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4.Written Comments on the Draft EIR and Responses to Comments other nearby stores,there is little motivation for Downtown shoppers to change existing behavior. Finally, Downtown Pleasanton is relatively distant from the project site, at 4.3 miles, and anecdotal information suggests that the opening of the San Francisco Premiums Outlets in Livermore, located even closer to Downtown Pleasanton than the project site(3.9 miles versus 4.3 miles),did not result in negative economic impacts on Downtown Pleasanton retailers. Regarding the anticipated development of a hotel within the area of the EDZ,the analysis finds that, based on projected demand for hotel rooms and existing and projected occupancy rates, the addition of a hotel at the proposed EDZ area is not anticipated to result in substantial negative economic impacts on the existing hotel base. Urban Decay The urban decay portion of the Economic Impact Analysis estimates the extent to which development which would occur within the EDZ area under full buildout,along with other cumulative retail or hotel projects, would contribute to urban decay resulting from potential store closures of existing business. In summary, the analysis determined that physical deterioration in existing retail centers and area hotels would not likely result from the combined effect of full buildout of the EDZ and other cumulative retail or hotel developments. As noted above, food and beverage sales would represent the largest category of sales diversion from existing market area retail stores to the EDZ. The analysis determined that the estimated volume of diverted food and beverage store sales is sufficient to support approximately 36,000 square feet of food store space. While this level of impact could suggest the potential for one existing grocery store in the market area to be at risk of closure,the analysis finds that such an outcome is unlikely because the effects would tend to be widely distributed among existing area retailers, rather than concentrated on a single store or even a small number of stores. Moreover, the lack of variety and the bulk orientation of goods available at club retail stores makes some shoppers unlikely to change purchasing habits. The analysis concludes that, even should some retail vacancy ensue, the resulting vacancy rate increment would be nominal and well within the range indicative of a healthy retail market. The study also concluded that, based on prevailing market conditions, retail locations that may experience prolonged vacancy would be well-maintained and would not devolve into urban decay or physical deterioration. Based on these results,the analysis concluded that the EDZ and identified cumulative projects would not cause or contribute to urban decay related to retail uses. As noted above,the analysis finds that the hotel anticipated to be developed within the EDZ is not likely to result in negative impacts on the existing hotel base such that hotel closures would occur. Therefore,the hotel portion of the proposed EDZ also would not cause or contribute to urban decay. Johnson Drive Economic Development Zone 4-4 ESA/140421 Supplemental EIR Response to Comments March 2016