40 Airport Blvd Project 1
Mitigation Monitoring and Reporting Program June 2022
40 Airport Blvd Project
Mitigation Monitoring and Reporting Program
June 2022
The California Environmental Quality Act (CEQA) and CEQA Guidelines require Lead Agencies to adopt a program for monitoring the mitigation measures required to avoid the significant environmental impacts of a project. The Mitigation Monitoring and Reporting Program (MMRP) ensures that mitigation measures imposed by the City are completed at the appropriate time in the development process.
The mitigation measures identified in the Sustainable Communities Environmental Assessment Initial Study for the 40 Airport Blvd Project include measures from the prior applicable environmental impact report (The Plan Bay Area Environmental Impact Report), as well as project-specific mitigation measures. In addition to listing all identified mitigation measures, the MMRP also provides the party responsible for monitoring implementation of the mitigation measure, the milestones for implementation and monitoring, and a sign-off that the mitigation measure has been implemented. Applicable mitigation measures from the Plan Bay Area Environmental Impact Report that have been incorporated into the 40 Airport Blvd Project Sustainable Communities Environmental Assessment Initial Study, consistent with Public Resources Code Section 21155.2, are distinguishable by the preceding letters “PBA”. 40 Airport Blvd Project 2
Mitigation Monitoring and Reporting Program June 2022
MITIGATION MONITORING AND REPORTING PROGRAM
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I. AIR QUALITY
PBA 2.2-2. When screening levels are exceeded (see Table 2.2-8 [of the Plan Bay Area EIR] or those most currently updated by BAAQMD), implementing agencies and/or project sponsors shall implement measures, where applicable, feasible, and necessary based on project- and site-specific considerations, that include, but are not limited to the following:
Construction Best Practices for Exhaust:
• The applicant/general contractor for the project shall submit a list of all off-road equipment greater than 25 horsepower (hp) that would be operated for more than 20 hours over the entire duration of project construction, including equipment from subcontractors, to BAAQMD for
review and certification. The list shall include all
information necessary to ensure the equipment meets the following requirement:
o 1) Be zero emissions OR 2) have engines that
meet or exceed either EPA or ARB Tier 2 offroad emission standards; and 3) have engines that are retrofitted with an ARB Level 3 Verified
Diesel Emissions Control Strategy (VDECS), if
one is available for the equipment being used.
Equipment with engines that meet Tier 4 Interim
or Tier 4 Final emission standards automatically
meet this requirement; therefore, a VDECS would
not be required.
o Idling time of diesel-powered construction
equipment and trucks shall be limited to no more
than two minutes. Clear signage of this idling
restriction shall be provided for construction
workers at all access points.
o All construction equipment shall be maintained
City of South San
Francisco Planning
Division
Bay Area Air Quality
Management District
Prior to issuance of
grading permits and
during construction
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and properly tuned in accordance with the
manufacturers’ specifications.
o Portable diesel generators shall be prohibited.
Grid power electricity should be used to provide
power at construction sites; or propane and
natural gas generators may be used when grid
power electricity is not feasible.
Construction Best Practices for Dust:
• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. For projects over five
acres in size, soil moisture should be maintained at a
minimum of 12 percent. Moisture content can be verified by lab samples or a moisture probe.
• All haul trucks transporting soil, sand, or other loose material off-site shall be covered.
• All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street
sweepers at least once per day. Dry power sweeping
should only be performed in conjunction with thorough
watering of the subject roads.
• All vehicle speeds on unpaved roads and surfaces shall be limited to 15 mph.
• All roadway, driveway, and sidewalk paving shall be
completed as soon as possible. Building pads shall be
paved as soon as possible after grading.
• All construction sites shall provide a posted sign visible to the public with the telephone number and person to
contact at the Lead Agency regarding dust complaints.
The recommended response time for corrective action
shall be within 48 hours. BAAQMD’s Complaint Line (1-
800-334-6367) shall also be included on posted signs to ensure compliance with applicable regulations.
40 Airport Blvd Project 4
Mitigation Monitoring and Reporting Program June 2022
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• All excavation, grading, and/or demolition activities shall be suspended when average wind speeds exceed 20
mph.
• Wind breaks (e.g., trees, fences) shall be installed on the windward side(s) of actively disturbed areas of
construction. Wind breaks should have at maximum 50
percent air porosity.
• Vegetative ground cover (e.g., fast-germinating native grass seed) shall be planted in disturbed areas as soon as possible and watered appropriately until vegetation is established.
• The simultaneous occurrence of excavation, grading, and ground-disturbing construction activities on the same
area at any one time shall be limited. Activities shall be phased to reduce the amount of disturbed surfaces at any one time.
• All trucks and equipment, including their tires, shall be washed off before leaving the site.
• Site accesses to a distance of 100 feet from the paved road shall be treated with a 6- to 12-inch compacted layer of wood chips, mulch, or gravel.
• Sandbags or other erosion control measures shall be
installed to prevent silt runoff to public roadways from sites with a slope greater than one percent.
These BMPs are consistent with recommendations in BAAQMD’s CEQA Guidelines and Planning Healthy Places (BAAQMD 2010b, BAAQMD 2016). Applicable mitigation measures shall be required at the time grading permits are issued.
I-1. Prior to approval of project improvement plans, the project applicant shall demonstrate compliance with the following design features to the satisfaction of the City:
• Install, operate and maintain in good working order a central heating, ventilation and air conditioning (HVAC) City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
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system or other air intake system in the building, or in each individual unit, that meets or exceeds a minimum
efficiency reporting value (MERV) of 16 or higher, except the units that are located within or partially within the TAC Risk Area presented in Figure 13 [of the SCEA IS] shall install, operate and maintain HVAC systems that meet or exceed a minimum MERV of 16 or higher. The HVAC
system shall include the following features: Installation of a high efficiency filter and/or carbon filter to filter particulates and other chemical matter from entering the building. Either high efficiency particulate air (HEPA) filters or American Society of Heating, Refrigeration, and Air-Conditioning Engineers (ASHRAE) certified 85
percent supply filters shall be used.
• Maintain, repair and/or replace HVAC system on an
ongoing and as needed basis, and prepare an operation
and maintenance manual for the HVAC system and the
filter. The manual shall include the operating instructions and the maintenance and replacement schedule. This
manual shall be included in the Covenants, Conditions
and Restrictions (CC&Rs) for residential projects and/or distributed to the building maintenance staff. In addition, the applicant shall prepare a separate homeowners
manual. The manual shall contain the operating
instructions and the maintenance and replacement
schedule for the HVAC system and the filters.
• Individual and common exterior open space and outdoor activity areas proposed as part of individual projects shall be located as far away as possible within the project site boundary, face away major freeways, and shall be
shielded from the source (i.e., the roadway) of air
pollution by buildings or otherwise buffered to further reduce air pollution for project occupants.
• Planting trees and/or vegetation between sensitive
receptors and pollution source. Trees that are best suited 40 Airport Blvd Project 6
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to trapping PM shall be planted, including one or more of the following species: Pine (Pinus nigra var. maritima), Cypress (X Cupressocyparis leylandii), Hybrid popular
(Populus deltoids X trichocarpa), California pepper tree (Schinus molle) and Redwoods (Sequoia sempervirens).
• Idling of heavy-duty diesel trucks at these locations shall be prohibited or limited to no more than 2 minutes.
• If within the project site, existing and new diesel
generators shall meet CARB’s Tier 4 emission standards.
I-2. Prior to the issuance of any construction permits, the project applicant shall contract with a qualified geologist to prepare an evaluation for the potential presence of Naturally-Occurring Asbestos (NOA). If NOA is not discovered during the survey, further mitigation related to NOA is not required. If NOA is discovered during the survey, the project applicant shall prepare an Asbestos Dust Mitigation Plan, pursuant to § 93105, Title 17, California Code of Regulations, and subject to approval by BAAQMD. The applicant shall submit the Asbestos Dust Mitigation Plan to the City’s Planning Division for review and approval.
City of South San
Francisco Planning
Division
Prior to the issuance
of any construction
permits
I-3. Prior to issuance of a demolition permit for any on-site structures, the project applicant shall consult with certified Asbestos and/or Lead Risk Assessors to complete and submit for review to the City’s Planning Division an asbestos and lead survey. If asbestoscontaining materials or lead-containing materials are not discovered during the survey, further mitigation related to asbestos-containing materials or lead containing materials shall not be required.
If asbestos-containing materials and/or lead-containing materials are discovered by the survey, the project applicant shall prepare a work plan to demonstrate how the on-site asbestos-containing materials and/or lead-containing materials shall be removed in accordance with current California Occupational Health and Safety (Cal-OSHA) Administration regulations and disposed of in accordance with all CalEPA regulations, prior to the demolition City of South San
Francisco Planning
Division
Prior to the issuance
of a demolition permit
for any on-site
structures
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and/or removal of the on-site structures. The plan shall include the requirement that work shall be conducted by a Cal-OSHA
registered asbestos and lead abatement contractor in accordance with Title 8 CCR 1529 and Title 8 CCR 1532.1 regarding asbestos and lead training, engineering controls, and certifications. The applicant shall submit the work plan to the City’s Planning Division for review and approval.
II. BIOLOGICAL RESOURCES
II-1. The project applicant shall ensure that a qualified biologist conduct a pre-construction survey for nesting birds within a 250-foot buffer around the project site boundaries, if feasible, not more than 14 days prior to site disturbance during the breeding season (February 1st to August 31st). If site disturbance commences outside the breeding season, a pre-construction survey for nesting birds is not required. The project applicant shall submit survey results to the City’s Planning Division prior to initiation of any ground disturbance. If active nests of migratory birds are not detected within approximately 250 feet of the project site, further mitigation is not required.
City of South San
Francisco Planning
Division
Within 14 days prior to
site disturbance, if
disturbance occurs
during the breeding
season (February 1
st
to August 31st)
II-2. If nesting raptors or other migratory birds are detected on or adjacent to the site during the survey, the project applicant shall be responsible for establishing an appropriate construction-free buffer around all active nests. Actual size of buffer would be determined by the project biologist, and would depend on species, topography, and type of activity that would occur in the vicinity of the nest. Typical buffers are 25 feet for non-raptors and up to 250 feet for raptors. The project buffer shall be monitored periodically by the project biologist to ensure compliance. The project applicant shall ensure that these buffer distances and monitoring requirements are met. After the nesting is completed, as determined by the biologist, the buffer would no longer be required. The project applicant shall also ensure that these buffers remain in place for the duration of the breeding season or until a qualified biologist has confirmed that all chicks have fledged and are independent of their parents.
City of South San
Francisco Planning
Division
Throughout the
construction period, if
nesting raptors or
other migratory birds
are detected on or
adjacent to the site
during the
preconstruction survey
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III. CULTURAL RESOURCES
PBA 2.11-2. Implementing agencies and/or project sponsors shall implement the following measures where feasible and necessary based on project- and site-specific considerations that include, but are not limited to:
• Before construction activities, project sponsors shall retain a qualified archaeologist to conduct a record
search at the appropriate Information Center to determine whether the project area has been previously surveyed
and whether resources were identified. When
recommended by the Information Center, project
sponsors shall retain a qualified archaeologist to conduct archaeological surveys before construction activities.
Project sponsors shall follow recommendations identified in the survey, which may include activities such as
subsurface testing, designing and implementing a Worker Environmental Awareness Program, construction
monitoring by a qualified archaeologist, avoidance of
sites, or preservation in place.
• In the event that evidence of any prehistoric or historicera subsurface archaeological features or deposits are discovered during construction-related earth-moving
activities (e.g., ceramic shard, trash scatters, lithic scatters), all ground-disturbing activity in the area of the discovery shall be halted until a qualified archaeologist can assess the significance of the find. If the find is a prehistoric archeological site, the appropriate Native
American group shall be notified. If the archaeologist
determines that the find does not meet the CRHR
standards of significance for cultural resources,
construction may proceed. If the archaeologist
determines that further information is needed to evaluate significance, a data recovery plan shall be prepared. If the find is determined to be significant by the qualified City of South San
Francisco Planning
Division
Prior to the initiation of
ground disturbance,
and throughout the
construction period if
any prehistoric or
historic-era subsurface
archeological features
or deposits are
discovered
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archaeologist (i.e., because the find is determined to
constitute either an historical resource or a unique
archaeological resource), the archaeologist shall work
with the project applicant to avoid disturbance to the
resources, and if complete avoidance is not feasible in light of project design, economics, logistics, and other factors, follow accepted professional standards in
recording any find including submittal of the standard
DPR Primary Record forms (Form DPR 523) and location
information to the appropriate California Historical
Resources Information System office for the project area. • Project sponsors shall comply with existing local
regulations and policies that exceed or reasonably
replace any of the above measures that protect
archaeological resources.
IV. GEOLOGY AND SOILS
V-1. Prior to approval of construction permits, the applicant shall retain a qualified geologist to prepare a site-specific design-level geotechnical exploration as part of the design process. The exploration shall include laboratory soil testing to provide additional data for preparation of specific recommendations regarding the following items:
• Grading, existing fill removal, and fill compaction;
• Consolidation settlement;
• Liquefaction settlement;
• Ground lurching;
• Lateral spreading;
• Site Specific Seismic Hazard Analysis (if required);
• Foundation design;
• Retaining walls;
• Site drainage and landscaping irrigation; and
• Pavement recommendations.
City of South San
Francisco Planning
Division and/or City
Engineer
Prior to approval of
construction permits
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The project applicant shall submit results of the design-level geotechnical exploration to the City’s Planning Division and/or City Engineer for review and approval.
V. HAZARDS AND HAZARDOUS MATERIALS
VII-1. Implement Mitigation Measures I-2 and I-3. See Mitigation Measures I-2 and I-3
See Mitigation
Measures I-2 and I-3
VII. NOISE
PBA 2.6-1(a). To reduce construction noise levels, implementing agencies and/or project sponsors shall:
• comply with local construction-related noise standards, including restricting construction activities to permitted hours as defined under local jurisdiction regulations (e.g.; Alameda County Code restricts construction noise to
between 7:00 am and 7:00 pm on weekdays and
between 8:00 am and 5:00 pm on weekend);
• properly maintain construction equipment and outfit
construction equipment with the best available noise
suppression devices (e.g. mufflers, silencers, wraps);
• prohibit idling of construction equipment for extended periods of time in the vicinity of sensitive receptors; • locate stationary equipment such as generators,
compressors, rock crushers, and cement mixers a
minimum of 50 feet from sensitive receptors, but further if possible;
• erect temporary construction-noise barriers around the construction site when adjacent occupied sensitive land uses are present within 75 feet;
• use noise control blankets on building structures as
buildings are erected to reduce noise emission from the site; and
City of South San
Francisco Planning
Division
Throughout the
construction period
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• use cushion blocks to dampen impact noise from pile
driving.
PBA 2.6-2. For all new development that could be located within the 70 dBA CNEL noise contour of a roadway (within 270 feet of the roadway’s centerline based on freeways with the greatest volumes in the region), a site specific noise study shall be conducted by a qualified acoustical engineer or noise specialist, to evaluate noise exposure at new receptors and recommend appropriate measures to reduce noise exposure. To reduce exposure from traffic-noise, lead agencies and/or project sponsors shall consider mitigation measures including, but not limited to those identified below:
• design adjustments to proposed roadway or transit
alignments to reduce noise levels in noise sensitive areas (e.g., below-grade roadway alignments can effectively
reduce noise levels in nearby areas);
• use techniques such as landscaped berms, dense
plantings, reduced-noise paving materials, and traffic
calming measures in the design of their transportation
improvements;
• contribute to the insulation of buildings or construction of noise barriers around sensitive receptor properties
adjacent to the transportation improvement;
• use land use planning measures, such as zoning,
restrictions on development, site design, and buffers to ensure that future development is noise compatible with adjacent transportation facilities and land uses;
• construct roadways so that they are depressed belowgrade of the existing sensitive land uses to create an effective barrier between new roadway lanes, roadways,
rail lines, transit centers, park- n-ride lots, and other new noise generating facilities; and
• maximize the distance between noise-sensitive land uses and new noise-generating facilities and transportation
systems.
City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
40 Airport Blvd Project 12
Mitigation Monitoring and Reporting Program June 2022
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PBA 2.6-3(a). When finalizing development project site plans, noise-sensitive outdoor use areas shall be sited as far away from adjacent noise sources as possible and site plans shall be designed to shield noise-sensitive spaces with buildings or noise barriers whenever possible.
City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
PBA 2.6-3(b). When finalizing development project site plans or transportation project design, sufficient setback between occupied structures and the railroad tracks shall be provided to minimize noise exposure to the extent feasible.
City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
PBA 2.6-4(a). When finalizing site plans for a development or transportation project, implementing agencies shall conduct a project-level noise and vibration assessments for new residential or other sensitive land uses to be located within 200 feet of an existing rail line.
These studies shall be conducted by a qualified acoustical engineer or noise specialist to determine vibration levels at these projects and recommend feasible mitigation measures (e.g., insulated windows and walls, sound walls or barriers, distance setbacks, or other construction or design measures) that would reduce vibration-noise to an acceptable level.
City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
PBA 2.6-5. To reduce exposure to new and existing sensitive receptors from non-transportation noise associated with projected development, implementing agencies and/or project sponsors shall implement measures, where feasible and necessary based on project- and site-specific considerations that include, but are not limited to:
• Local agencies approving land use projects shall require that routine testing and preventive maintenance of
emergency electrical generators be conducted during the less sensitive daytime hours (per the applicable local
municipal code). Electrical generators or other
mechanical equipment shall be equipped with noise
control (e.g., muffler) devices in accordance with
manufacturers’ specifications.
• Local agencies approving land use projects shall require that external mechanical equipment, including HVAC
City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
40 Airport Blvd Project 13
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units, associated with buildings incorporate features
designed to reduce noise to below 70 dBA CNEL or the
local applicable noise standard. These features may
include, but are not limited to, locating equipment within equipment rooms or enclosures that incorporate noise
reduction features, such as acoustical louvers, and
exhaust and intake silencers. Equipment enclosures shall be oriented so that major openings (i.e., intake louvers, exhaust) are directed away from nearby noise-sensitive
receptors.
PBA 2.6-6. To reduce exposure from airport-related noise, implementing agencies and/or project sponsors shall implement measures, where feasible and necessary based on project- and site-specific considerations that include, but are not limited to:
Local lead agencies for all new development proposed to be located within an existing airport influence zone, as defined by the locally adopted airport land use compatibility plan or local general plan, shall require a site-specific noise compatibility. The study shall consider and evaluate existing aircraft noise, based on specific aircraft activity data for the airport in question, and shall include recommendations for site design and building construction to ensure compliance with interior noise levels of 45 dBA CNEL, such that the potential for sleep disturbance is minimized.
City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
XIV. TRANSPORTATION
PBA 2.1-7. Implementing agencies shall require implementation of best practice strategies regarding construction activities on the transportation system and apply recommended applicable
mitigation measures as defined by state and federal agencies.
Examples of mitigation measures include, but are not limited to, the following:
• prepare a transportation construction plan for all phases of construction;
• establish construction phasing/staging schedule and
City of South San
Francisco Planning
Division
Prepare and submit a
transportation
construction plan prior
to issuance of
construction-related
permits
Implement best
practice strategies
throughout the
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sequence that minimizes impacts of a work zone on
traffic by using operationally-sensitive phasing and
staging throughout the life of the project;
• identify arrival/departure times for trucks and construction workers to avoid peak periods of adjacent street traffic and minimize traffic affects;
• identify optimal delivery and haul routes to and from the site to minimize impacts to traffic, transit, pedestrians, and bicyclists;
• identify appropriate detour routes for bicycles and
pedestrians in areas affected by construction;
• coordinate with local transit agencies and provide for relocation of bus stops and ensure adequate wayfinding
and signage to notify transit users;
• preserve emergency vehicle access;
• implement public awareness strategies to educate and
reach out to the public, businesses, and the community
concerning the project and work zone (e.g., brochures
and mailers, press releases/media alerts);
• provide a point of contact for residents, employees,
property owners, and visitors to obtain construction
information, and provide comments and questions;
• provide current and/or real-time information to road users regarding the project work zone (e.g., changeable
message sign to notify road users of lane and road
closures and work activities, temporary conventional
signs to guide motorists through the work zone); and
• encourage construction workers to use transit, carpool, and other sustainable transportation modes when
commuting to and from the site.
construction period
XIII-1. Prior to approval of project improvement plans, the project driveway and easement road shall be resized to an appropriate design vehicle (WB-40 trailer truck or smaller) with the intent of reducing the driveway and easement road widths, in consultation with City staff and City resources such as the City’s Complete City of South San
Francisco Planning
Division
Prior to approval of
project improvement
plans
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Street Ordinance and the Downtown Plan.
XIV. TRIBAL CULTURAL RESOURCES
PBA 2.11-5. If the implementing agency determines that a project may cause a substantial adverse change to a TCR, and measures are not otherwise identified in the consultation process required under PRC Section 21080.3.2, implementing agencies and/or project sponsors shall implement the following measures where feasible and necessary to address site-specific impacts to avoid or minimize the significant adverse impacts:
• Within 14 days of determining that a project application is complete, or to undertake a project, the lead agency must provide formal notification, in writing, to the tribes that have requested notification of proposed projects in the lead agency’s jurisdiction. If it wishes to engage in
consultation on the project, the tribe must respond to the lead agency within 30 days of receipt of the formal
notification. The lead agency must begin the consultation process with the tribes that have requested consultation within 30 days of receiving the request for consultation.
Consultation concludes when either: 1) the parties agree to measures to mitigate or avoid a significant effect, if a significant effect exists, on a tribal cultural resource, or 2) a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached.
• Public agencies shall, when feasible, avoid damaging
effects to any TCR (PRC Section 21084.3 (a)). If the lead agency determines that a project may cause a substantial adverse change to a tribal cultural resource, and
measures are not otherwise identified in the consultation process, new provisions in the PRC describe mitigation
measures that, if determined by the lead agency to be
feasible, may avoid or minimize the significant adverse impacts (PRC Section 21084.3 (b)). Examples include:
City of South San
Francisco Planning
Division
If the implementing
agency determines
that a project may
cause a substantial
adverse change to a
tribal cultural resource
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A. Avoidance and preservation of the resources in
place, including, but not limited to, planning and
construction to avoid the resources and protect
the cultural and natural context, or planning
greenspace, parks, or other open space, to
incorporate the resources with culturally
appropriate protection and management criteria.
B. Treating the resource with culturally appropriate
dignity taking into account the tribal cultural
values and meaning of the resource, including,
but not limited to, the following:
▪ Protecting the cultural character and
integrity of the resource;
▪ Protecting the traditional use of the
resource; and
▪ Protecting the confidentiality of the
resource.
C. Permanent conservation easements or other
interests in real property, with culturally
appropriate management criteria for the purposes
of preserving or utilizing the resources or places.
D. Protecting the resource.
XV. UTILITIES AND SERVICE SYSTEMS
PBA 2.12-5. Implementing agencies and/or project sponsors shall implement measures, where feasible and necessary based on project- and site-specific considerations that include, but are not limited to:
• providing an easily accessible area that is dedicated to the collection and storage of non-hazardous recycling
materials
• maintaining or re-using existing building structures and materials during building renovations and redevelopment • using salvaged, refurbished or reused materials, to help City of South San
Francisco Planning
Division
Prior to construction
(i.e., construction
waste management
plan) and during the
project lifetime
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divert such items from landfills
• for transportation projects, diverting construction waste from landfills, where feasible, through means such as:
o the submission and implementation of a
construction waste management plan that
identifies materials to be diverted from disposal
o establishing diversion targets, possibly with
different targets for different types and scales of
development
o helping developments share information on
available materials with one another, to aid in the
transfer and use of salvaged materials; and
• applying the specifications developed by the Construction Materials Recycling Association (CMRA) to assist
contractors and developers in diverting materials from
construction and demolition projects, where feasible
(RMC 2006).