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HomeMy WebLinkAbout2011-03-16 e-packet SPECIAL MEETING REDEVELOPMENT AGENCY CITY OF SOUTH SAN FRANCISCO CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 MUNICIPAL BUILDING COMMUNITY ROOM 33 ARROYO DRIVE SOUTH SAN FRANCISCO WEDNESDAY, MARCH 16, 2011 7:00 P.M. NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the Redevelopment Agency and the City Council of the City of South San Francisco will hold a Special Meeting on Wednesday, the 16 day of March, 2011, at 7:00 p.m., in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: 1. Call to Order. 2. Roll Call. 3. Agenda Review. 4. Public Comments - Comments are limited to items on the Special Meeting Agenda. 5. Consideration of Proposal from Peninsula Conflict Resolution Center. 6. Public Hearing: S /SKS Investments /applicant Oyster Pt Ventures, LLC /owner 379 OYSTER POINT BLVD P09 -0085: GPA 11 -0001, SP 11 -0001, DR09 -0049, ZA 11 -0001, RZ 11 -0001, PP 11 -0001, DA 11 -0001, DDA11-0001 & EIR09 -0001. Oyster Point Redevelopment Project, including a General Plan Amendment, Redevelopment Plan Amendment, Zoning Text Amendment (Specific Plan), Rezone (Zoning Map Amendment), Specific Plan Appendix, Precise Plan, Transportation Demand Management Plan, Design Review, Development Agreement, Disposition and Development Agreement, and Environmental Impact Report to allow the demolition of various existing improvements and the construction of a new office and research and development campus at a 1.25 FAR, road alignment, utilities, park, open space, marina improvements (i.e. parking areas), Bay Trail improvements and public restrooms on approximately 82 acres of property located at the eastern end of Oyster Point Boulevard and adjacent to the Oyster Point Marina, in accordance with SSFMC Title 19, and Chapters 20.040, 20.110, 20.230, 20.300, 20.310, 20.360, 20.400, 20.450, 20.460, 20.480, 20.530, 20.540, and 20.550. A. Waive reading and introduce an ordinance amending Chapter 20.230 of the South San Francisco Municipal Code to repeal the existing Oyster Point Marina Specific Plan District regulations, and adopt the Oyster Point Specific Plan to facilitate the public - private redevelopment of an office /research & development campus and substantial public amenities at the oyster point business park and oyster point marina property B. Waive reading and introduce an ordinance adopting a development agreement with Oyster Point Ventures, LLC for the public - private redevelopment of an office /research & development campus and substantial public amenities at the Oyster Point Business Park and the Oyster Point Marina properties 7. Closed Session: Conference with Real Property Negotiators (Pursuant to Government Code Section 54956.8) Properties: APN 015- 010 -600, 015- 190 -190, 015- 010 -260, 015- 010 -060 (Commonly known as the King Leases at Oyster Point Marina) Agency Negotiator: Marty Van Duyn Parties: South San Francisco, S /SKS, San Mateo County Harbor District Under Negotiation: Terms for acquisition of property and leases. 8. Adjournment. gal% C ' erk d Agen y Clerk, P y of .uth San Francisco and •uth San Fra Isco Res velopment Agency 1609701.1 SPECIAL REDEVELOPMENT AGENCY AND CITY COUNCIL MEETING MARCH 16, 2011 AGENDA PAGE2 Peninsula Conflict Resolution Center Proposal for Services to City of South San Francisco March 2011 Organizational Overview The Peninsula Conflict Resolution Center (PCRC) promotes positive collaboration and active engagement by residents in the communities we serve. To accomplish this mission, PCRC trains people to communicate and solve problems together, facilitates group meetings, builds skills for public participation and, as a neutral third party, assists people in conflict to develop mutually acceptable agreements. While PCRC's origins are in conflict resolution, today we have broadened our scope and we now define our work as building the capacity of individuals, groups, and institutions, to collaboratively strengthen their communities and reduce violence. We currently apply our core competencies of assisting with communication and problem - solving, training, designing group processes and neutral facilitation in a wide variety of situations. We view our work in promoting and supporting community engagement as a natural and positive outgrowth of our conflict resolution services. The following strategies are PCRC's best thinking about how we can support the city's efforts to promote healthy families, neighborhoods, schools and communities. Our proposal outlines the following areas of support: - Coordinating and Facilitating a Strategic Planning Process - Supporting Existing Efforts through Partnerships with SSF Police Department - Staffing On -Going Support of Community Coalition for Safe Neighborhoods PCRC believes that by gathering information, encouraging inclusive engagement of residents, groups and organizations, and determining a plan of action over the short and long -term, South San Francisco can continue to be a vibrant and robust city in which to work, play, learn and live. I Coordinating and Facilitating a Strategic Planning Process The primary focus for this process will be to provide residents, groups and organizations the opportunity to envision the future of South San Francisco and develop the necessary objectives and strategies to achieve that vision. At the end of this process, the Community Coalition for Safe Neighborhoods will have defined its the values, purpose, vision, mission, goals and strategies. Task Description Timeline Information PCRC will provide coordination, facilitation, and project March — Gathering management for 8 community dialogues. PCRC will work with July 2011 through Community Coalition members to host these gatherings. These Community smaller more intimate dialogues will be held throughout the city of Input Sessions South San Francisco, and conducted in either English, Spanish or we will provide simultaneously interpretation. These sessions will provide residents and critical stakeholders the opportunity to discuss concerns, give suggestions /input, and engage with others who have similar or different experiences. 1 These dialogues may also provide a venue where stakeholders can connect and determine actions to increasing their own community participation supporting the health and safety of their city. Through facilitated dialogue, PCRC believes participants can see and increase awareness of the importance of their participation in the community. PCRC will work with trusted community leaders in order to ensure inclusive participation of a cross - sector that truly reflects the community. A key element for success will be in engaging community members who represent the diverse demographics of this community. Through outreach and meeting design we will increase attendance of previously less engaged populations. Information gathered during these sessions will be used to develop the Coalitions' objectives and strategies. Coalition members would be strongly encouraged to witness, first -hand, the dialogue process, information given and next steps determined. In all of these efforts, we will use participant evaluation tools to gather information about the experience from participants' point of view. Community PCRC will coordinate and facilitate 3 -4 sessions where Community May - July Coalition Logic Coalition members can collectively develop a logic model as a 2011 Model guiding manual for the next 2 -3 years. A logic model is a tool used Development to define and describe the need, any contributing factors (internal or external), data that supports factors and needs, objectives, strategies, and measurements for achieving success. During this process, participants will also further define the purpose, role, responsibility, membership, expectations and structure of the Coalition itself. By the end of this process, the Community Coalition will have co- created a guide for navigating the pate towards a safer and healthier community. 2 II Supporting Existing Efforts through Partnering with SSF Police Department Overview and History - Since October 2004, PCRC, the San Mateo Police Department, neighborhood residents, property owners and other city departments have been engaged in a collaborative process designed to bring about community change in and around the 700 block of North Amphlett Boulevard in San Mateo. The program is called Strengthening Neighborhoods. The community crime reduction strategy that evolved focused on three areas: 1) Victims - empower residents / owners to protect themselves and their neighborhood. 2) Suspects - prevention, intervention and enforcement must work together to curb negative activity 3) Environment - maintenance and disrepair must be addressed by all involved The overall goal of PCRC's Strengthening Neighborhoods Program is to enhance the quality of life and perception of safety for all stakeholders who reside in the target area. The specific goals for the work being implemented in current sites include the following: • Reduce Neighborhood crime and blight • Increase Neighborhood Safety • Improve Relationships with law enforcement • Assist neighbors to build connections with each other • Identify and empower neighborhood leaders to become actively engaged The project on the 700 block of North Amphlett has had the following effects: 1. Neighbors are getting to know each other while working on projects to improve the neighborhood climate. 2. Gang and criminal activity has been dramatically reduced. 3. Residents are feeling empowered to act during difficult situations. 4. Property owners are working closely with each other and their tenants to keep the area safe and healthy. 5. Residents are beginning to understand their roles in reporting suspicious activities and are beginning to increase communication with law enforcement. 6. Residents are accessing needed social services for health and safety issues, because of information and support provided by PCRC staff. PCRC's role in the North Amphlett project has evolved from guiding the meetings, as facilitator, to leading the effort by providing project management, to building the skills of the neighborhood residents to carry on the successes themselves with minimal support. PCRC has replicated these efforts in a second community in San Mateo, Rogell Court, what is commonly knows as "el nido" (translated "the nest" in English). We propose to take from the best practices developed from our past experience and apply some of the elements of the Strengthening Neighborhoods project in South San Francisco. 3 Proposal - In order to further support the efforts of SSF Chief Massoni, and his newly appointed community policing unit, PCRC proposes the following activities based on our Strengthening Neighborhood strategy: Task Description Timeline Support PCRC will offer technical assistance and training on strategies Planning May - Existing Efforts for effectively engaging with the community residents, methods June 2011 for Training to for building trust, ways to overcome barriers to residents Newly working with law enforcement, and skills for working with Implementation Appointed Unit different cultural communities. July 2011 -June 2012 (with the opportunity to explore continued support through 2012 -13 fiscal year) PCRC will facilitate opportunities where residents will forge Planning May - Replicating positive connections with law enforcement, education and June 2011 Elements of social service resources available to them: Strengthening - As measured by resident self report / feedback to PCRC Implementation Neighborhoods project manager July 2011 -June Model - As measured by an increase in resident calls to PD, PCRC 2012 (with the and other agency partners opportunity to - As measured by participants willingness/enthusiasm for explore continued meetings with PCRC and it's partners continued support PCRC will support the coordination of community activities through such as neighborhood clean ups, "posada" events, National 2012 -13 fiscal Night Outs, etc. Our vision is that residents will increase their year) own initiative to organize and plan neighborhood activities. PCRC will identify emerging neighborhood leaders who can connect to and support steps taken such as the development of "neighborhood watch" groups and neighborhood resident associations. Law Since 1999, PCRC has utilized dialogue as a tool for creating Planning May - Enforcement opportunities for people with different perspectives and June 2011 and experiences to learn from each other, and to work together on a Community common community concerns such as community violence, Implementation Dialogues education, or health. PCRC has worked with other law July 2011 -June enforcement departments to conduct these very effective 2012 (with the forums where trust and relationship building is the main opportunity to objective and outcome. explore continued 4 On an annual basis, PCRC will work with SSFPD to host 8 -10 support community dialogues of 15 -20 participants each. Dialogue through effectively builds connection among individuals from different 2012 -13 fiscal backgrounds and experiences through acknowledging and year) celebrating differences while highlighting common interests and objectives. Participants in a dialogue are given an opportunity to increase their knowledge about: • the importance of sharing experiences; • resources and how to effectively engage in community and with institutions; and • areas where they share needs with their neighbors or other members of the community. In all of these efforts, we will use participant evaluation tools to gather information about the experience from participants' point of view. We will ask such questions as: did you feel you had an opportunity to share your experience? Did you hear about experiences that are different than yours? Do you have a new understanding about the topic? Did you learn something that will make a difference in what you do next? In some cases, we may do a pre and post survey to better assess the impact of the experience. In those cases where we work with a group in an on -going way, we will be able to compare responses from multiple dialogues to further enhance the picture of these outcomes. This model has been implemented in Oakland and San Planning May - Francisco, and is being explored with other cities in San Mateo June 2011 Citizen County. This process is an alternative to a traditional or formal Complaint procedure for addressing complaints from the public against the Implementation Program PD. Typically, this process is offered as an option rather than a July 2011 -June formal investigation. It is available for certain types of 2012 (with the complaints having to do with officer conduct or other issues opportunity to where there is no crime or violation of rules or protocol. explore continued Mediation would be held between the complainant and the support officer to discuss what happened, different perspectives and through impacts, and if there are any actions needed to rectify or 2012 -13 fiscal improve the situation. Mediation is an excellent way to address year) concerns than may stem from a misunderstanding, miscommunication or unclear expectations. PCRC will work with the police department to establish appropriate procedures for selecting cases, making referrals, contact with the parties, confidentiality, and follow -up. Funding support for this component includes one time fee and management for up to 10 cases annually. 5 III Staffing On -Going Support of the Community Coalition for Safe Neighborhoods PCRC believes that the Community Coalition exists for the following purposes: • to collaboratively share information and resources with one another on programs and services being offered throughout the city • to explore new partnerships that may grow out of collaborations amongst service providers and community groups • to create space for on -going events or activities to take place, hosted by this collective body, and determined as a result of the strategic planning process For this reason, PCRC will support this collective body in the following fashion: Task Description Timeline PCRC will coordinate all logistics, keeping data on number of Staff, meetings, participants attending, content of meetings, next steps, Implementation Coordinate, and any actions taken. PCRC will work with Mayor Mullin and July 2011 -June and Councilmember Gonzalez to solidify agendas on a regular basis. 2012 Facilitate Immediately Monthly PCRC will communicate regularly with Coalition members to following Coalition share: Strategic Meetings - upcoming meetings, notes and agendas Planning - announcements regarding new or existing Process (with resources / activities, the opportunity - funding opportunities, to explore continued - regional efforts in community engagement and violence support prevention, through PCRC will also facilitate the implementation of actions taken by the 2012-13 fiscal Coalition as a result of the Strategic Planning Process. year) 6 roe m o '0 - '-'7,'40g . 1--'-'`g- r cn n 4 A . m w o 5 x N '0 C a r l O4 � . A T y- G LL a 'C 11 5 oa pi n Z x ro m 0 o rD w .mi oo ti 7 H N x m b m '0 8 00 Cj' «. vi a y a t, . . O . 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' C O Oti m F ri m a. ».6 2 p 0 p = 7 0 N su y ri 0 - '.?...% p ' ; o O 0 0 O 7 N 000 .- Q. ti c ei x p., _ i r c� StaffReport DATE: March 16, 2011 TO: Honorable Mayor and City Council and Redevelopment Agency Board FROM: Marty Van Duyn, Assistant City Manager SUBJECT: OYSTER POINT REDEVELOPMENT PROJECT. GENERAL PLAN AMENDMENT, REZONE, ZONING TEXT AMENDMENT, PRECISE PLAN, DESIGN REVIEW, TRANSPORTATION DEMAND MANAGEMENT PROGRAM, DEVELOPMENT AGREEMENT, DISPOSITION AND DEVELOPMENT AGREEMENT, AND AN ENVIRONMENTAL IMPACT REPORT TO ALLOW THE DEMOLITION OF VARIOUS EXISTING IMPROVEMENTS AND THE CONSTRUCTION OF A NEW OFFICE AND RESEARCH AND DEVELOPMENT CAMPUS AT A 1.25 FAR, ROAD RE- ALIGNMENT, NEW UTILITIES, NEW PARKLAND, NEW OPEN SPACE (FLEXIBLE USE FIELDS), MARINA IMPROVEMENTS (I.E. PARKING AREAS), BAY TRAIL IMPROVEMENTS AND PUBLIC RESTROOMS ON APPROXIMATELY 82 ACRES OF PROPERTY LOCATED AT THE EASTERN END OF OYSTER POINT BOULEVARD AND ADJACENT TO THE OYSTER POINT MARINA, IN ACCORDANCE WITH SSFMC TITLE 19 (SUBDIVISION), AND CHAPTERS 20.040, 20.110, 20.230, 20.300, 20.310, 20.360, 20.400, 20.450, 20.460, 20.480, 20.530, 20.540, AND 20.550. Location: Oyster Point Business Park (375/377, 384, 385, 389, Oyster Point Boulevard) & Oyster Cove Marina; and Oyster Point Marina area. Applicants: Oyster Point Ventures, LLC, and City of South San Francisco Case No.: P09 -0085: GPA11 -0001, ZA11 -0001, RZ11 -0001, PP11 -0001, DR09- 0049, TDM 11 -0001, DA 11 -0001, DDA 11 -0001, and EIR09 -0001. RECOMMENDATION: It is recommended that the City Council follow the recommendation of the Planning Commission and take the following actions: 1. Waive reading and introduce an ordinance, making fmdings, repealing the existing Chapter 20.230 of the South San Francisco Municipal Code and adopting the Chapter 20.230 ( "Oyster Point Specific Plan District "), and amending the South San Francisco Municipal Code Zoning Map to reflect the boundary of the Oyster Point Specific Plan District; and Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 2 of 8 2. Waive reading and introduce an ordinance, making findings and adopting the Development Agreement between the City of South San Francisco and Oyster Point Ventures, LLC, in association with the Oyster Point Redevelopment Project. It is recommended that the Redevelopment Agency accept the staff report as well as public comment on the proposed project in anticipation of an upcoming recommendation to approve a resolution for a Disposition and Development Agreement between the City of South San Francisco Redevelopment Agency and the Oyster Point Ventures, LLC associated with the land transfer and other financial details to facilitate the Oyster Point redevelopment project within the Downtown Central Redevelopment Plan Area. BACKGROUND /DISCUSSION: [The March 3` and March 14 Planning Commission Staff Reports are attached for background and reference about the project and the environmental impact report (EIR).] History and Existing Uses For over 30 years, the City has been planning for new uses on the former landfill site (closed in 1970) at Oyster Point and the surrounding properties. The Oyster Point Business Park, consisting of five light industrial buildings, was built in the 1980s. Several other improvements, including two small office buildings, dry boat storage, a marine support service building, a boat an motor mart, a 30 -room inn and banquet facility, a bait and tackle shop, a yacht club, the South San Francisco Marina, and the Oyster Cove Marina have been constructed in the area located at the eastern end of Oyster Point Boulevard, adjacent to the Oyster Point Marina. Ownership and Project Overview The total land area included in the project is approximately 82 acres and is owned by two parties: Oyster Point Ventures, LLC and the City of South San Francisco. The proposed project is a public private partnership (PPP), which includes Shorenstein, SKS Investments, the City of South San Francisco, and the South San Francisco Redevelopment Agency. The shared goal of the PPP is to transform the Oyster Point area from an underutilized local area to an active and vital destination that supports a new office /research and development complex, new local and regional serving parks and open space, a future hotel site, and a rejuvenated public marina. Entitlements and Approvals The project entitlements and approvals necessary to facilitate the aforementioned changes in and around Oyster Point include: a General Plan Amendment to increase the allowable floor area ratio (FAR) from 1.0 to 1.25; a Rezone and Zoning Text Amendment, which involves repealing the existing Oyster Point Marina Specific Plan District and map, and replacing it with a larger area and new Oyster Point Specific Plan District and associated design guidelines Appendix; a Precise Plan and Design Review to approve the first phase of the private and public development; a Preliminary Transportation Demand Management (TDM) Program to comply with SSFMC Chapter 20.400; a Development Agreement (DA) to vest development rights and secure other benefits for the City, a Disposition and Development Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 3 of 8 Agreement (DDA) to address the land transfer and other funding arrangements associated with the South San Francisco Redevelopment Agency; and the program -level and. Phase I Environmental Impact Report (EIR) to address the California Environmental Quality Act requirements for the project. Planning Commission Review The Planning Commission has preliminarily reviewed all but two aspects of the project. The Commission will review the Final Environmental Impact Report/Response to Comments at their meeting on March 14, 2011 and is not responsible for making any recommendation on the Disposition and Development Agreement because the Redevelopment Agency is solely responsible for the DDA. On March 14, 2011, staff will be recommending that the Convnission make the required findings and adopt the appropriate resolutions to forward the EIR and all of the related entitlements and agreements, except the DDA, to the City Council. Ordinances Before Council Both the Oyster Point Specific Plan (Zoning Text Amendment and Rezone) and the Development Agreement must be adopted by Ordinance. Below is a discussion of both items; the complete text and details are attached to the staff report. Oyster Point Specific Plan The Oyster Point Marina area is currently zoned "Oyster Point Marina Specific Plan District" (SSFMC Chapter 20.230). The Oyster Point Business Park is regulated by the Business Commercial zoning regulations (SSFMC Chapter 20.110). The proposed regulations for the project area would repeal the existing "Oyster Point Marina Specific Plan District" and replace it with the "Oyster Point Specific Plan District" (OPSP). The OPSP District boundary would be expanded westward and northward to encompass the existing Oyster Point Business Park area as well. Consistent with the City's past practice regarding specific plans, the land use and development standards for the OPSP District are proposed to be adopted as part of the City's zoning ordinance. Accordingly, the specific plan is organized in a manner and format to be added to the zoning ordinance, and includes regulations and standards such as permitted use tables, height limitations, setbacks, parking requirements, development intensity requirements, for the entire project area. The private campus portions of the Specific Plan District are identified as "Planning Area 1", and the public areas are identified as "Planning Area 2 ". In addition, the review and approval process for applications is included within the proposed OPSP District Chapter. The draft OPSP District regulations are attached to the staff report. Development Agreement The City benefits from entering into a Development Agreement (DA) because a series of fees and other requirements, which could not legally be imposed on the project as conditions of approval, have been negotiated and agreed to by the developer. The draft DA outlines the scope, process, timing and commitment from the developer with regards to various fees and exactions. Adopted fees, including: the East of 101 Traffic Impact Fee, the Oyster Point Grade Separation Fee, the Sewer Impact Fee, and the Sewer Capacity Fee, are all included in the draft Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page4of8 Development Agreement (DA). The computation of these fees, including the escalators built into the fees, are all included in the adopted resolutions. In addition to the adopted fees, the draft DA includes commitments from the developer related to Child Care, Public Art/Transit Enhancement, a Fire Department Mass Decontamination Facility, Sustainable Design (LEED Silver v3.0), and an On -site Energy Generation requirement for the project. The developer has also agreed to pay certain potential future fees, such as a Parks and Recreation Fee and Fire Department Hazardous Materials Response Fee, should the City adopt such fees prior to December 31, 2012. The developer has agreed to build a child care facility within the research and development campus or to pay $1.00 per square foot of development — that money would be added to an existing account, and would ultimately be used by the City to increase the number of child care slots in the community. The developer has also agreed to pay $1.00 per square foot of development toward the purchase and installation of public art. In preparation for a potential chemical spill or fire event, the Fire Department has secured a $0.10 per square foot of development obligation toward the purchase of a portable decontamination facility. The developer has also committed to two sustainability items: the buildings will be constructed to attain a minimum of LEED Silver (V3.0) certification, and 1 percent of the required energy for the site will be generated on -site, with an aspirational target of 5 percent. Finally, the developer has agreed to a one time payment of $1.1 million as part of the DA. In exchange for these items, the developer is seeking entitlement guarantees for a 20 -year period. Under standard conditions, project approvals are granted for two years, with a one year extension. ENVIRONMENTAL REVIEW: Draft Environmental Impact Report (DEIR) The California Environmental Quality Act (CEQA) requires an Environmental Impact Report (EIR) be prepared for any project which may have a significant impact on the environment. A Draft Environmental Impact Report (DEIR) analyzing the potential environmental impacts of the Project has been prepared by the environmental consulting firm Lamphier - Gregory. The DEIR was circulated on January 25, 2011 for a forty -five day review period; the comment period closed on March 10, 2011. The subject DEIR evaluates the potential environmental impacts that may be associated with the Oyster Point Specific Plan (OPSP), including the first phase of development (Phase I Project). The DEIR includes a thorough discussion of the potential impacts of the proposed project on the environment, including mitigation measures to avoid or reduce potentially significant impacts, and a discussion about feasible alternatives to the proposed Project, as required by CEQA. Significant Impacts The DEIR identifies a total of 72 potentially significant impacts, as summarized in the document. These impacts are identified in the following Chapters: Ch. 4 — Aesthetics; Ch. 6 — Air Quality; Ch. 7 — Biological Resources; Ch. 8 — Cultural Resources; Ch. 9 — Geology and Soils; Ch. 10 — Greenhouse Gas Emissions; Ch. 11 — Hazardous Materials; Ch. 12 — Hydrology; Ch. 14 — Noise; Ch. 16 — Transportation and Circulation; and Ch. 17 — Utilities. A lead agency (here, the City of South San Francisco) may not approve a project that may result in significant impacts unless the lead agency finds that changes or alterations that will avoid or substantially lessen the impacts have been required or incorporated into the Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 5 of 8 project, that such changes or alterations are within the responsibility of another jurisdiction, or that specific considerations make mitigation of the impacts or alternatives to the project infeasible. Of the 72 potentially significant impacts, 54 are capable of being reduced to less - than- significant levels through implementation of mitigation measures; the remaining 18 impacts would be considered significant and unavoidable due to the fact that mitigation is either the responsibility of another jurisdiction (e.g., Caltrans) or because there is no feasible mitigation of the impact. The significant and unavoidable impacts for the subject Project are related to: Air Quality (1), Greenhouse Gas Emissions (1), Noise (1), and Traffic (15). Alternatives Analysis An Environmental Impact Report (EIR) must describe a range of reasonable alternatives to the Project, or to the location of the Project, which would feasibly attain most of the basic objectives of the Project but would avoid or substantially lessens any of the significant effects of the Project, and evaluate the comparative merits of the alternatives. An EIR need not consider every conceivable alternative to a Project. Rather it must consider a reasonable range of potentially feasible alternatives that will foster informed decision - making and public participation. An EIR is not required to consider alternatives that are infeasible. Finally, the Lead Agency is responsible for selecting a range of Project alternatives for examination and must publically disclose its reasoning for selecting those alternatives. Three alternatives to the proposed OPSP were considered in detail in the EIR alternatives analysis (Chapter 19). However, before the three alternatives were analyzed, several other alternatives were considered but rejected from further analysis. For example, given the nature of the OPSP (a Specific Plan for a specific site), the fact that the applicant owns the site and does not intend to develop these uses in another place, an off -site alternative was not feasible and was not analyzed in detail. Also, because the types of uses proposed are generally allowed under the existing General Plan designation for the site, only development intensity was targeted as a parameter that could be changed to affect impacts. The three alternatives include: Alternative A — No Project/No Redevelopment Alternative Alternative A is the "no project" alternative required by CEQA. It assumes the proposed OPSP is not approved and the existing uses remain on the site, and are not redeveloped at higher intensity. As the only current vacant area, the proportion of the OPSP area to the south of Oyster Point Boulevard and east of Gull Road, would reasonably be expected to be developed even without approval of the OPSP. For this analysis, it has been assumed this area would be developed with uses similar to the existing Oyster Point Business Park, consisting of single -story office /light industrial buildings with approximately 65,000 square feet of floor area. This Alternative assumes no other development and no roadway, recreational, or landfill cap improvements. Alternative B — Reduced Intensity (FAR 1.0) Alternative Alternative B would allow redevelopment of the OPSP site at an FAR of 1.0 for office/R &D uses as allowed in the General Plan currently. This Alternative assumes the same area for office /R &D uses with the same 40/60 split between office and R &D development, and similar phasing and parking ratio. The remainder of development, i.e. hotel and recreation fields, would remain the same as that proposed under the OPSP. This Alternative would result in the construction of approximately 714,400 square feet Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 6 of 8 of office uses and 1,071,600 square feet of R &D uses, for a total of 1,786,000 square feet of office /R &D development. Buildout under Alternative B would result in approximately 5,000 office/R &D employees on the OPSP site (1,440 less than under the proposed OPSP). Alternative C — Reduced Intensity (FAR 1.12) Alternative Alternative C would allow redevelopment of the OPSP site at an FAR of 1.12 for the office /R &D areas, with no change to the other planned development (hotel, recreation fields). This Alternative assumes the same area for office /R &D uses within the same 40/60 split between office and R &D development and similar phasing and parking ratio. This Alternative would result in the construction of approximately 800,110 square feet of office uses and 1,200,165 square feet of R &D uses, for a total of 2,00,275 square feet of office /R &D development. Buildout under Alternative C would result in approximately 5,600 office /R &D employees on the OPSP site (840 less than the proposed OPSP). Alternatives Analysis Conclusions Alternative A, the No Project Alternative would avoid all the identified Significant and Unavoidable impacts under the proposed OPSP. However, benefits identified under the OPSP would not be realized under Alternative A, such as improvements to the landfill cover, remediation of the industrial sumps, protection again sea level rise and provision of recreational uses. That being said, Alternative A would be the environmentally superior alternative. However, CEQA Guidelines require that "if the environmentally superior alternative is the `no project' alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives" (CEQA Guidelines Section 15126(e)(2)). In general, the environmentally superior Alternative minimizes adverse impacts to the environment, while still achieving the basic project objectives. The other two alternatives, Alternatives B and C, would reduce the amount of development on the site, resulting in roughly 80% or 90% of the trips that would have been generated under the proposed OPSP, respectively. However, although these alternatives would result in some reduction of employees or vehicle trips to the OPSP site, they would not reduce impacts to a degree that would reduce the Significant and Unavoidable impacts to Air Quality, GHG, Noise, and Traffic to a less than significant level. Therefore, neither Alternative is environmentally superior in this regard. Additionally, Alternatives B and C may also not be economically feasible as they would generate less revenue from private redevelopment. With this reduced revenue, the completion of the needed upgrades to the landfill site and upgrades to the utilities and infrastructure and the environmental mitigation that would be required for these improvements and any redevelopment would be in question under Alternatives B & C. Final Environmental Impact Report The DEIR and the Final Environmental Impact Report (FEIR) constitute the Environmental Impact Report (EIR) for the project. The FEIR contains all comments received by the City on the Draft EIR and also includes responses to these comments, together with the necessary changes or revisions to DEIR document. The Final EIR consists of four chapters: Chapter 21 — Introduction the FEIR; Chapter 22 — Revisions to the DEIR; Chapter 23 — Response to Comments; Chapter 24 — Mitigation Monitoring and Reporting Program (MMRP). Comments on the DEIR were received from the following bodies and agencies: Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 7 of 8 o Planning Commission, public hearing on February 17, 2011 o John Bergener, San Francisco International Airport, February 22, 2011 o Rob Wood, Native American Heritage Commission, March 1, 2011 o Ming Yeung, San Francisco Bay Conservation and Development Commission (BCDC), March 7, 2011 o Peter Grenell, San Mateo County Harbor District, March 8, 2011 o Laura Thompson, San Francisco Bay Trail Project, March 9, 2011 No significant environmental issues were raised and responses to the comments are included in the FEIR. CONCLUSION: Based on the information included in public record, the Planning Commission recommends that Council make the required findings, waive reading, and introduce two ordinances: the Oyster Point Specific Plan text amendment and the rezoning, and the Development Agreement associated with the Oyster Point Redevelopment Project. After the required 10 day FEIR circulation period has passed, staff will come forward to Council on March 23, 2011 with the Planning Commission's recommendation on the remainder of the actions necessary to entitle the project, including the CEQA and Entitlement Resolutions (Resolutions attached for reference only at this time). On March 23, 2011, staff also anticipates presenting the Disposition and Development Agreement (DDA) to the Redevelopment Agency Board. B y: � _ _ ■`r 417 By: - ti y V., Duyn B arry Nagel Assist. t City Manager City :Manager Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 8 of 8 Attachments: I. Draft Ordinance, repealing existing Chapter 20.230 of the South San Francisco Municipal Code and adopting new Chapter 20.230 ( "Oyster Point Specific Plan District ") Exhibit A: Zoning Text Amendment Exhibit B: Rezone II. Draft Ordinance, adopting a Development Agreement Exhibit A — Development Agreement III. Draft CEQA Resolution, recommending certification of the EIR, including: Exhibit A: Final EIR (incorporating the previously distributed Draft EIR) Exhibit B: CEQA Findings including: Statement of Overriding Considerations Exhibit C: Mitigation Monitoring and Reporting Program (included in Final EIR) IV. Draft Entitlements Resolution, recommending approval of the General Plan Amendment, Zoning Amendments, Specific Plan Appendix and Design Guidelines, Precise Plan, Design Review, TDM and Development Agreement, including: Exhibit A: General Conditions of Approval Exhibit B: General Plan Amendment Exhibit C: Specific Plan Appendix & Design Guidelines Exhibit D: Precise Plan Exhibit E: Design Review Exhibit F: Preliminary Transportation Demand Management Plan V. Planning Commission Staff Reports — March 3, 2011 and March 14, 2011 (without attachments) BMN /MVD /SK/gb 1610006.1 _ ATE: March 16, 2011 TO: Ho. o , r ,i_ a 1V .yor and City Council z d Redevelopment Agency Board FR __A: Marty Van Dui, Assistant Cit=y ivlana g er SUBJECT: OYSTER PO REDEVELOPMENT PROJECT. GENE PLAN AMENDMENT, REZONE, r DNING TEXT AM::: �NDMENT PRECISE T CISE P.�AN, DESIGN REVIEW, TRANSPORTATION DEMAND MA A r l E N �Ei..ST PROGRAM, DEVELOPMENT AGREE NT DISPOSITI - - � � - - AND DEVELOP , SENT Af PEE NT, AND ENVIRONMENTAL Ili } ACT REPORT TO t_LL+_ T THE DEMOLITION OF VARIOUS EXISTING IMPROVE Nl`S AND THE CONSTRUCTION OF A NEW OFFICE AND RESEARCH DEVELOPMENT C , , 1' US AT ; _ 1.25 FAR ROAD RE- ALIGNMENT, NEW UTILITIES, NEW P AND, NEW OPEN F N SPAC. , (FLEXIBLE USE FIELDS), , RINA IMPROVEMENT (I.E. -T � PAF - LING AS), BAY IL ROVEMENTS kND 1 °UBLIC RESTROO .Mz ON APPROXIMATELY 82 ACRES Oi P_ _�3PE� + 'Y -- —TED AT THE EASTERN END OF OYSTER POINT BOULEVARD AND ADJACENT TO THE OYSTER POINT M ' 1 A, IN ACCORDANCE WITH SSFMC TITLE 19 SUBD � IVIS ION), AND CHAPTERS 20.040, 20.110, 20.230, 20.300, 20.310, 20.3 60 20.4/'� > 20.360, 20.400, 20.450, 20.460, 20.480, 20.530, 20.540, AND 20.550. C� T 9MENDATION: Statt _ T Tx?. - .tion: Oyster Point Business Park (375/377, 384, 385, 389, Oyster Point yster oint Boulevard) & Oyster Cove Marina; and Oyster Point Marina area. Applicants: Oyster Point Ventures, LI3C, and City of South San Francisco Case No.: P09 -0085: GPA 11 -0001, ZA11-0 01, RZ r 0001. PP 11- 0001, t.C_ - 0049, TDM 11 -0001, DA 11 -0001, DDA 11 -0001, and EIF )9 -0001. It is r rm*ner ,d that the City C- tncr`' follow the _ _ _ - nun4 - - a of the F - -erg Co_ la a _ F . t e fc _=wing ;bons: _ ' �i� wive r. a uce __ ___ . . _.n s r • _ g , alai tiite Chapter 2u.230 of w o a E co Mum — � ; I - 1 �- ..opting the Chapter 2O.�....,' ("CJter Point Spechm; rim ,strr - e ; 1 amending - 1a �; the Soul n �i'r�� ;co Munich it [ _le Zc ling Map to reflect k . E unl _r " _ ink . `t; anal R K c L Jan 1 Staff Report Subject: P09 -0085 -- Oyster Point Redeveloper. qnt Ma__1116,2011 - - 2 of 8 2. give readii - and introauce n oa - 6 _ ince, rk' E 1 - an, a dc.„ Lig - �_ ..velopment Agreement between the Clay of c a 'Ft n C ter nt Ven es LLC, in at giatia"i with the Oyster Point Redei►v1u e( n ;nt Pro' p J It is recommended th t® .gency _ cept the stL_f report as v�. public p as public comment on the proposeu -u jt io )f an upo recoat meL itinn Pi approve a re bin Mr a Dispositini and Peveloj :iit tigrl !men -- i i te City of Soul in Ft 'n ty - else() l !dev4 _ !nt Agexi c) Op*er ] —nt Vent -Is, LuC nosociated win • Le L tut omer l iancial { ' et faci g .ie Oyster 2oii re evelo men* project ..thin the l� F J ow] _taw -- C7"tra "edevelopm Plan Ara L. BA q �L� • )) ' CUB►; [The Ma rd and March 14 Pia? :4; :,a mmission Staff .-- � Reports arw a��s.ched for �ackgroL .d and reference about the project and th_; environmental impact report BT His Sri' and Existing IL For over 30 years, the City has been pl i ing for new uses on the fo er landfill she close � din 1970) at Oyster Point and the s ounding prope "ies. The Oyster Point Business Park consisting g of five light industrial building;, was built in the IS Os. Several other im v� ants including � g fiwo small office buildings, dry boat storage, a : , e support s'ervi ce bu' 1 din a ooal - motor mart, 30-room g, art, a 3 O room inn an e, banquet facility,, bait and tackle shop, a yacht club, the ?loin San r�'ancisco Marina, and the Oy in are Cove Marina have been constructed in the area 'located at the eas - end of Oyster Point adjacent to the Oyster Point Marina. y t Boulevard, vner, • lip and i 'oject Overvi Enticements and Approv, e ' 1 end area inch - . in the proj eci:,: is apprlmxima' .1 82 es ant... i s owned by ` y y two parties: Oyster Point v t , i res, LLC ana the City of South .7 _ Francisco. The m ePd project is a ' . l' �' � P J public private partnersh� ( PPP), which incluc s s: �r stein SIBS Investments. ti ;i of South San Fri . . t3 nci sco, and the South San .k rancisco Redevelopment Agency. The shared o� or the PPP is to g try ___sfo the Oyster Point area from an underutilized local area to an active and ' 3sti] - ion that s upl irts a new office/ - 1 and development c.��aplc.�� ?Pw local and regional serving parks and open g p pen space, a fu hotel site, and a rejuvenated public marina. The project -, it1 ents and approvals necessary to facilitate the afar entioned changes in and around Oys :r Point include: a General Plan Amendment to incr %e the allowable floo1 area rats o (FAR) from 1.0 to 1.25; a Rezone and Zoning Text /_ nendment, wh ich invc - res iea1in the existin • g existing Oyster Point Marina Specific Plan District and map, and rf_ ►lacing it with a la Ir and new Oyster Point Specific pint Specific Plan District and associated design guidelines Appendix; a Precise loan id Desk _ Pp a � �ev�e�w to Ile fir ; phase of the private and public development; a ] �lirninx= Transportation � y nsportatron v 1VIc L - =nt (TDM) Progr to cam ly with SSFMC Chapter 2C 10. a D evelo ment Agreement p � P g eernent kL,K) to v um - velopment rights id se _ _ter benefits for the City, a Dis osit: on and Development 1� elvpment Staff Report Subject: P09-0(L5 — Oyster Point Redevelopment March 16, 2011 I'-i;e3of8 Agreement (DDA) to address the land trar - fer and other fund:' . an eme���_� associated g g associ with the South San Francisco Redevelopment Agency; and the program -levei and Phase I E',. iro nmental Impact Report (EIR) to address the Califo 'a En ' ental Quality Act r uir eats for ' � eq the protect. �l� nil , - Co] Fission `eview 1, ing oil •ssion has "rel. M inarily reviewed all but two aspects • p of the project. The ' ssion will review the Final Enviro ental Impact Repo ' esponse their ep p to Co eats .their ��ieetin - an March 14, 2011 and is not responsible for making any reco end - Disposition g Y anon on the and Devdopment Agreement because the Redevelopment Agency is solely res ' p g y y pon� ible for the DDA. On March 14, , n 1 1, staff will be recd ending tha4 the Comm __ion r. ake the required finclincp and lop Le appro„ __ite resolutions to forward ,.he EIR and all of the related ea*' �itlements an Dments, except the DDA, to the City Co cil. Both the Oyster Point Specific plaa (Zoning Text endment and Rezone) 1 � and Development Agr _ , :vent must be adopted by 1 . ' a ance. Belt' ;,, is a discussion of both it s; the complete text and attfhed to the staff re Ordinrr -ices .. c ore Council Oyster Point Specific Plan The Oyster Point Marina _ is centl y zoned "Oyster Point Marina Specific y p ��c Plan I�istnct' FMC C. ).230). The Oyster Point F 'iness J. Lrk is re latA by the Busin �1 � y ��� Commercial mining 1egulations (SSFMC Chapter 20.110). The proposed regulations for the project 1 . "Oyster � p J t area woo. , _ repeal the existing Oyster Point M a . Specific Plan District" and replace it with the "Oyster Point y nt Specific Plan District" (OPSP). OPSP District bo d would be ex par '. westward p tward aL l northward to encom ass Sze existing Oyster Point Business Park area as well. . g �' Oons�����tt with the City's pas" practice regg -uing specific plans, the land use and development standards for the OPSP I' ' istr� A are proposed to be adopted as part of the City's zoning ordinance. Accordingly, specific ' gly, p is plan is orga��zed in a manner and format to added to the zoning ordinance_ id includ( Ce nations and such height t d standards su�,h as permitted ,use tables, heigt limitations, setbacks, •k' ~ r �" • ments . . � p � �elopment intensity requv r for the entire project ect a rP . The privy to cam u3 portions of the Specific fi id _ p p + p c Plan Distil . a _, id Ilea as "P1 ailing Area 1 , an _ _ public areas are identified as "Planning r . anning Area In motion, the iovicw anu - vat process for applications is included within the ro p pos _d OPSP District Chapter. The ; , ` OPSP lA 9uict regulations a - Attached to the staff report. Develommet eemen t The City benefits from entering into = evelo ment A eenmen. „A because P �' � � a s es of fees and other red ' ements, which could not legally oe npc, -1 on the ro `ect as conditions p J of approval, have been negotiated and agreed to by the developer. The di DA outlines the scope, process, timing and co , itment from the !� developer with red various ir s and exactions. Adopt d fees, including: the East c �' 101 Traffic Impact • g pact Fee, she Oyst�� rulnt Grade Separation Fee, the Sewer r pact Fee, and the Sewer Ca 'city Fee, arc included ty all included in the draft Star Report Subject: P09 -0085 — Oyster Point Redevelopment N rch 16, 2011 :' ;e4of8 Development Agreement (DA). '1 ne computation of these _'- es including the built .. g escalators built into the fees, are all included in the adopted re In addition to ti 'opted fees, p the draft DA includes co its from the developer related to Child Care, Pubiic Art/T __sit Enhancement, a Fire E :pat it Mass Decoi;amination Facility, Sustainable Design : Gig ver v On-site ., � 3.0�, and an On site Energy Generation requirement for the project. The developer has also agreed to pay certain � p y erta�.n potential future fees, such as a Parke and Recreation Fee i d Fire D r. ent Hazardous • ' a .� Dep us Mat � , 1s Response Fee, should the City adopt such Fees prior to December 31, 2012. The developer has agreed to build a child care facility within the res £ . ch and Y development campus or to pay $1.00 per square foot of d velopment — that money Quid be added to • o an existing * ount, and would ul ately be used by the City to increase the numb - _ of child care slots in ' the co unity. The developer has �_ � so agreed to pay $1.00 pc square foot of de _ :l ment -T q op toward the p.,:chase and it tallation of public art. In preparation for a potential chemical spill or fire event, p vent, the Fire � �partment h cured a .10 per square foot of development ob!t ation toward the g e purchase of a portable de x,ntar. .ation facility. The develoi r has also co 'tted to two susaain bil buildings ity it =:, .. s . the buildings will be constructed to attain a minima LEED Silver (V3.0) ifica on , and 1 percent of the required energy for the site will be generated on -site, with an as irs _ tonal target of p g 5 percent. Finally, the developer has agreed to a one ' e payment of $1.1 million as arc of the D p A. In exchange for these it s, the developer is seeking entitle ent garantees for a 20-year period. 0 year' period. Under standard conditions, project approvals are granted for two ears 'th a one year ex o • Y � y ter -ion. JNVIRONMENTAL ; ' : .2 " ar nenti The Califoi1iia Enviro eiiial Quality Act (CEQA) r uires an riviro ental requires Impact Report (EIR) be ared for any project which may have a si M ificant im A on the envi ro ent. A Draft Enviro ental Impact Report (DEIR) anal ' p p analyzing the potential envu-o � ental impacts acts of the Project .. p Project has b M pr ep red by the enviro : ental consulting fi i L Kier -Gregory. o . The circulated p g ry DEIR was circulated on January 2D, 2011 for a forty -find, review p - 'od; the co ent ' 'od closed on p March 10, 2011. Thee 1h; Pct DEIR ei raluates the potential enviro :a -nta! impacts may be . p y associated with the Oyster Poi __ cific Pl, ,JPSP}, including the first hase of develop lei (Phase P p I Project). TL � DEII includes a thorou _ discua ion of the potential impacts of the o u d project pr. p project on the environment, ilicludi = mitigation measures to avoid or reduce otentiall si ' fi t im ac ' p Y � imp , and a disc issior_ � boy t feasible alt atives to the proposed Project, as required by CE QA. Y A. Q Significant Impacts The DEIR identifies a total of 7 potent: Iy significant acts as 'zed � p ed i�l the do e The , i iipacts are identified in the fa swing ;haters: Ch. 4 — Aesthetics; Ch. -- Air . 6 Air Quality; Ch. 7 — Biological Resources Ch. 8 — C rural Resources; Ch. 9 — Geolo a 1 Soils; Ch. — �,.. . 14 Greenhouse Gas Emissions; Ch. 11 — Hazardous Materials; Ch. 12 -- Hydro' ; Ch. 1 , _ — Noise; — • Y , Ch. 16 Tran�,�ortation and l' culation; and Ch. 17 -- Utilities. A lead agency Lie Ci of South ' g Y City San Francisco) may not rove project that may result in significant impacts unless the lead agency finds that g Y chap Is or r liLerations that will avoid or s7_7bstantially lessen the acts have been required or ' p eq r incorporated � 3 the Staff Report Subject: P09-€ ?5 -- Oyster Point Redevelopment March 16, 2011 Page 5 of 8 project, that such changes or all ra"i {Qns are within _ ie resnonsibility of another y other or that specific considerations make 'tip Ltion of le impacts or alt . iatives to the project infeasible. p o� ect infeasible. Of the 72 potentially significant impacts, 54 are capable of b - reduced to 1 - - • . p g ens than sigr�ficant levels through impleme i r ation of 'tigatio measures; the r aining 18 iiii • . g pacts would be considered si is f , , % t and unavoidable due to the fact that mitigation is either the responsibility g espansibility of ,mother jurisdiction (.g., Caltrans) or because are is no feasible mitigation of the impact. =• • ' pact. T��� significant and unavoidable impacts for the subject r i rj pct - related to: Air lit (1), Ore Qua y Greenhouse Cas E ' �,, : ssions (1), Noise (1), and Traffic (15). Alterr Eves Analysis An Environmental i "ipact Report (EIR) must describe a range of reasonable - - jec g e alt . atives to thi , _ r to the location c the Project, which would feasibly attain iiiost of the basic • y objectives o �e Project but would avoid or substantially lessens any of the significant eff of the e Prod eGt, , .nd evaluate the comparative merits of the alternatives. An EIR need not consider every conceivable vable ai.t .....five to a Project. Rather it mr ;onsider a reasonable range of potentially feasible ;IL :natives ' g p y �.�natives that will foster inf © ed decision - making and public participation. An EIR is not required to eq comider alternatives that . e infeasible. Finally, the Lead Agency is responsible fog' selecting a range of l r g g f Prod ect alt a __ _ es for ex `. cation and must publicvelly disclose its masoning or seI ' , t'�as� altein� g g dives. Three alteme ves to th - -- oroposi DPI - were considered in det i i i n the E analysis EIR a�ernatives analysis (Chapter 19). However, before the three alternat' _ ,s were at hi several pQ venal other alternativ were considered hut rejected from further analysis. For example, give n1 ' (t_ • _ , • P , gi. 4ure of the OPSP �cif�c Plan a specific site), the fact that the applicant o s the site auL tioes not intend to develop these . p uses in another place, an off -site alterni __JTre was not feasible Pad was my, . analysed in detail. Also, because the types of uses proposed are generA1 allowed under the existing • y g General Plan designation fog din site, only development intensity was tat: -Tr,ted as a arameter that could changed ' p be Chang �d to affect � pacts. e thx ; alternatives include: Alternative A -- No Project/No Re Nei _ ent Alternative Alternative A is th1 "no project" alternative required by CE A. It as • � y Q es the proposed OPSP is not app_ oved and the existing uses remain oh the site, and are not r_ • veloped at ' p higher intensity. As t only current vacant area, the proportion of the OPSP area to ` ; south of Oyster Point Bo yard and _ east of Gull Road, wo i 1d reasoi ly be expected to be developed even without c p t approval or me OPT. For this analysis, it has been ass ned this area would be devv1n ed with uses existing ses similar to the existing Oyster Point Business Park, sistiL3 of single-story _ __icefli t industrial gh dustrial buildings with _ , _ proximat' y 65,000 scpiare feet of floor area. This Alt - Live assumes no other development Bevel pment and no roadway, recreational, or landfill cap provenimts. Alternative B — Reduced Intensity (FA .0 ) Alternati.'Ve Alternative B would allow redevek ie " of .e ('SP sit _ it an F 3f 1.0 for office/R&D uses as allowed in the General Plat ently. This Alternative assun ; say . e tea for office/R&D vises with the s _ _ e 40/60 split between office and R&D development, auu sunilE • pm phasing and p , ing ratio. The remainder of development, i.e. hotel and recreation fields, would remain the same as that prc pose under the OP SP. This Alt ative wo 1 ".d result in the construe-60n of a rox' - qua pp ately 7 14 ® _ 0� qua Staff Report Subject: P09 -0085 — Oyster Point Redevelopment March 16, 2011 Page 6 of 8 of office uses and 1,071,6 0 square feet c;" -yD useu, for a total of 1 786 000 s . quire feet o� of�ice/R &D development. Buildout under A's B would result in roximately 5 00 y 0 o ffi ce/R &D employee?, on the OPSP site (1,440 less thall ceder the proposed OPSP). Alternative C -- Reduced Intensity (ti . R .1 L:) Alternative Alternative C wouli r allow redevelopm t of the OPSP site at an FA If 1.12 for the office/R&D areas, with no change to other planned developm_t (hotel, _. creation fields). This Alt t ative assumes the same area for office /R&D user wi , ' , the s . e 40/60 split between office and R &D development ev opment and similar phaf ing and parizint, ratio. This Alt - ative would result in the constructs proximately c � . proxunately 800,110 square feet of offic . uses and 1,200,165 square feet of R &D uses, for a total t , _ of 2,40,275 sq . e of office/R&D d i ,velopment. Buildout de_ _ tive C would result in approximately pproximately 5,60 offs &D - ployees on the ' 3P site (840 less than the ro ose PSP). p . } A1� _ flues Anal is Contusions Alter : e A, the No Project Alternative we Lei avoid all the i entified Si iif� _ � cant and Unavoidable ., .npa under the proposed OPSP. However, t_ mef is identified er the OPSP would not be realized under Alternative A, such as improv ents to the landfill rover, remediation of industrial the industrial pumps, protection again sea level rise and provision of recreafi anal uses. That being said, Alternative ternative A would be the environmen ly superior alternative. However, CE QA Guidelines "' s � requir , that "if the en ' onmentally superior alternative is the `no project' alternative, the EIR shall also identify an envirorne itally superior altern_ lye rnong the other al n_itives" Guidelines Guide lines Section 15126(e)(2)). In general, the environmentally , ?erior Alternative nimizes . ado a impacts to the environment, whip still achieving the basic Mij ec; objectives. P� objectives. .- ter two alternatives, Alter _ _7 les B and C, would reduce the . aunt of - develupm t on the site, resulting in - 80 % or 90% of the trips that would have been enerated ender g the proposed OPSP, respectively. However, these alt atives would result in some reduction of ployees ox vehicle trips to the OR. �i�w they would not reduce it .acts to a degree , p gr that was _ _d reduce the Significant and Unavoidable impacts to Air Quality, GHG, Noise, and Traffic to signific � a less than sigrufic level. Therefore, neither Alternative is enviro enta�ll superior in this regard. _ _ y p egard. Alteratives B and C may also no , ;onomicall feasible as ie would generate y g erate Iess revenue from irivate redevelopment. With this reduced revenue, the cori Dition c7 lie needed upgrades to the landf ll site and upgrades to utilities and infrastructure and the environs. 'al _ i • . tlgatian that would be req for these ® prov = r ents and any redevelopment would be in L stion der Alternatives lternatives B & �. Fin al Im act Report rnvironrnent � eport The . - IR and Final Enviro ; ° + ental Impact Report (FEJR) constitute the • � En onmental Impact Report t) for the project. The FE — � - p IR contains all ; 3i eats recei ecei ®_ _ b ;' ie City on the • by y e aft and also mcl Ms responses t erunments, together with the necessary changes revisions g ary angel or revisions to DEIR document. The Final ?EIR consi; of four chapters: Chapter 21 —• Introduction . . p the FEIR, ( to 22 — Revisions to the DEIR; Ch _ "' — esponse to Commei -_ Chapter 24 — Mitigation and p . a pt Marne Ong �epor�ng ). Comments on the DEIR were received from the follpwiti bodi.s and agencies: g g B : Staff Report Subject: P09 -0085 -- Oyster Point Redevelopment March 16, 2011 Page 7 of 8 c� Ply . n g Co , fission, public h; g on February 17, 2011 • Jahn Bergener, San Francisco In ational Airport, February 22 2011 ° • Rob Wood, Native erican H tage Co ission, March 1, 2011 g Ye g, San Francisco Bay Conservation and Development Co ° ssion March 0 (BCDC), arch 7, Peter Grenell, S Mateo County Harbor District, March 8, 2011 0 Laura Thompson, San Francisco Bay Trail Project, March 9, 2011 No significant enviro al issues were sed and responses to the co . . ents are . cl ° sided in the FEIR. CONCLUSION: Duyn Assist City Manager Based on the info ation included in public record, the PI Co , ission recommends that Council make the required findings, waive reading, and introduce two ordi ces: the Oyster Point Specific Specific Plan text endment and the rezoning, and the Development Agre associated with the Oyster Punt Redevelopment Project. After the req ° ed 10 day FEIR circulation °od has passed, P p ,staff will come fo and to Co Council on March 23, 2011 with the Pl in Co ~; ,; fission's recd . . �; endation on the r ,, �r der of the actions necessary to entitle the project, ect, includin the CE QA J g � and Entitl ent Resolutions (Resolutions attached for reference only at this time). on h 23, 2011, staff also anticipates presenting the Disposition and Development P p ent Afire (DA) to the Redevelopment Agency Board. �uuuuuu�um���m S " Report Subject: P09-0085 Oyster Point Redevelopment March 16, 2011 Page 8 of 8 Attachments: 16 06.1 Draft Ordinance, repealing existing Chapter 20.230 of the South San Francisco M ci p al Code and adopting new Chapter 20.230 ( "Oyster Point Specific Plan District") Exhibit A: Zoning Text endment Exhibit B: Rezone II. Draft Ordinance, adopting a Development Agreement Exhibit A -- Development Agre ent l tin Draft CEQA Resolution, recd ending c ' fication of the EIR, including: g Exhibit A: Final EIR (incorporating the previously distributed Draft EIR) Exhibit B: CEQA Findings including: Stat ent of Ova 'ding Considerations Exhibit C: Mitigation Monitoring and Repo g Progr ;included in Final EIR) ' Draft Entitl ents Resolution, recd ending approval of the General Plan endrn ent, Zoning Amendments, Specific Plan Appendix and Design Guidelines, Precise Plan, , Design Review, TDM and Development Agre . ent, including: Exhibit A: General Conditions of Approval Exhibit B: General Plan endment Exhibit C: Specific Plan Appendix & Design Guidelines Exhibit D: Precise Plan Exhibit E: Design Exhibit F: Preliminary Tr portation Demand Manag; ent Plan v. Pla ing Co ission Staff Reports -- March 3, 2011 and March 14, 2011 ( witho ut attachments} O] m m ® TN CE NO. CITY 4: _ UN : , TITr' OF " )1.1 _ . ' s KANCISCO t'ATF F CALIF - AN ORDINANCE ENDING CHAPTE' 2[ 23( ' T S IITTH SAN .1 L NCISCO MUNICIPAL CODE TO itzkEAL Til : F XIS TL .G OYSTER POINT MARINA SPECIFIC PL • LPIS'1 - : T A� . _ A )OPT THE OYSTER POINT c p E CIFIC PLAN TO if T rE Pin r .IC WATT REDEVELOPMENT uic F :Ed SEA 71 m , ' DEVELOPMENT CAMPUS AND uiSA.� CI ' �I. UALIC A� :NITIES AT THE OYSTER POINT BUSINESS F`' AND OYSTEL 'OI T 1 _ . RINA l - ZOPEP'rY EREA S, Oyster Point Ventures, LLC ( "C ; ' _') , a joint venture between Shorenstein Properties and SKS Investments LLC, owns ry ert c� .. :. inrily kilo as the P p Y Oyster Point Business Park, and located at the - 'nus of Oyste,. i oim. . ' deva _ �, and the City of South Sar ar Francisco ( "City ") o s prr rty co only known as the Oyster Point Marina Property, adja - . ± to the Oyst' L Point ..usiness Park; and W . FR FAS, OPV and the City (collectively, "the Partys ") desire to redevelo p the O; _ r Porn usines: - ark and 1 ,e Oyster Point Marina Property "Project " wi 1 an office/lt - D lite SO �� lc . I campus, commercial, hotel, recreational, and public open - _ � p p space - nd WHEREAS, to this end, OPV has st mitted an app1: Lion seekin g approval of a General Plan i endrnent, Redevelopment Plan , ciidment, Zoning ext Amendment (to adopt Oyste )int Specific Pl,n), Zoning Map Amendment (to rezone` - Phase 1 Precise Plan, Desk_ R - ew, a Preli nary Transportation Demand Management �,Plan, a Develop-1- _ _ ("Tk,I") a p t Agn meni, id a Disposition and Development Agreement which would adopt the "Oyster p y Point S ecific Plan" and collectively authorize the phased removal and replacement of c - in existing sting buildings on - Project Site, and ph led construe _ion o i offi ' &D development p at an FAR of 1.25 _ to a iu tal of 2,254,2' ^ ; , the wes - _, .. Dn off Project Si ' ding j lIl , ►di a " h a+cr hF f" development consioi Ji < Ling and refuse reloc coon for the initial 508,000 0� s� re ;et fice/R&D in three buildings of up to ten stories and a paiiini structure, and public amenities incluc__hg creation of waterfront open space, a promenade along the realigned O g � y ter P+ ' and Marina Boulevards, constr �t,inn of a flexible -use recreation area, grading and situ . ��' g - eparatson of the future hotel parcel v ;11 as real_ anent, reconfiguration, replacement, and mrprovement to existing roar vay� nfr tructure to facili ite the development Qi ih ect to the terms of the Project entitlements inciudi me propose Devi _opmi A reerne, . _jeer); and, WHEREAS, OPV has proposed endments to the South San Francisco Zoning Ordinance to repeal the existing Oyster Point M , 'na Specific Plan District and adopt the Oyster Point Specific Plan, as further described in the "Zoning Text endments" attached as Exhibit A, d endments to the South San Francisco Zoning Map for the Project Site, as further illustrated in the "Zoning Map endments" attached as Exhibit B (collectively, "Zoning endments‘"); and EREAS, in accordance with the Calif° ' a Enviro ; ental Quality Act (Pub. Resources Code, §§ 21 000 et seq. ["CEQA"]), the City has prepared and certified an Enviro ental Impact Report ( "EIR "), which eval tes the significant and potentially significant impacts of the Project, the growth inducing impacts of the Project, the c ulative impacts of the Project, and alts atives to the proposed Project; and, REAS, following a properly noticed public h 'ng held on March 14, 2011, the ng Co ission recd ended by resolution that the City Co cil approve the Zoning Text endments attached as Exhibit A, and the Zoning Map endments attached as Exhibit B; and, P1 EREAS, on March 16, 2011, the City Co cil and Redevelopment Agency conducted a properly noticed joint public he 'ng to consider c fication of the EIR and approval of the Project, including the proposed Zo g endments. NOW, THEREFORE, BE IT ORD ED by the South San Francisco City Co , cil as follows: SECTION 1 DINGS. Based on the entirety of the record before it, which includes without limitation, CEQA and the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.; the South San Francisco General Plan and General Plan EIR; the South San Francisco General Plan Update and General Plan Update EIR; the Redevelopment Plan for the Do to Central Redevelopment Project Area and the related EIR; the South San Francisco M ' cipal Code; the Project applications; the Oyster Point Specific Plan and Phase I Precise Plan, as prepared by Perkins + Will, dated February 23, 2011; the Oyster Point Specific Plan Appendix & Desi Guidelines, prepared by Perkins + Will, dated February 23, 2011; the Prel' 'nary Transportation Demand Manag :a, ent Plan, as prepared by R, dated February 23, 2011; the Oyster Point Specific Plan and Phase I Project EIR, including the Draft and Final EIR and all appendices thereto; all site plans, and all reports, 'notes, and public testimony sub ' tted as part of the P1: ng Co 'ssion's duly noticed me • gs on Feb 3, 2011, February 17, 2011, March 3, 2011, and March 14, 2011; and all site pl , minutes, reports, and public tes ' ony submitted as part of the City Co cil and Redevelopment Agency's duly noticed, joint meeting of March 16, 2011; and any other evidence (within the me , ®ng of Public Resources Code §21080(e) and §21 082.2) Clecorc"), the City of South San Francisco City Council hereby fins as follows: 1. Thy regoing .ecitals ar+ true and correct and mac f a part of this Ordinance. 2. The exhi _ its and attaeihnents, including the proposed Zo g Text endment (attached as Exhibit A) and the proposed Zo '. , g Map endment (attached as Exhibit B re each incorporated by refereiz ze and made a part of this Ordinance, as if set forth full y herein. 3. The doc ents and other material constituting the recor. for these proceedings locat a at the Pia, 'ng Di - Li ion for the City of South San Francisco, 315 Maple Avenue, South San Fi alas � ,A 94080, and in le custody of Chief Pl . er, Susy Malkin. 4. By Resolution No. , the City Council, exercising its ind indent judgment and analysis_ has found that was prepared for the Project in accu� uance . th CE QA, which � EI1(a lately discloses and analyzes the prop—se , Project's potei. _ ily Li ificant environmental ' pacts, its E owl__ indu ing impacts, and its cumulative ' acts and analyzed alt - tives to f ' Project. k o: those impacts :hat could potentially exceed CE QA thresholds of significance, where feasible the City has identified and imposed mitigation measure that avoid or reduce the impact .o a lei-,i1 of less - than- signifi ^aiit. The City Council has -, .1 tY f� _gat the benefits (A approving the Project outweigh the Project's significant and unavoidable impacts. 5. As required der State law, the South San Francisco General Plan, d the South San Francisco Municipal Code, in sub ,lort of the requested Zoning Amendments, includi q g n, both the . Zo - g Text Amendm at (ZA1 1-0001) and the Zoning Map nendtnent 1 -0001 the Ci4 (RZ1 �, y Coy lci1 &ids as follows: a. The proposed Project is consistent and compatible with all el ents in the City of )uth m an Francisco General Plan (as proposed for endment). The 1 999 General Plan inclu+w_ :s policies ar._l programs that are designed to encourage the developmudt of high technology campuses in the East of 101 Area, allow for employee -se g services, preparation of a Traffic nar Vlanag - e_A plan to reduce conge, ion impacts. Consistent with these policies, the Oyster ioint `,peci fic Plan an 'phase I PL o f ect provides fo - ie F ased r - oval and replacement of existing buildr— , the Project Site and phased construction a " of fic ,! . cD dever m. at an FAR of 1.25 on tin western portion of the Project Site, inci ng a "r - _ se I" development consisting of grading and refuse relocation for the ' 'tial three btumings and a parking stru as well as ployee- serving am,-. ties pur„aant to a preli ary Transportation Demand M; is mment Plan, and additional public amenities including 'eation of waterfront open sp a prom de along the realigned Ater Point and M : na . _ yards, construction of a flexible - use reumation area, grading - d site _ paration of the future hotel p _'e1, as well as realm% .ent-, reconfiguration, replacement, and improv - : ent to existing ro 'ways and infrastructure to facilitate the development, subject to the teens of the Project ititi - ments including the proposed g p p Devi opment Agreement. Approval of the Project, including the phi_ - -1 eu Development ernen#_, will not pede achievement of General Plan policies. -3- b. The Project will not be detrimental to the public interest, health, safety, conv ' ence, or welfare of the City, because the Project proposes redevelopment of an d tilized Project Site, which will result in an office and research and development c _ .pus - like facility, with subst tial public enities, including anced and improved access to the bay front and public open space. The Project will also facilitate rep ' of the landfill clay cap and upgrades to utilities and infrastru a at the Project Site. c. The subject site is physically suitable for the type and intensity of the land use being proposed. The General Plan specifically contemplates the proposed type of project, and the suitability of the site for the proposed development was analyzed thoroughly in the Enviro nmental Impact Report prepared for the Project. d. The Project will be superior to development with se allowed der conventional zoning classifications. The Project proposes increasing the allowable Floor Area Ratio (FAR) for the site from 1.0 to 1.25 and will facilitate construction of substantial public enities at the Project Site, including enhanced and improved access to the Bay front. SECTION 2 ; , E , MENTS. A. Re seal Existin s er Point Marina S ' ecific P1 Dist ict The City Co cil hereby repeals the existing Chapter 20.230 ( "Oyster Point Marina Specific Plan District ") of the South San Francisco M 'cipal Code. B. Ado t ster Point 5 eeifie Plan The City Council hereby adopts a new Chapter 20.230 ( "Oyster Point Specific Plan ") to the South San Francisco Municipal Code, as set forth in Exhibit A. c. Adopt Zv, g Map Amendments The City Co cil hereby adopts the endments to the South San Fri, cisco Zoning Map, as illustrated in Exhibit B. SECTION 3 SEVE, , ILITY. If any provision of this Ordinance or the application thereof to any person or circ stance is held invalid or unconstitutional, the r ,, ainder of this Or : ce, incl ' g the application of such part or provision to other persons or cir stances shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this Ordinance are severable. The City Co cil of the City of South San Francisco hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or p hrase h i n ective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable. SECTION 4 PUBLICATION D EFFECT DATE. Purs t to the provisions of Gov a < < ent Code Section 36933, a s ary of this ce shall be prepared by the City Attorney. At least five (5) days prior to the Co cil meeting at which this Ordinance is scheduled to be adopted, the City Clerk shall (1) p ublish the i S , ary, and (2) post n the City Clerk's Office a certified copy of this Ordinance. Wi fifteen (15) days after the adoption of this Ordinance, the City Clerk shall (1) publish the (1) p s ary, and (2) post in the City Clerk's Office a certified copy of the full text of this mance along with the n es of those City Council m bers voting for and against this Ordinance or . g oth, se voting. This ordinance shall become effective thirty days from and after its adoption. AYES: NOES: ABST ABSENT: Ike ,. Mullin, Mayor ATTEST: Introduced and adopted at a regular meeting of the City Co cil of the City of South San Francisco, held the day of , 2011. City Clerk As Mayor of the City of South San Francisco, I do hereby approve the foregoing g g ord ce this day of , 2011 Adopted as an Ordinance of the City of South San F cisco at a regular meetin g of the City Co cil held the day of , 2011 by the followin g vote: Exhibit A Zoning Text Amendment Chapter 20.230 Oyster Point Specific Plan District Sections: TOC [Section Reference Tit1eJ 20.230.001 Purpose This chapter establishes the Oyster Point Specific Plan District and provides for coordinated pi , 'ng and design principles for the property within this district. The purposes of the Oyster Point Specific Plan District are to: A. Impl ent the policies of the General Plan, which designates the area of the Oyster Point Specific Plan District in the East of 101 P1 'ng Sub -Area and Business Commercial, Coastal Co , ercial, and Park and Recreation land use designations. The Specific Plan District impl vents the goals and policies of the General Plan in the following ways: 1. Impl enting a comprehensive use and development plan for the Oyster Point Marina area, and promoting compatibility ong research and development, co ercial, open space, and recreational land uses; 2. In areas designated for Business Co ercial use, promoting development of a state -of- the -art research and development life sciences c p us with substantial open space and public , 'ties; 3. In areas designated for Coastal Co ercial use, promoting development ofbusiness /professional s ices, office, res ch and development, hotel, retail/restaurant uses, public r eationai facilities, and m.-•s , ng uses; 4. In areas designated for Park and Recreation use, enhancing access to and public enjoyment of the San Francisco Bay, marinas, Bay Trail, and related uses; 5. Encoura g development to serve City residents, ployees, and visitors in close proximity to the Oyster Point F Te ®° al; B. Impl ent high- quality, integrated design standards in a comprehensively pl ed development with District -wide architectural character, achieving development superior to that which could be achieved under conventional zo, ° g classifications a C. Provide for the efficient extension of utilities, fru a and 'cos into this district; and D. Provide a mechanism for flexibility in the long -t , phased development of land uses within the bo d es of the Specific Plan District, 20.230.002 Applicability A. As used in this chapter, "Specific Plan" shall refer to the ntents of this Chapter and the uncodified Specific Plan Appendix, collectively. B. The regulations contained in this chapter shall apply to the areas within the Oyster Point Specific Plan District mapped on the Official Zoning Map, C. The Specific Plan District is divided into two pi ,; 'rig areas as follows and as shown on Figure 1. 1. P1 ing Area 1 consists of largely the west portion of the Oyster Point Specific Plan District FIGURE 1: PL ING A ," : AS -8- 2. P1 ing Area 2 consists of largely the east portion of the Oyster Point Specific Plan District OYSTER PONT SPECIFIC PLAN DISTRICT p N ! REA o r. AREA 2 2 20230.003 Land Uses Land Use Regulations Established, Table 1 below prescribes the land use regulations for the Oyster Point Specific Plan District and its P1 'ng Areas. The regulations for each zone are established by letter designations as follows: table. "P" designates pe 'tied uses subject to approval of a Precise P1 "-"designates uses that are not p itted. TABLE 1: LAND USE REGULATIONS -9- "(#)" numbers in parentheses refer to specific limitations listed at the end of the Use classifications are defined in Chapter 20.620 ( "Use Classifications "). In cases where a specific land use or activity is not defined, the Chief P1;er may assign the land use or activity to a classification that is substantially similar in character. Use classifications and sub - classifications not listed in the table or not found to be substantially similar to the uses below are prohibited. Use Classifications Planning Area 1 Automobile/Vl ehicle Sales and S ces - Automobile /Vehicle Rentals - Automobile /Vehicle Service and Repair, Minor See sub - classifications below Business S : ces Co , ercial Recreation See sub- classi ca ions be o - Indoor Entertainment - Outdoor Entertainment - Outdoor Sports and Recreation Planning Area 2 3 Use Classifications Planning Area 1 Eating and Dri Establishments -Coffee Shops /Cafes - Restaurant, Full Service - Restaurant, Limited Service Food & Beverage Sales - Convenience Market Lodging See sub-classification below - Hotels and Motels Offices See sub - classifications below - Business & Professional P - Medical & Dental Walk -In Clientele Parking, Public or Private Personal S - ' ces See sub class;lcatian below Retail Sales - General Personal Services P - General Sales P Employment Uses Res ch, and Development Public and Se f Public Uses Clubs and Lodges Cultural Institutions Day Care Centers See sub - classification below See sub - classifications below P (3) P (3) P (3) P (4) P (3) P (s) P1 ning Area 2 4 Ñ Ð Í Ð Ð × Ð ÇÍÌÛÎÑ×ÒÌÐÛÝ×Ú×ÝÔßÒßÒÜØßÍÛÎÑÖÛÝÌ Ú·²¿´ Û²ª·®±²³»²¬¿´ ׳°¿½¬ λ°±®¬   ÍÝØ Ò±ò îðïððîîðéð Ö¿²«¿®§ îðïð Ý·¬§ ±º ͱ«¬¸ Í¿² Ú®¿²½·­½± Ü»°¿®¬³»²¬ ±º Û½±²±³·½ ¿²¼ ݱ³³«²·¬§ Ü»ª»´±°³»²¬ íïë Ó¿°´» ߪ»²«» ͱ«¬¸ Í¿² Ú®¿²½·­½±ô Ýß çìðèí Ó¿®½¸ îðïï   ÔßÓÐØ×ÛÎóÙÎÛÙÑÎÇ ËÎÞßÒÐÔßÒÒ×ÒÙôÛÒÊ×ÎÑÒÓÛÒÌßÔßÒßÔÇÍ×ÍúÐÎÑÖÛÝÌÓßÒßÙÛÓÛÒ̤ëïðòëíëòêêçð Ý ÑÒÌÛÒÌÍ Page Chapters 1 through 20 can be found in the Draft EIR Chapter 21: Introduction to the Final EIR...................................................................................21-1 Purpose of the Final EIR................................................................................................................21-1 EIR Review Process.......................................................................................................................21-2 Report Organization.......................................................................................................................21-3 Chapter 22: Revisions to the Draft EIR........................................................................................22-1 Revisions to the Draft EIR.............................................................................................................22-1 Changes to Chapter 2: Executive Summary............................................................................22-1 Changes to Chapter 3: Project Description..............................................................................22-2 Changes to Chapter 9: Geology and Soils...............................................................................22-3 Changes to Chapter 15: Population, Public Services, Recreation...........................................22-4 Changes to Chapter 16: Transportation and Circulation.........................................................22-4 Chapter 23: Response to Comments..............................................................................................23-1 Introduction....................................................................................................................................23-1 Response to Specific Comments....................................................................................................23-2 Chapter 24: Mitigation Monitoring and Reporting Program.....................................................24-1 Introduction....................................................................................................................................24-1 Mitigation Monitoring and Reporting Program Table...................................................................24-3 Appendices Appendices A through G can be found in the Draft EIR · ÑÐÍÐÐ×Ð Ð ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ This page intentionally left blank. Ð ·· ÑÐÍÐÐ×Ð ßÙÛÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ îï ×ÚÛ×Î ÒÌÎÑÜËÝÌ×ÑÒ ÌÑ ÌØÛ ×ÒßÔ ÐÚÛ×Î ËÎÐÑÍÛ ÑÚ ÌØÛ ×ÒßÔ The California Environmental Quality Act and the Guidelines promulgated thereunder (together “CEQA”) require an Environmental Impact Report (EIR) to be prepared for any project which may have a significant impact on the environment. An EIR is an informational document, the purposes of which, according to CEQA are “to provide public agencies and the public in general with detailed information about the effect which a proposed project is likely to have on the environment; to list ways in which the significant effects of such a project might be minimized; and to indicate alternatives to such a project.” The information contained in this EIR is intended to be objective and impartial, and to enable the reader to arrive at an independent judgment regarding the significance of the impacts resulting from the proposed project. This document, together with the Draft Environmental Impact Report (Draft EIR) published in January 2011, shall constitute the Final Environmental Impact Report (Final EIR) prepared pursuant to the California Environmental Quality Act (CEQA) as amended (commencing with Section 21000 of the California Public Resources Code) and the CEQA Guidelines for the proposed Oyster Point Specific Plan (OPSP), including the first phase of development (Phase I Project) in the City of South San Francisco, California and the related Redevelopment Plan amendment. The applicant is Oyster Point Ventures, LLC and the City of South San Francisco Redevelopment Agency. The Lead Agency is the City of South San Francisco. The applicant is seeking amendments of the City’s General Plan, Redevelopment Plan and Oyster Point Marina Specific Plan, as well as several entitlements to enable development of the OPSP, including but not limited to approval of a subdivision or parcel map, design review, a Transportation Demand Management (TDM) Plan, a Development Agreement, and a Disposition and Development Agreement to enable redevelopment of the OPSP and Phase I Project site. The OPSP would include replacing the existing light industrial/office park with an office/research and development (R&D) development, improvements to the site circulation, utilities, and landfill cap, provision of a flexible use recreation area and bay-front open space, and replacement of uses in the Oyster Point Marina area, potentially including one or two hotels with an aggregate of up to 350 rooms. Approval must be given by the City of South San Francisco and trustee agencies, including the Regional Water Quality Control Board and Bay Conservation and Development Commission before construction may begin. Û×ÎÎÐ ÛÊ×ÛÉ ÎÑÝÛÍÍ Draft EIR A Draft EIR was made available for public review in January 2011. During the public review period for the Draft EIR (ending March 10, 2011), the City received verbal comments from the South San Francisco Planning Commission and written comments. ÑÐÍÐÐ×Ð Ðîïóï ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ Final EIR This Final EIR contains all comments received by the City on the Draft EIR and also includes responses to these comments, together with necessary changes or revisions to the text of the Draft EIR document. Changes to the text of the Draft EIR are included in Chapter 22 of this Final EIR, shown in underline for new text or strikeout for deleted text. None of the revisions or responses to comments contained in this Final EIR would be considered “significant new information” under section 15088.5 of the CEQA Guidelines and therefore no recirculation of the Draft EIR would be required. This Final EIR will be presented to the Planning Commission and City Council at public hearings to consider recommendation for and certification of this document as a technically adequate, full disclosure document consistent with the requirements of CEQA. Assuming certification of this EIR as complete and adequate under CEQA, this document together with the Draft EIR will constitute the EIR for this Project. The Planning Commission may recommend and the City Council may require additional changes or modifications to this Final EIR prior to certification. An EIR does not control the agency’s ultimate discretion on the OPSP. As required under CEQA, the agency must respond to each significant effect identified in the EIR by making findings and if necessary and warranted, by adopting a statement of overriding considerations. In accordance with California law, the EIR must be certified before any action on the project can be taken. However, EIR certification does not constitute project approval. ÎÑ ÛÐÑÎÌ ÎÙßÒ×ÆßÌ×ÑÒ This Final EIR consists of the following chapters, commencing after Chapter 20 of the Draft EIR: Chapter21: Introduction to the Final EIR. This chapteroutlines the purpose, organization and scope of the Final EIR document and important information regarding the public review and approval process. Chapter 22: Revisions to the Draft EIR. This chapter includes corrections, clarifications or additions to text contained in the Draft EIR based on comments received during the public review period. Chapter 23: Response to Comments. This chapter provides reproductions of letters received on the Draft EIR. The comments are numbered in the right margin. The responses to comments are also provided in this chapter immediately following each comment letter, and are keyed to the numbered comments. Chapter 24: Mitigation Monitoring and Reporting Program. This chapter contains the Mitigation Monitoring and Reporting Program (MMRP) to be adopted to ensure that the mitigation measures identified in the EIR are implemented. Ðîïóî ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ îî ÎÜÛ×Î ÛÊ×Í×ÑÒÍ ÌÑ ÌØÛ ÎßÚÌ ÎÛ×Î ÛÊ×Í×ÑÒÍ ÌÑ ÌØÛ ÜÎßÚÌ The following are minor text changes, additions or modifications made to the Draft EIR for the Oyster Point Specific Plan and Phase I Project. An explanation of the changes made in response to comments can be found in Chapter 23. Comments, including the original location in the Draft EIR of the text to be changed, are in italics. Deletions are noted by strikethrough. Additions are underlined. ÝØßÒÙÛÍ ÌÑ ÝØßÐÌÛÎ îæ ÛÈÛÝËÌ×ÊÛ ÍËÓÓßÎÇ Page 2-1, paragraph 4 The following revision is made to clarify the timing of completion of the ferry terminal. The South San Francisco Ferry Terminal with service to/from San Francisco and the East Bay is currently under construction and scheduled is anticipated to be completed at the Oyster Point Marina in early by the end of 2011. Page 2-1, paragraph 4 The following revision is made to clarify the number of berths in the Oyster Point Marina. The Oyster Point Marina is located on the north side of the Oyster Point Marina area and contains 600 465 berths, a boat ramp, fuel dock and fishing pier. Page 2-12 Mitigation measure Traf-26 is hereby revised in Table 2.1, consistent with revisions to page 16-51. Page 2-36 Impact Geo-14 and mitigation measure Geo-14 were accidently omitted from the summary table. They are hereby added to Table 2.1, as follows. ÑÐÍÐÐ×Ð Ðîîóï ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ Resulting Level of Potential Environmental Impacts Recommended Mitigation Measures Significance Impact Geo-14: Soil Erosion. The OPSP Geo-14: Storm Water Pollution Prevention Plan. Less than would involve mass grading at a location that In accordance with the Clean Water Act and the Significant drains stormwater to the San Francisco Bay. State Water Resources Control Board (SWRCB), Demolition of existing structures and pavements the Applicant shall file a Storm Water Pollution could expose underlying landfill cap soils to the Prevention Plan (SWPPP) prior to the start of elements. Excavation of soil for construction of construction. The SWPPP shall include specific best new buildings and pavement sections would also management practices to reduce soil erosion. This is be performed and temporary stockpiles of loose required to obtain coverage under the General soil will be created. Soils exposed during site Permit for Discharges of Storm Water Associated grading would be subject to erosion during storm with Construction Activity (Construction General events. Grading would disturb site soils Permit, 99-08-DWQ). potentially leading to impacts to the San Francisco Bay. This would be a potentially significant impact during and following site construction activities. Impact Geo-16 and mitigation measure Geo-16 are hereby added to Table 2.1, consistent with revisions to page 9-19. ÝØßÒÙÛÍ ÌÑ ÝØßÐÌÛÎ íæ ÐÎÑÖÛÝÌ ÜÛÍÝÎ×ÐÌ×ÑÒ Page 3-2, paragraph 3 The following revision is made to clarify the timing of completion of the ferry terminal. The South San Francisco Ferry Terminal with service to/from San Francisco and the East Bay is currently under construction and scheduled is anticipated to be completed at the Oyster Point Marina in early by the end of 2011. Page 3-2, paragraph 2 The following revision is made to clarify the number of berths in the Oyster Point Marina. The Oyster Point Marina is located on the north side of the Oyster Point Marina area and contains 600 465 berths, a boat ramp, fuel dock and fishing pier. st Page 3-2, 1 bullet point The following revision is made to clarify that demolition of the Yacht Club is not proposed. demolition of the existing inn located at 425 Marina Drive, the office buildings at 360 Oyster Point Boulevard and 401 Marina Boulevard, the boat and motor mart at 671 Marina Boulevard, the Yacht Club at 911 Marina Boulevard, and the light-industrial buildings at 375-389 Oyster Point Boulevard, Ðîîóî ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ÝîîæÎÜÛ×Î ØßÐÌÛÎ ÛÊ×Í×ÑÒÍ ÌÑ ÌØÛ ÎßÚÌ Page 3-3, Table 3.1 The following revisions are made to clarify the number of berths in the Oyster Point Marina and that demolition of the Yacht Club is not proposed. Table 3.1: Development Assumptions Size (square feet if not Building otherwise specified) Uses to Remain Oyster Point Bait and Tackle 1,440 Oyster Cove Marina 235 berths Oyster Point Marina 600 465 berths Phase I Office/R&D Building 508,000 to 600,000 Auxiliary Commercial 10,000 Oyster Pt Marina Beach approximately 3.1 acres Recreation Area approximately 3 acres Additional Phases New Hotel(s) 350 rooms Commercial/Retail/Restaurant in Hotel40,000 Office/R&D Building (Phase II) 700,000 Office/R&D Building (Phase III) 525,000 Office/R&D Building (Phase IV) 517,000 Uses to Remain until Hotel Construction, then be Rebuilt on Site Oyster Point Yacht Club 4,000 Oyster Point Maintenance 2,500 ÝØßÒÙÛÍ ÌÑ ÝØßÐÌÛÎ çæ ÙÛÑÔÑÙÇ ßÒÜ ÍÑ×ÔÍ Page 9-19 The following text is hereby added to specify that the design of the bayside open space would need to comply with recommendations of a qualified costal engineering consultant. ÍËÍÌß×ÒßÞ×Ô×ÌÇ ÑÚ ÞßÇÍ×ÜÛ ÑÐÛÒ ÍÐßÝÛ Impact Geo-16: Bayside Open Space Wave Stability. The bayside open space area could be subject to wave action, which could erode improvements and potentially lead to instability. The potential for erosion and instability of . the bayside open space area is considered apotentially significant impact Mitigation Measures Geo-16: Compliance with Recommendations of a Coastal Engineer. A design- level investigation of the sustainability of the proposed bayside open space in the local wave environment shall be prepared by a qualified coastal engineer. Elements of this analysis shall include an investigation of the ÑÐÍÐÐ×Ð Ðîîóí ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ local wave environment at the proposed bayside open space location, development and verification of numerical models of local wave action based on comparisons of measured and predicted wave heights, and application of the predictive numerical models to refine the open space design. Depending on the results of this investigation, the design of the bayside open space may need to incorporate protection measures such as structural elements (e.g., concrete seatwalls) and/or buffer zones (i.e., lengths of flat beach between the dynamic beach slope and any needed structural elements). The design plans shall incorporate appropriate recommendations from this investigation. If the recommendations require any construction in-water or near the shoreline, these may require subsequent permitting from BCDC and/or USACE and would also be subject to mitigation measures Bio-12, -13a, - 13b, 14a, -14b, -14c, -15a, -15b, and -15c. Conformity with mitigation measure Geo-16 would reduce the impact of erosion and wave action on the bayside open space to a level of less-than-significant. ÝØßÒÙÛÍ ÌÑ ÝØßÐÌÛÎ ïëæ ÐÑÐËÔßÌ×ÑÒô ÐËÞÔ×Ý ÍÛÎÊ×ÝÛÍô ÎÛÝÎÛßÌ×ÑÒ Page 15-7 The following text is hereby added to specify that the Bay Trail runs through the area and has its own plan. The San Francisco Bay Trail runs through the OPSP area and is programmed through the regionally adopted San Francisco Bay Trail Plan (ABAG, 1989) ÝØßÒÙÛÍ ÌÑ ÝØßÐÌÛÎ ïêæ ÌÎßÒÍÐÑÎÌßÌ×ÑÒ ßÒÜ Ý×ÎÝËÔßÌ×ÑÒ Page 16-15 The following text is hereby added to reference the Bay Trail specifically. The San Francisco Bay Trail is an existing multi-use bicycle and pedestrian facility along the shoreline in the OPSP area and is programmed through the regionally adopted San Francisco Bay Trail Plan (ABAG, 1989) Page 16-20 The following change is made to Table 16.11 to correct the LOS reference as shown. AM Peak Hour PM Peak Hour Intersection Base Case Base Case Base Case Base Case + Phase I + OPSP Project S. Airport Blvd./U.S.101 NB Hook (1) C D-35.2 C-34.5 C-34.5 D-35.1 Ramps/Wondercolor (Signal) Ðîîóì ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ÝîîæÎÜÛ×Î ØßÐÌÛÎ ÛÊ×Í×ÑÒÍ ÌÑ ÌØÛ ÎßÚÌ Page 16-33 The following text is hereby added to address the continuity of the Bay Trail during construction. Impact Traf-2b: Construction Disruption of Bay Trail. Continuity of the Bay Trail could be disrupted by construction activities in the OPSP area. This is . considered apotentially significant impact Mitigation Measures Traf-2b: Bay Trail Continuity Provisions in Construction Management Plan. Continuity of the Bay Trail shall be included in construction management plans for all phases of development in the OPSP. When feasible, construction shall avoid disrupting the Bay Trail and when not feasible, the construction management plan shall specify plans for clear and safe detours for bicyclists and pedestrians and be ADA accessible. Conformity with mitigation measure Traf-2b will reduce the impact of disruption of the Bay Trail during construction activities to a level of less-than-significant. Pages 16-46 and 16-47 The following revision is made to correct inconsistencies in the discussion of resultant operation following implementation of mitigation measure Traf-19. Mitigation Measure Traf-19: Intersection Level of Service. (see Figure 24 in Appendix E) The following improvements would partially mitigate OPSP-specific impacts and reduce them to a level of insignificance. These measures are currently not included as part of the East of 101 Transportation Improvement Program. The OPSP shall provide a fair share contribution towards all measures currently not part of the TIP. Oyster Point Boulevard / Veterans Boulevard Restripe the northbound 2-lane private driveway approach to contain an exclusive left turn lane and a combined left / through / right turn lane. Widen the eastbound Oyster Point Boulevard approach and provide an exclusive right turn lane. Resultant 2035 Base Case + OPSP Operation: AM Peak Hour: LOS D-52.6 seconds control delay, which would not be acceptable operation. PM Peak Hour: LOS D-36.8 seconds control delay, which would be acceptable operation. ÑÐÍÐÐ×Ð Ðîîóë ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ Impact recued reduced to a less-than-significant level. Pages 16-51 The following revision is made to correct the reference to the Traffic Improvement Program in mitigation measure Traf-26. Mitigation Measure Traf-26: Vehicle Queuing (see Figure 24 in Appendix E). The following improvements would partially mitigate OPSP-specific impacts, but not reduce them to a level of insignificance. These measures All of these improvements (other than measures to the Southbound Flyover Off-Ramp, the eastbound departure and the southbound approach) are not included as part of the current East of 101 Transportation Improvement Program (TIP). The OPSP shall also provide a fair share contribution towards all measures currently not part of the TIP. Ðîîóê ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ îí ÎÝ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ × ÒÌÎÑÜËÝÌ×ÑÒ This chapter contains response to the Commissioner comments from the February 17, 2011 Planning Commission hearing and written comments on the Draft EIR. Where revisions to the Draft EIR are appropriate, such changes are summarized below and the actual text changes are included in Chapter 22. The City of South San Francisco received five (5) letters commenting on the Oyster Point Specific Plan and Phase I Project Draft EIR during the comment period. The comments are organized in chronological order as follows: Meeting PC: Planning Commission Meeting February 17, 2011 Letter A: John Bergener, San Francisco International Airport Letter B: Rob Wood, Native American Heritage Commission Letter C: Ming Yeung, San Francisco Bay Conservation and Development Commission (BCDC) Letter D: Peter Grenell, San Mateo County Harbor District Letter E: Laura Thompson, San Francisco Bay Trail Project ÎÍÝ ÛÍÐÑÒÍÛÍ ÌÑ ÐÛÝ×Ú×Ý ÑÓÓÛÒÌÍ The following pages contain comments on the Draft EIR. Each comment is numbered and responses to these comments are provided following each comment letter. In some instances, responding to a comment received on the Draft EIR resulted in a revision to the text of the Draft EIR. In other cases, the information provided in the responses is deemed adequate in itself, and modification of the Draft EIR text was not necessary. ÑÐÍÐÐ×Ð Ðîíóï ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ ÓÛÛÌ×ÒÙ ÐÝæ ÐÔßÒÒ×ÒÙ ÝÑÓÓ×ÍÍ×ÑÒ ÓÛÛÌ×ÒÙ ÚÛÞÎËßÎÇ ïéô îðïï A public hearing to collect comment on the Draft EIR was held before the South San Francisco Planning Commission on February 17, 2011. There were no comments received during the public portion of the hearing. The Commissioners made a few comments, some of which related to the specifics of the project description or broader plans for the East of 101 area. The official minutes of this meeting are not yet available, so the Planning Commission’s comments relating to the environmental analysis have been summarized below with responses following. Comment PC-1 The Commission asked how the fact that the area is low would affect the ability to provide sewer service and whether settling was an issue for sewer pipes. Response to Comment PC-1 The project proposes relocation of the existing on-site pump station #1 at 383 Oyster Point Boulevard and installation of an additional pump station in the Oyster Point Marina area, as discussed on pages 17-9 and 17-10. Additionally, Mitigation Measures Util-2a and Util-2b require upgrading of the off- site pump station #2 and sewer lines to assure adequate capacity for cumulative growth in the East of 101 Area including the OPSP. On the area that is a former landfill, the Phase I Project will involve relocating of landfill materials and reconstruction of the landfill cap. As part of that process, new utility pipes will be installed. Mitigation Measures Geo-11, Geo-12 and Geo-13 (page 9-17) address settling and other concerns regarding sustainability of utility infrastructure by encouraging location of utilities in common tranches, requiring the use of flexible pipe, and increasing gradient flow to offset differential settlements. These measures are designed to ensure that new utility lines and connections continue to function properly as further settlement occurs over time. Comment PC-2 The Commission noted that the construction period for total build-out of the OPSP would continue over a long period with some intermittent gaps in between and wanted to be sure noise and air quality/health impacts had been analyzed and minimized for the entire construction period for both the nearby tenants as well as families that may use the Bay Trail and proposed recreation facilities. He asked whether the pacing of construction activity could be evaluated to minimize these impacts. Response to Comment PC-2 The proposed construction schedule for the Phase I Project was input into air quality modeling and considered for determination of the noise impacts, as discussed in the Draft EIR on pages 6-16 through 6-21 and 14-16 through 14-19, respectively. As construction of the office/R&D project is proposed to occur in four approximately equally sized phases, it is reasonable to anticipate that impacts would be similar for each phase. Mitigation measures have been recommended that would reduce potential construction-period impacts for each construction phase including Air-4a and -4b to reduce dust, diesel particulate matter and odors (pages 6-19 and 6-20) and Noise-5 to reduce noise levels generated by construction activities (page 14-18). These would apply to Phase I construction as well as subsequent phases. These mitigation measures would ensure impacts related to construction period emissions and noise are reduced to the extent feasible. However, while potential noise impacts have been reduced to the Ðîëóî ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ÝîíæÎÝ ØßÐÌÛÎ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ extent feasible, the noise from construction activities can still be intermittently disruptive. Because of the duration of the construction period for a project that would be implemented over many years, the noise impact has been determined to be significant and unavoidable. As for the pacing of construction, it is anticipated this will be informed by economic impetus as well as the realities of coordinating such large construction projects and could only be constrained to a minimal degree. It is more a qualitative question of whether slightly less noise over a longer period would be more palatable than slightly more noise over a shorter period when we are discussing a matter of many years. Successive phasing as proposed from the south to the northern part of the site will help move noise and emissions sources away from the new uses coming on-line as each phase is completed and limit impacts over time to the extent possible. There is no recommendation for modification of the construction phasing from that proposed. Comment PC-3 The Commission followed-up on the previous question relating to the low level of the area by asking whether the area would need to be re-diked and if so how that would impact the Bay Trail and liquefaction. Response to Comment PC-3 Development in the OPSP area will generally avoid development or other activities within tidal areas, marshland or in-water, with the exception of possible changes to docks in the Oyster Point Marina, which are not proposed as a part of the Phase I Project and for which there are no specific design or construction proposals. If, during the approval process for specific development projects, it is determined that activities will encroach into these areas, appropriate review and permits will be pursued. The grading plan can be found in the Draft EIR, Figure 3.5. The changes to the grading in relation to anticipated future sea level rise can be seen graphically on Figures 12.1 and 12.2 on pages 12-13 and 12-14, which demonstrate how the proposed grading will protect proposed uses including enhancements to the Bay Trail, from future sea level rise. The potential for liquefaction at the site is discussed on page 9-8, as excerpted below: “Based on the subsurface data obtained from the previous drilled borings at Oyster Point (noted above among the references reviewed), the existing landfill materials, residual soils, Bay Mud, and Franciscan Complex bedrock have a low potential for liquefaction. Therefore, damage due to liquefaction at Oyster Point is considered low. It should be noted that the landfill is contained by soil dikes along the water-side site perimeter. These perimeter dikes are reported to have been constructed of Bay Mud, which has low potential for liquefaction. Prior to new site development, geotechnical studies shall be undertaken to confirm the material types used in the construction of the perimeter dikes to verify the assumed low potential for liquefaction.” Mitigation Measure Geo-4 outlines the specifics of compliance with recommendations of a geotechnical investigation including static and seismic stability of the perimeter dikes (pages 9-11 and 9-12). ÑÐÍÐÐ×Ð Ðîíóí ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ð×ÈÈ×Êû ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ ÔÛÌÌÛÎ ßæ ÖÑØÒ ÞÛÎÙÛÒÛÎô ÍßÒ ÚÎßÒÝ×ÍÝÑ ×ÒÌÛÎÒßÌ×ÑÒßÔ ß×ÎÐÑÎÌ Response to Comment A-1 The current San Mateo County Comprehensive Airport Land Use Plan was prepared an adopted by the City/County Association of governments of San Mateo County (C/CAG) in its designated role as the Airport Land Use Commission for San Mateo County, California in December 1996. The OPSP was determined in this EIR to be consistent with regulations of the Comprehensive Airport Land Use Plan related to environmental issues (see hazards/height discussion on pages 11-18 and 11-19 and noise discussion on page 14-19) and as noted in this comment, the project will undergo consistency review through the San Mateo County Airport Land Use Commission. On February 24, 2011, the C/CAG Airport Land Use Committee unanimously recommended that the C/CAG Board, acting as the Airport Land Use Commission, find that the Oyster Point Specific Plan and Phase I Project is consistent with the December 1996 Comprehensive Airport Land Use Plan. The C/CAG Board is scheduled to consider the matter on March 10, 2011. It is understood that the project referenced in the third paragraph was intended to be the Oyster Point Specific Plan and Phase I Project and not the Transit Corridors Plan. Note that it is anticipated the EIR for this project will be certified in March 2011, prior to adoption of a new Comprehensive Airport Land Use Plan. Response to Comment A-2 As noted on pages 11-18 and 11-19 of the Draft EIR, the building heights proposed are below the permissible limits. Response to Comment A-3 As discussed on page 14-14 of the Draft EIR, the hotel will comply with the California State Building Code and the City of South San Francisco General Plan, which require interior noise levels to be maintained at or below 45 dBA CNEL. Noise modeling and comparison to the noise contour map in the South San Francisco General Plan indicate that predicted interior noise levels at the proposed hotel site would be below this level assuming standard hotel construction. See also Impact Noise-6 and the following discussion on 14-19 for additional information. No new residential uses are proposed or permitted as part of the OPSP. Ðîíóê ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ð×ÈÈ×Êú ÝîíæÎÝ ØßÐÌÛÎ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ ÔÛÌÌÛÎ Þæ ÎÑÞ ÉÑÑÜô ÒßÌ×ÊÛ ßÓÛÎ×ÝßÒ ØÛÎ×ÌßÙÛ ÝÑÓÓ×ÍÍ×ÑÒ Response to Comment B-1 These comments outline standard practice for cultural review of a project. The recommended actions are incorporated in the Draft EIR, pages 8-1 to 8-6. The Oyster Point EIR references the Ferry Terminal study conducted in the Project area in 2005. This previous Sacred Lands File check "failed to indicate the presence of Native American resources" in the area (While also referenced in the Draft EIR, the full reference to the Ferry Terminal EIR is: San Francisco Bay Area Water Transit Authority, prepared by EIP, Draft Environmental Impact Report/Environmental Assessment, South San Francisco Ferry Terminal Project, February 2006). Additionally, because the original shoreline in the area would have been 2000 feet west and 3000 feet south of the OPSP site (see pages 8-4 and 8-6 for additional information), there is a very low likelihood that undiscovered historical/Native American resources or remains will be encountered during construction activity. Nonetheless, the Draft EIR includes Mitigation Measures Culture-1a and Culture-1b, which require construction activity to be halted and appropriate action taken in the event any cultural resources or remains are discovered (page 8-6 of the Draft EIR). The following message has been sent to the tribal consultation list attached to the comment letter, though as discussed above, no responses are anticipated: Lamphier-Gregory has been contracted to prepare the environmental analysis for the Oyster Point Specific Plan (OPSP) in South San Francisco. The project area is situated at Oyster Point in unsectioned land, in Township 3 South, Range 5 West as depicted on the San Francisco South and Hunters Point USGS 7.5’ topographic quadrangles (attached). The OPSP would include replacing the existing light industrial/office park with an up to 2,300,000 square foot office/research and development (R&D) development, improvements to the site circulation, utilities, and the landfill cap, provision of a flexible use recreation area and bay-front open space, and replacement of uses in the City’s Oyster Point Marina area, potentially including one or two hotels with an aggregate of up to 350 rooms. A previous Sacred Lands File check did not to indicate the presence of Native American Resources and historic assessment indicates the site is on fill at least 2000 feet into the Bay from the original shoreline and therefore the site is unlikely to include Native American remains or cultural resources. We are contacting individuals identified by the Native American Heritage Commission as persons who might have information to contribute regarding potential Native American concerns in the project area. Any information or concerns that you may have regarding village sites, traditional properties or modern Native American uses in any portion of the project vicinity will be welcomed. If you know other individuals who are familiar with the vicinity, we would welcome this information as well. ÑÐÍÐÐ×Ð Ðîíóç ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ð×ÈÈ×Êù ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ ÔÛÌÌÛÎ Ýæ Ó×ÒÙ ÇÛËÒÙô ÍßÒ ÚÎßÒÝ×ÍÝÑ ÞßÇ ÝÑÒÍÛÎÊßÌ×ÑÒ ßÒÜ ÜÛÊÛÔÑÐÓÛÒÌ ÝÑÓÓ×ÍÍ×ÑÒ øÞÝÜÝ÷ Response to Comment C-1 Development in the OPSP area will generally avoid development or other activities within the Bay or mean high tide, with the exception of possible changes to docks in the Oyster Point Marina, discussed below. If, during the approval process for specific development projects, it is determined that activities will encroach into this area or into the 100 foot shoreline band, appropriate permits will be pursued from BCDC along with any required plans. Because possible changes to two of the docks in the Oyster Point Marina were being contemplated during preparation of the Draft EIR, the potential environmental impacts associated with potential in- water construction for these docks were analyzed in the Draft EIR at a programmatic level of detail, consistent with the level of detail currently known about these contemplated changes. These potential actions are not part of the Phase I Project and there is currently no specific design or construction proposal for such docks. If changes to the docks are indeed proposed at a later date, the specifics will need to undergo appropriate review and permitting. Response to Comment C-2 The Waterfront Park Priority designation was discussed on pages 13-2 to 13-3 of the Draft EIR. The City will continue to coordinate with BCDC during the approval/permitting process to ensure consistency with exact boundaries of waterfront priority designations. Response to Comment C-3 No Bay fill is currently proposed as a part of the OPSP or Phase I Project. If, during the approval process for specific development projects, it is determined that any subsequent activity will require Bay fill, such as for changes to the docks (the specifics of which are not currently available), appropriate review and permitting will be pursued at that time. Response to Comment C-4 This is not a comment on the environmental analysis. Appropriate detail will be provided for any permitting through BCDC. Response to Comment C-5 This is not a comment on the environmental analysis. When final development plans for the future hotel development site and flexible use recreation area are planned/programmed, details of the public access through these sites will be considered, including connections to/from Marina Boulevard and the Bay Trail and/or through the Phase I Office/R&D site to Gull Drive. Response to Comment C-6 Full and detailed analysis of aesthetic impacts was included in the Draft EIR on pages 4-1 through 4- 20, including visual models from four locations. This analysis meets the requirements for CEQA review. Additional detail and discussion can be provided as required for any subsequent permitting through BCDC. With the planned roadway realignment, bayside open space, recreational area and Bay Trail improvements, the project will provide, enhance and preserve views of the Bay and shoreline. Ðîíóïê ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ÝîíæÎÝ ØßÐÌÛÎ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ Response to Comment C-7 The Draft EIR included a full and detailed analysis of potential biological impacts on pages 7-1 to 7- 38 and Appendix C of the Draft EIR. This information included recommended mitigation measures and aspects of the proposed project’s construction and use that would avoid or minimize impacts to special-status species and habitat. This analysis also included a full assessment of in-water impacts that could result if changes to the docks are subsequently proposed including measures to minimize potential impacts (see pages 7-31 to 7-37). Response to Comment C-8 The Draft EIR included a full and detailed analysis of potential impacts to water quality and recommended measures to reduce these impacts on pages 12-6 through 12-11, including measure Hydro-1 requiring best management practices during installation of foundation piers, Hydro-2 requiring preparation and implementation of a Storm Water Pollution Prevention Plan, Hydro-3 requiring compliance with NPDES requirements for erosion control measures, and measures requiring monitoring for leachate from the landfill (Haz-4a, Haz-4d and Haz-4e). Response to Comment C-9 No Bay fill is currently proposed as a part of the OPSP or Phase I Project. If, during the approval process for specific development projects, it is determined that any subsequent activity pursuant to the OPSP will require Bay fill, such as for changes to the docks (the specifics of which are not currently available), appropriate review and permitting will be pursued at that time. Response to Comment C-10 Impact and Mitigation Measure Geo-16 have been added to address the stability of the bayside open space and require investigation by and compliance with recommendations of a coastal engineer. See the revisions in Chapter 22 of this document. Compliance with mitigation measure Geo-16 will reduce potential impacts related to instability of the bayside open space to a level of less than significant. Response to Comment C-11 Development in the OPSP area will generally avoid development or other activities within tidal areas, marshland or in-water, with the exception of possible changes to docks in the Oyster Point Marina, discussed below. If, during the approval process for specific development projects, it is determined that activities will encroach into these areas, appropriate review and permits will be pursued. Because possible changes to two of the docks in the Oyster Point Marina were being contemplated during preparation of the Draft EIR, the potential environmental impacts associated with potential in- water construction for these docks were analyzed in the Draft EIR at a programmatic level of detail, consistent with the level of detail currently known about these contemplated changes. These potential actions are not part of the Phase I Project and there is currently no specific design or construction proposal for such docks. If changes to the docks are indeed proposed at a later date, the specifics will need to undergo appropriate review and permitting. Response to Comment C-12 The potential impact of future sea level rise is discussed in full on pages 12-11 through 12-15 of the Draft EIR. Figure 12.2 of the Draft EIR demonstrates protection of the entire development area under proposed grading conditions, including the public access areas, under potential sea level rise scenarios. ÑÐÍÐÐ×Ð Ðîíóïé ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ð×ÈÈ×Êø ùÍÏÏ×ÎÈÉÛÊ×ÎÇÏÚ×Ê×Ø ÛÙÙÍÊØÓÎÕÈÍÈÔ×ÎÇÏÚ×Ê×ØÚÇÐÐ×È ÌÍÓÎÈÉÚ×ÐÍÅÉÈÛÊÈÓÎÕÅÓÈÔø  ÝîíæÎÝ ØßÐÌÛÎ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ ÔÛÌÌÛÎ Üæ ÐÛÌÛÎ ÙÎÛÒÛÔÔô ÍßÒ ÓßÌÛÑ ÝÑËÒÌÇ ØßÎÞÑÎ Ü×ÍÌÎ×ÝÌ Response to Comment D-1 Clarification of the timing of completion of the ferry terminal has been added. See the revisions in Chapter 22 of this document. Response to Comment D-2 Clarification of the number of berths at Oyster Point Marina has been added. See the revisions in Chapter 22 of this document. Response to Comment D-3 Clarification that demolition of the Oyster Point Yacht Club is not proposed has been added. See the revisions in Chapter 22 of this document. Response to Comment D-4 Clarification of the number of berths at Oyster Point Marina has been added. See the revisions in Chapter 22 of this document. Response to Comment D-5 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-6 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-7 Clarification that demolition of the Oyster Point Yacht Club is not proposed has been added. See the revisions in Chapter 22 of this document. Response to Comment D-8 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-9 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. ÑÐÍÐÐ×Ð Ðîíóîï ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ Response to Comment D-10 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-11 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-12 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-13 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-14 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-15 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-16 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Response to Comment D-17 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. Ðîíóîî ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ÝîíæÎÝ ØßÐÌÛÎ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ Response to Comment D-18 Impact Hydro-4 is discussed in full on pages 12-11 through 12-15 of the Draft EIR, including Figure 12.2 that demonstrates protection of the entire development area under proposed grading conditions, including the eastern end of the shoreline. Response to Comment D-19 The environmental analysis was completed to satisfy requirements under the California Environmental Quality Act for the Oyster Point Specific Plan and Phase I Project, including infrastructure improvements, which includes full and detailed analysis of traffic on pages 16-1 through 16-58 and Appendix E of the Draft EIR including identification of significant and unavoidable impacts to US 101 and the ramps and/or intersections serving them and identification of 18 additional potentially significant impacts and the mitigation to reduce these to less than significant; full and detailed analysis of hazardous materials on pages 11-1 through 11-19 of the Draft EIR including impacts and mitigation for potentially significant impacts related to hazardous and potentially hazardous landfill materials; and full and detailed analysis of geological impacts on 9-1 through 9-19 of the Draft EIR including impacts and mitigation relating to construction over variable subsurface conditions including landfill materials that may subside over time and in a seismically active region. Additionally, the adequacy of the proposed utility infrastructure was examined in a full and detailed analysis included in the Draft EIR on pages 17-1 through 17-16 and Appendix G. The comment does not raise any specific environmental issue to which a specific written response can be provided; accordingly no further response is required Response to Comment D-20 nd Page 1-1, 2 paragraph identifies the applicant as “Oyster Point Ventures, LLC and the City of South San Francisco Redevelopment Agency.” Chapter 3: Project Description describes in more detail the proposed public-private redevelopment. Response to Comment D-21 As outlined in the first paragraph of page 3-1 of the Draft EIR, the Phase I Project has been analyzed on a project level in the EIR. Because elements of the future phases within the OPSP are conceptual at this point, these have been analyzed on a programmatic level. While conceptual, as much detailed information as possible has been included for future phases to ensure a more exhaustive consideration of effects and alternative for the entire OPSP than would have been possible if each phase had been considered separately. See the detailed description of the programmatic OPSP on pages 3-2 through 3-4 and 3-19 of the Draft EIR. Programmatic analysis is explicitly allowed for projects of this type under section 15168 of the CEQA Guidelines, and is a common practice for large multi-phase Specific Plans that would not be considered “segmentation” under CEQA. Response to Comment D-22 The comment has been evaluated, but does not raise an environmental issue, nor address the adequacy of the environmental analysis. Pursuant to Public Resources Code Section 21091(d)(2), and CEQA Guidelines Section 15088, no further response is required. ÑÐÍÐÐ×Ð Ðîíóîí ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ Response to Comment D-23 This is not a comment on the environmental analysis. This non-CEQA issue will be coordinated between the City and Harbor District. If temporary enhancements are subsequently proposed in connection with the Americas Cup competition, these may require subsequent environmental review. Ðîíóîì ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ð×ÈÈ×Ê÷ Ó¿®½¸çôîðïï Ù»®®§Þ»¿«¼·²ôÍ»²·±®Ð´¿²²»® Ü»°¿®¬³»²¬±ºÛ½±²±³·½¿²¼Ý±³³«²·¬§Ü»ª»´±°³»²¬ Ý·¬§±ºÍ±«¬¸Í¿²Ú®¿²½·­½± íïëÓ¿°´»ßª»²«» ͱ«¬¸Í¿²Ú®¿²½·­½±ôÝßçìðèí Âk·†ÉÕY†”ɣê†Â—ÃøÃɱªªÉƐñɔ£·† ”ø†ª`Ô£ª«ª†±ñ«—†Æ—£”† Ü»¿®Ó®òÞ»¿«¼·²æ Ѳ¾»¸¿´º±º¬¸»Í¿²Ú®¿²½·­½±Þ¿§Ì®¿·´Ð®±¶»½¬ô׿³­«¾³·¬¬·²¹½±³³»²¬­±²¬¸»Ü®¿º¬ Û²ª·®±²³»²¬¿´×³°¿½¬Î»°±®¬º±®¬¸»Ñ§­¬»®Ð±·²¬Í°»½·º·½Ð´¿²¿²¼Ð¸¿­»×Ю±¶»½¬ò̸»Í¿² Ú®¿²½·­½±Þ¿§Ì®¿·´·­¿ª·­·±²¿®§°´¿²º±®¿­¸¿®»¼«­»¾·½§½´»¿²¼°»¼»­¬®·¿²°¿¬¸¬¸¿¬©·´´±²» ¼¿§¿´´±©½±²¬·²«±«­¬®¿ª»´¿®±«²¼Í¿²Ú®¿²½·­½±Þ¿§òÝ«®®»²¬´§ôíïð³·´»­±º¬®¿·´¸¿ª»¾»»² ½±³°´»¬»¼òÛª»²¬«¿´´§ô¬¸»Þ¿§Ì®¿·´©·´´»¨¬»²¼±ª»®ëðð³·´»­¬±´·²µ¬¸»­¸±®»´·²»±º²·²» ½±«²¬·»­ô°¿­­·²¹¬¸®±«¹¸ìé½·¬·»­¿²¼½®±­­·²¹­»ª»²¬±´´¾®·¼¹»­ò É»¿®»°¿®¬·½«´¿®´§·²¬»®»­¬»¼·²¬¸·­¼»ª»´±°³»²¬°®±¶»½¬¿²¼·¬­¾·½§½´»¿²¼°»¼»­¬®·¿² ½·®½«´¿¬·±²°´¿²­¾»½¿«­»·¬©·´´¿ºº»½¬±ª»®ïð³·´»­±º½±²¬·²«±«­ô©»´´«­»¼Þ¿§Ì®¿·´´·²µ·²¹¬± ¿®»¹·±²¿´º»®®§¬®¿²­·¬¬»®³·²¿´ò ̸»º±´´±©·²¹½±³³»²¬­¿®»­«¹¹»­¬»¼º±®·²½´«­·±²·²¬¸»Ú·²¿´Û²ª·®±²³»²¬¿´×³°¿½¬Î»°±®¬æ ɔ£Ð”««†Ã—ÃøÃɱª ׳°®±ª»³»²¬­¬±¬¸»Þ¿§Ì®¿·´¿²¼­«®®±«²¼·²¹±°»²­°¿½»¬¸®±«¹¸±«¬Ñ§­¬»®Ð±·²¬ o Ó¿®·²¿¿²¼¬¸»°®±°±­»¼±ºº·½»ñÎúÜ°®±¶»½¬Ì¸»ÚÛ×έ¸±«´¼½´¿®·º§¬¸»­»½¬·±²­±º¬¸» Þ¿§Ì®¿·´¬¸¿¬©·´´¾»·³°®±ª»¼¿­°¿®¬±º¬¸·­°®±¶»½¬òײ±®¼»®º±®¬¸»¬®¿·´²»¬©±®µ¬± ¾»º«²½¬·±²¿´ô¬®¿·´®»­«®º¿½·²¹¿²¼©·¼»²·²¹­¸±«´¼¿´­±±½½«®¾»§±²¼¬¸»°®±¶»½¬¿®»¿ ¬±¿ª±·¼«­»®½±²º´·½¬­±²±´¼²¿®®±©¬®¿·´­»½¬·±²­ò ÉƐñɔ£·† Û²¸¿²½»³»²¬±º»¨·­¬·²¹«­»­¿¬¬¸»»¿­¬»®²»¼¹»±ºÑ§­¬»®Ð±·²¬Ì¸»Þ¿§Ì®¿·´­¸±«´¼ o ¾»·³°®±ª»¼¿¬¬¸»»¿­¬»®²»¼¹»±ºÑ§­¬»®Ð±·²¬¬±½®»¿¬»½±²­·­¬»²¬¿²¼«²·º±®³¬®¿·´ ¿½½»­­¬±¬¸»²»©¼»ª»´±°³»²¬ò Ô¿²¼º·´´½±²­±´·¼¿¬·±²¿²¼¹®¿¼·²¹Í»¹³»²¬­±º¬¸»Þ¿§Ì®¿·´¿®»½«®®»²¬´§·²«²¼¿¬»¼ o ¼«®·²¹¸·¹¸¬·¼»»ª»²¬­³¿µ·²¹·¬«²«­¿¾´»¼«®·²¹¬¸»­»¬·³»­ò̸»ÚÛ×έ¸±«´¼¿¼¼®»­­ ¬¸·­·­­«»¿²¼»²­«®»¬¸¿¬¬¸»¹®¿¼·²¹°´¿²»´»ª¿¬»­¬¸»»¼¹»±º¬¸»­¸±®»´·²»¬±°®±¬»½¬ ¿°»®³¿²»²¬Þ¿§Ì®¿·´¿´·¹²³»²¬ò Administered by the Association of Bay Area Governments P.O. Box 2050 • Oakland, CA 94604-2050 Phone: 510-464-7900 • Fax: 510-464-7970 Web: www.baytrail.org Ѻº­¬®»»¬°»¼»­¬®·¿²°¿¬¸­ø·²½´«¼·²¹°±®¬·±²­±º¬¸»Þ¿§Ì®¿·´÷©·´´½±²²»½¬¬¸»º»®®§ o ¬»®³·²¿´¬±¬¸»»¨·­¬·²¹Þ¿§Ì®¿·´Ì¸»­»¬®¿·´­»½¬·±²­­¸±«´¼¾»¿¬´»¿­¬ï»¬©·¼»¿²¼ ­¸±«´¼¾»³«´¬·«­»¬®¿·´­ø²±¬¶«­¬°»¼»­¬®·¿²°¿¬¸­÷¬¸¿¬©·´´º«²½¬·±²¿­¿®»½®»¿¬·±² ¿²¼¬®¿²­°±®¬¿¬·±²½±®®·¼±®©·¬¸¼·®»½¬½±²²»½¬·±²¬±¬¸»²»©¼»ª»´±°³»²¬¿²¼¬¸» º»®®§¬»®³·²¿´ò Æ—†”3/ÉÉ£—k±†Ã£ªËÉk±Ã”`ЪƔ†Ã£ª λ½®»¿¬·±²×³°¿½¬ß²¿´§­·­Ì¸»ÚÛ×έ¸±«´¼±«¬´·²»¿½±³³·¬³»²¬¬±³¿·²¬¿·²·²¹¬¸» o ½±²¬·²«·¬§±º¬¸»Þ¿§Ì®¿·´¼«®·²¹½±²­¬®«½¬·±²òɸ»²¬¸·­·­²±¬º»¿­·¾´»ô·¬­¸±«´¼ ¼»º·²»½´»¿®¿²¼­¿º»¼»¬±«®­º±®¾·½§½´·­¬­ô°»¼»­¬®·¿²­¿²¼°»±°´»·²©¸»»´½¸¿·®­¬± ¬®¿ª»´¬¸®±«¹¸¬¸»¿®»¿ô³¿·²¬¿·²ª·­«¿´¿½½»­­¬±¬¸»­¸±®»´·²»¿²¼­¿º»´§¬®¿ª»´ ­»°¿®¿¬»¼º®±³ª»¸·½´»¬®¿ºº·½ò ̸»Í¿²Ú®¿²½·­½±Þ¿§Ì®¿·´Ð´¿²øßÞßÙôïçèç÷­¸±«´¼¾»³»²¬·±²»¼¿­¿®»¹·±²¿´´§ o ¿¼±°¬»¼°´¿²¬¸¿¬¸¿­°±´·½·»­®»´»ª¿²¬¬±¬¸»Ñ§­¬»®Ð±·²¬Í°»½·º·½Ð´¿²ò Æ—†”3.ɼ”øøÃ л¼»­¬®·¿²¿²¼Þ·½§½´»Ú¿½·´·¬·»­Ì¸»Þ¿§Ì®¿·´­¸±«´¼¾»­°»½·º·½¿´´§®»º»®»²½»¼·²¬¸·­ o ­»½¬·±²¿­¿²»¨·­¬·²¹³«´¬·«­»¾·½§½´»¿²¼°»¼»­¬®·¿²º¿½·´·¬§¿´±²¹¬¸»­¸±®»´·²»ò Þ·½§½´»Ú¿½·´·¬·»­ô׳°¿½¬Ì®¿ºíß³·¬·¹¿¬·±²³»¿­«®»­¸±«´¼¾»·²½´«¼»¼®»¯«·®·²¹¬¸¿¬ o ¬¸»Þ¿§Ì®¿·´¾·½§½´»ñ°»¼»­¬®·¿²°¿¬¸©¿§¾»½±³°´»¬»¼¿²¼·³°®±ª»¼Y£ª¬¸»Ñ§­¬»® б·²¬Í°»½·º·½Ð´¿²°®±¶»½¬¿®»¿¿­®»º»®»²½»¼·²¬¸»ÜÛ×α²°¿¹»ííò̸»­°»½·º·½°´¿² °®±¶»½¬¿®»¿·­¿­³¿´´¿®»¿´±½¿¬»¼©·¬¸·²¿´¿®¹»®­§­¬»³±º¬¸»Þ¿§Ì®¿·´¿¬Ñ§­¬»®Ð±·²¬ Ó¿®·²¿òÛºº±®¬­­¸±«´¼¾»³¿¼»¬±·³°®±ª»¬¸»¿´·¹²³»²¬·²¬¸»¹»²»®¿´ª·½·²·¬§¬± »²­«®»­«ºº·½·»²¬½¿°¿½·¬§º±®¬¸»°®±¶»½¬»¼·²½®»¿­»·²¾·½§½´»¿²¼°»¼»­¬®·¿²«­»¿­¿ ®»­«´¬±º¬¸»²»©¼»ª»´±°³»²¬ò̸»ÚÛ×έ¸±«´¼°®±ª·¼»¿³¿°·²¼·½¿¬·²¹¬¸»»¨¬»²¬±º ¬¸»­»·³°®±ª»³»²¬­ò ß³¿°­¸±©·²¹¬¸»´±½¿¬·±²±º¿´´²»©­·¼»©¿´µ­ô¾·½§½´»´¿²»­¿²¼·³°®±ª»¼³«´¬·«­» o °¿¬¸·²¬¸»Ñ§­¬»®Ð±·²¬Ó¿®·²¿¿®»¿­¸±«´¼¾»·²½´«¼»¼·²¬¸»ÚÛ×Îò ̸¿²µ§±«º±®½±²­·¼»®·²¹¬¸»­»½±³³»²¬­¿²¼°´»¿­»½±²¬¿½¬³»¿¬ëïðìêìéçíë±® ´¿«®¿¬à¿¾¿¹ò½¿ò¹±ª·º§±«¸¿ª»¯«»­¬·±²­¿¾±«¬¬¸·­´»¬¬»®±®¬¸»Þ¿§Ì®¿·´·²¹»²»®¿´ò Í·²½»®»´§ô Ô¿«®¿Ì¸±³°­±² Þ¿§Ì®¿·´Ð®±¶»½¬Ó¿²¿¹»® ÝîíæÎÝ ØßÐÌÛÎ ÛÍÐÑÒÍÛ ÌÑ ÑÓÓÛÒÌÍ ÔÛÌÌÛÎ Ûæ ÔßËÎß ÌØÑÓÐÍÑÒô ÍßÒ ÚÎßÒÝ×ÍÝÑ ÞßÇ ÌÎß×Ô ÐÎÑÖÛÝÌ Response to Comment E-1 The City will continue to coordinate with the San Francisco Bay Trail Project to detail plans for improvement of the Bay Trail at this site. While not considered an environmental impact for this project or required mitigation, the City will continue to work with the Bay Trail Project to improve the Bay Trail throughout the City of South San Francisco. Response to Comment E-2 Improvements to the Bay Trail at the eastern edge are included in Phase I of the project. The City will continue to coordinate with the San Francisco Bay Trail Project to detail plans for improvement of the Bay Trail at this site. Response to Comment E-3 The potential impact of future sea level rise is discussed in full on pages 12-11 through 12-15 of the Draft EIR. Figure 12.2 of the Draft EIR demonstrates protection of the entire development area under proposed grading conditions, including the Bay Trail, under potential sea level rise scenarios. The City will continue to coordinate with the San Francisco Bay Trail Project to detail plans for improvement of the Bay Trail at this site. Response to Comment E-4 The City will continue to coordinate with the San Francisco Bay Trail Project to detail plans for improvement of the Bay Trail and connections to it at this site. Response to Comment E-5 Impact and Mitigation Measure Traf-2b have been added to address the continuity of the Bay Trail during construction. See the revisions in Chapter 22 of this document. Compliance with mitigation measure Traf-2b will reduce this potential impact a level of less than significant. Response to Comment E-6 A discussion of the regionally adopted San Francisco Bay Trail Plan has been added, as requested. See the revisions in Chapter 22 of this document. Response to Comment E-7 A discussion of the San Francisco Bay Trail Plan has been added, as requested. See the revisions in Chapter 22 of this document. ÑÐÍÐÐ×Ð Ðîíóîé ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ Response to Comment E-8 While not considered an environmental impact for this project or required mitigation, the City will continue to work with the Bay Trail Project to improve the Bay Trail throughout the City of South San Francisco. Response to Comment E-9 The City will continue to coordinate with the San Francisco Bay Trail Project to detail plans for improvement of the Bay Trail at this site. Ðîíóîè ÑÐÍÐÐ×Ð ßÙÛ ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ îì ÓÓ ×Ì×ÙßÌ×ÑÒ ÑÒ×ÌÑÎ×ÒÙ ßÒÜ ÎÐ ÛÐÑÎÌ×ÒÙ ÎÑÙÎßÓ × ÒÌÎÑÜËÝÌ×ÑÒ This Mitigation Monitoring and Reporting Program (MMRP) fulfills Public Resources Code Section 21081.6 which requires adoption of a mitigation monitoring program when mitigation measures are required to avoid or reduce a proposed projects significant environmental effects. The MMRP is only applicable if the City of South San Francisco decides to approve the proposed Project. The MMRP is organized to correspond to environmental issues and significant impacts discussed in the EIR. The table below is arranged in the following five columns: Recommended mitigation measures, Timing for implementation of the mitigation measures, Party responsible for implementation, Monitoring action, Party or parties responsible for monitoring the implementation of the mitigation measures, and A blank for entry of completion date as mitigation occurs. ÑÐÍÐÐ×Ð Ðîìóï ÇÍÌÛÎ Ñ×ÒÌ ÐÛÝ×Ú×Ý ÔßÒ ßÒÜ ØßÍÛ ÎÑÖÛÝÌ ßÙÛ ÚÛ×Î ×ÒßÔ ÒÊ×ÎÑÒÓÛÒÌßÔ ÓÐßÝÌ ÛÐÑÎÌ This page intentionally left blank. 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Provide preferred parking for carpools or vanpools for 5% of the total parking spaces. ëòì Ю»º»®»²¬·¿´Ý¿®°±±´ ¿²¼ Ê¿²°±±´Ð¿®µ·²¹ Í°¿½» д¿½»³»²¬ Ѳ» »ºº»½¬·ª» ³»¿²­ ±º »²½±«®¿¹·²¹ »³°´±§»»­ ¬± ®·¼»­¸¿®» ¿²¼ñ±® «­» ¿ ½´»¿²óº«»´ ª»¸·½´» ·­ ¬± ®»­»®ª» ¬¸» °®»º»®®»¼ °¿®µ·²¹ ­°¿½»­ ø°®»³·«³ô ½±²ª»²·»²¬ ´±½¿¬·±²­ô ·² ¬¸» ­¸¿¼»ô ±® ©·¬¸·² ïð𠺻»¬ ±º ¾«·´¼·²¹ »²¬®¿²½»­÷ º±® ¬¸» »¨½´«­·ª» «­» ±º ½¿®°±±´­ô ª¿²°±±´­ô ¿²¼ ½´»¿²óº«»´ ª»¸·½´»­ò ̸»­» °®»º»®®»¼ °¿®µ·²¹ ­°¿½»­ ©·´´ ¾» ¼»­·¹²¿¬»¼ ©·¬¸ ­·¹²¿¹» ¿²¼ °¿ª»³»²¬ ­¬®·°·²¹ ¿²¼ ´±½¿¬»¼ ¬¸®±«¹¸±«¬ ¬¸» °®±¶»½¬ò Ю»º»®»²¬·¿´ °¿®µ·²¹ ­°¿½»­ ¿®» ¿² »¨½»´´»²¬ ·²½»²¬·ª» ¬¸¿¬ ­»²¼­ ¿ ½´»¿® ª·­«¿´ ³»­­¿¹» ¬± »³°´±§»»­ ¿²¼ ¬¸» ½±³³«²·¬§ ¬¸¿¬ ¿´¬»®²¿¬·ª» ¬®¿²­°±®¬¿¬·±² ·­²±¬ ±²´§ ·³°±®¬¿²¬ ¾«¬ ¿´­± °®±ª·¼»­ ¾»²»º·¬­ ¬± ¬¸±­» ©¸± «­ ·¬ò Ë­» ±º ¬¸»­» ½¿®°±±´ °¿®µ·²¹ ­°¿½»­ ³¿§ ®»¯«·®» °±´·½§ ¼»ª»´±°³»²¬ô »³°´±§»» ®»¹·­¬®¿¬·±²ô ¿²¼ °»®³·¬¬·²¹ò λ¹·­¬»®»¼ ª¿²°±±´­ ©·´´ ®»½»·ª» ¿ ¼»­·¹²¿¬»¼ °¿®µ·²¹ ­°¿½»ò ̸» °®±¶»½¬ ¼»ª»´±°»® ©·´´ ¾» ®»­°±²­·¾´» º±® ­¬®·°·²¹ ¬¸» °¿ª»³»²¬ ¿²¼ °®±ª·¼·²¹ ¿°°®±°®·¿¬» ­·¹²¿¹» º±® °®»º»®»²¬·¿´ °¿®µ·²¹ ¬¸®±«¹¸±«¬ ¬¸» ­·¬»òÚ·¹«®» ï ­¸±©­ ¿ ­¿³°´» ½¿®°±±´ °¿®µ·²¹ ­°¿½» ¼»­·¹²¿¬·±²ò Ú·¹«®» ï Í¿³°´» ͬ®·°»¼ Ý¿®°±±´ п®µ·²¹ Í°¿½» п¹» ïí ѧ­¬»® б·²¬ Ю»´·³·²¿®§ ÌÜÓ Ð´¿² Ú»¾®«¿®§ îíô îðïï ëòë Ô±©óÛ³·¬¬·²¹ ¿²¼ Ú«»´óÛºº·½·»²¬ Ê»¸·½´» п®µ·²¹ óó Ë°±² ½±³°´»¬·±² ±º ¬¸·­ °®±¶»½¬ô ¬¸»®» ©·´´ ¾» ¿ ³·²·³«³ ±º îèî ¼»­·¹²¿¬»¼ øº·ª» °»®½»²¬ ±º ª»¸·½´» ­°¿½»­÷ ´±©»³·¬¬·²¹ ¿²¼ ½´»¿²º«»´ ª»¸·½´» °¿®µ·²¹ ­°¿½»­ò ̸»­» °¿®µ·²¹ ­°¿½»­ ³¿§ ®»¯«·®» »³°´±§»» ®»¹·­¬®¿¬·±² ¿²¼ °»®³·¬¬·²¹ò ̸» °®±¶»½¬ ¼»ª»´±°»® ©·´´ ¾» ®»­°±²­·¾´» º±® ½±²­¬®«½¬·±²ô ­¬®·°·²¹ô ¿²¼ ­·¹²¿¹» º±® ¬¸» °¿®µ·²¹ ­°¿½»­ò Þ«·´¼·²¹ ³¿²¿¹»³»²¬©·´´ ¾» ®»­°±²­·¾´» º±® ®»¹·­¬®¿¬·±²ô °»®³·¬¬·²¹ô ¿²¼ ³¿²¿¹»³»²¬ ±º °¿®µ·²¹ °®±¹®¿³­ º±® »³°´±§»»­ò Ì¿¾´» è­¸±©­ ¿ ¾®»¿µ¼±©² ±º ¬¸» ª¿®·±«­ ¬§°»­ ±º °®»º»®»²¬·¿´ °¿®µ·²¹ ½±«²¬­ò Ì¿¾´» è ѧ­¬»® б·²¬ Ú«»´ Ûºº·½·»²¬ п®µ·²¹ Í«³³¿®§ Ю»º»®»²¬·¿´ п®µ·²¹ Ü·­¬®·¾«¬·±² п®µ·²¹ и¿­» ×Þ«·´¼ó±«¬ Ô±© Û³·¬¬·²¹ ú Ú«»´ Ûºº·½·»²¬ Ê»¸·½´»­ ëû êì îèî ̸·­ º«»´ó»ºº·½·»²¬ °¿®µ·²¹ ³»¿­«®» ³»»¬­ ¬¸» Í«­¬¿·²¿¾´» Í·¬» ÔÛÛÜ Ý®»¼·¬ ìòíæ ß´¬»®²¿¬·ª» Ì®¿²­°±®¬¿¬·±²æ Ô±© Û³·¬¬·²¹ ¿²¼ Ú«»´ Ûºº·½·»²¬ Ê»¸·½´»­ò SS Credit 4.3: Low Emitting and Fuel Efficient Vehicles Intent To reduce pollution and land development impacts from automobile use Requirements Provide preferred parking for: 1)Low-emitting and fuel-efficient vehicles 2)5% of the total vehicle parking capacity of the site. Providing a discounted parking rate is an acceptable substitute for preferred parking for low- emitting/fuel-efficient vehicles. To establish a meaningful incentive in all potential markets, the parking rate must be discounted at least 20%. 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automobile use. 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