2010-092 - Eir 15881 Linda AvenueRESOLUTION 2010-092
RESOLUTION OT+' THE TOWN COUNCIL OF THE TOWN OF LOS GATOS
CERTIFYING A FINAL ENVIRONMENTAL IMPACT REPORT AND MAKING.
CERTAIN FINDINGS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT IN CONNECTION WITH PD-08-004, 5-08-014 TO 5-08-020, AND EIR-
09-001 FORA PROJECT TO CONSTRUCT A SEVEN LOT SUBDIVISION LOCATED
AT 15881 LINDA AVENUE AND A PORTION OF 15950 STEPHENIE LANE
WHEREAS
A. The Applicant, Mission Way Partners, proposes to adjust a lot line between 1.5881
Linda Avenue and 15950 Stephenie Lane, subdivide the newly created parcel and construct
seven residences (the "Linda Court Residences Project"). The Linda Court Residences
Project includes Planned Development Application PD-08-004, .Architecture and Site
Applications 5-08-014 to 5-08-020., and Environmental Impact Report EIR-09-001.
B. A Notice of Preparation (NOP) of an Environmental Impact Report (EIR) for the
Linda Court Residences Project was issued on February 27, 2009.
C. A public scoping meeting was held on March 18, 2009 to receive comments
regarding the scope of issues to be addressed in the EIR;
D. A Draft Environmental Impact Report (Draft EIR) to analyze potential impacts
associated with the Linda Court Residences Project was prepared and issued for agency and
public review and comment on February 9, 2010 fora 45 day review period.
E. Pursuant to the California Environmental Quality Act and the implementing
Guidelines adopted therefore {"CEQA"), the Town prepared a Final Environmental Impact
Report (Final EIR), incorporating responses to comments on the DEIR which was issued on
July 22, 2010.
F. The Planning Commission held a duly noticed public hearing on August 11, 2010,
at which time the Commission considered the public testimony, the staff report prepared to
that meeting ("Staff Report"), and all other documentation related to the Linda Court
Residences Project, and recommended that the Town Council deny the Planned Development
..application and approve the Final EIR for the Linda Court Residences Project.
G. The Town Council held a duly noticed public hearing on September 7, 2010 at
which time the Town Council considered the public testimony, the .Staff Report, and all other
documentation related to the Linda Court Residences Project.
H. Public Resources Code §21081, subdivision (a), requires a public agency, before
approving a proj ect for which an EIR has been prepared and. certified, to adopt findings
specifying whether mitigation measures and, in some instances, project alternatives,
discussed in the EIR, have been adopted or rejected as infeasible.
I. The Town need not make findings rejecting alternatives described in the EIR if all
of the project's significant impacts will be avoided or substantially lessened by mitigation
measures which is the case with this project.
J. The Town Council, reflecting the advice of Town Staff, expert consultants, the
Planning Commission, and extensive input from the community, has expressed its intention
to approve the Linda Court Residences Project.
K. In talcing this course, the Town Council has acted consistent with the CEQA
mandate to loolc to project mitigations and/or alternatives as a means of lessening or avoiding
the environmental effects of projects as proposed.
L. All of the potentially significant environmental effects associated with the Linda
Court Residences Project, as approved, have been substantially lessened or avoided through
the inclusion of mitigation measures proposed in the Final EIR.
M. The Town Council in approving the project as proposed intends to adopt all
mitigation measures as set forth in the .Mitigation and Monitoring Program for the Linda
Court Residences Project (the "Program") which is attached to this Resolution as Exhibit
«A »
N. The Town Council recognizes the Town's obligation, pursuant to the .Public
Resources Code § 21081.6 subdivision (a), to ensure the monitoring of all adopted mitigation
measures necessary to .substantially lessen or avoid the significant effects of the project. Such
monitoring will occur pursuant to the adopted Program.
O. The location and custodian of the documents or other materials which constitute
the record of proceedings upon which the Town Council's decision is based is in the office of
the Town Clerk, 110 E. Main Street, Los Gatos, CA 95030.
RESOLVED:
1. The findings set forth herein .are made by the Town Council as the Town's
findings pursuant to CEQA relating to the Linda Court Residences Project. The findings
provide the written analysis and. conclusions of the Town Council regarding the Linda Court
Residences Project's environmental impacts, mitigation measures and alternatives to the
Linda Court Residences Project.
2. The Town Council finds that it reviewed and analyzed the Final EIR and other
information in the record and has considered the information contained therein, including the
written and oral comments received at the public meetings on the Final EIR, prior to acting
upon or approving the Final EIR, and that the Final EIR represents the independent judgment
of the Town.
3. The Mitigation and Monitoring Program for the Linda Court Residences Project
(the "Program") is attached to this Resolution as Exhibit "A" and is incorporated herein by
this reference and is .hereby adopted as part of this Resolution. The Program identifies
impacts of the Linda Court Residences Project and corresponding mitigation measures and
designates .responsibility for mitigation implementation and the agency responsible for the
monitoring action.
4. The Town Council does hereby adopt the mitigation measures in the Final EIR as
set forth or modified herein (including in the Program) as conditions approval of the Linda
Court Residences Project.
5. The findings made herein by the Town Council with respect to the significant
effects on the environment of the Linda Court Residences Project based on facts within the
administrative record as a whole, including in the Final EIR, with the stipulation that all
information in these findings is intended as a summary of the entire record supporting the
Final EIR. The Town received voluminous amounts of environmental and scientific material
from members of the public (including from project opponents) for its review and
consideration. The Town Council has considered and evaluated the .materials submitted and
finds that the materials contained in the administrative record constitute substantial evidence
that supports the Town Council's findings and its decision. Any mitigation measures and7or
alternatives that were suggested by persons or organizations commenting on the Draft EIR
and not adopted as part of the Final EIR are hereby expressly rejected for the reasons stated
in the responses to the comments set forth in the Final EIR and in the record.
6. Except as set forth below regarding significant adverse impacts, the Town
Council hereby incorporates herein .and adopts as part of this Resolution the summary and
descriptions in the Final EIR of effects found not to be significant and finds that those effects
are not significant.
7. An EIR must describe a range of reasonable alternatives to the Linda Court
Residences Project, or the location of the Linda Court Residences. Project, which would
feasibly obtain most of the basic objectives of the Linda Court Residences Project, but would
avoid or substantially lessen any of the significant environmental effects of the Linda Court
Residences Project, and evaluate the comparative merits of the alternatives.
8. An agency need not make findings rejecting alternatives described in the EIR as
infeasible if all of the project's significant impacts will be avoided or substantially lessened
by mitigation measures. See Laurel Heights Improvement Assn v. Regents of Univ. of Cal.
(1988) 47 Cad 376, 402; Mira Har Hobile Community v. City of Oceanside (2004) 119
CA4th 477.. In considering the alternatives discussed in the Final EIR, the Town Council
finds that the Linda Court Residences Project has been mitigated and redesigned so that all of
the Project's significant impacts have been reduced to ales-than-significant level with
mitigation.
9. Thus with respect to Linda Court Residences Project, although the Final EIR
identified the 6-lot Alternative as the environmentally superior alternative, the Town is not
required to find that such alternative is infeasible, since all significant .adverse effects of the
Linda Court Residences Project will be avoided or substantially lessened by mitigation
measures.
10. The Town Council has reviewed and evaluated the Linda Court Residences
Project Alternatives and finds that the Linda Court Residences Project Reduction of One Lot
Alternative and Reduction of Two Lots Alternative do not offer a better project in terms of
performance, compatibility, community benefits or environmental preservation.
11. The Town Council further finds that the Linda Court Residences Project meets
performance and compatibility standards, provides high quality architectural design, is of
compatible density with the surrounding neighborhood, and will add seven units to the
Town's housing stock.
12. The Town Council also considered evidence {but does not make a specific finding
on .this point) that the Modified Design with Reduction of One Lot alternative and the
Reduced Density with Reduction of Two Lots alternative would .reduce the number of lots
and thus result in the Applicant's inability to recover the significant financing made
necessary by the duration of the project (5 years) and would eliminate the economic viability
of the Linda Court Residences Project.
13. The Town Council finds that the alternatives identified in the EIR are not
preferable to the Project as approved with mitigations identified in the Final EIR. Following
is an analysis of the alternatives discussed in the EIR.
A) No Project Alternative. In this alternative, the Linda Court Residences
Project site would remain developed with the partially demolished house and unlawful
secondary dwelling unit in place and in the current use. This Project alternative would avoid
all the environmental impacts of the Project, but would not provide any of the benefits
associated with the Linda Court Residences Project. This No Project alternative would fail to
satisfy the following Project objectives:
i) The addition of seven (7) units to the Town's housing stock.
ii) The proposed riparian enhancement plan would not be implemented.
iii) Dedication of Ross Creek would not be made to the Town.
iv) Easement dedication of Ross Creek would nat be made to the Santa Clara
Valley Water District.
Based on the foregoing, the Town Council finds that the No Project alternative is not a
feasible alternative to the Linda Court Residences Project and that the Linda Court
Residences Project is preferable to this alternative.
B) Modified Design with Reduction of One Lot Alternative.. In this
alternative, either proposed Lot 1 or Lot 2 would be eliminated and the tentative map and
building footprints would be reconfigured so that two lots would be sited within the area
currently proposed for Lots 1 through 3. This alternative would result in six new lots and
homes. Although aesthetic and riparian project impacts were not determined to be significant,
under this alternative, the two reconfigured homesites could be located in a manner that
would increase the riparian setback buffer by an additional 5 feet to 10 feet adjacent to Lots 1
and 2 that would serve to eliminate the minor encroachment of a segment of the bioretention
facility in the riparian habitat and setback zones. The redesign could result in retention of
additional onsite trees, such as the oak at the outer edge of Lot 3 (#61) and oaks and other
trees near the driveway of Lot 1 (Trees #19-20). This alternative would achieve most .Project
objectives but would fail to satisfy the following Project objectives:
i) Development of seven single-family residences
This alternative would have the same potentially significant impacts as the Project, all of
which are mitigated to a level of insignificance by mitigations included in the EIR.
Although the EIR indicates that this alternative is environmentally superior to the Project
because of a slight lessening of two impacts, these impacts are in fact reduced to a level of
insignificance in the Project by mitigations incorporated into the project approvals. On
balance, the town council finds that the Linda Court Residences Project is preferable to this
alternative.
C) Reduced Density with Reduction of Two Lots Alternative. In this alternative,
two lots would be removed, and the tentative map and building footprints would be
reconfigured so that three lots would be sited within the area currently proposed for Lots 1
through 5. This alternative would result in an overall decrease in site density from about 3
units per acre to about 2.2 units per acre (based on gross acreage). Although aesthetic and
riparian project impacts were not determined to be significant, under this alternative, the
reconfigured homesites could be located in a manner that would increase the riparian
setback buffer by an additional 5 to 10 feet adjacent to Lots 1, 2 and 4, that would serve to
eliminate the minor encroachment of a segment of the bioretention facility in the riparian
habitat and setback zones. The redesign could result in retention of additional onsite trees
over the proposed project, such as the oak at the outer edge of Lot 3 (#61) and oaks and
other trees near the driveway of Lot 1 (Trees #19-20). However, this alternative would .not
result in substantial additional tree retention as no trees are located in the proposed Lot 4
and 5 site. area. The Reduction of Two Lots alternative would fail to satisfy the following
Project objectives:
i) Development of seven lots
This Alternative would have the same potentially significant impacts as the Project, all of
which are mitigated to a level of insignificance by mitigations included in the EIR. On
balance the Town Council finds that the Linda Court Residences Project is preferable to this
alternative.
14. The Final EIR identifies, potentially significant impacts that would result from the
Linda Court Residences Project if not mitigated. After review of the entire administrative
record,. including the Final EIR, the Staff Report, and the oral and written testimony and
evidence presented at public hearings, the Town Council finds, pursuant to Public Resources
Code Section 21081 (a) with respect to the potentially significant effects identified in the
Final EIR that the Linda Court Residences Project would have the following potentially
significant impacts on the environment: Biological Resources (Project construction could
result in disturbance to the dusky-footed woodrat, special status bat species, nesting birds
and tree removal), Hydrology and Water Quality (Project grading and construction could
inadvertently result in erosion and sedimentation to Ross Creek), Air Quality (Project
construction could result in dust and PM emissions), Geology and Soils (Project residences
would be subject to soil constraints without appropriate soil preparation and engineering
measures), and Noise (Project construction would result in temporary short-term noise).
Each of these potentially significant impacts will be mitigated to aless-than-significant level
by the imposition of the mitigation measures as described in the Mitigation and .Monitoring
Program for the Linda Court Residences Project: Thus, the Town Council finds that changes
or alterations have been required in, or incorporated into the Linda Court Residences Project
which, avoid or lessen to a less than significant level each and every environmental effect
identified in the Final EIR.
15. With respect to the Linda Court Residences Project as finally approved and
conditioned, the Town Council further finds as .follows:
A) The Linda Court Residences Project will preserve and enhance Ross
Creek as an open space amenity through provision of open space, creek
dedication to the Town, easement dedication to the Santa Clara Valley
Water District and riparian setbacks
B) The Linda Court Residences Project will restore Ross Creek to a more
natural state by removing invasive and non-native vegetation in
conformance with the Riparian Enhancement Plan prepared by H.T.
Harvey & Associates, dated June 200.8.
C) The riparian corridor has been surveyed and verified for accuracy by
the consulting biologist in consultation with the California Department of
Fish and Game. The Linda Court Residences Project will prohibit
development within the riparian area through dedications, easements and a
riparian corridor and setback buffer of approximately 30,485 square feet.
D) The Linda Court Residences Project landscape plans have been
reviewed by Town Staff, the environmental consultant and the Santa Clara
Valley Water District and have been found to be consistent with the
Guidelines and Standards for Land Uses Near Streams, and the Town
Council also so finds.
E) Conditions included in the Plarined Development Ordinance require the
CC&R's to provide monitoring of the transplanted trees for five years and
replacement per Town Code requirements for any tree that does not
survive.
F) The Linda Court Residences Project provides well developed
residential plans demonstrating excellence in architecture, quality of
materials and variety of layout and design
G) The Linda Court Residences Project provides homes that are architecturally
compatible with the mix and size of homes in the neighborhood. The Linda Court
Residences Project square footages and floor area ratios are appropriate for the
site. ranging in size from 2,450 square feet to 3,017 square feet, while homes in
the area range from 952 square feet to 3,493 square feet. The proposed lots are
compatible with lots in the neighborhood which range in size from 7,405 square
feet to 22,21.5 square feet while the proposed lots range from 7,885 square feet to
11,238 square feet. The proposed density of 3.66 units per acre is comparable to
the density of the existing neighborhood of 3.39 units per acre even without
taking the riparian corridor along properties on Rochin Terrace and Linda Avenue
into account.
H) The proposed project is consistent with the General Plan
I) Conditions included in the Planned Development Ordinance that require
easement and deed restrictions over the private street as part of the CC&Rs, are
reasonable and will guarantee these access rights in perpetuity, subject to the
control of regulatory agencies consistent with California Govt. Code Section
66478.4.
16. Based on the foregoing, the Town Council hereby certifies that the Final EIR has
been completed in compliance with CEQA, that the Final EIR was presented to the Town
Council as the final decision- making body, which reviewed and considered the information
contained in the Final EIR prior to approving the Linda Court Residences Project, and that
the Final EIR reflects the independent judgment of the Town of Los Gatos.
PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos,
California held on the 7t'' day of September, 2010, by the following vote:
COUNCIL MEMBERS:
AYES: Joe Pirzynski, Steve Rice, Mike Wasserman, Mayor Diane McNutt
NAYS: .Barbara Spector
ABSENT:
ABSTAIN:
SIGNED:
~~~~ ~G~~
MAYOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
ATTEST:
C ADMINISTRATOR OF THE TOWN OF LOS GATOS
LOS GATOS, CALIFORNIA
EXHIBIT A
MITIGATION AND MONITORING PROGRAM
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