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HomeMy WebLinkAboutPC Meeting 03-20-14 (Reso 2742-2014) - CEQA Lg Format Retail Exhibit A- FEIRFinal Environmental Impact Report Large Format Retail/Superstore/ Food & Beverage Zoning Ordinance Text Amendment March 14, 2014 PREPARED FOR: City of South San Francisco 315 Maple Avenue South San Francisco, CA 94080 Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco i TABLE OF CONTENTS Section Page ACRONYMS / ABBREVIATIONS ............................................................................................................... iii 1 INTRODUCTION AND LIST OF COMMENTERS ..................................................................................... 1-1 1.1 Purpose of this Document .......................................................................................................... 1-1 1.2 Background .................................................................................................................................. 1-1 1.3 Organization of the Final EIR ...................................................................................................... 1-2 1.4 Commenters ................................................................................................................................ 1-3 2 REVISIONS TO THE DRAFT EIR ............................................................................................................ 2-1 2.1 Introduction .................................................................................................................................. 2-1 3 COMMENTS AND RESPONSES ............................................................................................................ 3-1 3.1 Introduction .................................................................................................................................. 3-1 Table of Contents Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR ii City of South San Francisco This page intentionally left blank. Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco iii ACRONYMS/ABBREVIATIONS ABAG Association of Bay Area Governments AIA Airport Influence Area ARB California Air Resources Board BAAQMD Bay Area Air Quality Management District BART Bay Area Rapid Transit C/CAG City/County Association of Governments CAA Clean Air Act CAA Federal Clean Air Act CAAQS California ambient air quality standards Caltrain commuter train service Caltrans California Department of Transportation CAP climate action plan CCAA California Clean Air Act CCR California Code of Regulations CEQA California Environmental Quality Act CH4 methane CMA community market area CO carbon monoxide CO2 carbon dioxide DEIR Draft environmental impact report EPA U.S. Environmental Protection Agency FEIR Final EIR GHG greenhouse gas IS Initial Study JPB Peninsula Corridor Joint Power Board LOS level of service mg/m3 milligrams per cubic meter MPO Metropolitan Planning Organization MTC Metropolitan Transportation Commission Acronyms/Abbreviations Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR iv City of South San Francisco N2O nitrous oxide NAAQS national ambient air quality standards NO2 nitrogen dioxide NOX oxides of nitrogen parts per billion ppb parts per million ppm Plan Bay Area Bay Area 2040 RTP/SCS PM10 respirable particulate matter PM2.5 fine particulate matter ppm parts per million PRC Public Resources Code ROG reactive organic gases RTAC Regional Targets Advisory Committee RTP Regional Transportation Plan s.f. square feet SamTrans San Mateo County Transit District SCS Sustainable Communities Strategy SFBAAB San Francisco Bay Area Air Basin SO2 sulfur dioxide superstore large format retail use or store TACs toxic air contaminants μg/m3 micrograms per cubic meter VMT vehicle miles traveled Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco 1-1 1 INTRODUCTION AND LIST OF COMMENTERS 1.1 PURPOSE OF THIS DOCUMENT The Draft EIR for the Large Format Retail/Superstore Zoning Text Amendments Project was released for public review on January 8, 2014. A public hearing to receive verbal comments on the Draft EIR was held February 6, 2014. This document includes all agency and public comments received on the Draft Environmental Impact Report (DEIR, SCH #2013112011). Two written comments were received by the City of South San Francisco during the public comment period held from January 8, 2014 through February 24, 2014. This document includes written responses to the comments received on the DEIR. This document also includes changes to the DEIR which clarify and amplify text in the DEIR, as appropriate. These changes do not alter the conclusions of the DEIR. This Final EIR document has been prepared in accordance with the California Environmental Quality Act (CEQA) and, together with the DEIR (and Appendices), constitutes the EIR for the proposed project that will be used by the decision makers during project hearings. 1.2 BACKGROUND The proposed project analyzed in the DEIR would result in text amendments to the City of South San Francisco Zoning Ordinance to include changes to remove the potential for future grocery store uses within the East of 101 Area and to prohibit superstore use city-wide. The East 101 Area (See Exhibit 2-2 in the DEIR) includes no existing or planned residential uses. Because a retail grocery use generally serves residential neighborhoods, such a use would be inappropriate for this planning sub-area. The proposed Zoning Amendment would resolve this potential planning conflict by eliminating potential grocery uses from the East of 101 Area. The proposed “superstore” definition would include retail establishments that serve as a one-stop shopping destination by offering a wide variety of goods and merchandise, often at a discounted price. Superstores are distinguished from other retail uses by their size, and by the inclusion of grocery sales (defined in the proposed zoning code as over 80,000 square feet in sales area with over 5,000 square feet of the gross floor area dedicated to full service food/beverage/grocery sales). A superstore may also feature various business centers, such as a bank, pharmacy, vision center, pet center, photo center, and prepared food outlet(s). Proposed alterations to the Zoning Ordinance will also require revised or new definitions for the following uses: Convenience Market, Large Format Retail, Grocery Store, Supermarket, and Superstore. The changes to these definitions are primarily for the purpose of clarification, to differentiate these uses from the superstore use proposed to be prohibited. The proposed zoning amendment does not make any substantive changes to the permitted uses in these subcategories, other than prohibiting superstores citywide and grocery uses in the East of 101 Area. The proposed zoning amendments are intended to implement existing General Plan policies and principles to promote the City’s existing commercial vitality and economic well being, and maintain the downtown as the City’s physical and symbolic center as a focus of commercial activity. The project is intended to also encourage mixed-use development along principle corridors, such as El Camino Real and South Spruce Avenue and to protect the City’s neighborhood shopping centers as primary market areas for grocery sales and diverse retail uses. Furthermore, the proposed zoning text amendments seek to minimize negative impacts on standalone food and beverage retail sales uses in the community and promote stable Introduction and List of Commenters Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR 1-2 City of South San Francisco neighborhoods by protecting neighborhood-level retail uses. The proposed zoning text amendments also reflect the intent of the “Grand Boulevard Initiative” for El Camino Real with “Smart Growth” principles, which include but are not limited to: maintaining walkable neighborhoods; compact urban form; opportunities for transportation/transit alternatives; and an effective use of available infrastructure. Although the text amendments apply citywide, only specific commercial zoned properties would be affected. (Refer to Exhibit 2-3 of the DEIR for a map of properties affected by the proposed zoning amendments). In accordance with PRC Section 21092 and CCR Section 15082, the City issued an NOP on November 6, 2013 to inform agencies and the general public that an EIR was being prepared and to invite comments on the scope and content of the document. The NOP was submitted to the State Clearinghouse; posted on the City’s website (http://www.ssf.net/index.aspx?NID=367); and made available at the City’s office located at 315 Maple Avenue, South San Francisco. In addition, the NOP was distributed directly to public agencies (including potential responsible and trustee agencies), interested parties, and organizations. The NOP was circulated for 30 days, through December 6, 2013. A scoping meeting was held on December 5, 2013; no comments were received at the scoping meeting. The NOP and comment letters on the NOP are included in Appendix A of the DEIR. A Notice of Completion (NOC) and copies of the DEIR were filed with the State Clearinghouse on January 8, 2014. An official 45-day public review period for the DEIR was established by the State Clearinghouse, ending on February 24, 2014. A Notice of Availability (NOA) for the DEIR was posted at the San Mateo County Clerk Recorder’s Office, and a public hearing was held on the DEIR on Thursday, February 6, 2014 at the City’s Municipal Services Building to receive input from agencies and the public on the DEIR. During the public comment period, written comments from the general public as well as organizations and agencies on the DEIR’s accuracy and completeness were submitted to the lead agency. The DEIR was also published on the City’s website (http://www.ssf.net/index.aspx?nid=367). Copies of the DEIR were available for public review at the following locations: City of South San Francisco Planning Division Economic and Community Development Department 315 Maple Avenue South San Francisco, CA 94080 South San Francisco Main Library 840 West Orange Avenue South San Francisco, CA 94080-3125 Grand Avenue Branch Library 306 Walnut Avenue South San Francisco, CA 94080 City Clerk’s Office 400 Grand Avenue South San Francisco, CA 94080 1.3 ORGANIZATION OF THE FINAL EIR The Final EIR is organized as follows: Chapter 1 – Introduction and List of Commenters: This chapter summarizes the project under consideration and describes the contents of the Final EIR. This chapter also contains a list of all of the agencies or persons Ascent Environmental Introduction and List of Commenters Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco 1-3 who submitted comments on the DEIR during the public review period, presented in order by agency, organization, individual and date received. Chapter 2 – Revisions to the DEIR: This chapter summarizes text changes made to the DEIR in response to comments made on the DEIR and/or staff--initiated text changes. Changes to the text of the DEIR are shown by either a line through the text that has been deleted or double underlined where new text has been inserted. The revisions contain clarification, amplification, and corrections that have been identified since publication of the DEIR. The text revisions do not result in a change in the analysis and conclusions presented in the DEIR. Chapter 3 – Comments and Responses: This chapter contains the comment letters received on the DEIR followed by the responses to the comments. 1.4 COMMENTERS Two comment letters were received during the DEIR public comment period from the following commenters:  Ken Chiang, P.E., Utilities Engineer at the California Public Utilities Commission; and  David Carbone, Staff at City/County Association of Governments of San Mateo County. No comments on the contents of the Draft EIR were received at the public hearing, although a minor correction to the address of a business was requested by a Planning Commissioner. No other comments were received during or after the comment period (as of the date of this document). Introduction and List of Commenters Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR 1-4 City of South San Francisco This page intentionally left blank. Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco 2-1 2 REVISIONS TO THE DRAFT EIR 2.1 INTRODUCTION This chapter summarizes text changes made to the Draft EIR either in response to a comment letter or initiated by city staff or in response to a modification in the project as proposed by the project applicant. New text is indicated in double underline and text to be deleted is reflected by a strike through. Text changes are presented in the page order in which they appear in the Draft EIR. SECTION 2 PROJECT DESCRIPTION Staff-initiated Change After release of the DEIR, staff noted a minor inconsistency in Section 2 “Project Description.” a Section 2.3.1 Project Overview (p. 2-4), the Superstore definition identifies “5 percent” rather than “5,000 square feet” as correctly indicated throughout the rest of the DEIR. Therefore, the following revision is made to page 2-4 (third paragraph under Section 2.3.1): Superstores are distinguished from other retail uses by their size, and by the inclusion of grocery sales (defined in the proposed zoning code as over 80,000 square feet in sales area with over 5 percent 5,000 square feet of the gross floor area dedicated to full service food/beverage/grocery sales). This text change to the DEIR is a minor clarification and is consistent with the Superstore definition throughout the rest of the DEIR. It does not affect the analysis or conclusions of the DEIR. APPENDIX D OF THE DEIR The following minor correction has been made on page 8 of the Seifel Memo (Appendix D of the Draft EIR) based on Planning Commission comments at the Draft EIR hearing on February 6, 2014: …to replace the existing Safeway in the Brentwood Shopping Center on Brentwood Drive located at 170 El Camino Real Drive. This text change to the DEIR Appendix is minor and for purposes of clarification. It does not affect the analysis or conclusions of the DEIR. Revisions to the Draft EIR Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR 2-2 City of South San Francisco Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco 3-1 3 COMMENTS AND RESPONSES 3.1 INTRODUCTION This section contains the two comment letters that were received on the DEIR. Following each comment letter is a response. It should be noted that, during the DEIR hearing, a verbal comment was received from the Planning Commission regarding a minor correction to an address provided in an appendix to the DEIR. The minor text correction to the DEIR is provided in Section 2 of this Final EIR. Comments and Responses Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR 3-2 City of South San Francisco Ascent Environmental Comments and Responses Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco 3-3 Response California Public Utilities Commission Ken Chiang, P.E. February 6, 2014 As indicated throughout the Draft EIR, the proposed Zoning Amendment does not include any development proposals. The proposed Zoning Amendment restricts superstore development within the City and grocery uses within the East of 101 Area. Because the proposed project does not result in any construction of structures, infrastructure, or other facilities and would not increase traffic or demand for other transportation modes (such as rail), the proposed Zoning Amendment would not affect rail corridors or rail crossings or public safety associated with these rail facilities. Therefore, no additional text is required in the DEIR to address rail facilities or rail safety. The comment does not raise any issues that require changes to the DEIR’s analysis or conclusions. The City, however, appreciates the comment and considers rail safety in review of specific development proposals. Comments and Responses Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR 3-4 City of South San Francisco Ascent Environmental Comments and Responses Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR City of South San Francisco 3-5 Comments and Responses Ascent Environmental Large Format Retail/Superstore/Food & Beverage Zoning Ordinance Text Amendment Final EIR 3-6 City of South San Francisco Response City/County Association of Governments of San Mateo County David Carbone January 22, 2014 This comment letter from the City/County Association of Governments of San Mateo County (C/CAG) is essentially a re-submittal of the comment letter provided by C/CAG during the NOP comment period. As described in the DEIR (p. 1-5), the C/CAG letter relates primarily to airport land use compatibility. The letter concludes that the proposed action does not affect the airport land use compatibility criteria for future commercial/retail land uses within Area B of the Airport Influence Area (AIA) boundary for SFO and that the project does not require formal review or action by the Airport Land Use Commission or C/CAG. This comment letter does not require any changes to the DEIR.