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EXHIBIT B
STATEMENT OF OVERRIDING CONSIDERATIONS
The City is considering approval of the Strive San Mateo General Plan 2040 (General Plan 2040 or proposed General Plan) and proposed Climate Action Plan (CAP) technical update, hereinafter referred to together as the “Project.”
When project impacts cannot be mitigated to a less than significant level, CEQA requires decision- makers to balance the economic, legal, social, technological, or other benefits of a proposed project against its unavoidable impacts when determining whether to approve the project. If the specific benefits of a project outweigh the unavoidable adverse environmental effects, those effects may be considered acceptable, and the agency must state the specific reasons to support the action in a “statement of overriding considerations” supported by substantial evidence in the record (CEQA Guidelines §15093, Statement of Overriding Considerations). Pursuant to CEQA Guidelines section 15093, the City Council must adopt a Statement of Overriding Considerations for the significant and unavoidable impacts of the Project in connection with approval of the Project.
Notwithstanding all the feasible mitigation measures incorporated into General Plan 2040, the Project will still result in certain significant and unavoidable impacts, as discussed in the Final Environmental Impact Report (Final EIR), which includes the Draft EIR. The City Council finds that even with mitigation, implementation of the Project carries with it significant and unavoidable environmental effects, as identified in the Final EIR and summarized below.
Adoption of the Project would result in the following significant and unavoidable impacts:
1. Impact AQ-2: Construction of development projects that could occur from implementation of the Project would generate emissions that would exceed the Bay Area Air Quality Management District’s regional significance thresholds and cumulatively contribute to the nonattainment designations of the San Francisco Bay Area Air Basin.
2. Impact AQ-3: Operation of development projects under the Project would generate operational emissions that would exceed the Bay Area Air Quality Management District’s regional significance thresholds for volatile organic compounds (VOC) and nitrogen oxides (NOX).
3. Impact AQ-4: Construction emissions associated with development under the Project could expose air quality-sensitive receptors to substantial toxic air contaminant concentrations and exceed the Bay Area Air Quality Management District’s project-level and cumulative significance thresholds.
4. Impact AQ-6: Implementation of the Project would generate a substantial increase in emissions that exceed the Bay Area Air Quality Management District’s significance thresholds and would cumulatively contribute to the nonattainment designations and health risk in the San Francisco Bay Area Air Basin.
5. Impact NOISE-1: Buildout under the Project is anticipated to result in unacceptable traffic noise with an increase of more than 5.0 dBA Ldn over existing conditions along one roadway segment (1st Avenue west of B Street) within the EIR Study Area.
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6. Impact NOISE-4: Buildout under the Project is anticipated to result in unacceptable cumulative traffic noise within the EIR Study Area.
7. Impact WILD-2: Development under the Project would increase population, buildings, and infrastructure in wildfire-prone areas, thereby exacerbating wildfire risks.
8. Impact WILD-5: Potential development under the Project could, in combination with other surrounding and future projects in the State Responsibility Areas, Very High Fire Hazard Severity Zones, or Wildland Urban Interface, result in cumulative impacts associated with the exposure of project occupants to pollutant concentrations from a wildfire or uncontrolled spread of a wildfire due to slope, prevailing winds, or other factors.
The City Council has examined alternatives to the Project that could avoid or reduce its significant and unavoidable effects. The City Council determined that adoption and implementation of the Project is the most desirable, feasible, and appropriate action for the reasons stated below.
Therefore, in accordance with Public Resources Code Section 21081(b) and CEQA Guidelines Section 15093, the City Council makes the following Statement of Overriding Considerations, which reflects its balancing of the Project’s benefits against its significant and unavoidable effects and states the specific reasons for its decision to approve the Project. Substantial evidence supports the various benefits and can be found in the preceding CEQA findings, which are incorporated by reference into this Statement, the Final EIR, and the other documents which make up the record of proceedings. Each of the overriding considerations set forth below constitutes a separate and independent ground for finding that the benefits of the Project outweigh its significant adverse environmental effects and is an overriding consideration warranting approval. The City finds that the Project will have the following economic, social, technological, and environmental benefits.
OVERRIDING CONSIDERATIONS
In reaching its decision to approve the Project, the City Council has carefully considered each significant, unavoidable project impact. Even with mitigation, the City Council recognizes that implementation of some parts of the Project will cause significant and unavoidable adverse environmental effects, as identified in the Final EIR. The City Council specifically finds that, to the extent that the identified significant adverse impacts for the Project have not been reduced to acceptable levels through feasible mitigation or alternatives, there are specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, that outweigh the Project’s significant unavoidable impacts and support approval of the Project. Any one of these benefits as set forth below is sufficient to justify approval of the Project.
The following statement identifies the reasons why, in the City’s judgment, specific benefits of the Project outweigh the significant and unavoidable effects. The City finds that each of the Project benefits discussed below is a separate and independent basis for these findings. The reasons set forth below are based on the Final EIR and other information in the administrative record as a whole.
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ECONOMIC BENEFITS
1.Implementing the goals and policies to support a sustainable and resilient local economy: The General Plan contains numerous policies and actions designed and intended to support local shops, businesses, and services to support a sustainable economy. The Project includes a diversity of land uses with an emphasis on balance and prosperity that would support and incentivize property investment and redevelopment and increase property values and revenue to support City services.
This investment and redevelopment will also benefit local shops, businesses, services, employees, and residents. Specifically, the policies and actions within GOAL LU-11 of the Land Use Element focus on cultivating a diverse, thriving, inclusive, and green economy.
SOCIAL BENEFITS
2.Fostering a strong sense of community and placemaking: The Project would encourage new businesses that residents need and enjoy, in proximity to where they live and work, while fostering a sense of place within the community where residents can socialize. It would facilitate balanced growth with a mix of housing that is affordable at all levels, further job opportunities, and protect and enhance services for the most vulnerable populations such as seniors and other disadvantaged communities. Goals within General Plan 2040 that specifically support this benefit include LU-4, CD- 5, CD-6, PSF-7 and PSF-8.
3.Preserving and enhancing neighborhoods and access to transit: The Project would allow and encourage higher-density residential and mixed-use development close to transit and jobs, while maintaining existing development patterns in lower density neighborhoods. Goals within General Plan 2040 that specifically support this benefit include LU-1, C-1, C-3, C-4, C-5 and CD-7.
4.Promoting quality design and community amenities. The Project would promote context-sensitive high-quality design, support neighborhood shopping areas, improve neighborhood walkability and reduce traffic congestion, protect homes, schools, and libraries from excessive noise levels, and provide for a comprehensive network of parks and recreational facilities for all to enjoy. Goals within General Plan 2040 that specifically support this benefit include LU-3, C-1, CD-6, CD-8, COS-2, COS-5, N-1 and N-2.
5.Reducing vehicle miles traveled and associated affects by planning for and developing a citywide multi-modal system: The Project would support a multimodal transportation system implemented using a complete streets approach that emphasizes safety and access for walking, bicycling, transit, and driving. Goals within General Plan 2040 that specifically support this benefit include C-1, C-2, C- 3, C-4 and C-5.
6.Enhancing investment into equity priority communities: The Project would direct City investment to public improvements that address health and infrastructure disparities in equity priority communities, including the North Central and North Shoreview neighborhoods. Goals within General Plan 2040 that specifically support this benefit include LU-8, LU-9, C-5, C-8, COS-8, PSF-1, PSF-4, PSF-8, S-1 and N-1.
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TECHNOLOGICAL BENEFITS
7.Adopting goals focused on sustainability and resilience and including a technical update of the Climate Action Plan: The Project would guide redevelopment in a manner consistent with up-to- date California Building Code Standards, Energy Efficiency Standards, and Cal Green requirements to reduce citywide greenhouse gas (GHG) emissions and increase the City’s ability to adapt and be resilient to the effects from climate change. Goals within General Plan 2040 that specifically support this benefit include LU-10 and S-3.
ENVIRONMENTAL BENEFITS
8.Protecting habitats and open space areas: The Project would protect open spaces and natural habitats, increase the planting and maintenance of street trees, maintain the City’s urban forest, invest in natural infrastructure, and expand access to parks and open space. Goals within General Plan 2040 that specifically support this benefit include COS-2, COS-5, and CD-3.
9.Reducing vehicle miles traveled and associated air quality and greenhouse gas emissions: The Project would reduce vehicle miles traveled and greenhouse gas (GHG) emissions by making the City’s General Plan and Climate Action Plan consistent, encouraging mixed-uses near transit, walkable and bike friendly communities, promoting access to transit, and reducing dependence on single occupancy vehicles. Goals within General Plan 2040 that specifically support this benefit include LU-10, C-1, C-2, C-3, C-4 and C-5.
10.Preserving historic character and cultural resources: The Project would provide a comprehensive and balanced approach to historic preservation, starting with an update to the City’s Historic Preservation Ordinance and citywide historic context statement, followed by updates to the historic resources inventory to identify appropriate architecturally, culturally, and historically significant buildings, structures, sites, and districts. Goals within General Plan 2040 that specifically support this benefit include CD-4 and CD-5.
11.Preparing for climate change to be a resilient community: The Project would prioritize development of a climate change adaptation plan that addresses all ongoing efforts, including the work of regional agencies, local jurisdictions, and private property owners, to establish a comprehensive strategy for resiliency and adaptation against sea level rise and flooding, and other climate change related impacts. The Project would establish clear actions to protect the community from the effects of flooding, wildfires, and earthquakes by reinforcing the City’s emergency readiness and response capabilities, increasing power system resilience, maintaining a state-of-the art emergency notification system, providing community training programs, and planning ahead for disaster recovery. Goals within General Plan 2040 that specifically support this benefit include LU- 10, PSF-2, PSF-4, S-1 and S-3.