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HomeMy WebLinkAboutStaff Report 5.A 01/28/2019 Attachment 06-06DATE: May 8, 2018 TO: Planning Commission FROM: Adam Petersen, Senior Planner REVIEWED BY: Heather Hines, Planning Manager ATTACHMENT 6 AGENDA ITEM NO. 8.B SUBJECT: SAFEWAY FUEL CENTER PROJECT Site Plan and Architectural Review 335 South McDowell Boulevard. (APN: 007420-046) FILE# PLSR 13-0012 RECOMMENDATION It is recommended that the Planning Commission: 1) Adopt a resolution to approve a Mitigated Negative Declaration (Attachment A); and 2) Adopt a resolution approving Site Plan and Architectural Review (SPAR) for the Safeway Fuel Center project (Attachment B). BACKGROUND On July 25, 2013, Safeway, Inc. on behalf of property owner Washington Square Associates LLC., submitted an application for Site Pian and Architectural Review for the Safeway Fuel Center project, including demolition of an existing 13,770 square foot vacant commercial building and construction of a new fueling canopy and 697 square foot convenience store. Proposed site improvements include landscaping, off-street parking, and appurtenances related to a fuel station. The project is located at 335 South McDowell Boulevard, at the northern intersection of South McDowell Boulevard and Maria Drive. At the applicant's request, the project was put on hold in 2014 prior to release of the Initial Study for public review. The project was restarted in 2017 at the request of the applicant. Pr oject Location The project site is 0.71 acres (approximately 32,450 sq. ft.), located at 335 South McDowell Boulevard within the General Plan's Washington Core Subarea (Figures I and 2). The property as a General Plan Land Use Designation of "Community Commercial", which includes "shopping centers and commercial districts, including regionally -oriented centers." The corresponding zoning designation for the parcel is Commercial 2 (C2), which applies to existing community and regional shopping center sites. Figure 1: Project Site & Vicinity Figure 2: General Plan Sub -Areas t 'y. F0 ..3 •U:3 a.*I T. \a h lyla t T Ir art _ k +i 3' $ . ll f- 3 —` - d' ir ba a at `� ter, t 1 a P •mj zr> �' • $kik'*ea aoac x ,L. 9, t all OAC '1.a,� p�law - o Vicinity The project site is in an urbanized, high -traffic area in the central portion of Petaluma. The project site is located northeast of US 101 and the East Washington Street off -ramp. North of the site is Safeway, Wells Fargo Bank, and other businesses in the Washington Square commercial shopping center. West and south of the site, across South McDowell Boulevard, are single family homes. The McDowell Elementary school and McDowell Park are located approximately 630 feet to the east of the project site. McDowell Park contains two baseball fields, large grass fields, and a picnic and playground area located at the western intersection of Park Lane and McGregor Avenue. Access A two-way driveway on the adjacent Safeway grocery store site provides access from Maria Drive. To the southeast, towards South McDowell Boulevard, along Maria Drive, a right out only provides a point of egress from the site. The project proposes to retain these points of ingress and egress. The General Plan's Figure 5-2 (Figure 4) illustrates a proposed Class II bicycle lane on McDowell and a proposed Class III bicycle route on Maria Drive. The Class II lane has been installed on McDowell to connect with other existing facilities. Signage for a Class III facility on Maria Drive is included in the conditions of approval. �� � r�`�, .i Project Site the north elevation, facing the pump canopy, while the south elevation along Maria Drive provides a secondary entrance. The front fagade features a combination of glass windows, stucco fagade and concrete block walls. Windows along the left hand side of the front elevation are frosted. A landscape trellis intersects the fagade between the frosted glass windows and a concrete column. Two lights along concrete columns frame the entry to the store comprised of aluminum entrance door. A stucco canopy extends above the door, and above that is a stucco wall with applicant signage framed by an arched roof. Above the horizontal roofline are clerestory windows that are framed by an arch feature. Similar design details and treatments are applied to the south, east and west elevations. The south elevation mimics the north elevation. However, at the right-hand side of the south elevation are a series of three landscaped trellises. The south elevation includes two doors, one on the left side of the elevation and one on the right. These doors provide entrance to the sales area and a back room for the kiosk, respectively. A cornice parapet with vertical corbels frames the roof around the structure. Along the east and west elevations, concrete masonry unit walls with lights frame the edge of the building, and between is the landscape trellis and frosted windows below stucco panels and below the corbeled parapet framed roof. Figure 5: Perspective Renderings North and East elevations with fuel canopy South and East elevations from Maria Drive with fuel canopy The proposed fueling canopy is a detached structure located toward the center of the site. The canopy is approximately 25-feet from the southern elevation of the kiosk. Eight (8) fueling stations comprising 16 fueling positions are located underneath the canopy. The canopy is a simple structure, with similar materials as the proposed kiosk. The canopy fascia is a stucco finish with vertical protrusions for depth. Additionally, the corners of the canopy are treated with the same corbel feature as the roof line of the convenience store. The base of the columns supporting the canopy are comprised of the same concrete blocks found on the fagade of the kiosk, and above the base, the columns are coated in stucco that matches the kiosk as well. The height of the canopy is proposed to be 20-feet 6-inches. An area for signage is reserved on the west and east elevations, and signage is contained within the fascia of the canopy. Figure 6 is the proposed site plan, while Figure 7 is the west elevation of the proposed canopy. Figure os Proposed Site Plan 8 8 a 8 J i 0 U 0 F �lI 8 � o t I ' a ,f 4 BITE PLAN r. Figure 7: Elevation of Proposed Fueling Canopy SAFEWAY© P -M - 1Tr Landscaping The project includes landscaping along the west and southern property lines These areas make up approximately 8,000 square feet of landscaping, including vegetation, a bio -filtration trench and permeable cobbles that will replace the existing landscaping (2,971 square feet). The project aIso proposes landscaping along the rear portion of the proposed bus pullout area. The proposed transit station would retain an existing acer and maple trees. The project proposes to landscape behind these trees with five -gallon shrubs consisting of, but not limited to, blue oat grass and ground cover. The improvements to the transit station involve the removal of two acer trees However, the transit station would include two new red maples that separate the benches proposed for the landscaped area. The landscape plan incorporates drought tolerant plant materials of various species contained within a landscape strip that wraps around the South McDowell Boulevard frontage and the Maria Drive frontage. The landscaping plan (Figure 8) retains several existing trees and introduces groundcover, shrubs and new trees within the landscaping strip. A continuous hedge of evergreen shrubs is proposed adjacent to the parking stalls in order to provide a vegetative screen. Figure 8: Proposed Landscape Plan Access The site is currently accessed via a driveway located on Maria Drive and from the interior of the shopping center. Ingress will be provided via the existing driveway on Maria Drive and from the internal drive aisle that transects the shopping center. Egress will be provided by an exit only driveway onto Maria Drive. This configuration remains unchanged from the existing conditions. Further, an exit only driveway at the southwest portion of the project site which outlets to a drive aisle within the shopping center's existing internal circulation would also facilitate exiting from the fuel center. Directional signs will be installed at all egress/ingress points to indicate the "DO NOT ENTER" and "DO NOT BLOCK" areas. The queuing area for vehicles waiting to fuel has been designed to accommodate at least 12 vehicles outside of the fuel canopy area. As proposed, Safeway will employ personnel to serve as "Fuel Ambassadors." These employees will be positioned in and around the fueling area to direct vehicles to open pumps and provide assistance within the fueling area. "Fuel ambassadors" are proposed during peak hours (7-9 am and 4-6 pm weekdays and 11 am -1 pm on Saturdays) to ensure that cross flow traffic through the parking lot is not impeded and that efficient circulation of vehicles and customers is maintained. Parking The project includes the installation of five (5) parking stalls, one (1) of which is accessible, and one (1) of which includes an electric -vehicle charging station. The project also includes two bicycle racks with space for up to four (4) bicycles located at the eastern elevation. Figure 9: Proposed Parking Stalls _ z Bicycle racks ;F IAMI Fla Us Fill.b ;Y I - - -- IENTER - - --�- -- -D Jill MARIA DRIVE XLFUM ss . SS _ is --ss --ss—SS gss Y WAR Lighting The project includes three new pole -mounted lights. Two lights are located at the western edge of the pavement of the site, near S. McDowell Boulevard and one light is proposed over the parking area, adjacent to Maria Drive (Sheet A1.07). The project also provides lighting under the fuel canopy and vertical cylindrical style lights framing the entries and located on the concrete masonry unit walls at the edge of each building elevation, except the east elevation. These lights are visible on the elevation plans (Sheet A2.02). Off -Site Improvements The proposed fuel station parcel abuts the existing Transit Center located along the west side of Maria Drive. To maintain adequate site distance when buses are parked at the stop, the project proposes a recessed bus turn out area that will improve the line of site for vehicles exiting the Maria Drive fuel station exit. The Transit Center is proposed to be modified to increase the width of the bus turnout area, which will allow for buses to queue outside of the Maria Drive travel lane. Additionally, Transit Center amenities will be enhanced to include new shelters, seating, landscaping and ancillary improvements. DISCUSSION General Plan Consistency The project is located in the Community Commercial land use designation of the General Plan, which is a category that includes shopping centers, commercial districts, and regionally -oriented centers. The proposed project is consistent with the following General Plan policies (staff analysis in italics): Chapter 1: Land Use, Growth Management, and the Built Environment • Policy 1-P-6 Encourage mixed-use development, which include opportunities for increased transit access. The proposed project includes significant improvements to the existing Eastside Transit Center to both increase efficiency by recessing the its turnout and also the installation of amenities such as benches, covered shelters, and signage. These improvements increase opportunities for transit access to the Washington Square Shopping Center which is an existing commercial center on the east side of Petaluma. Additionally, improvements to the transit center may increase use of transit for nearby residents, including recently constructed multi family units . on Maria Drive (Addison Ranch and Maria Drive Apartments). The construction of the Safeway Fuel Center introduces a complimentary commercial use to the existing commercial centef°. • Policy 1-R11: Allow land use intensification at strategic locations along the art erial corridors leading to Downtown and Central Petaluma, including aging commercial and industrial sites. The existing str ip mall building is p�°oposed for demolition and �°eplacement with a new Safeway Fuel Center. This change creates an intensification at the corner of McDowell and Maria at the southern edge of the commercial corridor that runs along McDowell fi°om Maria to Rainier. The project is part of several improvements planned at or adjacent to the Washington Square shopping center to update the aging commercial center. Additionally, the project includes focused improvements including amenities to enhance the transit center and increased landscaping to enhance the frontages along both McDowell and Maria. ® Policy 1-P-14 Require provision of street trees, landscaping, parking, "Ald access features to help integrate land uses and achieve an effective transition between uses of disparate intensities. The project preserves most of the existing street tr^ees along the project fi°outage except for two trees that are proposed to be removed to accommodate the proposed improvements at the transit center. The project proposes two trees in landscaped areas behind the sidewalk to replace the removed street trees. The project would also remove two trees fi°om the parking lot of the grocery store, but the project includes eight new trees along the perimeter of the site. The project increases the amount of landscaping on the site by nearly 2.7 times the amount of existing landscaping, fi°om approximately 3, 000 square feet to approximately, 8,000 square feet. This landscaping area along the perimeter of the fuel center site buffers the site fi°om the residential uses on the opposite side of South McDowell Boulevard Chapter 2: Community Design, Character, and Green Building • Policy 2-P-5: Strengthen the visual and aesthetic character of major arterial corridors. The project inclzrdes landscape improvements along South McDowell Boulevard and Maria Drive frontages, and an updated building design. The landscape improvements consist of more than doubling the existing landscaping onsite from approximately 3, 000 square feet to approximately 8, 000 square feet. Further, the project would retain the existing trees located at the intersection of Maria Drive and South McDowell Boulevard. These features strengthen the visual and aesthetic character of the arterial corridor with enhanced landscaping. The proposed kiosk and fuel canopy is architecturally compatible with the surrounding commercial sh uctures. The proposed kiosk and ficel canopy are designed like the existing Safeivay and commercial structures in that they employ a modern design. This proposal strengthens the visual and aesthetic character of the corridor because it replaces a dated commercial structure. Further, the kiosk is oriented to Maria Drive and provides a street entrance to engage foot traffic from pedestrians along the street. Therefore, the enhanced landscaping, improved and consistent design theme, and orientation of the building to engage pedestrians strengthens the visual and aesthetic character of the arterial Corridor. Chapter 4: The Natural Environment • Policy 4-P-10: Require electric vehicle charging and alternative fuel facilities at all new and remodeled gas stations. The project includes one electric vehicle charging station on-site, consistent with General Plan Policy 4-P-1 D. Chapter 5: Mobility • Policy 5-P-42: Expand the bus transit system so that it is convenient and provides frequent, regular service along major City corridors serving education, shopping, and employment destinations, and SMART park-and-ride lots. Tl7e project enhances the bus transit system by improving a transit stop with bus tuf°n-out spaces for up to three busses. Additional improvements include enhanced seating and bus shelters for future transit users. These improvements provide convenience to transit users because it enhances the usability and comfort of the transit stop. Further, these improvements enhance the service provided to an existing commercial shopping center. Chapter 6: Recreation Music Parks and the Arts • Policy 6-P-29: Integrate the arts into the planning process in the city and encourage the arts as an integral part of development proposals and capital improvement projects. The applicant.tia�ill pay the public art in -lieu fee at the time of building permit issuance in compliance with this policy and the requirements of the Implementing Zoning Ordinance to contribute to public art projects for all nonresidential development in Petaluma. Chapter 10: Health &Safety • Policy 10-P-3 Protect public health and welfare by eliminating or minimizing the effects of existing noise problems, and by minimizing the increase of noise levels in the future. (D) Continue to require control of noise or mitigation measures for any noise - emitting construction equipment or activity. The project includes mitigation measures that will control noise levels during project construction. Additionally, operational impacts from the project would be negligible because the project occurs in an urbanized area of the city with commercial uses and high traffic volumes. Noise from vehicles would not be greater than existing operations near the site. Further, cars would be parked with engines off while fueling, which also limits noise from project operations. • Policy 10-P-4 Minimize the risk to life and propert y from the production, use, storage, and transportation of hazardous materials and waste by complying with all applicable State and local regulations. The project would comply with all applicable standards related to the use, storage and transportation of fuel. Implementing Zoning Ordinance The project site has a zoning designation of Commercial 2 (C2), as shown on the Zoning Map in Figure 10 below. Generally, the C2 zone is intended for existing community and regional shopping center sites. Consistent with the C2 land use classification, this zoning district allows for a maximum FAR of 1.2. A fueling station is a permitted use under the IZO standards for the C2 zone (see Table 4.4, IZO §4.030). According to IZO §28.020, the definition of "Fueling Station/Gas Station" includes a convenience store, vehicle services (includes attended and self- service car washes), and restaurant facilities. Table 1 below provides a comparison of the project to C2 zone development standards, illustrating the project's compliance with all applicable zoning regulations. The project proposed to remove four parking spaces from the adjacent property to the north to facilitate internal egress from the Fuel Center through the Washington Square Shopping Center. Table 2 below provides an outline of the parking supply and code requirements for onsite parking for the adjacent parcel, including the loss of four parking spaces as a part of the Fuel Center project. The neighboring commercial property remains consistent with existing parking standards. �n Pursuant to Table 11.1, IZO §11.060 2. Pursuant to IZO §11.090.A TABLE 1- COMPLIANCE WITH C2 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED PROPOSED Setbacks Front 0 feet (min) 44 feet 5 inches to the canopy Greater than 60 feet to the kiosk Side (Street Side) 0 feet (min) 5 feet to the kiosk Side (Interior) 0 feet (site does not abut an R district) 38 feet 8 inches to the canopy Rear 0 feet (site does not abut an R district) 75 feet 5 inches Building Height 40 feet (max) 19 feet 3.5 inches Parking Automobile t 1 for each Pump Island, plus 1 for each Service Bay, plus 1 for each Employee on the Max. Shift TOTAL: 18 stalls 16 Fueling positions + 1 accessible stall + 4 standard stalls 21 total parking positions Bicycles 10% of automobile spaces = 2 stall 4 stalls Floor Area Ratio (FAR) 1.2 (max) 0.18 Pursuant to Table 11.1, IZO §11.060 2. Pursuant to IZO §11.090.A TABLE 2 - ONSITE PARKING ON ADJACENT PROPERTY Parkin Building Sq. Ft. 7,370 sq. ft. Parking Requirement 1 space per 200 sq. ft. Stalls Required 37 stalls Stalls Provided 67 stalls Stalls Removed - 4 stalls Stalls Required - 37 stalls Excess Stalls 26 Site Plan and Architectural Review Standards The project is subject to the provisions of IZO Chapter 24.010 —Site an and Architectural Review, including the standards in §24.010.G, which govern the scope of development review. Staff analysis is included in italics. 1. The project proposes appropriate use of quality materials and harmony and proportion of the overall design. Quality Materials: The proposed building materials are designed to achieve a modern design of the simple commercial structure. Materials are durable, and include concrete masonry unit walls, stucco, metal doors, and trellis. Stucco awnings are proposed on three sides of the convenience store. Harmony and Proportion: The project involves demolition of an existing commercial structure and development of a convenience store and fueling canopy. The properties surrounding the project site consist of similar commercial uses. However, park facilities at McDowell Elementary School are located across Maria Drive. The surrounding commercial structures are rectilinear in design with similar rectangular proportions as the proposed project. Similarly the single story height of the structures is in harmony with the surrounding structures because the commercial uses to the north and residential uses to the west are also single story in height. The site design ensures that circulation through the site and the services available to customers will be efficient. The site is not overcrowded with the building or fuel canopy as those structures comprise only 20 - percent of the site area thereby minimizing their proportions relative to total site area. 2. The architectural style should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The project area can be characterized as featuring an auto -oriented development pattern, with lower intensity commercial development along South McDowell Boulevard, Maria Drive and East Washington streets. The proposed architecture is a single -story, f°ectilinear, contemporary commercial structure appropriate for a new gas station. The architecture of the proposed buildings includes features that are to scale with vehicular h•affic along Maria Drive and South McDowell Boulevard Building facades include varying depths, separated by different materials, and materials divided into low, mid, and upper level strata to provide visual variety. Clerestory windows in an arched roof feature increase articulation and horizontal projections over the entries to the store provide additional visual detailing. The architectural features proposed for the convenience store are carried through to the detached canopy, with cement plaster finishes on the pillars and split face concrete masonry unit blocks at the base of the columns. Additionally, the canopy itself contains detailing that matches the store, with cornices on the corner elements and vertical cement plaster articulations that mimic the roojline of the sales kiosk. 3. The siting of the structure on the propert y is compatible with the siting of other structures in the immediate neighborhood. The proposed site design frames the interior of the lot and more clearly defines the boundaries of the site than current development, particularly along the southern property line adjacent to Maria Drive. Positioning the structure approximately five feet (5 ft.) fiAom the property line at this location establishes a pedestrian friendly building edge Wong the street. Further, the building is designed with an entry to the kiosk from Maria Drive that orients the building for customers walking on the sidewalk. Additionally, the location of the canopy and the kiosk are located at approximately the same depth as the adjacent building along South McDowell Boulevard This positioning enhances the Streetscape because it maintains consistent siting of structures on the east side of the South McDowell Boulevard. 4. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. The project identifies new building signage consisting of two new signs on the convenience store and on the canopy. The project also includes a price sign elevation. However, this signage is representative only and is not proposed as part of the application. An application will be submitted in the fixture for signage on the north and south elevations of the convenience store, on the east and west edge of the fueling canopy, and for a monument signage on the site. Proposed signs generally fit within the area of the canopy and the kiosk. Additionally, signage is generally consistent with location, number and size requirements of the sign code and sign program, although staff will ensure that any fixture application for project specific signage will be consistent with the sign code and sign program. 5. The bulk, height, and color of the proposed structures are consistent with the bulk, height, and color of other structures in the immediate neighborhood. The project is harmonious with adjacent structures in ter°ms of bulk, height, and color. Figure 11 provides images of structures in the immediate neighborhood of the pr°oject site. The architecture is, like adjacent buildings, simple in form and design. Immediately north of the site is a bank and commercial retail store that is approximately one-and-a- half- to two stories in height. This building is comprised of rectilinear features with strong square cut elements. Similar bulky square cut features that are simple in design and form are used in the canopy over the fixel pumps and portions of the facade of the kiosk. To the west of the site, across South McDowell Boulevard are single story single family homes. The convenience store bulk, at 697 square feet, is similar in size to the single family homes, and the earth tone color scheme of the homes compliments the beige and taupe color scheme of the project. Similar to other structures, the single story nature, architectural expression and color scheme of the project compliment the structure to the south because the structure to the south is a single story building, with a rectilinear form, and earth tone color scheme. East of the project is the Safeway grocery store. The color scheme of the project matches the color scheme of the Safeway grocery store, with each being comprised of beige and taupe tones. Similarly, the vertical bands that extend up the face of the fuel canopy and the convenience store are also found on the grocery store. Additionally, the proposed trash enclosure employs the same materials (concrete masonry unit walls and standing seam metal roof, and metal doors) color scheme, and resembles a similar square bulk as the proposed convenience store and canopy, and is therefore consistent with other existing structures in the immediate neighborhood of the project site. For these reasons the project is harmonious with the bulk, height, and color schemes of other structures in the immediate .neighborhood. Figure 11: Buildings and Businesses Adjacent to Project Site 6. Landscaping, to approved City standards, shall be keeping with the character or design of the site wherever possible, and shall not be removed Commission. required on Existing 1 the site and ees shall be unless approved by th shall be in preserved e Planning Proposed landscaping serves three functions: to screen structarres on the lot and soften views from Maria Drive and South McDowell Boulevard, and to provide stormwater retention on-site. Denser landscaping is proposed along the west and south property boundaries to increase screening, particularly with respect to the queueing lane for the proposed trash enclosure. The project also includes landscaping along Maria Drive, along the back of the proposed improved bus turnout. This landscaping will provide a buffer between the bus turnout and the parking lot for the shopping center. Further, the project preserves key street trees at the corner of South McDowell Boulevard and Maria Drive, and the trees along Maria Drive as well. The project would remove two street trees to accommodate the improved transit facility, but proposes two new 244nch box red maples behind the bus stop. 7. Ingress, egress, internal circulation for bicycles and automobiles, off-street automobiles and bicycle parking facilities and pedestrian ways shall be so designed as to promote safety and convenience, and shall conform to approved City standards. Any plans pertaining to pedestrian, bicycle, or automobile circulation shall be routed to the PBAC for review and approval or recommendation. Circulation patterns will not be substantially altered by the project. A new accessible pedestrian path is proposed to connect the convenience store to the existing sidewalk on Maria Drive, with bicycle parking positioned at a logical location — at the terminus of the pathway at the building. Vehicle access follows the predominant current pattern. New access is provided to the site from the east. This area will allow for queuing of vehicles so as to not impede the drive aisle on the adjacent property. The project also provides a new egress to the north to facilitate internal circulation in the shopping center. PUBLIC COMMENT A Notice of Intent to adopt a Mitigated Negative Declaration and hold a Public Hearing for the Safeway Fuel Center SPAR application was published in the Argus Courier on April 5, 2018 and mailed to all property owners and occupants within 500 feet of the subject property. Nineteen comment letters received in 2014 for the proposed project are included in Attachment D and summarized in Table 3 below. No public comment has been received in response to the recent notice of public hearing or circulation of the CEQA document. ENVIRONMENTAL REVIEW In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared by staff to address the project's potential effects on the environment (Attachment A, Exhibit 1). The Initial Study documents that the project would not result in a significant effect on the environment with the incorporation of mitigation measures. The environmental review indicates that the project would have impacts to intersection levels of service, noise, hazards and hazardous materials, geology and soils, cultural resources, biology, and air quality. These impacts and mitigation measures are summarized further below: • Intersection Level of Service (LOS): The project would contribute to vehicles at intersections around the project site. However, the project will not cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street Su ort O ' osed' Letters Received 12 7 Themes • Lack of fuel stations in Petaluma • Presents health and safety • New stations did not put old impacts related to air quality and stations out of business in other traffic (and congestion) jurisdictions Noise generated from impacts • Better traffic flow onsite with neighbors improvements • Light spillage from property • Keep dollars in Petaluma impacts neighbors. • Keeps gas market in Petaluma • Other locations to put the gas competitive; potentially reduces station. costs ENVIRONMENTAL REVIEW In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared by staff to address the project's potential effects on the environment (Attachment A, Exhibit 1). The Initial Study documents that the project would not result in a significant effect on the environment with the incorporation of mitigation measures. The environmental review indicates that the project would have impacts to intersection levels of service, noise, hazards and hazardous materials, geology and soils, cultural resources, biology, and air quality. These impacts and mitigation measures are summarized further below: • Intersection Level of Service (LOS): The project would contribute to vehicles at intersections around the project site. However, the project will not cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system. Therefore, the project's contribution to intersection LOS would not be considered cumulatively considerable. However, the queuing during peak hours may exceed acceptable levels onsite. Therefore the project includes a mitigation to dedicate a sufficient number of employee(s) to serve as fuel ambassadors during peak hours to facilitate efficient and safe fueling of vehicles and maintain consistent egress/ ingress at internal access points onsite. • Noise: Construction activities may impact nearby sensitive receptors. The project includes standard mitigation measures that limits construction and delivery hours, regulates the position of noise producing equipment, and noise barriers if needed. • Hazardous Materials: The demolition of the existing building onsite may result in the release of asbestos containing materials. The project is required to do an analysis prior to demolition, and if the material contains more than asbestos than the standard, disposal is required to follow protocols that protect human health. • Geology and Soils: Compliance with existing regulations would reduce impacts associated with ground shaking, soil loss, and erosion during project operation and construction, respectively. • Cultural Resources: Standard mitigation measures are in place to ensure prehistoric, historic, or paleontological resources, or human remains are properly managed should they be discovered during project construction. • Biological Resources: The applicant is required to perform bird nesting surveys if trees are to be removed during nesting season. • Air Quality: The contractors) shall implement basic and additional air quality construction measures set forth by BAAQMD -during project construction, and related to the demolition of the buildings. ATTACHMENTS Attachment A. Draft Resolution Adopting a Negative Declaration Exhibit 1. CEQA Initial Study Exhibit 2, MMRP Attachment B. Draft Resolution Approving Site Plan and Architectural Review Exhibit 1. Conditions of Approval Attachment C. Project Plans Attachment D. Public Comments