HomeMy WebLinkAbout2006-08-09 e-packet
AGENDA
REDEVELOPMENT AGENCY
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING
MUNICIP AL SERVICE BUILDING
COMMUNITY ROOM
WEDNESDAY, AUGUST 9, 2006
7:00 P.M.
PEOPLE OF SOUTH SAN FRANCISCO
You are invited to offer your suggestions. In order that you may know our method of conducting Agency
business, we proceed as follows:
The regular meetings of the Redevelopment Agency are held on the second and fourth Wednesday of
each month at 7:00 p.m. in the Municipal Services Building, Community Room, 33 Arroyo Drive, South
San Francisco, California.
Public Comment: For those wishing to address the Board on any Agenda or non-Agendized item, please
complete a Speaker Card located at the entrance to the Community Room and submit it to the Clerk.
Please be sure to indicate the Agenda Item # you wish to address or the topic of your public comment.
California law prevents Redevelopment Agency from taking action on any item not on the Agenda
(except in emergency circumstances ). Your question or problem may be referred to staff for investigation
and/or action where appropriate or the matter may be placed on a future Agenda for more comprehensive
action or a report. When your name is called, please come to the podium, state your name and address for
the Minutes. COMMENTS ARE LIMITED TO THREE (3) MINUTES PER SPEAKER. Thank you for
your cooperation.
The Clerk will read successively the items of business appearing on the Agenda. As she completes
reading an item, it will be ready for Board action.
JOSEPH A. FERNEKES
Chair
RICHARD A. GARBARINO, SR.
Vice Chair
MARK N. ADDIEGO
Boardmember
PEDRO GONZALEZ
Boardmember
KARYL MATSUMOTO
Boardmember
RICHARD BATTAGLIA
Investment Officer
SYLVIA M. PAYNE
Clerk
BARRY M. NAGEL
Executive Director
STEVEN T. MATTAS
Counsel
PLEASE SILENCE CELL PHONES AND PAGERS
HEARING ASSISTANCE EQUIPMENT ]S A V A]LABLE FOR USE BY THE HEARING-]MP A]RED AT REDEVELOPMENT AGENCY MEETINGS
CALL TO ORDER
ROLL CALL
AGENDA REVIEW
PUBLIC COMMENTS
CONSENT CALENDAR
1. Motion to approve the minutes of July 26, 2006
2. Motion to confirm expense claims of August 9,2006
3. Resolution adopting findings and authorizing and directing staff to let out contracts for
the open market purchase of materials and the engagement of day labor to perform the
380 Alta Vista Rehabilitation Project
4. Motion to cancel meeting of August 23, 2006
ADMINISTRATIVE BUSINESS
5. Resolution authorizing the use oftax increment revenues for public facilities and an
amendment to the settlement agreement with the County of San Mateo
CLOSED SESSION
6. Pursuant to Government Code Section 54956.8 real property negotiations related to 452
Baden Avenue; Agency Negotiator: Assistant Director Van Duyn
ADJOURNMENT
REGULAR REDEVELOPMENT AGENCY MEETING
AGENDA
AUGUST 9, 2006
PAGE 2
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Redevelopment Agency
Staff Report
AGENDA ITEM #3
DATE:
TO:
FROM:
SUBJECT:
August 9, 2006
Redevelopment Agency Board
Marty VanDuyn, Assistant Executive Director
AUTHORIZATION TO MANAGE REHABILITATION OF 380 ALTA
VISTA DRIVE WITH DAY LABOR AND OPEN MARKET PURCHASE OF
MATERIALS
RECOMMENDATION
It is recommended that the Redevelopment Agency Board adopt the attached Resolution
authorizing Staff to let out contracts for the open market purchase of materials and supplies
and the engagement of day labor to perform the 380 Alta Vista rehabilitation project.
BACKGROUND/DISCUSSION
The property located at 380 Alta Vista Drive, at the intersection of Conmur Street, was acquired
by the City's Redevelopment Agency in April 2005. The property was subject to a Stipulated
Final Judgment of the San Mateo County Superior Court entered into on March 17, 2003. The
Judgment was a result of a lawsuit filed by the District Attorney's office against the oWners in
violation of housing, health and fire safety laws. The defendants were prohibited from selling the
property until the required corrections were made. The Redevelopment Agency was allowed to
purchase the property with a guarantee that all repairs would be made and that the building would
be maintained thereafter in full compliance with housing and fire safety laws.
The site consists of one parcel with a residential house, and five illegal rental units in the
basement. The property had become dilapidated and a continuing source of concern for the
neighborhood. In 2005, the Redevelopment Agency completed the initial clean-up of the
property, including: dismantling and demolishing five illegal units in the basement area, debris
removal, tree trimming and stump removal, building inspections systems checks (electrical,
plumbing, heating), plan design and review, and testing and removal of toxic materials which
required gutting the bathrooms and kitchens down to the studs. Extensive lead and asbestos
abatement was completed in March of 2006.
Making the property habitable and appropriate for use as a low-income housing unit requires basic
remodeling work. Remodeling includes landscaping, minimal structural improvements, kitchen and
bathroom remodeling, electrical and plumbing upgrades, HV AC upgrades, new floor finishes and
painting the entire house. Once the rehabilitation is completed, the house will be rented to a low-
income family at an affordable rent level.
Staff Report
Subject: 380 Aha Vista Drive Rehabilitation Project
Page 2
The rehabilitation of the property was bid out twice as a Public Works project. Each time, the
sole bid was rejected because it was significantly higher than the Engineer's estimate for the
scope of work. The first bid was advertised in the San Mateo Times and the Peninsula Builder's
Exchange. Bids were due on Thursday, April 27, 2006. Only one bid was received and it was
significantly higher than the engineer's estimates; therefore, the Agency authorized that the bid be
rejected and the project re-bid.
The re-bid was published in the San Mateo County Times on June 8 and June 16, 2006 and was
sent to the Peninsula Builder's Exchange. The bid opening was Friday, July 14, 2006. Only one
contractor submitted a bid, Roebuck Construction of San Francisco, the same contractor who
submitted the first bid. However, his base bid increased by $11,352.00 from $398,560 to
$409,912, not including a bid alternate of $47,167 for landscaping.
The City's Chief Building Official and City Engineer believe the one bid received to be
excessive. Their estimates were in the range of $300,000 to $350,000 for the entire scope of
work, nearly $100,000 less than the bid estimate. Staffhas obtained informal quotes from
suppliers and laborers regarding the costs of materials and remodeling work needed for the
rehabilitation of the Aha Vista home, indicating that the Redevelopment Agency might achieve
substantial cost savings through open market purchases and the use of day labor.
California Public Contract Code Section 20167 provides that the legislative body of a public
agency, after rejecting bids, may forego further competitive bidding of a project if the legislative
body passes a resolution by a four-fifths vote of its members declaring that the project can be
performed more economically by day labor and that project materials or supplies may be
furnished at a lower price in the open market. Prevailing wages will be paid to all contracted
labor as required by State law.
CONCLUSION:
It is recommended that the Agency Board adopt findings and authorize staff to let out contracts for
the open market purchase of materials and supplies and the engagement of day labor to perform the
380 Aha Vista Drive rehabilitation. In this manner, staff could immediately begin to organize
laborers and the purchase of materials. Construction would commence promptly and will continue
approximately three to four months.
BY~~
Fa- Marty Van Duyn
Assistant Executive Director
, ;
Approved:
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Bai-ryM. Nagel t
Executive Director
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Attachment: Resolution
RESOLUTION NO.
REDEVELOPMENT AGENCY, CITY OF SOUTH SAN FRANCISCO
STATE OF CALIFORNIA
RESOLUTION OF THE REDEVELOPMENT AGENCY
BOARD OF SOUTH SAN FRANCISCO ADOPTING
FINDINGS AND AUTHORIZING AND DIRECTING
STAFF TO LET OUT CONTRACTS FOR THE OPEN
MARKET PURCHASE OF MATERIALS AND
SUPPLIES AND THE ENGAGEMENT OF DA Y LABOR
TO PERFORM THE 380 ALTA VISTA DRIVE
REHABILITATION PROJECT, NO. 51-1323-0451
WHEREAS, in April 2005, the South San Francisco Redevelopment Agency
acquired a dilapidated, single-family residential home, with five unpermitted,
nonconforming rental units, at 380 Alta Vista Drive in the City of South San Francisco
after its previous owner was found to have violated housing, health and fire safety laws;
and
WHEREAS, the Redevelopment Agency wishes to rehabilitate the home and
utilize it for the provision of low income housing; and
WHEREAS, the Redevelopment Agency has performed initial clean-up and
remediation of the property, including the dismantlement and demolition of illegal units,
the abatement of lead and asbestos, design plan review, the gutting of toxic bathroom and
kitchen areas, and the removal of debris; and
WHEREAS, to render the property habitable and appropriate for its use as low
income housing, the home at 380 Aha Vista now requires basic remodeling work, such as
landscaping, minor structural improvements, kitchen and bathroom remodeling, electrical
and plumbing upgrades, HV AC upgrades, paint, and flooring work; and
WHEREAS, the Redevelopment Staffs and Engineer's estimate for the conduct
of such rehabilitation and remodeling work is $350,000; and
WHEREAS, Staff solicited competitive bids for the rehabilitation and
remodeling work (the "Project") in April 2006 and only one bid was received, which
significantly exceeded the Staff estimate for such work; and
WHEREAS, accordingly, the Redevelopment Agency Board rejected all bids on
May 24, 2006, and authorized Staffto rebid the project, in accordance with California
Public Contract Code Section 20166; and
WHEREAS, Staffre-advertised the Project in publications of general circulation
and made other efforts to inform single-family home remodeling contractors of the
availability ofthe Project; and
WHEREAS, at the bid opening day of July 14, 2006, the Redevelopment Agency
again received only a single bid from the same contractor that had participated in the
previous bid, with a total bid price (i.e., cost of base bid plus alternate bid work) of
$457,079, thereby showing a bid price increase of$11,352; and
WHEREAS, the Redevelopment Agency Board again decided to reject all bids
pursuant to Public Contract Code Section 20166 on July 25,2006, such bid being
significantly in excess ofthe Engineer's and Staffs estimate for the project; and
WHEREAS, Staff has obtained informal quotes from suppliers and laborers
regarding the costs of materials and remodeling work needed for the rehabilitation of the
380 Aha Vista home, indicating that the Redevelopment Agency might achieve
substantial cost savings through open market purchases and the use of day labor; and
WHEREAS, California Public Contract Code Section 20167 provides that the
legislative body of a public agency, after rejecting bids, may forego further competitive
bidding of a project if the legislative body passes a resolution by a four-fifths vote of its
members declaring that the project can be performed more economically by day labor
and that project materials or supplies may be furnished at a lower price in the open
market; and
WHEREAS, furthermore, a well recognized exception in common law to the
competitive bidding requirement for public entities exists "where the nature of the
contract is such that competitive proposals would be unavailing or would not produce an
advantage, and the advertisement for competitive bid would thus be undesirable,
impractical or impossible," (Graydon v. Pasadena Redevelopment Agency (1980) 104
Cal. App. 3d 631, 636).
NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Agency of
the City of South San Francisco that the Agency hereby:
Section 1. Finds the foregoing recitals to be true and correct, and includes by
reference herein such recitals as findings of the Board of Directors of the South San
Francisco Redevelopment Agency.
Section 2. Finds that Project work can be accomplished more economically and
the project materials, services and supplies furnished at a lower price, on the open
market, and that it is in the public interest that such project materials, services and
supplies be so obtained.
Section 3. Finds that rebidding the Project yet again would work an incongruity and
be unavailing as affecting the final result, would not produce an advantage to the public and
would be undesirable, impractical or impossible; and
Section 4. Finds that by taking advantage of the significant cost savings to be
achieved by using Agency Staff for project site management and engaging in open rnarket
purchases of supplies and materials, the Redevelopment Agency will be able to prevent the
waste of public funds and obtain the best economic result for the public, thereby resulting in
a contract for the greatest public benefit.
Section 5. Finds that award of supply, materials and day labor contracts is exempt
from California Public Contract competitive bidding requirements pursuant to the
established common-law doctrine articulated in the Graydon case.
Section 6. Authorizes and directs Staff, accordingly, to enter into contracts for
materials, services and day labor in an amount not to exceed $350,000 in order to complete
the Project.
Section 7. Directs Staff to comply with all applicable legal requirements,
including, but not limited to, California Labor Code requirements on prevailing wages.
Section 8. This resolution shall take effect immediately.
Section 9. Each portion of this resolution is severable. Should any individual
portion of this resolution be adjudged to be invalid and unenforceable by a body of
competent jurisdiction, then the remaining resolution portions shall be and continue in
full force and effect, except as to those resolution portions that have been adjudged
invalid. The Board of Directors of the South San Francisco Redevelopment Agency
hereby declares that it would have adopted this resolution and each section, subsection,
clause, sentence, phrase, and other portion thereof, irrespective of the fact that one or
more section, subsection, clause, sentence, phrase, or other portion may be held invalid or
unconstitutional.
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I hereby certify that the foregoing Resolution was regularly introduced and
adopted by the Redevelopment Agency of the City of South San Francisco at a
meeting held on the _ day of , 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
Doc. 847777vl
RDAAGENDAITEM#4
Redevelopment Agency Agenda
4. Motion to cancel meeting of August 23,2006.
RDA AGENDA ITEM #5
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Redevelopment Agency
Staff Report
DATE:
TO:
FROM:
SUBJECT:
August 9,2006
Redevelopment Agency Board
Maliy Van Duyn, Assistant Executive Director
AMENDMENT TO SAN MATEO COUNTY SETTLEMENT AGREEMENT
RECOMMENDATION
It is recommended that the Redevelopment Agency Board: 1) approve a modification to the
Settlement Agreement between the City, tile Redevelopment Agency and the County of San Mateo to
add the acquisition of an apartment building for an Emancipated Foster Youth Housing Program to
the list of approved projects, 2) adopt the attached resolution approving the set aside of up to $1.5
million for the acquisition of property located at 452 Baden Avenue for the Emancipated Foster Youth
Housing Program.
BACKGROUND/DISCUSSION
San Mateo County seeks funding assistance to help acquire and rehabilitate a small apartment complex to
provide affordable transitional housing in the County with a priority for emancipated foster youth.
San Mateo County offers emancipated foster youth an array of services including moving and relocation
assistance, employment and educational services, emergency aftercare, furniture and clothing assistance and
continuous housing suppOli. From 2002 through 2003, San Mateo County secured 25 Section 8 housing
vouchers to support emancipated youths' housing for two years. Unfommately, in 2004, these vouchers were
not continued due to federal budget cuts. The Board of Supervisors has temporarily filled the gap by
allocating $180,000 for transitional housing stipends for emancipated foster youth. Since the program serves
24 youths, these funds are being rapidly depleted.
In addition to subsidizing the rents of emancipated foster youth, San Mateo County seeks to acquire a
four to six unit apmiment complex which can be renovated into transitional housing for special needs
populations in the County with a priority for emancipated foster youth. The facility would also
provide on-site services through a Residential Advisor.
Staff Report
Subject: Amendment to San Mateo County Settlement Agreement
Page 2
The proposed emancipated foster youth housing would target youth ages 17-19 who do not have permanent
family homes. Eligible youth would be assessed to determine their ability to live independently. Those with
higher levels of maturity and solid transitional skills would be referred to the housing stipend program
previously noted. Those youth needing life skills coaching would be directed to the Emancipated Foster
Youth Housing Program. Participants would be required to spend 30% of their income on rent while in the
program.
Management of the program will be contracted out to a local youth-serving agency to coordinate services and
administration. Ideally, participants will share two-bedroom apartments. One apartment will be reserved for
a Residential Advisor who will provide a consistent caring adult presence if the youth have difficulty or need
guidance. The Residential Advisor will also create a community atmosphere, foster a sense of neighbor
helping neighbor, and maintain the agreed upon rules of behavior for the apartment complex.
The County has identified a five-unit residential property located at 452 Baden Avenue, and is requesting an
amendment to the City/County Settlement Agreement so that up to $750,000 ofthe settlement funds can be
used to partially finance the acquisition of the property. Community Redevelopment Law (CRL) requires
the Redevelopment Agency and the legislative body that will benefit from the expenditure of tax increment
funds for public improvements to adopt specified findings as set forth in the Resolution attached to this staff
report. Staff recommends that the Redevelopment Agency Board adopt the attached resolution pursuant to
which the Redevelopment Agency would authorize a modification to the Settlement Agreement to permit the
expenditure of funds for the acquisition.
Staff sees advantages to the Redevelopment Agency acquiring the property. Redevelopment Agency
ownership would ensure that if the Emancipated Foster Youth Program were to cease or become
problematic, the Redevelopment Agency could propose acceptable uses and tenancies to its liking.
Additionally, should the program cease to exist, the Redevelopment Agency could sell the property
and recoup its investment. Staff recommends that the Redevelopment Agency authorize the set aside
of up to $1.5 million to finance the acquisition and rehab of the property if the Redevelopment
Agency determines to acquire the property directly.
Staff will continue to work with the County to evaluate the property and options for its acquisition,
and will return to the Board with a recommendation. If the Redevelopment Agency determines to acquire
the property and lease it to the County, a public hearing will be scheduled as required by the CRL.
Staff Report
Subject: Amendment to San Mateo County Settlement Agreement
Page 3
CONCLUSION
The challenge of obtaining and maintaining housing is particularly acute for San Mateo County's
emancipated foster youth. Affordable housing with on-site services will provide youth with
appropriate support and the resources needed to become productive members of the community. It is
recommended that the Redevelopment Agency Board approve the attached Resolution amending the
Settlement Agreement by adding an Emancipated Foster Youth Housing Program to the list of
approved County projects; and authorizing the expenditure of $1.5 million toward the proposed
acquisition. Funds for the Settlement Agreement are in the current fiscal year Redevelopment
Agency budget and $2.0 million had been allocated for the Safe Harbor homeless shelter. The County
has only requested a total reimbursement of $641,238 for Safe Harbor as they were able to secure
State funding for those renovations. The balance ofthe allocation is available for this request and the
proj ect addresses the needs of potentially homeless youth, which is in keeping with the original intent
of the funds and is consistent with the Redevelopment Agency's Implementation Plan.
F!2.~~J1)
Assistant Executive Director
\
Approved>
Attachment: Resolution
RESOLUTION NO.
REDEVELOPMENT AGENCY, CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION AUTHORIZING THE USE OF TAX
INCREMENT REVENUES FOR PUBLIC FACILITIES
AND AN AMENDMENT TO THE SETTLEMENT AND
RELEASE AGREEMENT WITH THE COUNTY OF
SAN MATEO
WHEREAS, the City of South San Francisco ("City"), the Redevelopment
Agency of the City of South San Francisco ("Agency") and the County of San Mateo
("County") are parties to that certain Settlement and Release Agreement dated as of June
21,2005 (the "Settlement Agreement");
WHEREAS, the Settlement Agreement provides that following compliance with
all requirements of law, including without limitation, the adoption by the County Board,
the Agency Board and the City Council of all applicable findings required under
California Community Redevelopment Law ("CRL"), the Agency will provide funding
in an aggregate amount not to exceed Five Million Dollars ($5,000,000) ("Settlement
Funds") to fund some or all of the public improvements identified in Exhibit A to the
Settlement Agreement or such other projects as may be mutually agreed upon by the
Agency and the County;
WHEREAS, the County has proposed that the Agency allocate the sum of up to
$750,000 from the Settlement Funds to partially finance the acquisition and rehabilitation
of a five-unit apartment building located in the City at 452 Baden Avenue (the
"Property") in order to provide transitional housing for participants in the County's
Emancipated Foster Youth Program;
WHEREAS, Agency staff are continuing to evaluate the Property and are
evaluating options pursuant to which either (i) the County would purchase the Property
using up to $750,000 of the Settlement Funds to partially finance the acquisition and
rehabilitation, or (ii) the Agency would acquire and rehabilitate the Property using tax
increment funds in an amount not to exceed $1.5 million;
WHEREAS, CRL Section 33445 provides that a redevelopment agency may,
with the consent of the legislative body of the benefited public entity, pay for the cost of
buildings, facilities and other improvements which are publicly owned if the legislative
body and the agency determine all of the following:
848392-3
1. The buildings, facilities or improvements are of benefit to the project area
or the immediately surrounding neighborhood;
2. No other reasonable means of financing the buildings, facilities or
improvements are available; and
3. The payment of funds for the acquisition of land or the cost of buildings,
facilities or other improvements will assist in the elimination of one or more blighting
conditions inside the project area or provide housing for low- or moderate-income
persons, and will be consistent with the implementation plan adopted by the
redevelopment agency.
WHEREAS, the Property is located within one-half block of the
Downtown/Central Redevelopment Project Area, and its acquisition will benefit the
Project Area by facilitating the provision of services and affordable housing to at risk
youth who live in the Project Area;
WHEREAS, the County Board of Supervisors has determined that no other
source of funds is reasonably available to the County to finance the acquisition and
rehabilitation of the Property, as revenue that might otherwise be available for such
purposes is committed for other purposes;
WHEREAS, Agency and City staff are aware of no other source of funds
reasonably available to the County or the Agency to finance the acquisition and
rehabilitation of the Property; and
WHEREAS, the acquisition and rehabilitation of the Property will enable the
County to provide housing for low-income youth at risk of becoming homeless, and is
consistent with the Agency's housing goals set forth in the Agency's Implementation
Plan.
NOW, THEREFORE, BE IT RESOLVED that the Redevelopment Agency of
the City of South San Francisco hereby:
1. Finds, based upon the foregoing Recitals, that (i) the expenditure of tax increment
funds to acquire and rehabilitate or to assist the County to acquire and rehabilitate the
Property will be of benefit to the Downtown/Central Project Area and the immediately
surrounding neighborhood because the Property is located in immediate proximity to the
Project Area and the acquisition will facilitate the provision of services and affordable
housing to at risk youth, (ii) no other reasonable means of financing the acquisition and
rehabilitation of the Property is reasonably available to the Agency or the County, and
(iii) the expenditure of tax increment funds as contemplated by this Resolution will
provide housing for low-income persons and is consistent with the Agency's
Implementation Plan.
848392-3
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2. Authorizes the acquisition and rehabilitation of the Property to be added to
Exhibit A of the Settlement Agreement as a project eligible for funding under the
Settlement Agreement, and authorizes the Agency Executive Director or his designee to
execute and deliver an amendment to the Settlement Agreement consistent with this
Resolution.
3. Authorizes the set aside of$1.5 million in Agency tax increment funds to finance
the acquisition and rehabilitation of the Property, and directs staff to continue to evaluate
options for the acquisition of the Property and report back with a recommendation if staff
determines that it would be advisable for the Agency to acquire the Property.
4. Authorizes the Agency Executive Director or his designee to execute and deliver
such other instruments and to take such other action as necessary to carry out the intent of
this Resolution.
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I hereby certify that the foregoing Resolution was regularly introduced and
adopted by the Redevelopment Agency of the City of South San Francisco at a
meeting held on the day of , 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Agency Secretary
848392-3
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SPECIAL MEETING
CITY COUNCIL
OF THE
CITY OF SOUTH SAN FRANCISCO
P.O. Box 711 (City Hall, 400 Grand Avenue)
South San Francisco, California 94083
Meeting to be held at:
MUNICIPAL SERVICES BUILDING
CITY COUNCIL COMMUNITY ROOM
33 ARROYO DRIVE
WEDNESDAY, AUGUST 9, 2006
7:01 P.M.
NOTICE IS HEREBY GIVEN, pursuant to Section 54956 ofthe Government Code ofthe
State of California, the City Council of the City of South San Francisco will hold a Special Meeting
on Wednesday, the 9th day of August, 2006, at 7:01 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. Public Comments - comments are limited to items on the Special Meeting
Agenda
4. Closed Session: Pursuant to Government Code section 54957.6,
conference with labor negotiator, Elaine Yamani, for all units
5. Adjournment
cB-nr2
City Clerk ~
AGENDA
CITY COUNCIL
CITY OF SOUTH SAN FRANCISCO
REGULAR MEETING
MUNICIPAL SERVICE BUILDING
COMMUNITY ROOM
WEDNESDAY, AUGUST 9,2006
7:30 P.M.
PEOPLE OF SOUTH SAN FRANCISCO
You are invited to offer your suggestions. In order that you may know our method of conducting
Council business, we proceed as follows:
The regular meetings of the City Council are held on the second and fourth Wednesday of each month at
7:30 p.m. in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San
Francisco, California.
Public Comment: For those wishing to address the City Council on any Agenda or non-Agendized item,
please complete a Speaker Card located at the entrance to the Council Chamber's and submit it to the
City Clerk. Please be sure to indicate the Agenda Item # you wish to address or the topic of your public
comment. California law prevents the City Council from taking action on any item not on the Agenda
(except in emergency circumstances). Your question or problem may be referred to staff for
investigation and/or action where appropriate or the matter may be placed on a future Agenda for more
comprehensive action or a report. When your name is called, please come to the podium, state your
name and address (optional) for the Minutes. COMMENTS ARE LIMITED TO THREE (3) MINUTES
PER SPEAKER. Thank you for your cooperation.
The City Clerk will read successively the items of business appearing on the Agenda. As she completes
reading an item, it will be ready for Council action.
JOSEPH A. FERNEKES
Mayor
RICHARD A. GARBARINO, SR
Vice Mayor
MARK N. ADDIEGO
Councilman
PEDRO GONZALEZ
Councilman
KARYLMATSUMOTO
Councilwoman
RICHARD BATTAGLIA
City Treasurer
SYLVIA M. PAYNE
City Clerk
BARRY M. NAGEL
City Manager
STEVEN T. MATIAS
City Attorney
PLEASE SILENCE CELL PHONES AND PAGERS
HEARING ASSISTANCE EQUIPMENT AVAILABLE FOR USE BY THE HEARING IMP AIRED AT CITY COUNCIL MEETINGS
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
INVOCATION
PRESENTATIONS
. CERT Program - Paramedic/Firefighter Bryan Saenz
AGENDA REVIEW
PUBLIC COMMENTS
ITEMS FROM COUNCIL
. Announcements
. Committee Reports
. Discussion: Sister Cities Program
CONSENT CALENDAR
1. Motion to approve the minutes of July 26, 2006
2. Motion to confirm expense claims of August 9, 2006
3. Motion to adopt an ordinance amending SSFMC Section 11.32.10, streets enumerated
4. Motion to adopt an ordinance amending SSFMC Section 11.40.210, parking commercial
vehicle in restricted district
5. Resolution authorizing acceptance of grant funding from California Library Literacy
Services and Peninsula Community Foundation to support Project Read Services, in the
total amount of$105,079
6. Resolution approving the South San Francisco Local Hazard Mitigation Plan
7. Resolution authorizing negotiation and execution of a contract for emergency work to
repair a potentially unstable sanitary sewer trench at 148 Beacon Street in an amount not
to exceed $300,000
8. Resolution approving Amendment No. 11 to the Professional Services Agreement with
Meyers, Nave, Riback, Silver and Wilson
9. Motion to cancel meeting of August 23,2006
REGULAR CITY COUNCIL MEETING
AGENDA
AUGUST 9, 2006
PAGE 2
PUBLIC HEARING
10. Consideration of draft environmental impact report assessing development-related
impacts, including a statement of overriding considerations; a planned unit development
permit allowing a reduced rear yard setback; use permit allowing a one-story 124,000
square foot building, an open 24,698 square foot garden center, retention of an existing
15,178 square foot retail store, outside storage, outdoor display area, a use generating in
excess of 100 average daily vehicle trips and off-site employee parking on an abutting
PG&E parcel; design review of same; parcel map merging several parcels into a single
parcel; transportation demand management plan reducing daily vehicle trips and
voluntary hiring agreement; Project location: 600-790 Dubuque Avenue; Applicant:
Lowe's HIW, Inc.; Owner: Project 101 Associates
ADMINISTRATIVE BUSINESS
11. Prop 90, initiative measure, and potential impacts for city government
COUNCIL COMMUNITY FORUM
ADJOURNMENT
REGULAR CITY COUNCIL MEETING
AGENDA
AUGUST 9, 2006
PAGE 3
AGENDA ITEM #3
Staff Re
ort
DATE: August 9, 2006
TO: The Honorable Mayor and City Council
FROM: Steven T. Mattas, City Attorney
SUBJECT: Adopt an Ordinance Amending Title 11, Chapter 11.32, Section 11.32.10 of the
South San Francisco Municipal Code to Modify Enumerated Commercial
Vehicle Truck Routes to Accurately Reflect the Current Street Names
RECOMMENDATION:
Adopt an Ordinance Amending Title 11, Chapter 11.32, Section 11.32.10 of the South San Francisco
Municipal Code to Modify Enumerated Commercial Vehicle Truck Routes to Accurately Reflect the
Current Street Names
BACKGROUND/DISCUSSION:
Council has previously waived reading and intr.oduced the following ordinance. The Ordinance is
now ready for adoption.
ADOPT AN ORDINANCE AMENDING TITLE 11, CHAPTER 11.32,
SECTION 11.32.10 OF THE SOUTH SAN FRANCISCO MUNICIPAL
CODE TO MODIFY ENUMERATED COMMERCIAL VEHICLE TRUCK
ROUTES TO ACCURATELY REFLECT THE CURRENT STREET
NAMES
(Introduced on 7/26/06 Vote 5-0)
BY:~~ -;;. ~
Steven T. Mattas, City Attorney
848843-1
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 11, CHAPTER
11.32, SECTION 11.32.10 OF THE SOUTH SAN
FRANCISCO MUNICIPAL CODE TO MODIFY
ENUMERATED COMMERCIAL VEHICLE TRUCK
ROUTES TO ACCURATELY REFLECT THE
CURRENT STREET NAMES
WHEREAS, Section 11.32.010, adopted in 1992, enumerates all ofthe truck route streets in
the City; and
WHEREAS, subsections ([) and (m) reflect the names of the streets at the time of adoption;
and
WHEREAS, with the addition of Sister Cities Boulevard and other upgrades to the
surrounding area, modification of subsections ([) and (m) to section 11.32.010 is appropriate to
reflect current street names; and
WHEREAS, the South San Francisco Police Department actively enforce violations of the
truck routes, and the Municipal Code must identify truck routes by their current and proper street
name to allow for such enforcement; and
WHEREAS, identification in the Municipal Code oftruck routes by their current and proper
street names will help to reduce public confusion over the location of truck routes, thereby increasing
voluntary compliance.
NOW THEREFORE, the City Council ofthe City of South San Francisco does ORDAIN as
follows:
SECTION 1. AMENDMENTS
The City Council hereby amends section 010 of Chapter 11.32 of Title 11 of the South San
Francisco Municipal Code, as follows:
a. Subsection ([), is amended to read as follows: "Hillside Boulevard, from the western
limits of the city to Sister Cities Boulevard"
b. Subsection (m), is amended to read as follows: "Sister Cities Boulevard to Airport
Boulevard".
846952-1
SECTION 2. SEVERABILITY
If any provision ofthis Ordinance or the application thereofto any person or circumstance is
held invalid or unconstitutional, the remainder ofthis Ordinance, including the application of
such part or provision to other persons or circumstances shall not be affected thereby and
shall continue in full force and effect. To this end, provisions of this Ordinance are
severable. The City Council of the City of South San Francisco hereby declares that it would
have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase
hereof irrespective of the fact that anyone or more sections, subsections, subdivisions,
paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
SECTION 3. PUBLICATION AND EFFECTIVE DATE
This Ordinance shall be published once, with the names of those City Councilmembers
voting for or against it, in the San Mateo Times, a newspaper of general circulation in the
City of South San Francisco, as required by law, and shall become effective thirty (30)
days from and after its adoption.
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Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the
City Council held the day of, , 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing
Ordinance this _ day of , 2006.
Joseph Fernekes, Mayor
846952-1
AGENDA ITEM #4
Staff Re
ort
DATE: August 9,2006
TO: The Honorable Mayor and City Council
FROM: Steven T. Mattas, City Attorney
SUBJECT: Adopt an Ordinance Amending Title 11, Section 11.40.210 of the South San
Francisco Municipal Code to Include Length and Height Restrictions on the
Parking of Commercial Vehicles in Restricted Districts and Reduce the
Consecutive Amount of Time Commercial Vehicles are Allowed to Park in
Residential Areas
RECOMMENDATION:
Adopt an Ordinance Amending Title 11, Section 11.40.210 of the South San Francisco Municipal
Code to Include Length and Height Restrictions on the Parking of Commercial Vehicles in Restricted
Districts and Reduce the Consecutive Amount of Time Commercial Vehicles are Allowed to Park in
Residential Areas
BACKGROUNDIDISCUSSION:
Council has previously waived reading and introduced the following ordinance. The Ordinance is
now ready for adoption.
ADOPT AN ORDINANCE AMENDING TITLE 11, SECTION 11.40.210
OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE TO INCLUDE
LENGTH AND HEIGHT RESTRICTIONS ON THE PARKING OF
COMMERCIAL VEHICLES IN RESTRICTED DISTRICTS AND
REDUCE THE CONSECUTIVE AMOUNT OF TIME COMMERCIAL
VEHICLES ARE ALLOWED TO PARK IN RESIDENTIAL AREAS
(Introduced on 7/26/06 Vote 5-0)
By:
~
~~
Steven T. Mattas, City Attorney
C :v.....
848841-1
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 11, SECTION
11.40.210 OF THE SOUTH SAN FRANCISCO
MUNICIP AL CODE TO INCLUDE LENGTH AND
HEIGHT RESTRICTIONS ON THE PARKING OF
COMMERCIAL VEHICLES IN RESTRICTED
DISTRICTS AND REDUCE THE CONSECUTNE
AMOUNT OF TIME COMMERCIAL VEHICLES ARE
ALLOWED TO PARKIN RESIDENTIAL AREAS
WHEREAS, the South San Francisco Municipal Code authorizes the City's Police
Department to enforce provisions prohibiting commercial vehicles over a specified weight from
parking or being stored in residential areas in excess of three (3) consecutive hours; and
WHEREAS, with the recent increase in economic and community development, as well as
population growth in South San Francisco and the surrounding area, parking in residential, mixed
use, and industrial areas is at a premium, and has become an important "quality of life" issue for
many residents; and
WHEREAS, the South San Francisco Police Department continues to receive numerous
complaints from citizens regarding overweight and/or oversized commercial vehicles that are parked
or stored in residential areas; and
WHEREAS, the Police Department does not have any enforcement options regarding such
citizen complaints unless the particular vehicle is in fact overweight.
NOW THEREFORE, the City Council ofthe City of South San Francisco does ORDAIN as
follows:
SECTION 1. AMENDMENTS
The City Council hereby amends section 210 of Chapter 11.40 of Title 11 of the South San
Francisco Municipal Code, as follows:
It is unlawful for any person to park any commercial vehicle (as defined by California
Vehicle Code section 260) in excess of two (2) consecutive hours on any public street in
any residential district as follows:
(a) Any commercial vehicle having a manufacturer's gross vehicle weight often
thousand (10,000) pounds or more; or
(b) Any commercial vehicle or combination of vehicles twenty-two (22) feet or
more in overall length; or
846970-1
(c) Any commercial vehicle, load, or any portion of said commercial vehicle
over eight feet five inches (8' 5") in overall height measured from the surface
upon which the vehicle stands.
This section does not apply to any commercial vehicle making pickups or deliveries of
goods, wares, and merchandise from or to any building or structure located in a residential
district, or when such vehicle is parked in connection with and in aid ofthe performance of a
service to property in the district, or for the purpose of delivering materials to be used in the
actual and bona fide repair, alteration, remodeling, or construction of any structure for which
a building pernlit has previously been obtained, when time in addition to the two (2) hour
period is necessary to complete such work.
SECTION 2. SEVERABILITY
If any provision ofthis Ordinance or the application thereofto any person or circumstance is
held invalid or unconstitutional, the remainder ofthis Ordinance, including the application of
such part or provision to other persons or circumstances shall not be affected thereby and
shall continue in full force and effect. To this end, provisions of this Ordinance are
severable. The City Council of the City of South San Francisco hereby declares that it would
have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase
hereof irrespective of the fact that anyone or more sections, subsections, subdivisions,
paragraphs, sentences, clauses, or phrases be held unconstitutional, invalid, or unenforceable.
SECTION 3. PUBLICATION AND EFFECTNE DATE
This Ordinance shall be published once, with the names of those City Councilmembers
voting for or against it, in the San Mateo Times, a newspaper of general circulation in the
City of South San Francisco, as required by law, and shall become effective thirty (30)
days from and after its adoption.
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*
*
*
846970-1
Adopted as an Ordinance of the City of South San Francisco at a regular meeting of the
City Council held the _ day of , 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
As Mayor of the City of South San Francisco, I do hereby approve the foregoing
Ordinance this _ day of , 2006.
846970-1
Joseph F ernekes, Mayor
~ 't \l s:4.N
~iI
o n
I>-< ~
t:: C')
v 0
"4'1FO"~~ Staff Report
AGENDA ITEM #5
DATE:
August 9,2006
TO:
Honorable Mayor and City Council
FROM:
Valerie Sommer, Library Director
SUBJECT:
RESOLUTION AUTHORIZING THE ACCEPTANCE OF $105,079 IN
FUNDING FROM CALIFORNIA LIBRARY LITERACY SERVICES AND
THE PENINSULA COMMUNITY FOUNDATION TO SUPPORT
PROJECT READ SERVICES AND AMENDING THE LIBRARY
DEPARTMENT'S 200612007 OPERATING BUDGET
RECOMMENDATIONS:
It is recommended that the City Council adopt a resolution accepting funding in the
amount of $105,079 from California Library Literacy Services (CLLS) and the Peninsula
Community Foundation to support Project Read services and amending the Library
Department's 2006/2007 operating budget.
BACKGROUND:
Project Read has received two grant awards to support Learning Wheels: $10,000 from CLLS and $50,000
from the Peninsula Community Foundation. Learning Wheels provides Families for Literacy services to
low-income, hard-to-reach families in South San Francisco, Daly City, San Bruno, and Colma through site
visits that include story times, access to a computer loaded with educational children's software, interactive
educational toys, and the distribution of free books and community information.
The CLLS program has awarded Project Read $35,079 to gather and evaluate training materials for volunteer
tutors. All library-based literacy programs throughout the state offer training for their volunteer tutors with
many similarities from program to program. By determining the common components of literacy tutor
training and gathering those materials, we will determine best practices and provide a compendium of
quality resources for CLLS programs on a statewide basis.
Project Read has been awarded $10,000 in funding from CLLS to support the Families for Literacy (FFL)
Program. The FFL program offers free story times and events for parents who are Project Read participants.
In order to break the cycle of illiteracy, staff members help adults read to their children. The focus of
literacy instruction is on children's materials. In addition to free story times, the program offers free books
to families, workshops for parents and caregivers, and support and advice from a credentialed teacher.
FUNDING:
Grant funds received in fiscal year 200612007 will be used to amend the Library Department's current
budget. Funds not expended by the end of fiscal year 200612007 will be carried over into fiscal year
200712008. Receipt of these funds does not commit the City to ongoing funding after the close of the grant
cycle.
Staff Report
Subject: Acceptance of $105,079 in grant funding to support Project Read
Page 2
CONCLUSION:
Receipt of these funds will enable Project Read to continue programs and services which are not otherwise
funded and will provide the community with additional literacy services. It is recommended that the City
Council accept $105,079 in grant funding to support Project Read and amend the Library Department's fiscal
year 200612007 operating budget.
By: ~~~
Valerie Sommer
Library Director
Approved ~ c ~)
. agel
City anager
RESOLUTION NO.
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION AUTHORIZING THE ACCEPTANCE
$105,079 IN FUNDING FROM CALIFORNIA LIBRARY
LITERACY SERVICES AND THE PENINSULA
COMMUNITY FOUNDATION TO SUPPORT PROJECT
READ SERVICES AND AMENDING THE LIBRARY
DEPARTMENT'S 200612007 OPERATING BUDGET
WHEREAS, staff recommends the acceptance of $55,079 in grant funding from California
Library Literacy Services (CLLS) and $50,000 in grant funding from the Peninsula Community
Foundation to support Project Read Services; and
WHEREAS, the funds will be used to amend this year's operating budget of the Library
Department.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San
Francisco that the City Council hereby accepts $55,079 in grant funding from CLLS and $50,000
from the Peninsula Community Foundation to support Project Read programming and amends the
2006- 2007 Operating Budget, to reflect an increase of $105,079 to the Library Department's budget.
*
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*
I hereby certify that the foregoing Resolution was regularly introduced and adopted by the
City Council of the City of South San Francisco at a regular meeting held on the _day of
, 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
A TrEST:
City Clerk
848881-1
AGENDA ITEM #6
DATE:
TO:
FROM:
SUBJECT:
August 9, 2006
Honorable Mayor and City Council
Philip D. White, Fire Chief
RESOLUTION APPROVING SOUTH SAN FRANCISCO'S LOCAL
HAZARD MITIGATION PLAN
RECOMMENDATION
It is recommended the City Council approve South San Francisco's Local Hazard Mitigation
Plan.
BACKGROUNDIDISCUSSION
The federal government passed legislation known as the Disaster Mitigation Act of 2000 (DMA 2000)
requiring all local governments to develop and adopt a Local Hazard Mitigation Plan. ABAG applied for
funding to prepare this plan on a regional level and served as the lead agency in developing a template and
submission process.
As required, South San Francisco submitted a letter of intent in this process, attended various workshops and
meetings and has reviewed and commented on ABAG's efforts to date. Members of City Staff have also
met to review various components of our Mitigation Plan. A FEMA requirement to make a presentation at a
public meeting, which would allow for questions and comments, took place at the April13, 2005 Council
Meeting. At that time, Council was asked to approve direction of the project and submission of necessary
documents. As indicated at that time, Staff is now returning with a resolution for acceptance of this
document.
CONCLUSION
The Local Hazard Mitigation Plan will become a part of the City's Emergency Plan and will be
reviewed and revised as appropriate every five years per the requirements ofthe Disaster Mitigation
Act. Approval of this Plan fulfills our requirements under DMA 2000 and makes us eligible for
future mitigaation ~din ..
By: "-'"
Philip D. Whi
Fire Chief
APprovoo~ +::/
. Nagel
City Manager
Attachment: Resolution
RESOLUTION NO.
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING THE SOUTH SAN
FRANCISCO LOCAL HAZARD MITIGATION PLAN
WHEREAS, the Bay Area is subject to various earthquake-related hazards such as
ground shaking, liquefaction, landslides, fault surface rupture, and tsunamis; and
WHEREAS, the Bay Area is subject to various weather-related hazards including
wildfires, floods, and landslides; and
WHEREAS, the City of South San Francisco recognizes that disasters do not
recognize city, county, or special district boundaries; and
WHEREAS, the City of South San Francisco seeks to maintain and enhance both
a disaster-resistant City of South San Francisco and region by reducing the potential loss
of life, property damage, and environmental degradation from natural disasters, while
accelerating economic recovery from those disasters; and
WHEREAS, the City of South San Francisco is committed to increasing the
disaster resistance of the infrastructure, health, housing, economy, government services,
education, environment, and land use systems in the City of South San Francisco, as well
as in the Bay Area as a whole; and
WHEREAS, the federal Disaster Mitigation Act of 2000 requires all CItIes,
counties, and special districts to have adopted a Local Hazard Mitigation Plan to receive
disaster mitigation funding from FEMA; and
WHEREAS, ABAG has approved and adopted the ABAG report Taming Natural
Disasters as the multi-jurisdictional Local Hazard Mitigation Plan for the San Francisco
Bay Area;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
South San Francisco adopts, and adapts with its local annex, the attached multi-
jurisdictional plan as its Local Hazard Mitigation Plan.
BE IT, FURTHER RESOLVED that the City of South San Francisco commits to
continuing to take those actions and initiating further actions, as appropriate, as identified
in the City of South San Francisco Annex of that multi-jurisdictional Local Hazard
Mitigation Plan.
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*
*
I hereby certify that the foregoing Resolution was regularly introduced and
adopted by the City Council of the City of South San Francisco at a
meeting held on the _ day of , 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
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AGENDA ITEM #7
DATE:
August 9,2006
TO:
FROM:
SUBJECT:
Honorable Mayor and City Council
Marty Van Duyn, Assistant City Manager
EMERGENCY TRENCH REPAIR AT 148 BEACON STREET
RECOMMENDA TION
It is recommended that the City Council adopt a resolution authorizing the City Manager to
negotiate and execute a contract for emergency work to repair a potentially unstable sanitary
sewer trench located at 148 Beacon Street at a cost not to exceed $300,000.
BACKGROUNDIDISCUSSION
The Wet Weather Program was initiated to remediate a Cease and Desist Order (CDO) issued by the
Regional Water Quality Control Board on July 16, 1997. In response to this order, the City
completed capacity improvements at the Water Quality Control Plant and an infiltration and inflow
(I & I) study and master plan of recommended infrastructure improvements, subsequently referred to
as the Wet Weather Program. The CDO required the infrastructure sewer improvement to be
constructed by November 1, 2007.
The Wet Weather Program consists of four phases. Phase I, consisted of replacement of two pump
stations (San Mateo and Shaw Road) and several miles of new gravity and force main sewer lines
connecting the pump stations to the Water Quality Control Plant CWQCP). This project was designed
by Carrollo Engineers and constructed by Mitchell Obayahsi Joint Venture (Mitchell). These pump
stations and gravity/force sewer lines have been completed and currently in operation, however, the
contract with Mitchell has not been accepted due to outstanding construction related claims.
As part of the construction of the sewer main from Shaw Road pump station to WQCP, the design
called for tunneling the sewer line under Route 101 and continuing in a 16-foot deep trench within a
City sewer easement between 148 and 130 Beacon Street. The contractor initiated this portion of the
work in summer 2004. On February 14, 2005, a portion of the open trench adjacent to 148 Beacon
Street failed due to inadequate shoring. Following restoration of the trench, it was later discovered
that the contractor had used sand as trench backfill instead of lightweight aggregate as specified by
the design and geotechnical engineers.
The geotechnical engineer retained by the City evaluated the trench and determined that because of
the underlying soil in the trench which consists of bay mud and high ground water due to tide action,
the sand backfill may "liquefy" during a significant earthquake and pose a treat to the stability of the
building structure at 148 Beacon Street. The repair recommendation consisted of two alternatives.
The first alternative proposed excavation of the trench to the top of the pipe and replacement of the
sand backfill with lightweight aggregate. The second, less expensive alternative, proposed injection
of grout into the trench to stabilize the sand backfill.
Staff Report
Subject: TRENCH REPAIR AT 148 BEACON STREET
PAGE20F2
After consultation with the owners of 148 Beacon Street and their geotechnical engineer, the second
alternative was selected. This alternative uses a grout injection method to stabilize the sand backfill,
which costs less than the first alternative and has less impact to the business operations at 148 and
130 Beacon Street.
Following the restoration of the sewer trench, the owners at 148 and 130 Beacon Street plan to
re-grade and repave the existing parking lot located over the sewer trench and prepare for the rainy
season in November 2006. The parking improvements to be constructed and paid for by the property
owners is necessary to restore the drainage of the parking lot and reduce future damage to the
underlying soil and structural support of the buildings. Therefore, the City's trench restoration
should be completed by October 2006, in order for the property owners to complete the parking lot
improvements before the start of the rainy season.
There are an extremely limited number of qualified contractors within the area that have the technical
expertise and experience to perform the grout injection work described above. A negotiated contract
with a qualified contractor, rather than soliciting competitive bids, would allow the City to
immediately address the risk posed by the current condition of the trench. The contract for this work
is estimated to cost between $200,000 to $300,000, depending on the extent of the required trench
restoration to be determined by the geotechnical engineer.
As required by the California Public Contracts Code, updates will be provided at future City Council
meetings concerning the contract authorized pursuant to this resolution so that the Council may
decide the need to continue the emergency work.
FUNDING
Funding for this work will be provided by the sewer fund.
CONCLUSION
Council authorization to proceed with the emergency construction project to restore and repair the sanitary
sewer trench at 148 Beacon Street would provide for timely completion of the project and reduce the
potential damage to the building at 148 Beacon Street in the event of an earthquake. The completion of this
project would allow the property owners to complete the follow-up work involving the restoration of the
parking lot drainage and surface repair in a timely manner.
J1y: lllz~iJ
~ z.. Marty VanDuyn
Assistant City Manager
Approve
MVDIRRlrc
Attachments: Resolution
RESOLUTION NO.
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, ST ATE OF CALIFORNIA
A RESOLUTION ADOPTING FINDINGS AND
AUTHORIZING THE NEGOTIATION AND
EXECUTION OF A CONTRACT FOR EMERGENCY
WORK TO REPAIR A POTENTIALLY UNSTABLE
SANITARY SEWER AT 148 BEACON STREET
WHEREAS, in September 2003, the City of South San Francisco ("City") proceeded to
undertake a public works project titled Wet Weather Program Phase I Project, Project No.
71-13235-0351 ("Wet Weather Project") to improve the City's sanitary sewer system; and
WHEREAS, as part of the Wet Weather Project Phase I, the City contracted with Carollo
Engineering, Inc. ("Carollo") as the design professional, and Mitchell Obayashi Corporation,
Joint Venture ("Mitchell") as the contractor; and
WHEREAS, as part of the work for the Wet Weather Project Phase I, Mitchell had to
excavate a trench approximately 6 feet wide and 16 feet deep through a parking lot between two
different structures located at 130 and 148 Beacon Street; and
WHEREAS, on or about on February 14, 2005 the trench excavated at the parking lot
between 130 and 148 Beacon Street failed; and
WHEREAS, Mitchell filled the trench with sand and light aggregate material; and
WHEREAS, in the opinion of geotechnical engineers retained by the City, the current
trench conditions pose a risk to life, health and property since the sand placed in the trench could
liquefy in the event of an earthquake and could cause damage to the structures at 130 and 148
Beacon Street; and
WHEREAS, geotechnical engineers retained by the City and the owners' experts at 148
Beacon Street have concluded that a repair method utilizing grout injected into the trench would
resolve the liquefaction issue, thereby removing the risk to life, health and property posed by the
current condition; and
WHEREAS, staff recommends approval of the above described emergency work in an
amount not to exceed $ 300,000; and
WHEREAS, in addition, a well recognized exception in Common Law to the competitive
bidding requirement for public entities exists where the nature of a contract or project is such that
competitive proposals would be unavailing or would not produce an advantage, thereby
rendering any advertisement for competitive bidding undesirable, impractical or impossible (see
848911 v1
1
Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal. App. 3d 631, 635; 164 Cal. Rptr.
56, 58); and
WHEREAS, the rationale for the adoption of the above exception is found in the
purposes of the provisions requiring competitive bidding in letting public contracts. Those
purposes are to guard against favoritism, improvidence, extravagance, fraud and corruption; to
prevent waste of public funds; and to obtain the best economic result for the public (see
Graydon, 104 Cal.App.3d. at 636); and
WHEREAS, it has also been recognized by Common Law that where competItIve
proposals work an incongruity and are unavailing as affecting the final result of the public works
project, or where competitive proposals do not produce any advantage, or where it is practically
impossible to obtain what is required and to observe such form, competitive bidding is not
applicable (see Graydon, 104 Cal.App.3d. at 636); and
FINDINGS
WHEREAS, the City Council of the City of South San Francisco hereby finds as follows:
A. Pursuant to California Public Contract Code Section 22050, substantial evidence
set forth in this resolution and recorded in the meeting minutes establishes that the emergency
conditions relating to the trench do not permit the delay that would result from the competitive
solicitation of bids for the work described above, and that such work is necessary to respond to
the emergency conditions relating to the trench; and
B. That, in addition, there are an extremely limited number of contractors within the
area that have the technical expertise and experience to perform the grout injection work
described herein and that, accordingly, the delay caused by a competitive solicitation of bids for
the work would not produce any advantage for the public and would needlessly and pointlessly
jeopardize the public health, safety and welfare; and
C. In the instant case, entering into a negotiated contract with a qualified contractor,
rather than soliciting competitive proposals, would allow the City to immediately address the
serious risk of harm to life, health and property posed by the trench's current condition; and
D. That such a proposed negotiation of a contract would not constitute any sign of
favoritism, improvidence, extravagance, fraud or corruption; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San
Francisco that:
1. The above recitals are true and correct and hereby declared to be findings of the
City Council of the City of South San Francisco.
2. A ward of a contract for the emergency work to repair the trench between 130 and
148 Beacon Street described above is exempt from California Public Contract Code competitive
848911 v1
2
bidding requirements pursuant to California Public Contract Code Section 22050 and the
established common-law doctrine articulated in the case of Graydon v. Pasadena Redevelopment
Agency (1980) 104 Cal.App.3d 631.
3. City staff are hereby authorized and directed to execute on behalf of the City a
contract for the performance of the emergency work described above for a total amount not to
exceed $ 300,000 and at contract prices substantially in accordance with the terms and conditions
that are appropriate for such projects of city public works departments, as approved by the City
Attorney.
4. City staff is directed, in accordance with California Public Contract Code Section
22050(c)(1), to place on future regular agendas of the Council an item concerning the contract
authorized pursuant to this resolution so that the Council may determine whether there is a need
to continue the emergency work described above or whether such work may be terminated.
5. This resolution shall become effective immediately.
6. Each portion of this resolution is severable. Should any portion of this resolution
be adjudged to be invalid and unenforceable by a body of competent jurisdiction, then the
remaining resolution portions shall be and continue in full force and effect, except as to those
resolution portions that have been adjudged invalid. The City Council of the City of South San
Francisco hereby declares that it would have adopted this resolution and each section,
subsection, clause, sentence, phrase and other portion thereof, irrespective of the fact that one or
more section, subsection, clause sentence, phrase or other portion may be held invalid or
unconstitutional.
*
*
*
*
*
I hereby certify that the foregoing Resolution was regularly introduced and adopted by
the City Council of the City of South San Francisco at a meeting held on the
_ day of , 2006, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
848911 v1
3
AGENDA ITEM #8
DATE: August 9,2006
TO: Honorable Mayor and City Council
FROM: Barry M. Nagel, City Manager and
Steven T. Mattas, City Attorney
SUBJECT: Contract Amendment for Professional Services Agreement between South San Francisco
and Meyers Nave for Legal Services
RECOMMENDATION:
Approve the resolution authorizing Amendment No. 11 to the Professional Services
Agreement between South San Francisco and Meyers, Nave, Riback, Silver and Wilson.
BACKGROUND/DISCUSSION:
The City Council is hereby requested to consider and approve Amendment No. 11 to the Professional
Services Agreement between the City of South San Francisco and Meyers, Nave, Riback, Silver and
Wilson. The proposed contract amendment modifies the amount paid for basic retainer services;
redevelopment legal services; cost recovery for land use matters; the photocopy/fax/U.S. Mail flat fee; and
litigation rates. The proposed amendment reflects a 3.9% increase in these fees and costs, consistent with
the consumer price index increase for the San Francisco/Oakland/San Jose area during the last year.
.,~q j14~
Steven T. Mattas, City Attorney
By:
849106vl
RESOLUTION NO.
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA
A RESOLUTION APPROVING AMENDMENT NO. 11
TO THE PROFESSIONAL SERVICES AGREEMENT
BETWEEN CITY OF SOUTH SAN FRANCISCO AND
MEYERS NAVE
WHEREAS, the City and Meyers Nave entered into a professional services
agreement in March 1994; and
WHEREAS, the parties desire to amend said agreement to modify the compensation
provided to Meyers Nave.
NOW, THEREFORE, BE IT RESOLVED that the City Council ofthe City of South
San Francisco does hereby:
1. Approve Amendment No. 11 to the Professional Services Agreement, as set
forth in Exhibit A hereto;
2. Authorize the City Manager to sign, on behalf of the City, Amendment
No. 11.
*
*
*
*
*
I hereby certify that the foregoing Resolution was regularly introduced and adopted
by the City Council of the City of South San Francisco at a meeting held on
the _ day of , 2006 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
City Clerk
849149vl
AMENDMENT NO. 11 TO THE PROFESSIONAL SERVICES AGREEMENT
BETWEEN THE CITY OF SOUTH SAN FRANCISCO AND MEYERS,
NAVE, RIBACK, SILVER AND WILSON
The City of South San Francisco and Meyers-Nave do hereby agree as follows:
1. Section 4 "Compensation - Basic Services" is hereby amended to read as follows:
"City shall pay the amount of Thirty Thousand Nine Hundred Fourteen Dollars
($32,120) per month effective August 1,2006 for up to 250 hours per month of Basic
Services, excluding redevelopment legal services, as described in Section 1. City shall
pay Law Firm $182 per hour for any Basic Services provided to City in excess of 250
hours per month. The Law shall notify the City Manager in writing of the anticipated
need for excess services prior to performing Basic Services in excess of 250 hours in
anyone month.
In addition to Basic Services compensation, Law Firm shall also be paid for (1)
redevelopment legal services at the rate of $234 per hour for Principals and Of
Counsel attorneys and $182 per hour for associate attorneys and (2) cost recovery
matters involving land use entitlements at the rate of $260 per hour for Principals,
$234 per hour for Senior Associates and "Of Counsel" attorneys, and $208 per hour
for Junior Associates with the City's costs reimbursed by the development applicant.
For purposes of this section, cost recovery matters shall include the following: 1) all
non-residential projects requiring approval of a conditional use permit, planned unit
development, development agreement, zoning amendment, general plan amendment,
specific plan or amendment thereto or other discretionary approval; 2) all residential
or mixed use projects containing four (4) or more residential units and/or those
residential projects requesting an owner participation agreement, disposition and
development agreement, affordable housing agreement or development agreement;
and 3) any project requiring a mitigated negative declaration, environmental impact
report, or an addendum to an environmental impact report.
In addition to the Basic Services compensation, Law Firm shall also be reimbursed
$545 per month for photocopy/faxlU.S. mail costs incurred at the Law Firm's
Oakland office. City shall also reimburse Law Firm for the actual costs paid by Law
Firm for Westlaw and Lexus computer research services, messenger services and
document requests.
2. The first sentence of Section 5 "Compensation - Special Services" is hereby
amended to read as follows:
"City shall compensate Law Firm for special services described in Section 2 hereof
and which are authorized by action of the City Council on an hourly basis at the rate
of $218 per hour for shareholders and "Of Counsel" attorneys, $177 per hour for
849156-1
junior for junior associates, $192 per hour for senior associates and $98 per hour for
paralegals. "
3.
Except as expressly provided herein, all other terms and conditions of the
Professional Services Agreement between the City and Meyers-Nave shall remain in
full force and effect for the term of this Agreement. This amendment shall be
effective as of August 1, 2006.
Date:
City of South San Francisco, a Municipal
Corporation of the State of California
By:
Barry M. Nagel, City Manager
Attest:
Sylvia Payne, City Clerk
Approved as to Form:
Meyers, Nave, Riback, Silver & Wilson
By:
Special Counsel
Steven T. Mattas, Principal
849156-1
City Council Agenda
9. Motion to cancel meeting of August 23, 2006.
AGENDA ITEM #9
-
G
~ . ~~\
I~ ~I
It:: ""
v 0
~l!M~~ Staff Report
AGENDA ITEM #10
DATE:
August 9, 2006
TO:
Honorable Mayor and City Council
FROM:
Marty VanDuyn, Assistant City Manager
SUBJECT:
1. EIRASSESSINGTHE ENVIRONMENTAL IMPACTS ASSOCIATED WITH
A NEW 124,051 SQUARE FOOT LOWE'S STORE, A 24,698 SQUARE FOOT
GARDEN CENTER THE RETENTION OF AN EXISTING 15,178 SQUARE
FOOT RETAIL BUILDING, AND OPEN AT-GRADE PARKING.
2. PLANNED UNIT DEVELOPMENT PERMIT ALLOWING PARKING IN A
PORTION OF THE REAR SETBACK.
3. USE PERMIT ALLOWING OUTDOOR SALES, OUTDOOR STORAGE, A
USE GENERATING IN EXCESS OF 100 VEHICLE TRIPS PER DAY, UP TO
24 HOUR DAILY OPERATION, AND THE DETERMINATION OF A
PARKING RATE.
4. DESIGN REVIEW OF A 124,051 SQUARE FOOT LOWE'S STORE, A
24,698 SQUARE FOOT GARDEN CENTER, THE RETENTION OF AN
EXISTING 15,178 SQUARE FOOT RETAIL BUILDING, AND OPEN AT-
GRADE PARKING.
5. TRANSPORTATION DEMAND MANAGEMENT PLAN REDUCING
VEHICLE TRIPS.
Address: 600 - 700 Dubuque Avenue (APN 015 & SBE 135-41-41 PAR.1)
Zone: Planned Commercial Zoning District (P-C-L)
SSFMC Chapters: 20.24, 20.74, 20.81 & 20.86.
Owner: Project 101 Associates
Applicant: Lowe's
Case Nos. P05-0097 (PUD05-0002, UP05-0021, TDM05-0002, DR05-0051 &
EIR05-0002)
RECOMMENDATION
That the City Council follow the Planning Commission recommendation and adopt the attached
resolution certifying 1) EIR assessing the environmental impacts associated with a new 124,051 square
foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178 square foot
Staff Report
Subject: Lowe's - 600 -700 Dubuque Avenue
Page 2 of7
retail building, and open at-grade parking including a Statement of Overriding Considerations; and
approving 2) Planned Unit Development Permit allowing parking in a portion of the rear setback; 3) Use
Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day,
up to 24 hour daily operation, and the determination of a parking rate; 4) Design Review allowing a new
124,051 square foot Lowe's store, a 24,698 square foot Garden Center, the retention of the existing
15,178 square foot retail building, and open at-grade parking; 5) Transportation Demand Management
Plan reducing vehicle trips; and adopting the conditions of approval.
BACKGROUND / DISCUSSION
PROJECT DESCRIPTION
The proposed development involves the demolition of the three of the four existing buildings totaling
220,932 square feet and the construction of a 124,051 square foot one-story Lowe's home improvement
store, an adjoining 24,698 square foot outdoor Garden Center, a small seasonal outdoor sales and display
area, and the retention of a 15,178 square foot retail building (West Marine). Parking for 665 passenger
vehicles will be provided in an open on-site parking lot with employee parking on an abutting PG&E
property parking lot.
The property consists of five parcels, including one owned by PG&E. Four of the parcels will be merged
into one parcel and the PG&E property will remain as a separate parcel.
The home improvement center will offer a range of building supplies, tools and equipment, and
associated household and garden items. The store will include outdoor sidewalk sales and display of
special products, such as plant and nursery materials, barbeques, outdoor patio furniture, tools and
seasonal items in the parking lot area and near the Garden Center. Home improvement centers, as a
service to their customers, also commonly have a couple of outdoor independent food vendors near the
entry vestibule. The Planning Commission is recommending that the City Council not allow any outdoor
food vendors.
Store hours would be from 6 AM to 10 PM with the option of remaining in operation 24 hours per day.
Truck deliveries would occur throughout the day and may include 24 hour deliveries. The store will
employee an estimated 160 - 184 full-time and part-time employees primarily derived from the local
area. The shifts are likely to number 2 to 3 per day with an average of 60 to 90 employees per shift.
The existing 15,178 square foot Building IV will be retained. The West Marine store occupies the
southerly half of Building IV, but it is anticipated that the store will expand to occupy the entire
structure. West Marine is expected to continue operation during normal business hours and on
Saturdays. Based on City Business License records, the store employs an estimated 9 persons.
GENERAL PLAN AND ZONING
The General Plan Land Use designation of the project site is Business Commercial and the site is
situated in the Planned Commercial (P-C) Zoning District. The proposed development is consistent with
Staff Report
Subject: Lowe's - 600 -700 Dubuque Avenue
Page 3 of7
both the General Plan and the Zoning Ordinance. The General Plan principles, policies and goals and the
East of 101 Area Plan (specifically Land Use Policy LU-4a) strongly encourage the retention of existing
retail uses especially along the US 101 frontage. The P-C Zoning (SSFMC Chapter 20.24.020) allows
retail uses.
DEVELOPMENT STANDARDS
The building generally complies with current City development standards as displayed in the table
contained in Appendix A. A brief review of the key development requirements including parking, front
setback reduction, landscaping, signs, and Transportation Demand Management are contained in the
following subsections. For more detailed explanation see the staff reports prepared for the Planning
Commission.
Parking
The proposed development complies with the City's parking requirements for a multi-tenant commercial
center. The SSFMC Section 20.74.060 (g) Multi-Tenant Retail/Commercial requires parking to be
provided at a rate of 1 parking space per each 250 square feet (4 spaces/1,000 SF). Applying this rate to
the development would result in a parking requirement of 655 spaces the number of parking spaces
provided.
Parking can be reduced somewhat by applying a TDM program for the estimated 160 to 184 employees.
The Institute of Traffic Engineers (ITE), a highly regarded engineering institute and referenced in the
SSFMC, has recently examined the parking requirements for big box retail stores. The rTE identifies a
range with an average peak rate of2.431l,000 SF to 3.40/1,000 SF and a peak hour rate of 3.2011,000 SF
to 4.40/1,000 SF. Applying the higher rates to the big box and the City parking rate for West Marine
would result in sufficient parking.
SIGN PROGRAM
The applicant is developing a sign program consisting of new building fac;ade signs and monument signs
for both buildings and tenants.
Planned Unit Development
The development generally complies with the minimum setbacks required for a commercial
development. The existing West Marine store and the new parking lot have setbacks of 10 feet and 5
feet, respectively. The applicant is requesting an exception vis-a-vis a Planned Unit Development Permit
(PUD) to reduce a portion of the minimum required rear setback of 15 feet to 10 feet accommodating a
few open at-grade parking spaces. This is necessary owing to the unusual lot configuration, the street
widening to allow left turn pockets and to provide sufficient parking. The SSFMC allows reductions
where the City finds that the community benefit outweighs the exception (SSFMC Chapter 20.84). City
Staff supports the reduction as the development will provide services and a range of products not
Staff Report
Subject: Lowe's - 600 -700 Dubuque Avenue
Page 4 of7
commonly found either in the community or in one location and will provide job opportunities and
significant economic benefits.
Landscaping
The proposed landscaping of 5,577 square feet complies with the City's minimum requirement of 10%
of the total site area (SSFMC Section 20.73.040). The area between the property line and the sidewalk
along Dubuque Avenue is proposed to be landscaped to a depth greater than 6 feet between the parking
stalls and the property line.
Transportation Demand Management Plan
The development requires a Transportation Demand Management Plan (TDM) because it will generate
in excess of 100 average daily vehicle trips (SSFMC Chapter 20.120). Since the development may also
generate 100 vehicle trips in the peak commute hour, the TDM Plan was required to be reviewed by the
San Mateo County City and County Association of Governments (C/CAG).
The TDM Plan would by practicality be focused on the store employees and designed to achieve a
minimum 28% alternative mode use, consistent with the request to allow a floor area ration (FAR) of
0.30. A similar TDM Plan for Home Depot has been recently accepted by C/CAG. Both the home
improvement parking rate and the TDM Plan are consistent with the City's General Plan, TDM policies.
The Preliminary TDM Plan is attached.
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board (DRB) at their meeting of June
21, 2005 and July 19, 2005. At the first meeting the Board suggested increasing the building detailing,
screening of roof mounted equipment, provide better pedestrian connections to the sidewalk, using plant
species that are better suited to the local climate, and increasing the number of trees. At the second
meeting the Board determined most of the previous comments had been addressed, but the Chief Planner
required rooftop screening to conceal roof mounted equipment from view of the taller buildings near the
site. These comments are incorporated in the conditions of approval.
PLANNING COMMISSION
The proposed development was reviewed by the Planning Commission at their June 15 and July 20,
2006 meetings. At the first meeting the Commissioners expressed general support for the development,
but directed the applicant to improve the visual appearance, making the building appear less as a
warehouse and more as a landmark retail facility and enhancing the landscaping.
At the July 20, 2006 meeting the Planning Commission reviewed the revised plans, suggested adding
conditions of approval to increase the number of trees screening the north wall, limit outdoor storage
and prohibit outdoor food vending, and recommended the development for approval with a unanimous
vote.
Staff Report
Subject: Lowe's - 600 -700 Dubuque Avenue
Page 5 of7
ENVIRONMENTAL DOCUMENT
City Staffhas employed the services of Lamphier and Gregory to prepare and circulate an
Environmental Impact Report (EIR) for public comment. The document was circulated for 45 days for
public comment from March 24, 2006 to May 8, 2006, in accordance with the California Environmental
Quality Act (CEQA). The Planning Commission also conducted a public hearing on April 20, 2006
allowing public comments; however, the only comments made were by the Planning Commissioners.
Written comments were received from a couple of agencies including Caltrans. Written responses to
comments are contained in the Final Environmental Impact Report (FEIR). Caltrans has continued to
comment and another letter was received June 15,2006. The comments do not require any changes to
the EIR. The City's consultant and City Staff have prepared a response attached to this staff report.
The key environmental issue identified by City Staff is traffic. The site plan was revised during the
Planning Commission review improving both site access and circulation and thereby reducing some
traffic impacts. Mitigation measures are proposed to reduce most of the impacts to less than a significant
level. The required Mitigation Monitoring Program ensuring implementation of the identified measures
is attached.
Because the proposed development will contribute to near-to-mid-term traffic impacts and to long-term
cumulative traffic impacts, CEQA requires the adoption of a Statement of Overriding Considerations
identifying that the project benefits outweigh the cumulative unmitigateable significant impacts.
Caltrans, City Staff and the traffic consultant have determined that the required improvements to
accommodate the cumulative traffic impacts are impracticable and/or financially infeasible.
Improvement of traffic flow on US 101 would require substantial improvements and alterations
including new traffic lanes, expansion of the Oyster Point interchange and upgrades to mass transit -
costing in the tens if not hundreds of millions of dollars. Such improvements and costs are beyond local
capabilities and require long-term regional solutions.
Among the many economic benefits accruing to the local community are the following:
ANNUAL SSF
TAX REVENUES SSF IMP ACT FEES
Sales Tax $ 400,000 Traffic & Sewer $ 1,633,067
Property Tax $ 69,205 SSFUSD Fees $ 33,500
BuildinQ" Permits $ 50.000
Total $ 469,205 Total $ 1,716,567
Additional benefits include construction contracts estimated at a minimum of $17,500,000 replacement
of the existing aging 40+ year old warehouse type buildings, new sidewalks and left-turn pockets along
Dubuque Avenue, the provision of goods and services not generally available in the community or in
one location, and the creation of employment opportunities for 160 - 184 full-time and part-time jobs.
Staff Report
Subject: Lowe's - 600 -700 Dubuque Avenue
Page 6 of7
In City Staff's estimation the economic benefits associated with the development alone are locally
significant and when combined with the replacement of an aging outdated building with an attractively
designed building that more readily blends with the quality of recent developments, outweigh the
cumulative traffic impacts associated with the retail development.
CONCLUSIONIRECOMMENDA TION:
The proposed development complies with the General Plan, the Zoning Code and the City's
development requirements. City Staff recommends that the City Council follow Planning Commission's
recommendation and adopt a resolution to certify 1) EIR assessing the environmental impacts associated
with a new 124,051 square foot Home Depot store, a 24,698 square foot Garden Center, the retention of
an existing 15,178 square foot retail building and open at-grade parking, including a Statement of
Overriding Consideration; and approve 2) Planned Unit Development Permit allowing parking in a
portion of a front setback; 3) Use Permit allowing outdoor sales, outdoor storage, a use generating in
excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a parking
rate; 4) Design Review allowing a new 124,051 square foot Home Depot store, a 24,698 square foot
Garden Center, the retention of an existing 15,178 square foot retail building, and open at-grade parking;
and 5) Transportation Demand Management Plan reducing vehicle trips, subject to adopting the
conditions of approval.
By~ ~~~0
~ ~Marty VanDuyn
Assistant City Manager
By:
J
MD/SC
ATTACHMENTS:
Draft City Council Resolution
Planning Commission Resolution
Joint City Council and Planning Commission Study Session Minutes
October 5, 2005
Planning Commission Minutes
April 20, 2006
June 15, 2006
July 20, 2006 (Draft)
Design Review Board Minutes
June 21, 2005
July 19,2005
Planning Commission Staff Reports
Staff Report
Subject: Lowe's - 600 -700 Dubuque Avenue
Page 7 of7
April 20, 2006
June 15, 2006
July 20, 2006
Appendix: A
Preliminary roM Plan
Caltrans Letter and City Staff Response
FEIR
DEIR (Previously distributed to the City Council will be available at the City Council meeting and is
available at City Hall Permit Center)
Plans
RESOLUTION NO.
CITY COUNCIL
CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT,
INCLUDING FINDINGS CONCERNING SIGNIFICANT AND POTENTIALLY
SIGNIFICANT IMPACTS, FINDINGS CONCERNING ALTERNATIVES, A
STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION
MONITORING PROGRAM, AND APPROVAL OF ENTITLEMENTS, INCLUDING A
PLANNED UNIT DEVELOPMENT, USE PERMIT, AND TRANSPORTATION
DEMAND MANAGEMENT PLAN FOR A NEW 148,749 SQUARE FOOT LOWE'S
FACILITY AT 600-700 DUBUQUE AVENUE
WHEREAS, Lowe's has applied to demolish three of the four existing buildings on the
12.8 acre parcel located at 600-700 Dubuque Avenue, and construct in their place a 124,051
square foot Lowe's Home Improvement Warehouse, a 24,698 square foot Lowe's Garden Center,
retention of an existing 15,178 square foot retail building, and open, at-grade parking ("Project");
and
WHEREAS, the entitlements proposed would provide for (1) construction of the Project;
(2) a Planned Use Development allowing parking in a portion of a front setback; (3) a Use Permit
allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day,
up to 24 hour daily operation, and the determination of a parking rate; (4) Design Review
allowing a new 124,051 square foot Lowe's Home Improvement Warehouse, a 24,698 square
foot Lowe's Garden Center, and open, at-grade parking; and (5) Transportation Demand
Management Plan reducing vehicle trips; and
WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report (''DEIR'')
was issued on August 5, 2005, informing all interested parties of the City's intention to prepare
an Environmental Impact Report; and
WHEREAS, a DEIR was prepared evaluating the significant and potentially significant
impacts of the development, the growth inducing impacts of the development, the cumulative
impacts of the development, and alternatives to the proposed project; and
WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project
alternative; and
WHEREAS, the public review period on the DEIR commenced on January 31,2006, and
closed on March 17,2006; and
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WHEREAS, the City prepared responses to comments on environmental issues received
during the public review period and at the public hearings, which responses clarify and amplify
the information contained in the DEIR, providing a good faith reasoned analysis supported by
factual information. The comments and responses to comments were published in a Final
Environmental Impact Report ("FEIR") dated June 2006, which incorporated the DEIR; and
WHEREAS copies of the FEIR were distributed or otherwise made available to the
. Planning Commission, responsible agencies, and other interested parties; and
WHEREAS, based on the FEIR and other information in the record, there are impacts of
the Project which are not environmentally significant and which require no findings or mitigation
upon approval; and
WHEREAS, based on the FEIR and other information in the record, there are certain
significant and potentially significant environmental impacts of the Project which could be
mitigated to a level of insignificance, therefore mitigation findings are required pursuant to
CEQA S21081 and CEQA Guidelines Sl5091 upon Project approval; and
WHEREAS, based on the FEIR and other information in the record, there are significant
and potentially significant impacts of the Project which could not be mitigated to a level of
insignificance, therefore the alternatives to the Project as proposed were examined to determine
if they would avoid any of the unmitigated significant impacts; and
WHEREAS, based on the FEIR and other information in the record, there are significant
and potentially significant environmental impacts of the Project which could not be reduced to a
level of insignificance, therefore a Statement of Overriding Considerations is required upon
Project approval; and
WHEREAS, CEQA S21081.6 requires that where mitigation findings are made for
significant and potentially significant environmental impacts, a mitigation monitoring and
reporting program shall be adopted upon Project approval to ensure compliance with the
mitigations during project implementation; and
WHEREAS, the above-referenced mitigation and monitoring program shall be submitted
concurrently with the precise plan for the Lowe's site; and
WHEREAS, the location and custodian of the documents which constitute the record of
proceedings upon which the City's decision on entitlements relating to the FEIR is the City of
South San Francisco Planning Division, 315 Maple Avenue, South San Francisco; and,
WHEREAS, the mitigation measures identified in the FEIR will be applied as conditions
of Project approval.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution, and that the City Council of the City of South San Francisco
hereby adopts the following fmdings based upon the entire record for the Lowe's development,
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including without limitation, the South San Francisco General Plan, the Lowe's initial study and
Environmental Impact Report, and the comments received in response to the Draft
Environmental Impact Report, site plans, floor plans and elevations revised June 7, 2005
prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review
Board meeting of June 21,2005; Design Review Board meeting of July 19,2005; Design
Review Board minutes of June 21,2005; Design Review Board minutes of July 19,2005;
Planning Commission staff report of April 20, 2006 and Planning Commission meeting of April
20,2006; Planning Commission staff report of June 15,2006 and Planning Commission meeting
of June 15, 2006; Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
1. Environmental Impact Report. As required by the California Environmental
Quality Act (CEQA) [Pub. Res. Code SS 21000 et seq.], the following findings
are made in approval of a Final Environmental Impact Report and Statement of
Overriding Considerations, allowing development of a home improvement retailer
situated at 600-700 Dubuque Avenue in the Planned Commercial Zoning district,
subject to making the [mdings of approval and, based on public testimony and the
materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: the Lowe's initial study and Environmental
Impact Report, and the comments received in response to the Draft Environmental
Impact Report, site plans, floor plans and elevations revised June 7, 2005 prepared
by AMS; the Lowe's Initial Study and Environmental Impact Report; Design
Review Board meeting of June 21, 2005; Design Review Board meeting of July
19,2005; Design Review Board minutes of June 21,2005; Design Review Board
minutes ofJuly 19,2005; Planning Commission staff report of April 20, 2006 and
Planning Commission meeting of April 20, 2006; Planning Commission staff
report of June 15, 2006 and Planning Commission meeting of June 15, 2006;
Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
(a) The Project will result in some significant and potentially significant
impacts. As required by CEQA, findings regarding this significant and
potentially significant impacts, including mitigation measures, are
discussed in Exhibit A, and incorporated herein by reference. The key
environmental issue identified by City staff is traffic. Mitigation measures
are proposed to reduce many of the identified impacts to a less than
significant level. However, significant cumulative traffic impacts
attributable to the development will occur and cannot be feasibly
mitigated. The project proponent has also revised the site plan to reduce
some of the impacts and improve circulation. The plans now reflect the
provision of a left-turn pocket on Dubuque Avenue providing better and
safer site access. The applicant is also proposing to improve on-site
circulation as suggested by the City's traffic consultant and is proposing to
increase the amount of parking; both of these improvements are not
considered impacts and do not require mitigation, but will help ease on-
site congestion.
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(b) A Statement of Overriding Considerations has been prepared for those
significant impacts which are unavoidable. The Statement of Overriding
Considerations, attached as Exhibit C, and incorporated herein by
reference, concludes that significant and unavoidable impacts resulting
from the development, specifically, traffic impacts, are outweighed by the
benefits of the Lowe's development. Approval of the project will generate
a new source of significant tax revenue for the City. The Lowe's store is
estimated to generate gross sales upwards of $40 million per year,
resulting in a revenue stream of approximately $463,000 per year to the
City. The Project is expected to employ an estimated 160 to 184 full-time
and part-time employees, primarily derived from local communities. The
Project will provide retail sales of building supplies, lumber, hardware and
associated items for construction, landscaping, and home improvement
projects in the area. Additionally the project will provide rental tools and
equipment to be leased for such projects. Finally, the Project is generally
consistent with objectives and requirements of the City's General Plan and
the Zoning Code.
2. Planned Unit Development. As required by the Planned Unit Development
Procedures [SSFMC Chapter 20.84], the following findings are made in approval
of a Planned Unit Development Permit (PUD05-0002) allowing parking in a
portion of the minimum required front setback, situated at 600-700 Dubuque
Avenue in the Planned Commercial Zoning district, subject to making the
findings of approval and, based on public testimony and the materials submitted
to the City of South San Francisco Planning Commission which include, but are
not limited to: Site plans, floor plans and elevations revised June 7, 2005 prepared
by AMS; the Lowe's Initial Study and Environmental Impact Report; Design
Review Board meeting of June 21, 2005; Design Review Board meeting of July
19,2005; Design Review Board minutes of June 21,2005; Design Review Board
minutes of July 19,2005; Planning Commission staff report of April 20, 2006 and
Planning Commission meeting of April 20, 2006; Planning Commission staff
report of June 15,2006 and Planning Commission meeting of June 15,2006;
Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20, 2006:
(a) The site is physically suitable for a home improvement center. The
development is similar in style to existing adjacent buildings and shares a
similar floor area ratio and will reinforce a commercial environment of
sustained desirability and stability by matching the development quality
and design. Conditions of approval require that the new building and site
improvements conform to the City's development standards.
(b) The proposed exception allowing a reduction in part of the rear setback
adjacent to the open at-grade parking lot is acceptable in that the planned
development will be of general benefit to the community by providing a
A.
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service and diversity of products not otherwise available in the City or in
anyone location. The exception will not unreasonably be detrimental to
the health, safety, welfare, comfort or convenience of persons working
vicinity of the property in that the development provides for improved
access and circulation and is of a design that is a significant improvement
over the existing building and site improvements and is a better fit with
the existing nearby buildings.
(c) The project complies with the provisions of the California Environmental
Quality Act. An Environmental Impact Report was prepared and circulated
for public comments. Mitigation measures are identified to reduce impacts
to a level less than significant. A Statement of Overriding Considerations
is proposed due to cumulative traffic impacts associated with the
development. A Mitigation Monitoring Program is required to ensure that
all mitigation measures are implemented.
(d) The proposed development is consistent with the General Plan Land Use
Element designation of the site as Business Commercial. The proposed
project is consistent with the General Plan which designates the property
Business Commercial and the East of 101 Area Plan. Retention of existing
retail development is a key principle of the plan. Policy LU-4a supports
development of retail use in areas designated "Planned Commercial". The
proposed development's floor area ratio (FAR) of 0.25 is well below the
maximum FAR of 0.5 allowed in the Business Commercial land use
designation.
(e) The proposed retail development will not be adverse to the public health,
safety or general welfare of the community, or unreasonably detrimental to
surrounding properties or improvements. The development is designed to
comply with the City's Design Guidelines and the architectural theme of
the surrounding commercial developments. Conditions of approval are
attached which will ensure that the development complies with local
development standards and requirements.
(f) The City's Design Review Board determined that the proposed building
design and site improvements comply with the City's Design Guidelines
and recommended approval of the proposed development.
3. Use Permit. As required by the "Use Permit Procedure" (SSFMCChapter 20.81),
the Planning Commission makes the following findings in support of the request
to approve a Use Permit (UP05-0021) allowing outdoor sales, outdoor storage, a
use generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate, situated at 600-700 Dubuque
Avenue, in the Planned Commercial Zone District, based on public testimony and
the materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: Site plans, floor plans and elevations revised
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June 7, 2005 prepared by AMS; the Lowe's Initial Study and Environmental
Impact Report; Design Review Board meeting of June 21,2005; Design Review
Board meeting of July 19,2005; Design Review Board minutes of June 21,2005;
Design Review Board minutes of July 19, 2005; Planning Commission staff
report of April 20, 2006 and Planning Commission meeting of April 20, 2006;
Planning Commission staff report of June 15, 2006 and Planning Commission
meeting of June 15,2006; Planning Commission staff report of July 20,2006 and
Planning Commission meeting of July 20, 2006:
(a) The proposed retail development allowing outdoor sales, outdoor storage,
generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate not identified in the
SSFMC will not be adverse to the public health, safety, or general welfare
of the community, or unreasonably detrimental to surrounding properties
or improvements. The site is physically suitable for the type and intensity
of the land use being proposed, and the compatibility with adjacent
developments was thoroughly analyzed in the Environmental Impact
Report. Conditions of approval and mitigation measures are required to
ensure protection of public safety, reduce traffic, reduce parking demand
and ensure compliance with Federal, State and City development and
environmental standards.
(b) The proposed retail development allowing outdoor sales, outdoor storage,
generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate not identified in the
SSFMC is consistent with the General Plan which designates the property
Business Commercial and the East of 101 Area Plan. Retention of existing
retail development is a key principle of the plan. Policy LU-4a supports
development of retail use in areas designated "Planned Commercial". The
proposed development's floor area ratio (FAR) of 0.25 is well below the
maximum FAR of 0.5 allowed in the Business Commercial land use
designation.
( c) The proposed retail development allowing outdoor sales, outdoor storage,
generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate not identified in the
SSFMC meets or exceeds the minimum standards and requirements of the
City's Zoning Ordinance which designates the site Planned Commercial.
Retail use is allowed subject to an approved Use Permit. The proposed
outdoor sales and storage is commonly associated with home improvement
centers retail development. The number of parking spaces is adequate to
serve the proposed retail use based on parking data for similar home
improvement centers, the Institute of Traffic Engineers data and that a
TDM Plan will be required. Conditions of approval are required to ensure
compliance with the City's development standards, reduce parking
demand, provide security and ensure that the site is well maintained.
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(d) The proposed project is consistent with the goals and objectives of the
Redevelopment Program for the Downtown/Central Redevelopment
Project Area, and specifically with the following:
1. To create and develop local job opportunities and to preserve the
area's existing employment base.
11. To replan, redesign and develop areas which are stagnant or
improperly used.
(e) An Environmental Impact Report has been prepared for the project in
accordance with the provisions of CEQA. Mitigation measures are
required which will reduce all identified impacts to a level less than
significant. A Mitigation Monitoring Program is required to ensure that all
mitigation measures are implemented. A Statement of Overriding
Considerations is required because of cumulative traffic impacts
associated with the development.
4. Parcel Map. As required by the Tentative Parcel Map Procedures [SSFMC Title
19], the following findings are made in approval of a Tentative Parcel Map
(PM05-0005) allowing five parcels to be merged, based on public testimony and
the materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: Tentative Parcel Map prepared by AMS,
dated June 7, 2005; the Lowe's Initial Study and Environmental Impact Report;
Design Review Board meeting of June 2l, 2005; Design Review Board meeting
of July 19, 2005; Design Review Board minutes of June 21, 2005; Design Review
Board minutes of July 19, 2005; Planning Commission staff report of April 20,
2006 and Planning Commission meeting of April 20, 2006; Planning Commission
staffreport of June 15, 2006 and Planning Commission meeting of June 15,2006;
Planning Commission staff report of July 20, 2006 and Planning Commission
meeting of July 20,2006:
(a) The proposed lot merger conforms with the requirements of the State
Subdivision Map Act and with the requirements of the City of South San
Francisco Title 19 Subdivision Code. The Tentative Parcel Map conforms
to City standards with regards to design, drainage, utilities, and street
improvements. A dedication for sidewalk and utilities is required. The lot
will exceed the sizes of the adjacent lots and exceed the City's minimum
lot size requirements. Conditions of approval will ensure that the
development complies with City development standards.
(b) The proposed lot merger complies with the General Plan Land Use
Element designation of the site of Business Commercial and the minimum
lot size requirements delineated in SSFMC Title 20 Zoning Regulations.
5. Transportation Demand Management Plan. As required by the Transportation
Demand Management Procedures [SSFMC Section 20.120.070J, the following
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findings are made in approval of the Preliminary Transportation Demand
Management Plan (TDM05-0002), based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which
include, but are not limited to: Site plans, floor plans and elevations revised June
7,2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact
Report; Design Review Board meeting of June 21,2005; Design Review Board
meeting of July 19, 2005; Design Review Board minutes of June 21, 2005;
Design Review Board minutes of July 19, 2005; Planning Commission staff
report of April 20, 2006 and Planning Commission meeting of April 20, 2006;
Planning Commission staff report of June l5, 2006 and Planning Commission
meeting of June l5, 2006; Planning Commission staff report of July 20, 2006 and
Planning Commission meeting of July 20,2006:
(a) The proposed Preliminary Transportation Demand Management Plan
measures are feasible and appropriate for the retail development located at
600-700 Dubuque Avenue with up to 24 hour operation in the Planned
Commercial Zone District adjacent to other commercial uses.
(b) The proposed performance guarantees, consisting of an Annual and
Triennial Reviews, will ensure that the target alternative mode use
established for the project of 28% based on a Floor Area Ratio of 0.25
[SSFMC 20.120.030 (C)] will be achieved and maintained.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City
of South San Francisco does hereby:
A. Certify, in accordance with the California Environmental Quality Act, of the Final
Environmental Impact Report and the following, assessing environmental impacts
of the proposed development of a home improvement retail store:
1. Findings Concerning Significant and Potentially Significant
Impacts, attached hereto as Exhibit A;
11. Findings Concerning Alternatives, attached hereto as Exhibit B;
111. The Statement of Overriding Considerations, attached hereto as
Exhibit C;
IV. The Conditions of Approval, attached hereto as Exhibit D.
v. The Mitigation Monitoring Program, attached hereto as Exhibit E.
B. Approve the Planned Unit Development allowing parking in a portion of the
minimum required front setback, situated at 600-700 Dubuque Avenue in the
Planned Commercial Zoning district.
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C. Approve the Use Permit allowing outdoor sales, outdoor storage, a use generating
in excess of 100 vehicle trips per day, up to 24 hour daily operation, and the
determination of a parking rate, situated at 600-700 Dubuque Avenue, in the
Planned Commercial Zone District.
D. Approve Tentative Parcel Map allowing five parcels situated at 600-700 Dubuque
Avenue to be merged.
E. Approve Transportation Demand Management Plan concerning the Lowe's
development to be situated at 600-700 Dubuque Avenue, in the Planned
Commercial Zone District.
I hereby certify that the foregoing resolution was adopted by the City Council of the City of
South San Francisco at the regular meeting held on the day of , 2006,
by the following vote:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
Attest:
City Clerk
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Exhibit A
Findings Concerning Significant and Potentially Significant Impacts and Mitigation
Measures
Pursuant to Public Resources Code section 21081 and CEQA Guidelines sections l509l, the
City Council hereby makes the following findings with respect to the potential for significant
environmental impacts and means for mitigating those impacts. Many of the impacts and
mitigation measures in the following findings are summarized rather than set forth in full. The
text of the Draft and Final EIRs should be consulted for a complete description of the impacts
and mitigations. Findings pursuant to section 21081(c) relating to Project alternatives are made
in Exhibit B.
Impact 4-1: Implementation of Transportation Control Measures (TCMs). The Project does
not include specific measures that are consistent with applicable TCMs identified in the Clean
Air Plan. Potentianv significant impact; DEIR page 4-5.
Mitigation Measure 4-1: Transportation Demand Management Program (TDM). Project will be
required to develop a TDM program, which shall reasonably implement applicable TCMs,
including:
TCM #1: Support Voluntary Employer-Based Trip Reduction Programs;
TCM #9: Improve Bicycle Access and Facilities;
TCM #12: Improve Arterial Traffic Management;
TCM #19: Pedestrian Travel.
The final TDM shall be subject to the review and approval of the San Mateo City/County
Association of Governments (CICAG) and the City's Chief Planner.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 4-2: Construction Dust. Construction activity for the Project involves a high potential
for the emission of dust and other air pollutants. Construction activities would generate vehicular
exhaust emissions and fugitive particulate matter emissions. Construction activity would
temporarily affect local air quality, causing a temporary increase in particulate dust and other
pollutants. Potentially significant impact; DEIR page 4-6.
Mitigation Measure 4-2: Dust Suppression Procedures. The following measures shall be included
in construction contracts to control fugitive dust emissions during construction:
· Water all active construction areas at least twice daily;
· Water or cover stockpiles of debris, soil, sand or other materials that can be blown by
the wind;
· Cover all trucks hauling soil, sand, and other loose materials, or require all trucks to
maintain at least two feet of freeboard;
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. Sweep daily (preferably with water sweepers) all paved access road, parking and staging
areas at construction sites;
. Sweep streets daily (preferably with water sweepers) if visible soil material is carried
onto adjacent public streets.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5-1: Seismic Ground Shaking. There exists a high probability that the proposed
development would be subjected to strong to violent ground shaking from an earthquake during
the life of the Project. Potentially significant impact; DEIR page 5-13.
Mitigation Measure 5-l a: Compliance with Uniform Building Code and California Building
Code. Project development shall meet requirements of the California Building Code, including
the California Building Standards, as modified by the amendments, additions and deletions as
adopted by the City of South San Francisco, California. Incorporation of seismic construction
standards will reduce the potential for catastrophic effects of ground shaking, such as complete
structural failure, but will not completely eliminate the hazard of seismically induced ground
shaking.
Mitigation Measure 5-1 b: Compliance with Recommendations of a Design Level Geotechnical
Report. Proper foundation engineering and construction in accordance with the recommendations
of a Registered Geotechnical Engineer and a Registered Structural Engineer shall be included in
the Project.
At a minimum, the structural engineering design shall incorporate seismic parameters as outlined
in the preliminary geotechnical investigation report and from the California Building Code. The
City's Chief Building Official may require a Final Geotechnical Engineering Report. The
applicant's plans shall be subject to the review and approval by the City's Chief Building
Official.
Mitigation Measure 5-lc: Obtain a building permit and complete final desi~ review. The Project
applicant shall obtain a building permit through the City of South San Francisco Building
Division. Final Design Review of planned buildings and structures shall be completed by a
licensed structural engineer for adherence to the seismic design criteria for planned commercial
and industrial sites in the East of 10l Area ofthe City of South San Francisco. According to the
East of 101 Area Plan Geotechnical Safety Element, buildings shall not be subject to catastrophic
collapse under foreseeable seismic events, and will allow egress of occupants in the event of
damage following a strong earthquake.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final ElR.
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Impact 5-2: Liquefaction and Ground Surface Settlement. Potentially liquefiable soil is
present within the upper 15 feet below ground surface on the northern and southern margins of
the site. Liquefaction of soils could result in damage to site improvements. Potentially significant
impact; DEIR page 5-15.
Mitigation Measure 5-2a: Compliance with Recommendations of the Geotechnical Engineering
Report and with Structural Design Plans as Prepared bv a Registered Structural Engineer. Proper
foundation engineering and construction shall be performed in accordance with the
recommendations of a Registered Geotechnical Engineer and a Registered Structural Engineer.
Structures shall be designed to minimize the affects of the anticipated seismic settlements.
Mitigation Measure 5-2b: Obtain a Building Permit and Complete Final Design Review. The
Project applicant shall obtain a building permit through the City of South San Francisco Building
Division. Final Design Review of planned buildings and structures shall be completed by a
licensed Structural Engineer for adherence to the seismic design criteria for planned commercial
and industrial sites in the East of lOl Area of the City of South San Francisco. According to the
East of 101 Area Plan, Geotechnical Safety Element, buildings shall not be subject to
catastrophic collapse under foreseeable seismic events, and will allow egress of occupants in the
event of damage following a strong earthquake.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5 3: Unstable Soils and Debris. Undoetl1nentcd fill soils are pI esellt 011 most of the
subject site to depths of approximately five to ten feet below ground surface. The presence of
unstable soils and debris could result in the uneven settlement of structures. Potentially
significant impact; DEIR page 5-16.
Mitigation Measure 5-3: Investigate Unstable Soils and Debris. A detailed investigation of the
undocumented fill soils shall be performed to determine the extent of potentially unstable soils
and debris. Based on results of this study the Geotechnical Engineer shall determine appropriate
measures to stabilize the unstable soils and debris present in undocumented fill at the site.
Methods of soil stabilization may include excavation of unstable soil and debris, replacement
with clean, engineered reinforced fill, construction of geo-piers to stabilize zones of unstable soil
and debris, and other methods as recommended by the Geotechnical Engineer.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 5-4: Soil Erosion. The Project would involve mass grading in a sensitive area near the
San Francisco Bay. Grading would disturb soil and displace topsoil that could potentially impact
vicinity drainages, and would eventually impact Colma Creek and the Bay. Potentially
significant impact; D EIR page 5-17.
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Mitigation Measure 5-4a: Erosion Control Plan. Prior to the issuance of the Grading Permit, the
applicant shall prepare and submit an Erosion Control Plan to the City, in conjunction with the
Grading Permit Application, which shall include, winterization, dust control, erosion control and
pollution control measures conforming to the ABAG Manual of Standards for Erosion and
Sediment Control Measures.
Mitigation Measure 5-4b: Storm Water Pollution Prevention Plan (SWPPP). In accordance with
the Clean Water Act and the State Water Resources Control Board (SWRCB), the Applicant
shall file a SWPPP prior to the start of construction. The SWPPP shall include specific best
management practices to reduce soil erosion.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-1: Routine Transportation, Use or Disposal of Hazardous Materials. Retail sales at
the site include many potentially hazardous products that will be routinely delivered to the
facility, transported to and from the site by customers, and transported from the site for disposal.
The risk of accidental environmental contamination is a potentially significant impact.
Potentially significant impact; DEIR page 6-14.
Mitigation Measure 6-1 a: Hazardous Materials Business Plan. Businesses occupying the
development must complete a Hazardous Materials Business Plan for the safe storage and use of
chemicals. Retail establishments, such as Lowe's Home Improvement Warehouses, are normally
required by law to report non-retail chemical storage of hazardous materials. Lowe's is
responsible for the safe disposal of these materials, which shall be additionally reported and
included in the Hazardous Materials Business Plan. Businesses occupying and/or operating at the
proposed development must review and update the entire Business Plan at least once every two
years, or within 30 days of any significant change.
Mitigation Measure 6-1b: Compliance with U.S. Department of Transportation, State of
California and Local Laws, Ordinances, and Procedures for Transportation of Hazardous
Materials and Hazardous Wastes. All transportation of hazardous materials and hazardous waste
to and from the site will be in accordance with Title 49 ofthe Code of Federal Regulations, US
Department of Transportation (DOT), State of California Department of Transportation
(Caltrans), and local laws, ordinances and procedures including placards, signs and other
identifying information.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-2: Accidental Hazardous Materials Release. Following the completion of
construction, warehousing, transport, and vending operations are expected to represent a
continuing threat to the environment through accidental release of potentially hazardous
materials. Potentially significant impact; DEIR page 6-15.
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Mitigation Measure 6-2a: Demolition Plan and Permitting. Prior to demolition of any buildings
or structures, the applicant shall prepare a Demolition Plan and obtain a Demolition Permit,
which shall include measures ensuring safe demolition of existing buildings and structures. For
the impact of flaking and peeling lead based paint, the requirements of Title 8, California Code
of Regulations, Section 1532.1 (T8 CCR 1532.1) must be followed.
Mitigation Measure 6-2b: California Accidental Release Prevention Program. (CalARP). The
applicant shall check State and Federal lists of regulated substances for chemicals that pose a
major threat to public health and safety of the environment because they are highly toxic,
flammable, and/or explosive. Should the applicant's business qualify for the program, as
determined in consultation with San Mateo County Environmental Health Department
(SMCEHD), the applicant must complete a CalARP registration form listing all regulated
substances and submit it to SMCEHD. Following registration, they shall submit a Risk
Management Plan (RMP).
Mitigation Measure 6-2c: Employee Training. The applicant shall develop and implement an
Employee Training Plan covering spill prevention, cleanup, and notification procedures in
accordance with OSHA and CAL OSHA.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 6-3: Potential Exposure to Residual Site Contamination. The site remains on a list of
hazardous materials sites compiled pursuant to Government Code Section 65962.5. Sampling
and testing has revealed residual contamination of soil and groundwater near the vicinity of
former leaking underground tanks located in the northern quarter of the property. It is possible
other similar contamination could be encountered in other areas, particularly during grading.
Construction workers could be subject to exposure to residual site contamination. Potentially
significant impact; DEIR page 6-18.
Mitigation Measure 6-3a: San Mateo County Environmental Health Department Closure of
Existing Facilities. Facilities shall submit a closure work plan in accordance with the San Mateo
County Environmental Health Department Business Closure Policy prior to vacating the
property. The closure plan must detail any necessary sampling and remediation. Closure would
not be granted until businesses have demonstrated there is no need for further remediation, and
shall include documentation of the removal of any hazardous chemicals.
Mitigation Measure 6-3b: Preparation and Implementation of a Soil and Groundwater
Management and Contingency Plan. A Soil and Groundwater Management and Contingency
Plan shall be prepared for review and approval by the San Mateo County Environmental Health
Department Groundwater Protection Division and City of South San Francisco Building
Department. Specific mitigation measures designed to protect human health and the environment
would be provided in the Plan.
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Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the fmal EIR.
Impact 6-4: Potential Interference with Emergency Response Plan. Increased traffic along
Dubuque Avenue could adversely impact emergency response time. Potentially significant
impact; DEIR page 6-21.
Mitigation Measure 6-4: Fire Department Review. Prior to the issuance of the Building Permit,
the City of South San Francisco Fire Department is required to review construction plans for
roadway modifications and shall establish temporary alternative emergency routes necessary for
the duration of the Project construction. The applicant shall design the aisleways and driveways
to meet the SSFMC and Uniform Building Code requirements for emergency access.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-1: Lack of Hydraulic Sizing Calculations for Storm Drain Interceptor. The
applicant has not provided hydraulic sizing calculations necessary to ensure that storm drain
interceptor devises are sized to maximize pollutant removal and meet water quality requirements.
Mitigation Measure 7-1: Storm Drain Interceptor Shall Be Designed in Accordance with CASOA
Sizing Recommendations. The storm drain interceptor shall be designed in accordance with
CASQA sizing recommendations for in-line separator BMPs. Final calculations, sizing criteria,
and maintenance responsibility provisions shall be submitted and approved prior to issuing
appropriate building permits. Potentially significant impact; DEIR page 7-13.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-2: Soil Erosion. Project grading and other construction activities will disturb site soils.
Mitigation Measure 7-2a: Preparation and Implementation ofProiect SWPPP. Project applicant
shall develop a SWPPP to protect water quality during and after construction. The Project
SWPPP shall include short and long-term mitigation measures as described in the final EIR.
Potentially significant impact; DEIR page 7-14.
Mitigation Measure 7-2b: Erosion Control Plan. The applicant shall complete an Erosion
Control Plan to be submitted to the City of South San Francisco in conjunction with the Grading
Permit Application. The Erosion Control Plan shall include controls for winterization, dust,
erosion, and pollution in accordance with the ABAG Manual of Standards for Erosion and
Sediment Control Measures.
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Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the enviromnental effect to a less than significant level, as identified
in the final EIR.
Impact 7-3: Increase in Overall Peak Runoff. The applicant has not provided a hydraulic
analysis or any other definitive information to determine changes, if any, to runoff rates into
Colma Creek. Potentially significant impact; DEIR page 7-17.
Mitigation Measure 7-3a: Stonn Drain Analvsis. Applicant shall conduct a hydraulic analysis of
the proposed storm drain system to determine any changes resulting from the Proj ect to storm
water discharge rates into Colma Creek. The analysis shall include Rational Method calculations
of pre- and post-development 1 O-year peak flows and shall take into account drainpipe slope and
elevations, drainpipe size(s), and system head losses within the Project site storm drain system.
Mitigation Measure 7-3b: Revised Storm Drain Plan. Applicant shall submit a revised storm
drain plan for Project that includes an on-site storm water detention system designed to release
surface runoff from the site at a rate comparable to the existing discharge rate.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 7-4: Increase in Peak Discharge to the Southern Municipal Drainpipe. The Project
as proposed will increase 10-year peak discharge to the southern municipal storm sewer
drainpipe by approximately 72%. No analysis has been provided to verify that the existing
municipal pipe can carry the design flows under proposed Project conditions. Potentially
significant impact; FEIR page 18-4.
Mitigation Measure 7-4a: Storm Drain Analvsis. Applicant shall conduct hydraulic analysis of
proposed storm drain system as described in Mitigation Measure 7-3a. If the analysis determines
that the existing municipal pipe cannot contain the additional flows from the proposed Project,
then Mitigation Measure 7 -4b shall be implemented.
Mitigation Measure 7-4b: Revised Storm Drain Plan. Applicant shall submit a Revised Storm
Drain Plan for the Project. Methods such as on-site storm water detention or storm drain line
upgrades may be considered. Alternatively, some greater portion of site run-off may be routed to
the existing northeast municipal
storm sewer drainpipe. The revised plan shall include drawings of the new
proposed system and shall include calculations of the new system capacity.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 9-1: Construction Related Noise. Project construction would result in temporary short-
term noise increases due to the operation of heavy equipment.
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Mitigation Measure 9-1: Noise Abatement. Noise controls shall be installed on construction
equipment, thereby reducing noise levels to 80 to 85 dBA at 25 feet, depending on the type of
equipment. Potentially significant impact; DEIR page 9-7.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 11-1: Trip Generation Exceeds 100 Trips During Peak Hours. The proposed Project
would generate 100 net new trips more than existing site uses during the AM and PM peak
hours. Significant impact; DEIR page 11-67.
Mitigation Measure 11-1: Transportation Demand Management Program. Project sponsors shall
implement a TDM program consistent with South San Francisco Zoning Ordinance, chapter
20.120. Once implemented, these programs must be ongoing for the occupied life of the
development.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 11-2: Year 2006 Intersection Level of Service Impacts. The Oyster Point
Boulevard/Dubuque AvenuefU.S. 101 Northbound on-ramp intersection would experience
significant increase in traffic volume. Level of Service (LOS) grades for this intersection would
drop from an E to an F, and volume would increase by 3.5%. Significant impact; DEIR page ll-
67.
Mitigation. There are no feasible physical improvements that the City could undertake at this
intersection to improve operation to Base Case Conditions or better.
Finding. This impact remains a significant and unavoidable impact. Specific economic, legal,
social, technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project alternatives
identified in the final EIR, as further set forth below in findings regarding alternatives and a
statement of overriding considerations.
Impact 11-5: Year 2006 Vehicle Queuing Impacts.
50th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would receive
more than a two percent increase in traffic (13.6%), with unacceptable Base Case queuing in the
left turn lane. Acceptable Base Case queuing in the combined left/through lane would also be
increased beyond the available storage with the addition of Project traffic. The Project would
increase combined through/1eft turn movements by 16.7%.
95th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would receive
more than a two percent increase in traffic (9.6%) with unacceptable Base Case queuing during
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the AM peak hour. During the PM peak hour, the Dubuque Avenue northbound approach left
turn lane and through/left turn lanes would receive more than a two percent increase in traffic
(19.5%) with unacceptable Base Case queuing in both lanes.
Significant impacts; DEIR page 11-69.
Mitigation. There are no feasible physical improvements that the City could undertake at this
intersection to reduce queuing to Base Case Conditions or better in either case.
Finding. This impact remains a significant and unavoidable impact. Specific economic, legal,
social, technological, or other considerations, including provision of employment opportunities
for highly trained workers, make infeasible the mitigation measures or project alternatives
identified in the fmal EIR, as further set forth below in findings regarding alternatives and a
statement of overriding considerations.
Impact 11-6: Year 2020 Intersection Level of Service Impacts. At the Bayshore/Oyster Point
Boulevard/Airport Boulevard intersection, during the PM peak hour, operation would remain
LOS F, but volumes would increase by more than two percent (2.4%). Significant impact; DEIR
page 11-71.
Mitigation Measure ll-6: Bayshore Boulevard/Sister Cities Boulevard/Oyster Point
Boulevard/Airport Boulevard. Applicant shall provide a fair share contribution to the same
mitigations required of the Terrabay Phase 3 development. Applicant shall restripe the
northbound Airport Boulevard approach to provide a second left turn lane, and reconfigure the
eastbound Sister Cities Boulevard approach to provide two left turn lanes, an exclusive through
lane and a shared through/right turn lane. Improvements to the eastbound approach should also
provide adjustments to the north curb line of Sister Cities Boulevard, if needed, to allow safe D-
turn movements. The resultant operation will be a PM peak hour LOS D.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
Impact 11-9: Year 2020 Vehicle Queuing Impacts.
50th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left turn
lane would receive an increase in traffic (5.8%) with unacceptable Base Case queuing during the
AM peak hour.
50th Percentile Queue; PM Peak Hour. During the PM peak hour, the Oyster Point Boulevard
westbound approach through lanes and left turn lane would receive a significant increase in
traffic (5.0% and 3.7%, respectively) with unacceptable Base Case queuing. The Dubuque
Avenue northbound approach left turn/through lanes will also experience significant increase in
traffic (4.4%) with unacceptable Base Case queuing.
95th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left turn
lane and combined through/left turn lanes will experience a 6.2% increase in traffic with
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unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound approach
left turn lane will experience an 8.8% increase in traffic with unacceptable Base Case queuing.
The Oyster Point Boulevard westbound approach left turn lane will have a demand increased
beyond the available storage with the addition of Project traffic.
95th Percentile Queue; PM Peak Hour. The Oyster Point Boulevard westbound approach
through lanes will receive a 5.0% increase in traffic with unacceptable Base Case queuing. The
Oyster Point Boulevard westbound approach left turn lane will receive a 3.7% impact in traffic
with unacceptable Base Case queuing. The Bayshore Boulevard southbound approach left turn
lane will experience a 5.3% increase in traffic with unacceptable Base Case queuing. The
Dubuque Avenue northbound approach left turn and combined through/left turn lanes will
receive a 4.4% increase in traffic with unacceptable Base Case queuing.
Significant impacts; DEIR page l1-73
Mitigation Measure ll-9a: 50th Percentile Oueue; Bayshore Boulevard/Sister Cities
Boulevard/Oyster Point Boulevard/Airport Boulevard. Applicant shall provide a fair share
contribution to the same mitigations required of the Terrabay Phase 3 development. Additionally,
applicant shall provide two left turn lanes on the eastbound Sister Cities Boulevard approach, and
stripe a second left turn lane on the northbound Airport Boulevard approach.
Mitigation Measure 11-9B: 95th Percentile Oueue; Bayshore Boulevard/Sister Cities
Boulevard/Ovster Point Boulevard/ Airport Boulevard. Applicant shall reconfigure the eastbound
Sister Cities Boulevard approach to provide two left turn lanes, an exclusive through lane and a
combined through/right turn lane. Additionally, applicant shall stripe a second left turn lane on
the northbound Airport Boulevard approach.
Finding. Even with Mitigation Measures 1l-9a and 1l-9b, these impacts remain significant and
unavoidable. Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the final EIR, as further set forth below in fmdings
regarding alternatives and a statement of overriding considerations.
Impact 11-10: Project Access Impacts.
Turn Lane Warrants. With regard to the four driveway connections from the site to Dubuque
Avenue, by 2020, PM peak hour volumes at driveway #2 (serving the front of Lowe's store)
would exceed warrant criteria levels for provision of a southbound left turn lane. Additionally,
year 2020 PM peak volumes would approach warrant criteria levels for provision ofleft turn
levels at driveways #1 and #3.
Sight Lines at Project Driveway; Connection to Dubuque Avenue. Landscaping may interfere
with required sight lines, as posted speeds adjacent to project site require minimum stopping
distances of 305 to 360 feet. The gradual curve between driveways #1 and #2 requires that a
direct line of sight extend through landscaping and/or frontages.
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Relationship olealtrain Station Driveway to Lowe's Southerly Driveway. The Project's
southerly driveway (driveway #4) would be located less than 20 feet north of the driveway
serving the South San Francisco Caltrain station. While the existing moderate to low turn
movements at each driveway would result in only a moderate safety concern, should the Caltrain
property redevelop into a higher intensity use, the proximity of the two driveways to one another
would create a significant safety concern.
Significant impacts; DEIR page ll-76
Mitigation Measure 11-10: Applicant shall revise the project site plan in the vicinity of driveway
#2 in order to widen Dubuque A venue sufficiently to provide a southbound left turn lane at least
250 feet long. In addition, it is strongly recommended that Dubuque Avenue be widened to
provide a continuous turn lane along the entire site frontage. Applicant shall provide low height
landscaping along the site's entire Dubuque Avenue frontage that would allow permanent sight
lines of at least 360 feet in both directions from each project driveway. The City of South San
Francisco shall post speed limit signs of 30 to 35 miles per hour along Dubuque Avenue in the
vicinity of the project site for both travel directions. The Caltrain station and Lowe's southerly
driveways should be combined. If this isn't done with Lowe's initial development, the project
site plan should take this ultimate single driveway connection into account that would be
provided at the time the Caltrain station parcel is redeveloped into a higher intensity use.
Finding. Changes or alterations have been required in, or incorporated into, the Project which
avoid or substantially lessen the environmental effect to a less than significant level, as identified
in the final EIR.
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Exhibit B
Findings Concerning Alternatives
CEQA requires that an EIR identify alternatives to a project as proposed. CEQA Guidelines
section 15126.6, subdivision (a), specifies that the EIR consider alternatives that would feasibly
attain most of the basic objectives of the project, but would avoid or substantially lessen many of
the significant environmental effects of the project. "Feasible" means capable of being
accomplished in a successful manner within a reasonable period of time, taking into account
economic, environmental, social, and technological factors. The Lowe's EIR identified two
alternatives: No Project and 0.50 Floor Area Ratio Alternative. The following fmdings are for
both the No Project and 0.50 Floor Area Ration Alternative as discussed in the EIR.
The City Council hereby finds that the two alternatives identified and described in the EIR were
considered and finds them to be infeasible for the specific economic, social, or other
considerations set forth below pursuant to CEQA section 21081(c).
No Project Alternative (EIR Page 13-l)
Under the No Project Alternative the Project site would remain as it is today-developed with
four buildings that total 241,737 square feet and house a variety of office and retail uses,
including one building occupied by West Marine. This Alternative would maintain the site's
Planned Commercial General Plan use designation, but the retail, office, and warehousing uses
would not be as intense or economically beneficial to the City as it would be if the Project as
proposed were implemented. The No Project Alternative is not consistent with the East of 101
Area Plan's policy towards increasing property tax revenues and generating new sources of sales
tax revenue. Nor is it consistent with the Plan's policy of improving streetscape along Dubuque
avenue.
The No Project Alternative would not result in the environmental impacts described in this EIR,
particularly those identified as significant and unavoidable. There would be approximately 160
fewer AM Peak Hour trips and 320 fewer PM Peak Hour trips, resulting in lower air pollutant
vehicle emissions and traffic levels of service. The No Project site would also not introduce
several of the hazardous materials that would be stored and used on the site as part of the Project,
and would preserve the protected trees that will otherwise need to be replaced. As such, the No
Project Alternative would be environmentally superior.
Finding: This alternative is found to be infeasible and rejected for the following reasons:
l. The City Council specifically finds that the No Project Alternative is rejected as an
alternative because it would not achieve any of the Project's objectives.
2. Though this alternative would avoid most ofthe significant impacts of the Project,
this alternative would not generate additional tax revenue.
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3. The No Project Alternative is inconsistent with at least some of the policies of the
East of 101 Area Plan.
0.50 Floor Area Ratio Alternative (EIR Page 13-2)
The 0.50 Floor Area Ratio Alternative proposes reducing the square footage of the Lowe's home
improvement and garden center from 148,698 square feet to 74,375 square feet. Such a reduction
would decrease the floor area ratio (FAR) from 0.25 to 0.13. The applicant has indicated that it
would not be economically feasible for Lowe's to occupy such a small building, based on its
standard store size and business model-the average Lowe's store is about 1l5,000 square feet.
The reduced development intensity would produce fewer vehicle trips and less air pollutant
emissions. Fewer vehicle trips would result in better freeway Levels of Service and better Levels
of Service on street intersections near the Project site. It would not however, completely mitigate
the significant impacts detailed in the Transportation and Circulation Chapter.
The 0.50 Floor Area Ratio Alternative would still provide extensive landscaping on the site, and
would also require a smaller amount of vehicle parking facilities. However, this Alternative
would effectively prohibit the Applicant from occupying the site, and alternate retail uses-
especially at half the proposed FAR-would not generate an equivalent economic benefit for the
City.
Finding: This alternative is found to be infeasible and rejected for the following reasons:
1. The City Council specifically finds that the 0.50 Floor Area Ratio Alternative is
rejected as an alternative because it would not achieve most of the basic objectives of
the Proj ect.
2. As this alternative would prohibit the Applicant from occupying the site, the
alternative would not satisfy the home improvement market needs in South San
Francisco and the surrounding area.
3. This alternative would not successfully mitigate all of the significant impacts, but
would greatly reduce the economic benefits to the City.
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Exhibit C
Statement of Overriding Considerations
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STATEMENT OF OVERRIDING CONSIDERATIONS
1. General. Pursuant to CEQA Guidelines section 15093, the City Council of the
City of South San Francisco adopts a Statement of Overriding Considerations for those
impacts identified in the Lowe's Project ("Project") EIR as significant and unavoidable.
(Resolution .) The City Council carefully considered each impact in its
decision to approve development of the Lowe's Project.
The City Council is currently considering the Lowe's Project and accompanying EIR.
The Project proposes demolition of three existing site buildings totaling 223,110 square
feet, and the construction of a 124,05l square foot Lowe's Home Improvement
Warehouse, a 24,698 square foot Lowe's Garden Center, a 665-space surface parking lot,
and retention of one existing 15,178 square foot retail building and open at-grade
parking. The 12.8 acre parcel on which the Project will be developed is located at 600-
790 Dubuque Avenue in the northwest portion of the East of 101 area. The parcel is
bounded on the west by Dubuque Avenue and Highway 101, on the north by a single
story office building, and on the east by the Southern Pacific Railroad line right-of-ways.
The City prepared an ErR for the Lowe's Project which identified environmental impacts
that were determined to be less than significant or could be mitigated to a less than
significant level. The EIR also identified some significant traffic-related impacts that
could not be mitigated or avoided.
The proposed development is for construction of a Lowe's store for retail sales of
building supplies, lumber, hardware and associated items, such as appliances, barbeques,
pool accessories, home furnishings, patio furniture, and other home improvement and
maintenance materials. The proposed Garden Center and Nursery will provide for retail
sales of plant and nursery items. The Project will also provide rental tools and equipment
to be leased for construction, landscaping, and home improvement projects. On-site truck
rentals will probably occur and the site may have several outdoor independent food
vendors. Approximately 160 to 184 full-time and part-time employees will be hired to
staff the store. These employees will come from the City of South San Francisco and
surrounding communities.
The City Council adopts this Statement of Overriding Considerations for development
approvals for the Lowe's Project. Pursuant to a 2002 court decision, the City Council
must adopt overriding considerations for the impacts that apply to the Lowe's Project,
which are identified in the Lowe's Project EIR as significant and unavoidable.l The City
Council believes that many of the unavoidable environmental effects in the Lowe's
Project EIR will be substantially lessened to a less than significant level by the proposed
mitigation measures and by the environmental protection measures to be adopted through
the Lowe's Project approvals. Even with mitigation, however, the City Council
recognizes that the implementation of the Project carries with it unavoidable adverse
effects as identified in the Lowe's Project EIR. The City Council specifically finds that to
1 "[P]ublic officials must still go on the record and explain specifically why they are apprOVing the
later project despite its significant unavoidable impacts." Communities for a Better Environment v.
Cal. Resources Aoency (2002) 103 Cal.App.4th 98, 125.
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the extent that the identified adverse or potentially adverse impacts for the Project have
not been mitigated to acceptable levels, there are specific economic, social,
environmental, land use, and other considerations that support approval of the Project.
2. Unavoidable Si2Dificant Adverse Impacts. The following unavoidable
significant impacts have been identified in the Lowe's Project EIR.
Impact 11.2 - Year 2006 Intersection Level of Service Impacts. While nearly all
intersections analyzed would maintain acceptable operation during AM and PM peak
hour conditions, the Oyster Point Boulevard/Dubuque AvenuelU.S. 101 Northbound on-
ramp intersection would experience significant increase in traffic volume. Level of
Service (LOS) grades for this intersection would drop from an E to an F, and volume
would increase by 3.5%.2 There are no feasible physical improvements that the City
could undertake at this intersection to improve operation to Base Case Conditions or
better.
Impact 11.5 - Year 2006 Vehicle Queuing Impacts
50th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would
receive more than a two percent increase in traffic (13.6%), with unacceptable Base Case
queuing in the left turn lane. Acceptable Base Case queuing in the combined left/through
lane would also be increased beyond the available storage with the addition of Project
traffic. The Project would increase combined through/left turn movements by 16.7%.
There are no feasible physical improvements that the City could undertake at this
intersection to reduce queuing to Base Case Conditions or better.
95th Percentile Queue. The Dubuque Avenue northbound approach left turn lane would
receive more than a two percent increase in traffic (9.6%) with unacceptable Base Case
queuing during the AM peak hour. During the PM peak hour, the Dubuque Avenue
northbound approach left turn lane and through/left turn lanes would receive more than a
two percent increase in traffic (19.5%) with unacceptable Base Case queuing in both
lanes. There are no feasible physical improvements that the City could undertake at this
intersection to reduce queuing to Base Case Conditions or better.
Impact 11.9 - Year 2020 Vehicle Queuing Impacts
50th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left
turn lane would receive an increase in traffic (5.8%) with unacceptable Base Case
queuing during the AM peak hour. There are no feasible physical improvements that the
City could undertake to reduce queuing to an acceptable level during the AM peak hour
at the Dubuque Avenue northbound approach left turn lane.
50th Percentile Queue; PM Peak Hour. During the PM peak hour, the Oyster Point
Boulevard westbound approach through lanes and left turn lane would receive a
significant increase in traffic (5.0% and 3.7%, respectively) with unacceptable Base Case
queuing. The Dubuque Avenue northbound approach left turnlthrough lanes will also
2 An increase in volume of greater than two percent was considered "significant" for purposes of
the EIR.
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experience significant increase in traffic (4.4%) with unacceptable Base Case queuing.
Mitigation Measure 11-9A will not reduce queuing to an acceptable level during the PM
peak hour at Oyster Point Boulevard or Dubuque Avenue lanes.
95th Percentile Queue; AM Peak Hour. The Dubuque Avenue northbound approach left
turn lane and combined through/left turn lanes will experience a 6.2% increase in traffic
with unacceptable Base Case queuing. Additionally, the Bayshore Boulevard southbound
approach left turn lane will experience an 8.8% increase in traffic with unacceptable Base
Case queuing. The Oyster Point Boulevard westbound approach left turn lane will have a
demand increased beyond the available storage with the addition of Project traffic. There
are no feasible physical improvements that the City could undertake at the Dubuque
Avenue northbound approach to reduce the impact to Base Case Conditions or better.
Mitigation 11-9B will not reduce queuing on Bayshore Boulevard or alleviate the storage
problem on Oyster Point Boulevard to acceptable levels.
95th Percentile Queue; PM Peak Hour. The Oyster Point Boulevard westbound approach
through lanes will receive a 5.0% increase in traffic with unacceptable Base Case
queuing. The Oyster Point Boulevard westbound approach left turn lane will receive a
3.7% impact in traffic with unacceptable Base Case queuing. The Bayshore Boulevard
southbound approach left turn lane will experience a 5.3% increase in traffic with
unacceptable Base Case queuing. The Dubuque Avenue northbound approach left turn
and combined through/left turn lanes will receive a 4.4% increase in traffic with
unacceptable Base Case queuing. Mitigation Measure 11-9B will not reduce queuing on
Oyster Point Boulevard westbound approaches to an acceptable level. Nor will the
Measure reduce queuing at the Bayshore Boulevard southbound approach to an
acceptable level. There are no feasible physical improvements that the City could
undertake at the Dubuque Avenue northbound approach to reduce the impact to Base
Case Conditions or better.
3. Overridine Considerations. The City Council now balances the unavoidable
impacts that apply to future development of the Lowe's Project, against it benefits, and
hereby determines that such unavoidable impacts are outweighed by the benefits of the
Lowe's Project as further set forth below.
The Project will generate a new source of significant tax revenue for the City. The
Lowe's store is estimated to generate gross sales upwards of $40 million per year,
resulting in a revenue stream of approximately $463,000 per year to the City. The Project
is expected to employ an estimated 160 to 184 full-time and part-time employees,
primarily derived from local communities. The Project will provide retail sales of
building supplies, lumber, hardware and associated items for construction, landscaping,
and home improvement projects in the area. Additionally the Project will provide rental
tools and equipment to be leased for such projects. Finally, the Project is generally
consistent with objectives and requirements of the City's General Plan and the Zoning
Code.
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Exhibit D
Conditions of Approval
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CONDITIONS OF APPROVAL
600-790 DUBUQUE AVENUE
P05-0097
LOWE'S
(As recommended by Planning Commission on July 20, 2006)
A. PLANNING DIVISION:
1. The applicant shall comply with the City's Standard Conditions and with
all the requirements of all affected City Divisions and Departments as
contained in the attached conditions, except as amended by the conditions
of approval.
2. The construction drawings shall substantially comply with the City
Council approved plans, as amended by the conditions of approval
including the revised plans prepared by AMS, dated July 10, 2006
submitted in association with P05-0097.
3. Prior to the issuance of the Building Permit, the landscape plan shall be
revised to incorporate the Design Review Board suggestions made at their
meeting of June 21 and July 19, 2005 and shall also include mature
shrubs, trees that have a minimum size of 24 inch box and a minimum
trunk diameter of 1.5 inches to 2.5 inches and 15% of the total number of
proposed trees shall have a minimum size of 36 inch box and a trunk
diameter equal to or greater than 2.5 inches. The landscape plan shall be
subject to the review and approval by the City's Chief Planner.
4. Prior to opening the business the owner shall obtain and thereafter
maintain a City Business License.
5. Prior to the final inspection the applicant shall have a Final Transportation
Demand Management Program (TDM) prepared by a qualified and
licensed traffic engineer that incorporates the provisions of the City of
South San Francisco SSFMC 20.120 Transportation Demand
Management. The Final TDM Plan shall closely follow the PTDM Plan
approved by the City Council in association with P05-0097 and shall be
subject to the review and approval by the City's Chief Planner. The Final
TDM shall also be subject to the review and approval by the San Mateo
City/County Association of Governments.
6. Prior to the Final Inspection, the owner shall establish a Site Maintenance
Program to maintain the site free of litter and debris and in good condition.
The plan shall be subject to the review and approval of the City's Chief
Planner.
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7. Prior to the Final Inspection, the owner shall establish a program for
Outdoor Storage, Outdoor Display and Sales, Seasonal Outdoor Display
and Sales, and precluding outdoor vendors as shown on the approved
plans. Outdoor storage shall be limited to the Garden Center. The plan
shall be subject to the review and approval of the City's Chief Planner.
8. In accordance with the California Environmental Quality Act, the owner
shall comply with all mitigation measures identified in the Environmental
Impact Report certified by the City Council of the City of South San
Francisco. Prior to the issuance of any permit, the owner shall implement
the Mitigation Monitoring Program including all mitigation measures in a
timely manner. The Mitigation Monitoring Program shall be subject to the
review and approval by the City's Chief Planner.
9. Prior to the final inspection, the owner shall work with Caltrain and
develop a shared driveway at the southerly Dubuque Avenue driveway
and the abutting Caltrain driveway eliminating ingress and egress conflicts
associated with the two properties. The design of the shared driveway
shall be subj ect to the review and approval of the City of South San
Francisco City Engineer. The driveway shall be installed prior to the
completion of the Caltrain station.
10. Within one year following the issuance of the Certificate of Occupancy,
the owner shall provide public art on the project site. The public art shall
be subject the review and approval of the Director of Economic &
Community Development Department and shall have a value of seventy-
five thousand dollars ($75,000). The Owner may satisfy this obligation
through a cash payment to the City.
(planning Division: Steve Carlson 650/877-8353, Fax 650/829-6639)
B. ENGINEERING DIVISION:
1. STANDARD CONDITIONS
The developer shall comply with the conditions of approval for commercial
projects, as detailed in the Engineering Division's "Standard Conditions for
Commercial and Industrial Developments", contained in our "Standard
Development Conditions" booklet, dated January 1998. This booklet is
available at no cost to the applicant from the Engineering Division.
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II. SPECIAL CONDITIONS
The developer shall comply with the on- and off-site traffic, sewer, drainage
and other infrastructure mitigation recommendations contained in the
approved Environmental Impact Report for the project. The approved
mitigation improvements shall be designed, furnished, constructed and
installed by the applicant's consultants and contractors, in accordance with
plans prepared by the applicant's consultant and approved by the City
Engineer. The work shall be constructed to City Standards, pursuant to a
secured encroachment permit, or off-site development improvement
agreement, obtained prior to receiving a building permit for the subject
proj ect. The cost of all work and permits to mitigate the infrastructure
impacts of the subj ect proj ect shall be borne by the applicant and shall be
performed at no cost to the City of South San Francisco.
A. The design of the project shall include settlement and retention
ponds and other approved devices, such as grassy swales, that will
filter pollutants from the site's storm water runoff, in compliance
with the City's and County's storm water discharge permit
requirements.
B. The applicant shall submit on-site pavement construction,
pavement repair, and curb repair, striping, signing, and traffic
control plans for the interior parking lot(s) and driveway isles
within the site that will be used by Lowe's employees and guests.
R1 "STOP" signs shall be installed at each exit that will be used by
the guests when leaving the site. Traffic control signs shall be
mounted on 2" diameter, galvanized steel poles.
C. Upon completion of the building alterations and site
improvements, the applicant shall clean, repair or reconstruct, the
existing curb, gutter and driveway approaches, along the entire
frontage of the subject parcel, as may be required by the City's
Construction Manager, to conform to current City public
improvement safety and drainage standards, prior to receiving a
"final", or occupancy permit, for the subject project.
D. The applicant shall install a traffic control light at the intersection
of Dubuque Avenue.
E. Prior to the issuance of a Building Permit for the proj ect, the
applicant shall pay the various fees detailed below.
III. ON-SITE IMPROVEMENTS
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A. The applicants shall design, construct and install a drainage system
capable of accommodating a 10-year design storm, within the
portions of the site that will be used by the health club for required
parking and vehicle or pedestrian access to or from the facility.
Any existing drainage facilities that are proposed to be re-used
shall be inspected by a competent consultant and cleaned, repaired,
or improved by the applicant's contractor, in order to conform to
City Engineering Division site drainage standards. Storm drain
pipes, shall not connect to each other at a "blind" connection. All
storm drains shall begin and end at a manhole, catch basin, inlet, or
junction box, in order to provide access for maintenance.
B. A report shall be prepared by the applicant's drainage consultant
and submitted to the City Engineer for review and approval. The
report shall describe the condition and adequacy of any existing
storm drainage facilities that will be re-used and shall justify the
design of all proposed new improvements to the site's drainage
system. The applicant shall design and install the drainage
improvements described in the approved report, to the satisfaction
of the City's Engineering Construction Manager.
C. New storm water pollution control devices and filters shall be
installed within the existing and new site drainage facilities located
within the areas subject to travel by the guests, as required to
prevent pollutants deposited on the impervious surfaces within the
site from entering the public storm drains. Plans for these facilities
shall be prepared by the applicant's consultant and submitted to the
Engineering Division and to the City's Environmental Compliance
Coordinator, for review and approval.
V. OYSTER POINT OVERPASS CONTRIBUTION FEE
The applicant shall pay the Oyster Point Overpass fee for the proposed
building, prior to receiving a building permit, in accordance with the
Standard Conditions referenced above. The subject proposal for a 124,000
SF Lowe's store and 24,698 SF Garden Center would result in a fee of
$442,416.73, which was calculated as follows:
Existing Industrial:
109,057 sq. ft x 5.46 trips/1,000 sq. ft. = 595.45 trips
Existing Office:
30,102 sq. ft x 12.30 tripsll,OOO sq. ft. = 370.25 trips
Existing Retail:
85,120 sq. ft x 48 trips/1,000 sq. ft. = 4,085.76 trips
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TOTAL TRIPS: 5,051.46
Proposed Retail:
152,890 sq. ft. @ 48 trips/lOOO sq. ft. = 7,338.72 trips
Total new trips:
7,338.72 (new trips) - 5,051.46 (existing trips) = 2,287.26 net new trips
Fee:
2,287.26 trips x $154 x [8229.62/6552.16 (Engr. Construction Index)] =
$442,416.73
VI. EAST OF 101 TRAFFIC II\1PACT FEES
Prior to issuance of a Building Permit for any building within the proposed
project, the applicant shall pay the East 101 Traffic Impact fee, in
accordance with the resolution adopted by the City Council at their
meeting of September 26, 2001, or as the fee may be amended in the
future.
Fee Calculation (as of May 2005)
152,890 SF @ $6.25 per each square foot = $955,562.50
(please note that the traffic impact fee is proposed to be increased. If the
applicant has not obtained a building permit and begun construction prior
to the date on which the fee is increased, the applicant will be required to
pay the revised fee.)
VII. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE
The City of South San Francisco has identified the need to investigate the
condition and capacity of the sewer system within the East of 101 area,
downstream of the proposed development. The existing sewer collection
system was originally designed many years ago to accommodate
warehouse and industrial use and is now proposed to accommodate uses,
such as offices and biotech facilities, with a much greater sewage flow.
These additional flows, plus groundwater infiltration into the existing
sewers, due to ground settlement and the age of the system, have resulted
in pumping and collection capacity constraints downstream of the subject
site. In order to fund these improvements the City Council has adopted a
fee on October 22,2002, which applies to all new development within the
area East of 101.
The applicant shall pay the East of 101 Sewer Facility Development
Impact Fee, as adopted by the City Council at their meeting of October 22,
2002. The adopted fee is $3.19 per gallon of discharge per day. The
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Carollo Study, which forms the basis for the system upgrades, calculated
Office/R&D uses to require a capacity of 400 gallons per day per 1000
square feet of development. Based upon this calculation, the potential fee
would be, if paid this year (the fee is subject to an inflation factor, as
determined by the Engineering News Record San Francisco Construction
Cost Index): 0.4 gallons per square foot (400 gpd/1000 sq. ft.) x $3.19 per
gallon x l52,890 sq. ft. = $195,087.64. The sewer contribution shall be
due and payable prior to receiving a building permit for each phase of the
development.
(Engineering Division: Michelle Bocalan 650/829-6652)
C. POLICE DEPARTMENT
1. Municipal Code Compliance
The applicant shall comply with the provisions of Chapter 15.48 ofthe
Municipal Code, "Minimum Building Security Standards" Ordinance
revised May 1995. The Police Department reserves the right to make
additional security and safety conditions, if necessary, upon receipt of
detailed/revised building plans.
2. Building Security
a. Doors
1. The jamb on all aluminum frame-swinging doors shall be
so constructed or protected to withstand 1600 lbs. of
pressure in both a vertical distance of three (3) inches and a
horizontal distance of one (1) inch each side of the strike.
2. Glass doors shall be secured with a deadbolt lock1 with
minimum throw of one (1) inch. The outside ring should be
free moving and case hardened.
3. Employee/pedestrian doors shall be of solid core wood or
hollow sheet metal with a minimum thickness of 1-3/4
1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single
action of the inside door knob/lever/tumpiece.
A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a tumpiece may be used in
"Group B" occupancies as defmed by the Uniform Building Code. When used, there must be a readily
visible durable sign on or adjacent to the door stating "Tbis door to remain unlocked during business
hours", employing letters not less than one inch bigh on a contrasting background. The locking device
must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building
Official for due cause.
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inches and shall be secured by a deadbolt lockl with
minimum throw of one (1) inch. Locking hardware shall
be installed so that both deadbolt and deadlocking latch can
be retracted by a single action of the inside knob, handle, or
turn piece.
4. Outside hinges on all exterior doors shall be provided with
non-removable pins when pin-type hinges are used or shall
be provided with hinge studs, to prevent removal of the
door.
5. Doors with glass panels and doors with glass panels
adjacent to the doorframe shall be secured with burglary-
resistant glazing2 or the equivalent, if double-cylinder
deadbolt locks are not installed.
6. Doors with panic bars will have vertical rod panic hardware
with top and bottom latch bolts. No secondary locks should
be installed on panic-equipped doors, and no exterior
surface-mounted hardware should be used. A 2" wide and
6" long steel astragal shall be installed on the door exterior
to protect the latch. No surface-mounted exterior hardware
need be used on panic-equipped doors.
7. On pairs of doors, the active leaf shall be secured with the
type of lock required for single doors in this section. The
inactive leaf shall be equipped with automatic flush
extension bolts protected by hardened material with a
minimum throw of three-fourths inch at head and foot and
shall have no doorknob or surface-mounted hardware.
Multiple point locks, cylinder activated from the active leaf
and satisfying the requirements, may be used instead of
flush bolts.
8. Any single or pair of doors requiring locking at the bottom
or top rail shall have locks with a minimum of one throw
bolt at both the top and bottom rails.
b. Windows
1. Louvered windows shall not be used as they pose a
significant security problem.
2. Accessible rear and side windows not viewable from the
25/16" security laminate, 1/4" polycarbonate, or approved security fIlm treatment, minimum.
-34-
street shall consist of rated burglary resistant glazing or its
equivalent. Such windows that are capable of being opened
shall be secured on the inside with a locking device capable
of withstanding a force of two hundred- (200) lbs. applied
in any direction.
3. Secondary locking devices are recommended on all
accessible windows that open.
c. Roof Openings
1. All glass skylights on the roof of any building shall be
provided with:
a) Rated burglary-resistant glass or glass-like acrylic
material. 2
or:
b) Iron bars of at least 1/2" round or one by one-fourth inch
flat steel material spaced no more than five inches apart
under the skylight and securely fastened.
or:
c) A steel grill of at least 1/8" material or two inch mesh under
skylight and securely fastened.
2. All hatchway openings on the roof of any building shall be
secured as follows:
a) If the hatchway is of wooden material, it shall be covered
on the outside with at least l6 gauge sheet steel or its
equivalent attached with screws.
b) The hatchway shall be secured from the inside with a slide
bar or slide bolts. The use of crossbar or padlock must be
approved by the Fire Marshal.
c) Outside hinges on all hatchway openings shall be provided
with non-removable pins when using pin-type hinges.
3. All air duct or air vent openings exceeding 8" x 12" on the
roof or exterior walls of any building shall be secured by
covering the same with either of the following:
a) Iron bars of at least 1/2" round or one by one-fourth inch
flat steel material, spaced no more than five inches apart
-35-
and securely fastened.
or:
b) A steel grill of at least 1/8" material or two inch mesh and
securely fastened and
c) If the barrier is on the outside, it shall be secured with
galvanized rounded head flush bolts of at least 3/8"
diameter on the outside.
d. Lighting
1. All exterior doors shall be provided with their own light
source and shall be adequately illuminated at all hours to
make clearly visible the presence of any person on or about
the premises and provide adequate illumination for persons
exiting the building.
2. The premises, while closed for business after dark, must be
sufficiently lighted by use of interior night-lights.
3. Exterior door, perimeter, parking area, and canopy lights
shall be controlled by photocell and shall be left on during
hours of darkness or diminished lighting.
a. Parking Lot lighting: Exterior parking lot lights shall be
high-pressure sodium mast lighting for illumination and
color rendition, at least 10 feet in height, and provide a
minimum of three foot candles of light to the area, to
mitigate trip and fall potential, and allow the identification
of a person from a distance of 25 feet.
e. Numbering of Buildings
1. The address number of every commercial building shall be
illuminated during the hours of darkness so that it shall be
easily visible from the street. The numerals in these
numbers shall be no less than four to six inches in height
and of a color contrasting with the background.
2. In addition, any business, which affords vehicular access to
the rear through any driveway, alleyway, or parking lot,
shall also display the same numbers on the rear of the
building.
3. The roof of the store shall also have the building address
-36-
affixed to it to aid with helicopter navigation. The
numerals shall be no less than four feet in height and of a
color contrasting with the roof surface.
f. Alarms
1.
The business shall be equipped with at least a central
station silent intrusion alarm system. There shall be a panic
button for robbery alarm activation at the cashier's
locations, the manager's office, and the location of the safe.
NOTE:
To avoid delays in occupancy, alarm installation steps
should be taken well in advance of the final inspection.
g. Traffic, Parking, and Site Plan
1.
Handicapped parking spaces shall be clearly marked and
properly sign posted.
NOTE:
For additional details, contact the Traffic Bureau Sergeant
at (650) 829-3934.
h. Uniformed Security Personnel
This site shall require at least two unarmed, uniformed and
licensed security officers. The Police Department's Community
Relations Unit must approve the security company.
If a large event is scheduled, such as an open house or grand
opening, the applicant will contact the Police Department to
determine additional security needs.
NOTE: For additional details, contact the Community Relations
Sergeant at (650) 877-8922.
1. Security Cameras
Closed circuit television cameras should be mounted at the front of
the store building, the manager's office/safe area, loading docks,
and cashier locations. Cameras intended to monitor the outdoor
sales area are strongly encouraged.
These cameras will be part of a digital surveillance system, which
will be monitored on-site and accessible on the World Wide Web.
This system is to aid in the identification of unauthorized personnel
and mitigate thefts.
-37-
J. Misc. Security Measures
1. Commercial establishments having one hundred dollars or
more in cash on the premises after closing hours shall lock
such money in an approved type money safe with a
minimum rating ofTL-15.
(police Department: Sgt. E. Alan Normandy 650/877-8927)
D. FIRE PREVENTION:
1. Install fire sprinkler system per NFP A 13/SSFFD requirements under
separate fire plan check and permit for overhead and underground.
2. Fire sprinkler system shall be central station monitored per California Fire
Code section 1003.3.
3. Install exterior listed horn/strobe alarm device.
4. Provide class ill combination standpipe-sprinkler system conforming to
NFP A 13/SSFD requirements.
5. Provide 20 foot wide clear emergency vehicle access road. Indicate as fire
lane with no parking allowed.
6. Access road shall have all weather driving capabilities and support the
imposed load of 68,000 pounds.
7. Road gradient shall not exceed maximum allowed by the SSF City
Engineer.
8. Provide fire flow in accordance with California Fire Code Appendix ill-A.
9. Provide portable thermal imager to mitigate search and rescue of
occupants from high occupant load warehouse structure.
10. Provide fire hydrants; location and number to be determined.
11. All buildings shall provide premise identification in accordance with SSF
municipal code section 15.24.100.
12. Provide Knox key box for each building with access keys to entry doors,
electrical/mechanical rooms, elevators, and others to be determined.
-38-
13. Install panic and fire exit hardware.
14. Provide emergency illumination.
15. Provide exit signs.
(Fire Prevention: Bryan Niswonger 650/829-6645)
E. WATER QUALITY CONTROL PLANT
l. A plan showing the location of all storm drains and sanitary sewers must
be submitted.
2. The onsite catch basins are to be stenciled with the approved San Mateo
Countywide Stormwater Logo.
3. Storm water pollution preventions devices are to be installed. A
combination oflandscape based controls (e.g., vegetated swales,
bioretention areas, planter/tree boxes, and ponds) and manufactured
controls (vault based separators, vault based media filters, and other
removal devices) are preferred. Existing catch basins are to be retrofitted
with filter type catch basin inserts or equivalent. These devices must be
shown on the plans prior to the issuance of a permit. CDS or Stormceptor
units alone are not acceptable. These units must be used in series with an
additional treatment measure.
4. The applicant must submit a signed maintenance schedule for the
stormwater pollution prevention devices installed.
5. Plans must include the total acreage of the site.
6. Applicant must complete the NPDES Permit Impervious Surface
Collection Worksheet prior to the issuance of a permit.
7. Roof condensate must be routed to sanitary sewer. This must be shown on
plans prior to issuance of a permit.
8. Trash handling area must be covered, enclosed and must drain to sanitary
sewer. This must be shown on the plans prior to issuance of a permit.
9. Loading dock area should be designed with an over hang and any drain
must be connected to the sanitary sewer system. This must be shown on
plans prior to issuance of a permit.
10. Install separate water meters for the building and landscape.
-39-
11. Fire sprinkler system test/drainage valve must be plumbed into the
sanitary sewer system. This must be shown on the plans prior to issuance
of a permit.
12. A construction Storm Water Pollution Prevention Plan must be submitted
and approved prior to the issuance of a permit. Including a copy of the
NOr.
13. Plans must include location of concrete wash out area and location of
entrance/outlet of tire wash.
14. A grading and drainage plan must be submitted.
15. An erosion and sediment control plan must be submitted.
16. Applicant must pay sewer connection fee at a later time based on
anticipated flow, BOD and TSS calculations.
(Water Quality: Cassie Prudhel 650/829-3840)
-40-
Exhibit E
Mitigation Monitoring Program
-41-
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RESOLUTION NO. 2657-2006
PLANNING COMMISSION
CITY OF SOUTH SAN FRANCISCO,
STATE OF CALIFORNIA
A RESOLUTION RECOMMENDING CERTIFICATION OF THE FINAL
ENVIRONMENTAL IMPACT REPORT, INCLUDING SIGNIFICANT AND
POTENTIALLY SIGNIFICANT IMP ACTS, FINDINGS CONCERNING
ALTERNATIVES, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A
MITIGATION MONITORING PROGRAM, AND APPROVAL OF ENTITLEMENTS,
INCLUDING A PLANNED UNIT DEVELOPMENT, USE PERMIT, AND
TRANSPORTATION DEMAND MANAGEMENT PLAN FOR A NEW 148,698 SQUARE
FOOT LOWE'S FACILITY AT 600-790 DUBUQUE AVENUE
'WHEREAS, Lowe's has applied to demolish three of the four existing buildings on the
12.8 acre parcel located at 600-790 Dubuque Avenue, and construct in their place a l24,000
square foot Lowe's Home Improvement Warehouse, a 24,698 square foot Lowe's Garden Center,
a 655-space surface parking lot, with 118 of the proposed parking spaces located on a separate
parcel leased by the applicant, and retention of an existing 15,178 square foot retail building and
open at-grade parking ("Project"); and
'WHEREAS, the entitlements proposed would provide for (1) construction of the Project;
(2) a Planned Use Development allowing parking in a portion of a front setbac~; (3) a Use Permit
allowing outdoor sales, outdoor storage, a use generating in excess of lOO vehicle trips per day,
up to 24 hour daily operation, and the determination of a parking rate; (4) Design Review
allowing a new l24,000 square foot Lowe's Home Improvement Warehouse, a 24,698 square
foot Lowe's Garden Center, and a 655-space surface parking lot; (5) Transportation Demand
Management Plan reducing vehicle trips; and (6) a Development Agreement; and
'WHEREAS, a Notice of Preparation for a Draft Environmental Impact Report ("DEIR")
was issued on August 5,2005, informing all interested parties of the City's intention to prepare
an Environmental Impact Report; and
'WHEREAS, a DEIR was prepared evaluating the significant and potentially significant
impacts of the development, the growth inducing impacts of the development, the cumulative
impacts of the development, and alternatives to the proposed project; and
'WHEREAS, the DEIR analyzes two alternatives to the Project, including a no project
alternative; and
1
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WHEREAS, the public review period on the DEIR commenced on January 31, 2006, and
closed on March 17,2006; and
WHEREAS, the City prepared responses to comments on environmental issues received
during the public review period and at the public hearings, which responses clarify and amplify
the information contained in the DEIR, providing a good faith reasoned analysis supported by
factual information. The comments and responses to comments were published in a Final
Environmental Impact Report ("FEIR") dated June 2006, which incorporated the DEIR; and
WHEREAS copies of the FEIR were distributed or otherwise made available to the
Planning Commission, responsible agencies, and other interested parties; and
\VHEREAS, based on the FEIR and other information in the record, there are impacts of
the Project which are not environmentally significant and which require no findings or mitigation
upon approval; and,
WHEREAS, based on the FEIR and other information in the record, there are certain
significant and potentially significant environmental impacts of the Project which could be
mitigated to a level of insignificance, therefore mitigation findings are required pursuant to
CEQA S2108l and CEQA Guidelines S15091 upon Project approval; and,
WHEREAS, based on the FEIR and other information in the record, there are significant
and potentially significant impacts of the Project which could not be mitigated to a level of
insignificance, therefore the alternatives to the Project as proposed were examined to determine
if they would avoid any of the unmitigated significant impacts; and,
WHEREAS, based on the FEIR and other information in the record, there are significant
and potentially significant environmental impacts of the Project which could not be reduced to a
level of insignificance, therefore a Statement of Overriding Considerations is required upon
Project approval; and,
WHEREAS, CEQA S21081.6 requires that where mitigation findings are made for
significant and potentially significant environmental impacts, a mitigation monitoring and
reporting program shall be adopted upon Project approval to ensure compliance with the
mitigations during project implementation; and,
WHEREAS, the above-referenced mitigation and monitoring program shall be submitted
concurrently with the precise plan for the Lowe's site; and
WHEREAS, the location and custodian of the documents which constitute the record of
proceedings upon which the City's decision on entitlements relating to the FEIR is the City of
South San Francisco Planning Division, 315 Maple Avenue, South San Francisco; and,
\\THEREAS, the mitigation measures identified in the FEIR will be applied as conditions
of Project approval.
2
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NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this' resolution, and that the Planning Commission of the City of South San
Francisco hereby adopts the following findings based upon the entire record for the Lowe's
development, including without limitation, the South San Francisco General Plan, the Lowe's
initial study and Environmental Impact Report, and the comments received in response to the
Draft Environmental Impact Report, site plans, floor plans and elevations revised June 7, 2005
prepared by AMS; the Lowe's Initial Study and Environmental Impact Report; Design Review
Board meeting of June 21, 2005; Design Review Board meeting of July 19,2005; Design Review
Board minutes of June 21, 2005; Design Review Board minutes of July 19, 2005; Planning
Commission staff report of June l5, 2006 and Planning Commission meeting of June 15,2006;
Planning Commission staff report of July 20, 2006 and Planning Commission meeting of July 20,
2006:
l. Environmental Impact Report, As required by the California Environmental
Quality Act (CEQA) [pub. Res, Code SS 21000 et seq.], the following findings
are made in approval of a Final Environmental Impact Report and Statement of
Overriding Considerations, allowing development of a home improvement retailer
situated at 600-790 Dubuque A venue in the Planned Commercial Zoning district,
subject to making the findings of approval and, based on public testimony and the
materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: the Lowe's initial study and Environmental
Impact Report, and the comments received in response to the Draft Environmental
Impact Report, site plans, floor plans and elevations revised June 7, 2005 prepared
by AMS; the Lowe's Initial Study and Environmental Impact Report; Design
Review Board meeting of June 2l, 2005; Design Review Board meeting of July
19, 2005; Design Review Board minutes of June 21,2005; Design Review Board
minutes of July 19, 2005; Planning Commission staff report of June 15,2006 and
Planning Commission meeting of June l5, 2006; Planning Commission staff
report of July 20, 2006 and Planning Commission meeting of July 20, 2006:
(a) The key environmental issue identified by City staff is traffic. Mitigation
measures are proposed to reduce many of the identified impacts to a less
than significant level. However, significant cumulative traffic impacts
attributable to the development will occur and cannot be feasibly
mitigated. The project proponent has also revised the site plan to reduce
some of the impacts and improve circulation. The plans now reflect the
provision of a left-turn pocket on Dubuque Avenue providing better and
safer site access. The applicant is also proposing to improve on-site
circulation as suggested by the City's traffic consultant and is proposing to
increase the amount of parking; both of these improvements are not
considered impacts and do not require mitigation, but will help ease on-
site congestion.
3
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(b) A Statement of Overriding Considerations has been prepared for those
significant impacts which are unavoidable. The Statement of Overriding
Considerations concludes that significant and unavoidable impacts
resulting from the development, specifically, traffic impacts, are
outweighed by the benefits of the Lowe's development. Approval of the
project will generate a new source of significant tax revenue for the City.
The Lowe's store is estimated to generate gross sales upwards of $40
million per year, resulting in a revenue stream of approximately $400,000
per year to the City. The Project is expected to employ an estimated 150 to
175 full-time and part-time employees, primarily derived from local
communities. The Project will provide retail sales of building supplies,
lumber, hardware and associated items for construction, landscaping, and
home improvement projects in the area. Additionally the project will
provide rental tools and equipment to be leased for such projects. Finally,
the Project is generally consistent with objectives and requirements of the
City's General Plan and the Zoning Code.
2. Planned Unit Development, As required by the Planned Unit Development
Procedures [SSFMC Chapter 20.84J, the following findings are made in approval
of a Planned Unit Development Permit (PUD05-0002) allowing parking in a
portion of the minimum required front setback, situated at 600-790 Dubuque
A venue in the Planned Commercial Zoning district, subject to making the findings
of approval and, based on public testimony and the materials submitted to the City
of South San Francisco Planning Commission which include, but are not limited
to: Site plans, floor plans and elevations revised June 7, 2005 prepared by AMS;
the Lowe's Initial Study and Environmental Impact Report; Design Review Board
meeting of June 21, 2005; Design Review Board meeting of July 19,2005; Design
Review Board minutes of June 21, 2005; Design Review Board minutes of July
19,2005; Planning Commission staff report of June 15,2006 and Planning
Commission meeting of June 15, 2006; Planning Commission staff report of July
20, 2006 and Planning Commission meeting of July 20, 2006:
(a) The site is physically suitable for a home improvement center, The
development is similar in style to existing adjacent buildings and shares a
similar floor area ratio and will reinforce a commercial environment of
sustained desirability and stability by matching the development quality
and design. Conditions of approval require that the new building and site
improvements conform to the City's development standards.
(b) The proposed exception allowing a reduction in part of the rear setback
adjacent to the open at-grade parking lot is acceptable in that the planned
development will be of general benefit to the community by providing a
service and diversity of products not otherwise available in the City or in
anyone location, The exception will not unreasonably be detrimental to
the health, safety, welfare, comfort or convenience of persons working
4
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vicinity of the property in that the development provides for improved
access and circulation and is of a design that is a significant improvement
over the existing building and site improvements and is a better fit with the
existing nearby buildings.
(c) The project complies with the provisions of the California Environmental
Quality Act. An Environmental Impact Report was prepared and circulated
for public comments. Mitigation measures are identified to reduce impacts
to a level less than significant. A Statement of Overriding Concerns is
proposed due to cumulative traffic impacts associated with the
development. A Mitigation Monitoring Program is required to ensure that
all mitigation measures are implemented.
(d) The proposed development is consistent with the General Plan Land Use
Element designation of the site as Business Commercial. The proposed
project is consistent with the General Plan which designates the property
Business Commercial and the East of 101 Area Plan. Retention of existing
retail development is a key principle of the plan, Policy LU-4a supports
development of retail use in areas designated "Planned Commercial". The
proposed development's floor area ratio (FAR) of 0.25 is well below the
maximum FAR of 0.5 allowed in the Business Commercial land use
designation.
(e) The proposed retail development will not be adverse to the public health,
safety or general welfare of the community, or unreasonably detrimental to
surrounding properties or improvements. The development is designed to
comply with the City's Design Guidelines and the architectural theme of
the surrounding commercial developments. Conditions of approval are
attached which will ensure that the development complies with local
development standards and requirements,
(f) The City's Design Review Board determined that the proposed building
design and site improvements comply with the City's Design Guidelines
and recommended approval of the proposed development.
3. Use Permit, As required by the "Use Permit Procedure" (SSFMC Chapter 20,81),
the Planning Commission makes the following findings in support of the request
to approve a Use Permit (up05-0021) allowing outdoor sales, outdoor storage, a
use generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate, situated at 600- 790 Dubuque
Avenue, in the Planned Commercial Zone District, based on public testimony and
the materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: Site plans, floor plans and elevations revised
June 7, 2005 prepared by AMS; the Lowe's Initial Study and Environmental
Impact Report; Design Review Board meeting of June 21, 2005; Design Review
5
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Board meeting of July 19,2005; Design Review Board minutes of June 21, 2005;
Design Review Board minutes of July 19,2005; Planning Commission staff report
of June 15,2006 and Planning Commission meeting of June 15,2006; Planning
Commission staff report of July 20, 2006 and Planning Commission meeting of
July 20, 2006:
(a) The proposed retail development allowing outdoor sales, outdoor storage,
generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate not identified in the
SSFMC will not be adverse to the public health, safety, or general welfare
of the community, or unreasonably detrimental to surrounding properties
or improvements. The site is physically suitable for the type and intensity
of the land use being proposed, and the compatibility with adjacent
developments was thoroughly analyzed in the Environmental Impact
Report. Conditions of approval and mitigation measures are required to
ensure protection of public safety, reduce traffic, reduce parking demand
and ensure compliance with Federal, State and City development and
environmental standards.
(b) The proposed retail development allowing outdoor sales, outdoor storage,
generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate not identified in the
SSFMC is consistent with the General Plan which designates the property
Business Commercial and the East of 1l Area Plan. Retention of existing
retail development is a key principle of the plan. Policy LU-4a supports
development of retail use in areas designated "Planned Commercial", The
proposed development's floor area ratio (FAR) of 0.25 is well below the
maximum FAR of 0.5 allowed in the Business Commercial land use
designation.
(c) The proposed retail development allowing outdoor sales, outdoor storage,
generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate not identified in the
SFMC meets or exceeds the minimum standards and requirements of the
City's Zoning Ordinance which designates the site Planned Commercial.
Retail use is allowed subject to an approved Use Permit. The proposed
outdoor sales and storage is commonly associated with home improvement
centers retail development. The number of parking spaces is adequate to
serve the proposed retail use based on parking data for similar home
improvement centers, the Institute of Traffic Engineers data and that a
TD M Plan will be required, Conditions of approval are required to ensure
compliance with the City's development standards, reduce parking
demand, provide security and ensure that the site is well maintained.
6
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(d) The proposed project is consistent with the goals and objectives of the
Redevelopment Program for the Downtown/Central Redevelopment
Project Area, and specifically with the following:
1. To create and develop local job opportunities and to preserve the
area's existing employment base.
11. To replan, redesign and develop areas which are stagnant or
improperly used.
(e) An Environmental Impact Report has been prepared for the project in
accordance with the provisions of CEQA. Mitigation measures are
required which will reduce all identified impacts to a level less than
significant. A Mitigation Monitoring Program is required to ensure that all
mitigation measures are implemented. A Statement of Overriding
Consideration is required because of cumulative traffic impacts associated
with the development.
4. Parcel Map. As required by the Tentative Parcel Map Procedures [SSFMC Title
19], the following findings are made in approval of a Tentative Parcel Map
(PM05-0005) allowing five parcels to be merged, based on public testimony and
the materials submitted to the City of South San Francisco Planning Commission
which include, but are not limited to: Tentative Parcel Map prepared by AMS,
dated June 7, 2005; the Lowe's Initial Study and Environmental Impact Report;
Design Review Board meeting of June 21, 2005; Design Review Board meeting
of July 19, 2005; Design Review Board minutes of June 21, 2005; Design Review
Board minutes of July 19,2005; Planning Commission staff report, dated June 15,
2006; and Planning Commission meeting of June 15,2006; Planning Commission
staff report of July 20, 2006 and Planning Commission meeting of July 20, 2006:
(a) The proposed lot merger conforms with the requirements of the State
Subdivision Map Act and with the requirements of the City of South San
Francisco Title 19 Subdivision Code. The Tentative Parcel Map conforms
to City standards with regards to design, drainage, utilities, and street
improvements. A dedication for sidewalk and utilities is required. The lot
will exceed the sizes of the adjacent lots and exceed the City's minimum
lot size requirements. Conditions of approval will ensure that the
development complies with City development standards.
(b) The proposed lot merger complies with the General Plan Land Use
Element designation of the site of Business Commercial and the minimum
lot size requirements 'delineated in SSFMC Title 20 Zoning Regulations,
5, Transportation Demand Management Plan. As required by the Transportation
Demand Management Procedures [SSFMC Section 20.120,070], the following
findings are made in approval of the Preliminary Transportation Demand
7
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Management Plan (TDM05-0002), based on public testimony and the materials
submitted to the City of South San Francisco Planning Commission which
include, but are not limited to: Site plans, floor plans and elevations revised June
7,2005 prepared by AMS; the Lowe's Initial Study and Environmental Impact
Report; Design Review Board meeting of June 21,2005; Design Review Board
meeting of July 19,2005; Design Review Board minutes of June 21,2005; Design
Review Board minutes of July 19,2005; Planning Commission staff report of
June 15,2006 and Planning Commission meeting of June 15,2006; Planning
Commission staff report of July 20, 2006 and Planning Commission meeting of
July 20, 2006:
(a) The proposed Preliminary Transportation Demand Management Plan
measures are feasible and appropriate for the retail development located at
600-790 Dubuque Avenue with up to 24 hour operation in the Planned
Commercial Zone District adjacent to other commercial uses.
(b) The proposed performance guarantees, consisting of an Annual and
Triennial Reviews, will ensure that the target alternative mode use
established for the project of 28% based on a Floor Area Ratio of 0.25
[SSFMC 20.120,030 (C)] will be achieved and maintained,
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of
the City of South San Francisco does hereby:
A. Recommend certification, in accordance with the California Environmental
Quality Act, of the Final Environmental Impact Report and the following,
assessing environmental impacts of the proposed development of a home
improvement retail store:
i. Findings Concerning Alternatives attached hereto as Exhibit A;
ii, The Statement of Overriding Considerations attached hereto as Exhibit
B'
-,
iii. The Mitigation Monitoring Program attached hereto as Exhibit C.
B. Recommend approval of the Planned Unit Development allowing parking in a
portion of the minimum required front setback, situated at 600-790 Dubuque
Avenue in the Planned Commercial Zoning district.
C. Recommend approval of the Use Permit allowing outdoor sales, outdoor storage,
a use generating in excess of 100 vehicle trips per day, up to 24 hour daily
operation, and the determination of a parking rate, situated at 600-790 Dubuque
Avenue, in the Planned Commercial Zone District.
8
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D. Recommend approval of Tentative Parcel Map allowing five parcels situated at
600-790 Dubuque Avenue to be merged.
E. Recommend approval of the Transportation Demand Management Plan
concerning the Lowe's development to be situated at 600-790 Dubuque Avenue,
in the Planned Commercial Zone District.
I hereby certify that the foregoing resolution was adopted by the Planning Commission of the
City of South San Francisco at the regular meeting held on the 20th day of July, 2006, by the
following vote:
Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Vice Chairperson Honan
Chairperson Zemke
AYES:
NOES:
None
ABSTAIN: None
ABSENT: Commissioner Romero and Commissioner Teglia
Attest: -4 ~h
Susy Kal
Interim Secretary to the Planning Commission
{
9
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MINUTES
CITY COUNCIL
CITY OF SOUTH SAN FRANCISCO
SPECIAL JOINT MEETING
CITY COUNCIL - PLANNING COMMISSION
WEDNESDAY, OCTOBER 5, 2005
MUNICIPAL SERVICES BUILDWG
COMMUNITY ROOM
33 ARROYO DRIVE
1.
Call to Order
6:07 p.m.
(Cassette Tape No.1)
2.
Roll Call
Present:
Councilmembers Garbarino, Gonzalez and
Matsumoto, Mayor Pro Tem Femekes and
Mayor Green
Planning Commissioners Giusti, Honan,
Prouty"', Romero, and Sim*, Vice Chair
Zemke'" and Chair Teglia
"'Commissioners Prouty and Sim arrived at 6:09
pm and Vice Chair Zemke arrived at 7:08 pm
Absent:
None
Staff:
City Manager Nagel, City Attorney Mattas,
Assistant City Manager VanDuyn, and Senior
Planner Steve Carlson
3. Public Comments
Ms. Kamala Silva Wolfe, resident, submitted a list of items that she would like to see
addressed in the EIR being prepared by Lamphier & Gregory. City Manager Nagel stated a
written response will be prepared.
4. Study Session: Joint meeting with the Planning Commission - discussion of the following
projects:
a) Lowe's Home Improvement Center, 600-790 Dubuque Avenue
Staff report presented by Senior Planner Steve Carlson.
Messrs. Roger Bernstein and Anthony Farmand, representatives of Lowe's Home
Improvement Center, gave an overview of the project.
Mayor Green asked for comments from the Planning Commission, then City
Council.
-73-
Commissioner Prouty stated his preference for a parking structure and felt it was
more efficient.
Commissioner Honan recently observed several eyesores at the San Bruno store and
suggested that empty pallets, dismantled appliances, broken shopping carts, and
surplus store supplies be enclosed or kept indoor's.
Chair Teglia expressed concerns regarding the store configuration on the site and
that it be re-orientated. He suggested the Dubuque Avenue area be visually
enhanced.
Councilman Gonzalez suggested the rear of building, facing the railroad tracks, be
visually enhanced, materials from the demolition of existing buildings be recycled
and the back area be monitored for graffiti.
Mayor Pro Tem Fernekes asked for clarification on where customers 'will be dra'WIl
from and.Mr. B emstein responded that the store would be a regional draw,
hopefully from San Francisco and off 101 from the south.
Councilwoman Matsumoto stated a preference for a parking structure, but has
concerns regarding safety. She asked for statistical'information regarding a
structure versus an open parking lot. She asked if a "local employee preference"
can be made a condition and City Attorney Mattas stated he wi1llook into it.
Councilwoman Matsumoto stated concerns regarding the landscape tree species and
container size and questioned the anticipated traffic flow on weekends.
Councilman Garbarin,o questioned the signage, delivery hours, and stated support
for the local preferential hiring concept.
Mayor Green questioned the close proximity of the Home Depot and Lowe's stores
and success ratio. :Mr. Bernstein stated the positives; including more selection,
store competition and that ultimately the consumer wins.
Councilmembers Garbarino and Matsumoto questioned the location of the
employee parking area and suggested it be monitored for compliance.
Councilman Gonzalez discussed the potential need for an employee childcare
program and Lowe's willingness to make a childcare contribution. Mr. Bernstein
stated he 'Will look into the matter and will get back to Council.
Commissioner Prouty suggested that personal trucks be parked off-street.
Commissioner Sim asked for a context drawing of the street "designed-out" and
stated the Commission is looking for a high quality look.
Chair Teglia asked for a picture of what Lowe's most expensive store looks like.
SPECIAL crrr COUNCIL MEETING
MINUTES
OCTOBER 5, 2005
PAGE 2
-74-
(Recess: 7:01 pm-7:12 pm)
3. Public Comments (continued)
Mr. Nick Tentes, resident, questioned the zoning of the area and asked if Lowe's and Home
Depot approached the City or did the City approach Lowe's and Home Depot. City
Manager Nagel confinned that the two businesses approached the City. Senior Planner
Carlson stated the general plan designation for Dubuque Avenue is retail, not R&D.
4.
b)
Home Depot, 900 Dubuque Avenue
Staff report presented by Senior Planner Carlson.
11r. Jeff Nance and Ms. Beverly Metz-Robbins gave a visual overview of the
project.
Commissioner Honan discussed the impact of the quarterly outdoor sales on the
parking area, and the anticipated truck delivery schedule.
Commissioner Romero commented on the poorly designed parking structure at the
Colma store and suggested the landscaping on the entire site be enhanced.
Vice-Chair Zemke asked that the elevator be maintained and kept operational.
Chair Teglia suggested other creative ways be look at for orientating the building.
He asked for a picture of what Home Depot's most expensive store looks like.
Commissioner Giusti stated concerns regarding the parking of vehicles along the
side of the building where shopping carts need to maneuver and that this has been a
problem at the Colma store.
Commissioner Prouty asked that substantial trees be planted and maintained.
Councilman Garbarino suggested landscaping be added to the top level of the
parking structure.
Councilwoman Matsumoto asked that preferential hiring practices be included in
the project, that the applicant work with staff on this matter, and that a landscape
maintenance agreement also be included.
Councilman Gonzalez asked that the feasibility of a bridge linking the second level
of the parking structure to the store be looked into and that landscaping be added to
this level. He asked that a graffiti program be maintained.
In response to Mayor Pro Tern Femekes' question regarding the potential
customers, Ms. Metz-Robbins stated that the targeted customers will be drawn from
Burlingame to San Francisco. Mayor Pro Tem Femekes described Colma's parking
SPECIAL CITY COUNCIL MEETING
MINUTES
OCTOBER 5, 2005
PAGE 3
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structure's poorly designed driveways and Senior Planner Carlson confirmed that
the structure will not be similar.
Chair Teglia suggested the parking spaces be slanted or diagonal.
Commissioner Honan stated there were one too many signs for the site.
In response to Commissioner Prouty's concern regarding graffiti, Ms. Metz-
Robbins stated graffiti is aggressively monitored at their stores.
Commissioner Sim suggested several plant species be considered to trellis the
parking structure, such as bougainvillea, more vertical landscaping, and to avoid
institutional light fixtures.
Councilman Gonzalez suggested a sign be put at the rear of the store.
Commission Sim suggested the parapet wall be dimensional rather than flat.
(Recess: 8:05 p.m. - 8:16 p.m.)
c) Discussion of Terrabay Phase III; Myers Development
Mr. Jack Myers, Myers Development, Mr. Norman Garden, RTKL, and other
development team members gave a visual overview of the proposal.
Mayor Pro Tern Femekes and Councilwoman Matsumoto (Terrabay ill
subcommittee members) asked for feedback from the Commission and Council
members.
Chair Teglia commented on the original concept for developing the site, including
hotel and retail businesses, riot residential. He stated concerns regarding the failure
to rehabilitate the "Point". He stated maj or issues to be, looked at during the public
hearing process would include a massive development, maintaining a view up the
mountain, location of high-rises, and the residential element.
Commissioner Romero asked for documentation on how the number of below
market rate units was calculated. He stated concerns regarding the Point area and
that it is not looking as good as he would like. He stated that he favored a hotel as
part of the mixed use, residential second, and an office tower as the third
preference. He stated that the height of the buildings was not what was envisioned.
(Cassette Tape No.2)
Chair Teglia reiterate concerns regarding the concept to reduce the development's
footprint by building-up, and promises that were made to stay off the Point. He
stated he is not averse to adding residential, but concerned that the project is
looking massive for the area.
SPECIAL CrTY COUNCIL MEETING
MINUTES
OCTOBER 5, 2005
PAGE 4
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Commissioner Prouty stated concerns regarding the orientation of the buildings and
commented that the proposal looks front-loaded. He suggested a hotel/condo use be
considered.
Commissioner Siro stated his opposition to proposing another tower and that it
would have to be designed differently and not isolated.
The discussion continued 'With Commissioners Sim, Romero and Giusti~ and Chair
Teglia voicing their concerns regarding the configuration of the proposed site plan~
connecting the residential tower with the mixed-use development by adding trails
and pedestrian walkways~ and overall agreeing the current proposal will not work.
Mayor Pro Tem Fernekes stated the subcommittee (Fernekes!M:atsumoto) and staff
members met last week 'With Mr. Myers and that the subcommittee expressed many
of the same concerns.
Councilman Gonzalez stated dissatisfaction with building more high-rises and
suggested the height be reduced so that the mountain can remain visible in that area.
Councilman Garbarino suggested the orientation of the proposed tower be adjacent
to the townhouse area. Mr. Myers agreed to look at it again.
5. Adjournment
Being no further business, Mayor Green adjourned the meeting at 9:02 p.m.
Submitted by:
Approved:
Isl
Sylvia M. Payne, City Clerk
City of South San Francisco
Isl
Raymond L. Green, Mayor
City of South San Francisco
SPECIAL CITY COUNCn.. MEETING
MINUTES
OCTOBER 5, 2005
PAGE 5
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Planning Commission Meeting of April 20, 2006
Senior Planner Carlson presented the staff report,
Patrick Doherty, owner, was available for questions.
Public Hearing closed,
Vice Chairperson Honan questioned if the affordable housing was going to be on site, to which staff
replied affirmatively,
Commissioner Prouty pointed out that architectural drawings are not included in the packet and wondered
if there was going to be any articulation or if the Design Review Board had any comments, Mr. Doherty
noted that the ORB had no comments and that the design is the same one that was approved by the ORB
and Planning Commission previously in 2002.
Chairperson Zemke and Mr. Doherty discussed the materials on the building.
Commissioner Prouty asked if the colors and materials board was available. He pointed out that there is
a historic building on the site and asked if any effort was made to save it. Mr. Doherty noted that there
has not been any interest in from individuals to save the structure, Mr. Doherty noted that the building has
been abandoned and does not see that it can be moved or saved because of its dilapidated condition.
Commissioner Giusti noted that she had seen pictures of the mold inside the house.
Senior Planner Carlson stated that the materials board is from the previous project approval and that file is
in the office,
Vice Chairperson Honan asked what the parking requirements are for the project. Senior Planner Carlson
noted that it is 2.25 spaces per dwelling, He added that the parking would be on the ground floor, under
the building with two visitor parking spaces on the adjacent street. Vice Chairperson Honan noted that
she vaguely remembers the original project. She stated that when the application lacks information, the
Commission deems it unacceptable. Senior Planner Carlson noted that the Commission can add a
condition of approval requiring that they review and approve the materials and color board prior to start of
construction,
Commissioner Prouty preferred to continue the project to the next meeting. Senior Planner Carlson noted
that the applicant has some time constraints with regard to building permits.
Mr, Doherty noted that the permit has been extended several times and the last extension is expiring,
which poses a problem for him. Senior Planner Carlson noted that if the permit expires the applicant will
need to meet the current UBC requirements which will cause him to have to change the building and will
result in a recalculation of the fees. He suggested returning with the material to the Commission prior to
having it go to Council, which will allow the Commission to convey their concerns to Council.
Chairperson Zemke noted that he would like to be sensitive to the needs of the Commission and prefers
not to give the applicant more hardships.
Motion Prouty I Second Honan adopting resolution 2652-2006 recommending that the City Council
approve P06-0016: DR06-0015 & SA06-0001 and directing the applicant to return with the material and
colors board on May 4, 2006. Approved by majority voice vote. Absent - Commissioner Romero,
Commissioner Sim and Commissioner Teglia
8. Lowe's HIW, Inc./applicant
Project 101 Associates/owner
600-790 Dubuque Avenue
P05-0097: EIR05-0002
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Planning Commission Meeting of April 20, 2006
Public Hearing on the Draft Environmental Impact Report (DEIR) for the proposed Lowe's
development.
Public Hearing opened.
Senior Planner Carlson presented the staff report.
The Commission comments were:
. Traffic impacts (Vice Chairperson Honan)
. Where will the delivery trucks go (Vice Chairperson Honan)
. Traffic on Oyster Point versus East Grand Avenue (Chairperson Zemke)
Staff replied that the traffic consultant could not be at the meeting but is the same consultant who worked on the
Home Depot and Terrabay projects. The traffic consultant found that the impacts are the same as the other
projects and required that Lowe's include a left turn pocket at the main entrance. Staff continued that Dubuque
will be slightly widened at this location to provide for this as well as giving maneuverability for the delivery trucks.
Staff pointed out that the delivery trucks will be in a separate area to the north and Lowe's employees would park
in this area also. Staff added that studies showed that it was easier in terms of capacity and configuration to use
Oyster Point Boulevard rather than East Grand Avenue.
Commissioner Prouty stated that the traffic is a major problem and noted that there will be gridlock on the space.
Senior Planner Carlson noted that these effects were considered and it is occurring with each and every project
before the Commission. He added that signal phasing and lights can be changed but there is a limited amount of
things the City can do to mitigate this. He pointed out that the Commission will need to consider a Statement of
Overriding Considerations stating that the benefits of the project outweigh the adverse effects.
Commissioner Prouty asked if there will be a contribution to the TOM program. Senior Planner Carlson noted tat
there will be a TDM plan which has been modeled after the one that was done for the IKEA employees and
accepted by CjCAG. He added that the developer is subject to the traffic impact fee for East of 101, sewer impact
and childcare fees.
Vice Chairperson Honan asked if Lowe's was also considering running a 24 hour operation. Mr. Shaghagi noted
that they are a 6 a.m. to 10 p.m. operation but it is a possibility if the store is successful.
Commissioner Prouty asked if the Commission will see a site plan in the future. Senior Planner Carlson noted that
it will be seen once the applicant has revised it to show the left turn pockets.
Public Hearing closed.
Senior Planner Carlson noted that the comment period ends on May 8th but the Commission can entertain
comments at the future project Public Hearing.
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
Assistant City Manager Van Duyn asked the Planning Commission to appoint two members to a Fairfield
subcommittee.
Chairperson Zemke appointed Commissioner Romero and Commissioner Prouty to the subcommittee.
ITEMS FROM COMMISSION
None
ITEMS FROM THE PUBLIC
None
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Planning Commission Meeting of June 15, 2006
4. Lowe's Home Improvement Center
Project 101 Associates/Owner
Lowe's HIW, Inc.lApplicant
600-790 Dubuque Avenue (APN: 015-021-090,015-021-030 & SSE 135-41-14 Parcel 1)
P05-0097: DR05-0051, EJR05-0002, PM05-000S, PUD05-0002, TDM05-0002 & UP05-0021
Draft Environmental Impact Report assessing development-related impacts and including a Statement of
Overriding Considerations; Planned Unit Development Permit allowing a reduced rear yard setback,
Use Permit allowing a one-story 124,000 square foot home improvement center, a open 24,698 square
foot garden center, the retention of an existing 15,178 square foot retail store, outside storage, outdoor
display area, a use generating in excess of 100 average daily vehicle trips and off-site employee parking
on an abutting PG&E parcel; Design Review of a one-story 124,000 square foot home improvement
center with a 24,698 square foot garden center, the retention of an existing 15,178 square foot retail
store with open at-grade parking and landscaping; Parcel Map merging several parcels into a single
parcel; Transportation Demand Management Plan reducing daily vehicle trips,
Public Hearing opened.
Senior Planner Carlson presented the Staff Report.
Anthony Farman, Lowe's Site Development Manager, gave a PowerPoint presentation. He pointed out that
proposed Lowe's is the smallest prototype Lowe's has. He added that the West Marine building is to remain and
will be architecturally upgraded to match the proposed Lowe's. He showed the landscape plan, site plan, roof plan
and site perspectives from US 101 and Dubuque Avenue.
Public Hearing closed.
Commissioner Teglia asked that staff review the Planned Unit Development requirements, the rear setback and
how parking will be affected. Senior Planner Carlson replied that the rear setback requirement is 15 feet and only
10 feet is provided with the existing proposal. He pointed out that 40 to 45 parking spaces would be lost if they
were required to meet the setback requirement.
Commissioner Teglia pointed out that the minimum 10% landscaping is being proposed, most of which is in the
rear. He suggested putting the green space on Dubuque and moving the parking spaces towards the railroad
tracks. Senior Planner Carlson noted that it is possible for parking to go into this area of the site. He added that
Lowe's intends to use this area as a drainage swale and it could be relocated towards Dubuque. Commissioner
Teglia also suggested that the loading docks be oriented to the rear and pointed out that these might go in the
staging area in the rear. The Architect noted that the staging area is enclosed and used for the generator and
storage of materials. He added that the staging area is also used as a lumber delivery area.
Commissioner Prouty noted that he recalled that at the earlier study session the City Council and the Planning
Commission spoke of reorienting the building to have the front face Dubuque. He noted that this would move the
loading area away from the public view. The Lowe's architect noted that they have looked at the various
scenarios, including rotating the building to face Dubuque Avenue, and found that the parking field in front of the
building is insufficient. Commissioner Prouty noted that at grade parking is not the best land use for the site and
suggested that the applicant look into a parking structure which would allow the store to face Dubuque,
Commissioner Romero noted that the plans were small and could not decipher what the full proposal was. He
added that there were not many details on the plans. He added that there needs to be more architectural
detailing on the building. He also expressed his concern with the minimal amount of landscaping being provided.
He felt that the landscaping is inadequate for the project and that the trees in the parking lot will not be cared for
when the project is completed, The Lowe's Architect
Commissioner Romero noted that the large green spot at the back of the building could be used for parking rather
than for landscaping and include the landscaping along Dubuque. The Lowe's architect noted that the green area
has PG&E towers running above it and explored parking in that area and it was concluded that parking could not
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Planning Commission Meeting of June 15, 2006
be safely installed under the high voltage structures. He further noted that the bio-swale area complies with the
State Water Resources Control Board in regard to storm drain systems. He noted that the storm water would be
collected and filtered in that area, Commissioner Romero noted that other PG&E towers have parking around
them and asked if the swale was included in the 10% landscaping requirement. Senior Planner Carlson noted that
it is included and that the bio-swale can be reconfigured to include parking. Commissioner Romero pointed out
that the garden center can be enhanced by creating visual corridors from US 101 and Dubuque. He suggested a
wrought iron fence rather than enclosing the garden center.
Vice Chairperson Honan noted that big box retail stores in the East of 101 will cause a lot of impacts and felt that
the City needs more than a nice tilt up. She noted that the applicant is only providing the minimum amounts of
landscaping and parking, She pointed out that the Commission has worked hard to improve the East of 101 area
and felt that Lowe's needs to improve the design. The Lowe's architect noted that because of site constraints they
could only provide the minimum landscaping and parking, He added that they explored having a parking structure
but it is not feasible for the customers to take large appliances up to a second or third level. He pointed out that
they have studied rotating the building, a parking structure and different locations and this is the most feasible
site plan for the site.
Commissioner Prouty stated that the building could be reoriented and added that freight elevators could be added
to the parking structures for large carts. He pointed out that the left pocket lane is a concern to him. He
suggested that the first island should be closed off so that customers don't go into that area but go further into
the lot to mitigate backups. The Lowe's architect noted that one of the mitigation measures identified in the EIR is
that Dubuque be widened three to four feet and pull the curb back. He also pointed out that they added an
additional left hand turn to reduce the back up of cars. Senior Planner Carlson asked if Commissioner Prouty was
looking at extending the island so that it blocks off the intersection. Commissioner Prouty confirmed this.
Commissioner Sim asked to see the cumulative visual effect of both Home Depot and Lowe's. He pointed out that
both projects have loading docks and frontages that are blank walls. He suggested that the applicant could
screen the back alley to make it visibly appealing. He also noted that their needs to be a new design for Lowe's
and they need to work out of the box and suggested new skinning techniques for the fa<;ade. He pointed out that
the parapet should not look fake but be pleasing to the eye. Commissioner Sim also pointed out that the West
Marine Building does not have any character and suggested that there be more landscaping included in that area
of the site. He asked that the loading dock needs more stealthing and should possibly be moved. Chuck Landell,
Architect, noted that they are working on improving the landscaping screening of the loading dock which is almost
200 feet back from the street. Commissioner Sim noted that the Commission is not convinced that the loading
dock will be completely screened and asked for 3-dimensional views of how it will be screened.
Commissioner Prouty asked if the side of the building is normally oriented to the street. Mr. Landell noted that the
building orientation is often site driven. Commissioner Prouty noted that this site is a front door for the City and
noted that the loading dock needs to be screened from the public view.
Commissioner Teglia noted that screening will not hide the building. He also suggested that the loading docks
could be orientated to the rear with two pockets. He added that the Commission is looking for high quality
development.
Commissioner Romero noted that when the San Bruno Lowe's was going through its review process there was no
consideration to how the project was going to affect South San Francisco. He added that the back of the San
Bruno Lowe's is visible and does not want to have other businesses look at the back of the Lowe's in San Bruno,
He stated that this project is in view of those driving on US 101, resulting in free advertising for Lowe's, and noted
that this is an opportunity for Lowe's to showcase their building.
Commissioner Sim noted that Home Depot is incorporating an interesting lighting fixture element all around it. He
stated that this application can also address the night theme and make it an interesting gateway to the City, He
also noted that the parking lot needs to have more landscaping and pointed out that the look needs to have a
layering effect to give the frontality on US 101.
Chairperson Zemke agreed with the commissioners in reorienting the building and having it face Dubuque and add
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Planning Commission Meeting of June 15, 2006
more landscaping. Senior Planner Carlson asked if the Commission wanted the applicant to follow a certain theme
similar to what they had done with Home Depot.
Commissioner Sim noted that the Commission wants to move away from the warehouse look and make it look
professiona I.
Commissioner Teglia noted that the Commission will be interested in the screening of the garden center, the side
of the building, roof line, and nice aesthetics. Commissioner Prouty noted that a fake fat;:ade could be created if
this is the only location that is feasible for the project. Barra Marshall, Real Estate Department, spoke with
regards to the orientation of the building and found that they did not have flexibility with the building. He noted
that they can try to fit their prototypes so that they front the main roads but do not have the flexibility to change
the prototypes to make them fit a curved site like this one. He pointed out that the parking filed would be too
small with the building facing Dubuque, He felt that it is crucial to Lowe's that their customers have at grade
parking and the ability to park in front of the store entrance.
Commissioner Prouty noted his understanding for being able to park in front of the store but mentioned that a
freight elevator would give the flexibility of taking the purchased material to the second level of the parking
structure. He also suggested relocating the garden center. Mr. Marshall noted that there is some flexibility with
the Garden Center but not with the lumber canopy. He felt that it would be better that the lumber canopy be
located away from Dubuque because of the amount of activity. He noted that if the lumber canopy is on Dubuque
there would be individuals queuing in that area. He added that they have made every effort to offset the back of
the building to minimize visual effects.
Commissioner Teglia suggested moving the receiving area towards Dubuque, with a deeper well in the back, put
the truck loading in the back which will provide an area in the side of the building to put the lumber staging area.
Mr. Marshall noted that there are different types of trucks and deliveries. He noted that the lumber canopy is at
grade and the forklifts pick up the lumber from the side of the truck. He stated that the docks are below grade
and go into the store. He added that these are two different functions of the building going to different areas of
the building. Commissioner Teglia noted that a sidewall pocket could be installed and a truck could go into
Dubuque and then back into a pocket.
The Commission discussed when the item could be continued to and when the Lowe's team could return with
response to all the comments. At the applicant's request the Commission decided to continue the item off
calendar.
Motion Teglia I Second Honan to continue the item off calendar, Approved by unanimous voice vote.
ADMINISTRATIVE BUSINESS
Recess called at 9:38 p.m.
recalled to order at 9:45 p.m.
5. FedEx Distribution Center
Bacon, John W. & Lynn J.lOwner
Michael Nilmeyer/Applicant
220 Shaw Rd.
P05-0064: UP05-0014
One year review of Use Permit and Design Review allowing the conversion of a two-story 65,694 square foot
industrial building into commercial postal facility with exterior building improvements, landscaping upgrades
and open at-grade parking accommodating up to 66 parking spaces, loading spaces and 9 truck trailer
parking spaces, generating in excess of 100 average daily vehicle trips and 24 hour operation,
Senior Planner Carlson presented the staff report.
Mike Nilmeyerf representing the owner, noted that there is a new manager that may not have been informed of
the Condition of Approval requiring business licenses for all independent contractors. He noted that the owner has
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Planning Commission Meeting of July 20, 2006
3. Lowe's Home Improvement Center
Project 101 Associates/Owner
Lowe's HIW, Inc./Applicant
600-790 Dubuque Avenue (APN: 015-021-090,015-021-030 & SBE 135-41-14 Parcel 1)
P05-0097: DR05-0051, EIR05-0002, PM05-0005, PUD05-0002, TDM05-0002 & UP05-0021
Draft Environmental Impact Report assessing the environmental impacts associated with a new 124,051
square foot Lowe's store with a 24,698 square foot Garden Center, the retention of an existing 15,178
square foot retail building, and open at-grade parking including a Statement of Overriding Considerations;
Planned Unit Development Permit allowing a slight reduction of a small portion of the minimum rear yard
setback; Use Permit allowing outdoor sales, outdoor storage and display area, a use generating in excess of
100 average daily vehicle trips, up to 24 hour operation, off-site employee parking on an abutting PG&E
parcel, and the determination of a parking rate; Design Review of a one-story 124,051 square foot home
improvement center with a 24,698 square foot garden center, the retention of an existing 15,178 square foot
retail store with open at-grade parking and landscaping; Parcel Map merging five parcels into a single
parcel; Transportation Demand Management Plan reducing daily vehicle trips for a site located at 600-790
Dubuque Avenue in the P-C-L (Planned Commercial Zoning District) in accordance with SSFMC Chapters
19.48,20,24, 20.74, 20.81,20.84,20.86 & 20.120
Recess called at 8:23 p.m.
Recalled to order at 9:02 p.m.
Public Hearing opened.
Senior Planner Carlson gave a brief presentation.
Anthony Farmand, AI Shaghagi, David Gates, Charles Landa gave a PowerPoint presentation and noted thatthey
made the following changes:
. Fac;ade has been changed
. loading and unloading will take place in the rear of the building
. Loading dock reoriented to face the railroad tracks
. Additional landscaping was added on the northwest corner of the parking lot.
. Created some meandering sidewalks
. Parking was added to where the PG&E tower is located and reduced the size of the swale.
. The setback at the main entry to Lowe's has been increased by 5 feet and created a concrete scored entry at
the driveways.
. First aisle in the driveway was eliminated to make an "L" shaped parking to allow more room for cars entering
the parking lot.
. Added 36 more trees to the parking lot.
. Some of the plants used are Evergreens, Magnolias, conifers, low hedge which goes the full length of the
property .
. Delivery doors were reoriented towards the railroad tracks.
. They eliminated the big box look by using a multi-glass element with a back lit sign; simulated the window
features of an office building and made the garden center look like part of an office building.
. The West Marine building design was also changed to match the Lowe's warehouse.
After the presentation they showed a movie that showed the proposal as viewed heading north and south on
highway 101 during the day and also at night.
Public Hearing closed.
Vice Chairperson Honan noted that Commission's comments were responded to and congratulated the project
team for being so responsive. She asked the applicant if there would be seasonal items sold in the front of the
lot. Mr. Farmand added that they do have seasonal sales that will be for duration of 4-5 days but not a year long
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Planning Commission Meeting of July 20, 2006
sale and if the City requires a permit to be pulled for this, they will comply with the request. Vice Chairperson
Honan also asked how they intended to manage the large appliance returns and where they would be stored
waiting for pickup. Mr. Farmand noted that these would be stored in the back of the building but have added
screens to their fences to mitigate the visual impacts. Vice Chairperson Honan was also concerned that there
would be outside storage at the site. Mr. Farmand reassured her that there will not be any outside storage and
that the palettes will be in a secured area. Vice Chairperson Honan noted that she would like to see that Lowe's
agrees to not have any vendors in front of their store. Mr. Farmand noted that they will not allow this if the City
does not want these vendors in front of the store and added that this will be the most expensive Lowe's they have
ever done.
Commissioner Honan asked when the trees would be fully grown. Mr. Gates noted that there are Magnolias on the
site and they are slow growing trees. He pointed out that they could work with staff to get a faster growing tree
but the Magnolia will have a strong effect between 7-10 years. Commissioner Prouty asked what the size of the
trees were going to be when installed. Mr. Gates noted that some will be 24 gallon and others 36 gallon trees.
Commissioner Prouty stated that the applicant should install 36 gallon trees on the site.
Commissioner Giusti asked that the parking lot not be used for temporary storage of lumber as is done in the San
Bruno Lowe's. Mr. Farmand noted that the canopy area has 10 large parking spaces for contractors that pickup
their lumber. He added that Lowe's does not permit lumber to be stored in the parking lots but the store
managers operate differently.
Commissioner Sim echoed the sentiments of the other Commissioners with how responsive the project team was
to their concerns and comments.
Commissioner Prouty asked what kind of lighting would be used on the parking lot. Mr. Farmand noted that they
will use the standard Lowe's lighting and the poles will be 30 feet tall. Commissioner Prouty asked that the
materials board should be made part of the record to make sure it is the same materials and color scheme as
approved by the Planning Commission and City Council.
Senior Planner Carlson pointed out that the sign program is going to return to the Planning Commission for final
review and approval. He also added that the Parcel Map is not part of the material before the Commission but
could include it as a Condition of Approval and have it reviewed by staff.
Assistant City Attorney Spoerl added that there is a Condition of Approval incorporated with regards to outside
storage. Senior Planner Carlson added that the conditions were incorporated as a result of the comments given
on the Home Depot project.
Motion Sim / Second Prouty adopting resolution 2657-2006 recommending certification of the Environmental
Impact Report to the City Council.
Noes:
Abstain:
Absent:
Roll call vote:
Ayes: Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Vice Chairperson Honan and
Chairperson Zemke
None
None
Commissioner Teglia and Commissioner Romero
Approved by roll call vote.
Motion Honan / Second Giusti adopting resolution 2657-2006 recommending that the City Council approve P05-
0097: DR05-0051, EIR05-0002, PMOS-OOOS, PUDOS-0002, TDMOS-0002 & UPOS-0021 with additional
conditions as noted in the Commission's discussion.
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Roll call vote:
Ayes: Commissioner Giusti, Commissioner Prouty, Commissioner Sim, Vice Chairperson Honan and
Chairperson Zemke
None
None
Commissioner Teglia and Commissioner Romero
Noes:
Abstain:
Absent:
Approved by roll call vote.
ADMINISTRATIVE BUSINESS
ITEMS FROM STAFF
None
ITEMS FROM COMMISSION
None
ITEMS FROM THE PUBLIC
None
ADJOURNMENT
10:00 P.M.
Susy Kalkin
Acting Secretary to the Planning Commission
City of South San Francisco
William Zemke, Chairperson
Planning Commission
City of South San Francisco
SK/bla
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June 21, 2005
Page 3 of 10
5.
6.
ESTIMATED TIME
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
Proj ect 10 1 Associates
Lowe's HIW, Inc.
600-790 Dubuque Avenue (Includes SBE 135-41-14 Parcell)
P05-0097, DR05-0051, PUD05-0002, UF05-0021, Signs05-0034,
& EIR05-0002
Lowe's Home Improvement Center
(Case Planner Steve Carlson)
PROJECT NAME
DESCRIPTION: 1. Commercial Planned Unit Development allowing a reduced
rear yard setback.
2. Use Permit allowing an open garden center, display area,
allowing a use generating in excess of 100 average daily vehicle
trips and off-site employee parking on an abutting PG&E parcel.
3, Type C sign Pennit allowing a sign program in excess of 100
square feet of sign area
4, Development Agreement.
5. Design Review of a one-story 124,000 square foot home
improvement center witha 24, 698 square foot garden center with
open at-grade parking and landscaping,
6. Focused Environmental Impact Report assessing the
development related impacts,
The Board had the following comments:
1, Ensure that the parapet is high enough to hide all rooftop mechanical equipment.
2. Provide pedestrian entries connecting to the sidewalk at both ends of the site,
3. Do not use Westringia Fruiticosa because it doesn't survive the occasional hard
frost, such as in the late 1980's.
4. The trees on the west side of Highway 101 along Airport Boulevard are Magnolia
grandiflora 'Samuel Sommers', Samuel Sommers Magnolia and Pyrus calleryana
'Chanticleer', Chanticleer Flowering Pear; use the same trees on the Lowe's street
frontage for visual balance,
Consider comments for Conditions of Approval.
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
Shaw Road
Mike Ma
360 Shaw Rd.
P05-0030, UP05-0008 & DR05-0017
Use Permit
(Case Planner: Steve Carlson)
DESCRIPTION:
Use Permit and Design Review of a conversion of warehouse
space into a food preparation facility with open parking and
landscaping, situated at 360 Shaw Road in the Industrial Zoning
District eM-I) in accordance with SSFMC Chapter 20,85.
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DRB Minutes
July 19, 2005
Page 5 of6
11.
12.
Isrrhomas C, Sparks
Thomas C. Sparks
Chief Planner
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
ESTIMATED TIME
Edgar Velasquez
Edgar Velasquez
540 Del Monte Ave.
P05-0 1 02 & DR05-0057
Velasquez Residence 2nd-Story Addition
(Case Planner: Steve Kowalski)
DESCRIPTION: Design Review of a 2nd-story addition to an existing dwelling
unit in the Single-Family Residential (R-1-E) Zoning District in
accordance with SSFMC Chapters 20.16 & 20,85.
The Board had the following comments:
Mr. Ruiz abstained from the review of this item for conflict of interest reasons.
1. Redesign the 2nd story addition so that it sits more atop the center of the house.
2. Set back the 2nd story a few feet from the street.
3, Use similar rooflines and matching pitches on the first and second floors,
4, Add more windows to the 2nd floor on the rear and side elevations to break up the
blank wall surfaces on these sides of the house.
Revise plans and resubmit to the DRB for further review,
MISCELLANEOUS:
OWNER
APPLICANT
ADDRESS
PROJECT NUMBER
PROJECT NAME
DESCRIPTION:
Proj ect 101 Associates
Lowe's HIW, Inc.
600-790 Dubuque Avenue (Includes SBE 135-41-14 Parcell)
P05-0097, DR05-0051, PUD05-0002, UP05-0021, Signs05-0034,
& EIR05-0002
Lowe's Home Improvement Center
(Case Planner Steve Carlson)
1) Commercial Planned Unit Development allowing a reduced
rear yard setback. 2) Use Permit allowing an open garden center,
display area, allowing a use generating in excess of 100 average
daily vehicle trips and off-site employee parking on an abutting
PG&E parcel. 3) Type C Sign Permit allowing a sign program in
excess of 100 square feet of sign area. 4) Development
Agreement. 5) Design Review of a one-story 124,000 square foot
home improvement center witha 24, 698 square foot garden
center with open at-grade parking and landscaping. 6) Focused
Environmental Impact Report assessing the development related
impacts,
The comments from the previous DRB meeting were addressed, but the Chief Planner will
require the rooftop screening to conceal the equipment from view of the taller buildings
near the site,
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Planning Commission
Staff Report
DATE:
April 20, 2006
TO:
Planning Commission
SUBJECT:
Lowe's Draft Environmental Impact Report
Owner: Proj ect 101 Associates
Applicant: Lowe's HIW, Inc.
Site Address: 600-700 Dubuque Avenue
Case No. P05-0097 [EIR05-0002 (SCH# 2005-08-2031)]
RECOMMENDATION
Conduct a public hearing and take public testimony on the Lowe's Draft Environmental Impact
Report.
BACKGROUND
Project Overview
The 12.8 acre project site is situated at 600-700 Dubuque Avenue, and is bounded on the west by Dubuque
Avenue and Highway 101, on the north by single story office buildings and services, and to the east and
south by Union Pacific Railroad line right-of-way.
PROJECT DESCRIPTION
The proposed development involves the demolition of three of the four existing buildings totaling 220,932
square feet and the construction ofa 124,05l square foot one-story Lowe's home improvement store, an
adjoining 24,698 square foot outdoor Garden Center, a small seasonal outdoor sales and display area, and
the retention of a 15,178 retail building (housing West Marine). Parking for 655 passenger vehicles will be
provided in an open on-site parking lot. Employee only parking will be provided on an adjacent PG&E
parceL
The total sign area is estimated to reach 1,000 square feet including signs for the West Marine store, This
program is still being refined by the applicant.
Two ofthe existing four driveways would be retained at the same locations. Two new driveways would be
established to provide better site accessibility.
The property consists of five parcels, including one owned by PG&E. Four of the parcels will be merged
into one and the PG&E parcel will remain a separate parcel.
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Staff Report
Date: April 20, 2006
Subject: Lowe's DEIR
Page 2 of 4
Proposed Use
The proposed development is for retail sales of building supplies, lumber, hardware and associated items
such as appliances, barbeques, pool accessories, home furnishings, patio furniture and materials associated
with home improvement and maintenance. The proposed outdoor Garden Center and Nursery would
provide for retail sales of plant and nursery items. It is anticipated the store will also provide rental tools
and equipment to be leased for construction, gardening and home improvement projects. It is expected that
sales activity will also include propane, trailers and sheds. On-site truck rentals will probably occur and the
site may have several outdoor independent food vendors.
The project will include outdoor sidewalk sales and display of special products, such as plant and nursery
materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot area. Seasonal
sales events of items such as pumpkins and holiday trees and wreaths, would take place near the garden
center. Seasonal sales events are estimated to be 4 times per year comprised of two weeks in spring, two
weeks in summer and four weeks in fall and four weeks in winter.
Store Operation
The project will require delivery of heavy merchandise. Items will be off-loaded at the loading docks on
the northerly end of the building and brought inside with forklifts. The store operating hours are typically 6
AM to 10 PM with the option for remaining in operation for 24 hours per day. Truck deliveries would
occur throughout the day and may include 24 hour deliveries.
The store will employee an estimated 150 full-time and part-time employees with 75% of the employees
being full-time, primarily derived from local communities. It is assumed key managers and employees will
be transferred from other stores to maintain quality of service and operational consistency. The shifts are
likely to number 2 to 3 per day with more shifts if the store operates on a 24 hour basis. Approximately 50
to 75 employees are anticipated per shift.
Hours of operation will be Monday through Saturday 6 AM to 10 PM and Sunday from 7 AM to 8 PM.
West Marine
The existing 13,178 square foot Building N will be retained. The West Marine store occupies the
southerly half of Building N. The store is expected to operate during normal business hours and on
Saturdays. Based on City Business License records, the store employs an estimated 9 persons. The use of
the remainder of the building has not been determined, but is anticipated to be retail or a related
complementary use.
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Staff Report
Date: April 20, 2006
Subject: Lowe's DEIR
Page 3 of 4
DISCUSSION
2005 DEIR Scoping
The Draft Environmental Impact Report (EIR) (State Clearinghouse # 2005-08-2031). The environmental
analysis covers all of the requirements set forth in the California environmental Quality Act (CEQA) but
focuses on traffic, circulation, air quality, noise, geology and soils, drainage, utilities, public services and
analyzes the following alternatives:
· No Project - Assumes continuation of the existing commercial use.
· Reduced Commercial - Assumes a smaller building amounting to 74,375 square feet of floor area.
The CEQA requires an EIR to include a discussion of a reasonable range of alternatives to the preferred
option. CEQA also requires that the EIR explain why specific proj ect alternatives that were considered at
one time in developing the project were rejected in favor of the preferred option. The proposed
development has been determined to be the "preferred option". The "no project" alternative is required by
CEQA to highlight the impacts of the proposed development and alternatives.
An EIR is not required to evaluate alternatives that would have effects that cannot be determined or for
which implementation would be remote and/or speculative.
DEIR and Development Review Process
The public review period on the DEIR commenced on March 24, 2006 and will close on May 8, 2006.
Comments on the DEIR will be responded to in a "response to comments" document and produced as a
draft Final EIR. The City Council will conduct a certification hearing on the Final EIR after the Planning
Commission considers and makes a recommendation on the document.
A joint study session of the City Council and Planning Commission was conducted on October 5,2005.
The key topics raised at the meeting included, but were not limited to, parking, circulation, traffic, building
aesthetics, and landscaping. Public comments offered at the meeting identified similar concerns regarding
traffic, circulation, parking and economic effects. These comments are included in the DEIR analysis.
CONCLUSION
Staffwill assemble the comments on the DEIR and prepare responses to be included in the draft Final EIR.
Steve Carlson, Senior Planner
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Staff Report
Date: April 20, 2006
. Subject: Lowe's DEIR
Page 4 of 4
Attachment:
DEIR previously transmitted to the Planning Commission under separate cover on March 24,2006,
[Copies of the DEIR are available at the City's public libraries, at City Hall in the Planning Division and
on the City's website at www,ssfnet.}
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Planning Commission
Staff Report
DATE:
June 15,2006
TO:
Planning Commission
SUBJECT: 1.
EIR assessing the environmental impacts associated with a new 124,000
square foot Lowe's store, a 24,698 square foot Garden Center, the
retention of an existing 15,178 square foot retail building and open at-
grade parking.
2. Planned Unit Development Permit allowing a slight reduction from
minimum required rear setback for a portion of the site.
3. Use Permit allowing outdoor sales, outdoor storage, a use generating in
excess of 100 vehicle trips per day, up to 24 hour daily operation, and the
determination of a parking rate.
4. Design Review of a 124,000 square foot Lowe's store, a 24,698 square
foot Garden Center, the retention of an existing 15,178 square foot retail
building and open at-grade parking.
5. Transportation Demand Management Plan reducing vehicle trips.
6. Parcel Map to merge five parcels into a single parcel.
Address: 600 -790 Dubuque Avenue (APN 015-1-090 & SBE 135-41-4l
P AR.1)
Zone: Planned Commercial Zoning District (P-C-L)
SSFMC Chapters: 20.24, 20.74, 20.81 & 20.86.
Owner: Proj ect 101 Associates
Applicant: Lowe's
Case Nos. P05-0097 (pUD05-0002, UP05-0021, TDM05-0002, DR05-0051 &
EIR05-0002)
RECOMMENDATION:
That the Planning Commission adopt a resolution recommending that the City Council
certify 1) EIR assessing the environmental impacts associated with a new 124,000 square
foot Lowe's store, a 24,698 square foot Garden Center, the retention of an existing 15,178
square foot retail building and open at-grade parking including a Statement of Overriding
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June 15,2006
P05-0097 Lowe's
Page 2 of 11
Considerations; and approve 2) Planned Unit Development Permit allowing a slight
reduction from minimum required rear setback for a small portion of the site; 3) Use
Permit allowing outdoor sales, outdoor storage, a use generating in excess of 100 vehicle
trips per day, up to 24 hour daily operation, and the determination of a parking rate; 4)
Design Review allowing a new 124,000 square foot Lowe's store, a 24,698 square foot
Garden Center, the retention of an existing 15,178 square foot retail building and open at-
grade parking; 5) Transportation Demand Management Plan reducing vehicle trips,
subject to adopting the conditions of approval.
BACKGROUND:
Project Overview
The 12.8 acre project site is situated at 600-790 Dubuque Avenue, and is bounded on the west by
Dubuque Avenue and Highway 101, on the north by single story office buildings and services,
and to the east and south by Ca1train right-of-way.
PROJECT DESCRIPTION
The proposed development involves the demolition of the three of the four existing buildings
totaling 220,932 square feet and the construction of a 124,051 square foot one-story Lowe's
home improvement store, an adjoining 24,698 square foot outdoor Garden Center, a small
seasonal outdoor sales and display area, and the retention ofa 15,178 retail building (housing
West Marine). Parking for 655 passenger vehicles will be provided in an open on-site parking lot.
Employee only parking will be provided on an adjacent PG&E parceL
Two of the existing four driveways would be retained at the same locations. Two new driveways
would be established to provide better site accessibility.
The property consists of five parcels, including one owned by PG&E. Four of the parcels will be
merged into one and the PG&E parcel will remain a separate parceL
Proposed Use
The proposed development is for retail sales of building supplies, lumber, hardware and
associated items such as appliances, barbeques, pool accessories, home furnishings, patio
furniture and materials associated with home improvement and maintenance. The proposed
outdoor Garden Center and Nursery would provide for retail sales of plant and nursery items. It is
anticipated the store will also provide rental tools and equipment to be leased for construction,
gardening and home improvement projects. It is expected that sales activity will also include
propane, trailers and sheds. On-site truck rentals will probably occur and the site may have
several outdoor independent food vendors.
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The project will include outdoor sidewalk sales and display of special products, such as plant and
nursery materials, barbeques, outdoor patio furniture, tools and seasonal decor in the parking lot
area. Seasonal sales events of items such as pumpkins and holiday trees and wreaths, would take
place near the garden center. Seasonal sales events are estimated to be 4 times per year comprised
of two weeks in spring, two weeks in summer and four weeks in fall and four weeks in winter.
Store Operation
The project will require delivery of heavy merchandise. Items will be off-loaded at the loading
docks on the northerly end of the building and brought inside with forklifts. The store operating
hours are typically 6 AM to 10 PM with the option of remaining in operation 24 hours per day.
Truck deliveries would occur throughout the day and may include 24 hour deliveries. Similar to
other garden and material centers, outdoor storage of garden and display materials and periodic
outdoor sales events are part of the store operations
The store will employee an estimated 150 - 175 full-time and part-time employees primarily
derived from local communities. It is assumed that managers and employees will be transferred
from other stores to maintain quality of service and operational consistency. The shifts are likely
to number 2 to 3 per day, with more shifts if the store operates on a 24 hour basis. Approximately
50 to 75 employees are anticipated per shift,
West Marine
The existing 15,178 square foot Building IV will be retained. The West Marine store occupies
the southerly half of Building IV, but it is anticipated that the store will expand to occupy the
entire structure. The store is expected to operate during normal business hours and on Saturdays.
Based on City Business License records, the store employs an estimated 9 persons.
Entitlements
The applicants are requesting a Planned Unit Development Permit allowing a slight reduction
from minimum required rear setback for a small portion of the site; a Use Permit allowing
outdoor sales, outdoor storage, a use generating in excess of 100 vehicle trips per day, and up to
24 hour daily operation; a Tentative Parcel Map is proposed to merge the five lots into a single
lot; Design Review of the proposed improvements; and a Transportation Demand Management
Plan (TDM) to reduce traffic impacts.
DISCUSSION:
The General Plan Land Use designation of the project site is Business Commercial and the site is
situated in the Planned Commercial (P-C) Zoning District. The proposed development is
consistent with both the General Plan and the Zoning Ordinance. The General Plan principles,
policies and goals and the East of 101 Area Plan (specifically Land Use Policy LU-4a) strongly
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encourage the retention of existing retail uses especially along the US 101 frontage. The P-C
Zoning (SSFMC Chapter 20.24.020) allows retail uses.
DEVELOP:MENT STANDARDS
The building generally complies with current City development standards as displayed in the
following table:
DEVELOPMENT STANDARDS
Total Site Area:
12.8 acres [557,568
SF]
Height
Maximum: 50FT Proposed: 49FT
Floor Area Ratio:
Maximum: 1.0 Proposed: 0.25
Lot Coverage:
Landscaping:
Automobile
Parking
Retail
Setbacks
Front
North
Side
South
Side
Rear
Maximum:
50% Proposed:
32%
Minimum:
lO% Proposed:
10%
Minimum: 655 Proposed: 655
Minimum: 20FT Proposed: 10FT
Minimum: OFT Proposed: 55FT
Minimum: OFT Proposed: 55 FT
Minimum: 15 FT Proposed: 10 FT-
25FT
The proposed development complies with the City's parking requirements for a multi-tenant
commercial center. The SSFMC Section 20.74.060 (g) Multi-Tenant Retail/Commercial requires
parking to be provided at a rate of 1 parking space per each 250 square feet (4 spaces/1,000 SF),
Applying this rate to the development would result in a parking requirement of 655 spaces the
number of parking spaces provided.
Parking can be reduced somewhat by applying a TDM program for the estimated 160 to 184
employees. The Institute of Traffic Engineers (ITE), a highly regarded engineering institute and
referenced in the SSFMC, has recently examined the parking requirements for big box retail
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stores. The ITE identifies a range with an average peak rate of2.43/1,000 SF to 3.40/1,000 SF
and a peak hour rate of3.20/1,000 SF to 4.40/1,000 SF. Applying the higher rates to the big box
and the City parking rate for West Marine would result in sufficient parking for both the
weekdays, and the Saturday peak hour.
The development generally complies with the minimum setbacks required for a commercial
development. The West Marine store and the new parking lot have setbacks 0 feet and 10 feet,
respectively. The PG&E parking area can comply with the minimum required setback by
relocating 7 parking spaces to the interior of the site and converting the former stalls into
landscaped area. The proposed new parking cannot comply without a loss of parking. A PUD is
requested to allow a 10 foot setback rather than the required 15 foot setback.
The proposed landscaping of 5,577 square feet complies with the City's minimum requirement of
10% of the total site area (SSFMC Section 20.73.040).
SIGN PROGRAM
The applicant is developing a sign program consisting of new building fac;ade signs and
monument signs for both buildings and tenants.
DESIGN REVIEW BOARD
The proposed development was reviewed by the Design Review Board (DRB) at their meeting of
June 21, 2005 and July 19, 2005.
At the first meeting the Board offered the following comments:
1. Ensure that the parapet is high enough to hide all rooftop mechanical equipment.
2. Provide pedestrian entries connecting to the sidewalk at both ends of the site,
3. Do not use Westringia Fruiticosa because it doesn't survive the occasional hard frost,
such as in the late 1980's.
4. The trees on the west side of Highway 101 along Airport Boulevard are Magnolia
grandiflora 'Samuel Sommers', Samuel Sommers Magnolia and Pyrus calleryana
'Chanticleer', Chanticleer Flowering Pear; use the same trees on the Lowe's street
frontage for visual balance.
The architect revised the plans and re-subrnitted for the Board's review. At the second meeting
the Board determined most ofthe previous comments had been addressed, but the Chief Planner
required rooftop screening to conceal roof mounted equipment from view of the taller buildings
near the site. These comments will be incorporated in the conditions of approval.
Parking
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The SSFMC Section 20.74.060 (g) Multi-Tenant RetaiVCommercial, requires parking to be
provided at a rate of 1 parking space per each 250 square feet. Applying this rate to the
development would result in a parking requirement of 655 spaces.
The Institute of Traffic Engineers (ITE), a highly regarded engineering institute referenced in the
SSFMC, has recently examined the parking requirements for big box retail stores. The ITE
identifies a range of average peak rate of 2.43/1,000 SF to 3.40/1,000 SF and a peak hour rate of
3.20/1,000 SF to 4.40/1,000 SF. Applying the higher rates would result in sufficient parking for
the weekdays, but applying the highest peak rate, may create a possible shortfall of 125 parking
spaces during the Saturday peak hour.
While the applicant does not anticipate a parking shortfall (based on their parking experience
with other Lowe's facilities), a possible way to address the potential shortfall are to require a
Transportation Demand Management Plan (TDM). A TDM Plan, which is also required, will
assist in reducing the employee parking demand and thus parking spaces need, is reviewed in this
staff report in a following section,
The SSFMC Chapter 20.74 allows the City to determine separate parking rates for unique uses.
Staffhas supported a similar rate for the Home Depot development, because it is supported by
both a parking study of the Home Depot facilities in the region and the rate falls within the ITE
parking range for big box retail uses.
Planned Unit Development
The development generally complies with the minimum setbacks required for a commercial
development. The applicant is requesting an exception vis-a.-vis a Planned Unit Development
Permit (PUD) to reduce the minimum required rear setback of 15 feet to 10 feet to accommodate
some open at-grade parking spaces along the railroad tracks. This is necessary owing to the
applicant's desire to provide sufficient open at-grade parking. Landscaping will be provided
along the railroad corridor that will help soften the appearance of the site. The Pun allows
reductions where the City finds that the community benefit outweighs the exception (SSFMC
Chapter 20.84). City staff supports the reduction as the development will provide a service and
range of products not commonly found either in the community or in one location and will
provide job opportunities and significant economic benefits.
Landscaping & Screening
The proposed landscaping of 5,557square feet complies with the City's minimum requirement of
10% of the total site area (SSFMC Section 20.73.040).
Outdoor storage of garden and display materials and periodic outdoor sales events are part of the
store operations similar to other garden and material centers. Views of the garden center and
outdoor displays largely will be screened from the street either by fencing or building orientation
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to the street. The SSFMC Chapter 20.24 allows these activities subject to an approved Use
Permit. A condition has been added that requires that the site be maintained in an attractive
manner and free of debris.
Transportation Demand Management Plan
The development requires a Transportation Demand Management Plan (TDM) because it will
generate in excess of 100 average daily vehicle trips (SSFMC Chapter 20.120). Because the
development may also generate 100 vehicle trips in the peak commute hour, the TDM Plan is
also required to be reviewed by the San Mateo County City and County Association of
Governments (C/CAG).
The TDM Plan would by practicality be focused on the store employees and not the customers
and designed to achieve a minimum 28% alternative mode use, consistent with the request to
allow an FAR of 0.25. The TDM Plan would be modeled on a TDM Plan accepted by C/CAG for
the East Palo Alto IKEA store. City staffhas reviewed the IKEA Plan and discussed the plan
with C/CAG representatives. Based on these conversations, City staff is confident that the
C/CAG will accept a TDM Plan modeled on the IKEA plan. The TDM plan will need to be
slightly modified to include all City mandatory elements, such as showers and locker facilities,
participation in shuttle programs, carpool and vanpool ride matching, guaranteed ride home
program, secure bicycle parking, and an on-site program coordinator. The Preliminary TDM Plan
is attached.
Both the home improvement parking rate and the TDM Plan are consistent with the City's
General Plan, as delineated in the following policies:
"4.3-I-l1 Establish parking standards to support trip reduction goals by:
· Allowing parking reduction for projects that have agreed to implement trip reduction
methods.
4,3-1-12 Amend the Zoning Ordinance to reduce minimum parking requirements for
projects proximate to transit stations and for projects implementing a TDM program."
SPECIAL JOlNT CITY COUNCIL & PLANNING COMMISSION STUDY SESSION
The City Council and the Planning Commission conducted a joint Study Session on October 5,
2005. At the meeting the comments were made by Council members, Commissioners, Kamala
Silva Wolfe and Nick Tentes.
Key comments offered by the Council and Commission members included, but are not limited to,
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improving access from Dubuque Avenue, and improving the plaza area at the West Marine store
adjacent to the new parking area.
In response to the Council and Commission member's comments, the development proponent
has agreed to a left turn pocket into the sites two primary entries, agreed to modify the northerly
driveway to provide improved truck access, and revised the plans to add a small plaza area.
Ms. Wolfe and Mr. Tentes offered comments regarding the environmental impacts and the
development's effect on local businesses. Ms. Wolfe offered a dozen questions regarding the
following proposed developments: Terrabay Phase ill, Home Depot and Lowe's. With the
exception of a couple of the questions, the majority of comments are addressed in the Draft
Environmental Impact Reports (DEIR). Separate DEIRs have been prepared for each
development. Their comments regarding the development's effect on local businesses, especially
the hardware store on Grand Avenue and the lumber yard on South Spruce Avenue, are
addressed in an economic study that was attached to the Home Depot staff report. The report,
prepared by CB Richard Ellis, concludes that the proposed development would have a negligible
effect.
Ms. Wolfe and Mr. Tentes have been sent notices of the availability of the Lowe's DEIR and the
public comment period, the Planning Commission's DEIR public meeting and the Planning
Commission hearing.
Ms. Wolfe also asked questions regarding the estimated revenue generated from the building
material store, cost of the DEIR, and the process and criteria utilized to select the EIR
consultants. The revenue to the City is based primarily on sales tax and property tax. The store is
anticipated to generate gross sales of upwards of $40 million per year, resulting in an annual
revenue stream of approximately $400,000 to the City.
The costs of the DEIR and staff time are borne by the applicants. The City's standard criteria for
evaluating any consultant were utilized. These criteria include, but are not limited to the
following: comprehension of work, experience, expertise, lmowledge ofCEQA, cost, ability to
accomplish the work in the requested time frame, ability to work with City staff and the public,
and ability to secure adequate insurance. The process followed included sending out Request for
Proposals (RFPs) to three EIR consulting firms (two firms responded) and reviewing the
proposals. The selection process was conducted by City staff and included telephone interviews
with the consultants. The RFP distribution was limited as per guidance from American Planning
Association.
ENVIRONMENTAL DOCUMENT
2005 DEIR Scoping
The Draft Environmental Impact Report (EIR) (State Clearinghouse # 2005-08-2031), The
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environmental analysis covers all of the requirements set forth in the California Environmental
Quality Act (CEQA) but focuses on traffic, circulation, air quality, noise, geology and soils,
drainage, utilities, public services and analyzes the following alternatives:
· No Project - Assumes continuation of the existing commercial use.
· Reduced Commercial- Assumes a smaller building amounting to 74,375 square feet of
floor area.
The CEQA requires an EIR to include a discussion of a reasonable range of alternatives to the
preferred option. CEQA also requires that the EIR explain why specific project alternatives that
were considered at one time in developing the project were rejected in favor of the preferred option.
The proposed development has been determined to be the "preferred option". The "no project"
alternative is required by CEQA to highlight the impacts of the proposed development and
alternatives.
An EIR is not required to evaluate alternatives that would have effects that cannot be determined or
for which implementation would be remote and/or speculative.
DEIR and Development Review Process
The public review period on the DEIR commenced on March 24, 2006 and will close on May 8,
2006. Comments on the DEIR will be responded to in a "response to comments" document and
produced as a draft Final EIR. The City Council will conduct a certification hearing on the Final
EIR after the Planning Commission considers and makes a recommendation on the document.
Ajoint study session of the City Council and Planning Commission was conducted on October 5,
2005. The key topics raised at the meeting included, but were not limited to, parking, circulation,
traffic, building aesthetics, and landscaping. Public comments offered at the meeting identified
similar concerns regarding traffic, circulation, parking and economic effects. These comments
are included in the DEIR analysis.
The Planning Commission also conducted a public hearing on April 20, 2006 allowing public
comments; however, the only comments made were by the Planning Commissioners. Written
comments were received from a couple of agencies with the most notable comments offered in
several letters by CalTrans and Caltrain.
In addition to numerous telephone conversations with CalTrans staff, a meeting was conducted
with CalTrans representatives on April 27, 2006 to review their comments, Written responses to
comments are contained in the FEIR.
The key environmental issue identified by City Staff is traffic. Mitigation measures are proposed
to reduce many of the identified impacts to less than a significant level. However, significant
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cumulative traffic impacts attributable to the development and other known developments will
occur and cannot be feasibly mitigated. A Mitigation Monitoring Program is required to be
prepared prior to the issuance of any permits.
The proj ect proponent has recently revised the site plan to improve parking and circulation
thereby reducing some of the traffic impacts. The revised plans now reflect the provision of a
left-turn pocket on Dubuque Avenue providing better and safer site access.
Should the City desire to approve the development, CEQA requires the City to adopt a Statement
of Overriding Considerations identifying that the project benefits outweigh the cumulative
unmitigateable significant impacts. Because the project involves an EIR, with a Statement of
Overriding Considerations regarding long-term cumulative traffic impacts, the EIR will also be
required to be certified by the City Council.
CONCLUSION/RECOMMENDATION:
The proposed development complies with the General Plan, the Zoning Code and the City's
development requirements. Therefore, City staff recommends that the Planning Commission
adopt a resolution recommending that the City Council certify 1) EIR assessing the
environmental impacts associated with a new 124,000 square foot Lowe's store, a 24,698 square
foot Garden Center, the retention of an existing 15,178 square foot retail building and open at-
grade parking including a Statement of Overriding Considerations; and approve 2) Planned Unit
Development Permit allowing a slight reduction from minimum required rear setback for a small
portion of the site; 3) Use Permit allowing outdoor sales, outdoor storage, a use generating in
excess of 100 vehicle trips per day, up to 24 hour daily operation, and the determination of a
parking rate; 4) Design Review allowing a new 124,000 square foot Lowe's store, a 24,698
square foot Garden Center, the retention of an existing 15,178 square foot retail building and
open at-grade parking; 5) Transportation Demand Management Plan reducing vehicle trips,
subj ect to adopting the conditions of approval.
Steve Carlson, Senior Planner
Attachments:
Draft Resolution with Exhibits
A - Finding Concerning Alternatives
B - Draft Statement of Overriding Considerations (EIR)
C - Mitigation Monitoring Program
Draft Conditions of Approval
Joint City Council Planning Commission Study Session Minutes
October 5, 2005
-101-
June 15,2006
P05-0097 Lowe's
Page 11 of 11
Design Review Board Minutes
June 21,2005
July 19, 2005
Applicant's Project Description and Development Narrative
Photos
Plans
Preliminary TDM
DEIR & FEIR (Copies of the DEIR were previously provided to the Planning Commission and
both the DEIR and the FEIR are available at the city's website at www.ssf.net and will be
available at the Commission meeting.)
-102-
Planning Commission
Staff Report
DATE:
July 20, 2006
TO:
Planning Commission
SUBJECT: 1.
EIR assessing the environmental impacts associated with a new 124,051
square foot Lowe's store, a 24,698 square foot Garden Center, the
retention of an existing 13,178 square foot retail building and open at-
grade parking.
2. Planned Unit Development Permit allowing a slight reduction from
minimum required rear setback for a portion of the site.
3. Use Permit allowing outdoor sales, outdoor storage, a use generating in
excess of 100 vehicle trips per day, up to 24 hour daily operation, and the
determination of a parking rate.
4. Design Review of a 124,051 square foot Lowe's store, a 24,698 square
foot Garden Center, the retention of an existing 13,178 square foot retail
building and open at-grade parking.
5. Transportation Demand Management Plan reducing vehicle trips.
6. Parcel Map to merge five parcels into a single parcel.
Address: 600 - 790 Dubuque Avenue (APN 015-1-090 & SBE 135-41-41
P AR.l)
Zone: Planned Commercial Zoning District (P-C-L)
SSFMC Chapters: 20.24, 20.74, 20.81 & 20.86.
Owner: Project 101 Associates
Applicant: Lowe's
Case Nos. P05-0097 (pUD05-0002, UP05-0021, TDM05-0002, DR05-0051 &
EIR05-0002)
RECOMMENDATION:
That the Planning Commission adopt a resolution recommending that the City Council
certify 1) Draft Environmental Impact Report assessing the environmental impacts
associated with a new 124,051 square foot Lowe's store with a 24,698 square foot Garden
Center, the retention of an existing 13,178 square foot retail building, and open at-grade
-103-
July 20, 2006
P05-0097 Lowe's
Page 2 of 4
parking including a Statement of Overriding Considerations; and approve 2) Planned Unit
Development Permit allowing a slight reduction of a small portion of the minimum rear
yard setback; 3) Use Permit allowing outdoor sales, outdoor storage and display area, a use
generating in excess of 100 average daily vehicle trips, up to 24 hour operation, off-site
employee parking on an abutting PG&E parcel, and the determination of a parking rate;
4) Design Review of a one-story 124,051 square foot home improvement center with a
24,698 square foot garden center, the retention of an existing 13,178 square foot retail store
with open at-grade parking and landscaping; 5) Parcel Map merging five parcels into a
single parcel; and 6) Transportation Demand Management Plan reducing daily vehicle
trips, and adopting the conditions of approval.
BACKGROUND:
The Planning Commission reviewed the proposed development at their meeting of June 15,
2006. The Commissioners offered a range of comments including, but not limited to, street views
of the loading area, adequacy of the landscaping, building entry orientation, adequacy of
architectural detailing, and on-site vehicle circulation. The matter was continued off calendar at
the applicant's request in order that the applicant could revise the plans.
The applicant has revised the plans to incorporate the City's comments. The major changes
include the following:
· The building appearance has been changed from "Big Box" retail to "Office
Building" .
· The loading and service areas have been re-arranged so that the truck loading doors
do not face Dubuque Avenue.
· The landscape plan has been revised to increase the presence of trees along Dubuque
Avenue and in the parking lot and to increase the landscape area depth along the street
frontage.
The store entrance has been redesigned to resemble something similar to the multi-level glass
entrances of many of the surrounding office buildings. The customer exit has also been given a
similar treatment but smaller in size. The Lowe's sign above the store entrance has been moved
onto the enlarged glass transom above the doors so that it will have a translucent background. The
outline of the Lowe's logo will be formed with red neon tubes delineating the logo outline.
Numerous simulated glass windows have been added to continue the office building theme.
Finishes of brick, stucco, and sandblasted concrete are used to emulate the finishes surrounding
office structures.
At the west elevation facing Dubuque, the truck well and delivery doors are no longer visible
having been moved to the east elevation. Office building forms introduced on the south wall have
been repeated on the north to create a second "front" elevation. Instead of a large number of
"windows", mesh panels are introduced in each of the openings into the garden center in order to
-104-
July 20, 2006
P05-0097 Lowe's
Page 3 of 4
provide the necessary ventilation. At the center of the west elevation a form similar to the front
entrance arch has been introduced with a Lowe's sign and red outline on a glass background.
At the north elevation, many of the office building forms introduced on the south and west sides
are repeated toward the west end while toward the east end there are fewer decorative elements.
At the east wall, which faces the railroad tracks and the office buildings on the other side, the
forms and finishes repeat the office building look.
In addition to the stucco finish, new materials are used to reinforce the office building look.
These materials include brick veneer, sandblasted concrete, and simulated widows with metal
frames and tinted glass or spandrel glazing. The textured wall surfaces and metal framed
windows repeat forms and finishes found on many of the adjacent office buildings. The
"windows will be backlit at the entrance, exit, and at some key features, other windows will be
tinted spandrel glazing. The applicant will make a detailed presentation to the Planning
Commission at the meeting.
CONCLUSIONIRECOMMENDATION:
The proposed development complies with the General Plan, the Zoning Code and the City's
development requirements. Therefore, City staff recommends that the Planning Commission
adopt a resolution recommending that the City Council certify 1) Draft Environmental Impact
Report assessing the environmental impacts associated with a new 124,051 square foot Lowe's
store with a 24,698 square foot Garden Center, the retention of an existing 13,178 square foot
retail building, and open at-grade parking including a Statement of Overriding Considerations;
and approve 2) Planned Unit Development Permit allowing a slight reduction of a small portion
of the minimum rear yard setback; 3) Use Permit allowing outdoor sales, outdoor storage and
display area, a use generating in excess of 100 average daily vehicle trips, up to 24 hour
operation, off-site employee parking on an abutting PG&E parcel, and the determination of a
parking rate; 4) Design Review ofa one-story 124,051 square foot home improvement center
with a 24,698 square foot garden center, the retention of an existing 13,178 square foot retail
store with open at-grade parking and landscaping; 5) Parcel Map merging five parcels into a
single parcel; and 6) Transportation Demand Management Plan reducing daily vehicle trips.
Steve Carlson, Senior Planner
Attachments:
Draft Resolution with Exhibits
A - Finding Concerning Alternatives
-105-
July 20, 2006
P05-0097 Lowe's
Page 4 of 4
B - Draft Statement of Overriding Considerations (EIR)
C - Mitigation Monitoring Program
Draft Conditions of Approval
Joint City Council and Planning Commission Study Session Minutes
October 5, 2005
Planning Commission Minutes
June 15,2006 (Draft)
Design Review Board Minutes
June 21,2005
July 19, 2005
Applicant's Revised Development Narrative
Plans
Preliminary TDM
DEIR & FEIR (Copies of the DEIR were previously provided to the Planning Commission and
both the DEIR and the FEIR are available at the city's website at www.ssf.net and will be
available at the Commission meeting.)
-106-
Appendix A
DEVELOPMENT STANDARDS
Total Site Area: 12.8 acres [557,568
SF]
Height
Maximum: 50FT Proposed: 49FT
Floor Area Ratio:
Maximum: 1.0 Proposed: 0.29
Lot Coverage:
Maximum: 50% Proposed: 29%
Landscaping:
Minimum: 10% Proposed: 13%
Automobile
Parking
Retail
Minimum: 665 Proposed: 665
Setbacks
Front Minimum: 20FT Proposed: 10FT
North Minimum: OFT Proposed: 55 FT
Side
South Minimum: OFT Proposed: 55FT
Side
Rear Minimum: 15 FT Proposed: 5 FT-
25FT
-107-
PRELIMINARY TRANSPORTATION DEMAND MANAGEMENT PLAN
FOR THE LOWE'S RETAIL STORE
June 2006
Lowe's currently has an application to construct home improvement store with an
attached garden center at the 600-790 block of Dubuque Avenue in the City of South San
Francisco. Attached is a preliminary Transportation Demand Management (TDM) Plan
that proposes a set of strategies, measures, and incentives to encourage trips to the
proposed Lowe's to be made by walking, bicycling, public transit, carpools, or other
alternatives to driving alone. Various employees will have different needs when it comes
to using alternative transportation so the plan provides multiple options and incentives to
participate in the program. The TDM plan is expected to reduce the number of peak hour
trips by approximately 103 trips, which equals 32% of the total peak hour of traffic
generated by the project or about 69% of the peak hour employee trips to the store.
These numbers both exceed the minimum 28% requirement for use of alternative travel
modes by Lowe's.
It should be noted that the preliminary TDM plan is similar in many respects to the plan
for the IKEA in East Palo Alto that was previously accepted as sufficient by San Mateo
County and the County Association of Governments ("CICAG"). The plan also includes
all of the mandatory elements as set forth in the City's Zoning Code. The measures
described in the TDM plan have been specifically designed to maximize the plan's
effectiveness and improve the traffic operations in the vicinity of the Lowe's Store.
These measures will also be facilitated by the pedestrian and bicycle friendly
characteristics of the site plan that is proposed for the project. In summary, this plan
utilizes strategies and measures that have been proven to work as part of other recent
projects in the Bay Area. With the proposed TDM plan in place it is expected that
Lowe's will not only achieve but surpass the City's required percentage goal for
alternative mode use.
-108-
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s.TATE OF CALIFORNIA-BUSINESS. TRANSPORTATION AND HOUSING AGENCY
ARNOLD SCHW ARZENEGGER. Governor
DEPARTMENT OF TRANSPORTATION
111 GRAND AVENUE
p. 0, BOX 23660
OAKLAND, CA 94623-0660
PHONE (510) 286-5505
FAX (510) 286-5559
TTY (800) 735-2929
~'.'
. .
I,,:
. .
Flex your power!
Be energy efficient!
June 15, 2006
'D~C" 'E' ('nTED' .
~"-,j'J.~ l .,.
SMlO1414
SM-101-22.44
SCH#2005082031
Mr, Steve Carlson
City of South San Francisco
315 Maple Avenue
South San Francisco, CA 94080
iti;Tr ';;.,.7N~t:-' D. lii'~
Ji .>wAl~ U..J.'Ilti .. .!il.'!.t..f['Ji...
Dear Mr. Carlson:
LOWE'S PROJECT - FINAL ENVIRONMENTAL Il\t1PACT REPORT, RECENT
DATA SUBMITTAL, SYNCHRO RUNS
Thank you for continuing to include the California Department of Transportation (Department)
in the environmental review process for Lowe's project. The following comments are based on
the Final Environmental Impact Report (FEIR) and recently-submitted Synchro runs. FEIR
comments are numbered according to,the format in that docuinent; additional comments maybe
forthcoming pending fmal review of both documents.-' -
FEffi
Hydraulics
E-12: The Department has not received runoff calculations for pre- and post-construction
stormwater runoff. Though an increase in the post-construction runoff is downstream of Caltrans'
drainage facilities, it can still create a negative impact to our storm drain system. Therefore, we
would like to review project runoff calculations. If the applicant recognizes they must mitigate
the impact of increased runoff, they should include plans and calculations for their mitigation
measures.
E-14: The Department has not received grading or drainage plans for review.
Recent Data Submittal. Svnchro Runs
Highway Operations
1. The Synchro runs show insufficient storage to accommodate project-related queuing for
several movements at both the Southbound 101 Ramps/Bayshore Boulevard and Bayshore
Boulevard (Airport Boulevard)/Sister:Cities Boulevard.. (Oyster Point _ Boulevard)
intersections. Project impacts at these intersections mustbeanaIyied;as a coordinated system
in order to evaluate project impacts to downstream queuing. This was originally requested in
our May 5, 2006 comment letter (enclosed). Mitigation effectiveness must be demonstrated
"Caltrans improves mobility across California"
-112-
Mr. Steve Carlson
June 15.2006
Page 2
on the coordinated system. This includes showing the residual level of service of downstream
intersections after all mitigation has been applied.
2. The Traffic Impact Study and FEIR should be revised to reflect the changes contained in the
recent data submittals.
Encroachment Permit
W ork ~at encroaches onto the State ROW requires an encroachment permit that is issued by the
Department. To apply, a completed encroachment permit application, environmental
documentation, and five (5) sets of plans dearly indicating State ROW must be submitted to the
address below. Traffic-related mitigation measures should be incorporated into the construction
plans during the encroachment permit process. See the website link below for more information.
http://www.dot.ca.gov /hq/traffops/ developserv/permits/
Rudy Dantes, Pennits Branch Chief
Office of Permits
California DOT, District 4
P.O. Box 23660
Oakland, CA 94623-0660
Please feel free to call or email Patricia Maurice of my staff at (510) 622-1644 or
patricia maurice@dot.ca.gov with any questions regarding this letter.
Sincerely,
u~~n...uL
TIMOTHY ~LE
District Branch Chief
IGR/CEQA
c: Ms. Terry Roberts, State Clearinghouse
"Caltrans improves mobility across California"
-113-
City Council 2005-2006
DEPARTMENT OF ECONOMIC
AND COMMUNITY DEVELOPMENT
PLANNING DIVISION
(650) 8n-8535
FAX (650) 829-6639
Joseph A. Femekes, Mayor
Richard A. Garbarino, Vice Mayor
Mark N. Addiego, Councilmember
Pedro Gonzalez, Councilmember
Karyl Matsumoto, Council member
Barry M. Nagel, City Manager
July 31, 2006
Department of Transportation
Attn: Timothy C. Sable
P.O. Box 23660
111 Grand Avenue
Oakland, CA 94623-0660
Re: Response to Caltrans Letter of June 15,2006
Mr. Sable:
This letter is a response to your recent comments regarding the Home Depot EIR.
HYDRAULICS
1. The proposed project lies to the east of and slightly below US Highway 10 I. The
project will collect, filter and convey storm water into the City of South San
Francisco storm water drainage system. Storm water will in no way affect or
interfere with US Highway 101 or its storm drainage system. No grading or
drainage plans have been sent to your agency because they will not be prepared
until the Building Permit stage and because they do not affect your system.
HIGHWAY OPERATIONS
1, The City of South San Francisco has determined the traffic impacts associated
with the proposed development and identified appropriate mitigation measures.
The comprehensive traffic mitigation proposal you suggest is not warranted by
the impacts associated by this development. Other major office and R&D
development proposals, which are either recently submitted or in the early stages
of the City's review process, may well trigger such measures.
-114-
315 MAPLE AVENUE . p.o, BOX 711 . SOUTH SAN FRANCISCO, CA 94083
2. The City of South San Francisco has determined that, based upon right-of-way
limitations and construction costs, any further improvements other than those
identified in the FEIR are infeasible and a Statement of Overriding Considerations
will be considered by the City Council.
Thank you for your comments. We look forward to working with you in the future.
Should you have any questions or desire to review these comments, please call me at
650/877-8535.
Regards,
Cc
Patricia Maurice
-115-
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FINAL
FOCUSED ENVIRONMENTAL IMPACT REPORT
State Clearinghouse Number: 2005-082031
CITY OF SOUTH SAN FRANCISCO
LOWE'S PROJECT
PREPARED BY LAMPHIER - GREGORY
JUNE 2006
CONTENTS
Page
17 . PREFACE............................. ............................ .......... .......... .................... ................. .......... 1-1
Purpose of the Final Environmental Impact Report..........................................................................................1-1
Organization of the Final EIR ...............................................................................................................................1-2
Scope of the EIR .............................. ......................................... ..................... ........ ............................ ......................1-2
Public Review Process.......................................................................................................................... ................... 1- 3
18. REVISIONS TO THE DRAFT EIR....................................................................................... 18-1
19. COMMENTS AND RESPONSES................ ............... .......... ........ ...................................... .... 19-1
Introduction........................................................................................................................... .................................1 9-1
Lis t of Letters............................................................................................................................. .............................19- 2
A. State of California Governor's Office of Planning and Research ........................................................19-3
B. San Mateo County Health Department, Groundwater Protection Program ......................................19-7
C. Town of Colma Planning Department ................................................................................................. 19-11
D. City/County Association of Governments, Airport Land Use Committee.................................... 19-15
E. California Department of Transportation, District 4 .......................................................................... 19-19
F. San Mateo County Public Works Department...................................................................................... 19-27
G. Peninsula Corridor Joint Powers Board (Caltrain) .............................................................................. 19-33
17
PREFACE
17.1 PURPOSE OF THE FINALEIR
This Final Environmental Impact Report (EIR) provides responses to comments submitted by
government agencies, organizations and individuals on the Draft EIR for the Lowe's Project.
The EIR has been 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. The Lead Agency for the Project, as defined by CEQA, is the City of South
San Francisco.
In accordance with the requirements of the California Environmental Quality Act (CEQA), this
Final EIR consists of the responses to comments and revisions of those portions of the Draft
EIR which have been modified in response to comments received during the public review
period on the Draft EIR. This Final EIR includes copies of all written comments received within
the 45-day public review period following publication of the Draft EIR, and provides responses
to those comments. In some cases, the responses have also resulted in revisions to the Draft
EIR, and all such changes are reflected in this document. As required by CEQA, this document
addresses those comments received during the public review period that raise environmental
lssues.
The EIR (which is comprised of the Draft EIR and the Final EIR) is intended to be certified as
a complete and thorough record of the environmental impacts of the proposed Project by the
City of South San Francisco. Certification of the EIR as adequate and complete must take place
prior to any formal City action on the proposed Project itself, and EIR certification does not
equate to approval of the Project.
The EIR is meant to provide an objective, impartial source of information to be used by the lead
and responsible agencies, as well as the public, in their consideration of the Project. The basic
purposes of CEQA are to:
. inform governmental decision makers and the public about the environmental effects of
proposed activities;
. involve the public in the decision making process;
. identify ways that damage to the environment can be avoided or significantly reduced; and
LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 17-1
CHAPTER 17: PREFACE
-
-
· prevent environmental damage by requiring changes in the project through the use of
alternatives or mitigation measures.!
-
The analysis in the EIR concentrates on those aspects of the Project that are likely to have a
significant adverse effect on the environment. The EIR identifies reasonable and feasible
measures to mitigate (i.e., reduce or avoid) these effects. The CEQA Guidelines define
"significant effect on the environment" as "a substantial, or potentially substantial adverse
change in any of the physical conditions within the area affected by the project ...."2 The
determination of significance of potential environmental effects is based, in part, on the
discussion of environmental effects which are normally considered to be significant found in
Appendix G of the CEQA Guidelines.
-
-
-
This EIR does not address those environmental factors and effects that have already been
determined to be "less than significant", except as necessary to establish a background for the
Project. The social or economic issues associated with the proposed Project are not evaluated in
the EIR, as these are not considered "environmental" effects. Such an analysis is beyond the
scope of this environmental review document.
-
-
17.2 ORGANIZATION OF THE FINAL EIR
-
The Final EIR consists of the following major sections:
· Preface - outlines the objectives of the EIR and important preliminary information,
-
· Revisions to the Draft EIR - contains revisions to the Draft EIR text,
-
· Comments and Responses - contains letters of comment on the Draft EIR along with
responses to these comments. In response to some comments, the text of the Draft EIR
has been modified, with changes indicated as described in the previous paragraph.
.-
This EIR has been prepared for the City of South San Francisco (the Lead Agency) by
Lamphier-Gregory. The information in the EIR was compiled from a variety of sources,
including published studies, applicable maps and independent field investigations. Unless
otherwise noted, all background documents are available for inspection at the City of South San
Francisco Planning Department.
-
-
17.3 SCOPE OF THE FINAL EIR
-
An initial evaluation of the proposed Project by City staff indicated that the development of the
project site area as proposed might have several potentially significant environmental impacts
-
State of California, Governor's Office of Planning and Research, California Environmental Quality Act Statutes and
Guidelines, 1995, Section 15002(a).
2 Ibid, Section 15382.
-
-
PAGE 17-2
LOWE'S PROJECT
FINAL FOCUSED EJR
-
CHAPTER 17: PREFACE
(see Executive Summary Chapter of the Draft EIR). The potentially significant project related
impacts identified relate to those areas that are listed below:
. Air Quality
. Geology and Soils
. Hazardous Materials
. Hydrology
. Land Use
. Noise
. Public Services
. Transportation and Circulation and
. Utilities
Each of these topic areas is addressed in the DEIR in its respective chapter.
17.4 PUBLIC REVIEW PROCESS
The Notice of Preparation of the Draft EIR was released on August 5, 2005. It is included in
Appendix A of the Draft EIR, along with responses to comments on the Notice of Preparation.
The Draft EIR was circulated for a 45-day period. During this time, the public and responsible
agencies and organizations submitted comments on the sufficiency or adequacy of the EIR in
evaluating the environmental effects of the proposed project.
Responses to written comments received on the Draft EIR have been prepared, and are
presented in this document. The Draft EIR, with the responses to comments received on the
Draft EIR during the public review period, comprise the Final EIR. The Final EIR will be
presented to the City Council of the City of South San Francisco for review and certification, in
accordance with Section 15080 of the CEQA Guidelines. However, certification of the EIR
does not constitute approval of the proposed Project. This action only indicates that the record
of potential environmental impacts and the available means of reducing or avoiding these
impacts provided in the EIR is adequate and complete.
Upon certification of the EIR, the City Council will make a separate decision on the approval,
denial or modification of the Project as proposed. Certification of the EIR as adequate and
complete does not imply that the proposed Project has to be approved. In accordance with the
requirements of CEQA, where there remain significant environmental effects that cannot be
reduced to a level of "less than significant", the Project may be approved only where a statement
LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 17-3
CHAPTER 17: PREFACE
-
-
of overriding considerations of social, economlc or other benefit can be made and supported
with substantial evidence.3
-
..
-
-
-
-
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,-
-
-
-
-
.~
-
3 California Public Resources Code Section 21080(e) "...substantial evidence includes fact, a reasonable assumption
predicated upon fact, or expert opinion supported by fact. Substantial evidence is not argument, speculation,
unsubstantiated opinion or narrative, evidence that is clearly inaccurate or erroneous, or evidence of social or
economic impacts that do not contribute to, or are not caused by, physical impacts on the environment."
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PAGE 17-4
LOWE'S PROJECT
FINAL FOCUSED EIR
-
18
REVISIONS TO THE DRAFT EIR
In response to comments received on the Draft EIR during the 45-day public review period, the
following revisions in the text of the Draft EIR have been made. Additions are illustrated as
underlined text, while deletions are illustrated as strikcthrough tcxt:
On DEIR page 3-1, the following text has been revised as follows:
"The Project site is located at 700 Dubuque Avenue in the northwest portion of the East
of 101 area, and is bounded on the west by Dubuque Avenue and Highway 101, on the
north by single story office buildings and services, to the east by Southcrn Pacific
Railroad Peninsula Corridor Joint Powers Board (jPB) line rights-of-way, and to the
south by office buildings and a large surface parking lot."
On DEIR page 4-6, the following underlined text in Mitigation Measure 4-1 has been added as
follows:
"4. TDM#19 - The Project shall include sidewalks with shade trees that provide safe
and convenient access to the Project, the Caltrain station. and any shuttle or future bus
stops that serve the project (see TDM#l above)."
On page 6-19, Mitigation Measure 6-3b has been revised as follows to indicate the Groundwater
Protection Division's responsibility for reviewing the Soil and Groundwater Management
Contingency Plan:
Mitigation
Measure 6-3b
Implementation of a Soil and Groundwater Management and
Contingency Plan
The plan shall be in accordance with recommendations of the Environmental
Consultant, and shall be reviewed and approved by the San Mateo County
Environmental Health Department Groundwater Protection Program and
City of South San Francisco Building Department to provide a basis for
handling and disposal of contaminated or hazardous materials encountered
during the site grading and construction process.
LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 18-1
CHAPTER 18: REVISIONS TO THE DRAFT EIR
..
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On DEIR page 6-21, the following text has been deleted as follows:
5) General sampling and testing plan for excavated soils to determine suitability for reuse or
acceptability for disposal at a state licensed landfill facility. At a minimum analytical
testing shall be performed on a minimum of one composite sample per 500 cubic yards
of soil disturbed, excavated or graded at the site. Testing shall include CAM 17 metals,
asbestos, volatile organic compounds, semi-volatile organic compounds, TPH as
gasoline, TPH as diesel, and TPH as motor oil. Testing results shall be compared to the
RWQCB Environmental Screening Levels for Commercial Sites to determine suitability
to remain on site as engineered fill. Any soils determined to exceed the ESLs shall be
deemed as unsuitable for use as engineered fill. Exceptions may be made for metals
such as arsenic, chromium, cobalt, and others that fall within the normal background
range of metals in soils of the San Francisco Bay area.
On DEIR page 6-21, the following text has been added as follows:
6) Restrictions limiting future excavation or development of the subsurface by owners,
tenants or visitors to the proposed development, and prohibition of groundwater
development. This will include placing a commercial deed restriction on the property if
deemed necessary.
On DEIR page 7-13, the following underlined text has been added as follows:
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-
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A storm drain interceptor (also known as an oil/water or oil! grit separator) is a device designed
to remove debris and other contaminants from the drainage stream based on physical
differences between the contaminant and water. Lighter materials such as oils tend to float to
the surface, while denser materials such as sediments tend to sink.! In general, interceptors are
best suited to removing oils and heavy particulates; they are less effective at removing nutrients
and other dissolved pollutants. Field monitoring suggests that Total Suspended Solids (TSS)
removal rates for various separator models range from 40 to 80 percent.2,3 Site constraints,
including availability of soils of suitable depth, level surface, and stability, can restrict the
effective performance of the interceptor unit. Appropriate sizing of the unit relative to
impervious drainage area is also important.4 It also should be noted that these types of structural
Best Management Practices (BMPs) require periodic cleaning and maintenance.
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In the City of South San Francisco. the City is responsible for the maintenance and repair of
storm drain interceptors located in City streets and on City properties: however, storm drain
interceptors placed within private developments are the responsibility of the private property
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1 BASMAA, 1999.
2 University of Massachusetts Amherst, 2003.
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3 Rinker Materials Corporation, 2005.
4 EPA, 1999.
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PAGE 18-2
LOWE'S PROjECT
FINAL FOCUSED EIR
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CHAPTER 18: REVISIONS TO THE DRAFT EIR
owner. In this case. the property owner will be responsible for proper maintenance of the
interceptor located on the Project site.
On DEIR page 7-16, the following text has been added as follows:
The San Mateo County Flood Control District requires that storm waters from developments
that ultimately drain into the District's flood control channel not exceed the existing discharge
rate prior to development. Using the Rational Method as presented in the ABAG Manual of
Standards for Erosion and Sediment Control Measures (1981), Questa Engineering performed
preliminary calculations to analyze the impacts of the proposed Project on peak runoff. Peak
flows for the 10-year design storm were calculated for the Project site at the point of connection
to the southern and northeastern municipal drainpipes. Results are presented in Table 7-2.
On DEIR page 7-17, Impact 7-3 has been revised as follows:
Impact 7-3
Increase in Overall Peak Runoff. The San Mateo County Flood Control
District requires that storm water discharge from the Project site draining
into the Colma Creek flood control channel not exceed existing pre-
development discharge rates. The applicant has not provided a hydraulic
analysis or any other definitive information to determine changes (if any) to
runoff rates into Colma Creek resulting from the proposed Project.
According to preliminary calculations by Questa Enginecring, thc proposed
Project TwTill incrcase 10 ycar peak discharge to thc southcrn municipal storm
sewcr drainpipe by approximately 72%. No analysis or dcfinitivc
inf-ormation has becn prescnted to 'Verify that the cxisting municipal pipe can
carry thc design flows undcr proposed Project conditions. This is a
potentially significant impact.
On DEIR page 7-17, Mitigation Measures 7-3a and 7-3b have been revised as follows:
Mitigation
Measure 7 -3a
LOWE'S PROjECT
FINAL FOCUSED EIR
Storm Drain Analysis. The applicant shall conduct a hydraulic analysis of
the proposed storm drain system for the Projcct site to establish \vhcthcr thc
cxisting municipal storm scwer drainpipc located near thc southcrn property
boundary has capacity to accommodatc the increascd flows resulting from
the proposcd Project. to determine any changes resulting from the Project to
storm water discharge rates into Colma Creek. The analysis shall include
Rational Method calculations of pre- and post-development 10-year peak
flows and shall take into account drainpipe slope and elevations, drainpipe
size(s), and system head losses within the Project site storm drain system.
The analysis shall also include calculations to establish whether the existing
municipal storm sewer drainpipe located near the southern property
boundary has capacity to accommodate the increased flows into the pipe
resulting from the proposed Project. The Storm Drain Analysis shall be
subject to review and approval by the City of South San Francisco and the
PAGE 18-3
CHAPTER 18: REVISIONS TO THE DRAFT EIR
..
Mitigation
Measure 7-3b
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San Mateo County Flood Control District. If it is determined that Project
storm water discharge rates exceed existing pre-development rates at the
outlet to Colma Creek, then Mitigation 7 -3b shall be implemented.
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Revised Storm Drain Plan. If the hydraulic analysis dcscribed in Mitigation
.Mcasure 7 3a cannot show that thc existing southcrn storm SC\V'Cf drainpipc
has capacity for Projcct flows, The applicant shall submit a Revised Storm
Drain Plan for the Project that includes an on-site storm water detention
system designed to release surface runoff from the site a rate comparable to
the existing discharge rate. The revised plan shall include drawings of the
new proposed system and calculations of the new system capacity. Any
drainage changes shall be reviewed and approved by the City of South San
Francisco and the San Mateo County Flood Control District prior to
tentative map approval.
Prior to the approval of the Final .Map, changcs to thc Project Drftinagc Plan
shall be subjcct to the rCv'"icw and appro7al by thc City of South San
Francisco Storm 'Watcr Coordinator and thc City Engineer.
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New Impact 7-4 has been added to the end of Chapter 7 as follows:
New Mitigation Measures 7-4a and 7-4b have been added to the end of Chapter 7 as follows:
Mitigation
Measure 7 -4a
Impact 7-4
Mitigation
Measure 7-4b
PAGE 18-4
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Increase in Peak Discharge to the Southern Municipal Drainpipe.
According to preliminary calculations by Questa Engineering, the proposed
Project will increase 10-year peak discharge to the southern municipal storm
drainpipe by approximately 72%. No analysis or definitive information has
been presented to verify that the existing municipal pipe can carry the design
flows under proposed Project conditions. This is a potentially significant
impact.
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Storm Drain Analysis. The applicant shall conduct a hydraulic analysis of
the proposed storm drain system as described in Mitigation Measure 7 -3a. If
the analysis determines that the existing municipal pipe cannot contain the
additional flows from the proposed Project, then Mitigation 7 -4b shall be
implemented.
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Revised Storm Drain Plan. The applicant shall submit a Revised Storm
Drain Plan for the Project. Methods such as on-site storm water detention
or storm drain line upgrades may be considered. Alternatively, some greater
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LOWE'S PROjECT
FINAL FOCUSED EIR
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CHAPTER 19: COMMENTS AND RESPONSES
expense, complexity and Slze that may result from JPB ultimately locating such a facility
elsewhere.
PAGE 19-40
LOWE'S PROJECT
FINAL FOCUSED EIR
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CHAPTER 19: COMMENTS AND RESPONSES
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from a Caltrain station with a parking lot expansion of approximately 200 spaces. As a
condition of approval, the City of South San Francisco will require the property owner to work
with Caltrans to develop a shared driveway design that is acceptable to the City of South San
Francisco City Engineer.
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Response to Comment G-9: Opinion regarding the desirability to bring all utility lines that
serve the Project site and that transversely cross the railroad right-of-way up to current standards
is noted. Utility providers will ultimately determine the extent to which existing utility lines
serving the Project site may require upgrading.
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Suggestion to "underground" any existing overhead utility lines which cross the tracks or are
within 10 feet of the JPB property line and serve the Project site is noted. The placement of
individual utility lines will ultimately be determined by the utility providers, in coordination with
JPB. This would include any clearance requirements for electrical power lines above 25kV,
which would need to be determined in consultation between the Pacific Gas and Electric
Company and the JPB's Electrification Program Manager.
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Response to Comment G-l0: Opinion regarding the ability to accommodate the Project as
proposed and a future electrification substation within the Project site is noted, as is the
recommendation that the JPB and the Project Applicant coordinate designs to adjust the layouts
of facilities on the northeast corner of the project site.
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The DFEIR evaluates the Project as currently proposed by the Project Applicant, and
accommodation of a future electrification substation on part of the Project site has not been
proposed as part of this Project. Although JPB might have identified a portion of the Project
site as a "preferred location" for a future electrification substation, this comment suggests that
the JPB may have made plans for a portion of the Project site (that it does not currently control)
without obtaining from the Project Applicant (who currently controls the site) any or all of the
property agreements/acquisitions necessary to enable construction of a future electrification
substation. Contrary to the suggestion made in this comment, given current property ownership,
it is plans for the future electrification substation that may be in conflict with the Project as
proposed, and not the other way around. The City of South San Francisco has identified two
alternative sites (in addition to the two identified by the JPB) that could house the future
electrification substation, which should be evaluated by the JPB.
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In the event that the Project as currently proposed may be modified to accommodate a future
electrification substation (following all necessary coordination between the JPB and the Project
Applicant, and JPB acquisition of those portions of the Project site necessary to support a future
electrification substation and related transmission line easements), additional environmental
review of the resulting modified site plan may be necessary. However, there is no obligation on
the part of the Project Applicant to modify current plans for development of the Project site as
proposed to accommodate a JPB future electrification substation, despite JPB identification of a
portion of the Project site as the "preferred location" for such a facility, and despite any added
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 19-39
CHAPTER 19: COMMENTS AND RESPONSES
runoff from the site. Instead, the project proposes to change drainage patterns by directing
nearly 95 percent of site runoff (which was previously distributed between two municipal
drainpipes) into only one of the existing drainpipes.
As stated in the revised Mitigation Measures 7-3 and 7-4 (included in Chapter 18 and Responses
to Comments F-1 and F-2), the applicant must conduct a storm drain analysis to show that the
overall flows from the project will not exceed existing flows. The applicant must also show that
the existing southern storm drain (to which the project proposes to direct nearly 95 percent of
site runoff) is able to accommodate the proposed flows. If the analysis determines that the
existing storm drain infrastructure cannot handle the proposed flows, the applicant must either
(a) implement on-site storm water detention; (b) upgrade/replace storm drain lines; or (c) re-
distribute project runoff between the existing storm drains such that the lines are able to carry
the proposed flows (or maintain existing flow distribution). Any proposed drainage changes
must be approved by the City of South San Francisco and the San Mateo County Flood Control
District.
The combined effect of the proposed project along with other future City developments,
including the proposed neighboring Home Depot, may result in increased stormwater flows or
changes in drainage patterns such that stormwater flows could exceed existing drainage system
capacity. However, as with the proposed project, other future projects in the area would be
required to demonstrate that the downstream drainage systems would have adequate capacity to
accommodate the project's runoff. If the system does not have adequate capacity to
accommodate a particular project's runoff, the developer would be required to construct the
necessary improvements as determined by the City and/ or the San Mateo County Flood Control
District. As a result, cumulative impacts associated with stormwater drainage would be less-
than-significant.
Response to Comment G-7: Development of the Project site as proposed could be expected
to result in some increase in pedestrian traffic in the vicinity of the site. However, it is the sole
responsibility of the owners of the Caltrain right-of-way to provide measures deemed necessary
to discourage pedestrians from either crossing or walking along train tracks, with or without the
development of the Project site as proposed. If the Peninsula Corridor Joint Powers Board
believes that the development of the Project site as proposed (in an area where development has
already taken place and where there is currently some pedestrian traffic) warrants the
construction of a high security fence to discourage pedestrians who might be tempted to either
cross or walk along the train tracks, it is the JPB's responsibility to construct such a fence within
the Caltrain right-of-way.
Response to Comment G-8: Comment noted. The City of South San Francisco agrees that a
shared driveway at the south end of the Lowe's site to be jointly utilized by Caltrain is a much
better traffic plan than allowing adjacent Lowe's and Caltrain driveways. In addition, the year
2020 Lowe's traffic analysis assumed full development of the Home Depot store (as well as the
rest of the East of 101 area), including an office/R&D development on the Caltrain site. This
development for the Caltrain site resulted in significantly more traffic than would be expected
PAGE 19-38
LOWE'S PROJECT
FINAL FOCUSED EIR
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CHAPTER 19: COMMENTS AND RESPONSES
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Letter G: Peninsula Corridor Joint Powers Board (Caltrain), May 8, 2006.
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Response to Comment G-l: In response to this comment, the text of first sentence in the
second paragraph on DFEIR page 3-1 has been modified to read as follows:
-
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"The Project site is located at 700 Dubuque Avenue in the northwest portion of the East
of 101 area, and is bounded on the west by Dubuque Avenue and Highway 101, on the
north by single story office buildings and services, to the east by Southcrn Pacific
Railroad Peninsula Corridor Joint Powers Board aPB) line rights-of-way, and to the
south by office buildings and a large surface parking lot."
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In response to this comment, the City of South San Francisco has updated its property
ownership database to indicate the correct property owner, and the Peninsula Corridor Joint
Powers Board has been added to the City of South San Francisco's distribution list for future
information regarding the Project.
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Response to Comment G-2: In response to this comment, the text of the third paragraph on
DFEIR page 4-6 has been modified to read as follows:
~
"4. TDM#19 - The Project shall include sidewalks with shade trees that
provide safe and convenient access to the Project, the Caltrain station,
and any shuttle or future bus stops that serve the project (see TDM#l
above)."
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Response to Comment G-3: Comment noted. Any proposed dewatering will be addressed
during the construction process. Since no below grade structures are planned, dewatering will be
limited to that necessary during the construction process, such as in utility trenches and
foundation construction. As such, long-term dewatering of the site is not anticipated, and
therefore it was not felt necessary that it be addressed in the Storm Drain Analysis.
Response to Comment G-4: Comment noted. Environmental investigations conducted for
the Project site have not identified the referenced hazardous materials plume. However, any
contaminated soil plume would be delineated in the Soil and Groundwater Management and
Contingency Plan that will be prepared for the Project, which will provide methods to control
the excavation and off-haul of soils from any contaminant plume areas. Please see Mitigation
Measure 6-3b- Implementation of a Soil and Groundwater Management and
Contingency Plan.
Response to Comment G-5: Comment noted. The current Project plans currently include a
20 foot fire lane in the area abutting the JPB's western property line, which meets or exceeds any
local, state, or federal requirements.
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Response to Comment G-6: The project site is currently developed; approximately 90 percent
of the site is covered in impervious surfaces. The proposed redevelopment of the site will not
increase the amount of impervious area on the site, and is not expected to increase stormwater
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LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 19-37
I"FIY-B-20~ 17;q7 FROM:
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#9. Chapter 12. Utilifies.
The proposed project will require changes and upgrades to the water, fire, sewer, gas and
possibly other ulility lines. Most of these lines transversely cross the railroad, are over 50 years
old and should be brought up to current standards.
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The JPB will be installing a 25kV ae (5OkV phase to phase) overhead catenary system on the
tracks. This will require all telephone, cable, power and other service lines which are Jess than
2SkV to be removed. Therefore. any overhead utility Jines which cross the tracks or are within
10 feet of the JPB property line, which serve the Lowe' 8 or Home Depot sites, should be
relocated underground. For power lines above 25kV. clearance requirements must be
determined in accordance with appropriate ~lec;trical clearance standards and coordinated with
the JPB's Electrification Program Manager.
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#10. General - Set Aside Property for the Future Electrification Substation
The proposed Lowe's development will infringe on rlle parcel Df land identified in JPB-
Caltmin's draft EAJEIR as the preferred site for Electric Traction Substation A TF-l. The
Traction Substation is required to supply power to the overhead contact system when the CaltTain
line is electrified. It wiJl tap into the l15kV utility network and transfonn the power down 10
2SkV for use by the electric trains. The preferred location is immediately adjacent to the
Callrain tracks and PG&E's 115kV transmission lines and is therefore criti cal to the
Electrification Project. AJI other alternate sites are impractical due 10 their distance from ei1her
the railrO!~d tracks or the utility supply. This would introduce added expense, complexity, and
sile to the substa1ioll needed in this area.
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During fe8!libility discussions witb PG&E about the substation location, it was detennined that
tbe buildings and transfonners ~on1ained within the proposed Caltrain substation would not be
pennitted 10 occupy the space directly under the transmission lines. Therefore, the parcels of
land immediately adjacent to the transmission line easements would need to be acquired by the
JPB to position the substation next to the lines to be tapped. This puts the proposed Lowe' s
building and facilities in conflict with the planned substation site.
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While some flexibility does exist in the layout of the substation building and equipment, the
overall SiZl; requi.n:d i3 relatively fixed. Approximately 32,000 square feet are required to
provide adequate space for the electrical equipment safety clearances.
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Since the Caltrain substation space requirements are relatively smaJl compared to the proposed
Lowe's development, we believe that both projects could be acconunodated on the parceL We
recommend coordinating the designs and adjustio8,the layouts ofthl: facilities to find a solution
for both projects on the northeast comer of the proposedsi1e.
-
Thank you again for the opportunity to comment on the DEIR. If you have any questions
regarding these comments, please contact me at 650-508-6338.
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Sincerely.
?1~ ~ .
Marie Pang f
Environmental Manager
Peninsula CorridDr Joint Powers Board
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Page 3
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?3"3
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G-10
MAY-8-2006 17:~6 FROM:
TO: 98296639
P.2"3
#5. Chapter 6. Mitigatioll Measure 6-4.
IPB recommends at least a 24 foot setback from the railroad's west propeny line to serve as a
fue break.. an access for emergency vehicles, and as a security precaution in case of i!Il incident
on the railroad adjacent to the Lowe's property site. IPB bas been contacted by the City's Fire
Department in regards to their limited ability to respond to a fire or hazardous spill in 1he rail
yard from railroad tank cars and about trespassers accessing the yard and tampering with the
track or rail Clb"'S. The Lowe's development will also be storing quantities of combustible
commodities on its property site. A 24 fcot setback would minimize the spread of potential
hazards between tbe railroad and the project sitt', lIS wdla:s address the security and access
issues.
G-5
The project design should include a structmal analysis of the effect of the live and dead loads of
the development on tlle adjacent railroad tracks. Appropriate mitigation measures should be
made for any ground movement caused by the loading conditions of the development.
#6. Chapter 7. Mitigation Measure 7.311.
The proposed project will have significant impacts to the drainage in the area and contribute to
flooding in the railroad corridor. This development drains to several culverts that cross the
railroad corridor that are over 50 years old and do not work well on the railroad property or off
railroad property. The grading should be designed so that the SwfllCl: drainage does not reach the
railroad corridor. The cumulative impacts of the drainage due to the proposed project and the
neighboring proposed Home Depot project should be analyzed together. The cumulative impacts
of both of these projects may requiIc the reconstruction and increase in capacity of1he
aforementioned culverts.
G-6
#i. Chapter 10. Police Protection.
Due to the proximity of the train station, there is a high probability that employees and casual
workers may be tempted to either cross the train tracks or walk along them as a shortcut to ll(:cess
the Lowe's Development. As a safety precaution, a high security fence should be built along the
west side of the property to discourage this unsafe behavior.
G-7
#8. Chapter 11. Mltlgation Measure 11-10. Caltraln Slanon aDd Lowe's South Driveway
Caltrain hilS been working with the City Staff for the past two years on th~ plans for a new South
San Francisco Train Station. Caltrain has cooperated with the City to reorient the station
platforms and improve pedestrian access to assist the City with its goal to enhance the
connectivity between the downtown area and the east side businesses. A shlU'ed driveway could
be part of the Dew station's plans.
G-8
The new station will expand its parking capacity by approximately 20() parking spaces which
win be accessed from Dubuque Avenue. The traffic study in the DEIR did not account for the
increase in traffic thaI win be generated by the parking expansion of the South San. Francisco
Train Station. The cumulative effects ofthe Lowe's Development. the Home Depot
Development and 1he expansion of the Coltrain Station should be analyzed together and their
cumulative effects mitigated appropriately.
Page 2
.j1AY-B-2006 17:~6 FROM:
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TO:9B296539
P.l"~
6c..u;Dgt C~2QQe
1(uI't'l;M"", C>lAI/O
JesS CI.5NI;RCc.IlK;IIlHA1R
NA_lFeIV:I
Dil..G.l.a
JI.. HAJm(En
Jel~1 HM.
I\IrnIUII L. LLD1C
J""" '"'CU!M:lRa
Sof'lilE MMv.Ell
1IIlc1l>El. J. SI:.IN'AH
EllEClITn/l; DI~lCTOII
Cal,
May 8, 2006
Steve Carlson
Senior Planner
City of South San Francisco
Planning Division
P.O. Box 711
South San Francisco, CA 94083
Lette r G
RE: Draft Environmental Impact Report, City of South San Francisco's Lowe's: Proi~ct,
SCH No. 200s..DS.20Jl
Dear Mr. Carlson,
We appreciate the opportunity 10 comment of the Draft Environmental Impact Report (OEIR) for
1he proposed Lowe's ~rojecl in the City of South San Francisco.
The Peninsula Corridor Joint Powers Board (JPB) respectfully submits the following comments:
~l. Cbapter 1, 3.1 Project Lotation aBd Site Condilions
The OEIR mistakenly indicates that the property owner of the railroad tracks adjacent to the
proposed project site is the Southern Pacific Railroad. The JPB is, and has been, the property
owner of record for over a decade. The JPB was not contacted as the impacted property owner
for this DElR nllt for the DElR for the Home Depot Development in South San Francisco
#2. Chnpter 4. Mitigation Measure 4-1.
11 can be anticipated that casual workers and employees ofth~ Lowe's. Oevelopment will use the
CaJlrain train station for transportation. Walking access (sidewalks and paths) should be
constructed between the station and Lowe's as part ofTDM#19 so that people do not endanger
themselves by walking along or crossing the train tracks.
#3. Chapter 6. Mitigation Measure 6~3b.
If groundwater removed by dewatering sysrems is to be discharged into the gtorm drain system,
Ipa recommends that the impacts of this operation be considered in the Storm Drain Analygis
proposed in this document (see comment #4).
#4. Hazardous Materials, Impact 6.3
There is a known hazardous materials plume in the northeast quadrant of tbe proposed project
site that has not been delineated anywhere in the DEIR. This hazardous materials plume should
be located on lhe site plan and safety measures should be included to prevent the pOOmlial spread
of this plume.
.
Page 1
PENINSULA CORRIDOR JOINT POWeRS BOARD
1250 San Carlos Avenue - P.O. Box 3006
San Carloo, CA 94070-1306 (650)508-6269
G-1
G-2
G-3
G-4
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CHAPTER 19: COMMENTS AND RESPONSES
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best suited to removing oils and heavy particulates; they are less effective at removing nutrients
and other dissolved pollutants. Field monitoring suggests that Total Suspended Solids (TSS)
removal rates for various separator models range from 40 to 80 percent.2,3 Site constraints,
including availability of soils of suitable depth, level surface, and stability, can restrict the
effective performance of the interceptor unit. Appropriate sizing of the unit relative to
impervious drainage area is also important.4 It also should be noted that these types of structural
Best Management Practices (BMPs) require periodic cleaning and maintenance.
-
-
-
In the City of South San Francisco. the City is responsible for the maintenance and repair of
storm drain interceptors located in City streets and on City properties: however. storm drain
interceptors placed within private developments are the responsibility of the private property
owner. In this case. the property owner will be responsible for proper maintenance of the
interceptor located on the Project site.
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2 University of Massachusetts Amherst, 2003.
3 Rinker Materials Corporation, 2005.
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4 EPA, 1999.
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LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 19-31
CHAPTER 19: COMMENTS AND RESPONSES
storm water detention system. A new impact (Impact 7-4) specifically detailing the proposed
increase in discharge to the southern municipal storm drainpipe is included below and 1n
Chapter 18, as are mitigation measures to reduce the impact to a less than significant level.
Impact 7-4
Mitigation
Measure 7 -4a
Mitigation
Measure 7 -4b
Increase in Peak Discharge to the Southern Municipal Drainpipe.
According to preliminary calculations by Questa Engineering, the proposed
Project will increase 10-year peak discharge to the southern municipal storm
drainpipe by approximately 72%. No analysis or definitive information has
been presented to verify that the existing municipal pipe can carry the design
flows under proposed Project conditions. This is a potentially significant
impact.
Storm Drain Analysis. The applicant shall conduct a hydraulic analysis of
the proposed storm drain system as described in Mitigation Measure 7-3a. If
the analysis determines that the existing municipal pipe cannot contain the
additional flows from the proposed Project, then Mitigation 7 -4b shall be
implemented.
Revised Storm Drain Plan. The applicant shall submit a Revised Storm
Drain Plan for the Project. Methods such as on-site storm water detention
or storm drain line upgrades may be considered. Alternatively, some greater
portion of site run-off may be routed to the existing northeast municipal
storm drainpipe. The revised plan shall include drawings of the new
proposed system and shall include calculations of the new system capacity.
In accordance with San Mateo Flood Control District requirements, storm
water runoff draining from the new proposed system into the Colma Creek
flood control channel shall not exceed existing flows. Any drainage changes
shall be reviewed and approved by the City of South San Francisco and the
San Mateo County Flood Control District prior to tentative map approval.
Response to Comment F-3: In the City of South San Francisco, storm drain interceptors
located on a private development are the responsibility of the property owner. The following
text will be added to the discussion of the storm drain interceptor on DEIR page 7-13, outlining
the cleaning and maintenance responsibilities:
A storm drain interceptor (also known as an oil/water or oil! grit separator) is a device designed
to remove debris and other contaminants from the drainage stream based on physical
differences between the contaminant and water. Lighter materials such as oils tend to float to
the surface, while denser materials such as sediments tend to sink.! In general, interceptors are
! BASMAA, 1999.
PAGE 19-30
LOWE'S PROjECT
FINAL FOCUSED EIR
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CHAPTER 19: COMMENTS AND RESPONSES
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Letter F: San Mateo County Public Works Department, May 8, 2006.
Response to Comment F-l: Comment noted. Mitigation Measures 7-3a and 7-3b have been
revised as indicated below, as well as in Chapter 18.
Mitigation
Measure 7-3a
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Mitigation
Measure 7-3b
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Storm Drain Analysis. The applicant shall conduct a hydraulic analysis of
the proposed storm drain system for thc Projcct sitc to cstablish Vv'hcthcr thc
cxisting municipal storm scwcr drainpipc locatcd ncar thc southcrn propcrty
boundary has capacity to accommodatc thc incrcascd flows rcmlting from
thc proposcd Projcct. to determine any changes resulting from the Project to
storm water discharge rates into Colma Creek. The analysis shall include
Rational Method calculations of pre- and post-development 10-year peak
flows and shall take into account drainpipe slope and elevations, drainpipe
size(s), and system head losses within the Project site storm drain system.
The analysis shall also include calculations to establish whether the existing
municipal storm sewer drainpipe located near the southern property
boundary has capacity to accommodate the increased flows into the pipe
resulting from the proposed Project. The Storm Drain Analysis shall be
subject to review and approval by the City of South San Francisco and the
San Mateo County Flood Control District. If it is determined that Project
storm water discharge rates exceed existing pre-development rates at the
outlet to Colma Creek, then Mitigation 7 -3b shall be implemented.
Revised Storm Drain Plan. If thc hydrau.l:ic analysis dcseribcd in :Mitigation
McasUfc 7 3a cannot sho',J/ that thc cxisting southcrn storm sc\vcr drainpipc
has capacity for Projcct flov,;s, The applicant shall submit a Revised Storm
Drain Plan for the Project that includes an on-site storm water detention
system designed to release surface runoff from the site a rate comparable to
the existing discharge rate. The revised plan shall include drawings of the
new proposed system and calculations of the new system capacity. Any
drainage changes shall be reviewed and approved by the City of South San
Francisco and the San Mateo County Flood Control District prior to
tentative map approval.
Prior to thc appro"Tal of thc Final Map, changcs to thc Projcct Drainagc Plan
shaH bc subjcct to thc rc ic",' and appw-;al by thc City of South San
Francisco Storm 'XTatcr Coordinator and thc City Enginccr.
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Response to Comment F-2: Comment noted. As indicated above, Mitigation Measures 7-3a
and 7-3b have been revised to account for increasing discharge rates and the need for an on-site
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 19-29
MAY-08-2005 lB:~0
?UBLI C WORKS
1 650 361 8220
P.02
Mr. Steve Carlson, City of South San Francisco, Planning Division
Subjed: Notice of Availability, Droft Environmental Impact Report (DEIR)
for the Proposed Lowe's Development Project, City of South San
Francisco (APN 015-O21~090)
May 8. 2006
Page 2
. The DEIR states that a storm drain interceptor properly designed per CASQA
sizing recommendations would be installed before tbe connection to the municipal
810nn drain system as a means for treatment. It does not, however. discuss wbo
would be responsible for periodic cleaning and maintenance of this equipment.
F-3
If you have any questions, please contact Mark Chow at (650) 599-1489, or myself at
(650) 599-1417.
Very truly yours,
Ann M. Stillman. P.E.
Principal Civil Engineer
Utilities-Flood Control-Watershed Protection
AMS:MC
O:\USERSIUTltllY\Cotma Cltek FCD\WORD\Re:view EKlemal Prtljttt\200S\60ll-700 Dubuque Lowc's - Notice oePltp.
RcviL'w.doc
F-149 (9H)
cc: Brian C. Lee, P.E., Deputy Director, Engineering and Resource Protection Division
Mark Chow. P.E., Senior Civil Engineer, Utilities-Flood Control-Watershed Protection
TOTAl.. P.02
MAY-B8-2006 18:39
PUEll. I C WffiKS
1 658 351 8220
P.lal
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Department of Public Works
55!i COUNTY CENT~R, Sf" FLOOR' REDWOOD CITY. C"L1FORN'J\94IlB3.l66S. PHONe: (65ll) 363.,00. FAX (B5D) JB1.B220
COUNTY OF SAN MATEO
BOARD OF SUPERVISORS
MARK CHURCH
RICHARD S. GORDON
JERRY HILL
Rose JACOBS OlSSON
ADRIENNE TISSlER
NEIL R. CULLEN
DIREClDR
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May 8, 2006
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Mr. Steve Carlson
City of South San Francisco
Planning Division
P.O. Box 711
South San Francisco, CA 94083
Lette r F
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Dear Mr. Carlson:
Subject:
Notice of Availability, DrAft Environmental Imp~d Report (DEIR)
for tile Proposed Lowe's D~velopment Projed, City of South San
Francisco (APN 015-021-090)
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The San Mnteo County Department of Public Works, in its capacity as the Administrator
of the San Mateo County Flood Control District (District), has reviewed the Draft
Environmental Impact Report (OEIR) for1he project and offers the following comments;
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· The DEJR states that the existing on-site stonn drain system would be modified
so that the pipe located in the southern corner of the property would be receiving
nearly all site runoff, instead of the approximately half of the runoff as is
currently existing, Mitigation Measure 7-3a would require the applicant to
conduct a Storm Drain Analysis to determine whether the existing municipal
storm sewer system has capacity 10 accommodate the increased flows. The
District requests that the Stonn Drain Analysis also determine changes. if any, to
outlets at Colma Creek. The Storm Drain Analysis and changes to the Project
Drainage Plan shall be subject to the District's review and approval in addition to
the City of South San Francisco. .
F-1
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II The District requires that the stOrm waters from developments which ultimately
drain into the District's flood control channel to not exceed the existing discharge
rate prior to development. Drainage calculations showing existing and future
discharge rates must be submitted for review and approval. If it is detennined
that 1he future discharge rate exceeds the existing rate, an on-site storm water
detention system which would release surface runoff at a rate comparable to the
existing flow rate of the site must be designed and mCOJpora1ed into the project.
F-2
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CHAPTER 19: COMMENTS AND RESPONSES
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to Bayshore Boulevard such that the 95th percentile queues during both the AM and PM peak
hours don't back up to the freeway mainline.
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The cost of the second northbound off-ramp lane to Dubuque Avenue should be borne by the
three local developments (Home Depot, Lowe's, and Terrabay), proportionate to the traffic
associated with each project.
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Response to Comment E-12: As noted in the new Impact 7-4 (included in Chapter 18),
according to preliminary calculations by Questa Engineering, the proposed Project will increase
10-year peak discharge to the southern municipal storm drainpipe by approximately 72%, which
represents a potentially significant impact. As such, Mitigation Measures 7-4a and 7-4b have
been included to mitigate this impact to a less than significant level.
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Response to Comment E-13: Comment noted. The applicant is working with the City of San
Francisco Public Works Department and the San Mateo County Flood Control District to
determine the proper drainage patterns for the project site. However, as indicated in the DEIR,
under current conditions, approximately 53 percent of the storm water runoff from the Project
site is directed into a municipal storm drain pipe that runs along the southern boundary of the
property, while the other 47 percent drains into a municipal pipe located in the northeast corner
of the property. The proposed Project drainage plan would direct nearly all site runoff to the
southern pipe; only a 1.2-acre area in the northeast corner of the site would continue to drain to
the northeastern pipe.
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Response to Comment E-14: Comment noted. Grading and drainage plans will be submitted
when completed.
Response to Comment E-15: Comment noted.
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Response to Comment E-16: Comment noted.
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LOWE'S PROJECT
FINAL FOCUSED EJR
PAGE 19-25
CHAPTER 19: COMMENTS AND RESPONSES
percentile southbound off-ramp queues from backing up to the U.S.1 01 freeway mainline during
either the AM or PM commute peak traffic hours at this location.
Response to Comment E-7: The Lowe's development will be contributing an off-site traffic
impact mitigation fee to go towards improvement needs previously identified by the City of
South San Francisco for developments east of the U.S.l0l freeway. In addition, it is agreed that
a second off-ramp lane is needed for the northbound off-ramp at Dubuque Avenue and that
Lowe's should contribute a fair share contribution towards this measure (as should the Home
Depot and Terrabay Phase 3 projects).
Response to Comment E-8: 95th percentile queuing analysis has been provided for all
intersections within the Oyster Point interchange and a separate set of Synchro/SIM traffic runs
has been provided to Caltrans showing year 2020 cumulative operation with signal timing
adjustments to preclude off-ramp traffic (northbound at Dubuque Avenue and southbound at
Bayshore Boulevard) from backing up to the freeway mainline. It is agreed that the Lowe's
project (as well as Home Depot and Terrabay Phase 3) should provide a fair share contribution
towards a second off-ramp lane at the Dubuque/Ramps intersection (in addition to the other
improvements needs identified in the Terrabay Phase 3 and Home Depot EIRs).
Response to Comment E-9: Operating conditions at the Airport/Miller/U.S.101 Southbound
Off-Ramps intersection, including 95th percentile vehicle queuing, have recently been evaluated
in the 249 East Grand EIR. Year 2020 cumulative volumes evaluated in this EIR included full
development of the Lowe's, Home Depot and Terrabay Phase 3 developments Synchro analysis
results were previously sent to Caltrans and showed no queuing problems.
Response to Comment E-10: There is no unacceptable off-ramp queuing projected for the
2006 horizon (at either the northbound off-ramp connection to Dubuque Avenue or the
southbound off-ramp connection to Bayshore Boulevard).
Response to Comment E-ll: The proposed Lowe's project does not produce a significant
impact to vehicle queuing on the U.S.l0l northbound off-ramp to Dubuque Avenue. During
the AM peak hour, the time of peak off-ramp traffic, Lowe's would result in lower levels of off-
ramp traffic than either existing volumes or office/R&D activities that would potentially be on
the site by 2020. Therefore, no mitigations have been proposed.
A special set of year 2020 cumulative condition Synchro and SIM traffic simulation runs (with
Lowe's, Home Depot and Terrabay Phase 3 all in operation) has been completed and forwarded
to Caltrans. They include a second northbound off-ramp lane connection to the U.S.l0l
mainline (as recommended by Caltrans) as well as all other improvements determined as being
needed (or feasible) at the Oyster Point interchange as part of the Terrabay Phase 3 EIR traffic
analysis. The purpose of the runs is to show the feasibility of clearing year 2020 cumulative
traffic from the U.S.l0l northbound off-ramp to Dubuque Avenue and southbound off-ramp
PAGE 19-24
LOWE'S PROJECT
FINAL FOCUSED EIR
-
CHAPTER 19: COMMENTS AND RESPONSES
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Letter E: California Department of Transportation, District 4, May 5, 2006.
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Response to Comment E-l: Comment noted.
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Response to Comment E-2: Graphics with project-only turn movements have been prepared
and provided to Caltrans. These graphics (Figures 11-16 and 11-17) have also been included in
Chapter 2 of this FEIR).
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Response to Comment E-3: It is unclear how limiting project access to two driveways along
Dubuque Avenue (rather than the proposed four driveways) would limit project traffic impacts
to locations just south of the site. Even if access were limited to two driveways at the south end
of the site, about the same amount of project traffic would be expected to travel through the
Oyster Point interchange as with the proposed four access driveways.
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Response to Comment E-4: Adjustments to ramp volumes to reflect truck-to-auto passenger
car equivalents (pce) are detailed in a footnote to the ramp analysis table. Volumes presented in
the table do not contain the pce adjustments so that they match to volumes on all of the figures.
Resultant determination of over or under capacity operation reflect the pce adjustments. The
proposed Lowe's project does not produce a significant impact to queuing on the northbound
off-ramp connection to Dubuque Avenue.
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Response to Comment E-5: The intersections within the Oyster Point Boulevard interchange
were evaluated as a coordinated system with the exception of the Dubuque Avenue/U.S.l0l
Northbound Off-Ramp/Southbound On-Ramp intersection. This intersection is currently not
part of the coordinated system of interchange intersections and has not been coordinated for
future analysis for the following reason. Coordination of the Dubuque/Ramps intersection with
the remaining intersections within the Oyster Point interchange (based upon Synchro and SIM
traffic analysis) results in poorer operation than by leaving this one location uncoordinated (in a
manner the same as existing operation). Year 2020 AM and PM peak hour cumulative condition
Synchro and SIM traffic model runs have been forwarded to Caltrans with both coordinated and
uncoordinated operation of this intersection with the objective of clearing traffic from the
freeway off-ramps such that backups to the freeway mainline are reduced or eliminated. Year
2020 uncoordinated operation of the Dubuque/Ramps intersection is the only operational
procedure to clear the freeway ramps.
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It is agreed that a second off-ramp lane is required at the Dubuque/Ramps intersection to
provide acceptable reduction of off-ramp queues for projected year 2020 cumulative volumes.
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Response to Comment E-6: Synchro 95th percentile vehicle queuing results have been
presented in the Lowe's DEIR for the Bayshore/U .S.l 01 Southbound Ramps intersection. The
Lowe's project does not produce a significant impact at this location; therefore, no mitigations
are proposed. As previously detailed, a set of year 2020 cumulative Synchro and SIM traffic
modeling runs have been sent to Caltrans showing that it would be possible to provide signal
timing adjustments (in conjunction with recommended improvements) to preclude 95th
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LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 19-23
ent By: CALTAAN5 TAANSPORTATIO PLANNING; 5'0 266 5560;
May-5-D611:11AM;
Page 4/4
iaQt By: CAlTRANS TRANSPORTATIO PLANNING; 510 286 S560;
Mr, Slat c..:.blKl
MayS, 'l~
1'o18r3
May-S-oa 11:11AMj
Page 3/4
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2. Existing drainage palEcrns .at the project site and in the vicinity should be maintained after
projeclcumpleliuTl.
3- Please submit grading and drainage plans for review wilen they are available.
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Cultural Rtsourc:e9
Cultural resources arc not addressed in the D.EIR. Any PJ'Qjcct.~Jal~d ground disturbance jn the
Slate ROW should he pIeceded by I1n llfChllcologkal record ,o;earch at the NorthweSI lnforma.cion
Center before an encroachment pennil can be: issued. This is required by CEQA and the
Cn1ffornin 'Public .'Resources Code SCCltOn 5024.5, as regards SIBte-owned hhnoric rcs(mrccs.
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Encroach",eni Permit .
Work that encroaches onto the Stole ROW requires on encroachment permit that is iasued by the
Department. To apply, a completed encroachment permit application, environmental
documentation, and five (5) sets of plans dearly indicating State ROW mu;n be s,ubmiUed to lhe
address below. Trnffic-related mitigation measures should b~ jncot:pOJ'at.ed into thl; I;QnSlnlc1.lon
phms during the encroachment perndt process. See the webs-ite link. below for more information.
http://www.dot.ca.govlhqltraffopsldcveJopserv/pennitsl
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Sean Nozzari. District Office Chief
Office of Permits
California DOT, District 4
P.O. Box 23660
O;1kland, CA 94623-0660
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Please feel free to call or email PatriciaMauriceofmy&tllft.at (510) 622-1644 or
natricia maurice@dOl.ca.!:!ov with any questions regarding lbis letter.
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c; Ms. Terry RobeI1s, State Clearinghouse
Enclosure
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"Ca/ff'ClllS Improver /1WIbi/l1Jl "f((I1S CaJlf/lrnlll"
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E-13
E-14
E-15
E-16
ant By: CALTRANS TRANSPORTATIO PLANNINGj 510 286 5560j
Mr. Sl.,.,.l,;:ul~ao
MIY 3. 2001I
""Be: ~
May-5-0B 11 :11AMj
rage 214
2. Revise the analysis 10 account for lhe adjustment to passenger Cllf equivalenco (pee). Freeway
rllmp capacity operations TCf)c::ct pee while the analysis does nOl:o Page 11-21.
3. The impact of Base CllBe + Projecl queues at the Nortbbound leg of lhe Oyster Point
BoulevardlDubuque Avenue inter.scction c~\Cnding beyond the lJS 101 RBmpslDubuque
Avenue inlen;ec;lion should be evaluated, and mitigation recommended for significant
impacts. Specifically, how wui this effect Off-ramp traffic? Will vehicle queues extend onto
the US 101 mninline'1 Were these intersections analyzed as independent frccbody
intersections or were they analyzed as a coordinated system? Since: queuing could impact
upstream intersections. they should be analyzed as a coordinated syslem. Tables 11-,. -8. -9.
and-10. .
4. The impllct of Base Case + Project 2020 queues Illlhe US 101 SQuthbound RampsIBllyshure
Boulevard intersection cxtending back onto the US L01 Mainline segment should be
evaluated. and mitigation recommcllded for significant impacls. Page 1l.21. Table 11~1O.
5. Mitigation, including fair ~hare fees, should be rccomrm:m.led fur projccHelated significanl
impacls :ll the US 101 Nonhbound On-l&unp/Oyster Point BouJevardlDubuque Avenue
intersection.'Pagcs 11-67. -68. lmpact 11-2.
6. MHigntjoor including fair $blltc f~:s. !ihouJd be recommended where project trips exacerbate
9511'1 percentile queuing impacts. This also applies where: volumes do not increase by more
than two percent since adding just one additional vehicle cnn resull in significWll jmpac~5.
95tlt percentile queuing analysis should be \llcluded for nil State intersections. Pages I I-55,
and) 1.74, -75.
7. Since project queuing couJd potentially back lip cnto the Southbound US 101 Mainline from
the GrllOd AvenueJAirport B'oulcvardJMiller Avenue intersection, project impacts at this
locatjon should be evll1uuted in the DEIR, and mitigation recommended wh~rc significant
impacts could result.
Signal Operations
2006 with Project
Thc DFJR should be revised to include. mitigation for ql1euing ut the )01 Northbound Orr-ramp
at Dubuque Avenuc, which extends to the gore area dW'inB the PM peak. The Base Case +
Project volumt!: of 2,011 vehicles per houT al the NorthbQund Off-nunp would require thls
improvement. The Synchro nles show this impact occurring within 2S minutes during the PM
peak. See the enclosUIC: for recommended mitigation.
2020 with .Proiect
Mitiglttion, including fa.lr $hare feeli. should be recommended for the project's cuntribution to
impacts in the year 2020.
llydroulits
1. Provide runoff calculations for "before and after" project constrUctlon tQ show that e.\isting
drainage facilities arc ndcquat.e for project-related runoff.
"Carl/~nf improw3./Wblliry orrv~ Cal(/il11lia"
E-4
E-5
E-6
E-7
E-8
E-9
E-10
E-11
E-12
~ By: CALTRANS TAANSPOATATIO PLANNING; 510 2BB 5560;
May-5-0611:10AM;
Alltonll) qLH\\/"'I(~n(;rJt. Ga..,......
Page 1
iTA'I'I!(1I'Ct\.UI(IRNIt\-llllSlNE.~.9 'llIANSlOMTAT1DliANIJ IKltlSv.lG "GENey
DEPARTMENT OF TRANSPORT A'rION
-Ill ORAND ^ VENUE
P. O.llOX 2.3660
Oft....KLAN[). CA 94623-0660
JHONE (510) 286.S50.s
FAX (~JO)'28li-:555~
l'TY fflOO) 7JS-2!n9
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""':1: y"", puwtr!
IJ~ rrt~r'.r ~r.i",,!
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Lette r E
MilY 5,2006
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SMI01414
SM-101-22.44
SCH#2005082031
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Mr. Steve Carlson
City of South San Francisco
315 Maple Avenue
South San Franciscu, CA 94080
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Dellr Mr. Carlson:
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LOWi';'SPROJECT - DRAFTENVlRONMENTAI. lMPACT REPORT
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Thunk you for including the California Department of Transportation (Departmc:nt) irl the
environmental review proce6$ for Lowe's project The following comments are bnlied on the
Draft Environmental hnpact Report (DEIR).
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As lead ugency, the City of South San Fruncisco is responsible for all project mitigation,
including any needed improvements to .~tatc highways. The project's fair share comrihution,
fjnancing, scheduling, implementation Te~ponsjbililies and lead agency monitoring should be
fully discussed for 311 proposed mitigation measuI'Cs. The project's specific traffic mitigalion fee
should be identified in buth the Traffic lmpacl Srudy and the DB1R. AllY requiIed roadway
improvements should be completed prior to issuance of the Certificate of Occupancy. Since an
encroachment permit is required for work in the Stale Right of Way (ROW). and the Dc])artmens
will tlot issue a permit until our concerns are lldequately addressed, we 81rongly recommel'ld thllt
the lead agency work wilh both the appJicitnt and the 1>eplUtmcnt to ensure lhal our concerns are
resolved during the CEQA proCC!\!s, and in any case prior to submittal of a permit application.
Further comment!> will be provided during the encroachment permit precess; Bee the end of this
letter for more lnform~lIion regatding encroachment penniEs.
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1"ravel Demond F01f!clUling
1. The DEIR ~hould include II discussion Hod graphics lihowing project trip wstribution. Projccl
only turning mOvement volumc5 5hould be shown.
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Highway Operations
1. Limiting project access 00 two drive.....ays would reduce project-related congestion impacts to
Dubuque Avenue, the Dubuque AvenuefOrlUul Avenue intersection and to US J01
Southbound Ramps at Grllnd Avenue.
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"CuI/Tal>: flnpfD~U ",of,ililY dCro.f.1 C:aJjfofll/Q"
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E-2
E-3
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CHAPTER 19: COMMENTS AND RESPONSES
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Letter D: City/County Association of Governments, Airport Land Use Committee, May
1, 2006.
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Response to Comment D-l: This comment correctly points out that those using the project
site could be subject to single-event noise levels resulting from overflight of commercial aircraft
departing on the Shoreline Departure route from Runways 28 at San Francisco International
Airport (SFO). However, as discussed in the City of South San Francisco General Plan, Section
9.2 - Single Event Flyover Noise, "Noise contours are based on average noise levels. Single
event noises such as aircraft flyovers need to occur frequently and at very high volumes in order
to bring average noise levels to 65 dB CNEL." The City of South San Francisco uses the
ALUC's 1995 SFO Land Use Plan to establish this 65 dB CNEL contour as the noise impact
boundary for SFO. According to ALUC standards, commercial and industrial uses would be
acceptable within the 65 dB CNEL FAA-approved contour without any noise insulation
mitigation measures.
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Response to Comment D-2: In response to this comment, the text of the last paragraph on
DFEIR page 9-7 has been modified to read as follows:
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"The City of South San Francisco Noise Element (1999) contains existing and future
(2006) airport noise contours associated with flight operations at San Francisco
International Airport, located south of the site. Although the Project site is subject to
single event noise levels resulting from overflight of commercial aircraft departing on the
Shoreline Departure route from Runways 28 at San Francisco International Airport,
these contours indicate the Project site is located outside the 65-dBA (CNEL) existing
and future airport noise contours. Projected contours for road, railroad, and other
locally-generated noise are also included in the Noise Element. These contours indicate
that the Project site is located in an area where noise levels generated by major road and
railroad noise sources will continue to be between 70 and 75 dBA (CNEL). Based on the
City's land use criteria, the proposed Project's commercial land use would be largely
compatible with future noise level projections in the Project vicinity of less than 65 to 70
dBA (CNEL), thereby representing a less than significant impact."
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 19-17
ALUC Staff Comments on a Draft Focused Environmental Impact Report (DFEIR)
for a Proposed Lowe's Home Improvement Warehouse Building, a Lowe's
Garden Center, and Related Parking at 700 Dubuque Avenue'
May 1. 2006
Page 2 of 2
The DFEIR makes the following conclusion: "Based on the City's land use criteria, the
proposed project's commercial land use would be largely compatible with future noise
level projections in the project vicinity of less than 65 to 70 dBA (CNEL); thereby
representing a less than s;gnificant lmpacC . Although I agree with the conclusion, it
is not based on the full scope of the noise environment.at the subject site. In the
interest of full disclosure, I would request that the text at the bottom of page 9-7 of the
DFEIR be amended to indicate lithe project site may be subject to potentially high 0-2
single-eve'nt noise levels and. overflight from aircraft-aepartures at San Francisco
International Airport." The text of the conclusion should be revised to recognize the
potential single-event noise and overflight impacts from departing aircraft as
contributors to the existing noise environment. However, since the proposed use is
not a noise-sensitive land use, this additional information will not change the
conclusion but will provide a more complete and accurate discussion of the existing
noise environment on which to base the conclusion. .
If you have any questions, please contact me at 650/363-4417.
since:tJMj I! ~
DaV~~arbone, ALUe Staff
cc: CCAG Airport land Use Committee (ALVe) members
Richard Napier, CCAG Executive Director
Nixon Lam, SFO Planning
Sandy Hesnard, Aviation Environmental Planner, Caltrans Division of
Aeronautics
alUCSlaffcomleelssfJowesrJfeirmay06.doc
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CCAG
Cny/COUNTY AsSOCIATION OF GoVERNMENTS
. OF SAN MATEO COUNTY
drhcnorl . Belmol/I . BriJbime . B~llngome ' cQrma . Daly City . Has' Mo Alto' Faster City. HoljMoon Bay. Hilbborough . MOllo Par!: . MiIlb~f!
Pacifica · Parlala Volley' .Redwood Ci/}t , Sail B"ma . Srot Carlo! ~ San MaterJ 'Sort MIlIec. ColJri!V . South Son Francisco' Waodside
ry1ay 1, 2006
RECEIVED
MAY'032006
Steve Carlson, Senior Planner
,City of South San Francisco
. Planning' Division
P.O. Box 711
South San Francisco, CA 94083
Letter D
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, ,P~ANNlNG DEPT.
Dear Steve:
RE: ' CCAGAirport Land Use Committee (ALUG) S~aff, Comments on a Draft '
Focused Environmental Impact Report (DFEIR) for a Proposed Lowe's
Home Improvement Warehouse Building, a ~owe's Garden Center, and
Related P king at7Q9?~Ubuque A . ~~ :~if
.f! 11
Project Description l'1 ~
[(}j If
The proposed proJe~_~u[d invol (. ~ e demOlitiaJbft~ existin3,110 square~foot
multi-tenant commtfrcf%lEFomplex ithrepex~stln~,n-s!bry coner --<=l>, buildings at 600
and 700 Dubuqu~i'-ve~e and th~~o~truc~lon (~\l1 14,051 squ~-fo.gt Lowe's
Home Improvememt wa'fehouse.fi)ilUdiftg, a 24,69a:~uarlTfoot Lo~;.Garden Center;
and a 655~space surface parking lot. The 12.8 acre site is zoned Planned Commercial
and is located at700 Dubuque Avenue in the East of 101 industrial area of South San
Francisco. '
ALUC Staff Comments
The text on page 9-7 oOhe DFEIR includes one paragraph about noise impacts
related to airports, rail and roads.' The text correctly notes that the project site is
located outside of the 65 dB CNEL existing and future aircraft noise contours for San
FranCisco International Airport. However, no mention is made about single-event
noise levels or potential commercial aircraft overflight of the projectsite. As I have .
mentioned many times, via comments on other DEIRs for proposed projects in the
East of 101 area of South San, Francisco, the project site may be subject to potentially
high singlewevent noise levels and overflight from commercial aircraft'departing on the
Shoreline Departure route from Runways 28 at San Francisco International Airport.
0-1
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-:- ~.: ',.~ ;.<.:Ji ~r ~:. o:::!r" ~..;::
555 COUNTY CENTER. 5-rn FlOOR, REDWOOD CITY. CA 94063 . 650/599-1406 . 650i594-9980
(FRM00341 W.DOC)
...
CHAPTER 19: COMMENTS AND RESPONSES
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Letter C: Town of Co 1m a Planning Department, April 7, 2006
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Response to Comment C-l: Comment noted.
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LOWE'S PROJECT
FINAL FOCUSED EIR
PAGE 19-13
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TOWN OF COlMA
PLANNING DEPARTMENT
1190 EI Camino Real. Colma, California 94014
Phone: (650) 985-2590 . FAX: (650) 985-2578
April 7, 2006
Letter C
RECEIVED
APR 1 2 2006
PLANNING DEPT.
Mr, Steve Carlson. Senior Planner
City of South San Francisco Planning Division
315 Maple Avenue
South San Francisco, CA 94080
RE: Proposed Lowe's Development - DEIR
State Clearinghouse No.: 2005-08-2031
Dear Mr. Carlson:
Thank you for the opportunity to review and comment on the Recirculation Draft
Environmental Impact Report for the proposed Lowe's development on Dubuque
Avenue. We do not foresee any negative environmental Impacts to the Town of Colma
as a result of this project.
C-1
Thank you for your consideration.
Sincerely,
~
Kevin Guy, Alep
Senior Planner
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CHAPTER 19: COMMENTS AND RESPONSES
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Letter B: San Mateo County Health Department, Groundwater Protection Division,
April 5, 2006.
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Response to Comment B-1: Comment noted. Mitigation Measure 6-3b has been revised as
follows to indicate the Groundwater Protection Division's responsibility for reviewing the Soil
and Groundwater Management Contingency Plan:
Mitigation
Measure 6-3b
Implementation of a Soil and Groundwater Management and
Contingency Plan
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The plan shall be in accordance with recommendations of the Environmental
Consultant, and shall be reviewed and approved by the San Mateo County
Environmental Health Department Groundwater Protection Program and
City of South San Francisco Building Department to provide a basis for
handling and disposal of contaminated or hazardous materials encountered
during the site grading and construction process.
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Response to Comment B-2: Comment noted. Cobalt has been removed from the proposed
fifth component of the Soil and Groundwater Management Contingency Plan, as shown
indicated in Chapter 18. In addition, the potential inclusion of a commercial deed restriction has
been added to the sixth component of the proposed Soil and Groundwater Management
Contingency Plan, as indicated below and in Chapter 18:
6) Restrictions limiting future excavation or development of the subsurface by owners,
tenants or visitors to the proposed development, and prohibition of groundwater
development. This will include placing a commercial deed restriction on the property if
deemed necessary.
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Response to Comment B-3: Comment noted.
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 19-9
Lowe's Project, 600-700 Dubuque Avenue, South San Francisco, CA
April 5, 2006
Page 2
I appreciate your cooperation. Please call me at (650) 599-1679 if you have any questions.
Sincerely,
~&~
Charles Ice
Hazardous Materials Specialist
Groundwater Protection Program
Gregory J. Smith,P.G.
Program Lead
Groundwater Protection Progrwn
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HEALTH DEPARTMENT
April 5, 2006 .
LetterB
~CEIVED
. APR. O. 7.20D6
. PLANNING DEPr.
City of South S.an Francisco
Planillng Division
315 Maple Avenue
South San Francisco, CA 94083
SUBJECT: COMMENTS TO DRAFT FOCUSED ENVIRONMENTAL IMPACT
REPORT FOR LO'VE'S PROJECT, SOUTH SAN FRANCISCO,
- CALIFO~~A
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Dear City of South San Francisco:
A Droft Focused Environmental Impact Report (EIR) was sent to San Mateo County Health
Department Groundwater Protection Program (OPP) for the Lowe's project at 600.700 Dubuque
Avenue in South San Francisco, California. GPP staff reviewed the ElR after receiving
notification from the City of South San Francisco of the proposed redevelopment ofthe site in
accordance with the June 11: 2001 letter from OPP staff for this site.
The completed Soil and Groundwater Management and Contingency Plan (plan) will be
reviewed and commented on by OPP s1affunder separate CDver. The following comments are
based on statement.'S in the EIR regarding the recommended mitigation measures for the Plan.
San Mateo County has its own soil reuse policy which slates any soils which may have
chemicals of concern need to be sampled discretely at intervals of one per 20 cubic yards of
impacted soils or some statistically derived interval based on US EPA SW 846. Any detections
above 100 milligrams per kilograms fDr total petroleum hydrocarbons, any detections above non
detect for other chemicals besides metals, and any detection above background concentrations
for metals require further evaluation and discussion wi th GPP staff regarding potential health
impacts of reusing the soil on-site.
B-1
GPP staff requires aU contaminated sires. under GPP oversight to he evaluated based on potential
future residential land use unless a commercial deed restriction is voluntarily placed upon the
property. The Regiona) Water Quality Control Board (RWQCB) Basin Plan designates all
groundwater in San Mateo County as a potential municipal drinking water source. Please note
these statements when deciding which RWQCB Environmental Screening Level (ESL) to
compare current concentrations to. The ESLs already take into consideration naturally occurring
elevated concentrations of arsenic and chromium above health based screening levels. Of note,
cobalt was not identified as having naturally occurring concentration abDve health based
screening levels in the ESLs.
B-2
Once the Plan has been submitted and reviewed, a1lofGPP staffs time will be calculated to
determine the applicant's cost associated with GPP staffs oversight of the above referenced site.
After final payment has been made. the Plan approval1etter will be sent to you and all other
appropriate entities.
B-3
PUBLIC HEALTII ANI> ENVIRONMENTAL PROTEC'fION DIVISION
lloard 4". SIlIIC'~h;ors: Mark Churrh · Rmll:: ,la('lIlJ~ l~lhslm . Rll'hurtl S. Ilonlon . Jerry IIlII . AdrIenne l'l~slcr . lIoAIlI1 J)Irr.CIBfl f;'Hlrh~nf Silvo
- 4:'5 l:nunly Cr.nwr . Ht't1Wllll~ Clly. G:\ !)411fi3 . l'IlU.~'; HriU.:16:1.430ii . mil fi;;').ri7:i.~201l . P,\l 650.:1II:1.7BIl2
hI! 1;:/k'Ww.smhi'lilll1.nrA
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CHAPTER 19: COMMENTS AND RESPONSES
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Letter A: State of California Governor's Office of Planning & Research, May 8, 2006.
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Response to Comment A-1: Comment noted. One comment letter from the California
Department of Transportation, District 4 (Letter E) was received on this project.
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 19-5
State Clearinghouse Data Base
SCH# 2005082031
Project TItle Lowe's Project
Lead Agency South San Francisco. City of
Type EIR Draft E:IR
DescrlpUon The proposed project would Involve the demolition of three existing buildings and the construction ot a
124,051 square foot Lowe's home Improvement store, a 24.698 square foot Lowe's Garden Center,
and a 65S-space surface parking lot.
Lead Agency Contact
Name Steve Carlson
Agency City of Soulh San Francisco
Phone (650) 877-8535
emall
Address
Fa){
City
Project Location
County San Mateo
City
Rogion
Cross Streets 600-790 Dubuque Avenue, north of Grand Avenue
Parcol No. 015-021-090
Township Range Section
315 Maple Avenue
P.O. Box 711
South SBn Francisco
State CA ZIp 94080
BaS9
Proximity to:
HIghways
Airports
Rallways
Wah.lrways
Schools
Land Use
Planned Commercial
Project Issues
Air Ouality; Cumulative Effects; Drainage/Absorption; Flood Plain/Flooding; Landuse; Noise;
Population/Housing Bal::mce; Public Servicss: RecreaUonJParks; Sewer Capacity; Soli
Erosion/Compaction'Grading: Solid Waste; Toxic/Hazardous: Traffic/CIrculatIon; Water Quality: Water
Supply: Wetland/Riparian
Rsviewing
Agencies
Resources Agency; Regional Water Quality Control Board, Region 2; Department of Parks and
Recreation; Native American Heritage Commission; Integrated Waste Management Board: Publie
Utilities Commission: Department of Health Services; Office of Historic PresarvaUon; Department 01
Fish and Game, RegIon 3; Department of Water Resources; California Highway Patrol: Callrans,
District 4; San Francisco Bay ConservatIon and Development Commission
Date ReceIved 03'22/2006
Start of Roviow 03/22/2006
End ()( RevIew 05/05'2006
Nole: Blanks In data fields result from insufficienllnformation provided by lead agency.
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$ TAT E OF C A L I FOR N I A
Governor's Office of Planning and Research
State Clearinghouse and Planning Unit
~Qtr~
f~\
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l>"IF~Cll.\tfi~
Sean Wn!sh
Director
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Amold SchwlIrzcllcgger
Governor
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MilY 8, 2006
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Steve C3rlson
City ofSoutb San Fmncisco
315 Maple Avenue,
P.O. Box 7]]
South San Francisco, CA 94080
Letter A
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Subject: Lowe's projecr
SCHfI: 2005082031
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DeOJ' Steve: Carlson;
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The Slate CleDringhouse !Iubmined the above named Draft ETR to selected stare agencies for review. On the
enclosed Document Details Report please note that the Cle:ujnghouse bas listed the stlte llgencies thar .
reviewed your dOCUInmt. The review period closed on May 5, 2006, and the comments from the
responding ,agency (ies) is (are) enclosed. If this comment package is not in order; ple:lse notify the Stlte
Clearinghouse immediately. Please refer to the projec['s ten-digit State Clearinghouse number in furore
correspondence so that we may respond promptly.
A-1
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Please note that Section 21104(c) of the California Public Resources Code states that:
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"A responsible or other public agency shall only ll1Ilke subsrnntive comments regarding those
activities involved in a project which are within an nren of expertise of the agency or which are
required to be carried out or approved by the agency. Those comments 511311 be supported by
specific documentation."
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These comments are fOIWllJded for USe in preparing your fmaI environment:ll document. Should you need
more infommnon or clarification of the enclosed comments, we recommend that you conlllcr the
commenting agency directly.
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This lener acknowledges thaI you have complied with the State Clearinghouse review requirements for draft
environmental documents. purSuant to the California Environmental Quality Act. Please contact the State
Clearinghouse at (916) 445-0613 if you have any questions regarding the environmental review process.
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Sincerely,
;{:.~. ~
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"",: .
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Director, State Clearinghouse
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Enclosures
cc: Resources Agency
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HOO TENTH STREET P.O. BOX 3044 SACEAMENTO. CALIFORNIA 90812.3044
TEL (916) 446-0618 FAX (916) SZS.3018 www.opr.ca,gov
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CHAPTER 19: COMMENTS AND RESPONSES
19.2 LIST OF LETTERS
The following comment letters were received by the City of South San Francisco during the
Focused EIR's public review period:
A. State of California Governor's Office of Planning and Research, May 8, 2006.
B. San Mateo County Health Department, Groundwater Protection Division, AprilS, 2006.
C. Town of Colma Planning Department, April 7, 2006.
D. City / County Association of Governments, Airport Land Use Committee, May 1, 2006.
E. California Department of Transportation, District 4, May 5, 2006.
F. San Mateo County Public Works Department, May 8, 2006.
G. Peninsula Corridor Joint Powers Board (Caltrain), May 8, 2006.
PAGE 19-2
LOWE'S PROJECT
FINAL FOCUSED EIR
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19
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COMMENTS AND RESPONSES
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19.1 INTRODUCTION
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This chapter contains comments on the Draft EIR for the Lowe's Project. Letters received
during the 45-day public review period are listed in Section 19.2. Each letter is marked to
identify distinct comments on the Draft EIR. Responses to these comments are provided
following each letter. Throughout the responses to comments, where a specific comment has
been addressed previously, a reference to the response in which the comment is discussed may
be provided in order to reduce repetition.
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As noted in the PREFACE, in several instances responding to a comment received on the
Draft EIR has 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.
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Responses presented 1n this document focus only on those comments which bear a direct
relationship to the Draft EIR and raise environmental issues, as required under CEQA. While
other comments that are not directly related to the Draft EIR or do not raise environmental
issues are acknowledged and will be forwarded to the decisionmakers, it is beyond the scope of
the Final EIR to provide responses to Project merits.
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The letters received on the Draft EIR are listed below. Each letter has been marked to identify
each specific comment in the right-hand margin (i.e., A-l, B-2, etc.). Following each letter, the
response to each identified comment in that letter is presented sequentially (for example, the
first comment on the Draft EIR identified in LETTER A is identified as A-l in the right-hand
margin of the letter, and the corresponding response immediately following LETTER A is
coded as RESPONSE A-l). In order to avoid repetition, where individual comments focus on
the same issues raised in a previous comment or comments, the response to those comments
may make reference to a previous response or responses.
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 19-1
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20
.. ,21 NOT TO SCALE
~
t
4 N
1 Terrabay
Ph 3 Access
1 Terrabay
Ph 3 Access
1 41
Terrabay ..
1 Ph 3 Access
41
1 l.
Sister Cities Blvd
41 -
j
1
j
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j
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j
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22-
Lowes EIR
41
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en
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-57
,9
~ (-6)
- (-4)
Oyster Point Blvd , 15
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90 .. 74 50 5
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8
(-4) 109
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16
L.
* Lowes
Project
Site
~
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e.
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62 139
~
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_ _~. ~tation :
\- 15 ~:
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I
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~---------------_#
~ CRANE TRANSPORTATION GROUP
Figure 11-17
Project Trip Generation
PM Peak Hour
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10
. , 14 NOTTQSCALE
1 Terrabay A
Ph 3 Access t
3 N
1
j
1
1
j
1
24
Terrabay . t
Ph 3 Access
3
~
24 Cii
Terrabay . ~ t
..c::
Ph 3 Access ~3
l\l
CO
24 -L3
L. +-23
Sister Cities Blvd ,3
28 -. ~
4
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9
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7 -.
Lowes EIR
Oyster Point Blvd , 6
(-5) -. ~ t ~
61"') 29 18 8
67
t
H
~
3
1 ~ CRANE TRANSPORTATION GROUP
~ t
24 55
~
* Lowes
Project
Site
.. .. .. \ Caltrain
..
.. .. ..' ~tation :
L6 I
I
.- (-10) I
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I
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----------------~
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~----------------,
Figure 11-16
Project Trip Generation
AM Peak Hour
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CHAPTER 18: REVISIONS TO THE DRAFT EJR
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portion of site run-off may be routed to the existing northeast municipal
storm drainpipe. The revised plan shall include drawings of the new
proposed system and shall include calculations of the new system capacity.
In accordance with San Mateo Flood Control District requirements, storm
water runoff draining from the new proposed system into the Colma Creek
flood control channel shall not exceed existing flows. Any drainage changes
shall be reviewed and approved by the City of South San Francisco and the
San Mateo County Flood Control District prior to tentative map approval.
On DEIR page 9-7, the following underlined text has been added as follows:
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"The City of South San Francisco Noise Element (1999) contains existing and future
(2006) airport noise contours associated with flight operations at San Francisco
International Airport, located south of the site. Although the Project site is subject to
single event noise levels resulting from overflight of commercial aircraft departing on the
Shoreline Departure route from Runways 28 at San Francisco International Airport,
these contours indicate the Project site is located outside the 65-dBA (CNEL) existing
and future airport noise contours. Projected contours for road, railroad, and other
locally-generated noise are also included in the Noise Element. These contours indicate
that the Project site is located in an area where noise levels generated by major road and
railroad noise sources will continue to be between 70 and 75 dBA (CNEL). Based on the
City's land use criteria, the proposed Project's commercial land use would be largely
compatible with future noise level projections in the Project vicinity of less than 65 to 70
dBA (CNEL), thereby representing a less than significant impact."
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In response to Comment E-2 from the California Department of Transportation, graphics
showing Project-Only trip distribution volumes for the AM and PM peak hours (Figures 11-16
and 11-17) have been included at the back of this chapter.
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LOWE'S PROjECT
FINAL FOCUSED EIR
PAGE 18-5
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" ~l1fQ"~ C Staff Report
AGENDA ITEM # 11
DATE: August 9,2006
TO: Honorable Mayor and City Council
FROM: Steven T. Mattas, City Attorney
By: Brian F. Crossman, Assistant City Attorney
SUBJECT: PROPOSITION 90 AND POTENTIAL IMP ACTS FOR CITY GOVERNMENT
This staff report is being transmitted in response to a request from the City Council for a report on
California's Proposition 90 and its potential impacts on city government. Proposition 90 is on the
November 2006 ballot. A copy of the measure is attached for your information.
BACKGROUNDIDISCUSSION:
Proposition 90 has been proposed in response to the United States Supreme Court's 2005 decision in Ke/o
v. City of New London (2005) 125 S.Ct. 2655. In Ke/o, the Court held that the City's exercise of eminent
domain in acquiring residences for disposition to a private developer pursuant to an economic
development plan, qualified as a "public use" within the meaning of the Taking Clause of the Fifth
Amendment to the United States Constitution. Fearing that the Court's decision could lead to local
governments using eminent domain to transfer private propeliy from lower value to higher value uses
(e.g., turning private residences into retail or commercial space) several states have enacted or attempted
to enact eminent domain reform laws similar to California's Proposition 90.
If passed, Proposition 90 would amend the California Constitution to limit government authority to take
ownership of private property and require government to pay property owners for substantial economic
losses resulting from certain new laws and rules, including zoning regulations. The measure applies to all
types of private property, including homes, buildings, land, cars, and "intangible" property, such as
ownership of a business or patent. Its requirements would apply to all state and local governmental
agencies, including cities and redevelopment agencies.
Propositioll 90's Limit 011 Emillellt Domaill
Proposition 90 is an eminent domain reform law. As such, it would limit local and state governments'
eminent domain power by (1) restricting the purposes for which government may take property; (2)
increasing the amount that government must pay property owners; and (3) requiring government to sell
property back to its original owners under certain circumstances.
Under the proposed measure, governments, including cities, would still be able to exercise their eminent
domain power in many circumstances. For example, cities would be able take private property to build
public roads, schools, parks, and other government-owned public facilities. Cities could also take property
to respond to a declared state of emergency or correct a public nuisance, provided the public nuisance
existed on all parcels taken. Cities could also take property and lease it to a private entity, as long as that
private entity used the property to provide a public service (e.g., construction of a toll road).
Certain eminent domain actions that are permissible under current law would no longer be permissible
under the proposed measure. For example, local agencies such as redevelopment agencies would not be
able to transfer property acquired through eminent domain to a private use. Nor could private property be
taken pursuant to a development plan aimed at changing the types of business in an area or increase tax
revenues.
Furthermore, should the government stop using property for the purpose stated at the time of the taking,
the former owner (or an heir) would have the right to buy back the property for fair market value.
Compensation Required under Proposition 90
Currently, government is required to pay property owners "just compensation" for taking of property.
Proposition 90 appears to increase the amount of money government must pay when it takes property. It is
possible in certain circumstances that cities would be required to compensate property owners a rate
greater than fair market value, if such an amount is necessary to place the property owner "in the same
position monetarily" as if the property had never been taken, or where the government's intended use for
the property is of a higher value than its current use.
In addition to requiring compensation for direct, physical acquisition under cities' eminent domain power,
Proposition 90 also requires cities to compensate property owners for government actions-such as laws
and regulations-that result in "substantial economic loss" to an owner's property. Proposition 90 would
not apply to all laws and regulations. First and foremost, cities would not have to compensate individuals
for the economic impacts of laws currently in effect. Additionally, new laws and regulations would be
exempt from the requirements of Proposition 90 if they were adopted (1) to protect health and safety; (2)
under a declared state of emergency; or (3) as part of rate regulation by the California Public Utilities
Commission.
Other laws and regulations, some of which are specifically referenced in the measure, would arguably
necessitate compensation. Such laws and regulations include downzoning of private property, the
elimination of any access to private property, and limitations on use of private air space. Conceivably, the
measure could impact a number of other common governmental actions, including zoning protections
such as setbacks, height restrictions, and affordable housing requirements, as well as
The measure would not require cities to compensate for all losses, only "substantial economic losses."
The term "substantial" is not defined in the measure, which means it will be left to the courts to determine
the amount of loss that triggers compensation requirements under the measure. Based on the plain
meaning of "substantial," however, it appears that local agencies would be required to compensate for a
greater number of government actions than is currently required under Takings law.
The measure also appears to make property owners eligible for reimbursement for a wider range of costs
and expenses associated with a taking, than is permitted under current law.
The Legislative Analyst's Office has concluded that there would probably be many cases where
governments will incur additional costs as a result of the measure. The total
amount of these payments by government to property owners cannot be determined, but is expected to be
significant on a statewide basis. In Oregon, where a similar eminent domain reform measure was passed in
2004, over 2000 claims have been filed seeking $3.8 billion in payments.
CONCLUSION:
Given the language of Proposition 90, the scope of its impact will be largely defined by the courts. It does,
however, clearly limit cities' ability to acquire property through eminent domain and will likely result in
increased governmental expenditures for both physical and regulatory takings.
By: ,~~
Steven T. Mattas, City Attorney
B
849078vl
~f) 2 cBS eflJl'f 0
-r L '-t;.-r 0=:: P /WPC6/7/<PJ <=to
Section 1.
STATEMENT OF FINDINGS
(a) The California Constitution provides that no person shall be deprived of
property without due process of law and allows government to take or damage private
property only fol a public use and only after payment to the property owner of just
compensation.
(b) Despite these constitutional protections, state and local governments have
undermined private property rights through an excessive use of eminent domain power
and the regulation of private property for purposes unrelated to public health and safety.
(c) Neither the federal nor the California courts have protected the full scope
of private property rights found in the state constitution. The courts have allowed local
governments to exercise eminent domain powers to advance private economic interests in
the face of protests from affected homeowners and neighborhood groups. The courts
have not required government to pay compensation to property owners when enacting
statutes, charter provisions, ordinances, resolutions, laws, rules or regulations not related
to public health and safety that reduce the value of private property.
(d) As currently structured, the judicial process in California available to
property owners to pursue property rights claims is cumbersome and costly.
Section 2.
STATEMENT OF PURPOSE
(a) The power of eminent domain available to government in California shall
be limited to projects of public use. Examples of public use projects include, but are not
limited to, road construction, the creation of public parks, the creation of public facilities,
land-use planning, property zoning, and actions to preserve the public health and safety.
(b) Public use projects that the government assigns, contracts or otherwise
arranges for private entities to perform shall retain the power of eminent domain.
Examples of public use projects that private entities perform include, but are not limited
to, the construction and operation of private toll roads and privately-owned prison
facilities.
(c) Whenever government takes or damages private property for a public use,
the owner of any affected property shall receive just compensation for the property taken
or damaged. Just compensation shall be set at fair market value for property taken and
diminution of fair market value for property damaged. Whenever a property owner and
the government can not agree on fair compensation, the California courts shall provide
through a jury trial a fair and timely process for the settlement of disputes.
(d) This constitutional amendment shall apply prospectively. Its terms shall
apply to any eminent domain proceeding brought by a public agency not yet subject to a
final adjudication. No statute, charter provision, ordinance, resolution, law, rule or
regulation in effect on the date of enactment that results or has resulted in a substantial
loss to the value of private property shall be subject to the new provisions of Section 19
of Article 1.
(e) Therefore, the people of the state of California hereby enact "The Protect
Our Homes Act."
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Section 3.
AMENDMENT TO THE CALIFORNIA CONSTITUTION
Section 19 of Article I of the state constitution is amended to read:
SEC. 19. W(l) Private property may be taken or damaged only for a stated public use
and only when just compensation, ascertained by a jury unless waived, has first been paid
to, or into court for, the owner. Private property may not be taken or damaged for private
use.
(2) Property taken by eminent domain shall be owned and occupied by the
condemnor. or another governmental agency utilizing the property for the stated public
use by agreement with the condemnor. or may be leased to entities that are regulated by
the Public Utilities Commission or any other entity that the government assigns. contracts
or arranges with to perform a public use project. All property that is taken by eminent
domain shall be l1sed only for the stated public use.
(3) If any property taken through eminent domain after the effective date of this
subdivision ceases to be used for the stated public use. the former owner of the prolJerty
or a beneficiary or an heir. if a beneficiary or heir has been designated for this purpose,
shall have the right to reacquire the property for the fair market value of the property
before the property may be otherwise sold or transferred. Notwithstanding subdivision (a)
of Section 2 of Article XIIIA. upon reacquisition the property shall be appraised by the
assessor for purposes of property taxation at its base year value. with any authorized
adjustments. as had been last determined in accordance with Article XIII A at the time
the property was acquired by the condemnor.
(1) The Legislature may provide for possession by the condemnor following
commencement of eminent domain proceedings upon deposit in court and prompt release
to the owner of money determined by the court to be the probable amount of just
compensation.
(b) For purpose,; of applying: this section:
ill "Public use" shall have a distinct and more narrow meaning than the term
"public purpose;" its limiting effect prohibits takings expected to result in
transfers to non-governmental owners on economic development or tax revenue
enhancement grounds. or for any other actual uses that are not public in fact,
even though these uses may serve otherwise legitimate public purposes.
ill Public use shall not include the direct or indirect transfer of any possessory
interest in property taken in an eminent domain proceeding: from one private
party to another private party unless that transfer proceeds pursuant to a
government assignment. contract or arrangement with a private entitv whereby
the private entity performs a public use project. In all eminent domain actions.
the government shall have the burden to prove public use.
ill Unpublished eminent domain iudicial opinions or orders shall be null and void.
ill In all eminent domain actions. prior to the government's occupancy. a property
owner shall be given copies of all at>praisals by the government and shall be
entitled. at the property owner's election. to a separate and distinct
determination bv a superior court iury. as to whether the taking is actually for a
public use.
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m If a public use is determined, the taken or damaged property shall be valued at
its highest and best use without considering any future dedication requirements
imposed by the government. If private property is taken for any proprietary
governmental purpose, then the property shall be valued at the use to which the
government intends to put the property, if such use results in a higher value for
the land taken.
@ In all eminent domam actions, iust compensation shall be defined as that sum of
money necessary to place the property owner in the same position monetarily,
without any governmental offsets..as if the property had never been taken. Just
compensation shall include, but is not limited to, compounded interest and all
reasonable costs and expenses actually incurred.
ill In all eminent domain actions. fair market value shall be defined as the highest
price the property would bring on the open market.
00 Except when taken to protect public health and safety. "damage" to private
property includes government actions that result in substantial economic loss to
private property. Examples of substantial economic loss include. but are not
limited to, the down zoning of private property, the elimination of any access to
private property. and limitations on the use of private air space. "Government
action" shall mean any statute, charter provision, ordinance. resolution, law. rule
or regulation.
(2l A propertv owner shall not be liable to the government for attorney fees or costs
in any eminent domain action.
(lQ). For all provisions contained in this section. government shall be defined as the
State of California. its political subdivisions. agencies. any public or private
agent acting on their behalf. and any public or private entity that has the power
of eminent domain.
(c) Nothing in this section shall prohibit the California Public Utilities Commission from
regulating public utility rates.
(d) Nothing in this section shall restrict administrative powers to take or damage private
property under a declared state of emergency.
(e) Nothing in this section shall prohibit the use of condemnation powers to abate
nuisances such as blight. obscenity. pornography. hazardous substances or environmental
conditions provided those condemnations are limited to abatement of specific conditions
on specific parcels.
Section 4.
IMPLEMENT A TION AND AMENDMENT
This section shall be self-executing. The Legislature may adopt laws to further
the purposes of this section and aid in its implementation. No amendment to this section
may be made except by a vote of the people pursuant to Article II or Article XVIII.
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Section 5.
SEVERABILITY
The provisions of this section are severable. If any provision of this section or its
application is held invalid, that finding shall not affect other provisions or applications
that can be given effect without the invalid provision or application.
Section 6.
EFFECTIVE DATE
This section shall become effective on the day following the election pursuant to
section IO(a) of Article II.
The provisions of this section shall apply immediately to any eminent domain
proceeding by a public agency in which there has been no final adjudication.
Other than eminent domain powers, the provisions added to this section shall not
apply to any stat~lte, charter provision, ordinance, resolution, law, rule or regulation in
effect on the date of enactment that results in substantial economic loss to private
property. Any statute, charter provision, ordinance, resolution, law, rule or regulation in
effect on the date of enactment that is amended after the date of enactment shall continue
to be exempt from the provisions added to this section provided that the amendment both
serves to promote the original policy of the statute, charter provision, ordinance,
resolution, law, rule or regulation and does not significantly broaden the scope of
application of the statute, charter provision, ordinance, resolution, law, rule or regulation
being amended. The governmental entity making the amendment shall make a
declaration contemporaneously with enactment of the amendment that the amendment
promotes the original policy of the statute, charter provision, ordinance, resolution, law,
rule or regulation and does not significantly broaden its scope of application. The
question of whether an amendment significantly broadens the scope of application is
subject to judicial review.
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