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HomeMy WebLinkAbout4.G._Hazards-Hazardous_Materials IV. ENVIRONMENTAL IMPACT ANALYSIS G. HAZARDS/HAZARDOUS MATERIALS INTRODUCTION This section of the Draft EIR describes the potential adverse impacts on human health and the environment due to exposure to hazardous materials or conditions that could be encountered as a result of implementation of the Precise Plan and subsequent phases of the Master Plan. Hazardous materials include, but are not necessarily limited to, inorganic and organic chemicals, chemical reagents and reaction products, solvents, mercury, lead, asbestos, radioisotopes, fuels, oils, paints, cleansers, pesticides, and bio-hazardous substances that are used in activities such as laboratory research, biotechnology manufacturing, and building and grounds maintenance. Hazardous materials use at biotechnology centers generate hazardous by-products that must eventually be handled and disposed of as hazardous wastes. For the purposes of this analysis, hazardous materials include inorganic and organic chemicals and products containing such substances as defined by California laws and regulations, radioactive materials, and bio-hazardous materials. Potential effects include those associated with contaminated sites and the potential exposure to hazardous materials used, stored, transported, or disposed of during construction activities (such as exposure to asbestos or lead as a result of building demolition) or project operations. Potential impacts to water quality from construction-related surface water runoff that could contain hazardous materials and/or from groundwater dewatering during construction or operation of the proposed project are discussed in Hydrology and Water Quality. Impacts related to toxic air contaminants that could be emitted during operation of the project are discussed in Air Quality. Seismic activity that poses a potential hazard to the project site is discussed in Geology and Soils. Where appropriate, this section provides project level analysis for the Phase 1 Precise Plan, and program level analysis for the remainder of development proposed by the Gateway Business Park Master Plan. A regulatory framework is also provided in this section describing applicable agencies and regulations related to hazards and hazardous materials. Preparation of this section used data from vanous sources. These sources include (I) information provided by the project applicants; (2) San Mateo County Health Department- Environmental Health Division (SMCEHD) records (including hazardous materials inventory); (3) a site visit on May 30, 2008; (4) Phase I Site Assessment for the project site, dated May 4, 1998, prepared by Dames & Moore; (5) Phase I Site Assessment for 180 Oyster Point Blvd, dated December 22, 2005, prepared by PIERS, Environmental Services, Inc.; (6) Phase I Site Assessment for 200 Oyster Point Blvd, dated March 27, 2008, prepared by The Source Group, Inc.;(7) Workplan and Closure report for LUST removal at 900 Gateway Blvd, by Bureau Veritas North America, Inc.; (8) City Directories dating back to 1976; (9) Aerial Photographs dating back to 1930, (10) Historical Topographic Maps dating back to 1899; (II) Sanborn Fire Maps dating back to 1910; (12) an Environmental Data Resources, Inc. radius map report of hazardous materials sites located within a half-mile of the "center" of the project site; and (13) review of the State Water Resource Control Board's GeoTracker website. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-l City of South San Francisco October 2009 One comment letter related to hazardous materials was received in response to the June 16, 2008 Notice of Preparation (NOP) or the October 22, 2008 Revised NOP circulated for the project. The NOP and comment letters are included in Appendix A of this Draft EIR. ENVIRONMENTAL SETTING Site Use History Historical use information for the project site was compiled from a number of sources including: aerial photographs, historical topographical maps, fire insurance maps, previous Phase I Site Assessments, and street directories. 1899 1925 1930 1943 1947 1950 1956 1965 1973/74 1980 Historical topographic map shows a single road in the location of what is now East Grand Avenue; otherwise it shows little development east of what is now US highway 101. Sanborn Fire maps indicate that E.H. Edwards Wire, Wire Rope and Netting Company occupied the site. An aerial photograph shows several railway strands in the central portion of the project parcel. Otherwise the parcel is undeveloped. An aerial photograph still shows the rail yard, and the southern portion of the parcel has been graded further and shows some unimproved roadways. The southeast area shows a large blackened area, which may be from a grass fire. Historic topographic map shows a road in the location now occupied by Oyster Point Boulevard. Railway spurs are still shown crossing the project parcel. Historic topographic map shows numerous businesses along East Grand Avenue, and multiple railway spurs still crossing the project site. Historic topographic map and aerial photo show new buildings along Oyster Point Boulevard, and numerous rail spurs still cross the parcel. Aerial photographs show further development along Oyster Point Boulevard, but otherwise little change. Aerial photographs and historic topographic maps show further development in the parcels along the southeast border of the subject property, with railway spurs still shown on site. Historic topographic map shows the railway spurs removed from the site, otherwise relatively unchanged. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-2 City of South San Francisco October 2009 1982 Aerial photograph shows the entire site graded, no railways, and most of the buildings to the northwest ofthe subject parcel have been removed. 1993 This historical topographic map does not show buildings; however, Gateway Boulevard is now in place and access roads are shown crossing the project site. 1995 Historical topographic map is unchanged from above. The site currently has six, one story commercial office and laboratory buildings originally constructed after 1987; these buildings are constructed of poured in place concrete with steel decking roofs and no subgrade levels.! These buildings currently house a number of bioscience and pharmaceutical companies, as well as a Federal Express distribution center. Elan Pharmaceuticals, a manufacturer and marketer of chronic pain and Multiple Sclerosis medications, occupies 800 and 1000 Gateway Boulevard. Genentech, a biotechnology company specializing in human genetic based biotherapeutics, operates a child-care facility called "Genentech Second Generation" at 850 Gateway Boulevard. Telik, Inc., a pharmaceutical company specializing in cancer drugs and formerly known as Terrapin Technologies, occupies space at 750 Gateway Blvd. A Federal Express distribution center occupies 900 Gateway Boulevard. The remainder ofthe site is occupied by parking lots, landscaping and loading dock areas. Phase I Site Assessment (1998) Dames & Moore completed a Phase I Environmental Site Assessment (ESA) for the site in 1998 to disclose any visible or invisible environmental hazards present on the property. These hazards would result from the history of hazardous materials and environmental contaminants on the property, as well as from nearby properties. The Phase I ESA is intended to identify these hazards to the buyer, as well as provide recommendations for future work or mitigations to remediate or further investigate the presence of any potential environmental hazards to the property buyer and future occupants. The Phase 1 ESA reports included a literature review, records review, site reconnaissance, and interviews with knowledgeable parties. Dames & Moore found a number of on-site recognized environmental conditions. While this site assessment is ten years old and does not reflect more recent contamination issues, current site occupants are involved in much the same activities and it does give an indication to previous site environmental conditions. Athena Neurosciences is a subsidiary of Elan Pharmaceuticals that uses small quantities of hazardous materials, including acids, alcohols, solvents, bio-hazardous waste, and decaying radioactive waste. According to the Phase I this facility generally exhibited good storage and disposal practices at the time of the site visit. Dames & Moore also visited the Terrapin Technologies (Now Telik, Inc.) site and noted that the pharmaceutical research facility primarily generates biomedical and organic chemical waste. This material was stored behind locked gates along with approximately five gallons of solvent within secondary containment. They also had radioactive waste on-site that was stored in plexiglass for ten half- 1 Dames & Moore, 1998. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-3 City of South San Francisco October 2009 lives and then discarded as garbage. The site assessment noted that overall the facility appeared in good condition. They also examined the Federal Express facility at 900 Gateway Blvd. The hazardous material stored on-site at this location included gasoline, waste oil, oil, coolant, transmission fluid, and window cleaner. The fueling operations are located at the rear of the facility and include a fueling island and two pumps. In this area there is also a waste oil container and an oil/water separator underground. Investigations have reported elevated levels of methyl-tertiary butyl ether (MTBE) in groundwater south of the tank area. Subsequent to the publishing of the Phase I site assessment, the waste oil container was removed in 1999. The site was granted case closure December 1, 2004. Dames & Moore identified the following off-site locations where recognized environmental conditions have the potential to impact the project site. Mercedes-Benz of North America, located at 513 Ecceles Avenue, is permitted for a Large Quantity Generator and operates four 5,000 and 6,000 gallon unleaded gasoline and diesel fiberglass USTs. Homart Development Corporation/Edwards Wire Rope, 0.13 miles east of the subject property, reported a leak with monitoring in progress, with no other information given. The EDR Radius map dated June 27, 2008 shows this property in the process of a voluntary clean-up of chromium, nickel, lead, zinc, and motor oil. Monfredini Property, 0.29 miles southeast of the subject property reported a diesel leak confirmed January 17, 1986 that affected the groundwater. No remedial action was taken; according to the Geotracker website the case is open and is currently under site assessment. The Phase I site assessment performed by Dames & Moore, and dated May 4, 1998 indicated that additional investigation was not warranted at that time. Leaking Underground Storage Tanks (LUSTs) The Federal Express distribution center at 900 Gateway Boulevard must store relatively large quantities of gasoline, diesel, and other petroleum products to fuel and maintain their fleet of vehicles. They have used underground storage tanks to store portions of this material on-site. A leak was reported that impacted groundwater discovered January 1965, at which time monitoring commenced, it was reported in 2004. MTBE was tested for and detected and the leak was stopped by "other means.,,2 A leak was reported in 1994 of waste oil and regular unleaded gasoline, this was granted case closure. The 10,000- gallon underground storage tank that contained diesel was removed October 25,2007. The pit was over- excavated to ensure removal of all contaminated soil? Listed Hazardous Material Sites Properties within the project site are listed on the following environmental databases: FINDS, RCRA - SQG, HAZNET, LUST, Cortese, RCRA non-gen, SWEEPS, and Hazardous Materials Business Plan. The chemicals of concern on site include acids, halogenated and non-halogenated solvents, petroleum products, alcohols, bio-medical waste, and small amounts of radioactive waste. Elan Pharmaceuticals is listed on a number of environmental databases. These include a hazardous materials business plan for the following chemicals of concern: batteries, lamps, pesticides, thermostats, Silver, chlorobenzene, 2 Environmental Data Resources, Inc., 2008. 3 Bureau Veritas 2008. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-4 City of South San Francisco October 2009 chloroform, potassium cyanide, liquids with halogenated organic compounds, other organic compounds, halogenated and non-halogenated solvents, and waste oil. Federal Express also has a hazardous material business plan on file with the county and is listed on HAZNET for disposal of liquids with halogenated organic compounds, hydrocarbon solvents, waste oil/mixed oil and unspecified solvent mixture waste. Bower Imaging Technologies, at 750 Gateway, is listed on HAZNET for disposal of unspecified solvent waste. Telik Inc., at 750 Gateway Blvd, is listed on the San Mateo County Hazardous Business Plan list for storing less than 219 gallons, 1,999 pounds, or 879 cubic feet of hazardous material, and generating 1 to 5 tons of hazardous waste per year. Vicinity Hazardous Material Sites There are numerous hazardous materials sites throughout the East of 101 Area of South San Francisco, reflecting the long and intense industrial history of the area. Due to the density of sites, only those bordering the property and up gradient are discussed here since contamination from these sites would have the greatest potential impact during development of the subject property. Most sites are reported in the various environmental databases as they are registered hazardous waste generators and members of the hazardous materials business plan program for San Mateo County. Blue Line Transfer Inc, at 180 Oyster Point Blvd is listed as having a hazardous material business plan with San Mateo County to store hazardous materials. A LUST was also removed from the Blue Line Transfer Station at 180 Oyster Point Blvd. This leak of gasoline was discovered 1965, and remedial action commenced February 24, 2006. MTBE was detected at the site and post-remedial action monitoring is currently underway. Di Salvo Trucking, located at 335 Oyster Point Blvd, 298 feet east of and up gradient from the project site had a LUST storing diesel discovered September 22, 1992. MTBE was detected at the site and the case is closed. The Mercedes-Benz vehicle-processing center at 513 Eccles is on the HAZNET list for disposal of liquids with halogenated organic compounds, hydrocarbon solvents, oxygenated solvents. It is also has a hazardous material business plan for generating and recycling waste oil/solvent, >500 tires, and permitted above- and below-ground storage tanks containing kerosene, unleaded gasoline and diesel. Other Chemicals of Concern In addition to hazardous materials potentially on-site as a result of recent laboratory land uses, the historical use of the site as a railyard indicates the potential for residual contamination. An historic rail grade runs along the southeastern edge of the proj ect site. On a site visit old rail ties were noted which could potentially be contaminated with a wood preservative such as arsenic, chromium, creosote, and zinc chloride. Additionally, herbicides have been historically applied to rail grades to prevent unwanted vegetation growth. There may be residual contamination related to the railway. A Phase I site assessment for 200 Oyster Point Blvd, located adjacent to the property to the northeast, indicated the presence of barium and lead in site soils. Regulatory Setting The management of hazardous materials and hazardous wastes, including chemicals, radioactive materials, and biohazardous materials, is subject to numerous laws and regulations at all levels of government. These laws apply to research activities, operations and maintenance work, and other Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-5 City of South San Francisco October 2009 activities at the project site. Summaries of federal and state laws and regulations related to hazardous materials management are presented below. California law allows for certain hazardous materials regulatory programs, including those pertaining to USTs, hazardous materials storage, and hazardous materials management, to be delegated to local agencies. Federal Federal and state laws require detailed planning to ensure that hazardous materials are properly handled, used, stored, and disposed of, and, in the event that such materials are accidentally released, to prevent or to mitigate injury to health or the environment. Primary federal agencies with responsibility for hazardous materials management include the Environmental Protection Agency (EP A), Department of Labor (Federal Occupational Health and Safety Administration [OSHA]), Department of Transportation (DOT), and Nuclear Regulatory Commission (NRC). Major federal laws and issue areas include the following statutes (and regulations promulgated hereunder): . Resource Conservation and Recovery Act (RCRA) . Hazardous and Solid Waste Amendments Act (HSW A) . Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) . Superfund Amendments and Reauthorization Act (SARA) . Emergency Planning and Community Right-to-Know (SARA Title III) State Primary state agencies with jurisdiction over hazardous chemical materials management are the Department of Toxic Substances Control (DTSC) and the Regional Water Quality Control Board (RWQCB). Other state agencies involved in hazardous materials management are Cal/OSHA, the Department of Industrial Relations (State OSHA implementation), State Office of Emergency Services (OES-California Accidental Release Prevention implementation), California Department of Fish and Game (CDFG), California Air Resources Board (CARB), California Highway Patrol (CHP), State Office of Environmental Health Hazard Assessment (OEHHA-Proposition 65 implementation) and California Integrated Waste Management Board (CIWMB). Hazardous chemical and biohazardous materials management laws in California include the following statutes (and regulations promulgated there under): . Hazardous Waste Control Law . Safe Drinking Water and Toxic Enforcement Act of 1986 ("Proposition 65") . Carpenter-Presley-Tanner Hazardous Substances Account Act . Hazardous Waste Management Planning and Facility Siting ("Tanner Act") . Hazardous Materials Release Response Plan and Inventory Law of 1985 (Business Plan Act) Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-6 City of South San Francisco October 2009 . California Medical Waste Management Act Local The primary local agency, known as the Certified Unified Program Agency (CUPA), with responsibility for implementing federal and state laws and regulations pertaining to hazardous materials management is San Mateo County Health Department, Environmental Health Division. The Unified Program is the consolidation of six state environmental regulatory programs into one program under the authority of a CUP A. A CUP A is a local agency that has been certified by Cal EP A to implement the six state environmental programs within the local agency's jurisdiction. This program was established under the amendments to the California Health and Safety Code made by SB 1082 in 1994. The six consolidated programs are: . Hazardous Materials Release Response Plan and Inventory (Business Plans) . CalARP . Hazardous Waste (including Tiered Permitting) . Underground Storage Tanks . Above Ground Storage Tanks (SPCC requirements) . UFC Article 80 HMMP and HMIS As the CUP A for the County of San Mateo, the San Mateo County Health Department, Environmental Health Division maintains the records regarding location and status of hazardous materials sites in the county and administers programs that regulate and enforce the transport, use, storage, manufacturing, and remediation of hazardous materials. By designating a CUP A, San Mateo County has accurate and adequate information to plan for emergencies and/or disasters and to plan for public and firefighter safety. A Participating Agency (PA) is a local agency that has been designated by the local CUPA to administer one or more Unified Programs within their jurisdiction on behalf of the CUP A. The City of South San Francisco Fire Department maintains a special program that regulates hazardous materials through disclosure and risk management plans as well as above ground storage tank referral in cooperation with the County of San Mateo. Thus, the City of South San Francisco Fire Department is a PA with the San Mateo County Health Department, Environmental Health Division as the CUP A. Regulations Medical Waste Re2:ulations The United States Department of Health and Human Services (USDHHS), Centers for Disease Control and Prevention, and National Institutes of Health prescribe containment and handling practices for use in microbiological, biomedical, and animal laboratories. All laboratories follow the mandated hygienic practices. Based on the potential for transmitting biological agents, the rate of transmission of these agents, and the quality and concentrations of biological agents produced at a laboratory, Biosafety Levels Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-7 City of South San Francisco October 2009 are defined for four tiers of relative hazards. Biosafety Levell is for the least hazardous biological agents, and Biosafety Level 4 is for the most hazardous biological agents. Biosafety Levels for infectious agents are based on the characteristics of the agent (virulence, ability to cause disease, routes of exposure, biological stability, and communicability), the quantity and concentration of the agent, the procedures to be followed in the laboratory, and the availability of therapeutic measures and vaccines. Federal and state laws, such as the Animal Welfare Act, specify standards for record keeping and the registration, handling, care, treatment, and transportation of animals. Such laws are enforced by the U.S. Department of Agriculture and the California Department of Health Services (DHS). Further, project- related programs, practices, and procedures previously described for monitoring, routine inspection, reporting, and waste management have been developed to reduce potential community and worker exposure to hazards associated with the use of animals in research. Medical wastes must be managed as a biohazardous material, in accordance with Section 117635 of the California Health and Safety Code. The management of biohazardous materials must comply with USDHHS guidelines and DHS regulations pertaining to such materials. Biohazardous medical waste is generally regulated in the same manner as hazardous waste, except that special provisions apply to storage, disinfection, containment, and transportation. The DHS Medical Waste Management Program enforces the Medical Waste Management Act and related regulations. Radioactive Materials Re2:ulations The Atomic Energy Act (42 U.S.c. Sections 2011-2259) (AEA) ensures the proper management of source, special nuclear, and by-product material. The AEA, and the statutes that amended it, delegate the control of nuclear energy primarily to the Department of Energy, the Nuclear Regulatory Commission, and the United States Environmental Protection Agency (EPA). The California Radiation Control Law (California Health & Safety Code Sections 114960-114985) is a regulatory program designed to provide for compatibility with the standards and regulatory programs of the federal government and integrate an effective system of regulation within the state. The program regulates sources of ionizing radiation and establishes procedures for performance of certain regulatory responsibilities with respect to the use and regulation of radiation sources. These laws and regulations govern the receipt, storage, use, transportation, and disposal of sources of ionizing radiation (radioactive material) and protect the users of these materials and the general public from radiation hazards. The use of radioactive materials at the project site is specifically subject to the conditions of a radioactive materials license issued and administered by the Radiologic Health Branch of the DHS. Businesses on the site would administer and monitor facility compliance with license requirements. Radioactive materials licensing requirements include routine inspection and monitoring of areas where radioactive materials are used to ensure that surfaces are not contaminated with radioactivity above background levels. Under the radioactive materials license, renovation or demolition of facilities using radioactive material requires decommissioning of the facilities. This involves radiation testing and conducting decontamination and waste handling activities in accordance with applicable regulations. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-8 City of South San Francisco October 2009 Operational and Disposal Re2ulations Worker Safetv The California Occupational Safety and Health Administration (Cal/OSHA) and the federal Occupational Safety and Health Administration are the agencies responsible for ensuring worker safety in the handling and use of chemicals in the workplace. In California, Cal/OSHA assumes primary responsibility for developing and enforcing standards for safe workplaces and work practices. Hazardous Waste Handlim! Cal-EPA and DTSC regulate the generation, transportation, treatment, storage, and disposal of hazardous waste under RCRA and the California Hazardous Waste Control Law. Both laws impose "cradle-to- grave" regulatory systems for handling hazardous waste in a manner designed to protect human health and the environment. Asbestos Ref!ulations The Clean Air Act regulates asbestos as a hazardous air pollutant, which subjects it to regulation by BAAQMD under its Regulation 11, Rule 2. OSHA also regulates asbestos as a potential worker safety hazard. These rules and regulations prohibit emissions of asbestos from demolition or construction activities, require medical examinations and monitoring of employees engaged in activities that could asbestos fibers, and require notice to federal and local government agencies prior to renovation or demolition activities that could disturb asbestos. Lead Ref!ulations Because of its toxic properties, lead is regulated as a hazardous material. Lead is also regulated as a toxic air contaminant. State-certified contractors must perform inspection, testing, and removal (abatement) of lead-containing building materials in compliance with applicable health and safety and hazardous materials regulations. Hazardous Materials Transportation The USDOT prescribes strict regulations for the safe transportation of hazardous materials, including requirements for hazardous waste containers and licensed haulers who transport hazardous waste on public roads. Emerf!encv Response to Hazardous Materials Incidents California has developed an Emergency Response Plan to coordinate emergency services provided by federal, state, and local government and private entities. Response to hazardous materials incidents is one component of this plan. The State Office of Emergency Services administers the plan, which coordinates the responses of other agencies, including Cal-EPA, CHP, California Department of Fish and Game, the Regional Water Quality Control Board (RWQCB), and the Radiologic Health Branch of the DHS. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-9 City of South San Francisco October 2009 ENVIRONMENTAL IMPACTS Methodology The analysis in this section considers the use, generation, disposal, and transport of hazardous materials, the potential of accidental release of hazardous materials, and exposure of people to hazardous materials. Thresholds of Significance The following thresholds of significance are based on Appendix G of the 2006 CEQA Guidelines. For purposes of this Draft EIR, implementation of the proposed project could result in potentially significant impacts from hazards and hazardous materials if the project would result in any of the following: . Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. . Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. . Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste within one-quarter mile of an existing or proposed school. . Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment. . For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area. . For a project within the vicinity of a private airstrip, would the project resulting in a safety hazard for people residing or working in the project area. . Impair implementation of or physical interference with an adopted emergency response plan or emergency evacuation plan. . Expose people or structures to a significant risk of loss, injury or death involving wild land fires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands. Project Impacts Impact IV.G-l: The proposed project would create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. The proposed project could include construction of office uses, and Class-A office and laboratory buildings for both the Precise Plan and all subsequent phases of the Master Plan. Class A refers to a Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-10 City of South San Francisco October 2009 research laboratory, not merely an instructional laboratory. Depending upon the nature of research planned at the proposed facilities, for which detailed information has not yet been provided, there are likely to be both hazardous and potentially hazardous materials stored and used on the site that would eventually require disposal. This could include both biohazards, as well as chemical hazards. There would also likely be transportation of hazardous materials to and from the site, probably traveling along Highway 101, Gateway Boulevard and Oyster Point Boulevard. The impact of routine transport, use, or disposal of hazardous materials is potentially significant. The proposed project would include Class A research laboratories, which require the use, storage, and transport of hazardous materials. As described below, registration in the San Mateo County Environmental Health Hazardous Material Business Plan Program would help to ensure safe and responsible handling of hazardous materials by site tenants. Construction inspection for adherence to fire codes would ensure that buildings are equipped with safety measures including sprinklers, alarms, etc, to minimize potential impacts of the presence of hazardous materials. Finally, compliance with DOT regulations would ensure that all necessary safety precautions would be taken during transport of hazardous materials during all phases of the project. Therefore, upon implementation of Mitigation Measures IV.G-l.l through IV.G-l.4listed below, this impact would be less than significant. Mitigation Measure IV.G-1.1 Hazardous Materials Business Plan Businesses occupying the project site through all phases of the Precise Plan and subsequent phases of the Master Plan must complete a Hazardous Materials Business Plan for the safe storage and use of chemicals. The Business Plan must include the type and quantity of hazardous materials, a site map showing storage locations of hazardous materials and where they may be used and transported from, risks of using these materials, included in material safety data sheets for each material, a spill prevention plan, an emergency response plan, employee training consistent with OSHA guidelines, and emergency contact information. Businesses qualify for the program if they store a hazardous material equal to or greater than the minimum reportable quantities. These quantities are 55 gallons for liquids, 500 pounds for solids and 200 cubic feet (at standard temperature and pressure) for compressed gases. Exemptions include businesses selling only pre-packaged consumer goods; medical professionals who store oxygen, nitrogen, and/or nitrous oxide in quantities not more than 1,000 cubic feet for each material, and whom store or use no other hazardous materials; or facilities that store no more than 55 gallons of a specific type of lubricating oil, and for which the total quantity of lubricating oil not exceed 275 gallons for all types oflubricating oil. These exemptions are not expected to apply to Class A laboratory facilities. Businesses occupying and/or operating at the proposed project site through all phases of the Precise Plan and subsequent phases of the Master Plan must submit a business plan prior to the start of operations, and must review and update the entire Business Plan at least once every two years, or within 30 days of any significant change. Some of these changes are new emergency contact information, major increases or decreases in hazardous materials storage and/or changes in location of hazardous materials. Plans shall be submitted to the San Mateo County Environmental Health Business Plan Program, which may be contacted at (650) 363-4305 for more information. The San Mateo County Environmental Health Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-ll City of South San Francisco October 2009 Department (SMCEHD) shall inspect the business at least once a year to ensure the Business Plan is complete and accurate. Mitigation Measure IV. G-1.2 South San Francisco Municipal Code Building space thorough all phases of the project must be designed to handle the intended office and laboratory use, with sprinklers, alarms, vents, and secondary containment structures, in accordance with the guidelines laid out in Chapter 15.24 (Fire Code) of the South San Francisco Municipal Code. Requirements include the following: . All occupancies and buildings shall be protected throughout by an automatic sprinkler system installed in accordance with UBC Standard 9-1. . An automatic fire sprinkler system shall be installed in all garbage compartments, dumb waiter shafts, and storage rooms when located in all occupancies except Group R, Division 3, detached carports, greenhouses and Group U occupancies less than 200 square feet. An accessible indicating shut off valve shall also be installed. . An approved audible and visual sprinkler flow alarm shall be provided on the exterior of the building in an approved location. A single approved sprinkler flow alarm shall be provided on the interior ofthe building in a normally occupied location. . For buildings more than four stories in height, the following additional requirements must be met: · Products of combustion detectors shall be provided in all mechanical equipment, electrical, transformer, telephone equipment, elevator machine or similar rooms. Detector(s) shall be located in the air conditioning system. Activation of any detector shall initiate the fire alarm system and place into operation all equipment necessary to prevent the recirculation of smoke. · A smoke control system meeting the requirements of Chapter 9 and Section 1005.3.3.7 ofthe Uniform Building Code shall be provided. · A manual fire alarm system shall be provided that will alarm both audibly/visually throughout the building if activated and also alert the Fire Department via an approved monitoring station. The fire alarm system shall be provided with a public address system and an outside remote annunciator. · Standby power shall be provided and must conform to Section 403.8 of the California Building Code. These systems must pass plan review through the City of South San Francisco Planning, Building, and Fire Departments for the Precise Plan and each subsequent phase of the Master Plan. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-12 City of South San Francisco October 2009 Mitigation Measure IV. G-l.3 Sprinkler System During construction of the Precise Plan and each subsequent phase of the Master Plan, the utilities including sprinkler systems shall pass pressure and flush tests to make sure they perform as designed. At the end of construction of each building constructed under the Precise Plan and each subsequent phase of the Master Plan, occupancy shall not be allowed until a final inspection is made by the Fire Department for conformance of all building systems with the Fire Code and National Fire Protection Agency Requirements. The inspection shall include testing of sprinklers systems, alarm systems, ventilation and airflow systems, and secondary containment systems. The inspection shall include a review of the emergency evacuation plans. These plans shall be modified as deemed necessary to ensure that they ensure safety to building occupants. Mitigation Measure IV.G-l.4 Hazardous Materials Transportation All transportation of hazardous materials and hazardous waste to and from the site will be in accordance with Title 49 of the Code of Federal Regulations, US Department of Transportation (DOT), State of California, and local laws, ordinances and procedures including placards, signs and other identifying information. These regulations shall be followed for the Precise Plan and each subsequent phase of the Master Plan to ensure the safe transport of hazardous materials and waste to and from the site. Impact IV. G-2: The proposed project would create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Existing buildings potentially contain hazardous materials including waste oil, asbestos, lead paint, halogenated and non-halogenated solvents, organic compounds, and petroleum products. Underlying site soils may contain hazardous materials including motor oil, gasoline, diesel, other chemicals and toxic heavy metals related to the history of heavy industry in the area. The historic railroad grade along the southeast edge of the project site may be a source of additional hazardous materials, including arsenic, chromium, creosote, zinc chloride, or other wood preservatives. During demolition operations required for the Precise Plan and subsequent phases of the Master Plan hazardous materials could be released from structures at the site or from the underlying soils. Following construction, operations at the proposed facilities are expected to represent a continuing threat to the environment through accidental release of hazardous materials since the site is proposed to include Class A laboratory facilities, where hazardous materials are likely to be stored, used, and ultimately require disposal. This represents a potentially significant impact. However, implementation of all of the below mitigation measures would reduce risks from hazardous materials on the project site. The project site has a history of hazardous material use, and residual contamination may remain in the surface soils, and in buildings on-site through all phases of the Precise Plan and the Master Plan. A demolition plan will ensure any hazardous materials remaining in buildings or building materials will be properly disposed of. Site soil testing and a soil management plan will ensure that residual contamination is not mobilized by site grading activities. The development of risk management plans through the CalARPP and compliance with BAAQMD and OSHA standards through all phases of the project would reduce risk of hazardous material releases related to post- Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-13 City of South San Francisco October 2009 construction land uses. Therefore, upon implementation of Mitigation Measures IV.G-2.l through IV.G- 2.5 listed below, this impact would be less than significant. Mitigation Measure IV.G-2.1 Demolition Plans Demolition plans with permit applications shall be submitted to the City of South San Francisco Building Department for approval prior to demolition of buildings for the Precise Plan and subsequent phases of the Master Plan. The Demolition Plans for safe demolition of existing structures shall include dust control and shall incorporate measures for the potential release of asbestos or lead and recommendations from the site surveys for the presence of potentially hazardous building materials, as well as additional surveys when required by the City. The Demolition Plans shall address both on-site Worker Protection and off- site resident protection from both chemical and physical hazards. All contaminated building materials shall be tested for contaminant concentrations and shall be disposed of to appropriate licensed landfill facilities. Prior to building demolition, hazardous building materials such as peeling, chipping and friable lead based paint and asbestos containing building materials shall be removed in accordance with all applicable guidelines, laws, and ordinances. The Demolition Plans shall include a program of air monitoring for dust particulates and attached contaminants. Dust control and suspension of work during dry windy days shall be addressed in the plan. Prior to obtaining a demolition permit from the Bay Area Air Quality Management District (BAAQMD), an asbestos demolition survey shall be conducted in accordance with the requirements of BAAQMD Regulation 11, Rule 2. Additionally, any soil removal plans shall be submitted to the San Mateo County Groundwater Protection Program (SMGPP). Mitigation Measure IV.G-2.2 Soil Sampling Prior to site grading activities for all phases of the project, the applicant shall retain a licensed Civil Engineer or Professional Geologist to complete additional surface and subsurface soil sampling to determine if elevated levels of toxic metals, herbicides, motor oil, other petroleum products, or wood preservatives are present in site soils for the specific area that would be redeveloped under that phase of the project. These tests shall take place within the entirety of the project site for that phase. Results of testing shall be submitted to SMGPP prior to implementation of any soil removal plans. If contamination exceeding commerciallindustrial guidelines such as the Regional Water Quality Control Board Environmental Screening Levels for commerciallindustrial Sites, USEP A Preliminary Remediation Goals for commerciallindustrial sites, or the California Department of Toxic Substances Control Human Health Screening Levels is detected, then a Site Soil Management Plan and Health and Safety Plan shall be prepared and implemented. Mitigation Measure IV. G-2.3 Contaminated Soils If contamination of site soils is detected for the Precise Plan or any subsequent phase of the Master Plan, then results shall be reported to the Department of Toxic Substance Control (DTSC) and a Site Soil Management Plan shall be prepared in accordance with recommendations of the environmental consultant and established procedures for safe removal. Specific mitigation measures designed to protect human health and the environment will be provided in the Plan. At a minimum the Plan shall include, but not be limited to the following: Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-14 City of South San Francisco October 2009 . Documentation of the extent of previous environmental investigation and remediation at the site. . Requirements for site specific Health and Safety Plans (HASPs) to be prepared by all contractors at the project site. This includes a HASP for all demolition, grading and excavation on the site, as well as for future subsurface maintenance work. The HASP shall include appropriate training, any required personal protective equipment, and monitoring of contaminants to determine exposure. The HASP will be reviewed and approved by a Certified Industrial Hygienist. . Description of protocols for the investigation and evaluation of previously unidentified hazardous materials that could be encountered during project development, including engineering controls that may be required to reduce exposure to construction workers and future users of the site. . Requirements for site-specific construction techniques that would minimize exposure to any subsurface contamination found to occur. This shall include treatment and disposal measures for any contaminated groundwater removed from excavations, trenches, and dewatering systems in accordance with San Francisco Bay Regional Water Quality Control Board guidelines. . Sampling and testing plan for excavated soils to determine suitability for reuse or acceptability for disposal at a state licensed landfill facility. . Restrictions (if any) limiting future excavation or development of the subsurface by residents and visitors to the proposed development. . The plan shall be reviewed and approved by the responsible jurisdiction prior to issuance of any demolition, grading and construction permits for the project. Mitigation Measure IV. G-2.4 Compliance with Local and State Hazardous Materials Regulations Future businesses at the development as a result of the Precise Plan and subsequent phases of the Master Plan shall check the state and federal lists of regulated substances available from the San Mateo County Environmental Health Department (SMCEHD). Chemicals on the list are chemicals that pose a major threat to public health and safety or the environment because they are highly toxic, flammable or explosive. Businesses shall determine which list to use in consultation with the SMCEHD. Should businesses qualify for the program they shall complete a CalARP registration form and submit it to the SMCEHD. Following registration, they shall submit a Risk Management Plan (RMP). RMPs are designed to handle accidental releases and ensure that businesses have the proper information to provide to emergency response teams if an accidental release occurs. All businesses on the site as a result of the Precise Plan and subsequent phases of the Master Plan that store or handle more than a threshold quantity (TQ) of a regulated substance must develop a RMP and follow it. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-15 City of South San Francisco October 2009 Risk Management Plans describe impacts to public health and the environment if a regulated substance is released near schools, residential areas, hospitals and childcare facilities. RMPs must include procedures for: keeping employees and customers safe, handling regulated substances, training staff, maintaining equipment, checking that substances are stored safely, and responding to an accidental release. Mitigation Measure IV. G-2.5 Compliance with BAAQMD Regulations Each independent R&D facility operating on the property shall obtain necessary permits and comply with monitoring and inspection requirements of the BAAQMD. Future operations shall comply with all local, state and federal requirements for emissions. Each facility shall also meet OSHA and California OSHA standards for R&D facilities. This includes plan review by the City of South San Francisco to examine if the proposed development plans meet the same standards as for other similar facilities. Engineering controls, such as exhaust hoods, filtration systems, spill kits, fire extinguishers, and other controls, shall be incorporated into laboratory facilities to meet OSHA and California OSHA requirements. These standards are primarily designed to maintain worker safety, but also function to reduce the risk of accidental upset and limit potential hazardous emissions. Impact IV. G-3: The proposed project could emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste within one-quarter mile of an existing or proposed school. The nearest school or childcare site to the project is the YMCA of San Francisco Gateway Childcare center located at 559 Gateway Boulevard, less than a quarter-mile southwest of the project site. The proj ect site itself also houses Genentech' s Second Generation, a childcare facility serving Genentech' s employees that would be in operation through Phase la of the Precise Plan. The project currently contains hazardous materials that could be released during demolition and site grading activities thorough all phases of the project. Implementation of the mitigation measures previously discussed would incorporate management and testing procedures relating to hazardous materials during the construction and operation phases of the project, thereby minimizing the potential for the emission of hazardous materials to nearby school facilities. Therefore, upon implementation of Mitigation Measures IV.G-3.l through IV.G-3.7 listed below, this impact would be less than significant. Mitigation Measure IV.G-3.1 Hazardous Materials Business Plan Businesses occupying the development through all phases of the Precise Plan and subsequent phases of the Master Plan must complete a Hazardous Materials Business Plan for the safe storage and use of chemicals. The Business Plan must include the type and quantity of hazardous materials, a site map showing storage locations of hazardous materials and where they may be used and transported from, risks of using these materials, included in material safety data sheets for each material, a spill prevention plan, an emergency response plan, employee training consistent with OSHA guidelines, and emergency contact information. Businesses qualify for the program if they store a hazardous material equal to or greater than the minimum reportable quantities. These quantities are 55 gallons for liquids, 500 pounds for solids and 200 cubic feet (at standard temperature and pressure) for compressed gases. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-16 City of South San Francisco October 2009 Exemptions include businesses selling only pre-packaged consumer goods; medical professionals who store oxygen, nitrogen, and/or nitrous oxide in quantities not more than 1,000 cubic feet for each material, and whom store or use no other hazardous materials; or facilities that store no more than 55 gallons of a specific type of lubricating oil, and for which the total quantity of lubricating oil not exceed 275 gallons for all types oflubricating oil. These exemptions are not expected to apply to Class A laboratory facilities. Businesses occupying and/or operating at the proposed development must submit a business plan prior to the start of operations, and must review and update the entire Business Plan at least once every two years, or within 30 days of any significant change. Some of these changes are new emergency contact information, major increases or decreases in hazardous materials storage and/or changes in location of hazardous materials. Plans shall be submitted to the San Mateo County Environmental Health Business Plan Program, which may be contacted at (650) 363-4305 for more information. The San Mateo County Environmental Health Department (SMCEHD) shall inspect the business at least once a year to ensure the Business Plan is complete and accurate. Mitigation Measure IV.G-3.2 Hazardous Materials Transportation All transportation of hazardous materials and hazardous waste to and from the site will be in accordance with Title 49 of the Code of Federal Regulations, US Department of Transportation (DOT), State of California, and local laws, ordinances and procedures including placards, signs and other identifying information. These regulations shall be followed for the Precise Plan and each subsequent phase of the Master Plan to ensure the safe transport of hazardous materials and waste to and from the site. Mitigation Measure IV. G-3.3 Demolition Plans Demolition plans with permit applications shall be submitted to the City of South San Francisco Building Department for approval prior to demolition of buildings for the Precise Plan and subsequent phases of the Master Plan. The Demolition Plans for safe demolition of existing structures shall include dust control and shall incorporate measures for the potential release of asbestos or lead and recommendations from the site surveys for the presence of potentially hazardous building materials, as well as additional surveys when required by the City. The Demolition Plans shall address both on-site Worker Protection and off- site resident protection from both chemical and physical hazards. All contaminated building materials shall be tested for contaminant concentrations and shall be disposed of to appropriate licensed landfill facilities. Prior to building demolition, hazardous building materials such as peeling, chipping and friable lead based paint and asbestos containing building materials shall be removed in accordance with all applicable guidelines, laws, and ordinances. The Demolition Plans shall include a program of air monitoring for dust particulates and attached contaminants. Dust control and suspension of work during dry windy days shall be addressed in the plan. Prior to obtaining a demolition permit from the Bay Area Air Quality Management District (BAAQMD), an asbestos demolition survey shall be conducted in accordance with the requirements of BAAQMD Regulation 11, Rule 2. Additionally, any soil removal plans shall be submitted to the San Mateo County Groundwater Protection Program (SMGPP). Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-17 City of South San Francisco October 2009 Mitigation Measure IV.G-3.4 Soil Sampling Prior to site grading activities for all phases of the project, the applicant shall retain a licensed Civil Engineer or Professional Geologist to complete additional surface and subsurface soil sampling to determine if elevated levels of toxic metals, herbicides, motor oil, other petroleum products, or wood preservatives are present in site soils for the specific area that would be redeveloped under that phase of the project. These tests shall take place within the entirety of the project site for that phase. Results of testing shall be submitted to SMGPP prior to implementation of any soil removal plans. If contamination exceeding commerciallindustrial guidelines such as the Regional Water Quality Control Board Environmental Screening Levels for commerciallindustrial Sites, USEP A Preliminary Remediation Goals for commerciallindustrial sites, or the California Department of Toxic Substances Control Human Health Screening Levels is detected, then a Site Soil Management Plan and Health and Safety Plan shall be prepared and implemented. Mitigation Measure IV.G-3.5 Contaminated Soils If contamination of site soils is detected for the Precise Plan or any subsequent phase of the Master Plan, then results shall be reported to the Department of Toxic Substance Control (DTSC) and a Site Soil Management Plan shall be prepared in accordance with recommendations of the environmental consultant and established procedures for safe removal. Specific mitigation measures designed to protect human health and the environment will be provided in the Plan. At a minimum the Plan shall include, but not be limited to the following: . Documentation of the extent of previous environmental investigation and remediation at the site. . Requirements for site specific Health and Safety Plans (HASPs) to be prepared by all contractors at the project site. This includes a HASP for all demolition, grading and excavation on the site, as well as for future subsurface maintenance work. The HASP shall include appropriate training, any required personal protective equipment, and monitoring of contaminants to determine exposure. The HASP will be reviewed and approved by a Certified Industrial Hygienist. . Description of protocols for the investigation and evaluation of previously unidentified hazardous materials that could be encountered during project development, including engineering controls that may be required to reduce exposure to construction workers and future users of the site. . Requirements for site-specific construction techniques that would minimize exposure to any subsurface contamination found to occur. This shall include treatment and disposal measures for any contaminated groundwater removed from excavations, trenches, and dewatering systems in accordance with San Francisco Bay Regional Water Quality Control Board guidelines. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-18 City of South San Francisco October 2009 . Sampling and testing plan for excavated soils to determine suitability for reuse or acceptability for disposal at a state licensed landfill facility. . Restrictions (if any) limiting future excavation or development of the subsurface by residents and visitors to the proposed development. . The plan shall be reviewed and approved by the responsible jurisdiction prior to issuance of any demolition, grading and construction permits for the project. Mitigation Measure IV.G-3.6Compliance with Local and State Hazardous Materials Regulations Future businesses at the development as a result of the Precise Plan and subsequent phases of the Master Plan shall check the state and federal lists of regulated substances available from the San Mateo County Environmental Health Department (SMCEHD). Chemicals on the list are chemicals that pose a major threat to public health and safety or the environment because they are highly toxic, flammable or explosive. Businesses shall determine which list to use in consultation with the SMCEHD. Should businesses qualify for the program they shall complete a CalARP registration form and submit it to the SMCEHD. Following registration, they shall submit a Risk Management Plan (RMP). RMPs are designed to handle accidental releases and ensure that businesses have the proper information to provide to emergency response teams if an accidental release occurs. All businesses on the site as a result of the Precise Plan and subsequent phases of the Master Plan that store or handle more than a threshold quantity (TQ) of a regulated substance must develop a RMP and follow it. Risk Management Plans describe impacts to public health and the environment if a regulated substance is released near schools, residential areas, hospitals and childcare facilities. RMPs must include procedures for: keeping employees and customers safe, handling regulated substances, training staff, maintaining equipment, checking that substances are stored safely, and responding to an accidental release. Mitigation Measure IV. G-3. 7 Compliance with BAAQMD Regulations Each independent R&D facility operating on the property shall obtain necessary permits and comply with monitoring and inspection requirements of the BAAQMD. Future operations shall comply with all local, state and federal requirements for emissions. Each facility shall also meet OSHA and California OSHA standards for R&D facilities. This includes plan review by the City of South San Francisco to examine if the proposed development plans meet the same standards as for other similar facilities. Engineering controls, such as exhaust hoods, filtration systems, spill kits, fire extinguishers, and other controls, shall be incorporated into laboratory facilities to meet OSHA and California OSHA requirements. These standards are primarily designed to maintain worker safety, but also function to reduce the risk of accidental upset and limit potential hazardous emissions. The project site is located within Yt mile of an existing school and has a history of hazardous material use. Residual contamination may remain in the surface soils and in buildings on-site. A demolition plan will ensure any hazardous materials remaining in buildings or building materials will be properly disposed of. Site soil testing and a soil management plan will ensure that residual contamination is not mobilized by Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-19 City of South San Francisco October 2009 site grading activities. The development of risk management plans through the CalARPP and compliance with BAAQMD and OSHA standards would reduce risk of hazardous material releases related to post- construction land uses to a level of less than significant. Impact IV.G-4: The proposed project would be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, it would create a significant hazard to the public or the environment. The site is included on the "Cortese List". Portions of the project site are listed on the following governmental databases: FINDS, RCRA -SQG, RCRA-LQG, RCRA non-gen, HAZNET, LUST, Cortese, SWEEPS, and San Mateo County Hazardous Materials Business Plan. Hazardous materials on- site include batteries, lamps, pesticides, thermostats, Silver, chlorobenzene, chloroform, potassium cyanide, liquids with halogenated organic compounds, other organic compounds, halogenated and non- halogenated solvents, and waste oil. Additionally, Leaking Underground Storage Tanks at the Federal Express facility and adjacent parcels have affected groundwater, and there contamination due to herbicides and wood preservatives associated with the railroad grade at the southeastern edge of the project site. This represents a potentially significant impact. The subject property is listed on numerous government hazardous material lists as a result of storage and disposal of hazardous materials including, but not limited to: heavy metals, batteries, halogenated and non-halogenated solvents, organic compounds and motor oil. There may also be residual contamination related to the removal of leaking underground storage tanks. Demolition plans would be submitted for the Precise Plan and each subsequent phase of the Master Plan. The demolition plans would ensure any hazardous materials remaining in buildings or building materials wiould be properly disposed of. Site soil testing and a soil management plan would ensure that residual contamination is not mobilized by site grading activities. Implementation of a site health and safety plan would ensure worker protection, decreasing Impact IV.G-4 to a level of less than significant. Therefore, upon implementation of Mitigation Measures IV.G-4.l through IV.G-4.3 listed below, this impact would be less than significant. Mitigation Measure IV. G-4.1 Demolition Plans Demolition plans with permit applications shall be submitted to the City of South San Francisco Building Department for approval prior to demolition of buildings for the Precise Plan and subsequent phases of the Master Plan. The Demolition Plans for safe demolition of existing structures shall include dust control and shall incorporate measures for the potential release of asbestos or lead and recommendations from the site surveys for the presence of potentially hazardous building materials, as well as additional surveys when required by the City. The Demolition Plans shall address both on-site Worker Protection and off- site resident protection from both chemical and physical hazards. All contaminated building materials shall be tested for contaminant concentrations and shall be disposed of to appropriate licensed landfill facilities. Prior to building demolition, hazardous building materials such as peeling, chipping and friable lead based paint and asbestos containing building materials shall be removed in accordance with all applicable guidelines, laws, and ordinances. The Demolition Plans shall include a program of air monitoring for dust particulates and attached contaminants. Dust control and suspension of work during dry windy days shall be addressed in the plan. Prior to obtaining a demolition permit from the Bay Area Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-20 City of South San Francisco October 2009 Air Quality Management District (BAAQMD), an asbestos demolition survey shall be conducted in accordance with the requirements of BAAQMD Regulation 11, Rule 2. Additionally, any soil removal plans shall be submitted to the San Mateo County Groundwater Protection Program (SMGPP). Mitigation Measure IV.G-4.2 Soil Sampling Prior to site grading activities for all phases of the project, the applicant shall retain a licensed Civil Engineer or Professional Geologist to complete additional surface and subsurface soil sampling to determine if elevated levels of toxic metals, herbicides, motor oil, other petroleum products, or wood preservatives are present in site soils for the specific area that would be redeveloped under that phase of the project. These tests shall take place within the entirety of the project site for that phase. Results of testing shall be submitted to SMGPP prior to implementation of any soil removal plans. If contamination exceeding commerciallindustrial guidelines such as the Regional Water Quality Control Board Environmental Screening Levels for commerciallindustrial Sites, USEP A Preliminary Remediation Goals for commerciallindustrial sites, or the California Department of Toxic Substances Control Human Health Screening Levels is detected, then a Site Soil Management Plan and Health and Safety Plan shall be prepared and implemented. Mitigation Measure IV. G-4.3 Contaminated Soils If contamination of site soils is detected for the Precise Plan or any subsequent phase of the Master Plan, then results shall be reported to the Department of Toxic Substance Control (DTSC) and a Site Soil Management Plan shall be prepared in accordance with recommendations of the environmental consultant and established procedures for safe removal. Specific mitigation measures designed to protect human health and the environment will be provided in the Plan. At a minimum the Plan shall include, but not be limited to the following: . Documentation of the extent of previous environmental investigation and remediation at the site. . Requirements for site specific Health and Safety Plans (HASPs) to be prepared by all contractors at the project site. This includes a HASP for all demolition, grading and excavation on the site, as well as for future subsurface maintenance work. The HASP shall include appropriate training, any required personal protective equipment, and monitoring of contaminants to determine exposure. The HASP will be reviewed and approved by a Certified Industrial Hygienist. . Description of protocols for the investigation and evaluation of previously unidentified hazardous materials that could be encountered during project development, including engineering controls that may be required to reduce exposure to construction workers and future users of the site. . Requirements for site-specific construction techniques that would minimize exposure to any subsurface contamination found to occur. This shall include treatment and disposal measures for any contaminated groundwater removed from excavations, trenches, and dewatering Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-21 City of South San Francisco October 2009 systems m accordance with San Francisco Bay Regional Water Quality Control Board guidelines. . Sampling and testing plan for excavated soils to determine suitability for reuse or acceptability for disposal at a state licensed landfill facility. . Restrictions (if any) limiting future excavation or development of the subsurface by residents and visitors to the proposed development. . The plan shall be reviewed and approved by the responsible jurisdiction prior to issuance of any demolition, grading and construction permits for the project. Impact IV. G-5: The proposed project is located within an airport land use plan area, but would not result in a safety hazardfor people residing or working in the project area. The proposed project would be located within the jurisdiction of the Airport Land Use Plan for the San Francisco International Airport. According to the East of 101 Area Specific Plan (available online through the City of South San Francisco Planning Department website), the most stringent height limits in South San Francisco are south of Forbes Boulevard and Lindenville, just south of the project area. In this area Federal Aviation Regulations, Part 77, limits building heights to an elevation of 161 feet above mean sea level, approximately 12 to 14 stories. Building heights in the Gateway Specific Plan Area are limited to 261 feet. No proposed buildings would exceed 261 feet in height; therefore, the structures would be in compliance with the Airport Land Use Plan. The impact of the project on the Airport Land Use Plan is less than significant and no mitigation measures are required. Impact IV. G-6: The proposed project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No changes to the major access and evacuation routes along Gateway and Oyster Point Boulevards are planned since the project calls for redevelopment rather than reconstruction or new development of an entire area. Therefore, the project would have no impact relating to an adopted emergency response plan and no mitigation measures are required. Impact IV. G-7: The proposed project would not expose people or structures to a significant risk of loss, injury or death involving wild landfires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands. The area is urbanized and there are no wildland corridors containing high fire fuel loads in the immediate vicinity of the project site. The project site is bordered on all sides by urban land uses, which do not contain vegetation conducive to wildland fires. Potential wildland fires will have no impact on the project and no mitigation measures are required. CUMULATIVE IMPACTS The proposed project would be one of numerous sites, some of which are also eXlstmg hazardous materials sites, which are anticipated to undergo development/redevelopment in the vicinity. The project Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-22 City of South San Francisco October 2009 would contribute to a cumulative increase in the number of sites handling hazardous materials, both in the vicinity in general as well as near a school or child-care facility, and would result in a cumulative increase in transportation, use, disposal, and potential for exposure to and/or accidental release of hazardous materials during both construction and operations. Routine hazardous materials use and transport may have a slight cumulative impact in that because there would be an increase in the number of sites handling potentially hazardous materials and an increase in transportation of those materials through the City, there is a potential for an increased cumulative impact. More releases of hazardous materials could occur from accident during the transportation of hazardous materials through the City. However, implementation of the identified Mitigation Measures IV. G-l.l through IV. G-l.4 would reduce the cumulative impact to less than significant. Accidental hazardous materials release during use and transport may have a slight cumulative impact in that because there would be an increase in the number of sites handling potentially hazardous materials and an increase in transportation of those materials through the City, there is a potential for an increased cumulative impact. More releases of hazardous materials could occur from accident during use or the transportation of hazardous materials through the City. However, implementation of the identified Mitigation Measures IV.G-2.1 through IV.G-2.5 would reduce the cumulative impact to less than significant. The proposed project would demolish eXlstmg structures and would use hazardous materials, under laboratory-controlled conditions, within one-quarter mile of a school or childcare site. Other sites under redevelopment within the project area have similar demolition requirements and future uses of hazardous materials. This could create a potential cumulative impact. However, implementation of the identified Mitigation Measures IV.G-3.1 through IV.G-3.7 would reduce the cumulative impact to less than significant. The project site is an existing hazardous materials site. The project development will include exposure of potentially contaminated soil during project site development and construction. Releases of hazardous materials could occur during construction if not properly executed; this could have a cumulative effect on the surrounding area, which contains numerous hazardous materials sites. However, implementation of the identified Mitigation Measures IV.G-4.l through IV.G-4.3 would reduce the cumulative impact to less than significant. However, the increase in cumulative impacts associated with hazardous materials is expected to be slight and identified project-specific mitigation measures would reduce this impact to a less than significant level with no additional mitigation required. LEVEL OF SIGNIFICANCE AFTER MITIGATION Implementation of Mitigation Measures IV.G-l.l through IV.G-4.3 identified in this section would adequately mitigate all potential impacts related to hazards and hazardous materials. These impacts would also be reduced to a less-than-significant level. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-23 City of South San Francisco October 2009 This page intentionally left blank. Gateway Business Park Master Plan Draft Environmental Impact Report IVG. Hazards/Hazardous Materials Page IVG-24