Mitigation Monitoring and Reporting Program for Santa Rosa Lowe's

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					      Mitigation Monitoring and Reporting Program
                            for
Santa Rosa Lowe’s Home Improvement Warehouse Project
      City of Santa Rosa, Sonoma County, California



                           Prepared for:




                      City of Santa Rosa
               Community Development Department
                100 Santa Rosa Avenue, Room 3
                     Santa Rosa, CA 95402
                         707.543.3410

               Contact: Jessica Jones, City Planner




                           Prepared by:

                 Michael Brandman Associates
                        Bishop Ranch 3
                 2633 Camino Ramon, Suite 460
                     San Ramon, CA 94583
                         925.830.2733

             Contact: Jason Brandman, Project Director




                         February 4, 2009
Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                          Mitigation Monitoring and Reporting Program


                            Table 1: Santa Rosa Lowe’s Home Improvement Warehouse Project Mitigation Monitoring and Reporting Program

                                                                                                               Timing of           Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification           Verification
                                                                                                                                                            Date            Initial
  1.           Aesthetics, Light, and Glare

  MM AES-3. Prior to issuance of building permits, the project                   Approval of plans; Site   Prior to issuance of   City of Santa Rosa
  applicant shall submit a photometric plan to the City of Santa                 inspection                building permits
  Rosa for review and approval. The photometric plan shall
  identify types of lighting fixtures and their locations on the
  project site. In accordance with Santa Rosa City Code Chapter
  20-30.080 and the City of Santa Rosa Design Guidelines, all
  outdoor lighting fixtures shall be no more than 16 feet high and
  shall be shielded, recessed, or directed downward to prevent
  unwanted illumination of neighboring properties and public
  rights-of-way. The approved photometric plan shall be
  incorporated into the proposed project.

  2.           Air Quality

  MM AIR-3a. During project construction, all architectural                      Notes on plans; Site      Prior to issuance of   City of Santa Rosa
  coatings shall be zero-volatile organic compound (VOC) paints                  inspection                permits; During
  (assumes no more than 100 grams/liter of VOC, a 60-percent                                               construction
  reduction from the URBEMIS Default of 250 grams/liter of                                                 activities
  VOC) and coatings. All paints shall be applied using either
  high-volume low-pressure spray equipment or by hand
  application.

  MM AIR-3b. During construction activities, the following dust                  Notes on plans; Site      Prior to issuance of   City of Santa Rosa
  control measures shall be implemented:                                         inspection                permits; During
  • Water all active construction areas at least twice daily. All                                          construction
    watering activities shall adhere to the requirements of the                                            activities
    Stormwater Pollution Prevention Plan.
  • Cover all trucks hauling soil, sand, and other loose materials
    or require all trucks to maintain at least two feet of freeboard
    (i.e., the minimum required space between the top of the load
    and the top of the trailer).
  • Pave, apply water three times daily, or apply (non-toxic) soil
    stabilizers on all unpaved access roads, parking areas, and


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                       Mitigation Monitoring and Reporting Program



                                                                                                              Timing of         Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                             Verification         Verification
                                                                                                                                                         Date            Initial
      staging areas at construction sites. These activities shall
      adhere to the requirements of the Stormwater Pollution
      Prevention Plan.
  • Sweep daily (with water sweepers) all paved access roads,
    parking areas, and staging areas at construction sites.
  • Sweep streets daily (with water sweepers) if visible soil
    material is carried onto adjacent public streets.
  • Hydroseed or apply (non-toxic) soil stabilizers to inactive
    construction areas (previously graded areas inactive for ten
    days or more). These activities shall adhere to the
    requirements of the Stormwater Pollution Prevention Plan.
  • Enclose, cover, water twice daily, or apply (non-toxic) soil
    binders to exposed stockpiles (e.g., dirt, sand).
  • Limit traffic speeds on unpaved roads to 15 miles per hour.
  • Install sandbags or other erosion control measures to prevent
    silt runoff to public roadways.
  • Replant vegetation in disturbed areas as quickly as possible.

  MM AIR-9a. Prior to occupancy the project applicant shall                      Site inspection          Prior to occupancy   City of Santa Rosa
  install the following items in the Lowe’s Home Improvement                                              of the Lowe’s
  Warehouse loading docks:                                                                                Home
  • Signage advising truck drivers to turn off engines when not in                                        Improvement
    use                                                                                                   Warehouse
  • Signage advising truck drivers of State law prohibiting diesel
    idling of more than five minutes
  • Auxiliary 110 volt and 220 volt power units so trucks can
    power refrigeration units or other equipment without diesel
    engine idling

  MM AIR-9b. The project shall implement the California CAT                      Site inspection          Prior to occupancy   City of Santa Rosa
  strategies (Hydrofluorocarbon Reduction). An alternative to                                             of the Lowe’s
  refrigerant R22, also known as HCFC-22, shall be selected. The                                          Home
  applicant and the onsite retailers shall also join the U.S. EPA                                         Improvement
  GreenChill Partnership, which provides information and                                                  Warehouse and the


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                       Mitigation Monitoring and Reporting Program



                                                                                                              Timing of         Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                             Verification         Verification
                                                                                                                                                         Date            Initial
  recommendations for further reducing project reliance on                                                retail/restaurant
  hydrofluorocarbons.                                                                                     structures

  MM AIR-9c. Prior to project occupancy, the project applicant                   Site inspection          Prior to occupancy   City of Santa Rosa
  shall install the following building energy efficiency measures:                                        of the Lowe’s
  • High efficiency insulation                                                                            Home
                                                                                                          Improvement
  • High efficiency heating and cooling systems                                                           Warehouse and the
  • High efficiency lighting systems                                                                      retail/restaurant
  • Occupancy sensors in backroom portions of interior spaces                                             structures

  MM AIR-9d. Prior to project occupancy, the project applicant                   Site inspection          Prior to occupancy   City of Santa Rosa
  shall install Energy Star or equivalent appliances or electronic                                        of the Lowe’s
  devices in the Lowe’s Home Improvement Warehouse and the                                                Home
  two 4,500 square-foot retail/restaurant structures. Examples of                                         Improvement
  appliances and electronic devices include, but are not limited to                                       Warehouse and the
  dishwashers, food preparation devices (e.g., stoves and ovens),                                         retail/restaurant
  computer equipment (e.g., servers), televisions, electronic                                             structures
  signage, and similar devices. The project applicant shall be
  exempted from the requirements of this measure if such
  appliances and electronic devices are not readily available or
  cost substantially more than conventional devices.

  MM AIR-9e. The proposed project shall use “cool paving”                        Site inspection          Prior to occupancy   City of Santa Rosa
  materials in the front sidewalk area and loading areas. Examples                                        of the Lowe’s
  of cool paving materials include asphalt or concrete with high                                          Home
  solar reflectivity (i.e., through the use of light-colored                                              Improvement
  aggregate), porous or permeable asphalt or concrete in areas                                            Warehouse and the
  where heavy-duty paving materials are not necessary, roller                                             retail/restaurant
  compacted concrete, and asphalt chip seals that employ light-                                           structures
  colored aggregate. The project applicant shall provide at least
  12,000 square feet of cool paving material coverage.

  3.           Biological Resources

  MM BIO-1a. If tree removal occurs during the nesting season                    Site inspection;         No more than 15      City of Santa Rosa;
  (February 1 to August 31), no more than 15 days prior to any                   Submittal of survey      days prior to any    California



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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                        Mitigation Monitoring and Reporting Program



                                                                                                              Timing of          Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                             Verification          Verification
                                                                                                                                                          Date            Initial
  site-disturbing activities, including vegetation removal or                    documentation            site-disturbing       Department of Fish
  grading, the project applicant will retain a qualified wildlife                                         activities during     and Game
  biologist to conduct a nesting bird survey to determine if nests                                        the nesting season
  are active or occupied onsite or within 500 feet of the project
  site. The surveys shall be conducted a minimum of three
  separate days during the 15 days prior to disturbance. Active
  passerine nests shall be protected with a 250-foot buffer, and
  active raptor nests shall be protected with a 500-foot buffer. The
  buffers shall be maintained until after the nestlings have fledged
  and left the nest. No construction activities shall be allowed in
  these buffers. Buffers shall be marked in the field with stakes
  and flagging at all potential access points to the buffer. Buffers
  shall remain in place until the nest is no longer active, as
  determined by a qualified biologist. If warranted by site
  conditions (as evaluated and documented by a qualified
  biologist), this buffer may be reduced with the approval of the
  California Department of Fish and Game. This mitigation
  measure does not apply to any tree removal activities that would
  occur during the non-nesting season (September 1 to January
  31).

  MM BIO-1b. Prior to demolition of any structures on the 325                    Site inspection;         Prior to demolition   City of Santa Rosa;
  Yolanda Avenue parcel, a qualified biologist/s shall survey these              Submittal of survey      of any structures     California
  structures to determine the presence or absence of day-roosting                documentation            on the 325            Department of Fish
  bats. This could be accomplished through a combination of                                               Yolanda Avenue        and Game
  building inspections, acoustical monitoring, and roost exit                                             parcel
  surveys. If pallid bats are determined to be present, removal of
  buildings shall not occur until after the breeding season has
  ended (October 31). If any structure is identified as housing a
  substantial population of pallid bats (over 25 bats), then
  exclusionary devices shall be installed by a qualified
  professional to ensure that no pallid bats are in the building at
  the time of removal. Exclusion shall not occur more than one
  week prior to removal of the structure, and exclusionary devices
  shall remain in place until removal is complete.




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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                         Mitigation Monitoring and Reporting Program



                                                                                                              Timing of           Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                             Verification           Verification
                                                                                                                                                           Date            Initial

  MM BIO-3. Prior to issuance of grading permits, the project                    Approval of              Prior to issuance of   City of Santa Rosa;
  applicant shall retain a qualified biological consultant to prepare            Jurisdictional           grading permits        United States
  a Jurisdictional Delineation to determine if the drainage features             Delineation                                     Army Corps of
  on the project site are under the jurisdiction of either the USACE                                                             Engineers; North
  or the RWQCB. If any of these features are determined to be                                                                    Coast Regional
  jurisdictional, permit applications shall be filed with USACE                                                                  Water Quality
  and RWQCB to obtain necessary approvals to remove these                                                                        Control Board
  features. Removed jurisdictional features shall be replaced
  through purchase of credits at an agency-approved mitigation
  bank at no less than a 1:1 ratio.

  MM BIO-5. Prior to issuance of building permits, the project                   Approval of plans;       Prior to issuance of   City of Santa Rosa
  applicant shall submit a landscape plan to the City of Santa Rosa              Notes of plans; Site     building permits
  that identifies replacement trees for those trees removed during               inspection
  construction. Removed trees shall be replaced in accordance
  with the specified ratios pursuant to City Code Chapter 17-24.
  Any trees that will not be removed during construction shall be
  protected with construction fencing.

  4.           Cultural Resources

  MM CUL-1. If a potentially significant cultural resource is                    Site inspection;         During subsurface      City of Santa Rosa
  encountered during subsurface earthwork activities for the                     Submittal of             earthwork
  project, all construction activities within a 100-foot radius of the           documentation            activities
  find shall cease until a qualified archaeologist determines
  whether the resource requires further study. The City of Santa
  Rosa shall require the project applicant to include a standard
  inadvertent discovery clause in every construction contract to
  inform contractors of this requirement. Any previously
  undiscovered resources found during construction shall be
  recorded on appropriate California Department of Parks and
  Recreation (DPR) forms and evaluated for significance in terms
  of California Environmental Quality Act criteria by a qualified
  archaeologist. Potentially significant cultural resources consist
  of, but are not limited to, stone, bone, glass, ceramic, wood, or
  shell artifacts; fossils; or features including hearths, structural
  remains, or historic dumpsites. If the resource is determined
  significant under CEQA, the qualified archaeologist shall


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                          Mitigation Monitoring and Reporting Program



                                                                                                               Timing of           Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification           Verification
                                                                                                                                                            Date            Initial
  prepare and implement a research design and archaeological data
  recovery plan that will capture those categories of data for which
  the site is significant. The archaeologist shall also perform
  appropriate technical analyses, prepare a comprehensive report
  and file it with the appropriate Information Center, and provide
  for the permanent curation of the recovered materials.

  MM CUL-3. In the event a fossil is discovered during any                       Site inspection;          During any             City of Santa Rosa
  earthwork activities for the proposed project (including those                 Submittal of              earthwork
  occurring at depths of less than 10 feet), all excavations within              documentation             activities
  100 feet of the find shall be temporarily halted or delayed until
  the discovery is examined by a qualified paleontologist, in
  accordance with Society of Vertebrate Paleontology standards.
  The paleontologist shall notify the City of Santa Rosa to
  determine procedures to be followed before construction is
  allowed to resume at the location of the find. If the find is
  determined to be significant and the City determines that
  avoidance is not feasible, the paleontologist shall design and
  carry out a data recovery plan consistent with the Society of
  Vertebrate Paleontology standards. The plan shall be submitted
  to the City for review and approval. Upon approval, the plan
  shall be incorporated into the project.

  MM CUL-4. If human remains are encountered during earth-                       Site inspection;          During earth-          City of Santa Rosa;
  disturbing activities for the project, all work in the adjacent area           Submittal of              disturbing             Sonoma County
  shall stop immediately and the Sonoma County Coroner’s office                  documentation             activities             Coroner’s Office
  shall be notified. If the remains are determined to be Native
  American in origin, the Native American Heritage Commission
  shall be notified and will identify the Most Likely Descendent,
  who will be consulted for recommendations for treatment of the
  discovered remains.

  5.           Geology, Soils, and Seismicity

  MM GEO-1. Prior to issuance of building permits, the project                   Approval of plans; Site   Prior to issuance of   City of Santa Rosa
  applicant shall provide documentation to the City of Santa Rosa                inspection                building permits
  demonstrating that all project structures are designed in
  accordance with the applicable seismic design parameters for the


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                          Mitigation Monitoring and Reporting Program



                                                                                                               Timing of           Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification           Verification
                                                                                                                                                            Date            Initial
  project site.

  MM GEO-4. Prior to issuance of grading permits, the project                    Approval of plans; Site   Prior to issuance of   City of Santa Rosa
  applicant shall provide documentation to the City of Santa Rosa                inspection                grading permits
  demonstrating that all applicable recommendations for abating
  expansive soil conditions from the Geotechnical Engineering
  Study or comparable geotechnical study have been implemented
  into the project’s grading and building plans. This includes
  recommendations associated with soil engineering and
  foundation design and construction.

  6.           Hazards and Hazardous Materials

  MM HAZ-1a. Prior to demolition of any structures located on                    Submittal of              Prior to demolition    City of Santa Rosa
  the project site, the project applicant shall retain a certified               documentation; Site       of any structures
  contractor to remove and properly dispose of all hazardous                     inspection
  materials associated with automotive and trucking repair (e.g.,
  motor oil, coolant, automotive fluids, batteries, etc.) and
  hazardous materials storage vessels (e.g., storage tanks). All
  removal and disposal activities shall be completed prior to the
  commencement of demolition.

  MM HAZ-1b. Prior to demolition of any structures located on                    Submittal of              Prior to demolition    City of Santa Rosa
  325 Yolanda Avenue, 2612 Santa Rosa Avenue, or 2620 Santa                      documentation; Site       of any structures
  Rosa Avenue, the project applicant shall retain a certified                    inspection                located on 325
  contractor to remove and properly dispose of all materials                                               Yolanda Avenue,
  containing asbestos and lead paint in accordance with federal                                            2612 Santa Rosa
  and state law. All removal and disposal activities shall be                                              Avenue, or 2620
  completed prior to the commencement of demolition.                                                       Santa Rosa Avenue

  MM HAZ-2. Prior to project occupancy, the project applicant                    Submittal of              Prior to project       City of Santa Rosa
  shall prepare and submit a Hazardous Materials Business Plan to                documentation; Site       occupancy
  the Santa Rosa Fire Department for review and approval. The                    inspection
  project applicant shall implement all applicable provisions of the
  Hazardous Materials Business Plan during store operations.

  7.           Hydrology and Water Quality



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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                         Mitigation Monitoring and Reporting Program



                                                                                                               Timing of          Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification          Verification
                                                                                                                                                           Date            Initial

  MM HYD-1. Prior to the issuance of grading permits, the                        Approval of plans; Site   Prior to the          City of Santa Rosa
  project applicant shall prepare and submit a Stormwater                        inspection                issuance of grading
  Pollution Prevention Plan (SWPPP) to the City of Santa Rosa                                              permits
  that identify specific actions and Best Management Practices
  (BMPs) to prevent stormwater pollution during construction
  activities. The SWPPP shall identify a practical sequence for
  site restoration, BMP implementation, contingency measures,
  responsible parties, and agency contacts. The SWPPP shall
  include, but not be limited to, the following elements:
  • Temporary erosion control measures shall be employed for
    disturbed areas.
  • No disturbed surfaces will be left without erosion control
    measures in place during the winter and spring months.
  • Sediment shall be retained onsite by a system of sediment
    basins, traps, or other appropriate measures.
  • The construction contractor shall prepare Standard Operating
    Procedures for the handling of hazardous materials on the
    construction site to eliminate or reduce discharge of materials
    to storm drains.
  • BMP performance and effectiveness shall be determined
    either by visual means where applicable (e.g., observation of
    above-normal sediment release), or by actual water sampling
    in cases where verification of contaminant reduction or
    elimination (such as inadvertent petroleum release) is required
    by the North Coast Regional Water Quality Control Board to
    determine adequacy of the measure.
  • In the event of significant construction delays or delays in
    final landscape installation, native grasses or other appropriate
    vegetative cover shall be established on the construction site
    as soon as possible after disturbance, as an interim erosion
    control measure throughout the wet season.

  MM HYD-2a. Prior to the issuance of building permits, the                      Approval of plans; Site   Prior to the          City of Santa Rosa
  project applicant shall submit the final Standard Urban Storm                  inspection                issuance of
  Water Mitigation Plan or an equivalent stormwater management                                             building permits



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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                       Mitigation Monitoring and Reporting Program



                                                                                                               Timing of        Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification        Verification
                                                                                                                                                         Date            Initial
  plan to the City of Santa Rosa for review and approval. The
  stormwater management plan shall identify pollution prevention
  measures and practices to prevent polluted runoff from leaving
  the project site. The pollution prevention measures shall be
  implemented into the proposed project. Examples of stormwater
  pollution prevention measures and practices to be contained in
  the plan include, but are not limited to:
  • Bioswales and landscaped areas that promote percolation of
    runoff
  • Pervious pavement
  • Roof drains that discharge to landscaped areas
  • Trash enclosures with screen walls and roofs
  • Stenciling on storm drains
  • Curb cuts in parking areas to allow runoff to enter landscaped
    areas
  • Rock-lined areas along landscaped areas in parking lots
  • Catch basins
  • Regular sweeping of parking areas and cleaning of storm
    drainage facilities
  • Employee training to inform store personnel of stormwater
    pollution prevention measures

  The project applicant shall also prepare and submit an
  Operations and Maintenance Plan to the City identifying
  procedures to ensure that stormwater quality control measures
  work properly during operations.

  MM HYD-2b. Prior to the first day of store operations and                      Site inspection          Prior to the first   City of Santa Rosa
  during store operations, stormwater pollution prevention                                                day of store
  measures shall be implemented to prevent fertilizer and other                                           operations
  agricultural chemicals from entering downstream waterways.
  Pollution prevention measures shall include, but are not limited
  to:
  • Containment of packages of fertilizer and other agricultural


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                          Mitigation Monitoring and Reporting Program



                                                                                                               Timing of           Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification           Verification
                                                                                                                                                            Date            Initial
      chemicals
  • Sweeping and cleanup of fertilizer and other agricultural
    chemical storage areas when leaks or spillage is observed
  • Employee training to inform store personnel of proper storage
    of fertilizer and agricultural chemicals and practices to
    prevent leaks and spillage

  MM HYD-3a. At least 30 days prior to construction activities,                  Submittal of              At least 30 days       City of Santa Rosa;
  the 325 Yolanda Avenue property owner shall notify Redwood                     documentation             prior to               North Coast
  Coast Petroleum and the North Coast Regional Water Quality                                               construction           Regional Water
  Board that monitoring wells on the project site are scheduled to                                         activities             Quality Control
  be destroyed. Destruction of the monitoring wells shall be                                                                      Board
  performed in accordance with Sonoma County Environmental
  Health Division guidelines. The property owner shall work with
  Redwood Coast Petroleum and the RWQCB to identify
  appropriate locations for replacement wells on the project site, as
  necessary.

  MM HYD-3b. Prior to commencement of grading activities, the                    Approval of plans; Site   Prior to               City of Santa Rosa;
  property owner shall submit a Corrective Action Plan to the                    inspection                commencement of        North Coast
  North Coast Regional Water Quality Control Board for review                                              grading activities     Regional Water
  and approval. The plan shall identify measures to monitor and                                                                   Quality Control
  remediate the groundwater plume associated with 325 Yolanda                                                                     Board
  Avenue (Hulsman Transportation - Case No. 1TSR050). The
  plan shall also identify how the project would provide
  reasonable access for groundwater monitoring and remediation
  efforts. The North Coast Regional Water Quality Control Board
  shall deem the plan acceptable before grading activities can
  begin.

  MM HYD-4. Prior to issuance of grading permits, the project                    Approval of plans; Site   Prior to issuance of   City of Santa Rosa
  applicant shall retain a qualified civil engineer to prepare and               inspection                grading permits
  submit a drainage plan to the City of Santa Rosa that identifies
  onsite drainage facilities that will ensure that runoff from the
  project site is released at a rate no greater than that of the pre-
  development condition. Where technically and economically
  feasible, onsite retention facilities shall be employed in place of


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                      Mitigation Monitoring and Reporting Program



                                                                                                              Timing of        Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                             Verification        Verification
                                                                                                                                                        Date            Initial
  facilities that release runoff offsite. The City of Santa Rosa shall
  review and approve the drainage plan and the project applicant
  shall incorporate the approved plan into the proposed project
  plans.

  9.           Noise

  MM NOI-1a. Prior to the commencement of any demolition or                      Site inspection          Prior to the        City of Santa Rosa
  construction activities, the project applicant shall replace the                                        commencement of
  existing wooden fence along the property line with the Carriage                                         any demolition or
  Court Mobile Home Park with an 8-foot concrete or masonry                                               construction
  block wall. The project applicant shall consult with mobile                                             activities
  home park representatives regarding the wall design.

  MM NOI-1b. The project applicant shall require construction                    Provision of written     At least 10 days    City of Santa Rosa
  contractors to adhere to the following noise attenuation                       notification; Notes on   prior to the
  requirements:                                                                  plans; Site inspection   beginning of
  • Construction activities shall be limited to the hours between 7                                       project
    a.m. to 7 p.m. during weekdays and 8 a.m. to 6 p.m. on                                                construction;
    Saturdays. The City of Santa Rosa shall have the discretion to                                        During
    permit construction activities to occur outside of allowable                                          construction
    hours if compelling circumstances warrant such an exception                                           activities
    (e.g., weather conditions necessary to pour concrete).
  • All construction equipment shall use noise reduction features
    (e.g., mufflers and engine shrouds) that are no less effective
    than those originally installed by the manufacturer.
  • Construction staging and heavy equipment maintenance
    activities shall be performed a minimum distance of 50 feet
    from the nearest residence, unless safety or technical factors
    take precedence.
  • Stationary combustion equipment such as pumps or
    generators operating within 50 feet of the nearest residence
    shall be shielded with a noise protection barrier.
  • The construction contractor shall provide written notification
    to the Carriage Court Mobile Home Park residences about
    potential noise from construction activities at least 10 days



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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                           Mitigation Monitoring and Reporting Program



                                                                                                               Timing of            Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification            Verification
                                                                                                                                                             Date            Initial
      prior to the beginning of project construction. The
      notification shall identify the days and hours when
      construction activities are anticipated to occur and provide
      contact information for residents to use in the event of
      questions or concerns about construction noise.

  11.          Public Services and Utilities

  MM PSU-1. Prior to issuance of the final certificate of                        Submittal of              Prior to issuance of    City of Santa Rosa
  occupancy, the project applicant shall implement the following                 documentation; Site       the final certificate
  fire protection measures.                                                      inspection                of occupancy
  • Participation in a Mello-Roos Community Facilities District
  • Manually activated smoke vents from inside and outside
  • Fire Department hose stations compliant with City Code
    regulations
  • Public safety “inside” radio systems compliant with City
    Code regulations
  • Completion of Phase II Environmental Site Assessment for
    the parcels comprising the project site
  • Approved Fire Department permits for hazardous materials
    closure for all existing properties

  MM PSU-3a. Prior to issuance of building permits, the project                  Approval of plans; Site   Prior to issuance of    City of Santa Rosa
  applicant shall submit landscaping plans to the City of Santa                  inspection                building permits
  Rosa for review and approval that identify the following outdoor
  irrigation water conservation measures:
  • Separate metering of irrigation water
  • Drought resistant vegetation
  • Irrigation systems employing at least four of the following
    features:
    - Drip irrigation
    - Low-precipitation-rate sprinklers
    - Bubbler/soaker systems
    - Programmable irrigation controllers with automatic rain


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                           Mitigation Monitoring and Reporting Program



                                                                                                               Timing of            Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification            Verification
                                                                                                                                                             Date            Initial
        shutoff sensors
      - Matched precipitation rate nozzles that maximize the
        uniformity of the water distribution characteristics of the
        irrigation system
      - Conservative sprinkler spacings that minimize overspray
        onto paved surfaces
      - Hydrozones that keep plants with similar water needs in the
        same irrigation zone
  • Minimally or gently sloped landscaped areas to minimize
    runoff and maximize infiltration
  • Organic topdressing mulch in non-turf areas to decrease
    evaporation and increase water retention

  MM PSU-3b. Prior to issuance of building permits, the project                  Approval of plans; Site   Prior to issuance of    City of Santa Rosa
  applicant shall submit plumbing plans to the City of Santa Rosa                inspection                building permits
  for review and approval that identify the following indoor water
  conservation measures:
  • Low-flow or ultra-low-flow toilets and urinals
  • Faucet aerators or low-flow faucets in bathrooms

  MM PSU-6a. Prior to issuance of building permits, the project                  Submittal of              Prior to issuance of    City of Santa Rosa
  applicant shall retain a qualified contractor to perform                       documentation; Site       building permits
  construction and demolition debris recycling. The project                      inspection
  applicant shall provide documentation to the satisfaction of the
  City demonstrating that construction and demolition debris was
  recycled.

  MM PSU-6b. Prior to issuance of the final certificate of                       Site inspection           Prior to issuance of    City of Santa Rosa
  occupancy, the project applicant shall install onsite facilities                                         the final certificate
  necessary to collect and store recyclable materials and green                                            of occupancy
  waste. Recycling collection facilities located in public spaces
  shall be of high-quality design and provide signage indicating
  accepted materials. All onsite recycling and green waste storage
  facilities shall be screened from public view.




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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                          Mitigation Monitoring and Reporting Program



                                                                                                               Timing of           Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification           Verification
                                                                                                                                                            Date            Initial
  12.          Transportation

  MM TRANS-1a. Prior to issuance of building permits, the                        Receipt of fees;          Prior to issuance of   City of Santa Rosa
  project applicant shall provide contributions to the City of Santa             Operation of signal       building permits;
  Rosa for the temporary signalization improvement of the                                                  Prior to project
  intersection of Petaluma Hill Road and Yolanda Avenue. The                                               occupancy
  temporary signalization improvement shall be in place and
  functioning prior to final occupancy of the first building.

  MM TRANS-1b. Prior to issuance of building permits for the                     Receipt of fees           Prior to issuance of   City of Santa Rosa
  site, the applicant shall provide payment of all applicable impact                                       building permits
  fees in accordance with current City Code and the latest adopted
  Fee Schedule. The impact fees will be used for future
  transportation improvements to mitigate project transportation
  impacts.

  MM TRANS-4. Prior to issuance of building permits, the                         Approval of plans; Site   Prior to issuance of   City of Santa Rosa
  project applicant shall do one of the following:                               inspection                building permits
  • Maintain or reduce the proposed building square footages and
    revise the site plan to provide off-street parking at a rate in
    accordance with the City of Santa Rosa’s Zoning Code
    parking requirement.
  • Obtain approval from the City of Santa Rosa as part of the
    Conditional Use Permit process for a parking reduction at a
    lower rate as set forth in Santa Rosa Zoning Code Section 20-
    36.050(C). The applicant shall submit documentation
    prepared by a qualified transportation engineer demonstrating
    that:
     - Due to special circumstances associated with the
         operation of the use at its location, the proposed use will
         generate a parking demand different from the standards
         specified in Table 3-4 (Parking Requirements by Land
         Use Type) of the Zoning Code; and
     - The number of parking spaces approved will be sufficient
         for its safe, convenient, and efficient operation of the use.
  The City of Santa Rosa shall review and approve the study. The


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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                                        Mitigation Monitoring and Reporting Program



                                                                                                               Timing of         Responsible for       Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                              Verification         Verification
                                                                                                                                                          Date            Initial
  parking requirement identified in the approved study shall be
  incorporated into the project plans.

  MM TRANS-5. Prior to project occupancy, the project                            Site inspection           Prior to project     City of Santa Rosa
  applicant shall install raised islands (or other channelization                                          occupancy
  acceptable to the City’s Traffic Engineering Division) at both
  project access points to Santa Rosa Avenue that limit turning
  movements to right-in, right-out. Signage shall be posted at
  these access points advising motorists that outbound turning
  movements are limited to right turns only.

  MM TRANS-7a. Prior to project occupancy, the project                           Site inspection           Prior to project     City of Santa Rosa
  applicant shall install an enhanced bus stop and turnout on the                                          occupancy
  project frontage with either Santa Rosa Avenue or Yolanda
  Avenue, depending on the preference of the City of Santa Rosa.
  The bus stop shall include, at a minimum: a shelter, signage,
  transit information, lighting, and a trash receptacle. The turnout
  shall provide capacity for a minimum of two 40-foot buses.

  MM TRANS-7b. Prior to occupancy, the project applicant shall                   Site inspection           Prior to occupancy   City of Santa Rosa
  install bicycle racks near the store entrance for customer use and
  provide a bicycle storage facility in an “employee-only” area of
  the store for employee use. The number of bicycle parking
  spaces shall be equivalent to 5 percent of the proposed project’s
  vehicular parking requirement. The employee bicycle storage
  facilities shall be provided in a secure area (i.e., non-publicly
  accessible) in recognition that employees will require bicycle
  storage for longer periods than customers.

  MM TRANS-8. Prior to commencement of demolition                                Approval of plans; Site   Prior to             City of Santa Rosa
  activities, the project applicant shall submit a Construction                  inpsection                commencement of
  Traffic Control Plan to the City of Santa Rosa for review and                                            demolition
  approval. The plan shall identify the timing and routing of all                                          activities
  major construction equipment and trucking to avoid potential
  traffic congestion and delays on the local street network, such as
  Santa Rosa Avenue, Yolanda Avenue, and area streets, and
  encourage the use of U.S. 101. If necessary, construction



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Santa Rosa Lowe’s Home Improvement Warehouse Project                                                                               Mitigation Monitoring and Reporting Program



                                                                                                           Timing of     Responsible for      Verification of Completion
                                  Mitigation Measures                            Method of Verification
                                                                                                          Verification     Verification
                                                                                                                                                 Date            Initial
  activities and materials delivery shall be limited to off-peak
  hours or determine access to particular areas of the project site to
  avoid conflicts with local traffic circulation. In addition, the
  project applicant shall consult with the City to schedule truck
  activities so project truck traffic would not coincide unfavorably
  with other road projects scheduled to occur in the project
  vicinity.




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