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Resolution 1992-06 . . , . , ~ . ,. RESOLUTION NO. 92- 6 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY MAKING CERTAIN FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT AND APPROVING GPA 90-06, AMENDING THE GILROY GENERAL PLAN MAP TO CHANGE THE DESIGNATION FROM VISITOR SERVING COMMERCIAL AND GENERAL INDUSTRIAL TO GENERAL SERVICES COMMERCIAL ON AN APPROXIMATELY 49-ACRE PROPERTY LOCATED ON ARROYO CIRCLE, AND AMENDING THE GENERAL PLAN TEXT TO ELIMINATE SPECIFIC PLAN AREA 3A FROM APPENDIX B WHEREAS, Southpoint Business Park Associates has submitted GPA 90-06, to amend the Gilroy General Plan map to change the designation from Visitor Serving Commercial and General Industrial to General Services commercial on an approximately 49- acre property located on Arroyo Circle, south of Leavesley Road and east of U.S. 101, and to amend the General Plan text to eliminate Specific Plan Area 3a from Appendix B; and WHEREAS, the city caused to be prepared under its direction and control and pursuant to the requirements of the California Environmental Quality Act Draft and Final Environmental Impact Reports ("EIR") for project; and WHEREAS, the EIR was reviewed and considered by the Planning Commission and the planning commission held a duly noticed and advertised public hearing on the 2nd day of January, 1992, and after that public hearing the Planning Commission did unanimously vote to recommend that the City Council find the EIR to be complete and in compliance with CEQA and then did unanimously adopt Resolution No. 92-3 making certain findings and recommending that the City Council approve GPA 90-06; and WHEREAS, the City Council has on the 21st day of January, 1992, conducted a duly noticed and advertised public hearing and after that public hearing did certify that the Final EIR has been completed in compliance with CEQA, and the Final EIR was presented to the City Council and the City Council reviewed and considered RESOLUTION NO. 92 - 6 -1- ,. . . the information contained in the Final EIR prior to taking action on GPA 90-06; NOW, THEREFORE, BE IT RESOLVED THAT: A. The City Council hereby makes the findings regarding project impacts and project alternatives, and adopts the statement of overriding considerations, all as set forth in a portion of the attached Exhibit "A", incorporated herein by this reference; and B. The mitigation monitoring program required by Public Resources Code section 21081.6, attached to this Resolution as a portion of Exhibit "A" and incorporated herein by this reference, is hereby adopted; and C. The City Council concurs with the findings of the Planning commission and further finds that: 1. The City has properly taken all actions required by the California Environmental Quality Act; and 2. The adoption of GPA 90-06 is in the public interest; and D. GPA 90-06 should be and hereby is approved, so that the Gilroy General Plan map is amended to change the designation from Visitor Serving Commercial and General Industrial to General Services Commercial on an approximately 49-acre property located on Arroyo Circle, south of Leavesley Road and east of U.S. 101, and RESOLUTION NO. 92 - 6 -2- or . . " the General Plan text is amended to eliminate Specific Plan Area 3a from Appendix B. PASSED AND ADOPTED this 21st day of January by the following vote: 199 2 AYES: COUNCILMEMBERS: GILROY, liALE, KLOECKER, NELSON, RO~~ISON, VALDEZ and GAGE. NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None ':1);d) j f}r- Mayor City Clerk _ RESOLUTION NO. 92 - 6 -3- . . . " EXHIBIT nA" ADDENDUM TO A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY ADOPTING FINDINGS, MITIGATION MEASURES, AND STATEMENTS OF OVERRIDING CONSIDERATIONS PERTAINING TO THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE SOUTHPOINT BUSINESS PARK GENERAL PLAN AMENDMENT (GPA 90-06) The City Council finds that one or more significant effects would likely result from approval of this project and that the substantial evidence and mitigation measures relied upon by this Council supporting the required findings are set forth as follows: SIGNIFICANT EFFECTS GEOLOGY: 1. Si~nificant Effect: It is likely that one of the nearby active earthquake faults will cause at least one large-magnitude earthquake on the project site during the lifetime of the proposed project. Potential damage suffered by structures on the project site in the event of an earthquake is, therefore, considered to be a significant impact. Miti~ation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 1. All construction on the project site shall comply with the latest adopted Uniform Building Code structural earthquake regulations. The final construction plans for any structure shall be subject to the review and approval of the Building Inspector before a building permit is issued to ensure compliance with these regulations. (Southpoint DEIR, pg. iii). Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. I. A. B. SOILS: 2. Si~nificant Effect: The project site contains the soil types of Pleasanton Loam and Zamora Clay Loam. The permeability of these soils is moderately slow. Run-off of both soil types is very slow, and the hazard of erosion is none to slight. No significant impact is anticipated to result from erosion on the project site as long as standard erosion control measures are followed. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 2. Prior to the issuance of a grading permit for the proposed project, a soils foundation analysis shall be completed by a qualified soils engineer as required by Section III, Policy 16 of the Gilroy General Plan. The scope of this report shall be determined by the City Engineer and Public Works Director and shall include analyses of liquefaction potential at the location of each proposed structure. Recommendations from this report shall be incorporated into the grading plans for the proposed project and shall be subject to the review and approval of the Public Works Director. (Southpoint DEIR, pg. iii). 3. Construction of the proposed project should be undertaken during the dry season (April 15- October 15). If construction of the proposed project is undertaken during the wet season (October IS-April 15) or any portion thereof, the project proponent . . 2 - shall prepare an erosion control plan. The erosion control plan shall incorporate the use of straw bales at discharge areas and in swales as well as the use of seeding and hydromulching where appropriate. The erosion control plan measures shall be subject to review and approval by the City Engineer and Public Works Director before a grading permit is issued. (Southpoint DEIR, pg. iii). Findin~: Changes or alterations have heen required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. C. HYDROLOGY: 3. Significant Effect: The proposed project will increase the amount of surface-water run-off on and off the project site. The Ronan Channel has sufficient capacity to accommodate the surface-water run-off from the project site based on buildout of the site under its existing general plan designation of Industrial Park. Since the roughness coefficient used to determine the area of impervious surface is the same for both industrial and commercial uses (.80), construction of commercial uses on the project site is not anticipated to result in a net increase in surface-water run-off on the project site over that projected for industrial uses. Therefore, the proposed project will not exceed the capacity of the Ronan Channel. The proposed project has the potential to exceed the existing storm-drain infrastructure, both on the project site and in the vicinity of the project site, connecting to the Ronan Channel. Significant adverse impacts such as flooding on and off the project site could result if adequate storm drain improvements are not implemented. This is a potentially significant impact. Surface-water run-off from the project site, like that from any typical commercial development, is expected to contain minor concentrations of a variety of pollutants. These include oil and grease, nutrients, minor concentrations of pesticides from landscaping, and heavy metals from road and parking area pavements. The types and concentrations of contaminants are ultimately dependent upon the specific activities that occur on the project site. The proposed project could, therefore, create significant impacts associated with downstream pollution. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 4. The construction drawings for the proposed project shall include an infra-structure plan which details the type, size, and location of the on-site drainage facility and the off-site drainage facility improvements. These improvements shall include culverts, channels, and detention basins where necessary to accommodate storm flows from the project site. In addition, the infrastructure plan shall include grease traps to collect run-off pollutants from the project site. The precise type, size, and location of all infrastructure improvements shall be determined by the Public Works Director before a grading permit is issued for the proposed project. (Southpoint DEIR, pg. iV). 5. Approval for the proposed project shall state that the project will not exceed the capacity of the Ronan Channel. This approval shall be obtained from the Santa Clara Valley Water District before a grading permit is issued for the proposed project. (Southpoint DEIR, pg. iv). Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the potentially significant environmental effect as identified in the final EIR. . . - 3 - D. TRAFFIC: 4. Si~nificant Effect: The proposed project, when combined with the development of background projects which are planned for completion in the next two years will result in a reduction below level of service (LOS) C for three street segments during both weekday operations and weekend operations. This is considered to be a significant adverse impact. The proposed project, when combined with development of background projects, will result in a reduction below LOS C for two intersections in the project study area during weekday operations, and a reduction below LOS C for five intersections during weekend operations. This is considered to be a significant adverse impact. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 6. Widen Arroyo Circle to a six lane arterial between Leavesley Road and Camino Arroyo. (Southpoint DEIR, pg. v.). 7. Add a third northbound left turn lane on Arroyo Circle at Leavesley Road. (Southpoint DEIR, pg. v.). 8. Modify signal at Leavesley Road and Arroyo Circle. (Southpoint DEIR, pg. v.). 9. Add separate left- and right- turn lanes on Camino Arroyo. (Southpoint DEIR, pg. v.). 10. Signalize the Arroyo Circle/Pacific West Outlet Mall/Camino Arroyo intersection. (Southpoint DEIR, pg. v.). 11. Allow left turns from the eastbound Pacific West Outlet Center right-turn exit lane. A separate right-turn lane should be provided. (Southpoint DEIR, pg. v.). In addition, the applicant must contribute a proportionate share to the following mitigation measures: 12. Widen Leavesley Road to a six lane divided arterial between Murray Avenue and Arroyo Circle. (Southpoint DEIR, pg. v.). 13. Add a second westbound left turn lane on Leavesley Road at the southbound Highway 101 ramps. (Southpoint DEIR, pg. v.). 14. Modify signal on southbound Highway 101 off-ramp at Leavesley Road. (Southpoint DEIR, pg. v.). 15. Modify signal on San Ysidro/northbound Highway 101 off-ramp at Leavesley Road. (Southpoint DEIR, pg. v.). 16. Add southbound merge lane on southbound Highway 101 on-ramp. (Southpoint DEIR, pg. v.). 17. Add third southbound left-turn lane on southbound Highway 101 off-ramp. (Southpoint DEIR, pg. v.). 18. Add 10 foot sidewalks along both sides of Leavesley Road between Murray Avenue and Arroyo Circle where none exist. (Southpoint DEIR, pg. v.). 19. Provide a second southbound right-turn lane on the Highway 101 southbound off-ramp at Leavesley Road. (Southpoint DEIR, pg. vi.). 20. Add a northbound right-turn lane on Monterey Road at Leavesley Road. (Southpoint DEIR, pg. vi.). 21. Add second eastbound and westbound Welburn Avenue/ Leavesley Road through lanes at Monterey Road. (Southpoint DEIR, pg. vi.). 22. Add an exclusive westbound right-turn lane on Leavesley Road at Monterey Road. (Southpoint DEIR, pg. vi.). 23. Modify the Monterey Road/Welburn Avenue-Leavesley Road traffic signal and railroad grade crossing to accommodate additional channelization. (Southpoint DEIR, pg. vi.). 24. Consideration should be given to installing a second westbound left-turn lane on Leavesley Road at Monterey. This will be required for future development scenarios. (Southpoint DEIR, pg. vi.). 25. Add additional northbound left-turn lane on northbound off-ramp from Highway 101. (Southpoint DEIR, pg. vi.). 26. Add second westbound left-turn lane on Leavesley Road at Murray Avenue. (Southpoint DEIR, pg. vi.) 27. Restripe Leavesley Road to six lanes between Monterey Road and Murray Avenue (Southpoint DEIR, pg. vi.). Finding: Changes or alterations have been required in, or . . - 4 - incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. E. AIR QUALITY: 5. Si~nificant Effect: Construction of the proposed project would result in the emission of 67.6 pounds per day of TOG, 637.5 pounds per day of CO, and 135.6 pounds per day of NOx. The emission levels for CO exceeds the BAAQMD standards for new commercial projects of 550 pounds per day of CO. This emission level is considered to be a significant adverse impact. Due to the relative lack of urban development in the immediate vicinity of the project site, short-term uncontrolled PMIO emissions would not create a significant impact on sensitive receptors. However, construction workers on the project site could be subject to undue PMIO exposure if dust-suppression measures are not implemented. It is anticipated that the proposed project will reduce particulate emissions from the project site in the long term. Mitigation or Avoidance: This impact will be reduced and mitigated by the following: The project applicant shall prepare an emission reduction program in order to minimize the vehicle-related pollutant emissions generated by the proposed project. This program shall be subject to approval by the Planning Director before a grading permit is issued for the proposed project. The program shall, at a minimum, consist of the following measures: 28. Develop an employee rideshare/vanpool program. This program shall include provision for preferential carpool/vanpool parking, designation of an employee transportation/rideshare coordinator, and submission of evidence to the Planning Director of the program's promotion among employees. (Southpoint DEIR, pg. vii). 29. Encourage the use of bicycles for transportation by providing adequate and secure storage for both employee and customer bicycle users on the project site, as well as employee shower and locker facilities. (Southpoint DEIR, pg. vii). 30. Cooperate with the City of Gilroy and, if the city deems necessary, with the proponents of other proposed commercial projects in the project site vicinity, in contacting the Santa Clara County Transportation Agency (SCCTA) concerning the establishment of bus service to the project site. The contractor specifications for the proposed project shall be submitted to the Building Director for approval before a grading permit is issued for the proposed project. The contractor specifications shall include the following particulate emission reduction rr.easures: (Southpoint DEIR, pg. vii). 31. Exposed earth surfaces shall be watered during clearing, excavation, grading, and construction activities. Watering of exposed earth surfaces could reduce particulate emissions as much as 50 percent. All construction con tracts should require watering in late morning and at the end of the day. The frequency of watering should increase if wind speeds exceed 15 miles per hour. (Southpoint DEIR, pg. vii). 32. Throughout excavation activity, haul trucks should use tarpaulins or other effective covers at all times. (Southpoint DEIR, pg. vii). 33. Upon completion of construction, measures shall be taken to reduce wind erosion. Revegetation and repaving should be completed as soon as possible. (Southpoint DEIR, pg. viii.). Finding: The City Council finds that the mitigation measures adopted above will partially mitigate this impact. To the extent that the impact is not mitigated to a level of insignificance, specific economic, social, or other considerations make infeasible other mitigation measures or project alternatives identified in the DEIR. (See Section II, analysis of . . 5 - Project Alternatives, and Section III, Statement of Overriding Considerations, below.) F. AESTHETICS: 6. Si~nificant Effect: Construction of the proposed project in Area One will have a limited effect on views of persons travelling east on Leavesley Road but will be prominent to persons travelling west on the road. With implementation of the mitigation measures listed below, the proposed project is not anticipated to create a significant adverse impact on visual resources in the vicinity of Area One. Since the construction of the proposed project on Area Two will contribute to an overall increase in the unity of view from both Highway 101 and Arroyo Circle, the project is not anticipated to create an adverse impact on visual resources from these two public viewpoints. Miti~ation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 34. Conceptual and final project siting, architectural, and landscaping plans for each structure on the project site shall be subject to review and approval by the city Architectural and Site Review Committee and Planning Director before a grading permit is issued for the proposed project. (Southpoint DEIR, pg. viii). 35. The landscape plan for the proposed project shall conform to the Consolidated Landscaping Policy of the City of Gilroy and shall be reviewed and approved by the Planning Director before a building permit is issued. Specific requirements contained in this policy, which are pertinent to the proposed project, include the following: a. Landscaping shall be provided within development areas most visible from adjacent streets. b. A minimum lO-foot-wide planter area, in addition to the public right-of-way, shall be provided along each street frontage. c. At least eight percent of the gross land area, in addition to public right-of-way, shall be landscaped. d. All portions of the site with over 40-square-feet in area and not specifically used for parking, driveways, walkways or similar access, shall be landscaped. Findin~: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the potentially significant environmental effect as identified in the final EIR. G. NOISE: 7. Si~nificant Effect: Due to the proximity of Area One to Leavesley Road and Area Two to Highway 101, noise levels at public use areas could exceed city noise standards and depending on placement of structures and provision of buffers on the project site, result in a significant adverse impact. Miti~ation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 36. The applicant shall prepare and submit a building-design noise analysis for all proposed structures on the project site. This analysis should indicate structural, noise-attenuation measures which will reduce interior and exterior noise to acceptable levels. This study shall be reviewed and approved by the Planning Director before a building permit is issued for the project. (Southpoint DEIR, pg. viii). Findin~: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. . . - 6 - H. LAND USE COMPATIBILITY - AGRICULTURAL LAND USE: 7. Significant Effect: Use of lands adjacent to the project site for agricultural purposes could create adverse health impacts and property damage thus adverse impacts are associated with herbicides, pesticides, fertilizers and particulates on the project site. Since most land adjacent to the project site has been designated for urban uses in the future, these adverse impacts may not occur. However, the 55-acre parcel, which is adjacent to Area One of the project site, is not proposed for urban uses in the near future. Therefore, portions of this parcel in the immediate vicinity of Area One could be used for agricultural production. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 37. Specific project desi n n de a 50-foot buffer between any area wher 1 es, herbicides or ferti11ze d. This s all be indicated on the project site plan which shall ved y Director and Building Director a grading permit is issued for the propos ct. (Sou IR, pg. ix). Findin~: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the potentially significant environmental effect as identified in the final EIR. I. PUBLIC SERVICES: Water Services 8. Significant Effect: The use of ground water resulting from implementation of the proposed project could contribute to the lowering of the water table in the Llagas Groundwater Basin. However, according to the SCVWD, the use of 20.2 acre-feet of water-per-year on the project site will not result in a significant adverse impact with regard to ground-water use, since the entire Llagas Groundwater Basin supplies approximately 45,000 acre-feet of water per year for the area. The Gilroy city water system has a peak daily capacity of 11.5 million gallons. Based on the 1990 peak city water demand of 9.5 million gallons-per- day, adequate capacity exists to accommodate the projected daily demand of 15,748 gallons-per-day of water to be used by the proposed project. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 38. A deed restriction should be placed on the entire project site which would require that water-conserving fixtures be used for all structures built on the project site. The deed restriction should be recorded with the City Clerk and proof of recording should be provided to the Planning Director and Building Director before a building permit is issued for the pro posed project. The deed restriction should require that the following fixtures be installed in all structures. a. Ultra-low-flush toilets. Ultra-low-flush toilets are defined as toilets that use a maximum of 1.6 gallons of water per flush. (Southpoint DEIR, pg. x). 39. Only native drought-tolerant species of plants, shrubs and trees which are included on the Gilroy water-conserving plants and landscapes list should be planted on the site. A list of all species of vegetation to be planted on the project site should be submitted to the Architectural and Site Review Committee and Planning Director along with the project landscape plan. (Southpoint DEIR, pg. x). Finding: Changes or incorporated into, the project than-significant environmental alterations have been required in, or which avoid or substantially lessen the effect as identified in the final EIR. less- . . - 7 - Police Service 9. Significant Effect: The proposed project is not anticipated to cause an adverse impact with regard to existing personnel and equipment used by the Gilroy Police Department. Adverse impacts may result from the use of parking facilities on the project site by truck drivers or other unwelcome users. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 40. In addition to complying with the parking requirements for commercial and retail uses included in Section 31 of the City of Gilroy Zoning Ordinance, the applicant shall configure on-site parking facilities in a manner which discourages parking of large trucks or other vehicles larger than those that can fit in standard-sized parking spaces. The configuration shall be illustrated in the project site plan, which will be reviewed by the Architecture and Site Review Committee, and shall include the following specific measures: a. Utilize landscaped medians to remove any extra lot area. This will prevent large vehicles from parallel parking in paved areas not designated for parking use. b. Supply each parking space with a wheel stop to prevent large vehicles from using two parking spaces. c. The applicant shall supply adequate all day and employee parking facilities. (Southpoint DEIR, pg. xi.). Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the less- than-significant environmental effect as identified in the final EIR. Fire Service 10. Si~nificant Effect: The proposed project will place an additional demand on personnel and equipment on both the Fire Prevention Bureau and the Operations Division of the Gilroy Fire Department. The public safety impact fees to be paid by the project applicant will be sufficient to offset the additional demands on equipment needed by the proposed project. However, demands on personnel are not supported by public safety impact fees. In the absence of additional funding, i.e., from a general assistance district fund, the proposed project would have a significant adverse impact on fire services. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 41. The Gilroy Fire Chief shall be contacted after a detailed site plan for the proposed project is submitted in order to ensure that there are adequate resources to fund additional fire services to the project. The Building Director shall not issue a grading permit for the proposed project if adequate fire service to the project site is not available. (Southpoint DEIR, pg. xi.). Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. J. SCHOOLS: 11. Significant Effect: The proposed project may result in an increase in the number of residents in Gilroy due to the hiring of employees on the project site. Since this would result in an increase in school-age children within the Gilroy Unified School District, significant adverse impacts could result if adequate capacity is unavailable for additional students. Mitigation or Avoidance: This impact will be reduced and mitigated . . - 8 by the following mitigation measure(s): 42. Before a building permit is issued for any structure on the project site. the applicant shall submit evidence to the Planning Director that the fee requirements of the Gilroy Unified School District have been met and that adequate school capacity is available for new students. (Southpoint DEIR, pg. xii.). Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the potentially significant environmental effect as identified in the final EIR. K. ARCHAEOLOGICAL RESOURCES 12. Si~nificant Effect: The project area does not contain surface evidence of potentially significant cultural resources. This conclusion is based on background research and surface reconnaissance. However, because unidentified buried cultural resources may be found during project construction, standard mitigation is recommended in the event of significant, cultural-resource discovery. Mitigation or Avoidance: This impact will be reduced and mitigated by the following mitigation measure(s): 43. If archaeological resources or human remains are accidentally discovered during construction, work shall be halted within 150 feet of the find until it can be evaluated by a qualified professional archaeologist. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented before construction is resumed. Such mitigation shall be subject to approval by the Planning Director. (Southpoint DEIR, pg. xii.). Finding: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the potentially significant environmental effect as identified in the final EIR. PROJECT ALTERNATIVES: No Proiect Alternative (environmentallv oreferable alternative.) Alternative: The No Project Alternative consists of leaving the site in its present condition. (DEIR p. 80) Statement Of Fact: There is currently a shortage of vacant land designated on the General Plan for commercial uses available in Gilroy (Planning Department Staff Report, GPA 90-07). The no project alternative is inconsistent with the existing General Plan designations, which allow development of the site. Finding: The City Council finds that there is a need to increase the supply of commercial enterprises in the City (in a range providing for a variety of family sizes, income levels and age groups) in order to accommodate the City's growing population. The No Project Alternative would not meet the City's immediate need for increased commercial development. The City Council thus finds that the No Project Alternative is not desirable. This alternative is not "feasible" as defined in Section 15364 of CEQA Guidelines because it is not capable of being accomplished in a successful manner taking into account economic, social, and legal factors. Specific economic, social, or other considerations make infeasible this project alternative identified in the DEIR. (See also Statement of Overriding Considerations, Section III, below.) B. Santa Teresa Boulevard Site Alternative. Alternative: The Santa Teresa Boulevard Site Alternative consists of leaving using the site in its at the southeast corner of Santa Teresa Boulevard and First Street. (DEIR p. 81) II. A. . . - 9 - Statement Of Fact: !be alternative site does not have access to or visibility from Highway 101, and therefore would not attract a high percentage of customers from other parts of the region. In addition, the applicant does not own this alternative site. Findine: !be alternative site would not fulfill the objectives of the proposed project of providing profitable retail outlet services because the alternative site is not near Highway 101. This alternative is not "feasible" as defined in Section 15364 of CEQA Guidelines because it is not capable of being accomplished in a successful manner taking into account economic, social, and legal factors. Specific economic, social, or other considerations make infeasible this project alternative identified in the DEIR. (See also Statement of Overriding Considerations, Section III, below.) III. OVERRIDING CONSIDERATIONS An unavoidable significant adverse environmental impact is a significant adverse impact which cannot be mitigated to a level of insignificance. The City Council finds that the air quality impact referenced in the Final Environmental Impact Report and summarized in Section I.E. of these findings, while lessened through proposed mitigation measures, cannot be mitigated to a level of insignificance. The City Council hereby finds that the benefits of the proposed project nonetheless outweigh the unavoidable significant adverse environmental impact. Accordingly, the impact is considered acceptable because: 1. !be decrease in air quality could only be partially mitigated by scaling down the proposed development. Of the identified alternatives, only the no-project alternative would reduce the impact to a level of insignificance. The project alternatives are infeasible or will not avoid or substantially lessen the one remaining significant effect for the reasons stated in Section II. 2. The mitigation necessary to further reduce this significant environmental effect, beyond what is already proposed in Section I.E., to a level of insignificance would impose constraints on the development of the proposed project, including its size and density, that would make the project economically infeasible. 3. !be City will realize specific and significant social, economic and other benefits from the approval and development of the project, such as increasing the variety of commercial enterprises in the City to accommodate the City's growing population. Denying the project, adopting the no-project alternative, or requiring further mitigation would prevent or inhibit the City from realizing these benefits. . ;,; ..., .~ rn ..., <.> 0) '0' ... p. 0) ..<: ..., ... <2 ~ 0) .~ ~ > 0) Eo< ... 00 ~ <.> .... ..., t:::: ~ = .13 QI 0) Q ~ p. rn ~ ..., ::::: = u QI 0) Q ~ '0' ~ ... 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(.) c: Q,)..... ,:,=~Q.)c::cn 01-13 g:g.5erog ~f2 CI:lQ)~'StC zoii Q):g C. 0-''''' ~ 0 ~ c: ..c:: > <1.) Q)~ c: I-::l 0 E-IQ),"o""'.....~p..c,,)(,,) C'l '" '" '" , . . .. ; , . .....' . "..-... I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do hereby certify that the attached Resolution No. 92-6 is an original resolution, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the 21st day of January 19 92 at which meeting a quorum was present. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Gilroy this 28th day of_Ja'2.-~ary_____ 19 92. ( Seal)