HomeMy WebLinkAboutResolution 2003-051 N.C.S. 03/03/2003Resolution No. 2003-051 N.C.S.
of the City of Petaluma, California
APPROVAL OF THE UNIT DEVELOPMENT PLAN
AND DEVELOPMENT STANDARDS TO ALLOW FOR DEVELOPMENT
OF AN OFFICE/R&D CENTER TO BE KNOWN AS
THE REDWOOD TECHNOLOGY CENTER
LOCATED SOUTHWEST OF NORTH MCDOWELL BOULEVARD
AND OLD REDWOOD HIGHWAY ADJACENT TO HIGHWAY 101
(APN 007-411-7, 9, 11, 18 and 19)
WHEREAS, by Ordinance No. 2147 N.C.S., Assessor's Parcel Numbers APN 007-411-
7, 9, 11, 18 and 19 comprised of 14.4 acres, has been rezoned from Light Industrial (ML) and
Highway Commercial (CI-~ District to Planned Unit District (PUD); and,
WHEREAS, by action. taken on May 1.4, 2002, the Planning Commission considered and
forwarded a recommendation to the City Council on the Redwood Technology Center project, to
permit the construction of an office/research and development campus with 262,500 square feet
of office/R&D space and a 7,500 square foot freestanding restaurant building pad; and,
WHEREAS, the potential environmental impacts of the proposed project have been
considered, and proper action has been taken by the City Council in compliance with the
California Environmental Quality Act (CEQA) and local governmental guidelines in that a Final
Environmental Impact Report (Final EIR) has been certified by adoption of a separate resolution.
NOW, THEREFORE, BE IT RESOLVED, the City Council has reviewed the
proposed Unit Development Plan and PUD Regulations, as set forth in the attached Exhibit A, as
revised or modified, and in accordance with the recommendation of the Planning Commission,
finds:
That the Unit Development Plan, including the Development Standards, will
result in appropriate and compatible uses in the district.
2. That any P.U.D. District is proposed on property which has a suitable relationship
to one or more thoroughfares, and that said thoroughfares are adequate to carry
any additional traffic generated by development.
3. That the plan for the proposed development presents a unified and organized
arrangement of buildings and service facilities which are appropriate in relation to
adjacent or nearby properties, and that provisions for adequate landscaping and/or
screening are included to ensure compatibility. Conditions have been incorporated
requiring design and development standards that are compatible with neighboring
developments.
Resolution No. Zpp3_p57 N.C.S.
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4. That the natural. and scenic qualities of the site are protected, with adequate
available public and private spaces designated on the Unit Development Plan.
5. That the development of the subject property project in the manner proposed by
the applicant, and as conditioned, will not be detrimental to the public welfare,
will be in the best interests of the City, and will be in keeping with the general
intent and spirit of the zoning regulations of the City of Petaluma, and with the
Petaluma General Plan.
The project, as conditioned per the conditions identified in Exhibit A, complies with the
applicable provisions of the Municipal Code and the General Plan. The recommendations
and conditions of City Departments have been incorporated into conditions of approval to
the extent that they apply to the Development Plan. The project as proposed supports a
number of policies of the Petaluma General Plan, such as:
Community Character Chapter
Policy 3 -Low profile, horizontal development shall be encouraged. Locations and criteria
to allow for taller buildings will be studied.
Policy 6 -Well-designed development that will be harmonious with its setting and/or
enhance the City's image shall be encouraged.
Policy 10 -The City shall encourage public and private landscaping along or in all major
streets.
Policy 14.2 -New development shall include pedestrian and bicycle circulation within and
through the site to connect existing and/or planned Citywide pedestrian and/or bicycle
networks.
Policy 20 -The clustering of commercial enterprises shall be encouraged. Additional strip
commercial shall be discouraged along .arterial streets, including Lakeville, Bodega, East
Washington, Petaluma Boulevard, and Old Redwood Highway.
The proposed project incorporates design features that are consistent with and achieve the
intent of most of the policies set forth in this Chapter. The buildings proposed on parcels
A and B would be low-profile, protecting surrounding views of the hills, and the project
site would be well landscaped with trees in the parking areas and in front of the buildings
and along the North McDowell frontage. The project would also preserve some wetlands
on-site within a wetland mitigation area, which addresses the General Plan objective to
preserve meaningful and usable urban open space in development. Although plans for
the project do not demonstrate compliance with the Bicycle Plan, mitigation measures
identified in the Traffic and Circulation section of the EIR would require improved
pedestrian connections and facilities, as well as bicycle lockers and racks, and employee
Resolution No. 2003-051 N.C.S. Page 2
showers in accordance with recommendations contained in Appendix A of the Bicycle
Plan. As conditioned, the project would conform to the policies of this Chapter.
Land Use and Growth Management Chapter
The goals and policies of the Land Use and Growth Management Chapter reflect the
City's overall philosophy on public and private development. The proposed project is
located within the Urban Limit Line and is consistent with City policy to limit growth
within these boundaries. Similarly, the project is consistent with the Land Use policies
that support and reinforce City-centered development. The project is consistent with the
intent of the Special Industrial/Office Park designation, which is to support well-
designed, master-planned, campus-type developments for employers who will contribute
significantly to the City's objective of increasing employment densities. In addition, the
Redwood Technology Center would contribute to the tax base of the City by providing an
opportunity for high-wage residents to work in the City. Furthermore, the project does
not preclude the development of the adjacent property, Parcel C, as atax-generating retail
center.
Local Economy Chapter
Policy 6 -The City shall actively attempt to increase the number of persons who both
work and live in Petaluma.
Policy 7 -The City shall actively encourage new industries that will employ Petalumans.
The project could provide as many as 1,000 full-time jobs, many of which would be
higher paying positions for which Petalumans are currently out-commuting to other
communities in the Bay Area. Therefore, in general, the Redwood Technology Center
would help to achieve the Local Economy Chapter's goals, objectives and policies related
to creating sources of local employment, attracting major office projects to the City and
increasing the number of people who live and work in Petaluma.
Transportation Chapter
Policy 1: On streets where Level of Service (LOS) is currently at "C" or better, LOS
shall not deteriorate below "C. " YVhere 1985 LOS was "D" or "E, "LOS shall not
deteriorate to the next lower level.
Policy 2: Traffic improvements shall be made to arterials and collectors to provide LOS
"C" or better, where feasible.
Policy 9: Land use decisions shall take into consideration potential traffic impacts.
Policy 10: New development shall be required to pay apro-rata share of needed traffic
improvements.
Resolution No. 2003-051 N.C.S. Page 3
Policy 31: Land use decisions shall be based on potential traffic impacts.
Traffic improvements identified in the Draft EIR would maintain a Level of Service
(LOS) "D" on the roadways. in the area. However, in some cases, mitigation measures
require only apro-rata contribution for these road improvements, many of which are not
included in the City's Capital Improvement Plan (CIP). Furthermore, the project would
cause one significant unavoidable impact: The Old Redwood Highway overpass across
Highway 101 would deteriorate to unacceptable service levels (Impact Cir-3). This
impact would occur with or without the project because of capacity constraints on the
existing two-lane freeway overpass.
The Final EIR adequately examined the potential mitigation measures for this project and
found that this impact cannot be mitigated to less than significant because the mitigation
measure, widening the overpass, cannot be completed by the time the project would
begin. As outlined in the FEIR (Table 7), the Redwood Technology Center Project
contributes to less than half of the additional traffic volume on the Old Redwood
Highway overpass. In accordance with the Petaluma Environmental Review Guidelines
and the CEQA guidelines, the City Council balanced the economic, legal, social,
technological, or other benefits of the proposed project against this one unavoidable
environmental impact and by separate resolution adopted a Statement of Overriding
Considerations, which indicates that the project's benefits outweigh the unavoidable.
impact.
Similar to the policies contained in the Community Character Chapter, Program 13.1
calls for major employment and commercial centers to incorporate into their development
plans, to the extent possible, pedestrian, transit and bicycle access, and related facilities
such as bicycle racks/lockers, pathways, street lighting and furniture, and transit stops.
The project site is currently served by two local bus routes and is accessible by local
bicycle routes. Mitigation measures identified in the Traffic and Circulation section of the
EIR would require improved pedestrian connections and facilities, as well as bicycle
lockers and racks, and employee showers in accordance with recommendations contained
in Appendix A of the Bicycle Plan. In addition, a condition of approval and mitigation
measure is recommended that would require that the proposed project implement vehicle
trip reduction programs.
Community Health and Safety Chapter
Policy 7: The City shall regulate land uses in flood prone areas and should allow
development in .those areas only with appropriate mitigation.
Policy 10: The City shall continue to require fees, standards and other measure to
mitigate downstream impacts associated with new development.
Policy 12: The City shall require dynamic ground-motion analyses and responsive
structural design for all new high-occupancy structures and structures whose continued
Resolution No. 2003-051 N.C.S. Page 4
functioning in the event of a disaster is critical,. and continue to have plan checks for
these buildings performed by a licensed structural engineer.
The proposed project would be designed and constructed to minimize hazards from
flooding to the fullest extent possible, as called for in the Flood Hazard section of the
Community Health and Safety Chapter. Under Seismic Safety Policy 12, the City
requires dynamic ground-motion analysis at the time of building permitlplan check
review. Furthermore, noise and air quality impacts generated by the project would not
impede the General Plan objectives to minimize noise created by future development and
maintain and improve Petaluma's air quality.
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the d as to
Council of thedCity of Petaluma at a (Regular) (Adjourned) (Special) meeting 'i for
on the ........ 3 ............... day of ....... Marc......................................, 20.~..., by the
following vote: •••••••••• ••• •••••••••••• •••••
ity Attorney
AYES: Canevaro, Harris, Healy, Moynihan, Vice Mayor O'Brien
NOES: Mayor Glass, Torliatt
ABSENT: None e
,-
ATTEST: ................................ ............................................... .. .. ... .....e. ..... .. ........................................
City Clerk Mayor
Council File ...................................
Res. No........2003-05.].........N.C.S.
Exhibit A
(to Resolution 2003-051 N.C.S. Approving Unit Development Plan)
CONDITIONS OF APPROVAL AND MITIGATION MEASURES
REDWOOD TECHNOLOGY CENTER
CORNER OF OLD REDWOOD HIGHWAY AND NORTH MCDOWELL BOULEVARD
APN 007-411-7, 9,11, 18 AND 19
PROJECT FILE NO(S). GPA00001 AND REZ00001
From the Planning Division:
1. Prior to issuance of any development permit, plans shall be reviewed and approved by the
Site Plan and Architectural Review Committee. Plans submitted for final SPARC
approval shall include a photometric plan for all exterior lighting; including the building,
parking lot, landscape and pedestrian lighting. Said plan shall include a detail of the types
of fixtures to be installed for review and approval by the planning staff. The lighting plan
shall be reviewed in regards to the Site Plan and Architectural Review standards for
lighting as well as the lighting standards outlined in the Bike Plan (Objective O; Policy
39, 40 and 41).
2. The Redwood Technology Center Design Development Plan shall be revised to indicate
that bicycle amenities shall be provided in accordance with the City of Petaluma Bicycle
Plan and shall be subject to the standard Site Plan and Architectural Review process.
3. The applicant shall be required to utilize Best Management Practices regarding
pesticide/herbicide use and fully commit to Integrated Pest Management techniques for
the protection of pedestrian/bicyclists. The applicant shall be required to install
appropriate signage warning pedestrians when pesticide/herbicide use occurs.
4. Any work or traffic control proposed within State right-of-way will require an
encroachment permit. The applicant shall be required to obtain any necessary permit
from Caltrans prior to issuance of building permits.
5. All mitigation measures adopted in conjunction with the Final Environmental Impact
Report (Resolution 2003-048 N.C.S.) for the Redwood Technology Center and as
identified in the approved Mitigation Monitoring and Reporting Program (MMRP) are
herein incorporated by reference as conditions of project approval.
6. Upon approval by the City Council, the applicant shall pay the $35.00 Notice of
Determination fee and applicable Fish & Game fees to the Planning Division. The check
shall be made payable to the Sonoma County Clerk. Planning staff will file the Notice of
Determination with the County Clerk within five (5) days after receiving Council
approval.
Resolution No. 2003-051 N.C.S. Page 6
7. Plans submitted for building permits shall include a plan sheet, which shall contain all
conditions of approval/mitigation measures for review by the Planning Division.
STANDARD CONDITIONS OF APPROVAL
8. All trees shall be a minimum fifteen (15) gallon size, unless otherwise specified. Smaller
(5 gallon) may be considered in areas not subject to high pedestrian access or based on
site specific and design purposes and larger (24"box sized) and installed to City planting
and staking standards. Trees may be required in highly visible areas. All shrubs shall be
five (5) gallon size. All planted areas not improved with lawn or other groundcover
material shall be protected with a two (2) inch deep organic mulch as a temporary
measure until the ground cover is established.
9. All plant material shall be served by a City approved automatic underground irrigation
system.
10. All planting shall be maintained in good growing condition. Such maintenance shall
include, where appropriate, pruning, mowing, weeding; cleaning of debris and trash,
fertilizing and regular watering. Whenever necessary, planting shall be replaced with
other plant materials to insure continued compliance with applicable landscaping
requirements. Required irrigation systems shall be fully maintained in sound operating
condition with heads periodically cleaned and replaced when missing to insure continued
regular watering of landscape areas, and health and vitality of landscape materials.
11. A master landscape plan of the street frontage areas shall be provided, for staff approval,
prior to issuance of a building permit. The landscape plan shall include street trees with
planting design and species to staff approval. Landscape shall be installed to City
standards prior to issuance of Certificate of Occupancy.
12. Linear root barrier systems shall be utilized for trees near public streets or walkways as
needed, subject to staff review and approval.
13. All street trees and other plant materials within the public right-of--way shall be subject to
inspection by the project landscape architect or designer prior to installation and by City
staff prior to acceptance by the City, for conformance with the approved quality
specifications.
14. All tree stakes and ties shall be removed within one year following installation or as soon
as trees are able to stand erect without support.
15. All improvements and grading shall comply with the Sonoma County Water Agency's
Design Criteria.
16. .Public utility access and easement locations and widths shall be subject to approval by
PG&E, Pacific Bell, SCWA, all other applicable utility and service companies and the
City Engineer and shall be shown on the plans.
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17. Underground utilities such as water meters and sewer laterals shall be placed under
pavirig or as close as possible. to private driveways, to avoid conflict with street tree
planting locations within the street right-of--way. Transformer vaults, fire hydrants and
light standards shall be located in a manner which allows reasonable implementation of
the approved street tree planting plan for the project without compromising public safety.
18. All work within a public right-of--way requires an excavation permit from the Community
Development Department.
19. a. Construction activities shall comply with applicable Zoning Ordinance and Municipal
Code Performance Standards (noise, dust, odor, etc.).
b. At no time shall future business activities exceed Performance Standards specified in
the Uniform Building Code, Section 22-301 of the Petaluma Zoning Ordinance and
the 1987 General Plan.
20. A separate water meter shall be provided for landscape irrigation systems or as required
by staff.
21. In the event that archaeological remains are encountered during grading, work shall be
halted temporarily and a qualified archaeologist shall be consulted for evaluation of the
artifacts and to recommend future action. The local Indian community shall also be
notified and consulted in the event any archaeological remains are uncovered.
22. All above-ground meters and transformers shall be shown on plans and screened with
landscaping materials subject to approval of the Planning Department. Any combination
of earth berms, retaining walls and landscaping may be used to accomplish said
screening.
23. A reproducible copy of the finalized PUD Development Plan and written PUD Standards
incorporating all project conditions of approval shall be submitted to the Planning
Division prior to issuance of development permits.
24. The applicant shall defend, indemnify, and hold harmless the City or any of its boards,
commissions, agents, officers, and employees from any claim, action, or proceeding
against the City, its boards, commissions, agents, officers, or employees to attack, set
aside, void, or annul any of the approvals of the project, including the certification of the
E.I.R. when such claim or action is brought within the time period provided for in
applicable State and/or local statutes. The City shall promptly notify the
applicants/developers of any such claim, action, or proceeding. The City shall coordinate
in the defense. Nothing contained in this condition shall prohibit the City from
participating in a defense of any claim, action, or proceeding and if the City chooses to do
so, appellant shall reimburse City for attorney's fees incurred by the City.
ResolutionNo. 2003-051 N.C.S. Page 8
From the Fire Marshal:
25. Post address numbers on or near main entry door. Numbers to be a minimum of four
inches high with contrasting background. Must be visible from street.
26. Address required to be posted at driveway entrance. Reflectorized numbers are
acceptable.
27. Any building or portion of a building used for "High Piled Combustible Storage" shall
conform to the requirements of Article 81 of the Uniform Fire Code. A permit from the
Fire Marshal is required for such storage.
28. Provide a KNOX BOX for fire department access. KNOX BOX shall contain keys or
access codes to building(s).
29. The building(s) shall be protected by an automatic fire sprinkler system as required by the
Uniform Fire Code and shall be provided with central station alarm monitoring, which
will notify the Fire Department in the event of water flow. In addition, a local alarm shall
be provided on the exterior and interior of the building.
30. A permit is required from the Fire Marshal for the installation or alteration of a fire
sprinkler system prior to the commencement of work. A minimum of two sets of plans
with calculations is required to be submitted for review and approval.
31. Fire sprinkler systems installed in buildings of undetermined occupancy/use shall be
designed and installed to provide a density of .33 gallons per minute per square foot, over
a minimum design area of 3,000 square feet.
32. Sprinklers shall be installed at overhangs and in concealed spaces per NFPA 13, Chapter
4.
33. Contractors installing underground fire sprinkler mains shall obtain a permit and submit
two (2) sets of plans for approval prior to commencing work. A hydrostatic test of 200
psi for two (2) hours is required prior to backfill. All joints shall be visible at time of
inspection. Underground installations shall be flushed to fire department satisfaction prior
to connection to overhead.
34. Required access roads that are dead-ended shall terminate in an approved emergency
vehicle turn around.
35. No combustible construction above the foundation is allowed unless an approved asphalt
surfaced road is provided to within 150 feet of the furthest point of a structure and the fire
hydrants have been tested, flushed, and are in service.
36. The minimum fire flow for this project is 2_,500 GPM at 20 pounds per sq. in. Proof that
required fire flow is available shall be supplied to the Fire Marshal prior to construction.
Resolution No. 2003-051 N.C.S. Page 9
37. All required fire lanes in which no parking is allowed shall be designated by painting
curbs red. Where no curbs exist, signs approved by the Fire Marshal shall be installed.
38. The maximum allowable grade for driveways and roadways is 12%. Special allowances
for grades up to 15% may be granted with the approval of the Fire Marshal and City
Engineer.
Mitigation Measures to be included as Conditions of Approval
1. Mitigation Measure POLICY-1: Operation of the proposed project shall include
employee Transportation Demand Management programs to encourage vehicle trip
reductiori
2. Mitigation Measure CIR-l: Each component of the project shall provide its fair share
contribution (at the proportion for the Old Redwood Highway/ North McDowell
Boulevard intersection shown in Table 7) to accomplish the following:
a. Add a right turn overlap to the signal operations for the southbound right turn
movement on North McDowell Boulevard to westbound Old Redwood Highway.
b. Extend the northbound left turn lane on North McDowell Boulevard from its
approximate current length of 500 feet to approximately 600 feet. The space needed
to complete this improvement is currently a center two-way left-turn lane, and
therefore will require no additional right-of--way.
c. Add a center median barrier on North McDowell Boulevard between Old Redwood
Highway and Redwood Way to delineate left turn pockets at the two intersections,
and prohibit left tum movements into and out of private driveways along the street
segment.
The developer shall receive a Traffic Impact Fee credit with respect to each of the above
improvements. The amount of the credit in each case shall be based on the developer's
fair share contribution for the Old Redwood Highway/North McDowell Boulevard
intersection. Such share. shall be determined through negotiation with the project
applicant prior to issuance of any development permit. The agreed upon fair share
contribution formula shall be deemed consistent with the approved Mitigation Monitoring
Report.
3. Mitigation Measure CIR-2: Eaeh component of the project shall provide its fair share
contribution (at the proportion shown in Table 7 for the Old Redwood Highway/101
North Ramps intersection) to accomplish the following:
a. Provide an additional right turn lane on the northbound off-ramp.
Resolution No. 2003-051 N.C.S. Page 10
b: Widen Old Redwood Highway to provide three continuous eastbound lanes between
this intersection and the Old Redwood Highway/North McDowell Boulevard
intersection.
4. Mitigation Measure CIR-3: Each component of the project shall provide its fair share
contribution (at the proportion shown in Table 7 for the Old Redwood Highway
Overpass) to the widening of the Old Redwood Highway freeway overpass to four lanes.
This improvement would correspondingly provide two westbound through lanes on Old
Redwood Highway at the Old Redwood Highway/101 North Ramps intersection and two
eastbound through lanes on Old Redwood Highway at the Old Redwood Highway/101
South Ramps intersection.
5. Mitigation Measure CIR-4: The intersection of North McDowell Boulevard and
Redwood Way shall be signalized with separate left turn phasing on North McDowell
Boulevard. An additional southbound lane on North McDowell Boulevard shall be
constructed between Old Redwood Highway and Redwood Way, becoming a right turn
lane into the project at the North McDowell Boulevard/Redwood Way intersection.
6. Mitigation Measure CIR-5: The secondary access points to the project on North
McDowell Boulevard shall be limited to right turns in and out through on-site
channelization and the installation of a raised median island on North McDowell
Boulevard.
7. Mitigation Measure CIR-6: In order to create a better pedestrian scale and to encourage
pedestrian trips, the proposed project shall provide:
a. Sidewalk facilities along the project frontage, including curb bulb-out extensions at
the driveways.
b. Pedestrian crossing improvements at the intersection of North McDowell Boulevard/
Redwood Way as part of the signal installation required by Mitigation Measure CIR-
1. These crossing improvements shall consist of crosswalk striping, a pedestrian
traffic signal phase as part of the traffic signal installation and curb bulb-out
extensions at the corners of the intersection.
c. Anew transit shelter on the east side of North McDowell Boulevard.
8. Mitigation Measure CIR-7: On-site pedestrian connections shall be improved by
providing safe pedestrian crosswalks at central, convenient locations so as to allow direct
pedestrian access between and among all three parcels. Pedestrian amenities, such as
street furniture, landscaping and fountains, shall be included in detailed site plans for
pedestrian circulation routes.
9. Mitigation Measure CIR-8a: Each building over 10,000 square feet in size shall include
employee showers at a proportion detailed in Appendix A of the City's Bicycle Plan.
Resolution No. 2003-051 N.C.S. Page 11
10. Mitigation Measure CIR-Sb: Each parcel shall. contain bicycle lockers and racks in the
proportions established in Sections 20-301 and 20-401 of Appendix A of the City's
Bicycle Plan.
11. Mitigation Measure SERV-la: The use of potable water for irrigation shall be
minimized. The developer shall follow the Sonoma County Low Water Use Landscaping
Guidelines and/or the SCWA's handbook for the design of water conserving landscaping.
12. Mitigation Measure SERV-lb: The proposed project shall utilize low-flow toilets (as
required by the Uniform Plumbing Code) and flow-reducing aerators on sinks.
13. Mitigation Measure VISUAL-1: The landscaping plan shall include natural vegetation
and other landscaping features along the southern sides of Building A2 and Buildings B 1
and B2 that provides attractive landscaped views framing the buildings from Highway
101 and does not create a separation on Parcel B between the breezeway and the
pedestrian trail.
14. Mitigation Measure BIO-1: Wetlands shall be created on-site and off-site at an amount
at least equal in acreage to the wetlands that would be filled by the project. The detailed
on-site and off-site mitigation plans shall be implemented following review and approval
by the City, the U.S. Army Corps of Engineers and San Francisco Bay Regional Water
Quality Control Board. Any grading and construction permits shall not be issued until
the applicant has submitted evidence to the City of Petaluma that authorization has been
obtained from jurisdictional agencies to allow for proposed wetland fill activities, and
that adequate mitigation for the loss of wetlands has been provided.
15. Mitigation Measure BIO-2a: Detailed surveys shall be conducted by a qualified
botanist in the spring and early summer (late March early April and late May/early June)
to confirm presence or absence of airy special-status plant species on the off-site
mitigation lands. The surveys shall be conducted according to the survey guidelines of
the CDFG.
16. Mitigation Measure BIO-2b: If any special-status plant species are encountered,
appropriate mitigation plans shall be prepared and implemented in consultation with the
CDFG and USFWS, depending on the status of the species. This may include
modifications to the extent of proposed grading to avoid identified populations or
alteration of surface hydrology, and possibly salvage and re-establishment of plant
populations at alternative locations, where technically feasible.
17. Mitigation Measure IIYDRO-1: The Applicant shall prepare and implement a flood
management plan for the proposed project site that specifies:
® Procedures to evacuate tenants and customers from the complex should flooding
hamper egress.
Resolution No. 2003-051 N.C.S. Page 12
® Procedures to evacuate vehicles from parking areas that could experience flood
depths of six inches or greater.
® Procedures to prevent access to flooded parking areas and access roads.
o The property management personnel (by position and name) who are responsible for
maintaining and implementing the flood management plan.
o The plan shall be submitted to the City for review and approval prior to occupancy of
any structure.
29. Mitigation Measure HYDRO-2: During the construction period, the contractor shall
comply with local, State and Federal regulations pursuant to the National Pollution
Discharge Elimination System regulations for General Construction Activities.
30. Mitigation Measure HYDRO-3a: Best Management Practices (BMPs) shall be
implemented such as in-line oil and grease traps, sediment traps, good house keeping or
other measures as described in Industrial/Commercial Best Management Practice
Handbooks and Staff Recommendations for New and Redevelopment Controls for Storm
Water Programs.
31. Mitigation Measure HYDRO-3b: Storm drain inlets shall be stenciled and signs shall
be displayed or notices provided to project tenants and their clients requesting that waste
or debris not be discharged into the storm drain system.
32. Mitigation Measure HYDRO-4a: All utilities on Parcel A and Parcel B shall be
floodproofed.
33. Mitigation Measure HYDRO-4b: Development on Parcel C shall incorporate the
following requirements:
® Elevate construction so that the finished floor elevation of all buildings is two (2)
feet above the 100-year flood level.
® Floodproof all utilities.
® Meet the "zero net fill requirement."
® Provide technical analysis to demonstrate that proposed grading at the site will not
increase the flow rate or flood elevations upstream or downstream of the project
site.
29. Mitigation Measure NOISE-la: Construction truck traffic shall use the routes which
result in the least noise impact for existing developed residential receptors. Accessing the
site from Highway 101 and Old Redwood Highway is recommended whenever possible.
Resolution No. 2003-051 N.C.S. Page 13
30. Mitigation Measure NOISE-lb: During noisy phases (e.g., use of heavy impact
equipment), occupants of buildings located within 100 feet of active construction areas
shall be provided written notification so they can prepare for these noisy periods.
31. Mitigation Measure NOISE-le: The construction schedule shall be posted at public
locations in the project area so office occupants can prepare for any noisy construction
periods.
32. Mitigation Measure AIR-1: The Bay Area Air Quality Management District has
promulgated the following set of guidelines to control impacts from fugitive dust (PM10)
that results from normal construction activities. .Incorporation of these control measures
would mitigate construction related PM10 impacts:
o Water all active construction areas at least twice daily and more often during windy
periods. Active areas adjacent to residences shall be kept damp at all times.
e Cover all hauling trucks or maintain at least two feet of freeboard. Dust-proof chutes
shall be used as appropriate to load debris onto trucks during demolition.
® Pave, apply water at least twice daily, or apply (non-toxic) soil stabilizers on all
unpaved access roads, parking areas, and staging areas.
® Sweep daily (with water sweepers) all paved access roads, parking areas, and staging
areas and sweep streets daily (with water sweepers) if visible soil material is
deposited onto the adjacent roads.
® Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (i.e.,
previously-graded areas that are inactive for 10 days or more).
® Enclose, cover, water twice daily, or apply (non-toxic) soil binders to exposed
stockpiles.
0 Limit traffic speeds on any unpaved roads to 15 .mph.
® Replant vegetation in disturbed areas as quickly as possible.
o Suspend any activities that cause visible dust plumes which cannot be controlled by
watering.
29. Mitigation Measure AIR-2a: Building design techniques that reduce area-source
emissions shall be implemented. Measures shall include:
® Orienting buildings and including landscaping (e.g., shade trees) to maximize natural
cooling.
® Installing centralized space and water heating and/or use of solar water heating.
® Providing outdoor electrical outlets and encouraging use of electric powered
landscape equipment.
Resolution No. 2003-051 N.C.S. Page 14
29. Mitigation Measure AIR-2b: Measures to reduce automobile trips shall be
implemented, thus reducing mobile source emissions. Measures shall include:
o Developing a rideshare program that would be implemented by all future employers.
® Constructing transit facilities such as bus turnouts and shelters that are easily
pedestrian-accessible to all uses. Such facilities would have clearly legible transit
routes and schedules posted.
® Consulting with. transit providers during design and review to facilitate transit service
to the site.
® Providing onsite or nearby retail services for future employees at the site.
® Providing onsite or nearby childcare facilities within walking distance of the site.
® Providing preferential parking to carpools and vanpools for office buildings.
o Providing protected, secure, and convenient bicycle parking for employees at all uses
within the project.
Providing a shower and locker facility for site employees who bicycle or walk.
0 Providing short-term bicycle parking for retail customers and other non-commute
trips that would be more convenient than auto parking.
o Providing safe and convenient pedestrian and bicycle access to all uses on the site.
29. Mitigation Measure AIR-2c Prior to the issuance of building permits, the project
sponsor shall submit an air quality analysis prepared by a professional air quality analyst,
which demonstrates that nitrogen oxide (NOx) emissions from direct and indirect project
sources will not exceed Bay Area Air Quality Management District (BAAQMD)
significance thresholds in effect at the time the study is prepared.
Resolution No. 2003-051 N.C.S. Page 15