Resolution 13069Approved as to For
CITY OF ALAMEDA RESOLUTION NO. 13 0 6 9
ADOPTING A MITIGATED NEGATIVE DECLARATION, IS- 96 -10, AND
MITIGATION MONITORING PLAN FOR ESTABLISHMENT OF AN INTERIM
LEASE PROGRAM AT FLEET INDUSTRIAL SUPPLY CENTER
WHEREAS, the City of Alameda is the lead agency in the preparation of an Initial Study,
IS- 96 -10, to determine the potential environmental effects that would be associated with a proposal
to adopt an Interim Lease Program for the interim reuse of Fleet Industrial Supply Center; and
WHEREAS, a proposed Mitigated Negative Declaration was circulated for public comment
between October 2, 1998, and November 3, 1998; and
WHEREAS, written comments were received from the Alameda Bureau of Electricity,
Alameda Engineering Division, U.S. Navy, East Bay Municipal Utilities District, Clearwater Revival
Company, and Arc Ecology; and
WHEREAS, staff has responded in writing to these comments in supplemental staff reports
dated November 9 and November 18, 1998; the Planning Board has recommended revised
conditions of approval accordingly, and has determined that no additional potentially significant
impacts have been identified and, therefore, on November 23, 1998, recommended to the City
Council approval of Mitigated Negative Declaration, IS- 96 -10, and the Mitigation Monitoring Plan;
and
WHEREAS, the City Council held a public hearing on this Mitigated Negative Declaration
on December 1, 1998 and has examined pertinent documents and comments; and
WHEREAS, the City Council has made the following findings:
1. The project does not have the potential to substantially degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife species, cause a fish
and wildlife population to drop below self- sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict the range of a rare or
endangered plant or animal, or eliminate important examples of the major periods of
California history or prehistory, because the site is covered with a combination of
structures and pavement, the shoreline of the Oakland - Alameda Estuary has existed
only as an industrial wharf for over fifty years; therefore, there is no identified area
which is habitat for rare or endangered species, the project does not have any
significant, unavoidable adverse impacts on wildlife resources, and a finding of "de
minimis impact" can be made in accordance to the regulations of the State
Department of Fish and Game.
2. The project does not have the potential to achieve short term, to the disadvantage of
long term, environmental goals because the project provides for short-term interim
uses consistent with the General Plan designation for Federal Facilities, which are
currently under Federal ownership, and the short-term use of the area designated for
Medium - Density Residential does not interfere with future development with such
uses, and the project will incorporate the Mitigation Measures identified in the Initial
Study in order to avoid any significant adverse impacts.
The project does not have possible environmental effects which are individually
limited but cumulatively considerable because the described project is a short-term
use within the project area and is not related to any other project or policy change;
the project will incorporate mitigation measures to avoid any significant adverse
impacts in the context of continued growth and development of western Alameda.
The project does not have environmental effects which will cause substantial adverse
effects on human beings, either directly or indirectly, because the project provides
only for short-term uses consistent with past established storage or industrial uses.
WHEREAS, the City Council finds that although the project could have a significant effect
on the environment with respect to land use compatibility, seismic ground shaking and ground
failure, excavation, air quality, transportation, emergency access, hazards, noise, fire protection,
storm water drainage, and aesthetics, there will not be a significant effect in this case because of the
mitigation measures added to the project; and
WHEREAS, the City Council has reviewed the Mitigation Monitoring Program for the
project, attached hereto as Exhibit "A ", which shall be adopted as part of this Resolution and finds
that these mitigation measures adequately mitigate the environmental effects of the project.
NOW, THEREFORE, BE IT RESOLVED that the City Council hereby adopts Mitigated
Negative Declaration, IS- 96 -10.
BE IT FURTHER RESOLVED that the City Council hereby adopts the Mitigation
Monitoring Program, Exhibit "A ".
NOTICE. No judicial proceedings subject to review pursuant to California Code of Civil
Procedure Section 1094.5 may be prosecuted more than ninety (90) days following the date of the
Negative Declaration is adopted by the Alameda City Council plus extensions authorized by
California Code of Civil Procedure Section 1094.6.2
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EXHIBIT "A"
MITIGATION MONITORING PROGRAM
INTERIM LEASING PROGRAM,
FLEET INDUSTRIAL SUPPLY CENTER ALAMEDA
INTRODUCTION
The Mitigation Monitoring Program for the Interim Lease Program (ILP) for the Fleet Industrial
Supply Center Alameda (FISC) is described in the following text. This program establishes the
responsibilities of individual interim lease applicants and the City of Alameda to assure
compliance with the mitigation measures identified in the Initial Study/Mitigated Negative
Declaration (IS-96-10), which will be incorporated as conditions of approval, as applicable, for
any Use Permit issued at the FISC.
I. Impact Land Use Compatibility. Interim uses would consist of industrial
storage, light assembly or other general industrial or commercial
activities which are expected to have environmental effects, such as
noise, dust, odor or light, either similar to or less intensive than the
pre-existing U.S. Navy activities. However, potential new uses directly
adjacent to the Coast Guard housing area could be more intensive than
previous activities in these locations, and the impacts would be
potentially significant.
Mitigation Measure #1: Land Use Compatibility Review. The Interim Lease Program will
evaluate each proposed use on a case-by-case basis for impacts (light,
noise, odor, etc.) on residential uses during the processing of each
interim use permit, and specific mitigation measures addressing specific
conflicts (e.g., noise, dust, etc.) will be identified. Implementation of
required mitigation measures will be made a- condition of the approval
of any interim use.
Responsibility: Planning Director, Lessee.
Action:
1. Planning Director shall evaluate each Use Permit application and
identify procedures or structural improvements to be required as a
condition of approval.
2. Lessee shall provide with their application for a Use Permit a
detailed description of all activities proposed for each building or
use, including outdoor activities, possible sources of noise, dust,
lights and other activities which may disturb adjoining residential
uses.
MITIGATION MONITORING PROGRAM 1 INTERIM LEASING PROGRAM/FISC ALAMEDA
II. Impact: Seismic Safety. The fill materials on the FISC site are known to
subject buildings to moderate to severe shaking during seismic events.
No substantial new construction or development would be permitted
under the ILP, but new employees and equipment would be brought to
the FISC site, and therefore, people and property would be exposed to
potentially significant adverse seismic ground shaking.
Mitigation Measure #2: Seismic Safety. Buildings will be required to meet minimum public
safety requirements as a part of reuse, including an overall safety
inspection. Any use of buildings requiring seismic upgrading shall be
reviewed by the Building Official prior to issuance of an interim
Certificate of Occupancy to ensure that appropriate public safety
requirements have been met, such as complying with minimum seismic
safety provisions or completion of required improvements.
Responsibility: Lessee, Planning Director, Building Official
Action:
III. Impact:
1. Building Official shall identify for each proposed Lessee any
necessary seismic safety improvements at the plan check stage.
Any interim lease involving buildings in need of seismic upgrading
shall be required to upgrade those buildings prior to occupancy, as
a condition of approval of the Use Permit.
2. Planning Director shall condition approval of Use Permit on seismic
upgrading required by Building Official.
3. Prior to approval of occupancy, Lessee shall complete all required
safety improvements to building(s).
4. Prior to approval of occupancy, Building Official shall provide
safety inspection and verify completion of any required
improvements.
Soil Displacement and /or Erosion. Minimal grading or utility
trenching may be required to support the proposed reuse of existing
buildings. Erosion or unstable soil conditions could occur without
appropriate procedures, and the impact would be potentially
significant.
Mitigation Measure #3: Soil Displacement and /or Erosion Precautions. City and Navy
approval will be required for any excavation. If utility trenching is
required, the permit will be conditioned to ensure adequate bracing
during construction and that the soil is stockpiled or replaced and
returned to its previous state upon completion of trenching. Dust and
MITIGATION MONITORING PROGRAM 2 INTERIM LEASING PROGRAM /FISC ALAMEDA
erosion control measures shall be incorporated as conditions of the
permit if soils are stockpiled.
Responsibility: Lessee, Planning Director, and Building Official
Action:
1. Upon applying for a lease or Use Permit, the proposed Lessee shall
specify any requirements for utility trenching and/or soil
stockpiling.
2. Planning Director shall identify limitations on trenching and
excavation in ffie Use Pennit.
3 Building Official shall inspect at plan check and field check stage.
If utility trenching is required, the construction permits will include
conditions to ensure that there is adequate bracing during
construction, that the soil is stockpiled or replaced and returned to
its previous state upon completion of the trenching, and that dust is
controlled.
4. Building Official shall verify compliance with these conditions.
IV. Impact: Air Quality. Certain industrial uses at the FISC could generate new air
pollutant emissions or odors. Any emissions or odors would be subject
to approval of the Bay Area Air Quality Management District
(BAAQMD).
Mitigation Measure #4: Air Quality Permits. Interim uses will be reviewed for potential air
pollutant emissions or odors. Interim uses which require permitting
from the BAAQMD shall be reviewed by that agency, and conditions
placed upon the use shall be incorporated into the Use Permit.
Responsibility: Lessee, Planning Director, and BAAQMD.-
Action: 1. The proposed Lessee shall specify in its application for a Use
Permit if the Lessee will generate air emissions or odors which may
require air quality permits for either new source emissions or the
transfer of existing permits to new operators.
2. Prior to approval of a building permit or occupancy, interim lessees
shall obtain necessary permits from the Bay Area Air Quality
Management District and provide information to the City regarding
air quality requirements, including equipment and/or monitoring.
3 Prior to approval of a building permit or occupancy, for any interim
lease requiring a permit from the Bay Area Air Quality
Management District, the Planning Director shall ensure that a
permit is applied for and received by the Lessee.
MITIGATION MONITORING PROGRAM 3 INTERIM LEASING PROGRAM/FISC ALAMEDA
V. Impact:
4. Any conditions imposed by the permit shall be enforced by the Bay
Area Air Quality Management District.
Traffic (High- Employment Uses). The ILP will permit only those
land uses which have the same characteristics and intensity as the
previous U.S. Navy activities within the FISC, which primarily
consisted of warehousing. In; addition, the ILP excludes an extensive
amount of the FISC site for interim use, and prohibits substantial
modifications to buildings, which would be required to accommodate
most other uses. For these reasons, interim uses are not expected to
generate more traffic than was generated by the U.S. Navy when it
operated the FISC in 1990. The reduction in trips resulting from
closure of the Naval Air Station and the FISC since 1990 is considered
to have provided available capacity at intersections in Alameda and
Oakland, which may be utilized by interim uses. The City will evaluate
all proposed interim uses for their potential to "use up" this capacity,
and will annually monitor traffic conditions at six "indicator"
intersections. The indicator intersections include four in Alameda
(Atlantic Avenue at both Main and Webster Street, Atlantic Avenue and
Constitution Way, and Sherman Street and Buena Vista Avenue), and
two in Oakland (Harrison and Seventh Streets, and Broadway and Fifth
Street). t
Interim uses with more than 100 employees per shift could generate
impacts that will need to be mitigated and will, therefore, be required
to prepare traffic impact studies. Interim uses that contribute traffic
which cumulatively results in the volume of peak hour through- and
turning- movements exceeding the traffic volume generated in 1990 at
any of the six key "indicator" intersections in Alameda and Oakland is
considered a potentially significant traffic impact.
Mitigation Measure #5: Traffic Studies (High- Employment Uses). If the traffic study
prepared for a proposed interim use with greater than 100 employees
indicates that the use will result in higher peak hour through- and
turning- movements than existed in 1990 at the six intersections, the
City will require the applicant to implement mitigation measures such
as providing alternative transportation methods or requiring off -peak
work hours for employees, and the City may require payment to the
City of a fair share of the cost of improvements which may be require d
to reduce or avoid any identified impacts. Fee payments may be
Alameda, City of, Engineering Division, CALSTART: Traffic Impact Analysis, Transportation Systems
Management (TSM) and Urban Runoff Ordinance Requirement. September 1, 1995; telephone conversation with
Virandra Patel, Alameda Engineering Division, September 30, 1998.
MITIGATION MONITORING PROGRAM 4 INTERIM LEASING PROGRAM /FISC ALAMEDA
assessed either for short -term, incremental improvement projects, or for
long -term improvements.
Responsibility: Lessee and Public Works Director
Action:
VI. Impact:
1. Lessees shall describe in detail, as part of application for a Use
Permit, the numbers of workers and visitors estimated to be in the
building(s) at all times, their anticipated times of arrival, and their
anticipated mode of transportation. Interim lessees shall also
provide detailed information about expected access and egress by
freight and service vehicles, including numbers and types of
vehicles each day and their times of access and egress.
2. Lessees proposing to employ 100 or more persons per shift shall
submit a traffic study completed by a qualified transportation
engineer to determine which, if any local intersections, including
the six indicator intersections, would be adversely impacted by its
traffic, and what traffic improvements may be necessary to avoid
such impacts.
3. Lessees projected to result in greater peak hour through- and
turning movements at the indicator intersections than existed in
1990, shall be required to implement mitigation measures to be
approved by the Public Works Director, such as providing
alternative transportation methods, requiring off -peak work hours
for employees, or contributing an annual fee per employee for the
City to install or implement alternative transportation improvements
or programs.
4. Public Works Director shall monitor compliance with mitigation
measures.
Traffic (All Interim Uses). Each interim use shall be required, as a
condition of its Use Permit, to pay a fee to cover its fair share of the
cost of an annual traffic monitoring program, including City staff time,
to determine if the 1990 through- or turning movements at the six
intersections are exceeded as a result of accumulated interim uses
within the FISC. In the event that annual monitoring of these
intersections indicates that interim uses have resulted in a higher
volume of through- or turning- movements than existed in 1990, or are
projected by the Alameda Engineering Division to be exceeded due to
approved interim uses, any future interim use shall be considered to
have a potentially significant impact.
Mitigation Measure #6: Traffic Monitoring (All Interim Uses). If the traffic monitoring
program indicates that the use will result in higher peak hour through-
and 'turning- movements than existed in 1990 at the four intersections,
MITIGATION MONITORING PROGRAM 5 INTERIM LEASING PROGRAM /FISC ALAMEDA
the City shall recommend revised conditions for future interim uses
(and possibly existing uses), such as payment of a pro-rata share of
appropriate mitigation, or implementation of additional trip-reduction
methods for employees. Appropriate conditions, to be identified by the
City, may include providing employee incentives for non-auto
commutes including ferry, car and van pools, bicycle use, providing
disincentives for single-occupant car use, marketing public
transportation, and requiring off-peak shifts for employees.
Responsibility: Lessee and Public-Works Director
Action:
VII. Impact
Mitigation Measure #7:
Responsibility:
1 All lessees shall agree to accept potential additional mitigation
requirements to be determined by the Public Works Director, based
on annual monitoring program, which may include alternative
transportation methods, off-peak work hours for employees, or
contribution of an annual fee per employee for the City to install or
implement alternative transportation improvements or programs.
2. Public Works Director shall monitor compliance with mitigation
measures.
Traffic at SR 260/1-880 Interchange (All Interim Uses) . Interim uses
which contribute to adverse deterioration of the SR 260/1-880
interchange, as determined by the City on the basis of annual traffic
monitoring, shall be considered as having a potentially significant
cumulative impact. The City of Alameda intends for permanent, long-
term uses on the FISC site to be responsible for contributions to the
cost of implementing the deficiency plan for the State Route 260
segment of Highway 61. However, short-term, interim uses such as
permitted under the ILP could contribute to a deterioration of traffic
conditions at the SR 260/1-880 interchange, which would be a
potentially significant cumulative impact.
•
SR 260/I-880 Interchange Traffic Mitigation Fee (All Interim Uses).
Interim Uses shall be obligated as a condition of approval of their Use
Permits to contribute a fair share portion of the costs of implementing
the deficiency plan for the SR 260/1-880 interchange, or for short-term
traffic improvement measures that may be found to be necessary or
feasible to improve traffic conditions at this interchange. The City of
Alameda shall determine the appropriate fair share contributions to be
assessed from interim uses, based on annual monitoring of traffic
conditions in the vicinity of the interchange, the traffic characteristics
of approved or proposed interim uses, and the relative duration of each
lease.
Public Works Director, Lessee.
MITIGATION MONITORING PROGRAM 6 INTERIM LEASING PROGRAM/FISC ALAMEDA
Action:
Public Works Director shall complete annual monitoring of traffic
movements at each of the six indicator intersections. Upon
indication that trips generated by interim uses within the FISC site,
when added to cumulative traffic, results in traffic volumes
exceeding those generated in 1990 at the Oakland interesections, the
Public Works Director shall prepare an order-of-magnitude estimate
for the costs of implementing the deficiency plan for the SR 260/1-
880 interchange, and identify the fair share contributions to the cost
of the deficiency plan for each interim use (existing and proposed),
based on its traffic characteristics.
2. If traffic monitoring determines the need for mitigation, Lessee
shall pay their fair share cost for the the SR 260/1-880
improvements in accordance to the schedule established by the
Public Works Director, which shall be established prior to approval
of a building permit or occupancy.
VIII. Impact: Hazards to Safety. The existing turn from southbound Webster Street
onto Tinker Avenue, including both the right turn onto Tinker Avenue
and the U-turn-type movement onto Mariner Square Loop, does not
meet current geometric standards for safe access. During peak hour
traffic conditions, when high volumes of traffic utilize the Webster
Tube, a potentially significant adverse safety problem could result if
the ILP results in substantial numbers of trucks or other large vehicles
making the right- or U-turn movement to travel to the FISC site.
Trucks queueing in the deceleration lane could obstruct movement
within the right-hand lane of the Webster Tube.
Mitigation Measure #8: Safety Hazards Monitoring and Improvement of Geometries. The
City Engineering Department shall prepare an order-of-magnitude
estimate for the costs of improving the Webster Street exit ramp to
Tinker Avenue and the related turn to Mariner Square Loop. The
traffic monitoring program for the FISC will annually evaluate
conditions at the intersection of Tinker Avenue and Webster Street, as
well as monitor trip generation from interim uses, to determine if
improvements to the exit ramp and the turning radius are feasible and
cost-effective. Improvements shall be coordinated with Caltrans. Prior
to implementation of improvements, the Tinker Avenue entry will be
opened for use by trucks, to avoid the U-turn type movement from
southbound Webster Street to northbound Mariner Square Loop.
Interim uses shall be assessed a fair share of the costs of improving
Tinker Avenue and connecting roadways within the FISC, such as
pavement rehabilitation. As a temporary measure, the City may require
MITIGATION MONITORING PROGRAM 7 INTERIM LEASING PROGRAM/FISC ALAMEDA
tenants to use other entries to the FISC, or limit truck trips to non-peak
hours.
Based on monitoring of conditions at this exit ramp, the City may
require each proposed interim lease, as a condition of its Use Permit,
to be obligated to pay a pro-rata share of the costs of improving the
geometrics of the Webster Street exit ramp to Tinker Avenue and the
right turn to Mariner Square Loop. The pro-rata cost share of each
interim use shall be based on its percentage of the gross leasable area
which it is leasing._ Because some interim lease uses may be of short
duration (less than two or three years), the payment of each tenant's
share of the costs may be deferred until plans are developed or the
improvements are completed.
Responsibility: Public works Director, Lessee.
Action:
1. Public Works Director shall prepare an order-of-magnitude estimate
for the costs of improving the Webster Street exit ramp to Tinker
Avenue and the related turn to Mariner Square Loop, and to
annually report on traffic safety at the Webster Street turnoff to
Tinker Avenue.
2. Public Works Director shall ensure adequacy of circulation through
the 141SC site from Tinker Avenue with necessary improvements to
pavement, signage and/or striping. If required by truck or other
vehicle traffic, Public Works Director shall implement
improvements to turning geometries.
3 Lessee shall contribute pro-rata share of costs of annual traffic
monitoring of Webster Street turnoff to Tinker Avenue, and if
required, to improvements of turning geometries.
IX. Impact: Emergency Access. Access to the FISC by the Fire Department is
currently constrained by locked gates at some of the entries, and a poor
system of building identification and street names and addresses, which
may result in delayed emergency response to specific buildings. In
addition, pending completion of a flood drainage pumping project along
Main Street, emergency response to the Coast Guard Housing area must
be provided through the FISC. These conditions could result in a
potentially significant obstruction of emergency access.
Mitigation Measure #9: Emergency Response Plan. Designated emergency routes from either
the Tinker Avenue or Mariner Square Loop entrances to the FISC shall
be kept free and clear of parked or waiting trucks and vehicles, stored
materials or other obstructions. Prior to completion of flood
MITIGATION MONITORING PROGRAM 8 INTERIM LEASING PROGRAM/FISC ALAMEDA
improvements along Main Street, emergency access routes shall be
posted with Tow Away zone signs, and shall be strictly enforced. The
connection between C Avenue within the FISC and Mose ly Avenue
within the Coast Guard Housing area shall be kept clear and be well-
marked. Gates shall be provided with "Knox Boxes" for Fire
Department personnel access, and with street map signs and building
identifications or addresses. All buildings and routes shall be reviewed
for clarity of identification and improved as necessary.
Responsibility: Fire Department, Police Department, and Lessee.
Action: 1. City to install Knox Boxes and coordinate with Fire Department for
keys, street map signs and building identification.
2. Police Department to patrol site to ensure emergency routes are
kept clear of parked vehicles, stored materials or other obstructions .
3 Lessees to be responsible for keeping emergency routes clear of
parked vehicles, stored materials or other obstructions.
X. Impact: Hazardous Materials (Within Installation Remediation Sites). The
ILP will establish conditions of approval for each Use Permit to limit
construction to minor additions and excavation. However, any
excavation in areas designated by the United States Environmental
Protection Agency (USEPA) as an Installation Remediation (IR) site
within the FISC due to activities of interim uses, or required utility
improvements, could result in a potentially significant release of
hazardous substances to the environment.
Mitigation Measure #10: Health and Safety Plans. Any required excavation activity within an
Installation Remediation site shall require the preparation of a site-
specific Health and Safety Plan (HSP) for protection of construction
workers, to be approved by the Alameda County Department of
Environmental Health (DEH). The HSP shall provide a minimum of
Level D personal protection, which, as defined by the U.S.
Occupational Safety and Health Administration (OSHA), is the lowest
level of protection for workers at contaminated or hazardous materials
sites and includes use of hard hats, coveralls, steel-toed boots, gloves
and, where necessary, cartridge-filter-style respirators. The HSP
should describe construction activities and address safety precautions,
including dust control, odor control, soil disposal, and protection
measures for workers.- Environmental Health may require higher levels
of protection in some locations, and also requires notification of any
changes in development plans and an updated risk management plan for
any future construction. Excavation activities in IR areas shall be
MITIGATION MONITORING PROGRAM 9 INTERIM LEASING PROGRAM/FISC ALAMEDA
Responsibility:
Action:
XI. Impact:
specifically noted in the Hearing Notice, and the Planning Board shall
make specific findings that significant releases of potentially hazardous
materials will be avoided.
Planning Director, Alameda County Department of Environmental
Health, Lessee and Construction Contractors.
1. Lessee shall identify with Use Permit application if excavation or
other soil disturbance within IR sites is required. If necessary,
Planning Director shall condition approval of Use Permit upon
approval of Health and Safety Plan (HSP) by the Alameda County
Department of Environmental Health.
2. Prior to authorization of construction, Alameda County Department
of Environmental Health shall review and regulate HSP submitted
by construction contractors.
3. Lessee and/or construction contractors shall implement HSP during
any soil distu,_ ance ci excavation activities within , sites.
Hazardous Materials (Within Overall FISC Site). The ILP will
establish conditions of approval for each Use Permit to limit
construction to minor additions and excavation. However, any
substantial surface disturbance occurring within the 1-1SC due to
activities of interim uses, or required utility improvements, could result
in a potentially significant release of hazardous substances to the
env ironment
Mitigation Measure #11: Soil Testing of Non-IR Sites. Any activity which requires excavation
or other disturbance of subsurface conditions not within a specifically-
defined IR site, including City-required utility improvements, shall
provide for soil testing along the line of excavation. In the event that
contaminants are detected at levels deemed unsafe for potential release
to the environment, the sponsor shall either modify the project to leave
the area undisturbed, or provide for approval of a Health and Safety
Plan by the Alameda County Department of Environmental Health for
protection of construction workers against harmful exposure.
Responsibility:
Action:
Planning Director, Alameda County Department of Environmental
Health, Lessee and Construction Contractors.
1. City to determine for each Use Permit application if excavation or
other soil disturbance is required, and if necessary, condition
approval of Use Permit upon soil testing of the line of excavation
by an appropriate registered professional.
MITIGATION MONITORING PROGRAM 10 INTERIM LEASING PROGRAM/FISC ALAMEDA
2. City to review results of soil testing, and determine need for
remediation and/or preparation of a Health and Safety Plan (HSP)
by excavation contractors.
3 Alameda County Department of Environmental Health to approve
HSP submitted by construction contractors.
4. Lessee and/or construction contractors to implement HSP during
any soil disturbance or excavation activities within IR sites.
XII. Impact: Hazardous Materials (Interim Uses). The ILP incorporates all of the
applicable FOSL lease restrictions established by the Navy, which
prohibit the use or storage of hazardous materials without the express
approval of the Navy. However, it is possible that interim uses may
involve the use and storage of hazardous materials or could be involved
in the production of hazardous wastes.
Mitigation Measure#12: Handling of Hazardous Materials by Interim Uses. All interim uses
shall be subject to conditions of the Navy's Finding of Suitauility to
Lease regarding hazardous waste, remediation, excavation, ground
water, storage tanks, radioactive materials, oil/water separators,
asbestos containing materials, PCBs, permitted uses, access to stoiru
sewer lines, and dredging. All environmental protection laws
established by OSHA, the California Department of Toxic Substances
Control (DTSC) and the Alameda County Department of Environmental
Health (DEH) shall be strictly adhered to as a condition of any interim
use Detailed information regarding the use or storage of potentially
hazardous materials shall be provided to the City of Alameda Fire
Department.
Responsibility: Planning Director, Alameda County Department of Environmentql
Health, Fire Department, and Lessee.
Action: 1. Planning Director shall review Use Permit application to determine
if proposed use requires approval by the Department of
Environmental Health and the U.S. Navy, and if necessary,
condition approval of the Use Permit on approval of permit from
the DEH.
2. Fire Department and Department of Environmental Health shall
review and regulate any use or storage of hazardous materials
3 Fire Department shall be notified of storage of hazardous materials ,
specific types and amounts, and of any substantial changes in
storage types and amounts over the period of the lease.
MITIGATION MONITORING PROGRAM
11 INTERIM LEASING PROGRAM/FISC ALAMEDA
4. Prior to approval of occupancy, Lessee shall obtain permit, if
necessary, from DEH and conform to all its provisions, as well as
requirements of OSHA and DTSC.
XIII. Impact: Hazardous Materials (Health Hazards due to Prior Use). The ILP
would primarily consist of short -term uses of certain pre - selected
existing buildings and facilities within the FISC, but may require
limited excavation and soil disturbance. These activities may result in
potentially significant health hazards due to exposure of persons to
contaminated soil or building conditions within the FISC site
Mitigation Measure #13: Worker Protection and Safety Standards. All construction activities
shall be required to conform to the Navy's lease restrictions and
procedures identified in the FOSL and Baseline Human Health Risk
Assessment (BHHRA) for worker protection and safety standards.
Planning Director, Public Works Director, Lessee, Construction
Contractors.
Responsibility:
Action:
XIV. Impact:
1. City (Planning Director and /or Public Works Director) shall review
and regulate all construction, excavation or other soil disturbance
and monitor compliance with worker protection and safety standards
and the restrictions in the FOSL.
2. Lessee and /or construction contractors to comply with lease
restrictions and procedures for worker protection and safety.
3. City shall coordinate leasing of buildings and grounds with the
remediation activities of the U.S. Navy to ensure protection of
employees and the public. -
Noise (Increase Compared to Navy Uses) . All interim lease uses will
be required to comply with the City of Alameda Noise Ordinance,
which is incorporated into the Alameda Municipal Code (Section 4 -10),
and with the policies of the General Plan Health and Safety Element
(Noise section). The ILP will enable reuse of the FISC site with uses
similar to prior Navy activities, such as warehousing, truck shipments,
vehicle and ship maintenance and repair, and other activities which may
involve high noise levels. Potential interim use activities would be both
in enclosed and unenclosed areas, and may involve increased daytime
and nighttime activities compared to prior Navy uses. Although the
interim activities may be similar to the Navy uses, the frequency of
truck movements and intensity of other activities may increase under
MITIGATION MONITORING PROGRAM 12 INTERIM LEASING PROGRAM /FISC ALAMEDA
the Interim Lease Program, resulting in potentially significant increases
in noise levels.
Mitigation Measure #14: Noise Standards. Each interim use Lessee will be required to describe
any of its activities which it anticipates would generate high noise
levels, their location (indoors and/or outdoors, and relationship to
adjacent uses within and adjacent to the FISC site) and any procedures,
limitations and other mitigating factors which would reduce average
noise levels, such as special machinery adjustments, limitations on
hours, interior insulating materials, and other conditions under which
it proposes to operate. Interim use activities will be prohibited from
generating noise levels which would result in a CNEL of more than 60
dB at the nearest edge of the adjacent occupied U.S. Coast Guard
housing area or Miller Elementary School, 65 dB at the Mariner Square
commercial area, and 70 dB at any other interim use within the FISC
site. Mitigation measures to achieve these standards may include
prohibitions on unenclosed and nighttime uses, additional noise
insulation of existing buildings, sound walls, or other measures.
Responsibility: Lessee, Planning Director.
Action:
XV. Impact:
1. Interim lessees shall provide information regarding anticipated noise
generation levels as part of Use Permit application.
2. Planning Director shall identify need for noise mitigation, such as
insulating or baffling noise sources, and require appropriate
measures to comply with the City's noise standards as a condition
of the Use Permit approval. City to verify compliance with these
conditions at the plan check and field check stages.
Exposure of People to Severe Noise Levels. The ILP would result in
continued industrial, warehousing, shipping and maritime maintenance
and other activities similar to prior Navy use of the FISC site. These
activities could expose existing residential uses in the Coast Guard
housing area west of the FISC site, and the Miller Elementary School
to severe noise levels, and may also disturb persons working on the
FISC site as part of other interim uses, and persons working or doing
business in the Mariner Square area east of the FISC site.
Mitigation Measure #15: Noise Mitigations. As a condition of any Use Permit for an interim
use, each applicant will be required to describe all of its activities which
are anticipated to generate high noise levels, and to mitigate any
substantial increases in exposure of people to noise. Noise impacts of
interim uses will be evaluated for compliance with the noise standards
set forth in the Alameda Municipal Code, and appropriate conditions,
MITIGATION MONITORING PROGRAM 13 INTERIM LEASING PROGRAM/FISC ALAMEDA
such as providing noise baffling facilities, will be imposed when
necessary.
Responsibility: Lessee, Planning Director.
Action:
XVI. Impact:
1. Interim lessees shall provide information regarding anticipated noise
generation levels as part of Use Permit application.
2. Planning Director shall identify need for noise mitigation, such as
insulating or baffling noise sources, and require appropriate
measures to comply with the City's noise standards as a condition
of the Use Permit approval. Planning Director shall verify
compliance with these conditions at the plan check and field check
stages.
Fire Protection. An assessment of the water system on the FISC site
and the adequacy of water pressure for fire suppression has been
completed for the City of Alameda.' The study indicates that the
system provides adequate pressure for fire suppression, and identified
leaks in the water supply system had been repaired, or will be repaired
in the future. The majority of fire hydrants on the site were found to
be operational, although it was determined that some hydrants may need
to be replaced, repaired or modified to meet Fire Department and
Public Works standards.
The Fire Department has not conducted any detailed investigations of
existing buildings within the FISC for fire safety conditions. Although
current building and fire code standards will be enforced to the extent
that life safety standards are met, because interim uses would be
temporary, total compliance with such standards will not be enforced.
However, the impact of inadequate fire protection measures on the
FISC site would be potentially significant.
Mitigation Measure #16: Fire Standards. As a condition of any interim use, prior to obtaining
a Certificate of Occupancy, the Lessee will be required to demonstrate
compliance with the requirements of the Alameda Fire Department for
smoke detectors and alarms, fire sprinklers, fire extinguishers, exit
identification and other fire protection measures. Fire hydrants serving
each building shall be inspected for adequacy to provide fire protection
to the use. The potential tenants shall coordinate with the Fire
Department to ensure that the hydrants are operational prior to building
occupancy.
Schirmer Engineering Corporation, Fire Flow Evaluation Feasibility Study - FISC Alameda, California,
September 28, 1998
MITIGATION MONITORING PROGRAM 14 INTERIM LEASING PROGRAM /FISC ALAMEDA
Responsibility: Planning Director, Fire Department, Lessee.
Action:
XVII. Impact:
1. Planning Director shall condition approval of Use Permit on
satisfaction by Fire Department of adequate fire protection measures
and fire hydrants to serve the proposed use.
2. Fire Department to review proposed uses at plan check stages and
prior to approval of occupancy for compliance with fire codes and
standards.
Lessee to maintain, and where required, install smoke detectors and
alarms, fire sprinklers, fire extinguishers, exit identification and
other fire protection measures.
Storm Drainage. No changes in the extent of impervious surfaces are
anticipated as a result of interim uses on the FISC site, and therefore no
increased demand for storm water capacity will result. All interim
lease applicants will be required to submit a site plan showing all storm
drain facilities and flow patterns on the proposed lease site. Drain
systems will be required to meet minimum standards to avoid flooding
of storage, waste management (trash), loading and parking areas, as
specified by current Uniform Building Code standards. All interim
leases will be required to conform to the City of Alameda's Urban
Runoff Ordinance, which regulates outdoor storage, waste management,
washdown of vehicles and equipment and fueling areas.
According to the Public Works Department, the majority of the
drainage system on the FISC site is considered adequate, although it
may contain some areas with damaged or non - functional pipes, which
may need to be repaired ` before interim uses can occupy certain
buildings or parcels. The impact of interim uses prior to repair of
inadequate drainage pipes is potentially significant.
Mitigation Measure #17: Storm Drain System Inspection and Repair. As a condition of each
Use Permit for interim uses, the Lessee shall provide for inspection of
the storm drainage capacity of the building or parcel to determine if
repairs are required. All required repairs shall be to the satisfaction of
the Public Works Director.
Responsibility: Public Works Director, Lessee and /or Construction Contractor.
Action: 1. Public works Director shall review Use Permit plans and assess the
storm drainage facilities which will serve the proposed use.
2. Planning Director shall condition occupancy approval on completion
of required repairs.
MITIGATION MONITORING PROGRAM 15 INTERIM LEASING PROGRAM /FISC ALAMEDA
3. Prior to approval of occupancy, Lessee and/or Construction
Contractor to complete improvements to satisfaction of City
Engineer.
XVIII. Impact: Aesthetic Concerns. No new buildings or other construction is
anticipated. However, unenclosed activities and storage of materials by
interim uses could be visible from the adjacent U.S. Coast Guard
Housing complex,from the College of Alameda playing fields, from
the Mariner Square business area (including Mariner Square Loop), and
from pleasure craft in the Estuary and public areas of Jack London
Square, which may be a potentially significant impact.
Mitigation Measure #18: Any interim use which proposes to engage in substantial outdoor
activities or unenclosed storage operations will be required to keep the
storage area to a minimum, and, where necessary, provide screening
from view by adjacent interim uses, or adjacent land uses, such as the
U.S. Coast Guard Housing area, or the Mariner Square commercial
area.
Responsibility: Planning Director, Planning Department, Lessee.
Action:
1. Planning director shall review each Use Permit application for
proposed outdoor storage or other substantial outdoor activities, and
determine if such storage shall be limited or prohibited or, if
allowed, where any screening shall be required.
2. Lessee to install and maintain screening to satisfaction of Planning
Department.
MITIGATION MONITORING PROGRAM 16 INTERIM LEASING PROGRAM/FISC ALAMEDA
Responsibility for Monitoring Costs
Each lessee shall reimburse the City for the costs of City staff time and any related costs for
implementing the Mitigation Monitoring Plan, including but limited to annual traffic monitoring
and monitoring for compliance with the Urban Runoff Program. Costs and payment schedule
shall be determined by the Public Works Director and Planning Director. An initial fee to cover
monitoring costs shall be paid by the lessee prior to issuance of a building permit or approval of
occupancy for the interim use If the Planning Board determines that the scope or intensity of
City monitoring efforts shall be increased because of a documented need for additional review,
the amount of deposit shall be adjusted by the City accordingly. City staff will record the time
spent in implementing the Mitigation Monitoring Plan for the Interim Leasing Program for
monitoring the interim uses. Upon expiration of the monitoring program, any outstanding balance
shall be refunded to the Lessees.
In exception to this provision, City staff time devoted to plan check and construction phase
inspections that are ordinarily associated with construction projects in the City of Alameda will
not be billed to the Lessee under the Mitigation Monitoring Program. Instead, City plan check
and building permit fees will be collected in accordance with City policy to address these costs.
G: \ specproj \fisc\mmpilp
MITIGATION MONITORING PROGRAM 17 INTERIM LEASING PROGRAM/FISC ALAMEDA
I, the undersigned, hereby certify that the foregoing Resolution was duly and regularly
adopted and passed by the Council of the City of Alameda in regular meeting assembled on
the 1st day of December , 1998, by the following vote to wit:
AYES: Councilmembers Daysog, DeWitt, Kerr, Lucas
and President Appezzato - 5.
NOES: None.
ABSENT: None.
ABSTENTIONS: None.
IN WITNESS, WHEREOF, I have hereunto set my hand and affixed the official seal of said City
this 2nd day of December , 1998.
Dine Felsch, City Clerk
City of Alameda