I~ I I I I I ~-' I T I- I ! I I -! -I --i- T -i--i - ®I ~ I I~ I I 1 1 1 1 1 1 1 ' ®I i l i®. I I '® I! l i! I I I : _ I I I I . ~ -T T T I - I--~ m H I I I I I I i ~f ' - lam- i T-I - ~- ~ I l l i l l! sl m I I l l ~ ®; ~ ~ I i I ~ '! ~ I I 1 ~ I I I ~ II ~ I I ~ 'I ®~I _1~1 i l_1T~ ~-I- ~_1~ ~ ~ 1 1 1 1 1 1 1 ol I I I I I I ~I 1! 1 1 1 1 1 1 d 1 1 1 1 1 1 m I I I I I I I V I I I I C I I I ~I 11 _ I i I ~~I ~I- ~ I I t I I I I I I ! I I I I I I I I I I ! I I I I I I ! I I lilllll~llill! - I-I- F -II - I--! - 1-- I-- J' - I--~ , -I--I - ~~I~ ~I~~~I~~~ I! I I! I I I l~ l l l l l j l IIIIIIII!II!ii~lili~l! I I I I I I I I I i I I I I 1 I I l i l l i l l I l l l l i l l 1 1 1 -- I- ~-I- - I -~ I- -I-'- - I --I- - ;- -I -~-- I- -;- -+- -1 I I I ~ I I I I ~ I I I ~ I I I i ' ~ I I I -i---- ''I--''I -;~- - -i- i li i i -l II I II I l i i i! l i l I I I I I I I I I I I I I I' ®I I C I ®I I ®I I I l l l I ; T ®I I I I I I I I I I I I i l l l l IIlill IIIIIIIIII( I I I i i I I ~ I I ~ I I ~ I I . I --r-~~-, -,-~ ~-~ ~--r--, ! I I ~ I I I ! I I I I I I I Ill 1 1 1 1 1 1 1 I I I I 1 I~-~ l~~ I I I i l ----- - --__ ~ ._ ----- ..- ------ - ----- - ------ -I ---- - ----- - I I I I 1 I I I I I I I I I I I I I I I I I I I I I I I ~ I I I I I I I ~ I I I I I! I I I I I I ~ I 1 -1-~ _. 1-_~ J.. _1__J ._ I I I ~ I I I I --I - -I--- !-- -I-- I- -I -~-- I- - I I l l l l i l l! 10 ~~ ~~ ~$ $ 2~ ~~ 4 ~ ~ ~4 ~ ~~ Z ~ ~ z~ ~~, A $ ~z ~ ~ $~ 8 ~~ o~ g 2 ~ $~ ~~ ~8 ~ ~~ ~ ~~ THESE IXtAWNCS AND SPEgFlCARONS ARE THE PROPENTY ANO COPYRIGHT OF WARE MALCONB AND SHALL NOT BE USED ON ANY OTHER WORK E%CEPT BY AGAEDAENT W1H WARE NALCOMB. WRITTEN gNEN90N5 SHALL TAKE PRECEDENCE OVER SCAIFD DINEN90NS AND SHALL BE 4fRIFlED ON 7HE JOB SITE ANY DISCREPANCY SHALL BE BRWGHT TO THE NOPCE OF WARE NAECONB PPoOR TO THE COMNENCENENT OF ANY WORK D W~ ~ °g BUILDING 1 ROOF PLAN DATE o~-tD-Oa REMARKa usE PQeMrt DES. REV. sueMlrr DATE RBMARKG S S F LOGISTICS C E N T E R 06-00-OB DESIGN RENEW BDARO RESUBMITTA m 1 0 SAN MATE AVEN ~ N 07 UE D s SOUTH SAN FRANCISCO CALIFORNIA , ~~~ w~K ~to~ent WARE Mf1LCOMB wwe,re~.ew Pk»~r•'~~zse ~.m,. ~nconaa sssea Leading Design for Commercial Real Estate p vss.zsaRbzD F~~ ' M: \Jonsos\cmlromm commamm Rem E:mee serw~es\sNROe-oooe-oo_csA~eoowuo~\coa\oo\oooe~az.awy &> 1:1>L W I I I 1~-B 1]'-4' 1]'-4' 1 _ _ ~_ _ _ _~ _ _ _ ~~ll _ c;~~`:~~ ~ uiv] ~~ - . ~. _ - - - _ - ~ ~ N \\ ~ N // \\ / ~m e m ~. .~ T w - - ~ ~ - e / \ - - - - SLOPE ROPE / ~ 1/A' PER FOOT YIN. 1/4' PER FOOT MIN. ~ \ 1'-0' \ _ - _ / ? ~. - \ / 6'-+' \ \ / // ~~:;vc3 g jl ~ I Ij ~~\) - _ _ ~/ 17-A' 1._B. I I I C v ~> z G7 cn O ~O _~ uZ T` I m ~ ~ ~ ~ ~ ~ ~~~~~~~ m ~ ~ o ~ ~ _ ~~a~~$'~v ~o~ ii g~ ~ ~~ ~ ~ r r g 8 ~ m ~ ~~~ a~ ~ ~ ~~ m Z ra ~ ~~ ~~ ~ ~ `s ~ ~~~ 2~ ~N BT Z ~ a• ~2 ~ 0 2- ^~o ~~ ~ ~ ~ O ~ ~~: z~ ~ ~ ~3 -Q ~ m y~ t~" ~4~ IA ~ ~ 4 ~ ~ ^~s ~~ y Q,y, ~ g ?F~ 4 ~: ® I ~ ~~~ ~4m y 9m ~ THEA DRAWNGS AND SPECIFlCADONS ARE THE PROPERTY ANO COPYRIGHT OF WARE MALCOMB AND 54ALL NOT BE USED ON ANY OIHER WVRK EkCEPT BY AGREFTAENT WITH WARE MALCOMa RRIT7EN DIMEN90N5 SHALL TAKE PRECEDENCE ON]E SCALED OIMEN90N5 ANO SHALL BE N:RIFlEO ON THE JOB SITE. ANY pSCREPANCY SHALL BE BRWGNT TO lHE NDTCE DF WARE MALCOMB PRIOR 10 1HE COMMENCEMENT OF ANY WIX2K ~ ' ~ ~ ? ~ BUILDINGS 2 & 5 ROOF PLAN D ~~ os-lo-os ~ usE PEaMIr DES. REY. SUBMITT ~~ ~~~ SSF LOGISTICS CENTER ~~°~ ~°P1^~ W ~ m D6_70-OB OESIf?! RENEW ROARD RFSUBMITT ,I~de~l~~E WARE Mf1LC OMB ~ L 1 0 A M ~ S 07 N ATED AVENUE S SOODexe~vBvePH'•Y.s~.=PB Leading Design for Commercial Real Estate N ~ ~ ~a ssaT P925344%20 SOUTH SAN FRANCISCO CALIFORNIA f9~.9~ s , M: ~JOeaos~corromm commermol Ram estate serwcea\sNROB-oooa-oo_csnlteoowuoa~coa~oo~ooae~aa.awy I - _ - ~r ~T / / / / . j \ \ \ \ - / / / \ \ ~' ~ ~ _ ~'^ \ - - - \ ~ - - -- / ~ - - - \ / / \ -~- / -~- ~ - \ ~- SLOPE / 1/A' PER FOOT MIN. - SLOPE T/4' PER FOOT MIN. _ _ ~ _ _ _ _ _ ~. - - \ - u \ \ .-._.-.- -._~_-_~ II \ I II \ I ~ _ _ ~~I _ II II i'~ I I ®~~! ~ ., ~6 ~ ~~ ~~ ~~ 2 ~ ~~ 4 ~x Fz ~~~ E ~ `~~ _ m~ ~ ~~ ~ 4 ~~ 0 0 0 0 0 0 ooaoaao m ~ 98 ~f ~ ~ 9 ~ m~ ~ ~ g~~ ~ ~ ~B~ ~ 8 ~ >< ~ ~ ~ ~ r $ ~ ~ ~ ~~4 €~ ~ ~ Q ~ °~ Fl ~ ~ ~ ~ A~ ~ ~ $ z m ~ mgt ~g # ~ ~ ~_ ~~ _ Fi ~ m Z q4~ 4~ ~ ~ 4 m~ 4'~ $_ =F~ ~ ~Y. ~~~ s _ ~$~ _ 8 ~' ~ ' IESE DRAWINGS ANB SPEpRGRWS ARE THE PROPERTY ANO COPYRIWT Di WARE MALWMB ANO SHALL NOT BE USED W ANY OIHEA YgRK EJtCEPT BY AGREEMENT W11H WARE NALCOMfl WRITTEN OIYEN90N5 SHALL TN(E PRECEDENCE OVER SCALED OIMEN90N5 ANO SHALL BE VERIFlED ON 1HE JOB 9TE ANY pSCREPANCY SHALL BE BRWCHT TO THE NOBLE OF WARE MALWNB PPopi TO THE COMNENCEMENT OF PNY VAHK ~ ~ 53g ? ~ BUILDINGS 3 & 4 ROOF PLANS p y m MTE 0/-10-OB RFIAARK6 USE PQtMIT DES. REV. $UBMITT DATE REMARKS S S F LOGISTICS C E N T E R @~PTt~ • W ~ OS-lO-OB DESIGN RENEW BOARD REWBMITT sDe Aevetopsa+t AIL`/(((1 J ~ Wf~RE LC OMB ~ l~'iL 1 g 1070 SAN MATED AVENUE ~~tiVa~A LeadingDesignforCommercialRealEstato ~ p 9252449A2G SOUTH SAN FRANCISCO CALIFORNIA "~~""~~ , I ~/ N: \Jmsoa\ccDromm commerclm Real Estate servmes\sNROS-oooe-DO_csA~acowuos\cm\DD\DDOe~aa.awg 3'- TYP I TW_B. I TB~_e• a~_0• I ~~;\ I i I o~ - / / `- I - ~--- I``i i;~ ~;::>;v - . _ - - , -f - - I _ _ - . - . - - . ~ ~o / 6'-0' .B.~.. - . - . ~. - . _ . - I _ - . _ . - -~---- - ~ ~--- - _/_.-.-.-.t.-._.-.-. - - - - - - + -e- D• ~ - - -~- - _~. \\.-.-I-.-.- - \ \ \ m``\~ _ t - -~- --- - - 1_ + _._.-. _. -. ~ ~ Fa ,,~ 8'-0'~ 1/4' PER FOOT MIN. - _ . - . - . - I _ . _ . - . - . - . \ ~m ~~ \ _ ~ °' ~ + ~ - \ Fs;~ ~ ~::; is _~ _~ T_-~ I"'u > - ~./ _~ ~~~ v r v z rn O O -n s'-a• I I 24'45" I -0' I I I m I m ~~000 ~ O~D~~D~m~ ~ o ~~ug ~ ~~~~e~~~o ~o~ Z ~ ~ ~~ >~ ~~ ~ E ~g ~ ~ ~ 9~~ ~~ ~ ~ z ~~ ~ Z E ~S ~ m~z m Z ~ ~~ ~~ ~ E ~~ ~ m~~ ~~ ~ ~ ~ O s ~ ~ AN z= ~ ~ a~ go -~ ~ ~ W ~ fn z $= F~ ~ 3h ~~`i ~~ ~ rn ~ fh~ 9,4~ 4ry _ Ng ~ ~ m`c g^g ~ ~ R g ~g ~ ~F~ _ v~ z ® I ~ r, F~~ o ~'v ~ ~ ~ =' e ~ 8 RiESE DRANINGS AND SPECIFlCARONS ARE 1HE PROPERTY ANO COPYRIGHT OF WARE MALCOMB AND SHAIL NOT BE USED ON ANY O1HER WORK E%CEPT BY AGREE)JENT Wi1H WARE NALCOMB. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCAIID DIAQl90N6 AND SHALL BE VERIFlEO ON THE JOB SITE ANY DISCREPANCY SHALL BE BROUGHT TO THE NORCE OF WARE MALCOMB PPoOR 10 THE COMMENCEMENT OF ANY WORK ~ ° ~ ~ ? ~ BUILDING 6 ROOF PLANS """'°`~` D ~~ Oh10-OB REMARKB USE PFR111T DES. REV. SUBMITi DATE ~~~ SS F LOGISTICS CENTER $`P'°® W ~ 06-70-08 DESIGN RENEW ROARD RESUBMITT este development Wt~RE Mt~LC OMB ~ ~ m L 1070 SAN MATED AVENUE ~ ~ ~DD~KV Leading Design for Commercial RealFsiate ~ P9253449620 SOUTH SAN FRANCISCO CALIFORNIA "u'°"`~' s , M: ~JOesOS~courom~c con,n,6~cml R6ol E:tote se,w«s~sNRDa-OOOe-oD_csn~eooraron~c°d~cD~ooaes,ai.awy I I I I I 1 I I I I I I I I I I ~, // O ~ ~ ~ ~ ~ ^ ~ ~ j I ^ ~ ~ ' O I ' I m r , ~ C D ~ ~ _ o ~_ O Z ' ' i ~ ~ W __ __ ---- i i ^ ^ ~ ^ ^ ~ O i ~ i^ ~ ^ ~ ~ ~ X ' ~ ~ ~~ O ' ~ m ~ ' r , ~ - - ~ Z o W a -, ®®~ ~ ~ ~~ ~ m +n ~o ~ ~ ~ = Z ~ ~ m ~ ~ O 0 O O fi= i r e ~ s ~ ~ w ~ UJ ~ g ~ ~ ~ e ~ R ~ ~ m ~ s $ ~ ~ Q ~ 9 a o ~ ~ m 5 R ~ Q ~ ~ ~ g ~ 4 ~ A ~ 9 g ¢ = m ~S ~ ~ 6 gm ~ x ~ ~ ~ ~ ~~ ~~ $ E g ~ ~> ~ 3t g~4 s 5` ~" f iF ~~ 9: >s s ~ 8~ ~~ g ~ ~ m ~ 0 Z x -'~ X -I 0 ~ ~ o P Finis `~ $ € ~~ ~ ~ §~ ~ ~ g°g ~ ~~ ~= 0 m O ~ ~ Qg ° m ~~ ~ A ~= n v' ~ ~ o ~m S F SF ~ ~ ~ - ~6 $ 9 ~m ~ < ~ < ~ ~_ ~ ~ ~S ~4 m g ~~ AD o $o a o ~ I I z I of I W ~ ~ ~ ~ a I. ~ Z D D ~ I I ' THESE IXtAWNGS AND SPECIFlCADONS ARE THE PROPERTY AND COPIFIGHT OF WARE MALCONR ANO SHALL NOT BE LASED ON ANY O1HER NORK EXCEPT DY AGRE]DAENT W17H WARE MALCOMR. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVFA SCALED DII~N90NS ANO SHALL BE 4FRIRED ON THE JOB SIZE ANY DISCREPANCY SHALL DE RRWGNT TO 1HE NOTICE OF WARE MALCOMR PPoOfl TD THE CONMENCENENT OF ANY WORK ~ z0 g ~ > ~ EXTERIOR ELEVATIONS , DAl'E REMARKS DATE REMARKS ~ 04 309 ISSUE FOR HD N S s °rcFn't«K°c SSF LOGISTICS CENTER ~' °~°~° Wt~RE Mi~LCOMB 1070 SANMATEOAVENUE _~~h~ LeadingD~ignTDrCammercialRealFstate p925244.9620 SOUTH SAN FRANCISCO, CALIFORNIA "'"°9621 M: \Jtbs08\Califomit Commercltl Real Eslate Servltes\SNROB-ODOR-OD_GSAJtenowYlon\Catl\DO\ODOBJ 4latlwg I \~~ I~ I ii ~, I I _ I ~ I ~'' __. --_- j, O ~ ii ~'~ i~ l ~ ' , I i I i I i I i i I I I O ~ 2 ~ X ~ m I O ~~ m r ~ ~ ~ < m Z ~ ~.~ C7 ;; I ~ '® I i 0 I I r I I O ~ "' ~ g ~ ~ g ~ ~ ~ z ° I ~- ~ ® ® I '~, I I o I o 00000 000 0000 0 0 ~ ~_=~~~~6~~g~~=~ ~;gy -mmF~g~~~~=~~' ~~g~ ~ x 9 ~g>~~~s~g ~~_~ E ° ~ ~ gm~ 8 E s~ ~ £i ~ :F ~~ °° o m D -I 0 ~ = rn ~ ~ ~ _ m ~ ~~ ~~~ ~= ~ g~~ s ~~ ~ a~~ ~ ~~'~ P ~ ~ mFi ~~ ~ ~ z Z m m ~_ ~ I® I m ~ O ~ ~g ~ s _~ ~ ~ ~ Q~ ~. m ~~ ~ _ ~_ ~ ~ m r ' rn r ~ F 8F e: ~"~ ~ 6 ~ < I ~ < ~ F $ ~ ~ '~E ~~ F ~ ~g C ~~ '^ yz ~v ps $~ I ~ I ~ m I ~ I Z I ~ ~ ~ ~ I ~ ~ o ~ Z D 1HEg IX2AWNC5 AND BPECIFlCARONS ARE 1HE PROPERTY ANO COPYRIGHT OF WAflE MALCONB ANp 91AIL NOT BE USED DN ANY OTHER YA)flK EXCEPT DY AGREDAENT W11H WARE MALCOMB. WRITTEN OIMEN90N5 SHALL TAKE PRECEOEIJ~ OVER SCALED OIMEN9DN5 AND 91ALL BE VERIFlEp ON 1HE JOB 9TE ANY DISCREPANCY SHALL RE BRWCHT TO 1HE NOTICE OF WARE MALCOMR PPoOR TO THE COIAMFNCEMENT OF PNY Wg2K. ~' ~ O g ~ ? ~ EXTERIOR ELEVATIONS "u"~t"'E WTE REAMHNS DATE REMARKS SSF LOGISTICS CENTER Oh10-OB USE PERMIT DES. REV. 9JBMITT ~°P19° ~ W-]D-OB DESI(N RENEW BOARD RESUBMITTA nle development Wt1RE Mt~LC OMB ~ y y 1070 SANMATEOAVENUE ~ $$ ~ ~DD~B~e~ Leading Design for Commercial RealEsrate /~~ ~ p925.244.9620 ~/ SOUTH SAN FRANCISCO CALIFORNIA (92i2969fi22 s , M:\wesDB\cmuomm comme~mm Rem Esm1e sernoe:\sNRDS-DDDB-Da_csA~aAOwaon\cod\DO\oooB~am.ew9 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I 'i _. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I \~ ~ I I I I I I I r I I I I I ~ ~ ~ ~ ~ ~ g ~ 9 ~ ~ m Z ~ I I I I I I I I I _ ~ I I 5 I m II I I I I I I I I I I p I I I I I I I I I I I I 0~~0~ ~~~ 0000 ~ ~ ~ m ~ ~ ~ z ~ ~ £ ~ £ ~ ~ m I III I I ~ 6 ~ > ~ 2 ~ ~ J ~g~ ~ ~° ~ ~ ~ ~4 g~ m ~ ~ ~ I I I R x ~ F ~~^S ~ ~8 $~ g ~ ~ g~ ~~ E ~ Z ~ ~m'~ $ ~ 5~ $ ~ ~ ~> ~~ ~ 4~ 2 I J~ ~ '~ "'s ~~ F a ~ ~~ ~ m ~ ~_ O z m X ~ , I I I I I I I I I ~ ~ ~ ' ` z 4 ~~ ~ ~ $ R ~ m ~s ~ ~ ~~ $ ~ ~C ~_ ~~ g 5 g ~ R~ o~ ~ ~ ~' Z O ~_ O ~ I I I I I I I 0 ~ ~g $ ~ Q~ m :g D ~ ~= ~ r m I F 8F ~ m~ ~ ~ ~~ n ~> "' $ ~~ A og ~ __ ~ ~ Z I~ D 4m THESE giAMNCS AND SPEGFlCARONS ARE 1HE PRWERIY AND CDPYRIGHT OF WARE MALCOMB AND SHP11 NOT BE USED DN ANV OTHER WtlRK E%CEPT BY AGREEMENT MiH WARE MALCDNB. WRITTEN gNENSI0N5 SHALL TAKE PRECEDENfE OVER SCALED DIMEN50NS AND 91ALL BE VERIFlED DN 1HE JOB 9TE. ANY gSCREPANCY SHALL BE BRWCHT TO 1HE NOTICE OF WARE MALCDMB PRION TO THE COMMENCEMENT OF ANY Wg2K ~~ ~ ~ ~ EXTERIOR ELEVATIONS :. DATE REMARKS GATE REMMK6 S S F LOGISTICS C E N T E R Da-10-DB USE PERMIT DES. REV. SUBMITi O6-JO-OB DESItlI REMEW BDARD RESUBMITT ~ m L ~ ~ 1070 SAN MATED AVENUE s SOUTH SAN FRANCISCO CALIFORNIA , ~,;~~ ~1 fe de~doPm~t W~4RE Mt1LCOMB 5ooo «ava.e pkwy.:re. z9e c~~eaiun ®N(onila 945BA Leading Design for Commercial Real Estate . p 925.244.9620 f9252K.9621 M: JON:os~carron,m comet<mm R<oi Esmc< s.rvices\SNft08-DOOR-oa_csA~<ao~aclo~~cm~oo~oaae~al o.d.y I I I I I I I I I I I I I I I I I I I I I I I I I I I I I O I I \\ ~ I I I IO^ I I I I I I I I I I I I I I I I I I I I _ i~ _ __ ` i I I I I i __ _ _ 1, i _ _ ~I I I I I I I I I I I I - I I I 1 '-- - I I -' I I I I I I I ~ I I I I I r a m ~ ~ O O m \ \ I I I I I r ~ ~ g m ~ O a ~ ~ I ' I ~ I I m I z o I --~- - '-- -- I I I ~~ . I I ^ ~ I I I I I ~ I I z I~ I ~ I m II^ ^ ~ I ~0~~~0 ~~~ ~~00 0 0 m I mQ~e~~~~6sg~~F~ ~~~~ ~ ~ < D ~ ~g4 ~+ i i '~ ~ ~~ ~ 4 ~ ~~ ~~ D ~ I I c ~ q ° ~ 3E gm~ $ ~ 5~ ~ ~ '~ ~F 9~ ~ Z r I I ~ ~~ ~ ~ ~9 ~ ~ g '~ ~ Z ~ ~ ~ ~ ~ ~ 4 ~o ~ ~ s ~ ~ ~~' O ~ I I I C ~ ~~~ ~S~~~g~ ~~~= m ~ ' I gu~~~a ~ s ~ ~ ~ ~ F SF a ~m $ ~ ~ ~ ~ - m m G I I - 6 g F Rio ~ ~ ~~ A g~ a o ~ D 0 z ~ g f ~~ ~ cuNtl ANU SNALL NDI Bt UEED ON ANY DTHER WORK IXCEPT 8Y AGREEMENT WITH WARE MALCOMB. kRIT1EN OIMEN90N5 STALL TAKE PRECEDENCE ON]t SCALED OIMEN90N5 ANO SHALL BE VERIFlEO ON 7HE JOB 9TE ANY DISCREPANCY SHALL BE BRWCHT TO 1HE NOPCE OF WARE MALCONB PPoOR TO THE COMNENCEIIENT OF MIY WORK D ~ g '' ENLARGED PARTIAL ELEVATION DATE REMARKS DATE REMARKS Oh10-OB USE PERMIT DES REV. SJBMITT OS-30-08 OE9GN RENEW BOARD RESUBMITT s ~~~ SSF LOGISTICS CENTER ~' ~~°~°~°~° Wt1RE Mt1LCOMB 1070 SAN MATED AVENUE ~~6~<Pkxy.,6e.299 c~~eaus, ntifonile 945flA Leading Destgn for Commercial Real Estate P 925.244.9620 SOUTH SAN FRANCISCO, CALIFORNIA [925244.9x21 M: \JObs08\Colifornio Commercial Real Estate Bervices\SNR08-0008-00_GSAJienowtlon\Cad\DD\ODOBJ 42.dwg I &_ I ' ~~\) \J I I I I I I I I 1 I I I I I I I I I ~ I I I I I I I I I I I ~ I I / I I I I I I I I I I I 1 I ~ ' I ~ I I I I I i I I I I I I a I I 1 ~ I V ~ I I I I ~ _ I _ _ ~ I I I I 1 I I I I I I ~ ~~ ~~ _~_ I ~" I V 'i I ! I I I I I _ __ __ __ _ ___ __ I I I i - --- - i I -- - -- - - ~ ` J ! I I I ~~ I i I I I ~~ I ~ I / I I i,~` ------- ~ e ~ W ' I I ~ ~ I ~ ~ ~ I I I . , ----- r--- - I ~ I I . ~, ~' I ' I ~--- - ~ I ~ I I I I I I I ~ ~ I I I ~ I I ~i ~ ' i ----- I I I ~ ~./ m ~ I ~ I 1 O I c - --- - i , -- --- - - I I - _ ___ ____ I I m ~ ___ _- \I ~ I I O I I ~ I 1 m ~ m ~ ml ~~ I ~ ~ m m rn ; m O .. .. O API ~/~J O ~ ~ O :: .. > r ~ ~ r ~ , r ~ ---------- m --------- ~ r m o z ~ ~ o z ~ ~a ~ II z ~ ~ a z ~ ~e ~ ~ ~~ n ~ ~~ o W ~ ~ D ~ ~~ DOO ~~ ~A p " ~ ~ o m r _`~ ~g ~ 000000 00 m 00000000 m r ~ m go_ Ao ~ s ~ ~ ~ m Z o gm~ g~ _ m ~ E ~ ~ ~ ~ ~ ~y6 ~ ~ ~g~ ~ ~ ~ ~ ~ g ~ e ~ ~ _ ~ ~ ~ ~ ~ D ~ ~ ~ ~~ m ~ P ~ ~~ ~ ~ s o > ~ ~ ~ ~ ~~~ $ gg ~ ~ ~ P ~ g "s ~ ~; O Q g ;? > ~ ~ R ~ O Z ~ ~ A ~ ~ ~N ~ ~ ~ ~ P ~ ~ ~~~ ~ A~° ~ O s ~ s ~ ~ ~ s ~~ m (n 8 ~~ _ ~ a ~ -i s ~ F o ~ ~~ R> ~g a3 ~ ~ ~ ~ 4 ~ -~ a ~ 4 ~ ~ ~ sN ~m ~~ ~~ ~ 9 _ ~ m ~~ ~~ ~ ~~ o ` $ a> ~ ~~ N ANE IRE PROPERTY AND CDPMIGHT Of WARE MALCOMB ANO SHALL NOT BE USED ON ANY O1HER 'ADRK E%CEPT BY A(iiED.IENT WITH WARE MALCWB. Y.RITTEN DINEN90N5 SHALL TAKE PRECEDENCE ON:R SCptED DIMEN90N5 ANO SHALL BE 4FRIFlm ON 1RE JOB 9TE ANY DISCREPANCY SHALL BE BRWGHT TO THE NODCE OF WARE MALCOMB PPoOR TO THE COMMENCEMENT OF ANY WDRK ~ °g '> BUILDINGS 2 & 5 EXTERIOR ELEVATIONS ~,K~ ' WTE 04-10-OS REAARKS USE PERMIT OES. REV. SUBMITT DATE REMARKS S S F LOGISTICS CENTER gc°phiu ~ 06-30-08 OESIQ! RENEW ROARD RE9JBMITi °°ce^°°°,~en, Wt1RE Mt1LC OMB ~ m ~ 1070 SAN MATED AVENUE ~DDeeNH~e~:w,..°~ ~~ Leading Design for Commercial Real Estate ,~,.em~, ~, ~ p9252449630 SOUTH SAN FRANCISCO CALIFORNIA "'s""~` s , R:\.wDSOS\cmiromt9 commera9l Rem Esmte ser~~es\swROS-DDDe-DD_csn~e~orano~\cad\DD\DDDe~aJ.aw9 I ~./ I \/ I I II J I I / I 1`~1 /\ '~' -~/~~) ~I II I i -- I I ~I ~ ` i ~ I I I I III I' ` ~ I I I ~ I I ~ i (tl!'~' U /' ~ I I ~~ it ^ I ~ ~ I I I I I I I I I \ ~/ I ~^J ~/ I I I I / I I ° ~ I to I O I I m I z O ~ ~ I ~ _ ~ -~ I ~ _ m m . I rn m m l m ~ ~ ~~ ~ ~~ m ~ O~ I' - D O ~ I 'III I O1 TO I ~ I (' TO N I I is < ~ < ~ G ~ G ~ ~ Z ~ I m ~ I Z I ~ ~ ~ Z I ~ ~ ~ I o ~ I '~ I I o I ~ o Z I I O O O ~~ O o 0 m m o~P ~.~a $ G1 ~~~~0~ 0~ m <-_ ~ ~~~~~~00 x m g ~ g~. ao s 0 ~ r ~ o ~ s ~ m z O ag Ng9 "~ Z ~ m ~ ~ m o ~~ F ~ ~ ~ o ~ ~ _ ~~`s ~ m i Ass $ ~ g ~~ $ ~ ~ ~ ~ ~ ~ e '~ $ N ~ ' ~ ~ ; g ~ ~ F F ~ ~ D ~ = i ~ ~ ~ ~ ~ ~~ r ~ ~ ~ gm ' _ P ° ~ g ~ ' > Q Q A ~ a R ~ ~ m Z ~ m sv O ~ ~ ~ P ~ ~ ~ = ~ ~ a$ ~ i~ ~ ~ s ~ Z Z O ~_ ~ ~ B 2 F 0 ~ ~ ~ ~= ~~ m N ~ ~s ~g =~~~ ~ ~ ~ ~ -i ~ ~_ ~ ~ s~ F7~ ~ g 3 ~ am ~ ~z 5 ~ ~ z~ ~ ~ o ~ AND DOYR11DH1 W WAHL RALCDRB ANp 31ALL ROT BE UgD DR ANY DTHER WORK E%CEPT BY ADREDAENT YA7H WANE MALCORB. NRIT7EN DINEN90NS STALL TAKE PREDEDENCE OVER SCALED DIMEN90N5 AND 91ALL BE N721FlE0 DN 1HE JOB 9TE ANT pIBCREPANCY 97ALL BE BROUGHT TO 7NE NO11CE DF WME MPLCONB PPoOR TO THE CORNENCENENT OF ANY WDRK ~ ° g ~ ? ~ BUILDINGS 3 & 4 EXTERIOR ELEVATIONS ~~~ ~ 4- 0 I DATB ~~~ S S F L O G I S T I C S CENTER A 0 1 48 U9: PERMIT DES REV. SU9M~TT ~ ~ O6-JO-OB DESGN RENEW BDARD REBUBMITi Bite development WARE Mt1L C O M B ~ m ~ 1070 SAN MATED AVENUE ~ ~a~ePk~.a~.29a Leading D~ignforCommercial Real Estate W aab,,. ~eli(omia 9asa3 p 925.2449620 SOUTH SAN FRANCISCO CALIFORNIA "'S'°`9fi21 , M: \J98saa~cmlro~om comn,e~oml Real Estate senmes~sNRDa-DDOa-ao_csA~Teoomtloo~cm~oo~oooe~laa.a.y I I I , ~ ~ I I ~ -- i _. _ I I I /n ~ - I I I I I ) ~ m' I I , /~ .~; ~ I I 1~ _ ___ __ -_~ _ _____ I I N -~ . I I I - --- -- -- -I -------- I I I I 1 I I I I I I I I ~i I I a I~N~ I I I I I I I I ' I .......... 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I i, , ~7 I w ~ I I ' - uP ~ - :A~ I- ~ ~ ~ ~ v _ I I ........., Zi I I I' I I I I . ~ ~ ~ J ~: ~ ~ m~~ ~ I - , : m ~ I I I - .; ' ., -'~ I (A - - , j ~ O i I ~ ~ j l --- -- -- -----f --~ ~ N OC ~ ~ i D,I ~ I = I ~ I ~i = -I - m ~ I m ~ m ~ •. m l ~ I I m O I I F=~ ~-~ m ~ I m. rn ~ - ~` m ~ I ~ m I I ~ ~ ~~ ~ ~ m I ___.. - ~ - ~ ~J O ~ I ~ _ ~ -- I O I - ~ I ~ r m ~ r m ~ _ _ ~ m r G -- m r - < ----- ----- ----------- m z m z z ~ - ~ ~ ~ ~ ~ o ~ ~ o z ~ ~ ~ w p ~ ~ n ~ ~ ~ W ~ ~ D ~ ~~ ~0~ po p O ~ m ~~~~~ ~~ ~~~0~~~0 ~ R 4 g ~ ~m ~. a§ r O ~ ~ o $ G7 m Z T ~ ~ ~ ~ go~4~~6~ ~ s ~gb ~' x =; o~~ ~~~_ ~ ~ ~' _ ~ ~ ~ m R g $ fi= r ~ ~ P ~ ~ p ~ s ~ ~~~~ $ $ g g $> $ ~ ~~ $ ~ ~ ~ Z g ~ ~ m Z ~ ~ ~ P ~~ ~ ~~ ~ ~ ~ ~ p~~ Z O ~ z ~ a v ~ F p ~ ~ g8 ~~ ~ N ~ ~ g s~ ~ ~ ~ ~ ~ S2 U) ~ ~ ~ ~ ~ ~ ~m ~s ~o 9 ~ ~ ~ ~ ~ mz ~~ 5 o ~ '~a ~ THESE gtAMNGS AND SPEgFlGRONS ARE THE PROPENIY AND COPYRIGHT OF WME MALCONB AND SHALL NOT BE USED ON ANY OTHER WDRK EXCEPT DY AGRETBAENT WI1H WIRE NALCOM& WRITTEN DINENSIONS SHALL TAKE PRECE7N"HCE OVFA SCALED ~~ ~~ AND SHALL BE 4FRIFlm ON 1HE JOB 97E ANY DISCREPANCY SHAH BE BROUGHT TO 1HE NORCE OF WARE MPICONB PPoOR 70 THE COMNENCFAIENT OF ANY WORK 8 g BUILDING 6 EXTERIOR ELEVATIONS DATE 01-10-OB aEMARI($ USE PERNIT DES. REV. SUBMITT DATE . REMARKS S S F LOGISTICS C E N T E R 06-30-08 DESIGN RENEW 60MD RESUBMITTA m ~ ~ 1070 SAN MATED AVENUE a SOUTH SAN FRANCISCO CALIFORNIA , ~~~ N `~ Bevelopmmt ~g WARE Mt1LCOMB 500°°`~iB.re~Awy..'~•z9s e ~,. ~t;t~.,,~a 94553 Leading Design for Commercial Real Estate p 925TA6.9610 f925266.9621 ~~ ~~~~~ ~o~~8y ~~~ s~ A ~ ~~~~~~~~~~~z ~~~ o~ ~ ~~~ ~~~~~~~~~~~~ ~~~ ~~ Z ~~m ~~>~m~~~~ ~~~ ~~~ ~Q N ~~~~~~~~~~~ o~~ ~~~ ~~~~~~o~ ~~~ o o~~ ~~$ ~~~~°~~ ~o ~m~ ~~~~~~Agm~~~ ~~~ ~o ~o~~~~m~ ~~~ ~~ ~ ~~€ ~~~~ ~ ~m~° ~~~ o ~~~ ~~~~~~~~~~ s~~ ~~om~~ a~~°$ g~~ ~ ~~ ~ w~ ~m ~~ o~~~~~K~o~~= ~~ o e $m ~~~~m $~~ ~z m ~~ ~ ~~~~~~a= ~~ms$~~~ ~mm~~~~~ sym ~~ ~ ~~~~A ~° ~~~ ~° ~~ ~~~~~e >~~~€~m ~~ 9~~`D~ m~ ~~~BT~~ ~~ ~~~~~~ ~ Q~~ab' ~ ~=o ~° m~ ~~o~~F s ~~~g~g~ ~ ~ ~o Zmm~ o W~ m ~~ ~ N~~DZw~ Q ~ S ~ ~ Nyv ~ ~ ~ ~~ ~ StAil C o fi ~ ~ z "e S - ~ ~z~~ m ~~ ~ ea ~ MN 8 D 2~p ~° SF ~ A O, 5 $ ~z <o m f~ £ ~~ m ~ eo iA ~A~ 7 m y~~c y yx n= ~~ p@ f~ G g o ~ m o~ ~ ~ ` p ~ ~Fi ~~ ~ ~' ~m ~ m~~ ~ ~oz3 ~° m ~~ ~, ~ o ~ '~ g' ~ ~~QQ ~ ~z ~ ~ g ~~ ~ g $z m ~ a6'.. ~ $ A ~ ^ ~ ,. 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PNY DISCREPANCY SHALL BE BROUGHT TO THE NOTICE dF WARE NAU%IIIB PRIOR At 7HE C0INIENCEIENT dF ANY M'OHK D m g CONCEPTUAL LANDSCAPE PLAN ca,ua, IANDSCAPEARCNDEC79.INC ;~ a'°'"~~"" P~~~B ~,~DLa.~a $apH~a SSF LOGISTICS CENTER '~_~~ ~'°~ OD0.1W8 119E PEAMR OES~REV.GU6MRTAL y DATE REMARKS 1''"~ Wt~RE Mt~LCOMB ~e 2 OG13H)8 SEATING AREAAOOED 10 •e~ss~ can die6u 3 OB-21O9 zxocm suDMnTAL 11 - 1070 SAN MATED AVENUE ~ =~~O9n a~ 5 13 O • ~~ 5000 tlve pazhvay. suite 290 6 14 'Ij~ •+ itewle[z- n. ealifm.Ja %583 15 SOUTH SAN FRANCISCO, CALIFORNIA rFCrGAOT° Phoeni+ P925u996TAJ f9uz9,.~T 8 6 16 m 0 C m 0 .-LJ z v ~ 5 ~~ ~ e ° ~y R ~~ a~ ~~ ~ I F ~ 89 0°~ z W~_._. _ _ ._ u~ ~ i - _ ______________ s it >6 v~ 'P~~ Effie ~ as,~ A =ten I I + A ~ ~ ~ ~ _. _ _ - _ _ \ ~ R R ~& I I > z ~ I ~, A 'u (1 \ i I o aA ~-3 « ~' I j i ~ zn A ~~ 'r --- ~ - _ _ ~+< . - ~ - __ I ___ _ - - -. ~. 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SUBMITS TER ~`"°° ,:~tlere,~e,< WARE Mf1LC OMB 1070 SAN MATEO AVENUE 5000veivGVePkwy.s4.29B ixadingDesfgnforCommercialRealFstate ~fl 9~S SOUTH p 925.24x.%3 SAN FRANCISCO, CALIFORNIA Y9u~%22 QzK saN ~~"'`~- ~~ Plannin Commission H y g o v c'~LIFOR~~A sta f f Reno rt DATE: August 6, 2009 TO: Planning Commission SUBJECT: SIX-MONTH REVIEW OF: Use Permit allowing an indoor sports and recreation dance studio generating in excess of 100 average daily vehicle trips, situated at 1 South Linden Avenue Unit #1, in the Planned Industrial (P-I) Zoning District, in accordance with SSFMC Sections 20.32.030(c), 20.32.060, & Chapter 20.81. Owner: Ella H. Yamas Applicant: Spark of Creation Studio Case Nos: P08-0045 (UP08-0006) RECOMMENDATION: That the Planning Commission conduct asix-month review of P08-0045 allowing a dance and performing arts studio. BACKGROUND/ DISCUSSION: The Planning Commission approved a Use Permit allowing a dance studio at their meeting of July 17, 2008. The Commissioners adopted condition of approval #6 requiring asix-month review from the final inspection. The hours of operation are from 9 AM to 9 PM Monday through Saturdays. The studio provides a variety of classes in dance and musical theater that are offered to both children as well as adults. The facility is staffed with up to 6 part-time instructors, 4 part-time assistants and 2 part-time support staff. During most of the day the facility is staffed with 3 employees. Peak staffing occurs from 4 PM to 8 PM. The proposed dance and performing arts studio has been in operation for the last few months.. Since it was opened, no complaints have been received by city staff. RECOMMENDATION: The applicant is operating the studio and performing arts facility in conformance with the conditions of approval and since it has begun operations staff has received no complaints. Therefore, it is recommended that the Planning Commission conduct the six-month review and offer comments. S ve C n enior Planner Attachments: Conditions of Approval Site Plan CONDITIONS OF APPROVAL P08-0045 USE PERMIT UP08-0006 1 SOUTH LINDEN AVENUE (As approved by the Planning Commission on July 17, 2008) A. PLANNING DIVISION 1. The applicant shall comply with the City's Standard Conditions and with all the requirements of all affected City Divisions and Departments as contained in the attached conditions, except as amended by the conditions of approval. 2. The construction drawings shall substantially comply with the Planning Commission approved plans, as amended by the conditions of approval including the plans submitted in association with P08-0045. Prior to the issuance of a Building Permit, the owner shall pay any required Child Care Impact Fees applicable to the tenant with a credit for the previous use that occupied the same space in accordance with the SSFMC. For example, the conversion of Warehouse to Commercial would require a payment of $.10 per square feet based on the- credit for previous use [$.60 - $.47 = $.13]. Based on a floor are of 6,317 square feet the estimated fee is $821.21 [6,317 SF x $.13/SF]. 4. The hours of operation of the use shall be limited to Monday through Saturday between 9 AM and 9 PM. Any expansion of the hours of operation shall first be approved by the South San Francisco Planning Commission. The owner shall allocate a minimum of 30 on-site parking spaces for the approved use. The maximum total staff shall be 10 instructors and 2 support staff. Any expansion of the use either in staffing, class size, number of classes, or floor space shall first be approved by the South San Francisco Planning Commission. 6. The use shall be subject to a review by the Planning Commission six-months from the final inspection. At the time of review the Planning Commission may modify or add conditions of approval. 7. Prior to the final inspection of the tenant space, the applicant shall obtain and thereafter maintain a valid South San Francisco Business License for the duration of the tenancy. (Planning Division contact: Steve Carlson, 650/877-8535) B. POLICE DEPARTMENT A. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. Conditions of Approval B. Building Security 1. Doors a. The jamb on all aluminum frame swinging doors shall be so constructed or protected to withstand 16001bs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. b. Glass doors shall be secured with a deadbolt locks with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. c. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt locks with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turnpiece. d. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. e. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double- cylinder deadbolt locks are not installed. f. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed onpanic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used onpanic-equipped doors. g. On pairs of doors, the active leaf shall be secured with the type of lock required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw ofthree-fourths inch at head and foot and shall have no door knob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, maybe used instead of flush bolts. 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or asingle-cylinder deadbolt lock without a turnpiece may be used in "Group B" occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating ""This door to remain unlocked during business hours", employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, U4" polycarbonate, or approved security film treatment, minimum. Conditions of Approval h. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. 2. Windows a. Louvered windows shall not be used as they pose a significant security problem. b. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. c, Secondary locking devices are recommended on all accessible windows that open. 3. Roof Openings a. All glass skylights on the roof of any building shall be provided with: 1) Rated burglary-resistant glass or glass-like acrylic material.2 or: or: 2) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. 3) A steel grill of at least 1/8" material or two inch mesh under skylight and securely fastened. b. All hatchway openings on the roof of any building shall be secured as follows: 1) If the hatchway is of wooden material, it shall be covered on the outside with at least 16 gauge sheet steel or its equivalent attached with screws. 2) The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3) Outside hinges on all hatchway openings shall be provided with non- removablepins when using pin-type hinges. c. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1) Iron bars of at least 1/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or: 2) A steel grill of at least 1/8" material or two inch mesh and securely fastened and Conditions of Approval 3) If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. 4. Lighting a. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. b. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. c. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. d. Parking lot lights shall remain on anytime there are employees in the building. e. Prior to issuance of a building permit, the applicant shall submit a lighting plan to be reviewed and approved by the Police Department. Lighting plans shall include photometric and distribution data attesting to the required illumination level. 5. Numbering of Buildings a. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. b. In addition, any business which affords vehicular access to the rear through any driveway, alleyway, or parking lot shall also display the same numbers on the rear of the building. 6. Alarms a. The business shall be equipped with a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. 7. Traffic, Parking, and Site Plan a. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau at 829-3934. Conditions of Approval 8. Security Camera System a. Building entrances, lobbies and garage areas must be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no "less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the world wide web. This system must be of adequate resolution and color rendition to readily identify any person of vehicle in the event a crime is committed, anywhere on the premises. 9. Miscellaneous Security Measures a. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. (Police Department contact: Sgt. Jon Kallas, 650/877-8927) C. FIRE DEPARTMENT This building requires fire sprinkler modification. Please submit separate plans. 2. Plans shall conform to NFPA 13 and City of South San Francisco Municipal Code, Section 15.24.110. 3. This building requires fire alarms. Please submit separate plans. 4. Provide ahorn/strobe at the front of the building, which will activate upon fire sprinkler or alarm notification. Plans shall conform to NFPA 72 and City of South San Francisco Municipal Code, Section 15.24.150. 5. This building requires fire extinguishers. 6. Provide adequate premise identification (address) on the building per the City of South San Francisco Municipal Code, Section 15.24.100. 7. Provide room names and description of use. (Fire Department contact: Luis DaSilva, Fire Marshal, 650/829-6645) D. BUILDING DIVISION 1. Provide a complete floor plan showing existing exiting of all tenant spaces. 2. Provide the total occupant load for the building and required pluming fixtures required for that load. 3. Provide the use of all areas on the mezzanine level. Conditions of Approval (Building Division contact: Jim Kirkman, Building Official, 650/829-6670) E. WATER QUALITY CONTROL DIVISION The onsite new catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo. 2. In accordance with the Municipal Code and Federal law, new stormwater pollution control devices stormceptor/CDS units are to be installed in any new drainage inlets. In addition, the applicant is required to submit a maintenance schedule for the stormceptor/CDS Units. Submit schedule to the Environmental Coordinator. 3. The subject property is more than 5.0 Acres. The applicant is required to submit a Stormwater Management Plan. 4. That the applicant pays a Sewer Connection Fee. Separate water meters for landscape and building. 6. An Erosion Control Plan with winterization controls is required prior to the issuance of a grading permit. 7. Additional comments when building plans are received. (Water Quality contact: Cassie Prudhel, 650/877-3840) ti w,~ ryau Ob076'e~'y6no~o9s!!!H'pa e~naueg SZ}sn~1~~sYwaA •f'glseweA 'H EIi3 ~aux.Q 0.8076 'e~'oas[~ue~d ueg 4lnoS •an J uapu!~ 43noS 1# :ssa~PPtl loalo~d ' o ~ -~ ~i '~ '~~ ~ c: ~ ~. ~ Z s emum • 1 P ~ : ~ c ~ S ~. e ~ i~ r ;'," , r/ :~ ~~ ~ G S - ~ ig ~ ~ 1 g ~ ,: ~.. ~ ~ :.'* ~ 4•' ? ~~ ~, f ~ . s 1 F F {~E{{ ~ ~ [ ~ i u C ~ \ S ~.' 9 .,. ~, `F :. Y ~~} W i t ~~ #, ~'. a rri i t +~ 0 v d ,r £~' d,~ ~S Y =~ 1t YID ~ m ~ u ~ N o ~ .n ~ a2 ~ ~ ~ ~ F e ~ z ~•~ ~ ~ ~~ ' J. ~ It' ~- :.. ~. 1 ~, , , ~ I .2sV2G ~ Z z 2~2~2 Z z!2 Z z r ~c~ ~.f L~,T,4~'; f i .. _ n :...j L,,.ss.z3. ~ . 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