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Home My WebLink AboutPC Meeting Feb '15 (Reso 2759-2015) PC Housing Element Exhibit A- IS Neg Dec CITY OF SOUTH SAN FRANCISCO 2015-2023 HOUSING ELEMENT UPDATE Initial Study/Negative Declaration February 2015 Prepared by Table of Contents Project Description ........................................................................................................... 1 1 Background .................................................................................................................. 3 1.1 Housing Element Overview ............................................................................................. 7 1.2 City of South San Francisco Housing Needs ............................................................... 7 1.3 Potential Housing Opportunity Sites ............................................................................. 8 1.4 Housing Element Organization .................................................................................... 12 1.5 Required Approvals ........................................................................................................ 13 2 Determination ........................................................................................................... 14 2.1 Environmental Factors Potentially Affected .............................................................. 14 2.2 Determination .................................................................................................................. 14 3 Environmental Checklist .......................................................................................... 16 3.1 Aesthetics .......................................................................................................................... 17 3.2 Agriculture Resources ................................................................................................... 18 3.3 Air Quality ........................................................................................................................ 21 3.4 Biological Resources ....................................................................................................... 23 3.5 Cultural Resources ......................................................................................................... 26 3.6 Geology and Soils ............................................................................................................ 27 3.7 Greenhouse Gas Emissions .......................................................................................... 28 3.8 Hazards and Hazardous Materials ............................................................................... 31 3.9 Hydrology and Water Quality ..................................................................................... 34 3.10 Land Use and Planning ................................................................................................... 36 3.11 Mineral Resources ........................................................................................................... 37 3.12 Noise .................................................................................................................................. 38 3.13 Population and Housing ................................................................................................. 40 3.14 Public Services .................................................................................................................. 42 3.15 Recreation ......................................................................................................................... 43 3.16 Transportation and Circulation ................................................................................... 45 3.17 Utilities and Service Systems ........................................................................................ 47 3.18 Mandatory Findings of Significance .............................................................................. 49 4 References ................................................................................................................. 51 South San Francisco Housing Element Initial Study and Negative Declaration ii List of Figures Figure 1: Planning Area ......................................................................................................................................5 List of Tables Table 1: Regional Housing Needs Allocation, 2014-2022 .........................................................................8 Table 2: Housing Opportunity Sites in Transit Village Area .................................................................. 10 Table 3: Housing Opportunity Sites in Downtown South San Francisco ........................................... 11 Housing Element Update 1 Project Description PROJECT TITLE LEAD AGENCY NAME AND ADDRESS: CONTACT PERSON AND PHONE NUMBER: PROJECT LOCATION PROJECT SPONSOR’S NAME AND ADDRESS GENERAL PLAN DESIGNATION ZONING PROJECT DESCRIPTION SUMMARY South San Francisco Housing Element Initial Study and Negative Declaration 2 Housing Element Update 3 1 Background South San Francisco Housing Element Initial Study and Negative Declaration 4 Housing Element Update 5 South San Francisco Housing Element Initial Study and Negative Declaration 6 Housing Element Update 7 1.1 Housing Element Overview 1.2 City of South San Francisco Housing Needs South San Francisco Housing Element Initial Study and Negative Declaration 8 Table 1: Regional Housing Needs Allocation, 2014-2022 Income Category Household Income Limits for 4-Person Household RHNA 2014-2022 Percent of Total Extremely Low (less than 30% AMI) Less than $33,950 282 15% Very Low (30-49% AMI) $33,951-$56,550 283 15% Low (50-79% AMI) $56,551-$90,500 281 15% Moderate (80-120% AMI) $90,501-$123,600 313 17% Above Moderate (over 120% AMI) Over $123,600 705 38% Total Units 1,864 100% Notes: 1. The 2013 San Mateo County median for a family of four was $103,000, as determined by HUD. Source: ABAG, 2014; Dyett & Bhatia, 2014. 1.3 Potential Housing Opportunity Sites Housing Element Update 9 TRANSIT VILLAGE AREA South San Francisco Housing Element Initial Study and Negative Declaration 10 Table 2: Housing Opportunity Sites in Transit Village Area Site Acres Existing Use Zoning Maximum Dwelling Units Per Acre Estimated Actual Dwelling Units Per Acre Units 1 0.1 Vacant SFR TV-RM 30 30 3 1 1.5 Vacant TV-RM 30 30 44 Site 1 Total 1.6 47 2 1.3 Vacant motel ECR/C-MXH 80 80 104 2 1.3 Vacant ECR/C-MXH 80 80 104 2 3.1 Lumber yard ECR/C-MXH 80 80 248 Site 2 Total 5.7 456 3-Block A Vacant ECR/C-RH 120 108 419 3-Block B Vacant ECR/C-MXH 80 76 43 3-Block C Vacant ECR/C-MXH 80 72 94 3-Block D Commercial, vacant ECR/C-MXH 80 64 139 3-Block E Commercial, vacant ECR/C-MXH 80 54 150 3-Block H Commercial ECR/C-MXH 80 70 223 3-Block J Commercial ECR/C-MXH 80 39 45 Site 3 Total1 7.6 1,113 4 0.3 Utility RH-30 30 23 7 Site 4 Total 0.3 7 5 1.7 Commercial ECR/C-MXH 80 64 108 Site 5 Total 1.7 108 Total 16.9 1,731 Notes: 1. Includes blocks A, B, C, D, E, H, and J from the Focus Area of the El Camino Real/Chestnut Area Plan. Buildout assumptions reflect those in the Area Plan. Source: City of South San Francisco, 2015; Dyett & Bhatia, 2015. DOWNTOWN SOUTH SAN FRANCISCO Housing Element Update 11 Table 3: Housing Opportunity Sites in Downtown South San Francisco Site Acres Existing Use Zoning Maximum Dwelling Units Per Acre Estimated Actual1 Dwelling Units Per Acre2 Total Units 6 0.3 Vacant Linden Neighborhood Center 60 48 14 Site 6 Total 0.3 14 7 0.3 Parking Lot Linden Neighborhood Center 60 48 14 Site 7 Total 0.3 14 8 0.3 Vacant Downtown Transit Core 100 80 24 Site 8 Total 0.3 24 9 0.3 Parking Lot Downtown Residential Core 80 64 19 Site 9 Total 0.3 19 10 0.3 Parking Lot Downtown Residential Core 80 64 19 10 0.1 Parking Lot Downtown Residential Core 80 64 6 10 0.1 Parking Lot Downtown Residential Core 80 64 6 10 0.1 Parking Lot Downtown Residential Core 80 64 6 Site 10 Total 0.6 38 11 0.3 Office Building Downtown Transit Core 100 80 24 11 0.2 Parking Lot Downtown Transit Core 100 80 16 11 0.1 Office Building Downtown Transit Core 100 80 8 11 0.2 Retail Downtown Transit Core 100 80 16 Site 11 Total 0.8 64 12 0.1 Parking Lot Grand Avenue Core 80 64 6 12 0.1 Parking Lot Grand Avenue Core 80 64 6 12 0.2 Parking Lot Grand Avenue Core 80 64 13 12 0.1 Commercial Building Grand Avenue Core 80 64 6 12 0.1 Vacant Grand Avenue Core 80 64 6 12 0.2 Parking Lot Grand Avenue Core 80 64 13 Site 12 Total 0.8 51 13 0.2 Vacant Fire Station Downtown Transit Core 100 80 16 13 0.3 Parking Lot Downtown Transit Core 100 80 24 South San Francisco Housing Element Initial Study and Negative Declaration 12 Table 3: Housing Opportunity Sites in Downtown South San Francisco Site Acres Existing Use Zoning Maximum Dwelling Units Per Acre Estimated Actual1 Dwelling Units Per Acre2 Total Units Site 13 Total 0.5 40 14 0.5 Commercial Building Downtown Transit Core 100 80 41 Site 14 Total 0.5 41 15 0.4 Parking Lot Downtown Transit Core 100 80 32 Site 15 Total 0.4 32 16 Parking Lot Downtown Transit Core 100 80 16 Commercial Downtown Transit Core 100 80 16 Parking Lot Downtown Transit Core 100 80 Site 16 Total 1.1 85 17 0.2 Parking Lot Downtown Transit Core 100 80 16 Site 17 Total 0.2 16 Total 6.1 438 Notes: 1. Numbers may not sum precisely due to rounding. 2. Estimated actual density does not include density bonuses incentives that may be achievable. Source: City of South San Francisco, 2014; Dyett & Bhatia, 2014. 1.4 Housing Element Organization Housing Element Update 13 1.5 Required Approvals SOUTH SAN FRANCISCO CITY COUNCIL   OTHER AGENCIES South San Francisco Housing Element Initial Study and Negative Declaration 14 2 Determination 2.1 Environmental Factors Potentially Affected  Aesthetics  Agriculture  Air Quality  Biological Resources  Cultural Resources  Geology/Soils  Greenhouse Gases  Hazards & Hazardous Materials  Hydrology/Water Quality  Land Use & Planning  Energy & Mineral Resources  Noise  Population & Housing  Public Services  Recreation  Transportation & Circulation  Utilities/Service Systems  Mandatory Findings of Significance 2.2 Determination    Housing Element Update 15   South San Francisco Housing Element Initial Study and Negative Declaration 16 3 Environmental Checklist     Housing Element Update 17 3.1 Aesthetics Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Have a substantial adverse effect on a scenic vista?  b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway?  c. Substantially degrade the existing visual character or quality of the site and its surroundings?  d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?  South San Francisco Housing Element Initial Study and Negative Declaration 18 3.2 Agriculture Resources Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping Program of the California Resources Agency, to non- agricultural use?  b. Conflict with existing zoning for agricultural use, or a Williamson Act contract?  c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?       d. Result in the loss of forest land or conversion of forest land to non- forest use?       e. Involve other changes in the existing environment which, due to their location or nature, could result in       Housing Element Update 19 Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact conversion of Farmland, to non- agricultural use or conversion of forest land to non-forest use. South San Francisco Housing Element Initial Study and Negative Declaration 20 Housing Element Update 21 3.3 Air Quality Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Conflict with or obstruct implementation of the applicable air quality plan?  b. Violate any air quality standard or contribute substantially to an existing or projected air quality violation?  c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or State ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?  d. Expose sensitive receptors to substantial pollutant concentrations?  e. Create objectionable odors affecting a substantial number of people?  South San Francisco Housing Element Initial Study and Negative Declaration 22 Housing Element Update 23 3.4 Biological Resources Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?  b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service?  c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?  d. Interfere substantially with the movement of any resident or migratory fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites?  e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?  f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, or State habitat conservation plan?  South San Francisco Housing Element Initial Study and Negative Declaration 24 Housing Element Update 25 South San Francisco Housing Element Initial Study and Negative Declaration 26 3.5 Cultural Resources Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5?  b. Cause a substantial adverse change in the significance of a unique archaeological resource pursuant to Section 15064.5?  c. Directly or indirectly destroy a unique paleontological resource on site or unique geologic features?  d. Disturb any human remains, including those interred outside of formal cemeteries?  Housing Element Update 27 3.6 Geology and Soils Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area based on other substantial evidence of a known fault?  ii. Strong seismic ground shaking?  iii. Seismic-related ground failure, including liquefaction?  iv. Landslides?  b. Result in substantial soil erosion or the loss of topsoil?  c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?  d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?  e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?  South San Francisco Housing Element Initial Study and Negative Declaration 28 3.7 Greenhouse Gas Emissions Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?  Housing Element Update 29 Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact b. Conflict with any applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?  South San Francisco Housing Element Initial Study and Negative Declaration 30 Housing Element Update 31 3.8 Hazards and Hazardous Materials Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?  b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment?  c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?  d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?  e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?  f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?  g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?  h. Expose people or structures to the risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?  South San Francisco Housing Element Initial Study and Negative Declaration 32 Housing Element Update 33 South San Francisco Housing Element Initial Study and Negative Declaration 34 3.9 Hydrology and Water Quality Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Violate any water quality standards or waste discharge requirements?  b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?  c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site?  d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?  e. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?  f. Otherwise substantially degrade water quality?  g. Place housing within a 100-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map?  h. Place within a 100-year floodplain structures which would impede or redirect flood flows?  i. Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam.  j. Inundation by seiche, tsunami, or mudflow?  Housing Element Update 35 South San Francisco Housing Element Initial Study and Negative Declaration 36 3.10 Land Use and Planning Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Physically divide an established community?  b. Conflict with any applicable land use plans, policies, or regulations of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating on environmental effect?  c. Conflict with any applicable habitat conservation plan or natural community conservation plan?  Housing Element Update 37 3.11 Mineral Resources Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?  b. Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan?  South San Francisco Housing Element Initial Study and Negative Declaration 38 3.12 Noise Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?  b. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels?  Housing Element Update 39 Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project?  d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?  e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?  f. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels?  South San Francisco Housing Element Initial Study and Negative Declaration 40 3.13 Population and Housing Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)?  b. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?  c. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere?  Housing Element Update 41 South San Francisco Housing Element Initial Study and Negative Declaration 42 3.14 Public Services Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Fire protection?  b. Police protection?  c. Schools?  d. Parks?  e. Other public facilities?  Housing Element Update 43 3.15 Recreation Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?  b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?  South San Francisco Housing Element Initial Study and Negative Declaration 44 Housing Element Update 45 3.16 Transportation and Circulation Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit?  b. Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways?  c. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks?  d. Substantially increase hazards due to a design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?  e. Result in inadequate emergency access?  f. Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?  South San Francisco Housing Element Initial Study and Negative Declaration 46 Housing Element Update 47 3.17 Utilities and Service Systems Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board?  b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?  c. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?  d. Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed?  e. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?  f. Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs?  g. Comply with federal, state, and local statutes and regulations related to solid waste?  South San Francisco Housing Element Initial Study and Negative Declaration 48 Housing Element Update 49 3.18 Mandatory Findings of Significance Issues Potentially Significant Impact Potentially Significant With Mitigation Incorporated Less-Than- Significant Impact No Impact a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?  b. Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)  c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?  South San Francisco Housing Element Initial Study and Negative Declaration 50 Housing Element Update 51 4 References                  South San Francisco Housing Element Initial Study and Negative Declaration 52  