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Resolution 1994-12 .~:'~::':':"7'~~""",~.:~~' . . 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 -1- - . . 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 \296\140945.1 45-011904706002 -2- . . 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. . . Exhibit A - Obata 2 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 . . Exhibit A - Obata 3 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 . . Exhibit A - Obata 4 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; . . Exhibit A - Obata 5 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 . . Exhibit A - Obata 6 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 . . Exhibit A - Obata 7 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 . . Exhibit A - Obata 8 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. . . Exhibit A - Obata 9 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. . . Exhibit A - Obata 10 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. 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I-< ~ ai b.O = ;.g M ;:; <Ll_ ~() ctl= = .....~ o <Ll ..... ..., rn.~ . o en en 1-<..., ctl <Ll () <Ll b.O.~ a .s e '0 ::::= 0.. <Ll O<Ll..o I-<..c: I-< ~...,E 8 =.~ 0'0 M=.... cSOO en ~ bI: <Ll () = ME..... ~...,al ctl en <Ll <Ll = en """ 0 <Ll ,.,::< () I-< ..... ~ o ~ ~ .a ..... o ~ ~ ~ ..... ~ ..... ~ <:U ~ ~ 2 ..... ;;) ~ ~ .Q ~ <:U g. ~ ~ ~ ..... ~ ..c o t 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)