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HomeMy WebLinkAboutPlanning Commission 2013-10-15 #3CITY OF Community Development Department— Planning Division P. O. Box 151560, San Rafael, CA 94915-1560 PHONE: (415) 485-3085/FAX: (415) 485-3184 Meeting Date: Agenda Item October 15, 2013 Case Numbers: UP13-001; ED13-002 Project Planner: Steve Stafford — 415.458.5048 REPORT TO PLANNING COMMISSION SUBJECT: 999 3rd Street (Former PG&E San Rafael Manufactured Gas Plant Site) — Requests for a Use Permit and an Environmental and Design Review Permit to allow excavation and off -haul of approximately 35,000 cubic yards of "lampblack" contaminated soil and backfill of approximately 42,000 cubic yards of 'clean' imported soil, compacted to the existing finished grade and finished with an asphalt 'cap'. The three existing buildings on the site are proposed to remain. Redevelopment of the site is not proposed at this time by the project; APN: 011-265-01; Second/Third Street Mixed Use East (2/3 MUE) District Zone; Patricia Sullivan for PG&E, Applicant; Pacific Gas & Electric (PG&E), Owner; Case Numbers: UP13-001; ED13-002 EXECUTIVE SUMMARY Pacific Gas & Electric Co. (PG&E) proposes remedial activities to remove soil and soil gas contaminants at the site; principally "lampblack", a byproduct of former coal -gasification activities on the site, that contains arsenic, benzene, toluene, cyanide, lead, polycyclic aromatic hydrocarbons (PAHs) and total petroleum hydrocarbons (TPHs). The project proposes to excavate and remove approximately 35,000 cubic yards of contaminated fill and Bay Mud, to a depth of up to 25' below the surface, and backfill the excavated areas with approximately 42,000 cubic yards of 'clean' fill material, compacted to the existing finished grade and replace the existing asphalt site covering. These remedial activities are proposed over a two (2) grading seasons (April 15th - October 15th; 2014 - 2015) and do not include the areas underneath the existing buildings on the site. The project is limited to remediation of the site and does not propose redevelopment at this time. The completion of the project will allow the State Department of Toxic Substances Control (DTSC) to approve a request by PG&E to amend an existing land use deed restriction, which currently prohibits residential use on the site, and allow PG&E to develop a redevelopment strategy for the site, including sale of the site. DTSC is the 'lead agency' for the project and, on August 29, 2012, approved a Remedial Action Plan (RAP) for the site. The RAP was based on a Negative Declaration (ND) prepared and adopted by DTSC, which determined that the project will not result in any significant environmental impacts and will meet the provisions of CEQA (California Environmental Quality Act). The project requires the following discretionary approvals from the City of San Rafael: A Use Permit (UPI3-001)for the proposed grading in excess of 1,000 cubic yards of 'cut' and 2,000 cubic yard of fill; and An Environmental and Design Review Permit (ED13-002) for both the proposed grading and the minor modifications to the site's existing landscaping and perimeter fencing. The project, essentially, requests a grading permit from the City to allow significant site grading. The City is using the Initial Study and the ND prepared for the project and adopted by DTSC to meet CEQA requirements. The ND determined the project will have "No Impact" or a "Less Than Significant Impact" on all environmental factors and do not warrant further study or mitigation measures. REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 2 RECOMMENDATION It is recommended that the Planning Commission (Commission) adopt the attached Resolution (Exhibit 2) approving the project (UPI3-001and ED13-002) with conditions. PROPERTY FACTS Address/Location: 999 3rd Street (Btwn 2"d & 3`d Parcel Number(s): 011-265-01 Project Site: Streets; Brooks & Lindaro 2"d/3rd Street Mixed Vacant Lot w/3 Streets Use East (2/3 MUE) Vacant Structures; Property Size: 1 132,300 sq. ft. 3 acres Neighborhood: I Downtown Site Characteristics General Plan Designation Zoning Designation Existing Land -Use Project Site: 2nd/3rd Street Mixed Use 2"d/3rd Street Mixed Vacant Lot w/3 (2/3MU) Use East (2/3 MUE) Vacant Structures; Leased Parking Lot North: 2/3MU 2/3 MUE City -Owned Parking Structure; Commercial Retail South: 2/3MU; Lindaro Office (LO); 2/3 MUE; P/QP; PD Apartments (Albert Public/Quasi-Public (P/QP) (1901) Lofts); PG&E Transmission Substation; Private Parking Structure (SR Corporate Center East: 2/3MU 2/3 MUE Commercial Retail West: 2/3MU 2/3 MUE Commercial Office Site Description/Setting: The subject site is a three (3) -acre, rectangular -shaped, Downtown parcel located between 2nd and 3rd Streets, one-way/east-west major commute corridors into and out of San Rafael, and Brooks and Lindaro Streets. It is a nearly flat lot (0.7% average cross -slope, approximately) which is also located within the Downtown Parking District. The site is principally vacant. It is developed with three (3) vacant buildings (a two-story, 25,000 sq. ft., office building, located at the northwest corner of the lot, and a single -story, 8,300 sq. ft. "Meter Reader" warehouse and a single -story, 900 sq. ft. "Telecom" building, both located at the southwest corner of the lot) and a private parking lot, a portion of which is currently leased to the Downtown BID to provide merchant parking (Exhibit 3; Figure 2). Both the office building and "Meter Reader" warehouse continue to be used by owner Pacific Gas & Electric (PG&E) for storage. Vehicle access driveways to the site are located along the 3rd, Brooks and Lindaro Street frontages. The entire site is secured and screened by 8' -tall chain link fencing with privacy slats or privacy fabric. The leased parking area is separated from the remainder of the site by chain link fencing and accessed from Lindaro Street. Site landscaping is limited to existing perimeter raised planters along the 3rd and Brooks Street frontages with a mixture of accent trees, shrubs and groundcover. Existing street trees are located along the 2"d, Brooks and Lindaro Street frontages. The site was once part of a larger, 17 -acre, former PG&E San Rafael Service Center, the bulk of which has been redeveloped as a commercial office park (the "San Rafael Corporate Center"); only the subject REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 3 site and the 1.5 -acre, transmission substation parcel, located immediately south of the site, continue to be owned by PG&E (Exhibit 3; Figure 3). BACKGROUND The initial "San Rafael Manufactured Gas Plant" (MGP) was originally constructed in 1875 in the northeastern portion of the subject site and expanded over the remaining portions of the site through the 1920s.The MGP produced gas from coal to meet the lighting, heating and cooking needs of local residents. The use of natural gas arrived in San Rafael in 1930 and the MGP was essentially shut down and put on standby status until 1960 when it was dismantled and removed from the site. Only the "Meter Reader" warehouse remains from this time period. In 1965, the office building was constructed on the site and used as the PG&E North Bay Division offices until it closed in the late 1990s. Environmental investigations resulted in the construction of a groundwater extraction and treatment system and the placing of a deed restriction requiring an asphalt or concrete 'cap' over large portions of the San Rafael Service Center site. Based on the results of these investigations, the site is underlain by fill material, Bay Mud and Franciscan Assemblage bedrock. Generally, fill material is present to a depth of 5-8' across the site. Shallow groundwater areas are observed 3-6' below the ground surface, occurring primarily within fill material overlaying Bay Mud. Contaminants have been found throughout most of the site in the shallow fill soil and in the upper few feet of underlying native Bay Mud, primarily in the upper 3-8' but extending 15-25' around and below two former in -ground gas holder structures. A Human Health Risk Assessment (HHRH) conducted on the site detected chemical levels in the soil and soil gas that do not pose a health risk above acceptable levels to on-site and off-site commercial workers and off-site residential populations. However, removal or alteration of the protective cap on the site or redevelopment of the site with residential land use or mixed use (commercial and residential) may result in human health risks above an acceptable risk range. Groundwater is not used on the site as a potable drinking water source. Though elevated contaminant concentrations have been detected in groundwater wells on the site, these have been at relatively low concentrations or contained within a slurry wall and extracted by the existing groundwater extraction and treatment system located on the San Rafael Corporate Center campus. PROJECT DESCRIPTION Grading The project proposes to excavate and remove approximately 35,000 cubic yards of contaminated fill and Bay Mud, to a depth of up to 25' below the surface, and backfill the excavated areas with approximately 42,000 cubic yards of `clean' fill material, compacted to the existing finished grade and replace the existing asphalt site covering (Exhibit 3; Figure 4). These remediation activities are proposed to be completed in 8 to 10 months phased over two (2) consecutive grading seasons (April 15th - October 15th; 2014 - 2015) and do not include the areas underneath the existing buildings on the site. At the completion of the first grading season, all excavations will be backfilled, compacted, graded and paved with finished grades re-established to facilitate appropriate drainage on the site. Those areas of the site proposed for remediation during the second grading season are proposed to remain `capped', without removal of the existing asphalt paving, until the start of the second grading season. During the period between the two grading seasons, no loose soils or stockpiles of fill materials will remain on-site. REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 4 Soil stockpiling, both excavated contaminated soil and imported `clean' soil, will occur during remediation activities on a short-term basis. Excavated soils will be removed from the site by truck with a few days of excavation, transported by truck to the Richmond rail terminal (Seaver Yard), then transported directly to the Republic Services ECDC Landfill in East Carbon, Utah. Transportation It is estimated that approximately 2,200 truckloads will be needed to remove the impacted soil from the site and approximately 2,500 truckloads will be needed to import `clean' backfill material to the site. The project proposes an average of 30 truck traffic trips per day during excavation and an average of 40 truck traffic trips per day during import of clean backfill materials, between the hours of 7 a.m. and 5 p.m. Monday through Friday. Trucks shall be covered with a secured tarp before transport both leaving the site. Trucks will be routed to/from the site along the City's major commercial corridors, 2nd and 3rd Streets, and will avoid residential areas. Trucks will enter the site at two (2) existing gates along 3rd Street and exit the site at two (2) gates (one existing; one new temporary gate) along Lindaro Street before connecting with 2nd Street and entering U.S. Highway 101 at the Netherton Street onramp for transport to the Richmond rail yard (Exhibit 3; Figure 5). Traffic control measures include widening the left turn lane into the site along 3 d Street by using the portions of the street -side parking lane, using flagman to assist trucks along Lindaro Street and to control pedestrian traffic when and where necessary, and implementing notification signage in advance of, and throughout, the project, at and around the site. Truck staging locations are currently unknown though they will be situated on private property outside the Downtown, within a 5 to 10 minute drive time to the site. Trucks will be radio -dispatched to the site. No more than 4 to 5 trucks, with either impacted soil for off -haul or with imported 'clean' soil, will be on-site at any time. During morning peak commuting traffic periods (7 — 9 a.m.) and after 3 p.m., the number of trucks to and from the site will be limited to approximately one truck every 15 minutes or more in each direction. Approximately 10 to 20 project -related employees (construction workers, engineers, PG&E agency representatives) are anticipated to be on-site at any time, depending on the particular phase of the project. All employee parking will occur on-site when possible or within the street -side parking lane along both Brooks and Lindaro Streets directly adjacent to the site or within the City's public parking facility along 3`d Street across from the site. Parking The commercial parking area of the site, which is currently leased to the Downtown BID to provide merchant parking, will not be replaced. The project simply proposes to remediate the site and secure it for future sale and redevelopment. Landscaping The proposed soil remediation activities include the perimeter landscape planters on the site (Exhibit 3; Figure 6). The project proposes to excavate and remove impacted soils from existing raised landscape planters along 'both the 3rd and Brooks Streets and backfill with `clean' topsoil. All existing raised landscape areas will remain with the exception of the `lava -rock' planter located between the two existing site gates along 3`d Streets. This planter is proposed for removal to facilitate trucks entering the site and to limit slowdowns of vehicular traffic along 3`d Street. Six (6) existing trees (three 15" -diameter Carob trees; two 10" -diameter Acacia trees; one 36" -diameter Eucalyptus tree) are proposed to be protected while three (3) existing trees (multi -trunk Japanese maple trees) are proposed to be removed. All existing understory vegetation (shrubs and groundcover) is proposed to be removed. Existing raised planters around the former office building at the northwest corner of the site are proposed to be re -landscaped REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 5 with a total 222, 5 -gallon shrubs, including Coleonema Pulchrum "sunset gold", Pittosporum Tobira "variegata', Pittosporum Tobira "wheeler's dwarf" and Pittosporum Tenufolium "marjorie channon". Existing street trees along 2nd, Brooks and Lindaro Streets are proposed to be preserve, with the exception of 1 or 2 American Ash trees along Lindaro Street which may require removal to accommodate the installation of a second truck exit gate. While most of these existing street trees are located within sidewalk tree wells, the project proposes to create sidewalk tree wells around four (4) street trees along 2nd Street and 2 to 4 street trees along Lindaro Street (if the project requires the removal of 1 - 2 street trees to accommodate a second temporary truck exit, the project will create sidewalk tree wells around all remaining street trees). Fencing The project proposes to replace a significant portion of the existing perimeter fencing at the conclusion of the project (Exhibit 3; Figure 7). Existing 6' -tall wood fencing along 2nd Street and wrought iron fencing and gates along Brooks Street are proposed to be protected in place while existing chain-link fencing along 2nd 3 d and Lindaro Streets is proposed to be replaced with an upgraded, more uniform design, perimeter fence. The new perimeter fencing will be 6 -tall, black vinyl -coated, chain-link fencing. It will not have any screening material (fabric or plastic inserts) consistent with the recommendations of the San Rafael Police Department. The two (2) existing chain-link gates along 3rd Street will be removed by the replacement fencing and its location will be realigned to the property line by the removal of the raised landscape planter discussed above in detail. Similarly, the second temporary truck exit gate along Lindaro Street, proposed to be installed during the remediation activities, will be removed by the new perimeter replacement fencing. The existing chain-link fencing, which currently separates the eastern portion of the site (leased to the Downtown BID for commercial parking) from the remainder of the site, will be removed and not replaced. Permits Required The project requires the following discretionary approvals from the City of San Rafael: A Use Permit (UP13-001) for the proposed grading in excess of 1,000 cubic yards of `cut' and 2,000 cubic yard of fill; and An Environmental and Design Review Permit (ED13-002) for both the proposed grading and the minor modifications to the site's existing landscaping and perimeter fencing. ANALYSIS San Rafael General Plan 2020 Consistency: The project is generally consistent with all applicable General Plan policies, which are few since no redevelopment of this site is proposed at this time. The project proposes to implement a subsoil remediation plan and the PG&E site will appear essentially the same after the completion of the project. The existing buildings will remain in their current location and unoccupied. The bulk of the site will continue to be covered by an asphalt `cap'. The existing perimeter fencing and landscaping will be primarily preserved and upgraded. Only the commercial parking lot use will no longer exist. A complete analysis of the project's consistency with the applicable General Plan policies in provided in Exhibit 4. Zoning Ordinance Consistency: Chapter 5 — Commercial/Office Districts PG&E has used the site as public/quasi-public utility service facility since at least 1875, pre -dating the City's first Zoning Ordinance (1924) by nearly fifty years. At the time San Rafael adopted its first Zoning Ordinance, the site was zoned "Light Industrial". Today, the site is vacant and unoccupied. PG&E REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 6 continues to use two of the three existing structures (the office building and the "meter reader" warehouse) on the site for storage. PG&E leases the eastern 1/5th of the site to the Downtown BID for merchant parking on an interim basis, which will cease upon the completion of the project. No redevelopment of the site is proposed by the project and any future redevelopment proposal will need to be consistent with uses allowed in the Second/Third Mixed Use East (2/3 MUE) District. Chapter 16 — Site and Use Regulations Water -Efficient Landscaping The provisions of Marin Municipal Water District's (MMWD) most recent water conservation requirements apply to the project, as specified by MMWD Ordinance 421. Any project that proposes rehabilitated existing landscape areas equal to or greater than 1,000 sq. ft. of non-residential development shall require review and approval prior to the issuance of any building or grading permit. This requirement has been made a condition of approval (see Exhibit 2; ED13-002, Planning Condition 5). Chapter 22 — Use Permits In order to grant a Use Permit for the significant grading proposed for the site, the Planning Commission must find: a) That the proposed use is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of the district in which the site is located, b) That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city,- c) ity, c) That the proposed use complies with each of the applicable provisions of the zoning ordinance Given the discussion summarized in this report, staff recommends that the findings can be made to grant the Use Permit to allow the subsoil remediation activities on the site. The State Department of Toxic Substances Control (DTSC) is the 'lead agency' for the project and has approved a Remedial Action Plan (RAP) for the site. DTSC has prepared and adopted a Negative Declaration (ND), which the RAP is the result of, which meets the provisions of CEQA. The DTSC has evaluated the proposed remedial action to determine potential adverse environmental impacts and has determined that the project will not result in any significant environmental impacts. The main focus of the Use Permit is to allow the proposed remedial grading on the site while promoting safe, effective traffic circulation and maintaining acceptable circulation operating conditions. The project proposes to stage grading activities over two consecutive grading seasons (April 15th — October 15th; 2014 - 2015) to minimize the impact of truck haul traffic in the Downtown generally and along the 'major' commercial transportation corridors (2nd and 3rd Streets) through Downtown specifically. Trucks will be staged off-site and outside the Downtown and radio -dispatched to the site; during morning peak commute/traffic periods (7 — 9 a.m.) and after 3 p.m., the number of trucks to/from the site will be limited to one export and one import trip every 15 minutes or more. Additionally, traffic control measures will be enacted, including widening the entrance to the site by using the street -side parking lane along 3`d Street, using flagman to assist trucks exiting the site and to control pedestrian when necessary, and implementing site work notification signage in advance of, and during, the project. Lastly, the Department of Public Works has made recommendations during review of the project, which have been included as conditions of approval (Exhibit 2; Conditions 6 - 9 and 11) to minimize the impacts on circulation in the Downtown and along the 'major' commercial transportation corridors. The Use Permit is limited to allow the site remediation activities as determined by the ND and approved by the RAP. The Use Permit shall not allow any other use, including use as a commercial parking lot, REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 7 without further City approvals and compliance with all applicable requirements, regulations and standards. Chapter 25 — Environmental and Design Review Permits In order to approve an Environmental and Design Review Permit for the significant grading and minor modifications to existing landscaping and fencing on the site, the Planning Commission must find: a) That the project design is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of Chapter 14.25 of the Zoning Ordinance; b) That the project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located; c) That the project design minimizes adverse environmental impacts; and d) That the project design will not be detrimental to the public health, safety or welfare, nor materially injurious to properties or improvements in the vicinity; Given the discussion summarized in this report, staff recommends that the findings can be made to approve the Environmental and Design Review Permit to allow the subsoil remediation activities on the site and the minor upgrades to the existing landscaped area and perimeter fencing. The project proposes no additions, modifications or alterations to the existing three (3) structures on the site. The project proposes no substantive changes to the existing site design either. The proposed soil remediation activities will affect perimeter landscape planter areas and existing fencing. Both will be upgraded as a result of the project. The PG&E site will appear essentially the same after the completion of the project. Until future redevelopment of the site, the existing buildings will remain in their current location and unoccupied. The vast majority of the site will continue to be covered by an asphalt 'cap'. ENVIRONMENTAL DETERMINATION As required by state law, the project's potential environmental impacts have been assessed. DTSC is the "lead agency" for the project under CEQA. The City of San Rafael is the "responsible agency" which has discretionary power (a Use Permit and an Environmental and Design Review Permit for 'significant' (i.e., greater than 1,000 cubic yards of 'cut' or 2,000 cubic yard of fill) site grading and minor modification of site landscaping and fencing over the project. DTSC has prepared and adopted a Negative Declaration (ND) for the project. The adopted ND complies with the provisions of the CEQA Guidelines. The ND has concluded that the project will not result in any significant environmental impacts. DTSC subsequently approved a Remedial Action Plan (RAP) for the project for which the ND is part of. The scope of the work evaluated in the ND, prepared and adopted for the project, is consistent with the proposed grading activities considered by the Planning Commission with the exception of the minor site modifications (upgraded landscaping fencing), which are exempt from CEQA, pursuant to Sections 15302 (Replacement or Reconstruction) and 15304(b) (Minor Alterations To Land) of the CEQA Guidelines. The Initial Study/Negative Declaration, prepared and adopted by DTSC, and the Remedial Action Plan (RAP) approved by DTSC, are both available for review online at: httD://www.envirostor.dtsc.ca.aov/public/final documents2.asp?global id=21490015&doc id=6020497 NEIGHBORHOOD MEETING / CORRESPONDENCE July 23, 2013 Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and REPORT TO PLANNING COMMISSION - Case Nos: UP13-001; ED13-002 Page 8 occupants within a 300 -foot radius of the site and the appropriate neighborhood groups (Downtown BID and the Federation of San Rafael Neighborhoods) 15 -calendar days prior to the date of this hearing. Posting of a public notice was not required given that the project proposes no new construction or expansion to any of the three (3) existing structures on the site. At the time of the release, printing and distribution of staff's report to the Commission, no public comments have been received as a result of noticing of the project. Comments received from other City departments and non -City agencies on the project have been incorporated in the review and action of the project. At this hearing, the Commission granted a request for continuance by PG&E, to a 'date uncertain', to allow additional time for PG&E to work with staff on acceptable revised language of a proposed condition (Condition #6; UP13-001) requiring street resurfacing due to road wear attributable to the project October 15, 2013 Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300 -foot radius of the site and the appropriate neighborhood groups (Downtown BID and the Federation of San Rafael Neighborhoods) 15 -calendar days prior to the date of this hearing. Posting of a public notice was not required given that the project proposes no new construction or expansion to any of the three (3) existing structures on the site. At the time of the release, printing and distribution of staff's report to the Commission, no public comments have been received as a result of either the original notice or re -noticing of the project. Comments received from other City departments and non -City agencies on the project have been incorporated, once again, in the review and action of the project. OPTIONS The Planning Commission has the following options: 1. Approve the application as presented (staff's recommendation); 2. Approve the application with modifications or additions to conditions of approval; 3. Continue the applications to allow the applicant to address any of the Commission's comments or concerns; or 4. Deny the project and direct staff to return with a revised resolution. EXHIBITS 1. Vicinity/Location Map 2. Draft Resolution of Approval 3. Project Description with Figure Attachments (11" x 17" color attachments distributed to Planning Commission only) 4. GP Consistency Table Initial Study/Negative Declaration (IS/ND) prepared and adopted by DTSC, and Remedial Action Plan (RAP) approved by DTSC, both available online at: http://www.envirostor.dtsc.ca.gov/public/final documents2 asp?global id=21490015&doc id=6020497 0 500 1,000 FEET EL APPROXIMATE SCALE REFERENCE: GOGGLE EARTH DATED 10/25/2009 FIGURE 1 SITE LOCATION MAP PG&E FORMER SAN RAFAEL MGP SITE SAN RAFAEL, CALIFORNIA �ERRAFIC GROUP Environmental Engineering, Consulting, and Construction EXHIBIT I RESOLUTION NO. 13 -XX RESOLUTION OF THE CITY OF SAN RAFAEL PLANNING COMMISSION CONDITIONALLY APPROVING A USE PERMIT (UP13-001) AND AN ENVIRONMENTAL AND DESIGN REVIEW PERMIT (ED13-002) TO ALLOW SIGNIFICANT GRADING ACTIVITES (APPROXIMATELY 35,000 CUBIC YARDS OF EXCAVATION OR 'CUT' AND 42,000 CUBIC YARDS OF 'FILL') TO REMOVED CONTAMINATED SOIL AT THE FORMER PG&E 'SAN RAFAEL MANUFACTURED GAS PLANT' LOCATED AT 999 THIRD STREET (APN: 011-265-01) WHEREAS, on November 16, 2012, the State Department of Toxic Substances Control (DTSC), as the 'lead agency' for the project, prepared and adopted a Negative Declaration (ND) and approved a Remedial Action Plan (RAP) for the project, evaluating the potential adverse environmental impacts and determining that the project will not result in any significant environmental impacts and meeting the provisions of the California Environmental Quality Act (CEQA); and WHEREAS, the project requires the following discretionary approvals from the City of San Rafael: 1) A Use Permit for proposed grading in excess of 1,000 cubic yards of 'cut' and 2,000 cubic yard of fill; and 2) An Environmental and Design Review Permit for both the proposed grading and minor modifications to the site's existing landscaping and perimeter fencing; and WHEREAS, the City of San Rafael, as a 'responsible agency' for the project has reviewed the adopted ND, finding it to be acceptable to serve as the environmental compliance document under CEQA for all permits or approvals required by the City, including the required Use Permit and Environmental and Design Review Permit. As a 'responsible agency', the City is not required to adopt or re -adopt the ND; and WHEREAS, on January 4, 2013, Pacific Gas & Electric Co. (PG&E) submitted Use Permit (UP13-001) and Environmental and Design Review Permit (ED13-002) applications to allow for remediation (i.e., the removal of contaminated soils) of 'brownfield' site at the former PG&E 'San Rafael Manufactured Gas Plant' (MGP) located at 999 Third Street in the Downtown; and WHEREAS, the completion of the project will allow the State Department of Toxic Substances Control (DTSC) to approve a request by PG&E to remove an existing deed restriction, which currently prohibits residential use on the site; and WHEREAS, the project also proposes minor modification to the site's existing landscaping and fencing, including the replanting of raised landscape planters and replacement of the existing 6' -tall chain-link perimeter fencing in kind; and WHEREAS, the proposed project application has been reviewed by the appropriate City departments, non -City agencies and neighborhood groups who have recommended approval of the project, subject to conditions; WHEREAS, on July 23, 2013, the San Rafael Planning Commission held a duly -noticed public hearing on the proposed project, and granted a request for continuance by PG&E, to a 'date uncertain', to allow additional time for PG&E to work with staff to revise a draft condition (Condition #6; UP13-001) requiring street resurfacing due to road wear attributable to the project; and EXHIBIT 2 WHEREAS, on October 15, 2013, the San Rafael Planning Commission held a duly - noticed public hearing on the continued project, accepting all oral and written public testimony and the written report of the Community Development Department staff and closed said hearing on that date; NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Rafael does hereby approves the Use Permit (UP13-001) and the Environmental and Design Review Permit (ED13-002) to allow for significant grading activities (approximtely 35,000 cubic yards of excavagtion or `cut' and 42,000 cubic yards of compacted clean 'fill'), the replacement of the existing asphalt 'cap' or covering and minor modifications or upgrades to existing site landscaping and perimeter fencing at the former PG&E MGP at 999 Third Street, based on the following findings and subject to the conditions of approval below: Use Permit (UP13-001) Findings A. The proposed 'significant' grading activities is in accord with the General Plan, the objectives of the Zoning Ordinance, and the purposes of the Second/Third Mixed Use East (2/3 MUE) District in which the site is located in that: As documented in the General Plan 2020 Consistency Table attached to the staff report to the Planning Commission, the project will be consistent with Neighborhoods Policy NH -40c (Second/Third Mixed -Use District; PG&E Office Building Site) & NH -40d (Second/Third Mixed -Use District; Transportation Corridor), and Community Design Policies CD -1d (City Image; Landscape Improvement), CD -5 (Views), and CD -15 (Participation in Project Review); 2. The proposed `significant' grading activities will be consistent with the objectives of the Zoning Ordinance, which is to promote and protect the public health safety, peace, comfort and general welfare, given that; a. The proposed project will implement and promote the goals and policies of the San Rafael General Plan 2020, as identified in Finding Al above; b. The proposed project will protect, strengthen and diversify the economic base of the City by providing discretionary entitlements or approvals (Use Permit UP13-001 and Environmental and Design Review Permit ED13-002) to remediate a known brownfield site and facilitate its future redevelopment with potentially Downtown housing; c. The proposed project will promote a safe, effective traffic circulation system, and maintain acceptable local circulation system operating condition, given that; the proposed grading will be staged over two consecutive grading seasons (April 15th _ October 15th; 2014 - 2015) to minimize the impact of truck haul traffic in the Downtown generally and along the `major' commercial transportation corridors (2nd and 3rd Streets) through Downtown specifically. Also, trucks will be staged off-site and outside the Downtown and radio -dispatched to the site; during morning peak commute/traffic periods (7 — 9 a.m.) and after 3 p.m., the number of trucks to/from the site will be limited to one export and one import trip every 15 minutes or more. Additionally, traffic control measures will be enacted, including widening the entrance to the site by using the street -side parking lane along 3rd Street, using flagman to assist trucks exiting the site and to control pedestrian when necessary, and implementing site work notification signage in advance of, and during, the project. Lastly, the City Traffic Engineer has recommend approval of project, including the transportation to/from the site; 2 d. The proposed project will promote design quality by upgrading existing raised landscape planter areas with new and additional shrubs and replacing the existing chain-link perimeter fencing in kind with an upgraded, more uniform design (6 -tall, black vinyl -coated), perimeter fence, without any screening material (fabric or plastic `privacy slats' inserts) consistent with the recommendations of the San Rafael Police Department; and e. The proposed project will provide for effective citizen participation in decision-making by noticing the Planning Commission's hearing on the project in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300 -foot radius of the site and the appropriate neighborhood groups (Downtown BID and the Federation of San Rafael Neighborhoods) 15 -calendar days prior to the date of this hearing. Posting of a public notice was not required given that the project proposes no new construction or expansion to any of the three (3) existing structures on the site. At the time of the release, printing and distribution of staff's report to the Commission, no public comments have been received as a result of noticing of the project. Comments received from other City departments and non -City agencies on the project have been incorporated in the review and action of the project; 3. The proposed 'significant' grading activities would be consistent with the purposes of the 2/3 MUE District in which the site is located, given that; the proposed project will indirectly promote the Downtown as vibrant commercial and financial center, and as a urban center with a civic, social, entertainment, cultural and residential uses by providing discretionary entitlements or approvals (UP13-001 and ED13-002) to remediate a known brownfield site and facilitate its future redevelopment with potentially Downtown housing; B. The proposed `significant' grading activities, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the City as identified in Finding A2, a — e, above; C. The proposed 'significant' grading activities complies with each of the applicable provisions of the zoning ordinance, in that: a. The site is vacant and unoccupied though PG&E continues to use two of the three existing structures (the office building and the "meter reader" warehouse) for storage. PG&E leases the eastern 1/5th of the site to the Downtown BID for merchant parking on an interim basis, which will cease upon the completion of the project. No redevelopment of the site is proposed by the project and any future redevelopment proposal will need to be consistent with uses allowed in the Second/Third Mixed Use East (2/3 MUE) District; b. The provisions of Marin Municipal Water District's (MMWD) most recent water conservation requirements apply to the project, as specified by MMWD Ordinance 421. Any project that proposes rehabilitated existing landscape areas equal to or greater than 1,000 sq. ft. of non-residential development shall require review and approval prior to the issuance of any building or grading permit. This requirement has been made a condition of approval (see ED13-002; Planning Condition 5 below); c. The project proposes no additions, modifications or alterations to the existing three (3) structures on the site. The project proposes no substantive changes to the existing site design either. The proposed soil remediation activities will affect perimeter landscape 3 planter areas and existing fencing. Both will be upgraded as a result of the project. The PG&E site will appear essentially the same after the completion of the project. Until future redevelopment of the site, the existing buildings will remain in their current location and unoccupied. The vast majority of the site will continue to be covered by an asphalt 'cap'; and D. The potential environmental impacts of the project have been assessed by the State Department of Toxic Substances Control (DTSC). As the `lead agency' for the project, DTSC has prepared and adopted a Negative Declaration (ND). The adopted ND complies with the provisions of California Environmental Quality Act (CEQA) Guidelines. The ND has concluded that the project will not result in any significant environmental impacts. DTSC subsequently approved a Remedial Action Plan (RAP) for the project for which the ND is part of. The scope of the work evaluated in the ND, prepared and adopted for the project, is consistent with the proposed grading activities considered by the Planning Commission with the exception of the minor site modifications (upgraded landscaping fencing), which are exempt from CEQA, pursuant to Sections 15302 (Replacement or Reconstruction) and 15304(b) (Minor Alterations To Lana of the CEQA Guidelines. E. The Planning Commission has considered the Negative Declaration, prepared and adopted by DTSC, finding that the document complies with the provisions of the CEQA Guidelines and concurring that the project will have no significant environmental impacts. Environmental and Design Review Permit (ED13-002) Findings A. That the project design is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of Chapter 14.25 of the Zoning Ordinance; in that: The proposed project will implement and promote the goals and policies of the San Rafael General Plan 2020, as identified in Finding Al above; 2. The proposed project will be consistent with the objectives of the Zoning Ordinance, which is to promote and protect the public health safety, peace, comfort and general welfare, as identified in Finding A2 (a — e) above; 3. The proposed project will be consistent with the purposes of Environmental and Design Review Permits, given that; a. The proposed project will promote design excellence by upgrading existing raised landscape planter areas with new and additional shrubs and replacing the existing chain-link perimeter fencing in kind with an upgraded, more uniform design, 6 -tall, black vinyl -coated perimeter fence; and b. The proposed project will preserve and enhance views from other buildings and public property by replacing the existing perimeter fencing in kind without any screening material (fabric or plastic 'privacy slats' inserts), consistent with the recommendations of the San Rafael Police Department; B. That the project design is consistent with all applicable site, architecture and landscaping design criteria and guidelines for the district in which the site is located, in that; the provisions of MMWD's most recent water conservation requirements apply to the project, as specified by MMWD Ordinance 421. Any project that proposes rehabilitated existing landscape areas equal to or greater than 1,000 sq. ft. of non-residential development shall require review and approval prior to the issuance of any building or grading permit. This requirement has been made a condition of approval (see ED13-002; Planning Condition 5 below); C. That the project design minimizes adverse environmental impacts, as identified in Use Permit Findings D and E above; and D. That the project design will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, as identified in Finding A2, a — e, above. BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Rafael approves the Use Permit (UP13-001) and Environmental and Design Review Permit (ED13- 002), subject to the following conditions: Use Permit (UP13-001) Conditions of Approval San Rafael Sanitation District (SRSD) 1. PG&E is required to apply for a Groundwater Discharge Permit from the Central Marin Sanitation Agency (CSMA) at a minimum of thirty (30) days prior to discharge. This permit will also include the SRSD discharge requirements. Questions shall be direct to Robert Cole, CSMA Environmental Services Manager at (415) 459-1455 ext. 142. 2. SRSD cleans the sewer main on 3rd Street at 2 — 3 months intervals through the year. Due to the potential for creating traffic impacts, PG&E shall coordinate with the SRSD. Please contact Matt Smith, Sewer Maintenance Superintendent, at (415) 458-5365. Public Works Department Assistant Public Works Director/City Engineer 3. The project shall require the issuance of grading permit(s) from the Public Works Department. 4. Prior to issuance of any grading permit for the project, PG&E shall provide a copy of the Soil Management Plan (SMP) and a copy of the Health and Safety Plan (HASP) for review. 5. Prior to issuance of any grading permit for the project, PG&E shall provide a copy of the letter from SRSD reviewing and approving the design of the ground water treatment system. 6. The project proposes to generate more than 5,000 vehicle truck trips to/from the site with 30-40 daily trips necessary. This is a potentially significant impact on the City's roadway system. The methodology for assessing the road wear attributable to the project and for the appropriate repair will be more fully described in the grading permit. The methodology will include documenting the condition of the truck traffic route both immediately before and at the end of the project, and using City traffic data, and visual inspection as a baseline, will determine the wear attributable to the project. The applicant may be required to resurface a portion of 2nd 3rd and Lindaro Streets in relation to the project. This includes a full grind and resurfacing from the project site to Netherton Street or the path of truck traffic for the project. The resurfacing area may include full street width or full lane width. 7. Street parking along 3rd, Brooks, Ritter and Lindaro Streets shall not be utilized by project employees. 8. Traffic control along 2" d and 3rd Street shall be limited as follows: 10 a.m. to 6 p.m. along 2nd Street and 7 a.m. to 3:30 p.m. along 3rd Street. 9. A Staging Plan shall be submitted at the time of grading permit submittal, identifying all off- site truck staging sites or locations. 10. Provide a full plan and associated documentation for the project, stamped and signed by a registered Civil Engineer familiar with this type of project. 11. Prior to issuance of any grading permit for the project, PG&E shall provide a full copy of all applicable permits and direct contact information with the lead agency and agents therein. 12. A full schedule of activities related to the work, including, but not limited to, excavation, traffic control staging areas, sheet pile installation (if needed), setup, backfill and cleanup is needed prior to issuance of any grading permit. 13. There may be a smell released when this material is excavated. Napthalene may produce a `mothball' smell. The project proposes using sniffers and testing the air at the site boundaries during the project. Provide details on the locations of the proposed sniffer and details for their maintenance and period of test readings. 14. PG&E shall provide a contingency plan for unforeseen conditions such as excessive rain when the excavation is open or unforeseen levels of contaminants during excavation. Provide a Storm Water Pollution Prevention Plan (SWPPP) and identify all additional measures to prevent any contaminants from flowing into the existing storm drain system. 15. The project shall require the issuance of encroachment permit(s) for any work proposed in the public right-of-way. Community Development Department, Planning Division 16. This Use Permit (UP13-001) approves site remediation activities at the former PG&E 'San Rafael Manufactured Gas Plant' located at 999 Third Street, pursuant to the Remedial Action Plan on file at the State Department of Toxic Substances Control and outlined by the `Project Description'. This Use Permit approves the excavation of approximately 35,000 cubic yards of contaminated soil from the site, the backfill of approximately 42,000 cubic yards of compacted 'clean' soil and replacement of the existing asphalt 'cap' or covering. These remedial activities are approved over a two (2) grading seasons (April 15`h - October 15 h; 2014 - 2015). 17. This Use Permit limits all grading and construction activities on the site to Monday through Friday, 7 a.m. to 5 p.m. Saturday work may be permitted upon prior request and written approval by Planning staff and shall limit all grading and construction activities on the site to 9 a.m. to 6 p.m. consistent with the City's allowable construction hours (Chapter 8.13 of the San Rafael Municipal Code). Sunday work is strictly prohibited. 18. This Use Permit shall prohibit the site to be used as a commercial parking lot without further City approvals and compliance with all applicable parking, landscape and lighting requirements, regulations and standards pursuant to Chapter 14.18 (Zoning Ordinance; Parking Standards) of the San Rafael Municipal Codes. 19. This Use Permit shall run with the land and shall remain valid regardless of any change of ownership of the project site, subject to these conditions, provided that a grading permit is issued by the Department of Public Works and work commenced or a time extension request is submitted to the City's Community Development Department, Planning Division, within two (2) years of this approval or until October 15, 2015. Failure to obtain all grading permits or a time extension request by the specified date will result in the expiration of this Use Permit. Environmental and Design Review Permit (ED13-002) Conditions of Approval Community Development Department, Planning Division 1. The building techniques, colors, materials, elevations and appearance of the project, as presented to the Planning Commission at their July 23, 2013 hearing, labeled Project Description; Planned Remediation for Former San Rafael Manufactured Gas Plant Site; 999 Third Street; San Rafael, California, and on file with the Community Development Department, Planning Division, shall be the same as required for issuance of all grading permits, subject to these conditions. Minor modifications or revisions to the project shall be subject to review and approval of the Community Development Department, Planning Division. Further modifications deemed not minor by the Community Development Director shall require review and approval by the original decision making body, the Planning Commission, and may require review and recommendation by the City's Design Review Board. 2. This Environmental and Design Review Permit (ED13-002) shall approve replacement of the existing perimeter fencing on the site pursuant to the approved Fencing Plan (see Figure 7; `Project Description'). 3. All new fencing shall be maintained in good condition, fully painted in a uniform color, at all times. Any damaged fencing shall be replaced in a timely fashion. 4. This Environmental and Design Review Permit shall approve minor modification to the existing site landscaping pursuant to the approved Landscaping Plan (see Figure 6; `Project Description'). 5. The project shall comply with the provisions of Marin Municipal Water District's (MMWD) the most recent water conservation ordinance (currently Ordinance 421). Landscape and irrigation plans shall be submitted to MMWD for review and approval prior to issuance of any grading or building permits for the project. Minor modifications or revisions to the approved Landscape Plan (see Figure 7; `Project Description') shall be subject to review and approval of the Community Development Department, Planning Division. 6. All new landscaping shall be irrigated with an automatic drip system and maintained in a healthy and thriving condition, free of weeds and debris, at all times. Any dying or dead landscaping shall be replaced in a timely fashion. 7. All pubic streets and sidewalks and on-site streets which are privately owned that are impacted by the grading and construction operation for the project shall be kept clean and free of debris at all times. The general contractor shall sweep the nearest street and sidewalk adjacent to the site on a daily basis unless conditions require greater frequency of sweeping. 8. A qualified archaeologist and, if requested a Native American representative from the Federated Indians of Graton Rancheria (FIGR) will monitor initial excavation in the vicinity of the historic shoreline (northern portion of the site) as well as spot check excavation throughout the life of the project as needed if sensitive soil or resources are encountered. The monitors must obtain the appropriate certifications to work on a contaminated site. Monitors will keep daily logs and provide a monitoring summary at the close of monitoring activities. A project -specific monitoring plan will be developed in collaboration with FIGR prior to the beginning of remediation activities and will be reviewed and approved by the State Department of Toxic Substances Control (DTSC). The plan will at a minimum include contact information for relevant personnel and procedures to follow if a resource is encountered. The Plan will be 7 included in the Remedial Design and Implementation Plan and distributed to the appropriate project personnel on site. The monitoring plan will be reviewed through preconstruction cultural resource protection training with project personnel prior to excavation activities. If any cultural resources are located during remediation activities, all work will stop within 100 feet of the resource and the qualified archaeologist will be notified immediately. The Cultural Resource Specialist (CRS) or PG&E will contact FIGR and the Planning Division and coordinate the appropriate evaluation of the find and implement any additional treatment or protection, if required. No work shall occur in the vicinity unit approved by the CRS and DTSC. Prehistoric resources that may be identified include, but shall not be limited to, concentrations of stone tools and manufacturing debris made of obsidian, basalt and other stone materials, milling equipment such as bedrock mortars, portable mortars and pestles and locally darkened soils (midden) that may contain dietary remains such as shell and bone, as well as human remains. Historic resources that may be identified include, but are not limited to, small cemeteries or burial plots, structural foundations, cabin pads, cans with soldered seams or tops, or bottles or fragments or clear and colored glass. If human remains are encountered (or suspended) during any project -related activity, all work will halt within 100 feet of the project and the County Coroner will be contacted to evaluate the situation. If the County Coroner determines that the human remains are of Native American origin, the County Coroner shall notify the Native American Heritage Commission (NAHC) within 24 -hours of such identification. The NAHC will notify the "Most Likely Descendant" who will work with DTSC to determine the proper treatment of the remains. No wok shall occur in the vicinity without approval from DTSC. 9. Final inspection of the project by the Community Development Department, Planning Division, is required. The applicant shall contact the Planning Division to request a final inspection upon completion of the project. The final inspection shall require a minimum of 48- hour advance notice The foregoing Resolution was adopted at the regular meeting of the City of San Rafael Planning Commission held on the 15` day of October 2013. Moved by Commissioner XX and seconded by Commissioner XX: AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS ATTEST: Paul A. Jensen, Secretary SAN RAFAEL PLANNING COMMISSION Al Larry Paul, Chair Project Description Planned Remediation for Former San Rafael Manufactured. Gas Plant Site 999 Third Street, San Rafael, California The Department of Toxic Substances Control (DTSC) approved the Remedial Action Plan (RAP) for the former San Rafael Manufactured Gas Plant (MGP) Site (hereafter "the Site"). The RAP consists of remedial activities to address soil, soil gas and groundwater contaminants at the Site including arsenic, benzene, lead, polycyclic aromatic hydrocarbons (PAHs) and petroleum hydrocarbons. Selected remedial activities include the excavation and removal of impacted soil at the Site, backfilling excavations with fill material, and replacement of asphalt and planters. Redevelopment of the Site is not in the scope of this remediation project. The following provides a summary of the proposed project: Project Location and Setting The Site is located at 999 Third Street in the downtown commercial district of the City of San Rafael, California and is bordered by Third Street to the north, Brooks Avenue to the west, Lindaro Street to the east and Second Street to the south (Figure 1, Site Location Map). The Site, which is currently zoned for downtown mixed use (Second/Third Mixed Use East — 2/3MUE), is approximately 3 acres in size and contains three buildings. The buildings consist of an approximately 25,000 -square -feet, two-story building formerly used as office space (Former Office Building), an 8,300 -square -feet building formerly used as a meter reader facility and warehouse (Former Meter Reader/Warehouse Building), and a 900 -square -feet Telecom Building (Figure 2, Site Plan). Currently, the Former Meter Reader/Warehouse Building and Former Office Building are used by Pacific Gas and Electric Company (PG&E) for storage and the Telecom Building is no longer being used by PG&E. The remainder of the Site is covered by an asphalt -paved parking lot, a portion of which is currently leased by the Downtown San Rafael Business Improvement District for commercial parking purposes. The Former Office Building, Former Meter Reader/Warehouse Building and Telecom Building were constructed in 1965, 1924 and 1985, respectively. With the exception of limited areas around the Site that are landscaped, the Site is covered with buildings or pavement. Therefore, there is no habitat that supports native vegetation or terrestrial wildlife populations on-site. The Site is the northwest parcel (Parcel 4, Marin County Assessor's Parcel Number 011-265-01) of the former 17 -acre San Rafael Service Center (Figure 3, Former PG&E San Rafael Service Center Property Map, Photos 1 through 5). The remaining portions of the former Service Center, the southeast, southwest and substation parcels (Parcels 1, 2 and 3, respectively), are bordered by Second Street to the north, Lincoln Avenue to the east, and Anderson Drive and San Rafael Creek to the south. The southeast and southwest parcels were sold in 1998 and are now developed as a commercial business park. Currently, only the Site (Parcel 4) and the substation parcel (Parcel 3) .are owned by PG&E. Land use in the vicinity of the Site and the former Service Center area consists mostly of commercial and high density residential developments. To the east of the Site across Lindaro Street, existing retail facilities include a liquor store and drive-through coffee kiosk. To the north of the Site across Third Street, existing retail facilities include a dry-cleaner and outdoor sports shop as well as a two- story parking structure. To the west of the Site across Brooks Avenue, there is an approximate Page 1 EXHIBIT 3 10,000 -foot commercial building and a 20,000 -square -foot medical clinic along Third Street. To the south of the Site across Second Street, there is the PG&E substation, with a parking garage on its east side and a three-story apartment building that houses 125 studio, one and two bedroom apartments, on its west side. Both Second and Thud streets run east/west and are major commute corridors into and out of San Rafael. Project Background The initial MGP was constructed in 1875 in the northeastern portion of the 3 -acre Site, and expanded over the remaining portions of the Site through the 1920s. Natural gas arrived in San Rafael in 1930, and the MGP was substantially shut down and put on standby status until 1960 when the MGP facility was dismantled. In 1965, the current Former Office Building was constructed and used as the PG&E North Bay Division offices until it was closed in the late 1990s. Environmental investigations in the early and mid 1980s resulted in the construction of a groundwater extraction and treatment system (Figure 3), which is currently operated and maintained by PG&E, and a requirement of site capping for the four parcels of the Former San Rafael Service Center. A Deed Restriction was placed on the larger 17 -acre San Rafael Service Center, which includes the Site. Subsequent environmental investigations were conducted at the Site between 2001 and 2010. Based on the results of these investigations, the Site is underlain by fill material, Bay Mud and Franciscan Assemblage bedrock. In general, fill material is present to a depth of approximately 5 to 8 feet across most of the Site. Buried concrete foundations from former MGP facilities including buildings and gas holders are present in the upper 5 feet in several areas of the Site, particularly in the northeast and northwest portions. The shallow groundwater zone, generally observed between 3 and 6 feet below ground surface (bgs), occurs primarily within fill material overlying the Bay Mud and where Bay Mud was absent, overlying highly weathered bedrock or bedrock. Contaminants were found in shallow fill soil throughout most of the Site and in the upper few feet of the underlying native Bay Mud in some areas of the Site. These impacts are generally limited to the fill material, typically in the upper 3 to 8 feet, but extending to depths between 15 and 25 feet within and below the two former in -ground gas holder structures. Contaminants have also been detected in groundwater samples collected from one or more of the on-site and off-site monitoring wells. The distribution of these constituents in shallow groundwater is also consistent with impacts observed in shallow soil at the Site. Based on results of the Human Health Risk Assessment (HHRA) conducted on analytical data from the Site, the chemicals detected in soil and soil gas at the Site do not pose a health risk above acceptable levels to current on-site and off-site commercial workers and off-site residential populations. However, future changes in land use, redevelopment, or permanent removal of the existing asphalt or concrete cover could result in human health risks above an acceptable risk range. As such, selected contaminants present in soil and soil gas will require some remediation or other form of risk management (e.g.' institutional controls) if the cap on the Site is removed or altered and/or if the Site is developed for commercial or residential purposes, including mixed use (combined commercial and residential use). Additionally, remediation or another form of risk management (e.g., institutional controls such as a Soil Management Plan) is warranted to protect the health of on-site intrusive workers who may engage in subsurface construction activities. Page 2 Groundwater is not currently used at the Site as a potable drinking water source. Though elevated contaminant concentrations have been detected in groundwater, the downgradient extent has been sufficiently delineated. Delineation is defned by either non -detects or relatively low concentrations in groundwater samples collected in downgradient off-site wells, some of which are being sampled as part of the 17 -acre Service Center semi-annual monitoring program. Further, impacted groundwater down -gradient of the Site is contained within a slurry wall and extracted by the existing groundwater extraction and treatment system. PG&E is currently working with the City to develop a redevelopment strategy for the Site. The planned remediation is expected to facilitate the redevelopment of the Site as the amended land use restrictions on the Site would allow for multi -family residential development and the need for environmental engineering controls would be minimized. Site Remediation and Restoration Plan Excavation, Restoration and Long -Term O&M Based on the detailed evaluation of these remedial alternatives, the preferred and selected remedial alternative for soil includes focused excavation and off-site disposal of impacted soil in select areas throughout the Site as well as in shallow exposed planters that are not subsequently capped (Figure 4 Excavation Plan). An estimated 35,000 cubic yards of impacted soil will be excavated from the Site. Excavations greater than 5 feet will be advanced using a combination of methods including, but not limited to, shoring, slot trenching with a 2 -sack cement -slurry displacement, or sloping/benching of excavation side-walls. During remediation activities, any entry into excavations will be conducted in accordance with U.S. Occupational Safety and Health Administration (OSHA) requirements. Access setbacks will be established at the edges of all excavations to ensure the safety and the protection of the public. In areas where the public right-of-way (sidewalks and street) falls within the minimum setback, those sidewalks or street lanes will be temporarily closed under a City encroachment permit. On-site buildings are currently unoccupied and will remain so during remediation. However, excavation in the vicinity of on-site buildings will be undertaken using one or more of the soil retainment approaches described above, to avoid slope stability failure. With the exception of .topsoil placed in restored perimeter planters, all excavations will be backfilled and backfill materials will be compacted to a minimum of 90 percent relative compaction with finished grades established to facilitate appropriate drainage of the Site. Approximately 42,000 cubic yards of clean imported fill materials will be used to backfill excavations. The remediation activities will be conducted over two construction seasons. At the completion of thefust construction season, all excavations will be backfilled, compacted, graded and paved with finished grades established to facilitate appropriate drainage of the Site. In areas of the Site where remediation is planned for a second season, the existing paving will not be removed until the start of the second season. Over the period in between the two construction seasons, the Site will be paved and no loose soils or stockpiles will be left onsite. The surface will be restored to its pre-existing condition, either as asphalt paving or landscaped planters. The existing building foundations, new or existing asphalt pavement and planter soil will be maintained as a cap over the Site surface in its current configuration. Although the extent of soil impacts beneath the buildings is generally less than the impacts encountered in the eastern two- thirds of the Site, impacted soil beneath the buildings will be managed in the same manner as impacted soil remaining onsite in other areas of the Site by remaining capped. Following Page 3 completion of remediation activities and the post -remediation HHRA, the existing institutional control which is a Land Use Covenant will be amended to allow multi -family residential development if the development is designed to prevent contact with the underlying soil by residents (eliminating soil ingestion, inhalation and contact exposure pathways) and engineering controls that are approved by DTSC are utilized to reduce potential vapor intrusion pathways, if needed, to acceptable levels or eliminated. The Land Use Covenant will require that the existing cap be maintained, and place restrictions on activities which could compromise the integrity of the existing cap and disturb the underlying impacted soil. A post -remediation Soil Management Plan will be required for the property so that any subsurface impacted soil disturbed during future activities (e.g., utility line installation or repair, property redevelopment) will be handled and managed appropriately. Depending on the future use of the Site by the future owner, and assuming the existing buildings are removed, the future owner could either cap impacted soils in-place (i.e., beneath the new building foundations, pavement or landscaping) or remove the impacted soils, under DTSC oversight. Once the remediation is completed, PG&E will continue to use the existing buildings for storage until the property is sold for redevelopment. There is no plan to operate the site as a leased commercial parking lot, and therefore there are no plans to stripe the new pavement. Any existing perimeter fencing that is removed during the remediation activities will be replaced in kind. All perimeter planters that are excavated during remediation will be replaced in kind. The landscaping plan will be presented to the City with the remediation plans as part of the Grading Permit Application submittal. Onsite Equov.,ent and Storage Excavation and loading equipment will likely include the following: backhoes, excavators, loaders, and compaction rollers, or equivalent. An excavator, backhoe or loader will be used. to load excavated soil into trucks or roll -off bins. The waste will then be transported by truck either directly to the disposal facility, or transferred to rail transport. Some excavated soils may require dewatering in aboveground containment structures or roll -off bins prior to being removed from the Site. Other support equipment may also be used during soil remediation. The duration of use should be short and intermittent. This equipment may include saw cutting equipment to cut asphalt and cement truck to deliver sand -cement slurry backfill for portions excavated using slot trenching and for backfilling other surgical excavation methods. Cement trucks will also be used for delivering wet cement for construction of concrete paving during the restoration phase. Soil stockpiling will occur during remediation activities on a short-term basis. In general, excavated soils will be removed from the site by truck within a few days of being excavated. A description of the soil management practices to be followed during remediation activities will be provided to the City of San Rafael prior to the beginning of remediation activities. Adequate space is available onsite to store all project equipment, materials, excavated soil (stockpiles or roll -off bins) and stockpiled imported clean soil, for the duration of the project. Page 4 Project Din-atim The excavation and backfill will be completed in a total of 8 to 10 months, and will be phased over 2 consecutive construction seasons. Implementation of remedial actions is expected to occur between 7:00 a.m. and 5:00 p.m., Monday through Friday. TraitspoiYatiort alid Trak The objective of the transportation plan is to handle, transport, and dispose of impacted soils according to applicable regulations and in an environmentally sound and safe manner. The RAP provides procedures for the safe transport of the impacted soil from the Site to permitted landfills. Soil will be loaded into hauler trucks or roll -off bins. Truck boxes will be covered with a secured tarp before they leave the Site. For soil being disposed of at the Republic Services ECDC Landfill in East Carbon, Utah, hauler trucks will transport the soil to the rail terminal (Seaver Yard) in Richmond, California, where it will be directly transferred from the trucks to railcars, and then transported by rail to the Landfill. It is estimated that approximately 2,200 truckloads will be needed to remove approximately 35,000 cubic yards of impacted soil from the Site and approximately 2,500 truckloads will be needed to import clean backfill material. Truck traffic will include an average of 30 trips per day during excavation and export of impacted soils and an average of 40 trips during import of clean backfill materials, between the hours of 7:00 a.m. and 5:00 p.m. Monday through Friday. Trucks will be routed along commercial corridors within the City of San Rafael to avoid residential areas (Figure 5 Local Haul Routes). The remedial work will be implemented over an 8 to 10 month period over the 2013-2014 or 2014-2015 construction seasons. Traffic control measures will be implemented as necessary during remediation activities under an encroachment permit through the City of San Rafael, as needed. The primary entrance for haul trucks will be on the north side of the Site, where trucks will use a widened left lane on Third Street (including part of the adjacent street -side parking lane) and turn onto an onsite ramp constructed as part of the Project (Figure 5). The primary exit for haul trucks will be on the east side of the Site where trucks will turn right onto Lindaro Street, and use the traffic light to make a left turn onto Second Street. Flagmen will be used for trucks entering and leaving the Site and to control pedestrian traffic where needed. Appropriate pedestrian and vehicular traffic control signage used for this Project will be approved by the City of San Rafael. Adequate parking will be made available at the Project area for contractors and equipment so that on -street parking is avoided by Project personnel. Within San Rafael, the trucks will primarily remain on Second and Third Streets (Congestion Management Segments) and frontage streets serving as access to U.S. 101, avoiding residential streets. The proposed transportation routes from the Site to the selected landfill as well as alternative landfills are presented in the RAP. In consultation with the City of San Rafael, the following measures will be implemented to minimize the impact of the project to the street traffic system: • The number of haul trucks onsite at any one time will be limited to approximately 4 or 5 trucks; • Truck staging areas will be established outside the San Rafael downtown area at locations presented in a staging plan that will be approved by the City of San Rafael; Page 5 • Trucks will be dispatched to the Site from the off-site staging areas one at a time and at an approximate spacing equivalent to trucks leaving the Site; • Flagmen will be used to direct traffic, and to promote safe and efficient Site access and egress by trucks and construction equipment; • Extreme caution will be exercised during entering and exiting of the work area to promote safe and uninterrupted traffic flow; • During peak commuting traffic periods (i.e., 7am to 9am, and after 3pm), the number of trucks to and from the Site will be limited to approximately one truck every 15 minutes or more in each direction. Both non -hazardous and hazardous soil will be transported by truck and train to Republic Services ECDC Landfill in East Carbon, Utah. Hauler trucks will transport the soil to the rail terminal (Seaver Yard) in Richmond, California, where it will be ditectly transferred from the trucks to railcars, and then transported by rail to the Landfill. Alternative facilities for non -hazardous soil include Forward Landfill in Manteca, California and Altamont Landfill in Livermore, California. Alternative facilities for hazardous soil include Ketfleman Hills landfill in Kettleman City, California, Clean Harbors' Buttonwillow landfill in Buttonwillow, California and US Ecology's Beatty landfill in Beatty, Nevada. Transportation to all destinations except ECDC Landfill in Utah will be completed by trucks only. Approximately 10 to 20 project -related staff (construction workers; engineers, agency representatives) are anticipated to be onsite on any given day, depending on the particular phase of the project. Any project -related vehicles that are not parked onsite will be parked locally at public parking facilities. Excavation Dewatering Excavation dewatering will be conducted in all areas where soils are removed from the saturated zone. Any groundwater extraction during excavation dewatering will be treated by an onsite groundwater treatment system prior to being discharged under permit to the sanitary sewer. The design of the groundwater treatment system will be provided to the City of San Rafael prior to the beginning of remediation activities. If the discharge cannot be released to the sanitary sewer, details on alternative methods of disposal will be provided to the City for review. Pi -q ect Plans Pvepnicaion Project plans and associated documentation will be prepared as part of the Grading Permit Application and submitted to the City of San Rafael Public Works Department. The final project plans will be stamped and signed by a certified Civil Engineer familiar with this type of project. The Application will include any required permits from other agencies and contact information for key project representatives, including the lead regulatory agency. A full schedule of activities related to the remediation activities will also be submitted to the City. The City will be provided documentation that will identify the use and locations of air monitoring equipment during the remediation project to protect the public. A Stormwater Pollution Prevention Plan (SWPPP), which details of surface water will be managed and protected, will be prepared and submitted to the City. Page 6 Secanity and Public Safety Measures Prior to the start of field work, PG&E will prepare a Health and Safety Plan (HASP) for the Site to include the proposed remedial work for the protection of construction workers and visitors at the Site. The HASP will be prepared in accordance with Title 8 California Code of Regulation (CCR), Section 5192 and 29 Code of Federal Regulation (CFR) 1910.120. The HASP will provide information describing anticipated health and safety matters at the Site and establishes policies and procedures to protect Site workers from predicted Site hazards. The HASP will be provided to the City of San Rafael prior to the beginning of remediation activities. Generally, a HASP provides information describing anticipated health and safety matters at a Site and establishes policies and procedures to protect Site workers, the public, and the environment from predicted site hazards. As will be indicated in the HASP, in the event that anticipated conditions at the Site change, the plan will be modified accordingly. The HASP will contain the following elements: • A general description of the Site, including a location map; • Work objectives; • A hazard evaluation, which includes the characteristics of the potential hazards to be found at the Site; • Name of key personnel and alternates responsible for health and safety, including the appointment of a health and safety coordinator; • Site personnel training requirements as specified by Title 8 CCR, Section 5192, 29 CFR 1910.120, and medical surveillance requirements; • PPE to be used by site personnel in addition to decision criteria for upgrading the levels of PPE; • The frequency and types of personal and perimeter air monitoring, and environmental sampling techniques and instrumentation to be used for health and safety purposes; • Site control measures including the designation of work zones (i.e., exclusion zone, contamination reduction zone, and support zone); • Decontamination procedures for personnel and equipment; • Noise control procedures and action levels; • Dust control procedures and action levels; • Procedures to perform safe work; Page 7 • Contingency plans for emergencies including contact names and telephone numbers; • Location of nearest medical facility for emergency medical care, as well as a map showing the route from the Site to the medical facility; and • HASP review acknowledgement by all remediation personnel. In addition, although the Site will have a perimeter fence, on-site security (i.e., a security guard) will be provided during evenings and weekends while remedial activities are ongoing. Attachments Attached in support of this application are the follo`ving: • Figure 1: Site Location Map • Figure 2: Site Plan • Figure 3: Former PG&E San Rafael Service Center Property Map • Figure 4: Excavation Plan • Figure 5: Local Haul Route • Photos 1 through 5 showing current site conditions • Letter to City of San Rafael titled "Responses to City of San Rafael Comments, Preliminary Use Permit and Environmental and Design Review Permit Application, Soil Remediation Project, Former San Rafael Manufactured Gas Plant, 999 Third Street, San Rafael, California," dated October 18, 2012. 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FROM SITE TO HWY 101 ALTERNATIVE FACILITIES FOR NON -HAZARDOUS SOIL INCLUDE: LOCAL HAUL ROUTE AND FROMHWY 101 TO SITE ' • ALTAMONT LANDFILL IN LIVERMORE, CA NOT TO SCALE, NOT PROPORTIONAL PG&E FORMER SAN RAFAEL MGP SITE PEDESTRIAN - SAN RAFAEL, CALIFORNIA PEDESTRIAN TRAFFIC CONTROL TRAFFIC CONTROL CLEAN HARBORS' LANDFILL IN BUTTONWILLOW, CA, AND DURING TRUCK DURING TRUCK ENTRY ENTRY VEYJ V 9 DRIVEWAY VE1 Y ---PARWNG- '0"OER-----_---.----SI aoseDoU -- THIRD RE T - c _ REMEDIATION F- W W rt F - <n n m RE TO US -101 NORTH __'N FROM US -tot NORTH \TO US -101 SOUTH 101 N DRIVEW Y Z W ---- _ o JEWALK ,,. N' -------------------------------------------------------- ----------- SECOND STREET ---------- -- --------------------------------------------- SITE PLAN — — — — —`— —'—'® — n sD 120FEET ENTERING AND EXITING THE SITE APPROXIMATE SCALE lk Ii BOTH NON -HAZARDOUS AND HAZARDOUS SOIL WILL BE TRANSPORTED BY TRUCK AND TRAIN TO: • REPUBLIC SERVICES ECDC LANDFILL IN EAST CARBON, UTAH. 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