HomeMy WebLinkAboutCD 1650 Los Gamos - Kaiser Permanente Office Building PPTKaiser Permanente: Medical Office Building
1650 Los Gamos Drive
City Council Hearing – September 17, 2018
Kaiser Permanente – 1650 Los Gamos Drive
Medical Office Building – Project Summary
•Reuse of existing Office Building for Medical Offices and construction of a
new 433-space, three-level, parking structure (APN 165-220-12)
•Entitlements – PD Rezoning, Design review, Master Use Permit and Sign
Program amendment.
•Includes City initiated PD rezoning for County property at 1600 Los
Gamos
•CEQA Environmental Review – Draft EIR and Final EIR
•Identified impact and appropriate mitigation measures
•Significant / unavoidable impacts – Based on traffic and timing of
intersection improvements, not mitigation implementation
•Statement of Overriding Considerations
•Applicant’s public benefit / voluntary improvements
•Unanimous recommendation for approval of project by DRB and Planning
Commission
Project Site
1650 Los Gamos Drive
parking structure
western parcel
Existing
Proposed
Three-level structure, articulated corners/decorative screens
Setback, partially buried, maintain screen trees
Solar arrays screen all vehicles/ would not create additional impact
Lighting study indicates no light spillage at property boundary
California Environmental Quality Act (CEQA)
Process to date
Initial Study – Preliminary Review and Assessment
Notice of Preparation (NOP) (filed 6/09/17)
Scoping Hearing by Planning Commission (6/27/17)
DEIR published – March 9, 2018
Public Comment Period for DEIR– 45 days (3/9 – 4/23/18)
Public Comment hearing by PC– Receive oral comments on
the DEIR and proposed alternatives
Preparation of Response to Comments document
Final EIR published – August 10, 2018
DEIR – Summary
Land Use and Planning
•DEIR concluded that there would be no conflict with any plan or policy
Aesthetics
•DEIR concluded that the project would not substantially degrade the existing
visual character or quality of the site and its surroundings
Air Quality
•DEIR concluded that the project would result in a cumulatively considerable net
increase of any criteria pollutant, expose sensitive receptors to substantial
pollutant concentrations, and contribute to cumulative air quality degradation
and to regional air quality cumulative impacts
•MM AIR-1. Include basic measures to control dust and exhaust during
construction.
DEIR – Summary
Greenhouse Gas Emissions
•DEIR concluded that the project will not generate greenhouse gas emissions,
either directly or indirectly, that may have a significant impact on the
environment,
•The project is consistent with the San Rafael General Plan 2020 / 2011
Climate Change Action Plan Greenhouse Gas Reduction Strategy.
Noise
•DEIR concluded that the project would expose noise-sensitive receptors to a
temporary increase in ambient noise levels due to Project construction
activities.
MM NOISE-1. Incorporate best management practices during Project
construction activities.
DEIR – Traffic Summary
Traffic
Impacts that can be mitigated
•IMPACT TRAF-2: Implementation of the Project would increase traffic volumes on
freeway segments and affect levels of the regional network under Existing plus
Project Conditions. (Less than Significant with Mitigation Incorporation)
Mitigation Measure TRAF-2: Kaiser Permanente shall implement
additional TDM measures.
DEIR – Traffic Summary (Cont’d)
Impacts - Significant and Unavoidable
•IMPACT TRAF-1: Implementation of the Project would increase traffic volumes on
area roadways and affect levels of service at the local intersections and freeways
under Existing plus Project Conditions.
Mitigation Measure TRAF-1: Signalize Lucas Valley Rd. / Los Gamos Dr.
•IMPACT TRAF-3: The Project would contribute to deficient operations of the Lucas
Valley Road/Las Gallinas Avenue intersection by increasing the average delay by
more than five seconds under Baseline plus Project conditions.
Mitigation Measure TRAF-3: Improve Intersection Operations at Lucas Valley Rd./Las
Gallinas Ave.
•IMPACT TRAF-4: The Project would contribute to deficient operations of the Lucas
Valley Road/Las Gamos Drive intersection by increasing the average delay by more
than five seconds under Baseline plus Project conditions.
Mitigation Measure TRAF-4: Signalize and Reconfigure the Lucas Valley Rd./Los Gamos
Dr. Intersection.
•IMPACT TRAF-5. The addition of Project-related traffic would exacerbate the
Cumulative No Project condition and contribute more than 5 seconds of delay at
the Lucas Valley Road/Las Gallinas Avenue intersection.
Mitigation Measure TRAF-5: Implementation of Mitigation Measure MM TRAF-3
Environmentally Superior Alternative &
Public Benefits
The Applicant-Implemented Traffic Improvements Alternative would
avoid the significant impacts related to traffic impacts identified with
the project, including Impact TRAF-1 and Impact TRAF-4.
•Kaiser to voluntarily seek approvals and construct the intersection improvements
at the Lucas Valley Rd. and Los Gamos Dr. intersection.
Applicant’s letter of Public Benefit for overriding considerations
1.Furtherance of City Goals and Policies - Consistent with SR General Plan
2.Development of an Existing Infill Site
3.Significant Community Benefits and Traffic/Infrastructure Investments -
Development of Intersection Improvements - $1,050,000
4.Increased Economic Impacts to the City of San Rafael
5.Enhanced Public Safety and Public Health
6.Implementation of Sustainable Development Strategies
7.Greenhouse Gas Emissions Reduction and Congestion Relief - Transportation
Demand Management
Intersection Improvement /
Public Benefits
•Implementation of MM-TRAF 4, as well as improvements identified in Alternate 4,
including sidewalks and bicycle lanes.
•Implementation of San Rafael General Plan 2020 – Policy C-6 – Identified
Improvements
•Full funding of Lucas Valley Road / Los Gamos Drive intersection (approximately
$1,050,000) – no reimbursement from City or County
Public Benefits and Statement of
Overriding Considerations
•EIR concludes significant, unavoidable impacts to
Transportation/Circulation.
•To approve the project, Statement of Overriding Considerations required
balancing of competing public objectives (including environmental, legal,
technical, social, and economic factors).
•On balance, benefits of project outweigh the significant unavoidable
environmental impact(s).
•The identified mitigation measures for upgrading local intersections
would reduce potential impacts to less than significant levels.
•The permitting and review process required will be contingent on a
coordinated effort with the City/ County/Caltrans and Kaiser
Permanente.
•MOU, including a fair-share agreement will be required
DRB Review
One conceptual – 9/6/18; Two Formal 5/22/18 & 7/14/18
Consistent with the General Plan and Design Guidelines
The height and configuration of the proposed parking structure is
consistent with development standards
Design aesthetic of the neighboring commercial buildings
Parking structure would remain largely unseen from public vantage
points in residential areas to the west and uphill of the structure
5-0 vote to recommend approval of design
Planning Commission Review &
Recommendation - 8/28/18
Recommended approval of the project -
Generally agreed with the Design Review Board’s recommendation
Commission considered concerns of the community members in
opposition to the parking structure and the amount of parking
Medical office building would most likely reduce greenhouse gas
emissions
Provide a much needed regional serving medical use close to freeway
access.
Location would provide added benefit of immediate access to the
freeway in times of natural disasters and emergency services.
Unanimous 5-0 approval (one absent, one recusal) of all
resolutions/ordinance
Public Comments
Comments both in support and opposition
Community concerns at DRB and Planning Commission – addressed through
design revisions when appropriate
Concerned neighbors provided letters which reiterate the points of opposition and
included a link to a Move.org petition.
Design character of parking structure / private view impacts.
Increased Traffic Impacts / increase vehicle trips.
Too much parking, parking structure too big – utilize excess parking in the
area.
Increase in GHG Emissions
City has addressed latest comments in memo’s to Council
Conclusion
•DRB and PC recommend approval of the project
•Complies with General Plan and Zoning
•Reuse of existing building
•Moves existing regional services closer to freeway/transit
•Allows a major employer and needed community use to continue to operate
and meet needs of community
•Public benefits outweigh potential impacts
•Major infrastructure improvement
City Council Discussion
•Open the Public Hearing and accept public testimony on the project;
•Close the Public Hearing and review and discuss the Final EIR, including the
significant impacts and whether a Statement of Overriding Considerations
should be granted, and the planning, merits and issues; and
•Staff recommendation is to adopt the following Resolutions/Ordinances
•Attachment 1: Certify Final EIR
•Attachment 2: Adopt CEQA Findings, a Statement of Overriding
Considerations, and approval of a Mitigation Monitoring and Reporting
Program (MMRP)
•Attachment 3: Adopt a PD Rezoning to establish a new separate PD District
on this site with appropriate land use regulations
•Attachment 4: Adopt a PD Rezoning to change PD 1590 District to remove
the subject property from the land use allowances
•Attachment 5: Approve Design Review Permit, Master Use Permit and Sign
Program Amendment for the project
QUESTIONS
Kaiser Permanente - Proposed Project
1650 Los Gamos Dr building ( [APN 165-220-13)
4.09-acre parcel
Medical Office Building - reuse of existing 148,000 sq ft building
204 surface parking spaces.
Kaiser Permanente branded signage
New Parking Structure (APN 165-220-12)
7.2-acre parcel, located to the west of 1650 Los Gamos Dr
Existing surface parking lot – site of proposed parking structure
433 structure spaces in new structure – replaces 209 surface spaces.
Existing sanitary sewer line running through the parcel.
Surface parking site - easement over a portion of the adjacent parcel (1600 Los
Gamos Drive).
42 parking spaces
Project Alternatives
1.No Project/No Medical Office Uses
2.Reduced Medical Office Use
3.Alternate Parking Structure Location
4.Applicant-Implemented Traffic Improvements:
•Assumes Kaiser Permanente voluntarily constructs intersection
improvement at Los Gamos Dr. and Lucas Valley Rd. and other related
traffic or vehicular circulation improvements as part of the proposed
Project.
•No required mitigation measure to reduce impact significance related
to AM and PM peak hour trips at Los Gamos Dr. and Lucas Valley Rd.
intersection.
•Intersection would still require multi-agency coordination and
entitlement review and approval. Meets all of Kaiser Permanente’s
main project objectives. Alternative reduces the Project’s
environmental impacts without requiring mitigation to reduce
potential impacts specific to traffic impacts.
Final EIR – Response to Comments
•13 Comment letters
•6 oral comments, 6 comments from the Planning Commission
•Response to comments document
•Master Responses:
•Master Response 1: Kaiser Permanente’s Fair-Share Contribution
•Master Response 2: Significant and Unavoidable Impacts
•Master Response 3: Parking Structure / Parking Space Requirement
• Master Response 4: Historical Occupancy Rates
•Master Response 5: AM/PM Peak Hour Vehicle Trips
•Master Response 6: Greenhouse Gas (GHG) Emissions
Applicant’s letter of Public Benefits
1.Furtherance of City Goals and Policies
Consistent with SR General Plan
2.Development of an Existing Infill Site
3.Significant Community Benefits and Traffic/Infrastructure Investments
Development of Intersection Improvements - $1,050,000
4.Increased Economic Impacts to the City of San Rafael
5.Enhanced Public Safety and Public Health
6.Implementation of Sustainable Development Strategies
7.Greenhouse Gas Emissions Reduction and Congestion Relief
Transportation Demand Management
Action
Res. # Description Major Questions
Final EIR 1 Certification of Final EIR
Was the correct process followed? Did
the FEIR answer questions raised in
scoping and draft process?
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Cross Over 2
1) CEQA Findings of Fact, 2)
Statement of Overriding
Consideration, 3) Mitigation
Monitoring and Reporting
Program (MMRP)
1)Do project benefits outweigh costs?
2)Is the MMRP adequate?
Planning
Entitlements
3 1) Separate 1650 from existing
PD, 2) Create a new PD for 1650
1)Consistent with General Plan 2020?
2)Is a new PD consistent with area and
location?
4 Remove Project Site From
Current PD
1) Consistent with General Plan 2020?
2) Is removal consistent with area and
location?
5
1) Environmental & Design
Review Permit, 2) Master Use
Permit; 3) Sign Program
Amendment
Consistent with General Plan 2020;
Planned Development Zone requirements;
Zoning Ordinances: Health and safety;
Environmental impact, Aesthetics
•Views through the site from end
of Salvatore Way looking
north/northeast (towards
proposed parking structure)
•Views looking north from near
rear yard of 56 Salvatore Way
– on open space, not in rear
yards.
DEIR – Land Use Summary
•IMPACT LU-1: The Project would not conflict with any
applicable land use plan, goal, policy, or regulation, including
zoning, adopted for the purpose of avoiding or mitigating an
environmental effect. (Less than Significant)
•IMPACT LU-2: The Project, combined with past, present, and
reasonably foreseeable projects in the area, would not result
in a cumulative land use impact regarding land use, plans
and policies. (Less than Significant)
DEIR – Aesthetics Summary
•IMPACT AES-1: The Project would not substantially
degrade the existing visual character or quality of the site
and its surroundings. (Less than Significant)
•IMPACT AES-2: The Project would not create a significant
increase in light and glare that would adversely affect
nighttime views in the area. (Less than Significant)
•IMPACT AES-3: The Project, combined with past, present
and other reasonably foreseeable future development in
the area, would not cause cumulative aesthetics impacts.
(Less than Significant)
DEIR – Air Quality Summary
IMPACT AIR-1: The Project would result in a cumulatively considerable net
increase of any criteria pollutant for which the Project region is non-
attainment under an applicable State or federal ambient air quality standard
(including releasing emissions which exceed quantitative thresholds for ozone
precursors). The incorporation of construction best management practices as
Project conditions of approval would result in a less-than-significant
temporary criteria air pollutant impact. (Less than Significant with Mitigation
Incorporation)
Implementation of Mitigation Measure AIR-1
IMPACT AIR-2: The Project would not violate any air quality standard or
contribute substantially to an existing or projected air quality violation. (Less
than Significant)
DEIR – Air Quality Summary
IMPACT AIR-3: The Project would expose sensitive receptors to substantial
pollutant concentrations. The incorporation of construction best management
practices as Project conditions of approval would result in a less than
significant temporary impact to sensitive receptors. (Less than Significant with
Mitigation Incorporation)
Implementation of Mitigation Measure AIR-1
IMPACT AIR-4: The Project would contribute to cumulative air quality
degradation and to regional air quality cumulative impacts. The incorporation
of construction best management practices as Project conditions of approval
would result in a less than significant cumulative air quality impact. (Less than
Significant with Mitigation Incorporation)
Implementation of Mitigation Measure AIR-1
DEIR – Air Quality Mitigation Measures
MM AIR-1. Include basic measures to control dust and
exhaust during construction.
During any construction period ground disturbance, Kaiser
Permanente shall ensure that the Project contractor implement
measures to control dust and exhaust. Implementation of the
measures recommended by BAAQMD would reduce the air
quality impacts associated with grading and new construction to
a less than significant level.
The contractor shall implement eight best management practices
that are required of all projects.
DEIR – Greenhouse Gas Summary
IMPACT GHG-1: The Project will not generate greenhouse gas
emissions, either directly or indirectly, that may have a significant
impact on the environment. (Less than Significant)
IMPACT GHG-2: The Project will not conflict with an applicable plan,
policy, or regulation adopted for the purpose of reducing the
emissions of greenhouse gases. (Less than Significant)
IMPACT GHG-3: The Project would not result in a cumulatively
considerable contribution to a significant cumulative impact related
to greenhouse gas emissions. (Less than Significant)
DEIR – Noise Summary
IMPACT NOISE-1: The Project would not produce noise levels that would
exceed the City’s established noise thresholds or increase the existing
ambient noise environment. (Less than Significant)
IMPACT NOISE -2: Construction-related vibration levels resulting from
activities at the Project site would not exceed 0.3 in/sec PPV at the nearest
noise-sensitive receptors. (Less than Significant)
IMPACT NOISE-3: The Project would not result in a substantial permanent
noise level increase due to project-generated traffic at the existing noise-
sensitive land uses in the project vicinity. (Less than Significant)
IMPACT NOISE-4: Existing noise-sensitive land uses would be exposed to a
temporary increase in ambient noise levels due to Project construction
activities. The incorporation of construction best management practices as
Project conditions of approval would result in a less-than-significant
temporary noise impact.
(Less than Significant with Mitigation Incorporation – MM NOISE-1)
DEIR – Noise Mitigation Measures
Mitigation Measure MM NOISE-1. Incorporate best
management practices during Project construction activities.
•Regulation of the arrival and operation of heavy equipment and the
delivery of construction material.
•Compliance with the City of San Rafael’s Municipal Code, the
Project shall adhere to the allowable construction hours of 7:00
a.m. to 6:00 p.m. on weekdays and 9:00 a.m. to 6:00 p.m. on
Saturdays.
•Construction activities prohibited on Sundays and national holidays.
•Construction crews shall adhere to construction best management
practices to reduce construction noise levels emanating from the
site and minimize disruption and annoyance at existing noise-
sensitive receptors in the Project vicinity.
•Kaiser Permanente shall be required to develop a construction
noise control plan, implementing best management practices to
reduce temporary noise impacts.
DEIR – Traffic Summary
The Fehr & Peers analysis for the proposed Project focused on the AM and PM peak
hour operations at the following intersections
•1. Lucas Valley Road and Las Gallinas Avenue
•2. Lucas Valley Road and Los Gamos Drive
•3. Lucas Valley Road and US 101 Southbound Ramps
•4. Lucas Valley Road and Smith Ranch Road and US 101 Northbound Ramps
•5. Smith Ranch Road and N Redwood Drive and Redwood Highway
Two freeway segments were selected as the most likely to be affected by the Project:
US 101 between Miller Creek and Lucas Valley Road and US 101 between Lucas
Valley Road and Manuel T Freitas Parkway.
DEIR – Traffic Summary
Evaluation of typical weekday AM and PM peak hour, occurring between 7:00 to 9:00AMand 4:00 to 6:00
PM, when the surrounding transportation network is at its most congested.
•Existing No Project– Based on recently collected traffic counts (in order to calibrate micro-simulation
model).
•Existing Plus Project– Traffic volumes from existing conditions plus traffic volume estimates for the
proposed Project.
•Baseline No Project– Existing conditions volumes plus traffic estimates for approved, but not yet
constructed, developments; background traffic increases due to regional growth expected prior to the
proposed Project opening; and approved/funded transportation system improvements expected to be in
place when the Project opens.
•Baseline Plus Project– Traffic volumes from Baseline conditions plus traffic volume estimates for the
proposed Project.
•Cumulative No Project– Traffic estimates for development patterns as proposed in the San Rafael General
Plan 2020; background traffic increases due to regional growth expected through year 2020; and
approved/funded/proposed transportation system improvements.
•Cumulative Plus Project– Traffic volumes from San Rafael General Plan 2020 conditions plus traffic
volume estimates for the proposed Project
Data collection (November 2015), building was 34-percent occupied (50,000 sq ft) with office and now it is 7-
percent occupied with two-office tenants. FTIA assumes building usage from 1970’s to 2006 as 100-percent
occupied by office uses. From 2006 to 2016 the building occupancy ranged from 25-percent to 40- percent.
Recession and subsequent building purchase in 2015 for re-use contributed to a lower occupancy rate than
usual in the last ten years. Historically, the existing building has been 100-percent occupied with general
office uses.
DEIR – Traffic Summary
•As a result of the transportation analysis that was completed for the project, off-
site roadway improvements were identified as potential mitigation. While not
part of the Project, due to their independent utility, the off-site roadway
improvements were analyzed as part of the DEIR as required by the California
Environmental Quality Act (Pub. Resources Code § 21000 et seq., CEQA).
•The FTIA identified a potential mitigation measure requiring improvements to the
Lucas Valley Rd./Los Gamos Dr. Intersection, including signalizing the intersection,
adding dual westbound left turn lanes, reconfiguring the northbound approach,
removing existing striped channelized islands, and striping buffered bike lanes in
both directions.
•IMPACT TRAF-1: Implementation of the Project would increase traffic
volumes on area roadways and affect levels of service at the local
intersections and freeways under Existing plus Project Conditions.
(Significant and Unavoidable)
•IMPACT TRAF-2: Implementation of the Project would increase traffic
volumes on freeway segments and affect levels of the regional
network under Existing plus Project Conditions. (Less than Significant
with Mitigation Incorporation)
DEIR – Traffic Summary
•IMPACT TRAF-3: The Project would contribute to deficient
operations of the Lucas Valley Road/Las Gallinas Avenue
intersection by increasing the average delay by more than five
seconds under Baseline plus Project conditions. (Significant
and Unavoidable)
•IMPACT TRAF-4: The Project would contribute to deficient
operations of the Lucas Valley Road/Las Gamos Drive
intersection by increasing the average delay by more than five
seconds under Baseline plus Project conditions. (Significant
and Unavoidable)
•IMPACT TRAF-5. The addition of Project-related traffic would
exacerbate the Cumulative No Project condition and
contribute more than 5 seconds of delay at the Lucas Valley
Road/Las Gallinas Avenue intersection. (Significant and
Unavoidable).
DEIR – Mitigation Measures
Mitigation Measure TRAFF-1: Signalize Lucas Valley Rd. / Los
Gamos Dr.
•Coordination with the City of San Rafael, the County of Marin Department of
Public Works, and Caltrans, Kaiser Permanente shall pay the fair share cost to
signalize the Lucas Valley Road / Los Gamos Dr. intersection.
•Signalizing the intersection is consistent with improvements identified in the San
Rafael General Plan 2020.
•A memorandum of understanding (MOU) will be required between the City of San
Rafael and the County of Marin to document the management and maintenance
of the new signal.
•Implementation of the mitigation measure requires the intersection
improvements to be fully funded and constructed.
•Until and unless the MOU and fair-share contributions are finalized, and the
design and construction of the intersection is permitted and approved, the Project
will result in a significant and unavoidable impact.
DEIR – Mitigation Measures
Mitigation Measure TRAFF-2: Kaiser Permanente shall
implement additional TDM measures.
•TDM strategies would go beyond what is required as part of the PD District, with the
goal of reducing employee vehicle trips, thereby reducing the Project’s impact on the
regional network.
•TDM strategies may yield trip generation reduction of up to 12-percent.
•The Project’s TDM strategies would result in a project trip reduction of up to 10 -15 AM
peak hour trips along freeway segment, which would result in a project contribution of
less than a 0.01 increase in volume to capacity ratio.
•As presented in the 1650 Los Gamos Dr. FTIA, implementation of the Project’s TDM
measures will achieve this reduction.
•Kaiser will annually quantitatively analyze and monitor employee vehicle trip
generation data via comprehensive employee surveys and make adjustments to its
TDM measures as needed to achieve the stated reduction.
•The TDM program will be submitted to the City of San Rafael for comment and review.
Kaiser Permanente will coordinate with the City of San Rafael, as necessary.
•The annual survey shall demonstrate how the TDM measures reduce the Project’s
impact to peak-hour volume to capacity ratio for the Miller Creek On and Off Ramp.
DEIR – Mitigation Measures
Mitigation Measure TRAFF-3: Improve Intersection
Operations at Lucas Valley Rd./Las Gallinas Ave.
•Improvements at the Lucas Valley Rd./Las Gallinas Ave. intersection have yet to be
identified through the City of San Rafael’s General Plan 2020;
•However, several vehicle capacity improvements could be considered but could
facilitate more vehicular traffic and have an adverse impact to pedestrians and
bicyclists and result in the diversion of more pass-through traffic along Las Gallinas
Avenue and an increase in VMT.
•Although mitigation is possible, the intersection is outside of the City’s jurisdiction
and specific improvements have yet to be identified by either the City of San
Rafael or the County of Marin.
•Requires further study and coordination with local neighborhood groups, the City
of San Rafael, and the County of Marin.
•Since the City cannot legally implement mitigation measures outside of its
jurisdiction, this potential mitigation is infeasible from both a legal and public
policy standpoint.
•Kaiser Permanente would pay its fair share; however, since the intersection is not
part of a traffic fee program and intersection improvements have yet to be
identified, the Project would result in a significant and unavoidable.
DEIR – Mitigation Measures
Mitigation Measure TRAFF-4: Signalize and Reconfigure the
Lucas Valley Rd./Los Gamos Dr. Intersection.
•Coordination with the City of San Rafael, the County of Marin Department of
Public Works, and Caltrans, Kaiser Permanente shall pay the fair share cost to
signalize the Lucas Valley Road / Los Gamos Dr. intersection.
•Signalizing the intersection is consistent with improvements identified in the San
Rafael General Plan 2020.
•A memorandum of understanding (MOU) will be required between the City of San
Rafael and the County of Marin to document the management and maintenance
of the new signal.
•Implementation of the mitigation measure requires the intersection
improvements to be fully funded and constructed.
•Until and unless the MOU and fair-share contributions are finalized, and the
design and construction of the intersection is permitted and approved, the Project
will result in a significant and unavoidable impact.
Mitigation Measure TRAFF-5: Implementation of Mitigation
Measure MM TRAF-3