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Resolution 2000-66 Resolution 2000-66 . . RESOLUTION NO. 2000-66 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING TM 00-05, A VESTING TENTATNE MAP TO CREATE THIRTY-THREE SINGLE-FAMILY LOTS ON APPROXIMATELY 7.2 ACRES LOCATED ALONG MUIRFIELD WAY, WITHIN THE EAGLE RIDGE DEVELOPMENT, APNs 810-44-010 AND 810-44-011. WHEREAS, Eagle Ridge Development Corporation & Shapell Industries ("Applicant") submitted TM 00-05, requesting a Vesting Tentative Map to subdivide a 7.2-acre lot into thirty- three (33) single-family lots; and WHEREAS, the property affected by TM 00-05 is located along Muirfield Way, within the Eagle Ridge development, as shown in Exhibit A attached hereto; and WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), an Environmental hnpact Report ("Final EIR") was certified by the City Council on October 5, 1992, for this site and Resolution 92-79 was adopted setting forth the mitigation measures and mitigation/monitoring program; followed by adoption by the City Council on September 3, 1996 of an addendum to the Final EIR that revised certain of the mitigation measures in conjunction with the approval ofTM 96-05 and AlS 96-17; and WHEREAS, the City has reviewed the above documents in accordance with the CEQA, and finds that the proposed project is substantially consistent with and thereby included in these prior environmental reviews; and WHEREAS, the Plarming Commission held a duly noticed public hearing on September 7,2000, at which it considered this project and voted to recommend approval ofTM 00-05 to the City Council; and IGMB\493527.1 01-092504706002 -1- Resolution 2000-66 . . WHEREAS, the City Council held a duly noticed public hearing on September 18,2000, at which time the City Council considered the public testimony, the Staff Report dated August 31,2000, and all other documentation related to application TM 00-05; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which this project approval is based is the office of the City Clerk. NOW, THEREFORE, BE IT RESOLVED THAT A. The City Council finds as follows: 1. The project is consistent with the site's land use designation on the General Plan map, and with the intent of the General Plan text. 2. The project is consistent with the Zoning Ordinance, the City's Subdivision and Land Development Code, and the State Subdivision Map Act. 3. There are no facts to support findings requiring denial of the proposed tentative map pursuant to California Government Code section 66474. 4. There is no substantial evidence in the record that this project will have a significant effect on the environment. B. Vesting Tentative Map TM 00-05 should be and hereby is approved, subject to: 1. The thirty-eight (38) conditions identified in the Staff Report for the project dated August 31, 2000, attached hereto as Exhibit Al and incorporated herein by this reference. 2. The forty-one (41) mitigation measures and the MitigationIMonitoring Program set forth in Exhibit B of Resolution #92-79, attached hereto as Exhibit B, \GMB\493527.1 01-{)92504706002 -2- Resolution 2000-66 . . and the Addendum to the Final EIR attached hereto as Exhibit Bl, both exhibits incorporated herein by this reference. PASSED AND ADOPTED this 2nd of October, 2000 by the following vote: AYES: COUNCILMEMBERS: G. ARELLANO, P. ARELLANO, MORALES, PINHEIRO, SUDOL, VELASCO, SPRINGER NONE NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: NONE APPROVED: Wntd,z Q--u~~. Rhonda Pellin, City Clerk -a w... V'" &V # - e------ Thomas W. Springer, Ma~o \GMB\493527.1 01-Q92504706002 -3- , ~'t.;.,:-- .-:,,:;-- ..'~' ~ ~ ';" , .~~:.':/~ ':~., . ...: , ., :..'-' . /" .:.- '.~;"'~i~:/~ ~_..~;-~'- -, c . .... .:SANTA . > -< ~ ~ " .~ 1/) < 0.... a:: loW :lI::: (,) W x .";,- ., ~.-.~ ~~t?.:.;.- . ,. ..........-.... .. . .J,_ "~~A~~~ i".~'~ ,.~' ". ;,',~~:~~- ':.~',.' '. -. ~'''' "'. , ~ .' '. +,#:.-.. ."".. - -. :,.,.~~ ~ :~.~ .or -", -.-- .....';":"'-'" ,'" r -r'. 1EftES,," .~ w a:: ,- 0" ~~ (,) ~a::: (flU .; / w .- Vi t:.}c hi bii-- tl -_:" . >- .~ ,. . 4t ~ Community Development Department Planning Division Staff Report August 31, 2000 FfLE NUMBER: 1M 00-05, Muiifield Way, aphase of "Eagle Ridge" APPLICANT: Eagle Ridge Development Corpotaticn &. Shapen~ustries (c/o SusanMineta) LOCATION: Property along Muirfield Way, within the Eagle Ridge development STAFF: William Faus REOUESTED ACTION: Tentative Map approval to create 33 single fiuoily lots, representing approved RDO allocation granted by the City Council umier RD 99-08, To date, ShapeIlhas received RDO approval mr 756 units, out of 890 proposed dwellings, They need 134 units of additional RDO to complete the development. 1997 1998 1999 1000 %001 1002 1003 2005 100- RD 92-03 50 50 50 50 50 50 50 RD 94-01 50 50 50 50 50 50 RD 99-08 26 40 40 Total: 100 100 100 100 76 90 90 50 50 DESCRIPTION OF PROPERTY: Parcel Numbers: 810-44-010 and 011 Land Area: approxilIlately 7.2 acres General Plan Desionation Residential Low Density ZonmD Rl-PUD STATUS OF PROPERTY: Undeveloped STATUS OF SURROUNDING PROPERTIES: EJcistine: Land Use HolIleS Under Construction Homes Under Construction Homes Under ConstrUCtion Homes UDder Construction General Plan Desilrnation Re~d.-;~l Low DellSity Residential Low Density Residential Low Density Resid"ntia! Low Density Zoninl:!" RI-PUD RI-PUD RI-PUD RI-PUD North: East: South; West: EXhibir A~ JZ[.B.I. TM 00-05 . . 8/31/00 2 CONFO~CE OF REQUEST WITH GENERAL PLAN: The proposed Tentative Map application (TM 00-05) confurms to the !aIld use de<:ig1'm-inn for the property on the General Plan map, and is consistent with the intent of the telCt of the General Plan doc:ument.. This project conforms with the following policies of General Plan: Urban Development and Community Desi9:n POLICY 4: The City will phase development in (01 orderly. contiguous rnlDfI/er in order to maintain a compact devlllopmtml pattern to avoid prematrdll investment for the mension of public far:ilities andservices. New urban development will OCCUl' in areas where municipal services are available and capacity exists prior to the approval of develQpment in areas which WCluld require major new facility expansion. Residential Environment POLICY 1: The City will continue to work tuwards the goals of a balanced commlUlity with a variety of housing types and prices. sufficient job opportlmities, and an efficient and adequate provision of City services. Urban Growth and Develo!'-merrt POLICY 11: Clustered development will be eneoUTaged as a means of obtaining variety of design and Q sense of operrness. ENVIRONMENTAL IMPACTS: A prior Enviromneotal Impact Report (EIR), which covers this request, was considered urnier General Plan Am.endrnmrt GPA 90-04. At their meeting of October 5,1992, the Gilroy City Council certified that the EIR was in compliance with the California Environmental Quality Act (CEQA), and reflected the independent reviewandjudge:ment by city staff. The. City Council adopted a Statement of Overriding Considerations pursuant to CEQA Guideline 15093. with 41 mitigation measures, and a mitigation monitoring program required by Public Resources Code Section 21081.6. Staff bas subsequeutly reviewed this n!port in CODjuDCitioll witb the subject request and finds the project substautially cousistelSt witb tbe prior eJlviroumental documeutatioD. The application of the EIR mitigation IDeIIS\ll6, as requncl UIIder Resolution # 92-79, will occur over the li:fi: of the project. Many of the measures were completed prior to fbrmal projcct review (ie. 511pPJmI.-,!] traffic reports, tree survey. Tiget S~l~...".nrler protection plan), with others incorporated iDto prior tentative map IIIIli PUD conditions of approval To assure full compliance, all EIR mitigation mr;asures are a.utomaticaIly applied 85 a condition of approval to developmcnt applli::ations. TM 00-05 . 3 . 8131/00 PROJECT RDO APPROVALS: To date, the Eagle Ridge project has received Residential DevelopIIlllllt Ordicance (RDO) approval fur 756 dwelliDg umts. Ultimate project build-out is projected at 890 1IIIits_ It is expected that Eagle Ridge will submit a future ROO application fur the 134 balance. 1997 1998 1999 ZOOO ZOOI zocn 1003 2005 10/10 I ~D 92-03 50 50 50 SO SO 50 SO JW 94-01 50 50 50 50 - 50 50 RD 99-08 26 40 40 Total: 100 100 100 100 76 90 90 50 50 PRIOR PROJECT APPROVALS: AlS 96-17 (PUD): Planned Unit Development (POO) approval for the Eagle Ridge project iII order to create a mixture of varying lots sizes &: setback configurations, develop an eighteen hole golf course & club house complex, construct private streets &: sidewalks, make Uvas Creek pedestrian improvements, and dedicate to the City of Gmoy 1,070 acres ofbillside open space. This request was recommended fur approval by the pla1'mmg Commission and approved by the City Council on September 3, 1996. The subiect Tentative MaD CTM 00-05) wu included within this PUD aPDroval. TM A 96-05: Tentative Map approval to c:reate 650 single fiunily lots. representing approved ROO allocation granted by the City Council under RD 92-03 and RD 94-01. This request was recommended fur approval by the pt..nning Commission and approved by the City Council on September 3, 1996. ANALYSIS OF REOUEST: The proposed Tentative Map, C!reating 33 single family lots within the EllfIk Ridge development, is substantially C!onsistent with all prior approvals granted by the PIaDning Commission and City COUDC!U. 'Ihl ultimate project, at full build-out, is expected to have a total of 890 dwelling units. The subject request depicts 33 of these units as a Vesting Tentative Map. These singIe family lots will be located along Muiriield Way, in the Northwest section of the development. These lots will average aroumi 7,000 square teet in size, and will be developed under prior approved pun architectural plans. 1M 00-05 . 4 . 8/31100 Breakdown oBhe existing tentative map request and prior TM approvals: Clusterl:d Courtyard Homes tt.OOO sq. ft. Lots 10,000 sq. ft. Lots Estate Lots Total number ofunits P1';01' approval 1M 96-05 141 writs 433 units 61 units 15 units 650 units current reauest TM 00-05 . 33 units Full Project Buildout 141llIlits 653 unit~ 61 units - 35 units 890 units 33 units The submitted Vesting Tentative Map (I'M 00-05) is substantially consistent with the City's General Plan land use map which designates the site as RESIDENTIAL LOW DENSITY. As submitted. tM requested tentative map is consistent with the intent of the City's General Plan text and Land Use Map, Zoning OrdinJmc;e, Subdivision & Land Development Code, and prior RDO buildout approvals gIaDted by the City COUIlCil under RD 92-03, RD 94-01, and RD 99-08. STAFF RECOMMENDATION: Staff recommends tbat tbe PJallnin2 Commission forward a rewmmendation to the City Council to approve this Vestinl!: Tentative Map request for the foUowiD2 reasons: A The proposed Vesting Tentative Map is substamially consistent with the approvals granted to the developer by the City Council under the Residential Development OrdinaDce (RD 92-03, RD 94-01, and RD 99-08); B. The proposed Vesting Tentative Map is consistent with the intent of the goals and policies of the City's Gem:ral Plan document; C. The proposed Vesting Tentative Map is consistent with the Zoning OrdiDllnce and the Ci1y's Subdivision and Land Development Code; D. Public w1ities aDd infrastructure improVl:l:IleIll:s oeeded in order to serve the proposed project are in close proximity; and E. There will be no o:igr-ffir.<mt environm:::nta1.impscts as a resuh of this project due to the required mitigation measures to be applied. TM 00-05 . 5 . 8/31/00 In addition to the attached 34 conditions of aooroval, the foUowin!! 4 additional conditions shall be olaced OD the lmIntim! of this request: # 35. Unless this project is exempt from the application ofthe City's Residc:ntia1 Development OtdiIuu:1ce ("RDO", City Zoning Ordinance Sections 50.60 et seq.), no building pennit sha.Jl be issued in counection with this project if the owner or developer of such developlIlCtlt (i) is not in compliance with the ROO, any conditions of approval issued in connection with such development or other City requirements applicable to such development; or (n') is in default under any agreement entered into with the City in connection with such development pursuant to the ROO. #36. For each approved build-out year (2000 through 2005), the developer will be allowed to receive building permits, for individual homes, in number corresponding directly to the amoUIlt granted to the project by the City Council under the 1992/1994/1999 RDO allocations (RD 92-03, RD 94-01, and RD 99-08). #37. To prevent pollutants from construction activity, including sedimllnts, from readling Uvas- Carnadero Creek, follow the Smrta Clara Urban Runoff Pollution Prevention Program's reco=nded Best Management Practices (B:MP) for construction activities, as contAiT'If'll in "Blueprint for a Clean Ba;!' and the <<California Storm Water COll$t1'Uction BMP Handbook," subject to the review and approval by the Santa Clara Valley Water District and the plAnniT'lg Division. #38. post-construction water quality mitigation needs to be impl.cm:nted. The design of the site should incorporate water quality mitigation measures such as those found in "Start at the SOlU'ce. Design Guidance MamKll for Stomrwaier Qrmlity Protection," prepared for the Bay Area Stortnwater Management Agencies Association. This manual can be obtained frOID the urban nIIlDfi" coordinator for the City of Gilroy. I ~ ~ . b[...~5 l6.....:ltL,\l~, ~-f -C. ~ ErJV'l/u,.rJ_-{c..I( "'" ~; ",' si "" of ~Co...... ~~(f ~. ~ 'I-_i) Faus plAT1nmg Division Mallager attaclm1ent \~S_CI1YIIALL\VOLUMB_l\lJS~G\SCHAPa.L\SHMELL lliI'lTATIVE M/oP # oo.os. ndfroport.doo: August 31. 2000 CONDmONS OF APPROVAL FOR TENTATIVE MAP TM 00-05 1. The Subdivider shall defend, indemnify, and hold harmless the City, its City Council. Planning Commission., agents, officers, and employees from any elaim, action or proceeding against the City or its City Council., Planning Commission., agents, officers, or employees to attal:1c, set aside, void, or !IIII1.ul an approval of the City, City Council, Planning Commission, or other board., advisory agency, or legislative body concerning this subdivision. City will promptly notify the subdivider of any cla.itn., action, or proceeding against it, and will cooperate fully in the defense. This condition i.!i imposed pursuant to Califomili Government Code section 66474.9. 2. The Developer shall comply with the rmtlgation measures of the Environmental Impact Report (EIR) fur this project as adopted in Resolution 92.79 and as set forth in Exhibit "A" of such Resolution., adopting findings, mitigation measures, and statements of overriding consideraiion., and Exlnbit "B" 0 f such Resolution., setting forth a mitigation monitoring program. This includes the Tiger Salamander Mitigation Plan (by LSA, dated August 8, 1996). The developer sba1l also comply with the traffic mitigation measures in the Traffic Analysis Report (by Keith Higgins & Associates, dated July 1996). See also item 3E of these Conditions. The Developer shall be responsible for design., right-of-way dedication, constrUction., monitoring, and other costs associated with the mitigation measures. 3. An Improvement Agreement for each phase shall be executed between the Developer and the City for constructing and funding the various public and private improvements associated with this project. 4. The fullowing designates the agreements which shall be e:cecuted to specify the responsibility fur constrUction., maintenance, and funding of various areas and systems within this project. The Vesting Tentative Map shall conform to these agreements. Details of each agreement, which shall include enforcement and cqst recovery mechanisms fur the benefit of the City, shall be subject to review and approval by the City Engineer and City Attorney. a. Private Open Space, Private Streets, and Storm Water System. Agreement between the Homeowners Association and the City, whereby the Association ass1lmes all responsibility for main.teDance of such improvements. The agreement shall include the requirement for the Association to prepare a '1'"nHgement plan and a weed abatement pian fur approval by the City Engineer and implementation by the Association. . . b. Tiger Salamander Area. Agreement between the Homeowners Asso(;iation and the City. The agreement shall in(;lude maintenan(;e and monitoring of all designated areas and (;ompliance with the Salamander l'vtitigation Plan. . (;. Maintenllllce District No.1. The Developer shall annex this project to Maintenance District No.1 to provide a mechanism for payment of additional costs of maintenance for the water system, the sanitary sewer system and the storm drain system. d. Traffic Impact Mitigation. Incorporated into Improvement Agreements between the Developer and the City. Based initially upon evaluation of data presented in the Traffic Analysis Report (Keith B. Higgins & Associates, July 1996) . The Improvement Agreement shall require development of a traffic moDitoring program by the Developer with an identified monitoring schedule and criteria, and a process for phasing the mitigation requirements in response to the monitoring results. The City Engineer shall determine the mitigation measures required to be designed, constrUcted. and funded by the Developer with each respective phase of Eagle Ridge development. These resulting requirements including funding, credits and reimbursements, shall be itemized in the improvement agreement for the phases in which each improvement is required. The agreement shall also require payment of Traffic Impact Fund (TIF) fees, plus a one-time payment of $30,000 for Eagle :Ridge's pro-rata share of SF.. 10 l/Castro Valley improvements in the last phase. If the Santa Teresa Boulevard extension to SR 101 is scheduled prior to Castro Valley constrUction, the $30,000 may be used by the City for the Santa Teresa project. e. Recycled Water. Agreement between the Developer and the City. The South County Regional Wastewater Authority (SCRW A) recently commissioned a system master plan. The results of the study will be used to fonnulate an agreement with Eagle Ridge which shall address the mechanism. for participating in the recycled water program, the payment of fees and pro-rata reimbursement for work performed on the system by the Developer, and issues related to interim use of re(;ycled water by the Golf Course prior to constlUction of storage reservoirs. f. CC&Rs, The Developer shall submit Conditions, Covenants and Restrictions (CC&Rs) for review and approval by the City Attorney, which shall require compliance with those conditions of approval applicable to the declarant or Homeowner's Association and shall be recorded against the project. g. Public: Path. Agreement between the Developer and the City. The Developer shall pay the costs of Master Planning a.nd constructing the Class I trail segment . . according to the City's specifications from the western terminus of the Uvas Creek Trail to Santa Teresa Boulevard, in lieu of providing a 35-foot Uvas Creek Trail easement with two access points along the Eagle Ridge frontage. The amount and fonn of payment shall he detennined by the City Engineer. The Developer has agreed to Master Plan to the CIty' 5 specifications both the future south and north creekside Class I trail connections that will be needed at Santa Teresa Boulevard. The Develope!" has agreed to pay the costs of the future north side Class I trail connection including the Santa Teresa Boulevard connection which will be connected to the existing Class I trail that terminates at Laurel Drive \lIld Uvas Park Drive. The north side trail connection will be constructed by the City of Gilroy as part of the City of Gilroy's Uvas CrcekPark Preserve - Phase n project. The south side Class I trail connection will be a future City improvement. 5. The Developer shall pay the following development impact fees in accordance with relevant City ordinances and procedures. The amount ofthe fee for each lot is that fee it! place at the time of approval of the Final map for subject lot_ . School . Park . Traffic . Sewer . Water . Police . Fire . Storm . Public Facilities 6. The Developer shall prepare a "Safe Route to School" plan for the overall development as part of the phase I Final Map process. This plm shall be reviewed and revised by the Developer at each subsequettt phase. The plan and any revisions shall be subject to review and approval by the City Engineer. 7. Retaining walls shall be constructed with permanent materials such as concrete, steel, rock, or masonry, subject to review and approval by the City Engineer. Modular system walls are preferred. 8. Grading operations shall conform to the requirements of the Eagle Ridge Geotechnical Exploration Report (by ENGEO, dated October 24, 1995). 9. This development shall conform to the Hillside Development Guidelines, except as modified and approved through the PUD proces$, and subject to review and approval of the City Engineer. 10. The Developer understands that approval of the Vesting Tentative Map does not imply City approval of the various development master plans for infrastructure systems. Each phase of the development will require specific study and design by the Developer of . . infrastructure $ystems serving that phase, subjelOt to review and approval by the City Engineer. EASEMENTS AND DEDICATIONS 11. The Developer shall provide an ilTevol:able offer of dedication to the City for areas shown on the Vesting Tentative Map as Publil: Open Space. Such Public Open Space shall have street frontage and an area large enough to provide a staging area. for future off-street parking and public access, subjelOt to review and approval by the City Engineer. Prior to City acceptance of tile public open space, the applicant shall wOl"k with the City to help resolve the issues of operation and maintenance of the public open space, including the possibie need for funding and related options which may include, but are not limited to: a maintenance distrilOt, land trUSt, endowment or some other type of district acceptable to the City. STREETS 12. Ail streets shall be privately owned and maintained by the Homeowners Association. 13. The Developer shall construct all-weather interim access roads not less than 20 feet in width for Fire access, as wen as an approved water supply system capable of providing adequate fire flow, prior to beginning combustible construction, subject to review and approval of the Fire Marshal and City Engineer. 14. Dead end access roads in eXI:e5S of 150 feet in length shall terminate at a paved turnaround with a radius of not less than 39 feet to accommodate fire vehicles. All turnarounds are subject to review and approval by the City Engineer. 15. The Developer shall provide dual access for each phase of development. The interim secondary access shall be a paved road at least 20 feet wide. All interim llCcess roads are subject to review .and approval by the City Engineer and Fire Marshal. 16. The Developer shall design and construct SQuthbound bus pull-outs at the time the Eagle Ridge main and south entrance roads are canstructed and also at the Miller/Santa Teresa intersection when the first intersection improvements are made by the Developer. Developer shall design and construlOt the northbound bus pull-outs when interim traffic signals are constrUcted at the three locations. Design shall be subject to review and approval by the City Engineer. SANITARY SEWER 17. The sanitary sewer shall be a gravity system, designed and constructed using the City's' standards and shall be subject to review and approval by the City Engineer. . . STORM WATER AND W AnR QUALl'IY 18. To ensure water quality, the Developer shall conform to Federal and State Non-Point Discharge Elimination Program. (NPDES) requirements. This includes filing a Notice of Intent with the State Department of Water Resources and preparing a Storm Water pollution Prevention Plan. WATER SYSTEM 19. The Developer shall install, test, and make operational an approved water supply system capable of providing adequate fire flow serving each phase of development, prior to start of combustible consnucOon, subject to approval by the Fire Marshal. 20. The Developer shall install two-inch water service for all homes requiring sp~ers. 21. The Developer shall install pressure reducing devices when the pressure exceeds eighty pounds per square inch. 22_ The Developer shall mark Zone I and Zone n water lines, valves, hydrants and meters. The marking system shall be approved by the City Engineer. 23. The Developer shall install City-standard fire hydrants not more than 300 feet apart on all streets within the development. The locations shall be subject to approval by the City Engineer and Fire Marshal. 24. The Developer shall perform a fire flow test and correct all deficiencies, in a manner subject to approval of the Fire Marshal. 25. Existing wells shall he capped by the Developer in accordance with applicable City and County standards. BUlLDING LOTS 26. The Developer shall conduct grading operations in conformance with the Tree Protection Plan. Exceptions may be granted by the Planning Division Manager for special circumstances. FIRE PROTECTION 27. Residential :Iirc sprinkler systems, designed and installed in accordance with N.F.P.A. standards, shall be required on all buildings, on estate lots and on otl1edots wl1ich are adjacent to hillside open space areas, subject to T1Niew and approval by the Fire Marshal. 28. Class" A:' fire-retardant roofing shall be installed on all buildings. 29. All roof eaves shall be "boxed-in", with one-hour fire resistive construction. . . 30 Exterior ventilation openings shall be limited to 144 square inches and shall be covered with non-combustible 1/4 inch metal screen. 31. All elderior walls shall be one-hour fire-resistive construction. 32. Spark arresters shall be installed on all chimneys. 33 _ Cantilevered decks shall be protected on the underside by one-hour fire resistive construction. 34. Fire retardant planting within private J.andscaping areas shall be required for all lots where sprinklered buildings are required and all "B" p;u;cc1s (lO-foot wide fire easements), subject to review and approval by the Fire Marshal. '1,';", ...' EXHIBIT B (Exhibit B CODSiS. ~ Exhibits A Ii B to Res. cn 92-79) EXBIBrJ: A AN AJ:IDENtlUM 'l:O A Rl!:SOLtrrIOIf OF '1'HB cxn COtrNCI1. OF 'rIlE CITY OF GILilOY ADOP'l:ING lINtlINGS, M%'rIC:A1'ION KEASURES, lINIl STATEKEKTS OF OVElUUIlIKC: CONSIDERATIONS PERTAINING 'l:O TIlE FINAL SllBSEQO'EKT EKVIltOIlMEN'rAI. IKPACT REPORT FOR THE O' COKKEI.L RAIlCH (GPA '0-04) The C~ty council t~nds tha~ one or more .~qnif~c.nt effects would likely regu~t from approva~ of ~his proj.~ and that the aubstant~a~ evidence and m~ti.qati.on measure.. relied upon by thi.s council aup1""rt~q the ..equ1zed f~dinq.. are set foreh as follows, and the City Counc~l hereby adopts all mi.ti.qation measures in the F~al EIR except as revised "e..ein, ~cludinq, bllt not limited to: I. A. SIGN'"I'!'IOII'T E~CTS I.JUID USE: 1. Sicrni.t'icant Effe~: (1.0-1) The p=ject will reduee the open space eharacter on approximately 500 acres of ~he si~e where bcm&s and B~....ts WDU~d De constructed. ~pprox.i.ma~ely 135 acres will be converted to golf eourse open spaee. Ove.. 480 acres of th.. s1.~e wi.~~ be qrsded du..inq co....t....=ion of t:htI project. Open space views fram Hi.qhway 152 and San~a Tezesa Boulevard w~ll De affected by ebe project. Hitiaa~ion or Avoidanc@; (LU-l) RiDe hundred and sLxty four acre. ot open space would be dsdica~ed fo.. pre.e~ation in permanent open spaee within th@ Hillside Reserve area af ~he sLte. Large custcm eBtate lQ~s would be located on the lower hillsides with townholD8s, 7,000 square foot, and quarter acre lQ~S locaeea on ~he lower, fla~te~ area at the 9i~e. Three hundred and fifty ac..es of the site will be used for hi.lls~de open space and creekways. One hundred and thir~y five acres will be developed as golf ~ourse open spaCEIl_ Mitiaation or ~Yoidanee: (LU-2) ThQ Ci~y of Gilroy will r8qui:e that a Komeownera Association Qr some ather district b@ @8~abli5hed that is responsible for maintai.ning the private open space. In addition. the City will require tha~ a maintenance distric~, land trust, endowment, or 9cme other type.of districr be established to ensure maintenance of the hillside open space areas an che project site, as a condition af project approval. KiticrBtion or Avoidance, (LU-J) The projeet will be required to provide 4 minimum of two access paints to ~he f~~ur. Uvas Creek Pr@serve alon9 the Filice property. The future visitor~ to the preserve, however, will be excluded from the adjaeen~ golf cour.... Mitioation or Avoidanee, (LU-4) The city wi.ll require a transfer of develcpment rignts from the creekways and salamander miti9.~ion areas to ensure that chose portiOns of che site remain qndsveloped. Findina: Specific economic, soeial or other con~idera~iQns make infeasi~le ~h$ miti9a~iQn measure5 oc projec~ alterna~ive~ identified in ehe "'- . . Appendi.z A - O'Connell Raneh EI1l 2 10/28/'32 envizQMlental impact ....pert. bal.....) (See Stateme~t of o.erridinc COn8idera~ion.. 2. Sicrniticant Effe~: (1.0-2) The project will elim~ate l30 acr... of .P..i.me Farmland" and "Fazmland of State Importanee" as well as reduce the qra:ing potent~al on other parts of the site p..oposed for development. Adjacent a....icultural land _y be .pr8lllat=ely ..r unnec.s.azily conv..rted to non-agricultural u.es, due ~.. per~ei.ved mcnetary benef~ts associated ..i~ ebe project. . . Hltia'a~icn or A:vei.d.artee: Mane. 'fhe impact; ill Qnavoidable. Pindin~: Speeific eeoncmic, social a.. other con.iderat~on..make infeasibl. any mitigation mea.u.... ..r proj.ct alternat~~s identified in ths en:vizoruaen'tal 1.mpaC't repc.z:t.. (See Stat:......nT:. of Ove~id.ina Ccnsiderat:.ion.., balow.) B. GEer nr.y : J. Sicrnificant Effeet: (G-l) The project proposes 9radinq an b.t.-en 480 and see acres of the site which will involve a velume of 4.5 mill~on cubic yards ..f cu.t and an equal val...... at fill. A lIIax:i.&lNm .".10 ..f ..ve.. 50 feet is PrGl""sed at one loeation and f~ll depths would exceed lO teet over a significaDt portion of the d....el..paent area. . Kiticration or Avoidance: (G-l) G..adinq will be controlled by l.iJtiting c:..n".tr\lcti..n to law... flatte.. ......as of the s~te and locat~q the larger custom estate l..ts on the h~llside above the lave.. flatter ....eas. G..adinq for roadway const....ct~on w~ll be redueed by constructing five b..idqes acrOBS canyan~ or drainage. on the site. Grading of slape_ above JQ pe~cefte will be l~ited and cuts of more than 10 to 12 feet will qenerally be l~ited. The Ci~y's Enqineerinq Deparem8"~ wil~ review all c~tg with the .intent to l~~t ~hem where feasible~ Under gpQcial cLrcumstances and in very lim~ted areas, the City's Enqineer~ng Oepartment may all..w cuts to exceed the max~ ~c to 12 foo~ d@~h_ MaxLmum eu~s will be l~ited by ~he Ci~yf. en9ineering cri~eri&. ~he ~ten~ o~~h. Ci~roy engineering eriter1a is ~o 9sneral1y l~it gradinq to ~he min~um neeeGsary fer drainage. Findina: specific economic, social or othsr conside:ations make int~asible the mitigation measures or project alternatives identified in the env1ro~en~al impact ~epo~t. (See Statement of Overridinc.Ccnslderations, below. ) 4. Sicrnificant Etfee~: (G-2) Tfte ptOposed project is subject io PQcen~ial seismic and slope s~abilitY hazards. Boeh ac~ive and ~na~~iv@ landslides ~ere mapped on the site. An apparent inactive fault on the site has a remote poten~ial for lLmited sympathetic movement durin9 a major earthquake on ~ nearby activ@ fault. M~~iaation O~ ~vaidance: (0-2) Seismie hazards to hemes yill be ~itiqat8d by construc~in9 homes eo meet seismic Risk Level 4, in acecrdance with Currene practices in California~ po..ible na:ard ~o structures from sympathetic mov~ent on the apparent inaceive faul~ will be avoided by see~in9 buildin9g back fro~ the fault~ O~ using a foundacion eha~ would ~ith.:.nd the minor movement. Hazards from active and inactive landslides will be avoided either by avoiding development and eonstruc~icn ac~ivities in ~h. slide area o~ DY engineered exeavaeion and recampaetion gf land.lid@s. Hazards from Appendix A - 0' Cannell Ranch EIR 3 10/28/92 . . slope BtliDility and landslides' "'ill be ..ecIucecl by enc;~eer~ all c:ut and fUl .lope. u.inq IItandazd enq.inee..i.nq pract:ic::". tar ccnllt=ct:ion of cut ,Pel fi.ll .10peB .includinq: not over .teep8n~q .~opes and UII~C; buttre.. fill in the vie~ity of highly frac~ureel and .hear material.. Hazards from ups~ope.debr.1.S flo"'" and eolluv.1.al deposits identified ~ the p..e~~in&ry Geotechnical Investigation (Ap;-nelix A of this 2IR). wUl be ..educed or el~inated by conductinq specifie studies' anel follCl1olinq the recommendations of these .tudies. Slope IItabil~ty will be .~t.1.gated by G~lroy's requirRDRnt:to generally limit maz~ cut. to 10'to 12 feet_ Findincr: c:hanc;e. OJ:' al~~ation. .10...... .been ...-quired in, 0" ~corporated into, sueh Pl:'~jects wb.ieh mitigate 0.. avoid the .iqnifieant: environmental effects thereef as identified ~ the eampleted .nvi.rcttmental illlpa~ repc:&:'t. s. Sicrnificant Eff.~: (G-3) Du...ing and a.ftel:' !P"ading, the'proj~ wi~l be subject to erosion that could result in downstream sedimentation. Mitiaa~10ft er Avoidance: (G-3) Eros1on and .ed1menta~ion will be reduced by generally limit~q the total a..ea of qradine; and soil diaeurbances on the site to the lClWBr flatter areas of the Bite_ Erollion wil~ be avoided alonq moat of the drainage. on the site by designatinq app..oximately 40 acres of the site for "ereekways", with very limited disturbance for road",ay constru~.ion or eon.t....et~on of biological lIIitiqation measures sueh as pends_ Erasion will be controlled by limitinq gradinq to the dry season and es~abli.binq e~Q8ion con~rol measures before tbe rainy aeason. An erosion control plan wUl be p..epazed that 1.ncludes the use of stza" bale fences, check dams, d~kes and settlinq bas~. to reduoe runoff water veloeities and force. Ground cover will be placed on qraded s~rtaC8. where final grading is complete and pavement or structures will not be subsequen~ly coftstrueted~ For exa=ple, erosiQn ccntrollinq ground. CQver will b. placed an road cuts and fillg above and belc~ roadways. Findinq; Changes or .l~era~~on8 have been required in, or incorporated into, such pro~ec::ts which mitiqate or avoid the significant environm.ntal effeces ther@of as iden~ified in ehe completed environmenral impact report ~ 6~ sianiti=an~ Effact: (G~4) Expansiv@ soils are present ac =ome locations en the site whiCh have a potential to adversely affect pavement and st:.ryc:tures. Hitiaation or Avotdance: (C-4) pc~.n~ially adverse etfe~ts frcm e~pan5ive soils will be avoided by placin~ expansive sails !n deep fill and coverinq wirh low or non e.pansive so~ls- ~he expansive soi13 will be enqineered in accordance witb specified moisture eontent .and ccmpae~icn requirements~ Where e.~ansivs soils are prRsant and building cr ocher .cructu~es are proposed. a founcAcion design will be employed thA~ cc~enaa~es for ehe expansiv~ charac~eristics which CQuld re~ult in struc~ural damage. Tindina: Changes Qr alteracio"s have been required in. or incorpcraced intot such projec~~ ~nich mitigate or avoid eb@ si9nifican~ environmental effects thereof as identified in the compieted environmental impaet l:'eport. . . Appe~dix A - O'COnnell Ranch SI~ 10/28/92 4 c. VEGETATION l\KD RII.DLI7E: 7. Sicmifieant 1:ff..et: (Vlf-l) The projeee wUl aign.if~clIDtly recluce ",he .....eeation and wildlife habitat an the sita by.con'O'<!r.t:~9 gras.land and woocUaad habU:a~ eo urban and suburban ...ses. Hiticration or A~oidanc.' (VW-~) :vegetat~on aDd wi~dlife 1mpacta will be partially mieiqated by l~t.i.nq de.elopmen~ ~o less than 510,aczee Of the site. Nine hundzsd and ei:x1;y feur ae..ee will be left: unciieturbe<<! and dedicated to a public agency fa.. open space: pw:poeee, t:h8Z'l!by pre_Z7~q the wild11fe bab1t:at value on t!l~. uea of the site. Thr.... bua~ and e1911t acres of ~h.. site will ~ prese~ as hill. ide open .pace, with eanp~~iQft of improvements in this area l~ted to wat... tanks and ~ceBse:road.' for ee...iee and ma~tenance of water facilitiee. Fozty two aCres of the,.ite qene..ally located 'alonq the dralnaqee will be pz.....rved in open apae. &ad dee~gn.ated a. cr.ekways. Vegetation and wildlife impacts will a~so be partia~ly mitiqated by the ..' ...e of nat~ve pla.rst'" for landllcap~g _~erials when....... p>ss~ble. since they affo..d tbe g..eat.et wildlife habitat.. F~ndina: Specific economic. social or otber consLderations m&ks infeasible the mitiqat~on .easures ar prajeee alternatives identified La the e:nvU'C11UD11fttal 1apac:t ri!piOrt. (5.. St.~I!!ft'Il!!nt: af Oa'@rridi.na C:Ons.1dera't:ionl!l, b..low.) 8. Sianifieant l!:ffeet: (VW-2) Apprcxi.mately 500 ~o 700 healthy mecl~.... and large .izecl Oak. Say La.....el. and Sycamo..e tree. will be r~..d durinq qradinq and cons~:uetion of the p..ajeet. Hit:~aation or A90idanee' (VW-2) The landscap~9 p~ans will include & ~.plac...ftt ra~ic of a min~um af three ~..B for every tree removed with a ~runk diameter af greater than si. inches (meaa~red 4.5 feet above the qround). ~o tnirds of the replacement t..eee will be nat~ve. Tne replacement ~rees will be a minimUM af one qallon in .ize. All ~rees that would be pr8~erved on the .its would be idenc~fied, mapped, clearly marked, and fenced to the dri~ line, prior ta any c=n.~ruc~ion ' activity. No construction traffic wQuld be allowed inside the drip line af trees to be preserved. Findina: Speeitie eocncmic, 9oc~al or ocher ec"sider~~icn. make inteasible the mit~9atlo~ measures or project alternatives identified in ~he envircnmental impac~ rep~rc. (See Sta~@ment of Overridi"Q Considerations, below. ) 9. Si~nifican~ Eff@~t: (VW-3) Na~iY8 serpentine vegeeaeioft and wildlijOe. will be ...i.Illpaeted ~!{ ..qr.a.d.l.nq of .a grassy knoll located in che aou~beas~ern area cf tne site. ki~i~.eicn or Avoida"ce: (VW-3) Gradinq will b@ avoided @n~irely or extremely limited en a minimum of 20' of the serpentine knell. equivalene to approxima~ely 12 aeres. ~indina: Chanqes or al~@ratiQns have been required in. or incDrpora~@d into, SQch prajec~s which mitiqa~e or avoid the si9n~ficant .ftvironm.n~al effeet. the~eof .S identified in ehe ~ompleted environmental impact report. 10. Sicnificant ~ff~ct: (VW-4) impact the intermittent drainages and Constructicn and suburban uses could th..ir seasonal riparian habicat. Appendix A - O'Ccnnell Raneh EIR 5 10/28/92 . . Miticration or ~voidance: (VV-4) A;m~~ of 40 acres of open "Pace ",Ul be desiqnated for .creeJalay!' uses. :~ ...1at&~ecl along .e_n dzll~naqe" on the sit... IConstrllction acti...i~ies will be l~..ted in the seasonal dzainaqes, and Ifive bridqes w~ll be constzucted for road...ay c~BBings of these drainages. Highly visible fabr~c fencing or eontinuous flaqqinq will be placed around the seasonal riparian; habitat to be preserved durinq:qradinq and const=ction to pre_n~ ~acts. 'rindina: chc\qes or al~erations have been r&ql>~red in, 0" incozporated into, such !p=je~s ...hich: mitiga~e 0.. llYCI~d tile s~9"ificant en"'izoNDen~al effects tb&reof as identified i.ca the ccaple~ed e_i:orDBntal 1mpact rB1"":'t. ll. 'Sicrnificant ~~fect: (VW-S) , Removal of hab~tat in the p..oject area could affeee thzee spee~es of speei.al concern'that have been iden~ified on the proje~ site. (A field ~nve.tigation found no eheekerspot bll~erflies on the site.) The three speciss az-e the western pond turtle, recl-l89ged froq, and the Callforn~a tiger salamander. Eaeh of these speeies is dependent u1""n the ponds an the site. Mitiaation or "voidance: (VW-S) 'l'wo of the three ponds on site will be preserved, one located in the southeast Corne.. of the site neaz Farman canyon and Hill... Jl,venue and one loeated ~n Reservoir Coaftyon., A total of slightly 0_" 100 acres su=ounding the ponds ...ill be left ~ open spaee <:0 assist ~ provid~q terrestrial habitat and a buffer between urban uses and the ponds. In add~tion, twe new ponds will be const=cted and oth8r m~tiqation measures u-plemented to p..ovide far self-susta~inq population of the three species, as described below. RESERVOIR CANYO!l' POND: 1) AddLtional open land around this pond has bBan preserved co avoid impacts to the western pond turtle and red-legged frog_ The proposed open spac@ area should provide an adequate buffer area and provide adequ~~B habita~ for ccnt~ueQ brs&dinq succeSs af these species. 2) In addition, ~ ne~ tiger salamander breedinq pond ~ill be cQns~~ceed dc~nst~Qam in the ~diate vi~inity ~o enhance habi~at ccnditicns in chis portion of the site. A total of sl~ghtly aver 100 acres of potential califarnia tiger salamander habLtat La included in the project. J) The pe..imeter of the mitigation area ~ill be fenced to prevent aCeRSS by aff-read vehicles. FARHAN CANYON POND: 1) Additional open land around th~s pend has heen pre~8rv8d to avoid impacts to the California tiger salamander. The proposed open space area should provide an ade~ate buffer area and provide adequa~e habita~ for ccn~inued breeding success or this specie.. 2) An undisturbed corridor betueen thR pOnd and Suitable habitat to the southwest ~ill be provided by re~aininq Farman Canyon Creek in it. na~ural eondi~icn~ Residential struceures yill, be set back from ~he creek a minimum of 200 feet. 3) A new tiger salamander breeding pond will be construeted in the southwest corner of th. prcjQc~ si~e either within or adjacenc to ehe firsc eributary to Farman Canyon creek~ .~. ' . . AppendiJC A - O' CC1Dfte 11 Ranch EIK 6 10/28/9'2. 4) Tunnels b..nea~h ~he ant"", road will be p..ovided, as well as sui~l. barr.b.rs which' are i.atended to pre....n~ tLge.. sal_der f...... cro..1.Dg the road:and int8lOded to d.1%1!ct 1lli9lC'a~in9 saI_d...s to 1:.he tunnels .0 t.bat: they:clC'o". b..eath the _ad. S:) 'rne pe..i.mete: :of the lll.itiig'ation area wil~ tie feneed to prevent. acceee by off-~oad vehieles. A dzaft California tige~ salamandelC' H~t~ga1:.ion plan has been p..epsrsd,:and i.>o ineluded ~ Appendix I.. lrhe mit1ga1:.ion .._..ept of 1:.hi_ .....aq....nt plan 1s t:a retai.a pazman canyen PaM, JIe......oir CUlyoft Pond. and azeas euzrow:uU.nq these two Dodiee of wa~e:c' ~n open spaee fa.. BalamlUlder hu,itat. Tile d..eloped area. and =ads that aze loca~ed in the ...ieini.ty of these panels ..ill be surrounded by 1"", ;\lall. A"' l:Ia=ie..s to ....clude Balamanele:.. Tile eftt"Y =ad tbat cra.Bes the babitat, in: ~he viein.ity of F"-"lDan Canyoft pond wU~ iftcludes ~~nnels to a12~ salamander movemen~ frc~ ane area eo ano~he~. CU~ or fl1~ elopes located ia ape. spaee areaS wi~l be planted with native g..ass t. .stu,lish up~and habitat for th~e .pecies. The gi,tLgation Plan pro...ide. fa.. the ereation and ~aintenance of salamander b..eedinq habitat i.a Farman Canyon Pond, Re......oir Canyon Pond, and t_ new pond. (s" Pi....re.. IS aDd 16). Al~ ezist~q and propo.ed b.._~ ponds _uld be located adjacent 1:0 or are ..ith~ su~tu,~e upland caU.fCZ'D~a tiger .ala.lllander habitat. Speeifie _aSulC'e. fo", the creation of each of these breed.i.nq ponds a:e de.ezi.bed on pages 10. throuqh 19 of the IUtigation Plan in Appendix L. Proper intzoduction techniques w11l be utilized to establi.h salamander withi.a the breedi.Dg 1""nds (see page 23 of "IIe Mitigation Plan!. The Mitigation P~an also provieles far 1:.he protection of the tige.. salamander in ~he development a~eas and project ~oads. Off-road vehicle structures, fencinq, salamander bar:iers, salamander tunnels, and special CQrb and 8~Crm drain designs would prctec~ salamander habitat from human disturbance, as described on paqes 20 ehrouqh 22 of the Mitigation plan (Ai'pencli..>: 1.). ~he tiqer salamander mitiqat~on areas and oth@r special status spe~ies mitiqation areas ~ill be established and ma~ntained by an a5sessmen~ distr~ct, homeowners association, land trust, endowment, or othe~ slm~lar Qn~ity that is developed as a condition of approval of the projee~. ~indina: Chanqss or alterations have been required in. or incorpcrata4.into, such projects whiCh mi~i9a~e or avoid the significant .nvircnmencal effects ~h@reof ag identified in the completed environmen~al impac"t. re:port:._ D. VISUAL AND AESTHET!CS: 12. Sicrni!ic.nt Effec~: (V~-l) The proposecl projsc, ~ill result in visual impacts from many van~aqe poin~s in western, scuthern and ceneral Cilroy in~ludinq Santa Teresa Boulevard and Highway 152. From these van~3ge pcints, portions of ~he proposed development would be vis~ble on ~he lower elev&tion~ of the site. H~9hway 152 and Sanea Teresa Boul@vard are desi9naCDd as Bcenie ~orr~dor. and, eherefc~e, the projec~ would nave a si9nificant visual impact by affBeting views fram these road~ays- Mitiaaticn or Avoidance: (VA-l) The projec~ uill redu~e ~isual impacts by plC'eserving ,he upper hillside of the projeet in permanent open space and generally limiting clevelopment to tne lower flatter areaS of I:~e AppendiJc A - O' CCNlell Raneh EIR 7 ' 10/2B/92 . . site_ Visual ilIIpa~s fr... qracl~nq will be l.iJD.l.ted by c..nst:z:uetinr,; a l6 f..o't wide ..oadway (pavement: 8u..faee) to ,serve the custom estate lo'ts leca'ted aere.s 'the 'toe ..f the h~18ide. The project includes a qolf course within the clus'tarecl residential uses to afford open space. Santa Clara County." sequire=ent of a lOO-f....'t w~de development setback alonq SAnta 'reresa Boulevard will ..educe visual impacts fram this readway. In conformance w~'th ~his County ..equiremen~. the ,pr..je~ will ...strict any structure" within a ~oo foot: wide st:rip adjacen't to San'ta reresa. BOulevard. Findino: Spec~fic ecen~c. social or othe.. eonside..ations make infeasible the mit~r,;at:ion measures .... prcje~ alternatives identified ~,th.' environmental t=pacc repa~_ (Sse S~a~~nt of Ove~ridina considera~ions, bel..w_) 13. Sionificant: Effe~, . (VA-:2) ,The pzoject would have a po'ten'tial future visual ilIIpact on the views fram Oyas Creek, when the pa..k planned for tMs area is de_loped. Kieieraeion or Avoidanee: lVA-2) Potential visual impa~s fram uvaa Creek will be redlleed by the planting of landseap~q tha't screens deve1~ent from the futllre park site. and by the p..esence of a tzail system on the south side: af tJvas Creek. whieh i.g part of 'Che U.... Park PZ"liIllIer"9'e t::ail .ys'C8ID.. Findiner: Spec~f~c econoaic, social ..r other cons~~e..ations mak8 infeasible 'the mitiqation measures or p..ojece alternatives ident~f~ed in the enYironme~~al ~act repo~. (See statemen~ of Overr1dlna con9iderat~ans. below. ) 14. Sicrnlfleant Effect: (VA-3) Wa~er tanks and access roads to serve the tanks may have visual ~acts since they will be located an the hillside above ehe all residen~ial developmen~ in areas chat CQuld be visually prominent. These features eculd have siqnificant vi$~al ~pacts on nearby roadways. Kitiaat~on or Avoidance: (VA-J) The vi~ual impac~s cf ehe prcpased access roads and wa~er ~aftk. will be reduced by sele9~inq laeaticns tha~ are a9 visually obscure as possi~l. f=om mos~ vantaqe polnCs. Findina: speci~1c economic, social o~ other considera~ions make infeasible the miti9a~icn measures a~ proj8c~ altern&~ives iden~ified in eh. environmental impact report. (See Statement of Overridinc Considerations, tlelow. l E. DRAINAGE ANtl n.OODING: 15. SianLficant Effeet; (DF-l) T~e proposed projec~ ~ill incr@&se the amQune ot impervious area on tbe project s~~e and, therefore. increase runoff from the site. The project will res~lt in increased storm flaws during a 100- year s~o~ and even greater percentage increases durinq smaller stQrms. sucn as a lO-year evenc. Mi~iaation or Avoidanee: (DF-l) ~h& projecc will mitigaee poten~ial downstr~am floodinq hazards ~h..ouqh the prepara~ion and development Qf a master 9~orm drainag_ sy.~em thac includes all cf ~he si~e's wa~.r8h8d ~anyons that drain into Dyas Creek. The proposed storm drainaqe sySt~ will include on-site stor.m ~ater deeention ponds and/or downstream channel improvements as necessary to pre~en~ increased dQ~"s~ream flooding ha1ard. . . Appendix A - O'Connell Ranch EIR 8 10/28/92 ,. Findiner: chanqes or alter~tions have been r&qlli%sd in. a.. i.Dcorporated into, s..ch p..oje~s whieh aitJ.9a~e OJ: avoid the ai9J'lificaAt envizonmen'l:al effee'l:8 'l:he......f as identified. in the completed envlzclllllental impa~ report. 16. Siernificant Effe~: (DF-2) The praje~ may ha.e significan~ flood hazards i.mpae~s an the local dra~aqes bet~n the projec'l: site and Vvas Creek. SOllIE! downstream drainage eha""els and pipes tlet\leen the site and Ova. creek have inadequate eapaeity to ace _..date a lO ye.... flood and ....uld tle unable to earry additional runoff tha'l: wculd ..e.ult f..am p..oje~ develcpaent. Ilit:ieration or A"",idance: (DF-2) Tb. p=ject ..Ul aitiqate po"entia~ flood haza..ds to 40eal draiDBqe. through a comb~ation of on_.ite 9~crm va~er de~8n~ion ponds (wat_r f.a~ure. on the golf cQurse) and dcwn8tream channel i.IIlprovements. An cn:'-site s'ecz:1I wat::-.r det_n1:..ion system "fill pre.eft't. incrsa.ed runoff from the p..oject by holdi.nq s~arm ..ateI' an the site and allo..ing it to be relea.ed slowly, so tha'l: 'l:here i8 no J.ncrease over the ex~S1:ing storm flQWtl f.._ the site. Impr__n~s ~o stOI:1ll drains, dJ.tches, and eulverts will pzovide auffieient: draiDage capaei'l:Y for the post_project lO-year 8'1:arm flow f..om the projee'l: site to OVa. Creek_ ' Any off-sits storm drain~e mitigation measu..es shall ~elud8 aequiaition. of eas_n~s and/or rights-of-way by the dSgelaper. Any needed aequiaition not under eon~rol of the developer at ~he time the tentative _p ia aublllitted shall be so nOted ~ the subai'l:tal. A maBte.. s'l:oI'lD drainaqe 'plan would be ..equi.red in a..der to establJ.sh meaBUres to reduee the po"ential downst::eam impacts of sto~ water flow. fram O'Connell Ranch to Glen Lema and oth.r adjoi.ni.nq properei.... This 1IIaste.. pl..... ..ill tie con.isten~ ..~th the Ci'l:Y'" maa~er secrm drainage p~aft~ Findina; Changes or al~eratiQns have been required in, Qr incorporated in~Q~ such projects which mitigate or avoid the gi9nifican~ envi%cnmenta~ effects eherQcf as id8n~ifi@d in ~he ccmpleeed envirQnmen~al i.ntpact report. 17. Sionifieant Effect: (DF-3) construeeicn of ~h& project CQuld disturb underlyinq soils on ehe site, cQntribu~in9 ~o sediment erosion and increa.inq sBd~ent loadinq in Uvas Creek. In addieion, surface runaff f~=m ~he proposed regidenc~~ .nd gelf cour~e ~ould contain miner concen~ratians at oil and 9rease, fe~il~%er3, herbicides and pesticides, and heAVY metals. F@rtilizer and any peeticidas applied t= the qolf course turf could accumulate on ~he turf, dependinq upon ne~ application ra~es, ~nd assuming ~ha~ surface runoff does not leave the 90lf course. Hitier.tio" or ~voidanee: rOF-J) The project would be required to conform to the requla'l:ions of the Santa Clara valley Nan-paint Source Prcgram. on-si~@ d@t~ntion ponds would provide locacians for pallu~an~ removal through settlinq, prior to discharqe of the storm water runoff into the storm arainaqe system. In. add~tiQn, sehedulinq @ar~hwQrk activi~ies d~rinq ~he dry seasen would prevenc ~notf erosion. Durinq ccn.~ructic" near the creek eQrrida~s, the developer would ensure that debris and soil is not deposited into the Uvas Creek corridor. All ex~stin9 de~ris would be removed from the corridors durin9 constru~~ion. Any earthwork ac~ivity oecurrinq du~inq the rainy season would be ..para~@d fro~ atreet 9u~~ers and s~orm drains by ditches, berms or filtration barrier9. such as hay caleB. ~ll exposed sails would be watered durinq 'l:he dry season to limit wind Appandix A - O'Connell Raneh B%R !I 10/28/92 . . erasion. In addit~an, 8t~eets surround~q the constructian azea wculd be swept reqularly to erollect lI~iaen1: depos~ted on the s=_ts be~ore ~t is w.shecl into the stal:lll d.r~s g.. c:hlUUlel.. A golf cOurse operation plan wCllld be developed p~io.. to the issuanee a~ a Planned Development Perm~t for tn. d....lopment of the galf COurse. The plan WCluld inelude the follcw~nq elements: ~) Str~ct adherence to manufaeeuzllZs ..ecommendations and praeedurss in90lv~g chemical appl~eat~ons: 2) Ose gf chem.l.eals approved by the Cc:lunty or D..pa.ztment of ~iCQlt=e: J) Ose of only shaze-lived pesticides; 4) Applieation of ch..ica!. only by State-lieeased pe..sonnel: 51 Limi.ted us.. of ch.....ieals; 6) Pz'ol""l'lItoraq.., handl~D9 Ud disposal of ehemieals. Find~er: Chan...s or alt....at~on. have been ".qu~ed in.. 0.. incorporated ~to. sueh projects wh~eh mitigate or avoi.d the sign~ficant environmental effects thereof as, identijfi.d ~ the completed env~o........tal iJIIpaet report. 18. S1erni.~1eant Effe~: (DF-41 The City of ~~lroy pUblic Works Departlllsnt has determined that the proposed hillside deve~opment associated with the O'connell RaDeh project would qenerate a Significant increase in the routine maintenanee over and above that required far 8 siailar project ~ tbe flat land ...eas af the city. K1tieration or Avoidance, (DF-4) In aceordanee with the C~ty's requirements, the praposed pro;eet WCluld be required to establiSh a maintenance district. to provide for s8r9iees i.n the hillside areas, where maineenanee costs are ove.. and above those .ncoun~.red in the flatland subdi.V'isiona.. Findina: Chanqes or alterations have been required in, or incorporated into, such prQjects which m~ti9ate or avaid ~hQ si9ft~t1caft~ environmental effects thereaf as iden~ified in the compleeea envircnmental impact: report. F.. c:m:..'!"D'R.AL RE'50URC!:S: 19. Sierni.ficant Eff.c~: (CR-l) Two af the thrae prehistorie archaealogical s~t.. an the property may po~entially be impacted by qradinq and conseruc~ion activities proposed by ~he proj~c~. Mitieration or ~v01danee: (CR-I) Impacts to the prehistorio archaeological resources w~ll be mitiqated by modifying the project to avoid these re50urc... Disturb~nee of ehe a~b.urtace cultural ma~Bri&ls will b~ limited or avoided by placing fill over the cul~Qr.l resource Si:~8. or avoid dis~urbanee by placing open spaees g~es'~h.r. cul:ural resources sites are locaeed. Earthmcv1nq activities in the area of archaealoqical Si~8S will be conducted in the preDence of a qualified arehaeolc9is~ And in consulta~1o" with ~ reeoqnized Native American Observer. If dis~u~bance of cultyral materials resulcs from stripinq or9ani~ material trom the surface or scarification of ~he surface seil, a Itmited sample of the deposits will be excava~ed and recordation made by ehe archaeoloqi_t co provide a record of the resouree. After samplinq. elean fill will be plaeed an top of these reSOur=Ba to protect them fram fU~ure disturbanee. Flndinc: Chanqes or alte~ations have been required in. or incorporated in~o. such projeets which mitigate ar avoid the S19ni.fiean~ environmental effec~s thereof as identified in tb~ completed envirQnmen~al impact report:. AppetldiJr: A - O'connell RaIoeh EIR 10 10/28/92 . . 20. sicrni.ficant II:ffect: (CR-2) %he project may 1""tentully 1mpaC'e ....chaeolCl9ica~ resou..ces off of the .~~8 durinq construC'e.l.on ef unde..qrcund utiliti8s, Ban~tary sewer lines, and stozm linss. KitiQa~ion or AYOidanee. (CR-2) Potenti~ :~pactslto off site cultural ..esources eould be reduced by the fallowing raeasu..esl 1) s~fa"e ~eeonftaissance and arch~Ya~ ~eBearch alQnq prapased aliqnmen~., 2) iD lcca~ion. ~h.re cultural resource. ~. id.n~Lf~ed, mcn1torin9lw~11 be r~~d by a qual.l.fied archaeoleqist duri"9 ezeavation and .artbmcv~. actiTities, and 3} if cultural reeQUZces are ident.l.fied, ecn.tru~.I.on will b., halted while a ~le of the materials is recovered far recordation in aeeordance with eurren~ standards fer ar~haeoloqical resources. Findiner: Chanqes a.. alterations have been ...qui%ed in. 0.. incozporatBd ~to. such project. wh.l.ch mit.l.qate 0" aToid the signif~cant enTuenmental effects the..eof aa identified in ~he cClIIIpleted envi%o....neal impact report. -.' G. nuufSPOR1'ATIOK: 21. SiCf!lit'ieant EffeC'e: (T-l) Upon complete developlllent and OCCUpancy, the proje~ will result ~ .~gnif~cant traffic 1mpa~s at the fallowing f.l.ve interse~ion.: l) Intersection 415 - o.s. lDl KB Off-ramp/Lea~esley Read, 2) In~erse~ion 422 - Konterey Street at LeaTesley Road, 3) InterDe~ion 467 - Santa Teresa Boulevazd at l'1zst Street, 4) Intezseet~on 477 - Westvood- D..ive at First Street, and 51 Inee..section 497 - Santa Tezesa Boulevazd aad the Korth Project Entry. lUtiaation or Avoidanee: (T-l) Roadvay improvements are recommended ~o reduce ~he project ~ac~s to a "on-gi;n~ficant level. as 4eBcri.be4 on paqes 113-120 o~ the EIR. As a condition of project approval, the City of Qilroy will require ~he projeet to con~ribute its share of the eosts of the improvements throu9h the payment of traffic impact fees. Tindi~o~ Changes or alt@rat~ons have been r@qu~rBd in, or incorporated into, 9UC~ projects ~nich miti~ate or avoid the 9iqn~ficant environmental etfeees thereot as identifi@d in the comple~.d environmeneal impact report. 22. siernificant Effect: (T-2) Traffie circulatien On San~a Teresa Boul@vard could be impac~@d by proje~t t:affic at the two entrance ~t~eets tc the proj@ct sitB~ Hieiaation or Avoidance: (T-2) ~mpaets to eireulation on Santa Teresa Boulevard will be mitigated by-loc~~in9 the intersections a~ the ene..anee st..eets to meet ~he Santa Cla..a County Transporcatien Ageney minimum spacinq di3~an=e of on@ quar~8r mile, and by si9nalizin~ the inter..e~ion._ Th. si9nal and interse~iQn improveMents at this intersection would be required to be completed to the ultimate intergec~ion confiquracion, if the cost of tn8 improY@m@nts is to be credited towards ~he p.ymen~ af project traffic impact fees. Th. roadway imprQY~m@n~s woulc include lanq ~r&nsi~ion ~urn POC~Qts an Santa Teresa. All ri9ht-ot-way dedications shall be ma4e as necessary for these Giqnals, incl~dinq ad.qu~ee ri9he-~f-way for acc.lera~ion and decel@ration lanes alon9 Santa Teresa. The City of Cilroy Public Wor~s Cepar~ment has indicated that all interim constr~c~ion costs, as well as all casts far demolition and eomplete'remeval of all interim measures (when the . . AppeadlJc A - O' O:lnneU Ranch l!:Ill. 11 10/28/92 ..iqnal. are eonstructed ~o the ultaate desiqn), sha~l be 1001::118 ~ ebe developer. Sinee ~he project will add traffic to K~lle.. Aveaqe.1 the City will "equ~ ehat the project ~clude the widening of K~11... Road to a half .er~ cza.. se~ion p111s 12 additional fee~of pavement on the othe~ half of the 8t:..c. and any nece..sazy ~iqht-of-way acquisitions between the ~outhern property line and San~a Teresa Boulevard. Findi.ner: Changes or alterations have been ..~1red iD, or 1ncorporat~ into, such projects which:mie~ga~e a.. a9014 the .iqnif~cane environmental effects ehe..eat a. identified ~D the compLated environmental i.mpa~ ..e1""rt. 23. Sioni[icant Effect: (T-3) Traffie:gene~ated Dy the proje~ will u.e a fra~ion of resezve capacity. ~istinq.t~affic ta;ether with project traffic, approvBd projB~ t....ffic and reasonably foreseeable t..attie will a have a cumulative effect upon traffic ci.rculac~on and caaqesti.on. ~een inter.ections would be impacted by cumulative tratf~c. These ~t""ections arer 1) U.S. 101 KB Off-RampfLeavB..1BY Blvd_, 2) U.s_ 10l SB Off- Ramp/Leave..ley Blvd., 3) Monterey St/Leavesley Blvd., 4) Santa Teresa Blvd./Fi.rst street. 5) westwood Dr./ Fiz.t Street, 6) san~.. Teresa B1vd./Noreb Project Entry. 7) Monte..ey St..eet/Fizst Stzeet, B) U.S. 101 NB Otf- Ramp/Paeheeo P..... '} u.s. 1el sa Off-Ramp/Tentb Street, 10) Thomas Road/Thom..s ~ad Exten.ion. ll) Santa Teresa/Thamo8 Road exten.ion, 12} Santa Teresa/Tenth Street extension, and 13) Sanea Tez.e./Thomas ROad. Mit10aticn or Avoidanee~ CT-J) The p~oje~ would CQntr~te . traffic impa~ tee to fund tor a road~ay imprDvem8n~s prQpartiQna~ ~o ehe roady..y capacity used by the projBct traffie. Kitieraeion or Avoidanee: (T-3) If the O'Connell Ranch p..ojsct proceeds in advance o~ the Glen LQma devslapment, then a new traffic analysis wi~l be conducted in order to ~ddress che impact on the roadway network w~thout the implementatian of the roadway improv~ent. tnat are required as part Qf the Glen Lema project. The developer &hall provide any all mitigation measures ~eBulting from the additional traffic analysis, as needed. Findina: Ch~n9.s o~ alteraticns have been required in, or incorpora~ed in~o, such projee~$ which mi~i9a~e or avoid the signifieanc environmental ettects the~eQf a. identified in the completed environmen~al .iJapact report. 24. Siernificant Effect: (T-4) The City of Gilroy Publie Work. Departmenc has dQcermined ~hat the proposed hil13ide develQP~enc associacad yith the O'Connell Raneh projeet may generate.. significant increase in the routine maintenance ot the roadway sys~em over and abo~e tha~ r@quirad for a similar project in the flat land areas of the eity. Mitiaa~ion or Avoidance: (T-4) In accordanc@ uith tha Ci~Y'3 requLr8men~s, the proposed prcjec: may be r@qu~red to es~ablish a maincenance distric~. ~o prQvide fer services in the hillside areas, ~here maineenance CC5~S are OV8~ and above those encountered in the flat land subdiyisions~ findina: Changes or alteraeions have been required in. or incorporated in~c, such projec~s which mitiqate or avoid the significanc environmental @ffeets thMrecf as identified in the completed environm.n~al impact report. . . Appendix A - o'Connell Ranch EIR 1.2 10/28/92 B. MorSE: 25. sicm~ficaJlt Effectl (N-l) Appzo"'~tely 11 proposed lot.. sl_q tII. Santa orerllsa Soul_srd f..ont:a<J8, north ef Kil.~er Read, will be lIxpo.ed to future noise level.: that: lIXeeed the e~ty's 5a-d.c~1 ..e.ic1en~ial noise standard as a re_lt of traffie fzas fut:ure tluildou'l: af ..tlle Gilroy Gene..&! Plan. Hitieration or A90idanee: (N-L) 'rhe p..oject proposes a 100 foot .etback fa.. all .t=etu.... aD lCl'l:. all>ll9 the Santa 're.....a 8oul....azd frontage_ 2zt:erior soond 189818 beyCladltllll 100 foot: .lIt .baek wLll'meet City standards far reeidllnt~al ".... ~indina: Cbanqe.ior alteration. have been requized in, ar incozporated into, sueh projects which .~tiqate or a~oid the siqnificant en~ircnment:al .ffll~s thereof as identified ~ the completed environmental ~a~ ..epo~. ..,. 26. Sicmificant IIffect: (N-2) Const:nctiall at the p..aject will ..esult: ~ temporary na~se !.pact. in the project "ea, 'c:onst.z:u~ion-..elated fto~e" would be .has:t:-teJ:lll, ac:c,u-ri.nq p..imarily dv.r~9' 9"ad~9 and constru~ion on t:he site. Hitiaatioll 0.. lI.....idance: (N-2) Ccnseruetion re~ated neise impacts will be mit:iqated by allcrwin9' eonstruction .act:ivities only Honday tb.l:e"gh F:i.day, be_a 1:00 .IlK and 1:00 PK. Findina~ Changes or alterations haYe been re~ir8d Ln. or incorporated into, 8IIc.b pzojeC't.!l which nt:i.tiqat:e a.. a_id the si;nifieant environment:al effecte thereof as identified in the ccmpleted environmental iJIIpact report. r . AIR OU"-LIn: 21. sianificant Effect: (AQ-l) The p..oject will cantribute to Gilroy's ~otal vehicular ~i8sians on a re9ioft&~ level ~nd would exceed ~he 150 pcund per day ~hresbQld far two criteria pcllutancs. Regional cumulativ@ emissicns p~oje~.d f:om bu~ldc~~ at ~h& Gilroy ars& are e~peceed to re~ult in a =hreefald increase of emL..ions. Mitieration or lI.~oidance: (AQ-l) Hi~i9a~ian of air quality impacts from the projec~ ~ehicle9. as ~eLl as far eumulati~e ~ac~s. is provided by ~l@m@ntatLon af Tran8pOrtation Demand Kanagemen~ and Tr3nspc~a~icn Coneral M@asure, encouraged by ~he Bay Ar@a ~ir Quality Management DiserLc~ -91 Clean Air Plan. Erf.~ive implemenea~ion of tbe~e measures would achieve ~p ~c a five p8re.n~ reduceion in project emissions. Findina: Spe~ific @conomic. sD~i41 or a~her ~gn8idBraeicnB make infeasible ~he mi~i9aticn measures or projec~ alternatives identified in the .nvironmen~al impact report. (See S~atsm@nt of Qv@rridina Ccnsideracions. bollow_ ) 2B. Siernificane Effect: (AQ-2) The projeet will ;enerate dU5~ and p.r~ieulat.. durinq ~he COftg~ruc~ion phase of the prcjec~* Mitiaa~ion or Avoidance: (AQ-2) Construction genera~ed dus~ fre$ qradinq will be controlled by periodic watering_ Dust will alsa be ~edueed by es~ablishinq qround cover an graded surfaces where fipal grades are comple~e and payemen~s and struetures will not be subsequently ccnstrueted. For Appsadix A - O'CclUl.ell Ranel:l EIIl 1.3 10/28/92 . . example, eros~on controlling ground eave.. will be plaeed on road CQ~s and f~lls aDove and below roadways "1""" c:amplet~on af f.l.nal gracl~nq. : Pindiner: . Cha:nqes 0.. alterations have been r8qu.i.:'" ~, or incorporated into, such pZDjetes~h~cll mit~qate a.. avo~d elle siqnificane environmental affec:s thereof as ,identified in the completed env1ranmental impa~ "&;:lon. J.. W1\S'!"'E1A~ 't'1m"-'!'MJnlI1'I: 29. ! Sianificaat I!:tfe~: (w.r-l) Potential ilDpacts to g..oundwate.. quality CQuld ~sult, ~ ~..ope=ly treat" ~stewater used for .i.:'..igacion leaches !Ugh eoncen~..ations of ni-trates ~t" tile c;'Z'ound_ter table,. tINs cont~inq groundwater wells. : Mitiaation or Avoidance: I~-l) The project will desiqn and operate the wastewater trea~nt ::faCility in a maDDer tlla~ qua..antees produ~ion of high quality effluent that confo"",s to Title 22 at the Cal.iforu.l.a Aclmi.nist..ative Ccde. COnforman..e with T~~le 22 wil~, thercy, ensure ..ompli.....e with Order .0. 85-82 wh....h. prohibits nitrace .i.mp.scta on groundwater. l."indiner: Change. or al.teratione have l:leen requ.i.:'ed ~, or ineorporated into, su..h projects which mit~qate or avaid the si~icant environmental effeet8 thereof as identifiad ~ the completed.env~ i.IIIpa~ "epore. 30. Sicrnificant Efteet: (~-21 Potential impacts to eurtaee and groundwater quality could result from overwaterinq af tl:la ~u..f and ot"-" landscaping, which could result in surface flew of wast.w.te... Mi~iaa~iDn or Avoidance: (WT-2) Ir~i9a~ion of gal! course turf and landscaped a..eas wil~ be on an a9 needed basis only. applying no mo..e "ban the volumes necess~ to ma~ntain healthy veqetation. All irrigation will eea.e during rainy periods and retained water will be stared in a lined rsservoir an t:he sit.e.. Findina~ Change. or al~Braeicn8 bav@ been r.qu~~ed in~ or incQcparated into, Such projects which miti~te or avoid the siqnificant envirQnmental eff@cts thereof as identified in the completed envi~onm8n~al impaet report. 31. Sianifieanr Effeet: (~-J) Potential impac~s to surface ana 9rQundwa~er cQuld r..ult, if there is an escape at wastewater from Che staraqe reservoir during a ra~ns~orm. Hitiaa~ion or Avoidanc@: (WT-3) For rainy peri~Qs and ~riods af lo~ consumptive demand, such as during wint.r mon~hs, the ~a5tewA~er 8~or.9. reservo~rs will be sized with adeq~ate eapaci~y to cQn~ain ehe daily eftluenc contribution. (ineludinq ~irect rainfall and runoff from banks and Derma) dllring the extended rainy season correspondinq to a 100 l'ear..ainfall (120 day capaeitYl. Findinc: Change. or alteraeicns have been required in~ or incorpora~ed into, such projects which mitigate or avoid ~he siqnificant environmental effects thereof as iden~ified in the completed environmental illlpact ..eport:. . . Appendix A - 0' Connell Razleh EIR l4 lC/2B/92 32. SicmUieant. Effect: (In'-4) Tile pzopoeed reclai.llied waft_at.ar storaqe reservoir, Lf ~t ~s uolinad, ..y leacb &xc.eeLve nLtzat.es Loto the 9ro"ndwater and contaminate qrcundwat.e&" _lls. Hitieration or Avoidance: (In'-4) TIle p..oject will.canstrllct-the ..eelaimed water 8torage resezvoir w~th a watertight. l~er to prevent percolation af wastewater ~to t.lle underlyin9 aqa~fe..(s). Hanitor~q of qro"ndwater quality lmmediately adjaeent. to the rese~oir will eonfirm t.he adequacy of the rsse~oir U.A1.a'1 t.o Fevellt. seep&'1e. Findino: Changes or altarat.ions have been required ~. ar ~neorporated .1.=0. such p..ajects which mitiqa.te or a.....icl the sl.qnLficant. environment.al effects thereof as identified ~ the completed env1ronD8ntal impact re1""""" ....... 33. siernificant Effect: (In'-S) In tile event of cataclysmie disastar, tile Reclamat~an fac~lit.y and eto..age reservoir may exPerien~e total t&ilure and ueated as _11 .. untreated wastewate.. c....ld potentially flaw LDt.o Ova_/Carnaderc creek. Boweve~t if such & cat.cly.~c event were eo.occur, it is unlikely that the conveyance system frem the G/~ to ~Ile satellite tre..-t=ent plant ,"",uld rl!lDa~ int.act:. Th..r..for.., it i.:I unli.k..ly that. say sewage ot.ber than ~ amount already on 1011.. site. woald eseape int.o the Uvas/C&rnade..o C..eek. ' Mit.ierat.ion or Avoidance: (wt-S) The SWAP has been clesiqned t.o withstand natural disasters. Th.. p&"..jeet. wollld not be ~pacted by seismic even~s, since DO faults, act~ve a&" otherwise, are lcnawD to tra.....rs.. t.lle ~ sit.e. Findin~: Chanqes or aleerat~onB have been requ~.d in, or incorporated into, 9u~h projects whLch mitiqate or avoid the s~;nific.nt environmental effe~s t.llereof as ident.ified in t.he completed environmental 1mpact report. 34. Siernificant Effect: (WT-6) The proposed sat.ellite t.reatment plant is loeated witll~n t.he floodplain of Uvas Creek. Po~ential flo04in9 impacts could occur withoat adequat.e flood protection. M~tieration or Avoidan~e: (WT-6) The project vlll m~tiqate poteneial flQodinq impacts by ~QnB~~ctinq a levee to the nor~heast of ~he reclamation plant to aft elevation of 219 feet_ This levee will adequately protect the sWRF from the 100 year flood. Findina: Chanqes or alterations have been requi~ed in. or inccrpcratRd into, such projeces which mi~iqate or avoid tne 5ignifi~an~ @nvironmen~al effect, thereof 8B iden~ified in eh. completed envi~onmental impaet report. x. SERVICES ~ND UTILITIES. 35. Significant Effect: (SU-l) The projec~ will r.quire wa~er se~vL=e 5C hiqher eleYa~icns than the exiS~1"9 ~ater 'Y.~Bm can 9upply. The projec~ will also r~quire wat.r stQ~a9. capacity and supply beyond ~h. capAbili~1e. ot Gilroy's exi9~in9 ~ater systBm_ Mitieration or Avoidanee: (5U-l) The project wlll include tile expansion of the Gilroy wace~ 5Y9~em to serve project demands. The proj.c~ will include cQnst~~~icn of one or mare w&cer re~ervoir3 en the siee eo , AppGn'u'.x A - O.Cc:lnnell Ranch ED lS 10/28/92 . . prov~de the naeessary sto..aqe eapaet~y. These reservo1rs will be locaced at an elevat~Qn 8Rffieient to provide ad.qua~. va~er pre.sure. Flndiner: Changes 0" alterations have been requ1red ~, 0.. incorporated tnto, such projeets wh~ch mitiqate 0" avoid the .ignif~caat env1rcnraental effects thereof as identified 111 the eompleted env1rOnm8ncal impact report:. 36. Siernificant Effect: (SO-3) Eme..gency f1re response times ~o the site ~ceed city standa..ds because'of the distance to che nearest fire 8't:aeioft.. Mitierat:ion or Avoidance: (SO-J) Const:<uction of a new fue s~atio.... in the GQvi~an Community Colleqe area w~l~ re4uee f1re response time.. Findinc: Chanqes or alterations haye been requ1red in. Or incorporated into. sueh projects which mit~gate 0" avoid che significant env1ronmental effects che..eof as identified in the eompleted env1ronmental impact report:. , 37. Sianifieant Effect: (50-4) The project protection services requ1r~g additional personnel depa.rtment. Mitiaat:ian or Avoidance: (50-4) The impa~ co poliee be ot'fset by Public Safety Impact Fees charqed to the p..oje~t. ..evenues will offset a part of the inereased police proteccion costs. will impa~ police and equipment in this service w~ll P..open:y ~az operational Findiner: Changes Or alterations have been requ~ed in, Or incorporaced into, such projects whieh mitigate 0.. aveid the Significant envi%onmen~al effects thereaf as iden~ified in the eo.pleted environmenta~ unpaet report. J2. SicrnLficant: Effecc: (SU-5) The project will qenerace sehool-aqe children thac will impact sehools, if schools do not have available space at the time of prajec~ development. Currencly~ a1~ s~hools iD the proje~ area are impac1:.ed... Hi'tica-eion or J.\voi.dance: (SO-S), The project will pay t.ht! maxi.Jm.uD ~chool Uupaet fee authorized by state law at the time the building permits are issued. The developer shall. as soon as possible. neqotia~e ~ith ~he Gilroy Unified School District to determine the level of additional impacts On the District. In the ease of an impasse, the Cicy of Gilroy shall mediate the neqo~iation. Follo~ing eompletion of the negotiations, the developer shall provide mitigacion of ehe ~p.cts to_~he S~hocl Distri=~ which may include l} ~pac1:. fees, 2) dedication of land, J) fa~iliti@. and/or 4) eq~ipmenc. The developer ..hall, Guloonit 4--compl-eeed. lIIiei..<;ation plan' 1:0 the City prLor ~o ~he applieation far a tentative map. ~indina: Chanqes or alterations have been required in. or ineorporated in~o, such projects ~hich mitiqa~e or aVOid the significanc environmental effects ~hereof as identified in che cQmpl.~ed envircnmen~al impact report. , 39. Siernificant E:ffeet, (SU-61 The project would impacc library services and would pocentially impaet park serviees. Mitieration or Avoidanee, (SU-61 Library impacts Yill be partially offset by ca~ reven~es ge~erated by the project. The projeee is proposing to II.ppsndlz A - O'CCanell Ranch EIR 16 lO/28192 . . pay approximately fQur million dollars in park fees, thereby of~se~~ingtbe d_d fo.. approximately lS a.dclit:1onal acre. of park land. The prQject will further dedicate 964 a....... of IU.llaide and e..eekway areas to the eity of G~lroy eQ be maintained as open space. In additiQn, the proposed qolf.cou..se ",ill pravide recz.atiofta~ QP1""rtun.ities. Park oE'8..ation and ma~fttena..ee cc.es result~q fzom the d.-and of future ..e.~dent. of the projeet will be partially offset by tax revenues. Findiner: Chanqes a.. alte..atiofts haye been required in, or ~ncorporated ~to, such proje~s whieh mitiqate or a"",~d the Ilignificant eftvirolllllttfttal effeeta the..eof as identifj,ed i.n ehe C:ClIIIpleted en...il<tOftlMfttaJ. ~a~ ...po~. 40. Sianificant Effece: (SO-71 The project will impact fire protectj,Qft .ervices requir~q additional pe..sonnel aftd equipmeftt in this department. HLti~A~ion or Avoidance: (SU-7) ~he ~act ~o fire services wi11 be offset by Public Safety Impact Fee" eharqed to the project. Properey tax revenues will ~ffset a part of the ine..eased police prote~ioft operae~nal costs. A ftev fire stat~on is cu....efttly being con.ide..ed to the so..th af the sit. in the Qavilan CQlDMllnity College azea. The Vire Department of ehe C~1:Y of Qi!rcry and the Public Works Dep.rtmen~ ..ecommend that a profe.s~oftal loeatioft analysis be coliducted to analyze the long term eity.con!~quzatj,on and to ",eeallllDend locations of the additional fire station("). The eity has furthe.. 8ugqe.ted that the major de....lopers in the area pay for this study. This study will .....re that ftew fire staeion is at the bese locaeion to .erve the all planned future d....elopM8nt befo..e funds are in"'eeted in capital impro'V'amen:t..:I for & new fire sta't:.ion. The projeet would be requi..ed to provide adequaee fire flaws and water pre9SQre to the si~e in ord@r ~o snsure a water supply sufficient for fire ~~9ht~nq capabili~ies~ Project roadwaYB would bB desi~ned to pr~ide emergency access. pro;ec: roadways would genera11y be no les9 ~han 20 feet in width, wi~b no less than l~.$ fe8~ in v8rtieal clearance. The propo..d r.sidBn~~al, qolf course clubhouse, and other projec: Btruct~res would be eonstruc~ed in conformance with ~he UnifQ~ Fire code. Risk of .wildland- f1r. can be reduced in hillside areas by having a minimum 30 feat setback between residenc@s. qaraqes. and s~r~cture5_ These 30 foot s@~b.cks can be landscap@d wi~h irriqated F~ant materials, ~uch a5 lawns. Findin~: Changes or alterations have been requir@d in. or in~erpcrated inter such prejec:s which mitigate or avoid the siqnifican~ 8nvi~onmental effects eh8~eof as iden~it1ed in the comple~ed environmeneal ,. ' J.mpact report. 41. Siernificant Effect: (SO-B) The Ciey of Cilroy Public Works Department has determined that the proposed hillside development associated with the O~connell Kanc~ pra;ec~ may gen.ra~e a giqnificanc increase in the rQucine maincenance of wa~@r, sanitary sewer, and storm drainaqe over and above ehat re~ired far a .imilar p~Qjeee in the flat land a~eaS of the ciey_ In additloft, the d@Qication of eh@ 964 acres of open spaee, ift its natural state, woulQ require addi~ional maintenance and increased hillside protec:tion. Hitiaaeicn or AVOidance: requirements, ehe proposed project (5U-B) In aceordance uich may be required ~o establish the City's a main'Cenanc:e . . Appe...U.z A - O' CclU'lell Ranch BIll. 17 10/28/92. -. ~~~;~;~:_:..';ft... disezict, to provide far serv~ces ~ ~he hilla~de ueas (abc:lve the 280 fccc ." con~Ollr), where mai.ntenance costs ue .......,. and above those enc:oun~e..ed. La ~he flat land sul>divi.siona. The City of Gilroy wi1i1 zequUII tha~ a 1IaD~.,'tn Assoc~atian, or same o~her d~8triet, be ewtabl~.hed that is responsible for .ain~ai.n~q the private open space. In additiop.,t:he City "'ill "BqIl~ -that 'a maintenanee dis~riet, land trust, endowment, arl scm& other type of district be established to ensure m~tenance of the ~llsi~e open space areas on the project site, as a condition of project appZGYal. Findina: Chanqes 0.. a1terat~an. 1>&_ been zequ1:ed i.n, or incorporated ~to. II1Ich Foje~. wlUeb IDiti9at.. or avoid the 8~9ft~ficant envuolllllental affects ~h8reof as ident~filld 1: !:he c:cIIIpleted en-i.ro~al iAlIpact :report. 1.. CDMtlLATIVI!: rHPI'.CT!: 42. Sianificant Effe~:' (ctlH) Th.. si9ftificant CWlNlative impacts of the ~ p..oject ..esul~ from the follow~q: 1) The ineremen~al cQnve..s~on of undegeloped land to urban-..elated uses or amendment of the General Plan to allow for _re ll..l:Ian-rel"tlld uBes. 2) The ~er_fttal 108S of aqricultural land 3) rmpacts of veqeta~ion and w~ldlif8 4) A sllbstanti41 inereas8 in traff~c at the l3 intersections ident~fisd in the Subsequent EZ~ 5) A 1""ssible delay ~ att.ai.nlllen~ of ail: quality s~andards 6) An ~crease in the ","",unt of q..oundwater withdza.... '7} An increase in ~h. generation af vas~.water 8) An increaBe in quantity of atormwater runoff 1:0 Llaqas Creek and Uva.. Creek 9) An increase in the demand far fire service by the Gilroy Fire Dept. 10) An Lncreas@ in dem~nd for police p~o~e~iQn 11) An increase in demand far sehool 8ervices Kit1~aeion or Avoidance: (CUM) The mit!qacion mea.U~e8 fer ~h. prQj~ are as discuBsed above. Findiner, With reqarQ to the followinq cumulative impacts, ehanq_s or alterations have been requir~d ift, or inco~rated inca, ~h8 prajec~ wh~ch mi~iqa~e or avoid the signLtican~ cumula:ive environmental etfec~5 chereor .. Ldencified in ~he completed environmental Lmpact reporc: 1) A substantial increase in traffic at the 13 in"CBrsect'.i.anll iden1:ified in the Sukls_quent IUR 2)' <In increill..e in the amount of. 9r~undwater wiehdrawn J) An increas@ in 1:he generation of wast.water 4) An increase in quantity of stormwater runoff to LiB.I.". Creek 5) An increase in demand far police proteetion 6) An increase in demand far school services With reqard to the remaining eumulative i=paets identified above, speeific 8~onomic, social or ocher considerations make lnfeasible ~h8 miti9a~ion .easures Qr project alternatives identified in the subsequent environmental tmpaet report. (see-Sta~Hment of Overridina Considerations. belaw4) . . EDIBIT B 1IOW1::t'OlUJiG PROC2IIlIII o . CCHKI:LI. RAIlCS l'IJlAI:. SI1BSEQlIENT EIR A m1tiqation mon~tQ..inq program has been desiqned fa.. mitigation measures. that ~ould reduce the significant impa~s resulting f..om the p..opoeed proje~ ~o ~, less than siqnif~cant effeet. Honito..inq proeedures and the individuals a.. agencies responsi.ble far tllei.z: implementation are ident~fied on the following pages for eaeh impact: and IIILtLgat~on meas....e. Monitor~9 pZ'ocedu..es are not applieable to siqD%fieant unavoi.d~le imp.~s,'or to those impa~sthat .... les8 than siqaifieant. I NOTE' rOil Fl7LI. WORDING OF CODED MITIGATION HEASI1RI!:S. JU;:FEil TO EXHIBIT A.) >..- I.aJld Use HONI~ORING PROGRAM: (~U-l th..ouqh LU-4) The Gilroy Plaaniftq D~etor shall ensure the open spaee .~t~qation deseri.bed above is iIIIplelllen~ed by review~nq the developllent plans prior to issuanee of a grading permit. . Afte:c- C:ClIIIplRion at q..adinq. the Gilroy Planninq Director shall prepare a report docum&ntinq eompliance ~ith the above described mitigation. Geology MONITORING PROGRAM: IG-l) The Gilroy Public Works Di"e~or shall ensure that qrad~q impaets are limited and reduced throuqh the implementation of the mitigation described. The Gil..oy Planl1inq Di.reeto.. ~ill review the devel- opmel1t plans and determine that tftey ineozporate the described mitigations, prior to issuance of a grading permit. After cOIDpletion at' qradinq, the Gilroy Public Wor~s Director shall preparinq a report dccumel1tinq compliance with the above described mieiqaeicn. MONITORING PROGIU\H: IG-2) The Gilroy Publie Works DirectQr will re"'iew and approve cne qeotechnical and SQils inv.a~igatians ehat provide the .n9inee~inq speeificatioft for gradinq. roadway design, founda~~Qn de5ign, and placement at .tructu~&._ Prior to issuance of any grading or building permic, the Gilray Direetor of Pub lie Works ~ill review qradinq plans and plans tar s~ruetural founda~ions and tootinqs, ~Q insure that ~hey conform wich cne recommendations of geotechnica.l and seils. ...i.AY~.i.9at:.iaEls_ The Ci-ey- Public Works Direc~Qr shall i~speet ~he ait. priQr~ durinq~ and afte~ cans~ructien ~o en$ure th&~ ~he eonstrue~icn is completed in accordance wi~h ~he approved MONITORING PROGRAM: (C-3) T~e Cilroy Public Works Direc~or will revie~ ehe eresion centrol plan to ensure adequate erosion concrol, prior ~Q issuance of a grading permit. The Public Works Director will periodically inspec~ the qrading and construction operation eo ensure conformance wieh the gradinq plan and the erosion control plan. At a minimum. the gradinq operation will be inspeceed in September during the construction phase of the projeee. tQ ensure that erosion eont:.rcl measu.res a:c'e in place prior>. to the rainy season_ . . KONITORINC: PRCGRAK: (G-4) The Gilroy Public WCrks Dire~or will review and approve the qeotBchnieal, soils, and foundation inve9~igations chat provide tfte eftgineer~q speeifieacioll for qradin~, fOllnda~~on design, and placemenc of strucCures. Prior co is.uance of any ~..adin~ or bu~l~g permiCo Che Gilroy Director of PUblie works will review qrad~q plans and plans for .tzu~ural foundation and foot~q to ~.ure that they conform wieh the reco~endations of geoteehnical and soils investigation.. The City Public Yor~ Dire~or sball inspect tbe site prior, dur~q, and afte.. construetion to ensllre that the eonstructicft is c~leted ~ accc..danee with cfte approved plans. VegetatLoD Nl&l WUd.1~:fe HOKITO~G PROGRAK: (~-1) The Gilroy Planning D1reeto.. will r~iew devel- o~ent plans and detBrm~e that thB mitigation m@asureS deseribed above are ineo"1""rat@d into the proje~ b@for@ approval of the plan. MONITORING PRCGRAK: (W-2) The GU..oy planninq Direeeor will review the landscaping plans to ..erify inclusion of ~he above lIIi~iqation.. The Planning Director will inspect the site after installation of landscaping and ccnfi=m that the aU.cigation has been .\mpl.......nted. The site ...ill be re~spectecl an an annllal basis for ~e. ye.ze co assure that there is a 15' survival rate of the landscape e.._. and that de.d trees aze :repla"ed a. Ilee......azy to achieve the 75.. lIU.....ival ..ate. HONlTOaING PROGRAM: (W-J) The Gilroy Planning Di..ector will review devel- opment plans and determine that the m~tigation measura. deseribed above are ~co"1""rated before approval of the plan. KONITORING PROG~: (VW-4) The Gil..oy Planning Director will review devel- opment plans and dece~ine that the mitiqation measures describ@d above are illcorporated b@fo..e approval of the plan. The G~lroy publie works Director will conduct periodLe illspection. of ehe grading operation eo ensu..e tbat the seasonal ripar~an habita~ desiqnatmd for prBs8rv.e~an is not diB~urbed 'by eonstruetion ac~ivities. HONITORING PROGRAM, (VW-$) The Monitoring proqram is ~ncluded in the Hiei~ 9atian Plan to ensure that ene si~e conditions :emain suitable fer California tiger salamander habitat. Site conditions that will be monitored include: breedinq pondS. upland hab~tat, salamander barriers and tunnels, and off-road vehicle fencing. This Monitoring Proqram will entail examination of the salamander habita~. as well a. monitoring the numbers of larval salamanders. In addition, the roads adjacent tc and within the prajec~ site will be mOn- ieored for dead salamand.r~. Specific monitarinq accivi~~es are deseribed en paqes 24 through JJ of Appendix~. An annual report ...Lll be prepared and submieeed to ehR ORpartmRnt of rish and Game for each year of monicorinq. The Gilroy Planninq Dir.etcr will review dBvelopmene plans and det@~ine that ~he mitiqation measures described above are incarporaeed before approval ot th.. plan. . . V~sual aad Aestbeties MONJ:'l:ORIKG PlICGRAH: (Vll.-ll 1:he G~lrcy Pl&llfti.nq Duector wUl r....i_ (under Desiqn Review) .~te desiqn, a..ehi~ectu..al plans, .nd landscap~nq plans ~o assu..e that ...isual impacts are adequately mitiqated, prior to issuanc~ of any '1rad~q or bu~ld~q pe""'it. MONJ:TO~NG P~OGRAM: (Vll.-Z) T~e G~lroy.Plann~9 Di..ecto.. w~ll rev~~ all proje~ lanc!scap~nq plans p..ior to :La8Uanee of any de.....lopaerl1: pe.m.i.ts. MONI'r01l.ING PROGlUUI: 1Vll.-3) 'rile Gilroy Planninq Dire~or will .......isw tb.. locat~cn of the propo.ed aceRBS reads and water tanka prior to ~h8 i8.aance of any development approvals. Dra....a'!!'.. aad Flood....'!!' MOIflTORIKG PlICGRAH: (DF-l.) ::the Gilroy Public wo..kll Depa=ment w~ll r.....:L_ and app..o...e the proposed project drainage plans for eompliance w~~h the City's drainaqe requirements, whic~ include the pro...ision far su..tace drainaq.. of each lo~ to the .~ee~, or a lito"", l~ne, or a ded~cated drainage channel that discha..qes to Ovas C..eelr.. MONITORING P~OGRAH: (DF-2) The City of Gilroy PUblie Marks Department will review .and approve the project d..ai.naqe plans befo..e the issuane. of improve- ment permits. Drainaqe plans w~ll be required to comply with the C~ty at Gilroy'S drainaqe eriter:La. The type and ~"nt of drainage ~pro......nts will b. evalua~ed as part of the project desiqn rev~ew process. HONITO~ING PROGRAM, (OF-3) The ci.ty of Gilroy Public Works Department will review and approve tile project drainaq. plans and qolf ccuzse irr~9at~on plan before the Lssuance of L=provement permita~ Drainaqe plans wil~ be required to cOlllply with the City of Gilroy's drainaqe criter~a. MONITO~ING PROGRAM. (DF-4) The applicant would be required to ccnt..ibute fees to a maintenance district as a canditign of project apprcval~ The City of Gilr~y Public Works would determine the additional expencitures assoc~ated ~i~h hi11.ide maint@nanee. and would th~n divide ~he proper a.S.B5m.n~ by ~he number of dwelling uni~s approved as par~ o~ ehe projecta Cal~~ral Resou~ces MONITO~ING PROGRAM: (ca-l) The Gil~oy Planning Director wi.ll revLew project plans and ver~ty ~hat the site design auoids exeava~ion in ~h@ area of arch- aeological sites. In areas wher& qradinq could affect archaeological re- sourees, the project qradinq permit will include a provision far . qllalified archeoloqieal ~onitQr and Native American Observer to be present durin9 ~h. e.~thmoving activieies on the arehaeoloqical site. The gradinq permit will incl~de a provision specifyinq that, in the event thAt cultural resources are dise~~bed. a sampl.. of the impacted resources will be recovered and recorded in aeeordanee with current p~ofessional arenaeologieal praetiees. MONITORING PROGRAM: (CR-2) The Gilroy Planning Oireetor will insure that the above mitigation measures are made a condition of davelopmen~ app~ovals. .....u .......,...... ..................... __ .. ....... . . ~pCl:c"~..~iall MOKITOIl.INlO PROGilM: d.v..~opaent approvals tollawinq ways: (T-l) Tbe Gluay Pl.....:i.>Ig' Direeto.. will r....i_ the to In....... ~Iaa~ ~hey provi.de for Idt:ic;a~.i.on in ...... at u.. 1) The mi.tiqatian is implemented. by lohe praje~ 'applicant l:>y the c"*"pletion of t:he last phase at deYelopment, or 2) The m.itiqat~on will. be illlpl_nted. toy calt..lUI8 0.. o~hez::s by the ICCIIIlpletioll of the last phase of davelopm8nt, or J) FIID~q for the IIlttiqat:~on is ~cluded. as pazt of a t..a:ff~e iJDp~ tee and Gilroy ..ill eanstruct iJIIJiIro...ement. by complet:ion of cormt:ruee.ioft of the la.t pha.e at the projecC. ~ MOKITOIl.ING PROGRAM: (T-2) d....elopmant: approvals and de"=~ec1 abo...e. The G~l=y Public Woru Direceor wi.ll ......i_ the ve..~fy tba~ they iAelode the miti.9a~On measare MONITORING PRCGtl.....J(: IT-3) 'the C:~lroy Dire~or of Public Wo..lcs will IIIlSure 'tl:lat the t..aff1c i.Jup.~ fee in effece ac 1:.he tiJlle of developaenc apprO'O'al is a condition of prajeee apprD9al. HQ1flTOIl.ING PROGilM: (T-4) The applicant ""'1I1d be requirecl to con=Uo=e fee. to a ...~tenan_ dis=ice a. a caftditlon of prajeet approval. The ~~y of Giuoy Publi.e woru _uld de1:e=i..ne the addi'tiona~ expen.Utar.. associated with nills~ae ma~n~.nanee, and would then divide the proper assassment by the nuraber of dwellinq units approved as part of the project_ lIalse MONITORING PROGRAM: (N-1) The Gilray_Plannin; Director will condition tseuanee of project building permits to 1:.he p..oject's ccmplianee with ~he ci~y" indoor and QutaQQr naise 18vel gu~d.l1ne.. MONITORING PROGRAM: (N-2) The Gil..oy Planning Di....ctor wi.ll review grading and ~uilQing permits to ensure chat they include the m1ti9a~ion measures descJ:'i.bed above_ Air'Qoal;;~y MONITO~ING-PKOGRAH: (AQ-l) The Say Area Air Quali~y Management Di.trict, tCge~her ~ich the State Depa~ment of Motor v_hiel... wi11 condition the iss~ance at vehicular registration r.n.~al. to ~he insp.c~ion and emi5sions ~..~tin9 of vehicle.. The city of Gilroy Depa~tment of Planning and the D.pa~tment of Pu~lic works will review ~he p~oject .ite plans and @fts~re ~n.t bikeways. pedestrian pathS. and faeilities providing access co public transit are included in the project. . . U~I ~V/........ ........L...o................ ......... KONITCRING PROGRAK: (l\Q-2) 'rhe Gil..oy 'Pub~.ic worl<8 Dizeetor w~ll rev i_ ....d approve dust cODtrol IDeas....s. as eondi~.i.ons of ths gradinq permit. To ensure that conil1:ruetion mi.tig~tion is iJIIpl.....n~ad, f.i.4a~ p=je~ approval ......ld be cond!.t!.ODed upon the reee.i.pt: of a sat~.factozy construction m!.tiga~!.on plan frc>al the developer /eont..a~=. Th.i.s plan would I spec~fy the methods ot ccn=l that w.ill be util.i.:ed. deIDCastrate thelava.i.labi~.ity of equ.ipment and per- sonnel, and .identify a respaDsible individual weo, can authorize add.i.tioDal measure.. if warranted. w.st_t.r 2:_._or. 'KONITCRING PRCG1UUI: (ilT-J.) The ~e.ign .",d ope~a-tion of wast......ter,1:Z'satment facil.ities and use of reclaLmed wastewater for ~....~qat.ion purposes is SUbject to th.. requ.u"",..nts of Title 22 of ~he ~California Adm.i.mst:rat!.ve Cad.. adain- ist..r..d by the Re9iona~ Water Quality cont..ol Soa..d. The Reqional Waor.eJ: oual.ity COntzol Board will review and approve.tbe design and operation plana far the w.st....ate.. t..eatment fac~J.ity, 'and reee.i.ve scheduled effluent maa!.~cr- ~q data to ens....e ccmplianee w.ith reelaimed wa8~~ateJ: qual.ity standards. 110NITORING PROG1UUt: (W'I'-2) The golf eourse .....enskeepe.. w~~l be r_pon.i.b~e fo.. mainta.in~ng proper ir..iqation pra~iess and ens..rinq that ~he qclf caur.s turf and landseaped area. .....e not overvat:ered. The qr....n.lte.per. wl..ll prepa..e an annual report summariz~ the aueees. in preventing the ru~off of exes.a Lrrigaticn ~ater~ The Dir.c~Qr o~ Pub~ie Works will review ~h~s annual report and periodically inspect the irrigation ope..ation. MONITORING PROGRAK: (W'I'-3) The,design and ..ire of the wastewater storaqe reservoirs w.ill be revi.....d and approved by the Gilroy Pub lie Works Direetor priQr to issuance at buildinq permits~ MONITORING PROGRAM: (wr-4) The design of the wastewater storage reservoir w~ll b@ .ubject to the review of ~be Cil:oy Public Works D~rec~or and ~be' Req10nal Water Qual.ity cont..ol Board offie1al. 110nito..in~ of qroundwater quality would be reviewed by the Regl..onal Water Qua~ity Control Board. MONITORING PROGRAK: (WT-S) The des.ign and construct~on of the sa~81lite wa.tew.eer treatment facility ~ill b@ reviewed by the Gilroy Public Wo:ks Director and Reqional ~ater Qual~ty COntral Board official. The was~ewa~er treatment plan~ will be required to meee curren~ ear~hquake safety criteria for a public facility. ,The final ~a.c~a~.r ~r.aemen~ miti9a~ion ~ill be sub;ect ~Q the ~eview and approval of the P~bl~c Work8 Department. A projec~ sewer mas~er plan ~ill be required and must be in &qrs.m@n~ with the City-wide Sanitary Sewer Masc.r Plan. The projeet sew.r mastsr plan must address phasing of the project sewer and be in CQnCQr~ wich the p~oject wa~er and aeorm drainaqe masear plan phasing. MONITORING PROGRAM: (WT-D) The Gilroy Public Works Dir..ctor will review and approve ehe plans far en. wastewater ermatmene faeiliey and associaeed Lev.. prior to i$suance of any building permies. . . S...,~ce. aDd Ut~~~.. KONITClIUNG ROGIll\K: ($U-l) ':he p..oposed ..ate.. sys~l!IIII wUl be ....quued 1:0 ......1: City of C~lrcy sea.adanls. The Gilroy .PulIl.I..c Wo..1uI tl1.r..ctor w~ll revaw and appro..... the de.ign of tbe water .y.t.... prior 1:0 is.uance of any ~rQ9em..nt apprevals. KOIl"I'l'ClUNG PROG'IlAJ(: (50-3) Th.. liil..oy city F1.re Chief wUl revi.ew the pzojeet plan. and confirm that adequate res1""nse times ean !HI achieved prior to 1.:1- . suing occupaney p8nai.ts. KONI'l'Cll%Hr. P!lOGllAH: ( SU-4) The Gllz.'oy P laJIAin9 Xl !.recta.. ..ill c:ondi tior. ap- proval of the project to the provision of adequate pol~ee p..otection to serve, the site. KONITCRIKG PRCGRAK' (SU-5) The Gilroy Planninq Director ..ill condition proj- ect appro...als to inel1:lde payment of the approprat:. school i.IlIpac:t fees. If the Gilroy Unified Sehool tliat~i~ determines that t:he p..ojec1: ..ill'~ct scheel. beyond the level offset by school tmpaet fees, the applicant shall. a. soan a. pos.ib~e (.nd b..fore is.uance of any buildinq pI_it:,,), negotiate wi.th the school Distz.'ict and the city and aq..ee to furnish funds and fae~l1ties that will fully lIl~t~qate such iIlIPacta. KONI'rORINC PROGllAH: (50-6) The Gil..oy Planning Director will condition ap- p..oval of the pz.'oject upon the dedication of app~~tely 964 acres to the city of G~l..oy far OpeD apaee u.e. 'rhe c~ty of G~lz.'OY ..ill a~so condition approval of the p..oject upon the payment of park fees. FUtu..e residents of the project will be requi..ed to pay County p..operey taxes, a portion of wh~ch ..~ll be distributed to the loeal par~ and library maintenance. ~ON.'1'OR.NG PROGRAM' (SU-7) The Gilroy Plannin9 Director will condition ap- proval gf the project ~a the prevision of adeqq.~e f~~e prc~ecticn ~o ~ervQ the site_ The appliean~ wogld be requi:ed to eQntribu~e fees tc a maintenance dist..ict as a cond1tion of project approval. ~CNITORING PROGRAM' (SU-8) The applicant may be requ~red to contribute fees to a maint.nanee distrie~ as a condition ot projecc approval~ The City cf cilroy Public Works would dRte~ine ~h. additicnal expendicures asscciacsd ~ith hillside maintenance, and would ~hen divide ~he proper assessment by ~h@ number of dwellinq units approved as par~ cf the prcj~ct. IRP J\J161l56,Q2 6J.(]9'104706O)2 -1- EXHIBIT Bl . . ADDENDUM TO THE FINAL SUBSEQUENT ENVIRONMENTAL IMP ACT REPORT FOR THE O'CONNELL RANCH This Addendum addresses revised panial mitigation measures and a change in the project eliminating the proposed construction of a Satellite Wastewater Reclamation Facility ("SWRF") in conjunction with tentative map application TM96-05 and architectural and site approval AlS 96-17 and is prepared pursuant to CEQA Guideline Section 15164. On October 26, 1992, the City Council of Gilroy adopted Resolution No, 92-79 which approved General Plan Amendment GPA 90-04 for the O'Connell Ranch project. In conjunction with the approval and as set forth in Res. 92-79, the City Council found that it had taken all actions required by CEQA for the project and made the findings required by Public Resources Code Section 21081 regarding project impacts and project alternatives. Because only partial mitigation could be provided for some significant effects, the Council also adopted a Statement of Overriding Considerations pursuant to CEQA Guideline 15093. The Council also adopted a mitigation/monitoring program pursuant to Public Resources Code Scction 21081.6, The EIR certified for the project expressly included all future discretionary approvals, including tentative map and architectural and site design, Subsequently, tentative map application TM 96.05 and architectural and site application AlS 96-17 have set forth more specific details of the project and caused the City to further review and refine the following mitigation measures imposed as partial mitigation for this project's impacts. I. Unavoidable Si nificant ffe ts on Land (V A-2) n Vis al and Ae th c In Res. 92-79, the City Council found that unavoidable significant effects on land use and on visual and aesthetic quality would likely result from this project in that the open space and visual character of the project site would change with the construction of homes and a golf course. In partial mitigation for these unavoidable impacts, the City Council adopted the foJlowing mitigation measures: LU-3 The project will be required to provide a minimum of two access points to the future Uvas Creek Preserve along the Filice property. The future visitors to the preserve, however, will be excluded from the adjacent golf course. V A.2 (in relevant part) potential visual impacts from Uvas Creek will be reduced . , . by the presence of a trail system on the south side of Uvas Creek, which is part of the Uvas Park Preserve trail system. Upon further consideration, the City Council finds that design standards and risk factors would require the City to construct a significant golf barrier/fence to protect the public utilizing the south side Uvas Creek trail from golf ball injury This barrier would constitute a new, adverse visual impact ofthe project. . . The City and applicant have considered alternative panial mitigation measures. It was agreed that a Class I trail project would be constructed by the applicant in lieu of the trail easement and two-point access. The applicant has agreed to Master Plan both the future south and nonh creekside Class I trail connections that will be needed at Santa Teresa Boulevard, and has offered to contribute towards the cost of the nonh creekside Class I trail connection and connect it downstream to the end of the existing nonh creekside Class I trail in Uvas Creek Park Preserve, (See the Class I trail connection plans and conditions called out on Sheet 13 of the AlS96-17 plan set.) Replacing partial mitigation measures LU-3 and V A-2, the following measure as partial mitigation and the accompanying mitigation/measuring program is adopted: Public Path. Agreement between the Developer and the City, The Developer shall pay the costs of Master Planning and constructing the Class I trail segment according to the City's specifications from the western terminus of the UvaS Creek Trail to Santa Teresa Boulevard, in lieu of providing a 35 foot Uvas Creek Trail easement with two access points along the Eagle Ridge frontage. The amount and form of payment shall be determined by the City Engineer. The Developer has agreed to Master Plan to the City's specifications both the future south and north creekside Class I trail connections that will be needed at Santa Teresa Boulevard, The Developer has agreed to pay the costs of the future north side Class I trail connection including the Santa Teresa Boulevard connection which will be connected to the existing Class I trail that terminates at Laurel Drive and Uvas Park Drive. The north side trail connection will be constructed by the City of Gilroy as part of the City of Gilroy's Uvas Creek Park Preserve. Phase II project. The south side Class I trail connection will be a future City improvement. The City of Gilroy will assume responsibility for easement and/or acquisition of property for the Class I trail connection, Mitigation/monitoring program: The above mitigation is a condition of TM96-05. The Gilroy City Engineer will require compliance prior to final map approval. In partial mitigation for unavoidable significant effects on land use, the City Council also adopted the following: LU-2 (in relevant part) .,. the City will require that a maintenancc district. land trust, endowment, or some other type of district be \RP.AlI68S8,02 ll3-0911~70lKl02 -2- . . established to ensure maintenance of the hillside open space areas on the project site, as a condition of project approval. The City has now determined that in order to control open space dedicated to the public, it will maintain or designate another agency to maintain the public open space. In partial mitigation, the fallowing mitigation measures and mitigation/monitoring plan are adopted: Prior to City acceptance of the public open space, the applicant shall work with the City to help resolve the issues of operation and maintenance of the, public opcn space, including thc possible nced for funding and relatcd options which may include, but are not limited to: a maintenance district, land trust, endowment or some other type of district acceptable to the City. The Developer shall establish a 30-foot wide fire easement on all "B" lots that back up to a hillside. Easements shall provide physical accessibility for fire fighting equipment such as trucks and crawler- type tractors, Provisions shall be made in the CC&Rs to install and maintain appropriate landscaping for fire zones and shall include. permanent irrigation by the Homeowners Association, Such improvements shall be subject to review and approval by the Fire Marshal. Mitigation/monitoring program: These measures are conditions of approval of TM96.05. The City Engineer shall approvc prior to approval of final map the disposition of maintenance of the public open space and the Fire Marshal shall review and approve the plans for fire fighting improvements prior to approval of final map. II. Potential Sil1:nificant Effects on Water Oualitv (WT -1 WT -5 and WT -6) In Res. 92-79, the City Council found that potential significant effects on groundwater contamination could likely result from the processing of sewage on-site in the Satellite Wastewater Reclamation Facility. In mitigation of impacts, the City Council adopted the following mitigation measures: WT _I The project will design and operate the wastewater treatment facility in a maMer that guarantees production of high quality effluent that conforms to Title 22 of the California Administrativc Code. Conformance with Title 22 will, thereby, ensure compliance with Order No. 85-82 which prohibits nitrate impacts on groundwater, WT -5 The SWRF has been designed to withstand natural disasters. The project would not be impacted by seismic events, since no faults, active or otherwise, are known to traverse the SWRF site. \RPJ\3168:i6.02 !ll.(lll1104706002 -3- . . --'- WT-6 The project will nutlgate potential flooding impacts by constructing a levee to the northeast of the reclamation plant to an elevation of 219 feet. This levee will adequately protect the SWRF from the 100 year flood. At the time that the Subsequent Final Environmental Impact Statement for the O'Connell Ranch WllS prepared, the capacity of the Gilroy-Morgan Hill Wastewater Treatment Plant was either being used or committed, which necessitated the need for the SWRF. Subsequently, a new wastewater plant was constructed and capacity has been made available. The project will now hook up to municipal Sewage service. This change precludes the need for the SWRF, and eliminates the impacts that would have been caused by that component of the project. Therefore, the aforementioned mitigation measures are no longer required by the City. The City finds that the use of an Addendum is appropriate because only a few minor changes in mitigation measureS are necessary and the conditions calling for a subsequent EIR pursuant to CEQA Guideline 15162 do not exist in that there are no new significant effects or substantial increases in the severity of previously identified significant effects or changed circumstances or major changes in the project or mitigation measures which impact the environment. In fact. the changes lessen or eliminate the potential for adverse environmental impacts. For example, the change to the project from an on-site package sewage treatment plant [0 connection with the new wastewater treatment plant eliminates several adverse, environmental impacts of the project, including the risk of nitrates leaching into the groundwater, the risk of contamination to UVa5 Creek in the event of a cataclysmic disaster to the SWRF, and any risk of flooding the SWRF in the event of a 100 year flood. Therefore, in light of the whole record and on the basis of all of the evidence before it, the City Council expressly finds that while the foregoing changes or additions are necessary, none of the conditions described in CEQA Guideline 15162 calling for preparation of a subsequent EIR have occurred. IRPJil168S8.02 sw.l110471l!1lJ02 .4- . ~ I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certifY that the attached Resolution No. 2000-66 is an original resolution, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the 2nd day of October, 2000, at which meeting a quorum was present. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Gilroy this 4th day of October, 2000, City lerk of the City of Gilroy (Seal)