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HomeMy WebLinkAbout5 0 Other CEQA Required Discussion 5.0 OTHER CEQA REQUIRED DISCUSSIONS 5.1 INTRODUCTION This chapter is provided to meet the requirements of Section 21100 of the California Environmental Quality Act (CEQA) Guidelines that an EIR include in a separate section or sections the following discussions: (1) unavoidable significant effects; (2) significant irreversible and irretrievable effects, including a discussion regarding irretrievable commitments of nonrenewable resources; (3) growth inducing impacts; and (4) effects found to be not significant. These topics are explained and analyzed in this chapter. 5.2 UNAVOIDABLE SIGNIFICANT EFFECTS As required by the Section 15126.2(b) of the CEQA Guidelines, an EIR must describe any significant impacts that cannot be avoided, including those that can be mitigated but not reduced to a level of insignificance. Chapter 4 of this EIR provides a description of the potential environmental impacts of the project and recommends mitigation measures to reduce impacts to the extent feasible. After implementation of the recommended mitigation measures, most of the impacts associated with the project would be reduced to a less than significant level. The following significant effects may not be mitigated to a less than significant level and, therefore, could be considered unavoidable. 5.2.1 Traffic/Circulation As shown in Table 5.0-1, Future Freeway Mainline Levels of Service, the following U.S. 101 mainline segments would experience a significant impact due to the addition of project traffic to 2015 Future Without Project volumes. . U.S. 101 Southbound (to the north of the Oyster Point interchange) . U.S. 101 Northbound (to the north of the Sierra Point On-Ramp) During the AM peak hour at the U.S. 101 Southbound segment (to the north of the Oyster Point interchange) the project would increase volumes by 1.1 percent at a location with unacceptable 2015 Future Without Project LOS F operation. Impact Sciences, Inc. 868-01 5.0-1 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions During the PM peak hour at the u.s. 101 Northbound (to the north of the Sierra Point On-Ramp), the project would increase volumes by 1.1 percent at a location with unacceptable 2015 Future Without Project LOS F operation. Table 5.0-I Future Freeway Mainline Levels of Service North of Oyster Point Boulevard Northbound 7,794 D 32.9 Southbound 9,892 F North of 1-380 Northbound Southbound 32.0 25.1 38.2 Source: Crane Transportation Group (2015 Future Without Project), Korve Engineering (2015 Future With Project) LOS = Level of Service Density is shown in passenger cars per lane per mile. Bold indicates unacceptable freeway segment operating conditions. Mitigation of this impact would require widening the current freeway or construction of a new freeway. Given the location of the mainline freeway and its close proximity to surrounding development, such mitigation is not feasible. Additionally, such mitigation would be prohibitively expensive in relation to the types of land uses it would benefit. Given these specific concerns, mitigation of Impact 4.8-6 is not feasible as defined by CEQA. (See Pub. Resources Code ~21061.1 defining "feasible" as "capable of being accomplished...taking into account economic...and technological factors.") Under CEQA, the City in this matter has an obligation to balance public objectives, including specific economic concerns, against the benefits of the project. (See Pub. Resources Code ~21081. subd. (a)(3); CEQA Guidelines, ~15021. subd. (d)) Where economic concerns render a particular mitigation measure infeasible, the lead agency may reject the measure. (See Pub. Resources Code ~21081. subd. (a)(3).) As there are no feasible mitigation measures that can reduce the significance of this impact to a less than significant level, this impact would be considered a significant and unavoidable. Impact Sciences, Inc. 868-01 5.0-2 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions 5.3 SIGNIFICANT IRREVERSIBLE AND IRRETRIEVABLE ENVIRONMENTAL EFFECTS Uses of nonrenewable resources during the initial and continued phases of a proposed project may be irreversible if a large commitment of these resources makes their restoration thereafter unlikely. According to Section 15126.2(c) of the CEQA Guidelines, irretrievable commitments of such resources are to be evaluated to ensure that their consumption by a proposed project is justified. In addition, this section must also identify any irreversible damage that can result from environmental accidents associated with the proposed project. Development of the proposed project would represent a long-term commitment to a more intensive land use than has occurred on the project site previously, with a higher density of development at the site. The proposed project would involve an irreversible commitment to the use of non-renewable resources during the construction and operation phases in the form of refined petroleum- based fuels, natural gas for heating, and mineral resources used in construction materials. Once transformed into fuel or other energy forms, or into construction materials, these resources cannot be recovered. Some reuse of construction materials after the useful life of this project may be possible. It is anticipated that these resources would likely be committed to other projects, if not used for this one and as a result, the use of these materials would not be wasteful. 5.3.1 Introduction of New Hazards and Hazardous Materials The CEQA Guidelines also require a discussion of the potential for environmental damage caused by an accident associated with the project. The following discussion identifies the characteristics of the site and proposed future uses, which could be sources of potential accidents. As described in Section 3.0, Project Description and Section 4.4, Hazards and Hazardous Materials, the primary function of the 494 Forbes Blvd. Office/R&D Project would be to provide facilities for commercial and research and development activities. Products such as cleaning agents, paints, and solvents may contain hazardous materials that would be used in varying amounts during construction and operation of the project. However, given the multitude of federal, State, and local regulations governing the use of such substances, project Impact Sciences, Inc. 868-01 5.0-3 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions development is not expected to involve activities that would damage the environment or pose a risk to public health. Conformance with the regulatory provisions of the Uniform Building Code (UBC) pertaining to construction standards would minimize, to the extent feasible, damage and injuries in the event of an accident during construction of the project. Geotechnical hazards would be mitigated by compliance with standard engineering and geotechnical practices, and no significant impacts on the site would be expected. Within the project area, no Proposition 65 pesticides, such as insecticides, herbicides, and fungicides, would be used in the common and public areas. Humans would not be subject to either acute overexposure or chronic exposure to these substances if used and handled according to State and federal regulations. 5.4 GROWTH INDUCEMENT Section 15126.2(d) of the CEQA Guidelines requires that an EIR include a discussion of the potential for a proposed project to foster economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment. The CEQA Guidelines also state that it must not be assumed that growth in an area is necessarily beneficial, detrimental, or of little significance to the environment. This section of the EIR provides an analysis of such potential growth-inducing impacts, based on criteria suggested in the CEQA Guidelines. In general terms, a project may foster spatial, economic or population growth in a geographic area if the project meets anyone of the criteria that are identified below: . The project removes an impediment to growth through the establishment of an essential public service or the provision of new access to an area; . Economic expansion and population growth through changes in revenue base, employment expansion, etc.; Impact Sciences, Inc. 868-01 5.0-4 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions . Establishment of a precedent-setting action, an innovation, removal of a restrictive zoning requirement, or general plan amendment approval; or . Development or encroachment in an isolated or adjacent area of open space. If a project meets anyone of these criteria, it may be considered growth inducing. Generally, growth inducing projects are either located in isolated, undeveloped, or underdeveloped areas, necessitating the extension of major infrastructure such as sewer and water facilities or roadways, or are projects that encourage premature or unplanned growth. For the purposes of this discussion, a project is considered growth inducing if it results in any of the actions identified in the criteria above. An evaluation of the 494 Forbes Blvd. Office/R&D Project and how it is related to these growth- inducing criteria is provided below. The CEQA Guidelines also require that consideration be given to potential impacts on community services facilities resulting from increases in population. Section 4.9, Utilities and Service Systems, addresses potential impacts on utilities resulting from the projected increase in population that would result from the project. It must be emphasized that the CEQA Guidelines require that an EIR to "discuss the ways" a project could be growth-inducing and to "discuss the characteristics of some projects that may encourage.. . activities that could significantly affect the environment." However, the CEQA Guidelines do not require that an EIR predict or speculate specifically where such growth would occur, in what form it would occur, or when it would occur. 5.4.1 Removal of an Impediment to Growth Growth in an area may result from the removal of physical impediments or restrictions to growth, as well as the removal of planning impediments resulting from land use plans and policies. In this context, physical growth impediments may include non-existent or inadequate access to an area or the lack of essential public services and utilities (e.g., water supply), and planning impediments may include restrictive zoning and/or general plan designations. Impact Sciences, Inc. 868-01 5.0-5 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions Water and wastewater systems, as proposed, are planned and sized to serve the immediate project site and would not have the capacity to serve other growth in the area. The proposed project would not require a General Plan Amendment because the project is consistent with the existing zoning set forth in the General Plan (Business and Technology Park), the more specific East of 101 Area Plan, and the City's Zoning ordinance. 5.4.2 Population Growth 5.4.2.1 Construction Construction of the proposed project would result in a temporary increase in construction-related job opportunities within the local area. During peak construction periods, the project is expected to generate a maximum of 260 jobs, and on average would employ approximately 150 workers at any given time. In relation to the overall workforce in this commercial area, the increase in jobs created by the project would be considered small. Furthermore, due to the existing land uses in the vicinity of the project area (light industrial, research and development), the project would not result in household relocation by construction workers to the vicinity of the project site. The construction industry differs from most other industry sectors in several ways, including the following: . Construction employment has no regular place of business. Rather, construction workers commute to job sites that may change several times a year; . Many construction workers are highly specialized (e.g., crane operators, steel workers, masons) and move from job site to job site as dictated by the demand for their skills; and . The work requirements of most construction projects are also highly specialized, and workers are employed on a job site only as long as their skills are needed to complete a particular phase of the construction process. Additionally, construction workers would likely be drawn from the construction employment labor force already present in nearby communities, such as San Francisco, San Mateo, and Brisbane, as well as those workers from the City of South San Francisco. It is not likely that construction workers would Impact Sciences, Inc. 868-01 5.0-6 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions permanently relocate their place of residency as a consequence of working on the proposed project. 5.4.2.2 Project Operation Due to the commercial nature of the project area, the 494 Forbes Blvd. Office/R&D Project would not contribute to any residential population growth on the project site or in the immediate vicinity. While the exact mix of occupants for the project site is still unknown, it is estimated that the project would result in approximately 1,000 new jobs. 5.4.3 Precedent-Setting Action Approval of the requested discretionary actions and development of the uses and supporting facilities that would be part of the proposed project would not be considered precedent-setting actions. The project site is presently designated Business and Technology Park. Because the project site is included in the larger East of 101 Area and would be consistent with the land uses set forth in that plan, the project would not constitute a precedent-setting action. 5.4.4 Development of Open Space Implementation of the proposed project would not encourage growth through the urbanization of open space lands. The proposed project is located in an urbanized industrial area of South San Francisco, bordered by rail lines on the west and northwest, connected to the Caltrain station to the west, and located roughly one mile north of the San Francisco International Airport. Consequently, because the proposed project would not develop current open space and is not located in a remote area, no growth inducing impacts would occur. 5.4.5 Conclusion As discussed above, the proposed project would not be growth inducing and would not be expected to result in economic expansion and population growth. Additionally, the project would not involve a precedent-setting action that could foster growth in the project area. Impact Sciences, Inc. 868-01 5.0-7 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions 5.5 EFFECTS FOUND NOT TO BE SIGNIFICANT Section 15128 of the CEQA Guidelines requires an EIR to contain a statement briefly indicating the reasons that various possible significant effects of a project were determined to be not significant and are not discussed in detail in the EIR. The project was determined to result in less than significant impacts in the following areas: . Biological Resources. Impact Sciences, Inc. conducted a site visit on January 11, 2007. Additionally, the most recent version of the California Natural Diversity Data Base (CNDDB) was reviewed to identify documented occurrences of special-status plant and wildlife species in the project area. The field visit and database review were conducted to determine if the project site could support any special-status plant or wildlife species, if any jurisdictional wetlands, riparian habitats, or other sensitive natural communities are present, and if the project site is part of a regional wildlife movement corridor. Based on the review of the CNDDB, several special-status species have been documented near (i.e., within two miles of) the project site including San Francisco owl's-clover, bent-flowered fiddleneck, San Francisco collinsia, San Bruno manzanita, Diablo helianthella, California clapper rail, Alameda song sparrow, Mission blue butterfly, and callippe silverspot butterfly. However, the habitat types and land uses on the project site do not provide suitable habitat for any of these special-status plant or wildlife species or other special-status species known to occur in the greater project region. Specifically, as the grasses on the site were planted to control erosion, there are no natural habitats present and the site does not provide suitable habitat for any special-status plant species. Given the disturbed condition of the project site and the absence of natural habitats, the site does not provide suitable habitat for any special-status wildlife species. The project site does not contain any jurisdictional wetlands, riparian habitats, or other sensitive natural communities. Further, given the site's location and surrounding land uses, the project site is not part of a regional wildlife movement corridor. Therefore, development of the proposed project would not be expected to result in any significant impacts to biological resources. . Cultural Resources. A records search was conducted using the California Historical Resources Information System (CHRIS) (December 2006) for the project site. The search included the review of pertinent Northwest Information Center (NWIC) data maps, historic-period maps, and literature for San Mateo County. Review of the existing information indicated that the proposed project area contains no recorded Native American or historic- period archaeological resources. Additionally, the CHRIS office had no Impact Sciences, Inc. 868-01 5.0-8 494 Forbes Blvd. Office/R&D Project DEIR April 2007 5.0 Other CEQA Required Discussions record of any archaeological studies of the project area, and State and federal inventories listed no historic properties within the project area. Construction of the 494 Forbes project would require compliance with State and local policies aimed at protecting these resources in the event finds are made during construction. . Mineral Resources. The project site does not contain any identified mineral resources that would be of value to the region and the residents of the State, and the project would not result in the loss of availability of a locally important mineral resource recovery site as delineated in the City of South San Francisco General Plan. . Population and Housing. Creation of approximately 1,000 new employment opportunities would not be expected to result in major population growth in the project area, this due to the fact that there are a number of established communities close to the project area. Because the project is being constructed in an industrial area of the city, no displacement of existing housing would occur, and as a result, no replacement housing would need to be constructed elsewhere. . Public Services - Parks/Schools. Because the project is commercial and not residential, it would not directly add residents to the area who would use the City's park facilities. Additionally, this project would not directly result in population growth in the City of South San Francisco since it is not a residential project. While the project would employ approximately 1,000 people, the majority of the employees are expected to be from the surrounding San Francisco Bay Area. Therefore, impacts to parks and schools are considered less than significant. . Public Services - Fire/Police. Because fire and police services already occur in the project area, and the project would no alter emergency response routes, the project would not affect service ratios or response times. Additionally, the proposed project would not result in the production of transportation of hazardous materials, and as a result, no further fire or police personnel would be required for the area. For these reasons, these issues are not addressed in this EIR. Impact Sciences, Inc. 868-01 5.0-9 494 Forbes Blvd. Office/R&D Project DEIR April 2007