Resolution 1994-12
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RESOLUTION NO. 94-12
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY APPROVING GPA 92-06, AMENDING THE
GENERAL PLAN MAP TO ADD 169.5 ACRES, COMPRIS-
ING PORTIONS OF PARCELS 841-17-067, 069 AND
070 AND ALL OF PARCEL 841-17-043, TO THE 20-
YEAR PLANNING AREA, MAKING FINDINGS UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND
ADOPTING A STATEMENT OVERRIDING CONSIDERATIONS
AND A MITIGATION MONITORING PROGRAM
WHEREAS, Thomas J. Obata and Tom S. Obata have submitted
GPA 92-06 to amend the General Plan Map to add 169.5 acres located
East of Highway 101, South of Highway 152 and North of Souths ide
Drive, comprising portions of parcels 841-17-067, 069 and 070 and
all of parcel 841-17-043, to the 20-year Planning Area as shown on
the map attached hereto as Exhibit "C" and incorporated herein by
this reference; and
WHEREAS, the City caused to be prepared under its
direction and control and pursuant to the requirements of the
California Environmental Quality Act ("CEQA") an Environmental
Impact Report ("EIR") for the project; and
WHEREAS, the Planning commission held a duly noticed
public hearing on the proposed project on January 6, 1994, after
which hearing the Commission voted to recommend that the City
Council certify the EIR as completed in compliance with CEQA and
that it find that the EIR reflects the independent judgment of the
City, and adopted Resolution No. 94-03 recommending approval of
GPA 92-06; and
WHEREAS, the City Council conducted a duly noticed public
hearing on the proposed project on January 18, 1994, after which
public hearing it certified that the EIR was completed in compli-
ance with CEQA, that it reflected the independent judgment of the
City, and that it was presented to the Council and the Council
reviewed and considered the information contained therein prior to
taking action on GPA 92-06;
RESOLUTION NO. 94 - 12
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NOW, THEREFORE, BE IT RESOLVED THAT:
A. The City Council hereby makes the findings required
by Public Resources Code section 21081 regarding project impacts
and project alternatives, and hereby adopts a statement of over-
riding considerations pursuant to CEQA Guidelines section 15093,
all as set forth in Exhibit "A," attached hereto and incorporated
herein by this reference; and
B. The mitigation monitoring program required by Public
Resources Code section 21081.6 is hereby adopted in the form set
forth in Exhibit "B," attached hereto and incorporated herein by
this reference; and
C. The City Council further finds that:
(a) The city has taken all actions required by
CEQA; and
(b) Approval of GPA 92-06 is in the public inter-
est; and
D. GPA 92-06 should be and hereby is approved, so that
the Gilroy General Plan Map is amended to add 169.5 acres to the
20-year Planning Area as described herein and shown on Exhibit "C."
PASSED AND ADOPTED this 18th day of January, 1994 by the
following vote:
AYES:
NOES:
COUNCILMEMBERS: GILROY, KLOECKER, MORALES, ROGERS,
ROWLISON, VALDEZ, GAGE
COUNCILMEMBERS: None
ABSENT:
COUNCILMEMBERS: None
APaEO:
oonal~e~~a~
ATTEST:
-AMa.-J .
~ne E. Steinmetz,
RESOLUTION NO. 94 - 12
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45-011904706002
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EXHIBIT A
AN 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 OBATA GENERAL PLAN AMENDMENT (GPA 92-06)
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 find-
ings are set forth as follows:
I. SIGNIFICANT EFFECTS
A. GEOLOGY:
1. Siqnificant Effect: The three active faults in the vicinity of the
project site may pose a significant threat to future development on the site.
It is reasonable to expect that due to the proximity of the project site to
these active faults, the project site will experience a large-magnitude
earthquake within the usable lifetime of building which may be constructed on
the project site. This is considered to be a significant adverse
environmental impact. Due to the seasonably high water tables and nature of
the soils on the project site, the potential for liquefaction, lurching, and
lateral spreading is high. This is considered to be a significant adverse
environmental impact. However, this impact can be mitigated to a level of
insignificance if the project proponent conducts a detailed soils report to
determine the extent of the liquefaction, and incorporates specific design
level recommendations for foundation design, excavation, grading, and erosion
protection measures prior to development of the project site. The hazards to
future development relating to geologic conditions on the project site would
remain the same regardless of the type of urban development to be constructed
on the project site.
Mitiqation or Avoidance: 1. Future development on the project site
shall be designed in accordance with earthquake design regulations of the
Uniform Building Code. 2. Future development of the project site shall
conform to the Uniform Building, Plumbing, and Mechanical Codes, the National
Electrical Code, and the handicap and energy regulations in Title 24 of the
California Building Code. 3. As a construction implementation step for all
future development on the project site, the project proponent shall have a
soils investigation completed by a qualified soils engineer as required by
Section III, Policy 16 of the Gilroy General Plan and shall be incorporated as
a condition of approval. The scope of this investigation shall be determined
by the City Building Department, and shall include a detailed analysis of the
liquefaction hazard on the project site for each proposed building.
Recommendations from this investigation shall be incorporated into the final
improvement plans for all future development on the project site.
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
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Exhibit A - Obata
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1/12/94
B. SOILS
2. Siqnificant Effect: The primary concern for future development on
the project site would be the shrink-swell potential of the soils that
comprise the project site. Soils which exhibit expansive characteristics can
cause damage to foundations and subsurface improvements. In general,
approximately 83 percent of the project site is underlain by Sunnyvale Series
soils, which have a moderate shrink-swell potential. The remaining 17 percent
of the project site is underlain by Campbell and Clear Lake Series soils,
which have a moderate to high shrink-swell potential. The moderate shrink-
swell potential is insignificant, but the high shrink-swell potential is
considered a significant development constraint. This is considered a
significant adverse environmental impact. However, foundations. and subsurface
improvements can be designed to avoid and substantially lessen the potential
impacts of expansive soils on future development. Additionally, future
development on the project site will include grading and the placement of
impervious surfaces. Both of these activities will increase run-off and
create a potential for soil erosion. However, based on the characteristics of
the soil types located on the project site, no significant impact is expected
to result from erosion or other soil limitations on the project site as long
as standard erosion control measures are followed. Therefore, the proposed
project should include measures to ensure that soil erosion is minimized
during the future construction of the project site.
Mitiqation or Avoidance: 4. As a construction implementation step,
the project proponent shall conduct a detailed design level soils
investigation for the project site to ensure that structure foundations and
subsurface improvements are appropriately designed to withstand the expansive
nature of the on-site soils and to ensure that grading and excavation plans
are properly engineered. Recommendations of the soils investigation shall be
incorporated into future improvement plans for the project site. 5. Future
development on the project site should be undertaken during the dry season
(April 15 to October 15). If construction is undertaken during the wet season
(October 15 to April 15) or any portion thereof, the project proponent shall
prepare an erosion control plan. The erosion control plan shall include the
following information: a. Measures for controlling erosion during
construction of the proposed project, including contractor specifications,
detention basins to hold pre-development run-off volumes for a 100-year storm
event, reseeding of disturbed areas, and periodic watering during excessive
winds. b. Measures for controlling erosion after construction on the project
site, including reseeding of disturbed areas.
Findinq: changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
C. HYDROLOGY
3. Siqnificant Effect: The proposed project will permit future
development on the project site which, in turn, will create impervious
surfaces, thereby resulting in an increase in the amount of surface water run-
off generated by both 10-year and 100-year storm events. The volume of
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Exhibit A - Obata
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1/12/94
surface water run-off that can be expected upon build-out of the project site
would be approximately 104 percent over pre-development conditions for a 10-
year storm and 103 percent over pre-development conditions for a lOO-year
storm. Since the recent storm drain improvements to Llagas Creek between
Highway 152 and Souths ide Drive are designed to accommodate the existing land
uses on the project site, future development could exceed the storm drain
infrastructure both on and off-site connecting to Miller Slough and Llagas
Creek. Therefore, 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 significant adverse environmental impact. There are
portions of the project site which are located in the one percent special
flood zone area. This flood zone implies that the project site is subject to
a one percent or greater chance of flooding in any given year. _ The Gilroy
Floodplain Management Ordinance considers this a significant adverse
environmental impact. Surface water run-off from any future industrial
development and parking area on the proposed project site is expected to
contain a variety of pollutants, including oil and grease, nutrients,
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 during and after the
construction of the proposed project site. Therefore, the proposed project
could create significant adverse environmental impacts associated with
downstream pollution. [Comment 30].
Mitiqation or Avoidance: 6. Prior to future development, the
project proponent shall be required to submit a detailed storm drainage
improvement plan for the project site and construct improvements specified in
the plan. The plan shall include design and specifications for the on-site
storm drainage system and all off-site storm drainage improvements. The type,
size, and location of all infrastructure improvements shall be determined by
the Public Works Director prior to issuance of a building permit. The plan
shall include, but not be limited to the following: a. On the eastern
portion of the project site, the project proponent shall design a regional
detention pond, or a series of detention ponds, or other approved method, to
detain surface water run-off and ensure that storm water run-off from the
proposed site does not increase and to accommodate the City of Gilroy Master
Storm Drain Design. b. Future development shall implement applicable storm
water source and treatment-based best management practices as recommended in
the California Storm Water Best Management Practice Handbooks. This may
include the implementation of oil and grease separators in the storm drainage
improvements before the storm drainage enters the storm drainage detention
basins. Annual maintenance of the oil and grease separators should be
required. [Comments 8 and 32]. c. Any storm drainage detention facilities
shall also provide sediment and pollution control facilities. Annual
maintenance of the sediment and pollution control facilities should be
required. [Comments 8 and 33]. d. Future development should be required to
provide a periodic sweeping program for proposed roadways, driveways, and
parking areas on the project site. [Comment 8]. 7. Provide on-site drainage
easements for the regional detention pond and all City of Gilroy storm
drainage facilities discharging into and out of the facility. 8. Future
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Exhibit A - Obata
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1/12/94
development shall construct finished floor elevations at least one foot above
the 100-year flood elevation as delineated on the current Flood Insurance Rate
Maps (FIRM) produced by the Federal Emergency Management Agency (FEMA). 9.
Future development shall be required to apply for and obtain a General Permit
for storm Water Discharge Associated with Construction Activity from the
Regional Water Quality Control Board if the amount of land to be disturbed is
five or more acres prior to issuance of a building permit for each individual
future project. This permit requires both construction and post-construction
phase storm water quality best management practices. These storm water best
management practices would be considered the mitigation measures. {Comment
31]. Additionally, future development must implement provisions of the
General Permit for Storm Water Discharge Associated with Construction
Activity, which requires preparing and complying with a storm W~ter Pollution
Prevention Plan. {Comment 33]. 10. Future development adjacent to or within
the vicinity of the princevalle Storm Drain shall be required to obtain a
district encroachment permit from the Santa Clara Valley Water District. 11.
Future development shall obtain a special flood hazard development permit
prior to construction from the Public Works Director in addition to all state,
Federal and local permits necessary for future development. The development
permit application shall include the following:
a. Proposed elevation in relation to mean sea level, of the lowest floor
(including basement) of all structures; b. Proposed elevation in relation to
mean sea level to which any structure will be floodproofed; c. Certification
of a registered professional engineer or architect that the floodproofing
methods for any non-residential structure meet criteria in Section 5 of the
Floodplain Management ordinance; and d. A description of the extent to which
any water course will be altered or relocated as a result of future
development. 12. If the proposed project proposes to connect or construct
mains for the storm drain system in a different place than its basin has been
modeled for in the City of Gilroy Storm Drainage Master Plan, the developer
shall pay the city's consultant the required fees to re-run the modeled
system.
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
D. TRAFFIC AND CIRCULATION
4. Siqnificant Effect: Based on the reasonable worst-case scenario
defined in Section 2.4, it is expected that a total of 27,480 trips per day,
with 4,428 trips during the morning peak hour and 4,672 trips during the
evening peak hour will be generated upon build-out of the project site. The
volume of traffic generated from future development on the project site would
severely impact most, if not all of the following intersections and
corresponding street segments.
a. Tenth Street/Monterey Street;
b. Tenth street/Chestnut Street;
c. Tenth Street/Southbound Highway 101 Ramps;
d. Highway l52jNorthbound Highway 101 Ramps;
e. Highway 152/Brem Lane - Renz Lane;
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Exhibit A - Obata
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1/12/94
f. Highway 152/Silacci Way;
g. Monterey street/Thomas Road;
h. Luchessa Avenue/Chestnut street;
i. Monterey Street/Southbound Highway 101 Ramps;
j. Monterey street/Northbound Highway 101 Ramps;
k. Highway 152/Camino Arroyo Drive (future); and
1. Highway 152/Eastside Boulevard (future).
The majority of the street segments and intersections analyzed in the study
area will require improvements to accommodate build-out of the project site.
For a detailed list of the impacts please refer to Section 2.4.
Mitiqation or Avoidance: Overall Project Traffic Impact
Mitigations: The following mitigation measures address the impacts associated
with future development under the proposed general plan land use designation.
The entity responsible for funding specific improvements is included after the
mitigation measure in parenthesis. However, negotiations between the City of
Gilroy and the project proponents may result in changes in funding
responsibilities. 13. A Transportation Demand Management (TDM) Program
consistent with the requirements of the Santa Clara County Congestion
Management Agency shall be prepared. The program should describe the method
for encouraging ridesharing, vanpooling and transit not only by employees, but
by potential patrons as well. The plan should also describe methods for
encouraging alternative modes of transportation, such as pedestrian and
bicycle access. The TDM should be prepared for each phase of future
development on the project site and incorporated into the future site plans.
(Project Proponents). 14. Future development on the project site shall pay
city-wide traffic impact fees for mitigation measures shown on Exhibit A of
the City Traffic Impact Fee resolution. Mitigation measures not shown on
Exhibit A of the Traffic Impact Fee Resolution are not covered by the fee
and must be borne solely by the developer. Traffic Circulation Element
measures shown on Exhibit "A" of the city Traffic Impact Fee resolution are
required to be completed to the ultimate design if the cost of the
improvements is to be credited towards the project impact fees. The City of
Gilroy Public Works Department has indicated that all interim construction
costs, as well as interim measures shall be borne by the developer. (Project
Proponents). 15. Future development shall be required to provide on-site and
frontage bus turn-outs and bus stops, and shall coordinate with the Santa
Clara County Transportation Agency to provide bus service to the project
site. (Project Proponents). 16. If this project proposes to construct a
street system that differs from the city's circulation element or traffic
impact fee ordinance, the developer shall pay the city's consultant the
required fees to re-run the modeled system. The City of Gilroy Public Works
Department has indicated that all interim construction costs, as well as
interim measures shall be borne by the developer.
proiect Phase I Traffic Impact Mitiqations
These mitigation measures are applicable to the first phase of development,
which is the amendment of the Gilroy Urban Service Area to include the
northern 100 acres of the project site. When the project proponent submits an
application for annexation of the project site to the city, these mitigation
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Exhibit A - Obata
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1/12/94
measures are to be implemented prior to, or in conjunction with, any
development on the project site. 17. The following mitigation measures shall
be incorporated into future development plans prior to occupancy of Phase I of
the proposed project. These will be subject to the review and approval of the
Public Works Director and the City Engineer prior to issuance of a building
permit. a. Widen Highway 152 to a six-lane divided arterial between
southbound Highway 101 ramps and Camino Arroyo Drive. (Project proponents and
proponents for other adjacent properties/Traffic Impact Fee) b. Consider
extending the second southbound off-ramp lane at the Highway 101/Tenth Street
interchange. (Project proponents and proponents for other adjacent properties).
c. Silacci Way may serve as the secondary access to the northern portion of
the project site and should only be used to serve a maximum of 15 acres of the
project site. (Project proponents and proponents for other adjacent proper-
ties). d. Widen Tenth street to a six-lane divided arterial between Chestnut
Street and southbound Highway 101 ramps. (Project proponents and only
proponents for other adjacent properties). e. Add a second westbound Tenth
Street left-turn lane at Chestnut Street. (Project proponents and proponents
for other adjacent properties). f. Extend either Eastside Boulevard or Camino
Arroyo Drive as a two-lane arterial with left-turn channelization to serve as
the primary access to the project site. A connection between Silacci Way and
either of these streets must be made as well.
proiect Build-out Traffic Impact Mitiqations
These mitigation measure are applicable to the second phase of development,
which is the amendment of the 20-year planning area to include the remaining
169.5 acres of the project site. When the project proponent submits an
application for the amendment of the urban service area and the annexation of
this portion of the project site to the city, these mitigation measures should
be implemented prior to, or in conjunction with, any development on the
project site. These mitigation measures address the traffic impacts that may
result upon ultimate build-out of the project site over the next 20 years.
18. The following mitigation measures shall be incorporated into future
development plans to accommodate build-out of the project site. These will be
subject to the review and approval of the Public Works Director and the City
Engineer prior to issuance of a building permit. a. Widen Highway 101 to a
six-lane freeway south of the Monterey Street interchange. This project is
programmed as part of the Highway 152 realignment project between Highway 101
and Highway 156. (Caltrans). b. Widen Luchessa Avenue to a four-lane,
divided arterial, with bike lanes. (Project Proponents). c. Extend Luchessa
Avenue as a four-lane, divided arterial, with bike lanes between Rossi Lane
and Eastside Boulevard. (Project Proponents). d. The Monterey Street/Thomas
Road-Luchessa Avenue intersection should include a second northbound Monterey
street right-turn lane and a second Monterey Street southbound left-turn
lane. The eastbound Thomas Road approach should include a left-turn lane, two
through lanes and a right-turn lane. The westbound Luchessa Avenue approach
should include two left-turn lanes, two through lanes, and a right-turn lane.
This intersection will require signalization. (Project proponents and
proponents for other adjacent properties). e. The Luchessa Avenue/Chestnut
street intersection should include two through lanes in each direction on
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Exhibit A - Obata
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1/12/94
Luchessa Avenue as well as a second eastbound left-turn lane. This
intersection will require signalization. (Project proponents and proponents
for other adjacent properties).
Findinq: changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
E. AIR QUALITY
5. Siqnificant Effect: Traffic generated at build-out of the project
site would result in the emission of 267 pounds per day of ROG, 2,405 pounds
per day of CO, and 1,782 pound per day of PM10. All of these estimated
emission rates exceed the threshold levels established by the BAAQMD. This is
a significant adverse environmental impact. In addition, the particulate
emissions generated during the eventual construction of the proposed project
may incrementally increase the local PM10 concentrations. Violations of the
federal and state 24-hour average PM10 standards on the project site may
result, exposing construction workers and employees and visitors of nearby
development to hazardous conditions. If dust-suppression measures are not
implemented, this is considered a significant adverse environmental impact on
air quality. However, over the long-term, the particulate matter emitted on
the project site is anticipated to be substantially lower that the particulate
matter emitted from past agricultural uses on the project site.
Mitiqation or Avoidance: 19. As a project implementation step for
any future development on the project site, the project proponent(s) shall be
required to prepare an emission reduction program in order to minimize the
vehicle-related pollutants generated by future development on the project
site. This program shall be subject to review and approval by the Planning
Director prior to the issuance of a building permit for any future development
on the project site. The program shall, at a minimum contain the following
measures: a. The site plans for any future specific development on the
project site shall include provision of adequate and secure storage facilities
for bicycles of both employees and customers of the project site, as well as
the provision of employees shower and locker facilities, in order to encourage
the use of bicycles for transportation to work. b. The site plans for any
future development on the project site shall include provision for transit
design features within the development in order to encourage the use of
alternative modes of transportation. c. The site plans for any future
develo~ment on the project site shall include provision for pedestrian access
between bus services and major points within the development in order to
encourage the use of alternative modes of transportation. 20. The contractor
specifications for any proposed construction project shall be submitted to the
Building Department for review and approval prior to issuance of a grading
permit for that specific development project. The contractor specification
shall include, but not be limited to the following particulate emission
reduction measures: a. Exposed earth surfaces shall be watered during
clearing, excavation, grading, and construction activities. Watering of
exposed surfaces should reduce particulate emissions by as much as 50
percent. All construction contracts shall require watering in late morning
and at the end of each day. The frequency of watering shall increase if wind
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Exhibit A - Obata
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1/12/94
speeds exceed 15 mile per hour. b. Throughout excavation activity, material
placed in haul trucks shall be watered, and tarpaulins or other effective
covers shall be used at all times. c. Develop a comprehensive construction
activity management plan that minimizes the pieces of construction equipment
operating, that minimizes the extent of the site area worked during any given
period of time, that limits the speed of all construction equipment to 15
miles per hour on unpaved surfaces, and makes provision to sweep adjacent
streets as needed to remove accumulated silt. d. Upon completion of
construction, measures shall be taken to reduce wind erosion. Provisions for
revegetation and repaving of roadways, sidewalks, and parking lots shall be
completed as soon as possible. e. Any future development on the project site
shall be required to comply with all applicable BAAQMD regulatory
requirements. This is subject to the review and approval of the Planning
Director, prior to issuance of a building permit. These mitigation measures,
if implemented, will substantially reduce the significant adverse
environmental impacts on air quality. However, even with the implementation
of an emissions reduction program and a transportation demand management
program that has a 30 percent effectiveness in reducing traffic volumes
generated by future development on the project site, it has been established
that build-out of the project site will still exceed the BAAQMD threshold
levels for ROG, CO, and PM10. It would not be feasible to require additional
mitigation measures which would ensure that build-out of the project site
would not result in violation of the BAAQMD thresholds for these pollutants.
Therefore, build-out of the project site will result in a significant adverse
unavoidable impact on air quality.
Findinq: Specific economic, legal, social, technological, or other
considerations, including considerations for the provision of employment
opportunities for highly trained workers, make infeasible the mitigation
measures or project alternatives identified in the environmental impact
report.
F. LAND USE COMPATIBILITY
6. Siqnificant Effect: The future development of industrial land uses
on the project site could have a significant adverse impact on the Hirasaki
house, which is considered by Santa Clara county as a historical structure.
If mitigation measure are not presented to protect this historical site from
the encroachment of industrial urbanization, future development of the project
site will have a significant adverse environmental impact on this historical
structure. The development of the project site for industrial uses could
potentially impact the Ochoa farmworker housing project southwest of the
project site. The Ochoa project is located in the unincorporated portion of
Santa Clara County and is under the jurisdiction of the Santa Clara County
Housing Authority. Residential and industrial land uses are not compatible,
and the Gilroy General Plan makes specific reference that residential
development shall be not be allowed east of Highway 101. However, this
residential land use is currently not within the city limits, and is not
subject to the policies and programs of the city's general plan. Therefore,
this incompatibility is considered a significant adverse environmental impact
on the existing residential land uses located in the unincorporated portion of
Santa Clara County.
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Exhibit A - Obata
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1/12/94
Mitiqation or Avoidance: 21. The future development of the project
site shall conform to the city of Gilroy's Consolidated Landscaping Policy.
22. The site plan prepared for any future development on the project site
shall include provision of a minimum building setback of 50 feet from the
northerly, easterly, and southerly property lines of the 10 acre Hirasaki
property. Ancillary uses such as roads, driveways, parking areas, and
landscaping can be placed in this setback area. 23. The site plan prepared
for any future specific development on the project site by the project
proponent(s) shall include provision of a minimum building setback of 50 feet
from the southwestern corner of the project site to protect against the
encroachment of industrial development on the existing residential development
located in the unincorporated portion of Santa Clara County. Ancillary uses
such as roads, driveways, parking areas, and landscaping can be_placed in this
setback area.
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
G. SEWER SERVICE
7. Siqnificant Effect: The proposed project will generate
approximately 129,750 gallons per day (gpd) of sewage. Currently, all of the
available capacity at the wastewater treatment plant is accounted for with
approved projects. However, it is anticipated that adequate capacity will be
available in the future to accommodate the additional sewage. Significant
adverse impacts on the sanitary sewer system will be avoided because approval
of future development will be based on availability of adequate treatment
plant capacity. Adequate sewer infrastructure facilities exist to serve the
proposed project. Connection of the on-site sewage collection system to the
33-inch sewer line that parallels the western boundary of the project site is
feasible and will not result in any significant adverse environmental
impacts. When future development plans are prepared for the project site,
this sewer line should be protected. Adequate access to this sewer line for
maintenance personnel will be required; any future development plans in the
easement area should limit uses to those compatible with the existing sewer
lines.
Mitiqation or Avoidance: 24. Prior to the development of the
project site, the developer must obtain sufficient sewer allocation to serve
future development, and will be required to pay the City of Gilroy sanitary
sewer development fee. 25. The design of all future sewer line improvements
serving the project site shall be provided by the developer, subject to the
review and approval by the City Department of Public Works prior to issuance
of a grading permit. The future developer shall assume responsibility for the
full costs of required sewer system improvements. 26. If this project
proposes to connect or construct mains for the sewer system in a different
place other than that which its basin has been modeled for in the City of
Gilroy Sewer Master Plan, the developer shall pay the city's consultant the
required fees to re-run the modeled system. These fees shall be paid prior to
issuance of a building permit.
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Exhibit A - Obata
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1/12/94
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
H. WATER SERVICE
8. Siqnificant Effect: The use of groundwater supplied by city wells
resulting from implementation of the proposed project coould contribute to
lowering the water table in the Llagas Groundwater Basin. However, future
development on the project site will use a total of 161 acre-feet of water per
year at build-out of the project site. This is substantially lower than the
existing water demand on the project site. Therefore, the proposed project
will have a beneficial impact on the groundwater basin. In addition, when the
future developer pays the city water development fees, permanently caps
existing on-site agricultural wells, and the city installs a new well in the
project vicinity, there will be no significant adverse environmental project-
related impacts on water service. The following mitigation measures are
required for future development on the project site.
Mitiqation or Avoidance: 27. The species of plants, shrubs, and
trees planted on-site shall be native, drought-tolerant species and shall
consist of only those included on the Gilroy water-conserving plants and
landscapes list. A list of all species of vegetation to be planted on the
project site, along with the project landscape plan, shall be reviewed through
the city's Architectural and Site Review process and approved by the Planning
Director prior to issuance of a building permit. Large landscape and turf
areas shall be irrigated with reclaimed water. 28. All existing on-site
wells shall be permanently capped in compliance with the standards set forth
by the Santa Clara Valley Water District and the City Department of Public
Works prior to the issuance of a building permit. 29. If this project
proposes to connect or construct mains for the water system in a different
place other than that which its basin has been modeled for in the City of
Gilroy Water Master Plan, the developer shall pay the city's consultant the
required fees to re-run the modeled system. These fees shall be paid prior to
issuance of a building permit.
Findinq: changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
I. FIRE PROTECTION
9. Siqnificant Effect: Future development on the project site will
incrementally increase the demand for fire services on the Gilroy Fire
Department. Future development on the project site must demonstrate that
minimum water pressure and supply standards, as required by the Gilroy Fire
Department, can be met. If minimum pressure and supply standards cannot be
met, future development on the project site would result in a significant
adverse environmental impact.
Mitiqation or Avoidance: 30. Prior to development of the project
site, the future developer shall pay required City of Gilroy Public Safety
impact fees. 31. Future development on the project site shall conform to the
Uniform Fire Code. 32. Future development plans shall include the
.
.
Exhibit A - Obata
11
1/12/94
installation of on-site fire hydrants. The improvement plans shall indicate
and describe all fire safety improvements which will be included in the
project, including fire hydrant locations, sprinkler and alarm systems,
emergency vehicle access provisions, and evacuation plans (if necessary).
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
J. POLICE PROTECTION
10. Siqnificant Effect: Future development on the project site will
incrementally increase the demand for law enforcement services on the Gilroy
Police Department. This is considered a significant adverse environmental
impact.
Mitiqation or Avoidance: 33. Prior to development of the project
site, the project proponent(s) shall be required to pay the public safety
impact fees to the City of Gilroy.
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
K. UTILITIES
11. Siqnificant Effect: The proposed project will create an increased
demand for utilities. provision of these services would be an incremental
addition to the level of service currently provided. However, due to the
proximity of the project site to the existing service areas of both PG&E and
Continental Telephone, provision of these services to the project site will
not cause a significant adverse impact. However, if these utilities are not
provided underground, it would be in direct conflict with the city's general
plan. This is considered a significant adverse environmental impact.
Mitiqation or Avoidance: 34. Future development on the project
site shall be required to construct all utilities to, through, and on the site
underground, subject to the review and approval by the City Department of
Public Works.
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
L. CULTURAL RESOURCES
12. Siqnificant Effect: Based upon the background research and field
reconnaissance, it has been concluded that the project area does not contain
known potentially significant cultural resources. However, because
unidentified buried cultural resources may be found during project
construction, standard mitigation is recommended in the event of significant
cultural resource discovery. Because of the very specific historic zoning
restrictions placed on the Hirasaki Farmstead in the Santa Clara County H3
zoning section 31-11, it is suggested that the City of Gilroy zone this area
pursuant to their Historic Preservation Ordinance. If this is not completed,
significant adverse impacts to the Hirasaki Farmstead could potentially occur,
especially those associated with the proximity and scale of any proposed
adjacent development.
.
.
Exhibit A - Obata
12
1/12/94
Mitiqation or Avoidance: 35. If archaeological resources or human
remains are 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 prior to continuation
of construction. Such mitigation shall be included in the contractor
specifications for any specific construction project and shall be subject to
approval by the Planning Director prior to the issuance of a building permit.
36. The City of Gilroy shall assume the existing level of protection for the
historic resource now afforded by the Santa Clara County ordinance through its
own historic preservation ordinance. 37. The Hirasaki Farmstead should be
nominated for inclusion in the National Register of Historic Places. This
shall be required prior to the issuance of a building permit for any portion
of the project site. [Comment 15]. Implementation of these mitigation
measures will reduce the project-related impacts on cultural resources to a
level of insignificance.
Findinq: Changes or alterations have been required in, or incor-
porated into the project which avoid or substantially lessen the significant
environmental effect as identified in the EIR.
II. PROJECT ALTERNATIVES:
A. No proiect Alternative (environmentally superior alternative.)
Alternative: The no-project alternative would have no change to
existing conditions and the project site would remain in agricultural
production. (FEIR p. 140)
Statement Of Fact: This alternative would result in a significant
decrease in project impacts with regard to geology, soils, surface water
hydrology, flooding, traffic, air quality, land use compatibility, sewer,
fire, police, utilities. This alternative would result in a slight decrease
in project impacts with regard to downstream pollution. This alternative
would have no change in impacts regarding cultural resources. This
alternative would result in a significant increase in project impacts with
regard to water resources.
Findinq: The City Council finds that the alternative site would not
fulfill the objectives of the proposed project of increasing the amount of
land available for industrial development and increasing the creation of jobs
available for local residents. 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, legal,
social, and technological factors. In fact, this alternative entirely
eradicates the purpose of the proposed project. Specific economic, legal,
social, technological or other considerations make infeasible this project
alternative identified in the EIR. (See also Statement of Overriding
Considerations, Section III, below.)
B. Reduced Buildinq Coveraqe Alternative (second most environmentally
superior alternative.)
.
.
Exhibit A - Obata
13
1/12/94
Alternative: The Reduced Building Coverage Alternative (FEIR p. 143)
reduces the building coverage to approximately 2.5 million square feet of
industrial uses. It has been determined that the normal industrial building
coverage in the region is approximately 35 percent of the net developable area
(Ken Lindsay, letter to San Benito Planning Commission, September 19, 1989).
Therefore rather than 5.4 million square feet of industrial space, the reduced
and more realistic building coverage would allow approximately 2.5 million
square feet of industrial uses. The number of jobs made available to local
residents would also be reduced proportionately.
statement Of Fact: This alternative would result in a slight decrease
in project impacts with regard to air quality because the volume of traffic
generated would be less than the proposed project. In addition, this
alternative would have a slight decrease in project impacts with regard to the
volume of surface water run-off. However, this alternative would have no
change with regard to geology, soils, flooding, pollution downstream, traffic,
land use compatibility, sewer, water, fire, police, utilities, and cultural
resources.
Findinq: The City Council finds that this alternative would not fulfill
the full objectives of the proposed project of increasing the amount of new
jobs available for local residents in the industrial development. (The
proposed project does not specify specific building proposals or square
footages; it only affects the timing of the development of the property,
Therefore, the reduced building coverage alternative may be revisited at the
time that a specific development request is made.) Specific economic, legal,
social, technological or other considerations make infeasible this project
alternative identified in the EIR. (See also Statement of Overriding
Considerations, Section III, below.)
C. Alternative Land Use- "Golf Course"
Alternative: The Alternative Land Use- "Golf Course" Alternative (FEIR
p. 146) would use the project site as a golf course. This land use alternative
could be used as an interim land use, or could remain a permanent land use.
Depending on the approach, this may affect whether or not a general plan
amendment would be necessary to change the land use designation from general
industrial to an appropriate land use designation to accommodate such an
alternative. If the project site is used as an interim land use, it could be
converted in the future if there becomes a demand for industrial land.
Statement Of Fact: This alternative would utilize the project site as a
golf course. This alternative project would not create as much opportunity as
the proposed project, but it would generate revenue for the city and create
more jobs. This alternative would result in a significant decrease in project
impacts with regard to erosion, flooding, surface water run-off, traffic, air
quality, land use compatibility, and sewer. This alternative would result in
a slight decrease in project related impacts with regard to downstream
pollution, particulate emissions generated from construction, fire protection
and law enforcement services. This alternative would have no change in
project impacts regarding geology, shrink-swell potential of soils, the loss
of agricultural land, utilities, and cultural resources. This alternative
would have a slight increase in project impacts with regard to the volume of
water to be used for the proposed project.
.
.
Exhibit A - Obata
14
1/12/94
Findinq: The city Council finds that the alternative site would not
fulfill the objectives of the proposed project of increasing the amount of
land available for industrial development. 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, legal,
social, and technological factors. Specific economic, legal, social,
technological or other considerations make infeasible this project alternative
identified in the EIR. (See also Statement of Overriding Considerations,
Section III, below.)
D. Wastewater Treatment Plant Expansion
Alternative: The Wastewater Treatment Plant Expansion Alternative (FEIR
p. 149) would utilize the project site as an expansion area for. the South
County Regional Wastewater Authority Treatment Plant. This alternative
project would not create many job opportunities and would not generate
additional revenue for the city in the short-term. However, the long-term
rewards of this alternative are the increased capacity of the wastewater
treatment plant which, in turn, would create more housing and job
opportunities in the city. The additional residential and economic
development would generate additional revenue for the city. Therefore, this
alternative would have an indirect beneficial impact on the city.
Statement Of Fact: This alternative would result in a significant
decrease in project impacts with regard to geology, soils, hydrology, traffic,
air quality, sewer, water, fire, police, and utilities. This alternative
would have no change in project impacts with regard to cultural resources.
This alternative would result in a significant increase in project impacts
with regard to land use compatibility.
Findinq: This alternative was rejected because the city of Gilroy
decided that it would be more efficient to direct growth to the south rather
than to the north. In making this decision, the City determined that the
impacts to surrounding land uses (e.g., migrant farmworker housing) would be
more significant to the north than to the south. In addition, the South
county Regional Wastewater Authority has already adopted a plan and purchased
land to the south of the current wastewater treatment plant and plans to
acquire more land in the future. Therefore, this alternative is not viable
because the impacts on surrounding land uses would be more significant than
the proposed project and the growth has been determined by the city to proceed
to the south of the current wastewater treatment plant rather than to the
north.
.
.
Exhibit A - Obata
15
1/12/94
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, as summarized in section 3.1 of the EIR, that the project
will result in one significant unavoidable impacts; that being the loss of air
quality. This impact, referenced in the Final Environmental Impact Report,
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. The loss of 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 the significant environ-
mental effect 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. The City will realize specific and significant economic, legal,
social, technological, and other benefits from the approval and development of
the project, such as increasing the land available for industrial development
and increasing the number of jobs available to local residents. Denying the
project, adopting the no-project alternative, or requiring further mitigation
would prevent or inhibit the City from realizing these benefits.
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N
EXHIBIT "e"
LOCATION MAP FOR GPA 92.06
.
.
I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do
hereby certify that the attached Resolution No. 94-12
is an original
resolution, duly adopted by the Council of the City of Gilroy at a regular
meeting of said Council held on the 18th
at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the
day of
January
, 19--2.L,
Official Seal of the City of Gilroy this 21st day of
~~~i1r~
January
,1994.
(Seal)