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4.Written Comments on the Draft EIR and Responses to Comments • Master Response to Comments About the Timing and Funding of Traffic Mitigation Measures • Master Response to Comments about the Draft SEIR Traffic Impact Analysis • Master Response to Comments about the Draft SEER Air Quality Impact Analysis • Master Response to Comments About the Impacts of the Proposed EDZ on Water Supply • Master Response to Comments About the Proposed EDZ Public Notification Process, Community Workshops,and Hearing Dates • Master Response to Comments About Nonconforming Uses and Grandfathering of Existing Uses Within the Proposed EDZ • Master Response to Comments About Impacts to Neighborhoods Near the Proposed EDZ Master Response to Comments About Economic and Urban Decay Impacts In response to public comments requesting more information about potential economic impacts, the City has prepared an Economic Impact Analysis for the proposed EDZ, which is included in this Response to Comments document as Appendix A. The"physical environment"for economic impacts in the case of the proposed EDZ and its setting includes existing stores, hotels,and commercial real estate conditions within a certain distance of the EDZ site, in Pleasanton, Dublin, and unincorporated Alameda County. The Economic Impact Analysis also provides information concerning potential urban decay' that could result from development of new club retail,general retail, and hotel space within the area of the proposed EDZ. If implementation of a development proposal could result in urban decay, an analysis of whether impacts on the physical environment could result is generally required under CEQA. Summary of Economic Impact Analysis Economic Impacts In summary,the Economic Impact Analysis indicates that impacts generated by EDZ on the area's existing retail would be limited. As detailed in Appendix A.the analysis estimates that annual sales resulting from implementation of the EDZ(referred to in the analysis as the Urban decay is defined as.among other characteristics,visible symptoms of physical deterioration that invite vandalism.loitering,and graffiti that is caused by a downward spiral of business closures and long term vacancies. In order to meet this definition,the physical deterioration to properties or structures must be so prevalent, substantial.and lasting for a significant period of time that it impairs the proper utilization of the properties and structures,and the health,safety,and welfare of the surrounding community.The manifestations of urban decay include such visible conditions as plywood-boarded doors and windows.parked trucks and long term unauthorized use of the properties and parking lots.extensive and unsightly graffiti painted on buildings,dumping of refuse on site,overturned dumpsters,broken parking barriers,broken glass littering the site,dead trees and shrubbery together with weeds,lack of building maintenance,homeless encampments,and unsightly and dilapidated fencing. Johnson Drive Economic Development Zone 4-2 ESA 1 140421 Supplemental EIR Response to Comments March 2016