HomeMy WebLinkAbout023-2013RESOLUTION NO. 23-2013
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE 2030
DANVILLE GENERAL PLAN AND SUSTAINASILITY ACTION PLAN AND
ADOPTING FINDINGS AND A STATEMENT OF OVERRIDING
CONSIDERATIONS
WHEREAS, the Town of Danville has prepared an update to its General Plan and has
prepared a Sustainability Action Plan as a companion document; and
WHEREAS, both the General Plan Update and the Sustainability Action Plan are
defined as "projects" under CEQA and are therefore subject to environmental review;
and
WHEREAS, the Town of Danville determined that an Environmental Impact Report
(EIR) would be required for the project; and
WHEREAS, the Town of Danville prepared and circulated a Notice of Preparation on
May 3, 2011 for a 30 -day review period ending on June 8, 2011; and
WHEREAS, the Town of Danville held a publicly noticed scoping session on the 2030
General Plan Environmental Impact Report on May 10, 2011; and
WHEREAS, the Town of Danville subsequently completed a Draft Environmental
Impact Report in accordance with State law; and
WHEREAS, on October 11, 2012, the Draft Environmental Impact Report was released
by the Town of Danville to the public and local and State agencies for review; and
WHEREAS, a public notice was published in the Contra Costa Times, followed by a
review period ending on December 5, 2012, which exceeded the State - mandated 45 -day
period for commenting on the Draft EIR; and
WHEREAS, post cards were mailed to more than 16,500 addresses advertising a public
hearing on the Draft EIR which occurred on November 27, 2012; and
WHEREAS, public comment was received by the Planning Commission at that hearing,
and at subsequent hearings on the Draft 2030 General Plan (2030 Plan) and the Draft
Sustainability Action Plan on December 11, 2012, January 8, January 22, and February
12, 2013; and
WHEREAS, the Planning Commission forwarded a recommendation to the Town
Council to adopt, with modifications, the Draft 2030 General Plan and the Draft
Sustainability Action Plan and to certify the Final EIR; and
WHEREAS, the Town Council held a public hearing on March 5, 2013, to receive public
comment regarding the Draft 2030 General Plan, the Draft Sustainability Action Plan
and the Final EIR; and
WHEREAS, at that meeting the Town Council provided direction to make additional
changes to the Draft 2030 General Plan and Draft Sustainability Action Plan; and
WHEREAS, Town staff has incorporated those proposed changes into revised plans,
both of which were made available to the public for review on March 12, 2013; and
WHEREAS, the Town Council continued its public hearing on March 19, 2013, at which
time it received additional public comment regarding the revised draft 2030 General
Plan and the revised draft Sustainability Action Plan and the Final EIR; and
WHEREAS, the Town Council reviewed and considered the information contained in
the Draft and Final EIRs and the testimony presented at public hearings; and
WHEREAS, the Town Council found the Final EIR to reflect the independent judgment
and analysis of the Town of Danville; and
WHEREAS, the Town Council found the Final EIR provided specific economic, legal,
social, technological, and other considerations with necessary supporting
documentation as to why there were not feasible mitigation measures or alternatives to
reduce those impacts identified as significant and unavoidable to a less than significant
level; and
WHEREAS, the Town Council found that the recommended revisions to the 2030 Plan
as a result of the public hearings and Council direction will not create new
environmental impacts, and will not result in more intensive impacts on the
environment than what was analyzed in the Draft EIR; and
WHEREAS, prior to taking action, the Town Council has heard and been presented
with, reviewed, heard, and considered all of the information and data in the
administrative record, including the Draft EIR, the Final EIR, the revised 2030 General
Plan and Sustainability Action Plan and other documentation related to the project; and
WHEREAS, the 2030 Plan and Sustainability Action Plan cannot be approved unless a
Statement of Overriding Considerations is adopted which evaluates the benefits of the
proposed plan against its unavoidable impacts; and
PAGE 2 OF RESOLUTION NO. 23-2013
WHEREAS, the provisions of CEQA and the State CEQA Guidelines have been met,
and the Final EIR, Findings, and Statement of Overriding Considerations have been
prepared and are sufficiently detailed so that all of the potential significant effects of the
project on the environment and measures necessary to avoid or substantially mitigate
those effects have been evaluated; and
WHEREAS, the Findings and Statement of Overriding Considerations are attached to
this Resolution as Exhibit 1; now, therefore, it be
RESOLVED by the Danville Town Council that:
Section 1. The Town Council hereby finds that the Final EIR has identified and
discussed significant effects that will occur as a result of the Danville 2030 General Plan
and Sustainability Action Plan, as revised.
Section 2. The Town Council declares that it has made a reasonable and good faith
effort to eliminate or substantially mitigate, through adoption of all feasible mitigation
measures, all potential impacts that may result from the Project.
Section 3. The Town Council concurs with the Statement of Overriding Considerations
in Exhibit 1 attached to this Resolution and incorporated herein by this reference and
adopts the Statement as well as the Findings that the benefits of the 2030 Plan and the
Sustainability Action Plan will outweigh those adverse environmental impacts that are
not reduced to a less than significant level. The Town Council also finds that there are
no additional feasible alternatives or mitigation measures within its powers that would
substantially lessen or avoid any significant effects that the 2030 Plan or the
Sustainability Action Plan would have on the environment.
Section 4. The Town Council certifies the Final EIR for the 2030 Plan and the
Sustainability Action Plan, including the October 2012 Public Review Draft EIR and the
February 2013 Final EIR.
Section 5. The Town Council authorizes that a Notice of Determination shall be filed
within five working days of approval of the project.
PAGE 3 OF RESOLUTION NO. 23-2013
APPROVED by the Danville Town Council at a regular meeting on
INJOAMOH Z by the following vote:
AYES: Arnerich, Storer, Doyle, Mor
NOES: None
ABSTAINED: None
ABSENT: None
APPROVED AS TO FORM:
CITY ATTORNEY
PAGE 4 OF RESOLUTION NO. 23-2013
1V1EV I Vlk
Exhibit 1
TABLE OF CONTENTS
SECTION I. TOWN OF DANVILLE 2030 GENERAL PLAN AND REVISED SUSTAINABILITY
ACTION PLAN EIR CEQA STATEMENT OF FINDINGS
1.0 Introduction ................................................................................................................................................... ............................I -1
2.0 Purpose and Background ............................................................................................................................. ............................I -3
3.0 General Findings ........................................................................................................................................... ............................I -6
4.0 Findings Regarding Less - Than - Significant Impacts .......................................................................... ............................... I -10
5.0 Findings Regarding Significant Unavoidable Impacts ...................................................................... ............................... I -10
6.0 Findings Related to Cumulative Impacts ........................................................................................... ............................... I -14
7.0 Findings Regarding Monitoring of Mitigation Measures ................................................................. ............................... I -14
8.0 Findings Regarding Alternatives ............................................................................................................... ...........................I -14
9.0 Growth- Inducing Impacts ..................................................................................................................... ............................... I -18
SECTION II. TOWN OF DANVILLE 2030 GENERAL PLAN AND REVISED SUSTAINABILITY AC-
TION PLAN CEQA STATEMENT OF OVERRIDING CONSIDERATIONS
1.0 Statement of Overriding Considerations ................................................................................................ ...........................II -1
This page has been intentionally left blank.
SECTION I
TOWN OF DANVILLE 2030 GENERAL PLAN AND REVISED SUSTAINABILITY ACTION PLAN EIR
STATEMENT OF FINDINGS
1.0 INTRODUCTION
Section 1.1 of this document provides a description of CEQA Statute regarding findings related to a project. Section 1.2
provides a description of the public review process that has lead decision makers to their conclusions regarding this pro-
posed 2030 General Plan and Revised Sustainability Action Plan (SAP). Section 2.0 presents the purpose and back-
ground of the project, including a Project Description to familiarize the reader with the 2030 General Plan and SAP, and
to provide the context upon which these Findings are based. Section 3.0 of this document presents the substantiation
for certification of the Final FIR. The Findings in Section 4.0 relate to those impacts that have been determined to be
less than significant. Section 5.0 contains Findings for impacts that are considered significant and unavoidable. Section
6.0 contains the Findings for cumulative impacts and Section 7.0 contains Findings regarding monitoring of mitigation
measures. Section 8.0 contains Findings regarding the alternatives to the proposed 2030 General Plan and SAP. Section
9.0 contains Findings for growth - inducing impacts. The Statement of Overriding Considerations in contained in Section
II of this document.
1.1 California Environmental Quality Act
The California Environmental Quality Act ( "CEQA ") (Public Resources Code §21000- 21177) and the State CEQA
Guidelines (Cal. Code of Regulations, Title 14, §15000- 15387) require that specific findings be made if a lead agency
decides to approve a project which will have significant impacts. §21081 of the California Public Resources Code states:
[N]o public agency shall approve or carry out a project for which an Environmental Impact Report has been cer-
tified which identifies one or more significant effects on the environment that would occur if the project is ap-
proved or carried out unless both of the following occur:
(a) The public agency makes one, or more, of the following findings with respect to each significant effect:
(1) Changes or alterations have been required in, or incorporated into, the project which mitigate or
avoid the significant effects on the environment.
(2) Those changes or alterations are within the responsibility and jurisdiction of another public agency
and have been, or can and should be, adopted by that other agency.
(3) Specific economic, legal, social, technological, or other considerations. Including considerations for
the provision of employment opportunities for highly trained workers, make infeasible the mitiga-
tion measures or alternatives identified in the environmental impact report.
(b) With respect to significant effects which were subject to a finding under paragraph (3) of subdivision (a),
the public agency finds that specific overriding economic, legal, social, technological, or other benefits of
the project outweigh the significant effects on the environment.
The Environmental Impact Report ( "EIR ") for the Town of Danville 2030 General Plan and SAP (State Clearinghouse
No. 1999062060) identifies significant or potentially significant environmental impacts which, prior to mitigation as well
as after mitigation implementation, may occur as a result of implementation of the Town of Danville 2030 General Plan
( "General Plan ") and SAP. Thus, in accordance with the provisions of CEQA Statute and the State CEQA Guidelines,
the Town of Danville, as the "lead agency" hereby adopts these Findings.
The Planning Center I DC &1? 'Town of Danville 2030 Gcneral Plan and Sustainability \ction Plan
I -1 Findings of Fact and Statement of Overriding Considerations
1.2 Environmental Review Process
In conformance with CEQA Statute and the State CEQA Guidelines, the Town of Danville prepared an environmental
review of the proposed 2030 General Plan and SAP. The environmental review process has included the following:
♦ Scoping Process:
The Town of Danville prepared a Notice of Preparation (NOP) for the proposed CEQA Project in accordance
with §15082 of the CEQA Guidelines. The NOP was distributed for public review on May 3, 2011. Environmental
issues raised by comments received in response to the NOP during its 30 -day public review period were considered
for inclusion in the Draft EIR. Public and agency comments received on the NOP were reviewed and incorporated
into the Draft EIR.
Pursuant to §15060(C) of the CEQA Guidelines, and §21083.8 of the State CEQA Statute, the Town of Danville
proceeded with preparation of an EIR. The Draft EIR addressed environmental impacts in the following categories:
♦ Aesthetics
♦ Agricultural and Forest Resources
♦ Air Quality
♦ Biological Resources
♦ Cultural Resources
♦ Geology, Soils, and TNIineral Resources
♦ Greenhouse Gas Emissions
♦ Hazards and Hazardous Materials
♦ Hydrology and Water Quality
♦ Land Use
♦ Noise
♦ Population and Housing
♦ Public Services
♦ Traffic and Transportation
♦ Utilities and Infrastructure
Preparation of a Draft EIR by the Town of Danville:
The Draft EIR was distributed to Responsible Agencies, other affected agencies, and interested parties. The Notice
of Completion (NOC) of the Draft EIR was distributed as required by CEQA, including publication of notice in
the San Ramon Malley Times on October 22, 2012. An extended public review period commenced on October 11,
2012 and the formal CEQA- mandated 45 -day public review period concluded on December 5, 2012. During the
public review period, the Draft EIR, including appendices, was made available and circulated for public review.
Public Hearings on the Draft 2030 General Plan and EIR:
A public hearing was held by the Town of Danville Planning Commission on November 27, 2012 to receive public
comment on the Draft EIR. The lead agency responded to all questions submitted verbally or in writing in the Fi-
nal EIR.
♦ Preparation of the Final EIR:
Pursuant to Public Resources Code §21092.5, the Town prepared the Final EIR in response to comments on the
Draft EIR. The Final EIR contains the following: refinements and clarifications to the Draft EIR; written com-
ments received on the Draft EIR; responses to those comments; and testimony presented to the Planning Commis-
sion and responses thereto. The Final EIR was issued on February 8, 2012.
The Planning Center I 1)cm Town of Danville 2030 General Plan and Sustainability .Action Plan
I -2 Findings of Fact and Statement of Overriding Considerations
2.0 PURPOSE AND BACKGROUND
2.1 Description of the Project
These findings relate to the project, the Town of Danville 2030 General Plan and Revised Sustainability action Plan
(SAP). The project includes all of the Town of Danville within the town limits and land within both its Sphere of Influ-
ence (SOI) and Planning area Boundary.
The Town of Danville is an 18- square -mile community located in the southwestern area of Contra Costa County com-
monly referred to as the San Ramon Valley. Danville is nestled at the eastern edge of the East Bay Hills, approximately
28 miles east of the Pacific Ocean and 22 miles east of San Francisco.
The Draft 2030 General Plan is the basis for the Town's land use and development policy, representing the basic com-
munity values, ideals, and aspirations governing development and conservation in Danville through the year 2030. The
Draft 2030 General Plan addresses all aspects of development, including land use, community character, transportation,
housing, public facilities, infrastructure, parks and open space, among other topics. The Revised Sustainability Action
Plan focuses on policies which would help the Town achieve its State - mandated greenhouse gas reduction targets, as
well as improve the Town's overall sustainability in regard to reduced use of energy, water, and other resources, as well
as reduced generation of waste.
California Government Code 565300 requires the General Plan to be comprehensive and internally consistent. The
General Plan must provide long -term guidance for the community. The General Plan must address all issues specified
by State law and can be organized in a way that is most appropriate for the Town of Danville.
The proposed Draft 2030 General Plan carries forward the majority of Danville's existing 2010 General Plan and also
incorporates the following: the Revised Sustainability Action Plan to guide the Town's efforts to meet State - mandated
greenhouse gas emissions targets and enhance the overall environmental stewardship of the Danville community; and
the redesignation of parcels for the provision of new and affordable housing, commensurate with the housing needs
determined in Danville's Regional Housing Needs allocation (RHNA).
It should be noted that the Draft 2030 General Plan proposes few changes to the land use designations as specified in
the 2010 General Plan and subsequent amendments thereto. The 2030 General Plan goals, policies, and actions address
buildout conditions within the Town and aim to accommodate anticipated population growth. According to the 2010
U.S. Census, there are approximately 42,039 residents currently located within the Town of Danville.
The overall objectives of the Danville Draft 2030 General Plan and SAP are to:
♦ Maintain and reinforce the small town way of life enjoyed by Danville residents, and to preserve the present aesthet-
ics and other community qualities,
♦ Protect the quality of life within existing development areas of the community,
♦ allow orderly and appropriate growth coupled with the maintenance of high - quality public facilities and services,
♦ kchieve harmony between Danville's development and its physical setting by protecting natural resources, avoiding
development of hazardous areas, and preserving critical open space areas, and
♦ Facilitate the development of a variety of housing types in a manner that is consistent with State law and addressing
regional housing needs.
Since publication of the original Draft 2030 General Plan and original Draft SAP in October 2012, the Danville Planning
Commission and the Danville Town Council have held multiple public hearings on the adoption of these planning doc-
The Planning Center I DC &F. Town of Danville 2030 General Plan and Sustainability Action Plan
I -3 Findings of Fact and Statement of Overriding Considerations
uments and the certification of the associated EIR. Partly in response to substantial input received during overwhelming
public participation in these hearings, the Planning Commission and the Town Council directed Town staff to revise the
Draft 2030 General Plan and Draft SAP to respond to feedback from citizens, and thereby better reflect the community
values of Danville. Revisions of note to the Draft 2030 General Plan include changes to the list of sites which would
undergo land -use redesignations for higher- density housing. Revisions of note to the Draft SAP include removal of
quantified local greenhouse gas (GHG) reduction measures, due both to the afore mentioned changes in the Draft 2030
General Plan, as well as removal of mandatory local GHG reduction measures. None of these changes would result in
new impacts or increases in the severity of previously identified impacts, therefore there are no changes to the conclu-
sions of the EIR. For each cumulative and /or significant and unavoidable impact originally found by the EIR, these
findings offer additional discussion of why these recent changes would not worsen identified impacts. Additionally, these
revisions result in a Draft 2030 General Plan which, in certain limited respects, bears increased similarity to one of the
alternatives discussed in the Draft EIR; however the Draft 2030 General Plan, as now proposed, remains the environ-
mentally superior alternative. Additional discussion of this matter is provided in Section 8.0, Findings Regarding Alter-
natives.
2.2 Purpose of the EIR
Pursuant to CEQA, Public Resources Code sections 21000 et seq., and the CEQA Guidelines, California Code of Regu-
lations, Title 14, §15000 et seq., (collectively, "CEQA "), the lead agency prepared an EIR for the 2030 General Plan and
SAP to analyze their potential environmental effects. The Draft EIR was circulated for public review for an extended
period beginning October 11, 2012, with the formal 45 -day, CEQA- mandated public review period ending on Decem-
ber 5, 2012. Responses to comments were prepared and are contained in the Final EIR. The Town of Danville is the
CEQA "lead agency" for the 2030 General Plan and SAP. The EIR was prepared by The Planning Center I DC &E for
the Town of Danville.
2.3 The Use of a Program EIR
The CEQA Guidelines identify several types of EIRs, each applicable to different project circumstances. This EIR has
been prepared as a Program EIR pursuant to CEQA Guidelines X15168 to accommodate a complete analysis of all of
the components of the 2030 General Plan and SAP.
A Program EIR is an EIR that may be prepared on a series of actions that can be characterized as one large project and
are related in one of the following ways:
a) Geographically;
b) As logical parts in the chain of contemplated actions;
c) In connection with issuance of rules, regulations, plans, or other general criteria to govern the conduct of a
continuing program; or
d) As individual activities carried out under the same authorizing statutory or regulatory authority and having gen-
erally similar environmental effects which can be mitigated in a similar way.
A Program FIR enables the lead agency to consider broad environmental implications of development at an early stage
in the process, sometimes when the project is still at a conceptual level, recognizing that a series of actions will occur
prior to development. Because they are prepared relatively early on, Program EIRs allow greater flexibility in dealing
with overall development options, basic environmental issues, and cumulative impacts.
The Planning Center I DC &l "Town of Danville 2030 General Plan and Sustainabdity Action Plan
I -4 Findings of Fact and Statement of Overriding Considerations
The Program FIR identifies and mitigates the effects of the overall program of development to the extent that they are
known at this time. The lead agency incorporates feasible mitigation measures developed in the Program EIR into sub-
sequent actions to implement the program. Requests for approval of subsequent entitlements in the program must be
examined in light of the Program EIR to determine whether additional environmental review must be conducted. If the
agency finds that pursuant to CEQA Guidelines §15162, no new effects could occur and no new mitigation is required,
the agency can approve the activity as being within the scope of the Program EIR. However, if a later activity would
have effects that were not examined in the Program EIR, additional environmental review would need to be conducted
and additional opportunities for public review provided as appropriate under CEQA. Additional environmental review
is required for subsequent discretionary approvals requested of the lead agency to implement the program, if, pursuant
to §15162 of the CEQA Guidelines, the following circumstances occur:
a) Substantial changes are proposed to the project description;
b) Substantial changes occur with respect to the circumstances under which the project is undertaken (such as
new regulatory requirements adopted relevant to the project); or
c) New information of substantial importance, which was not known and could not have been known with the
exercise of reasonable diligence at the time the previous EIR was certified, identifies new or more severe im-
pacts from those identified in the program EIR or if new mitigation measures can be identified to offset im-
pacts of the project.
2.4 Description of the Record
For purposes of CEQA and these findings, the record before the Town includes, without limitation, the following:
1) The NOP;
2) The Draft EIR and all appendices to the Draft EIR;
3) The Final EIR and all appendices to the Final EIR;
4) All notices required by CEQA, staff reports, and presentation materials related to the 2030 General Plan and
SAP;
5) All studies conducted for the 2030 General Plan and SAP which are contained in, or referenced by, staff re-
ports, the Draft EIR, or the Final EIR;
6) All public reports and documents related to the 2030 General Plan and SAP prepared for the Town and other
agencies;
7) All documentary and oral evidence received and reviewed at public hearings and workshops and all transcripts
and minutes of those hearings related to the 2030 General Plan, the SAP, the Draft EIR, and the Final EIR;
8) For documentary and informational purposes, all locally- adopted land -use plans and ordinances, including,
without limitation, specific plans and ordinances, master plans together with environmental review documents,
findings,. mitigation monitoring programs and other documentation relevant to planned growth in the area; and
9) Any additional items not included above, if they are required by law.
The Planning Center I DCM Town of Danville 2030 General Plan and Sustainability Action Plan
I -5 Findings of l�act and Statement of Overriding Considerations
2.5 Discretionary Actions
The discretionary action for the proposed project involves the following approval by the Danville Town Council:
1) Certification of the EIR for the Draft 2030 General Plan and Revised Sustainability Action Plan
2) Adoption of the 2030 General Plan and Revised Sustainability Action Plan.
These findings are made by the Town pursuant to §15091 of the CEQA Guidelines. The Town is also adopting a
"Statement of Overriding Considerations" pursuant to X15093 of the CEQA Guidelines.
3.0 GENERAL FINDINGS
3.1 Terminology of Findings
CEQA Guidelines §15091 requires that, for each significant environmental effect identified in an EIR for a proposed
project, the approving agency must issue a written finding reaching one or more of three allowable conclusions. The
first is that "[ c]hanges or alterations have been required in, or incorporated into, the project which avoid or substantially
lessen the significant environmental effect as identified in the [Final] EIR." The second potential finding is that "[s]uch
changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making
the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agen-
cy." The third permissible conclusion is that "[s]pecific economic, social, or other considerations make infeasible the
mitigation measures or project alternatives identified in the final EIR."
For purposes of these findings, the term "mitigation measures" shall constitute the "changes or alterations" discussed
above. The term "avoid or substantially lessen" will refer to the effectiveness of one or more of the mitigation measures
or alternatives to reduce an otherwise significant environmental effect to a less- than - significant level.
In the process of adopting any mitigation, the Town would also make decisions on whether each mitigation measure
proposed in the Draft EIR is feasible or infeasible. Pursuant to the CEQA Guidelines, "feasible means capable of being
accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental,
legal, social, and technological factors." (CEQA Guidelines, §15364.) When the Town finds a measure is not feasible,
evidence for its decision will be provided. However, in the case of the Danville's 2030 General Plan and SAP, the plans
are almost entirely self - mitigating; no additional mitigations were available or feasible for the significant impacts that
were found by the Draft EIR to result from the project. Therefore, the Town will not be adopting any separate mitiga-
tion measures and there are thus no discrete mitigation measures for the Town to analyze.
3.2 Certification of Final Environmental Impact Report and Adoption of Findings
On March 19, 2013, the Town Council of the Town of Danville certified the Environmental Impact Report (SCH No.
1999062060) (the "EIR ") for the 2030 General Plan ( "General Plan ") and Revised Sustainability Action Plan (SAP)
(Resolution No. 23- 2013). Based upon the substantial evidence in the record, the Town of Danville finds and declares as
stated herein.
3.3 The Town of Danville is the "lead agency" for the Plan evaluated in the EIR. The Danville Town Council con-
curs with the Planning Commission recommendations and supports the findings by the Town of Danville that
the EIR has been prepared in compliance with CEQA Statute and the State CEQA Guidelines.
3.4 The EIR evaluates the following environmental issues:
"The Planning Center ( DC &t; Town of Danville 2030 General Plan and Sustainability ,lction Plan
I -6 bindings of [ and Statement of Overriding Considerations
♦ Aesthetics
♦ Agricultural and Forest Resources
♦ Air Quality
♦ Biological Resources
♦ Cultural Resources
♦ Geology, Soils, and Mineral Resources
♦ Greenhouse Gas Emissions
♦ Hazards and Hazardous Materials
♦ Hydrology and Water Quality
♦ Land Use
♦ Noise
♦ Population and Housing
♦ Public Services
♦ Traffic and Transportation
♦ Utilities and Infrastructure
The EIR considered the significant and unavoidable environmental effects, if any, as well as cumulative impacts
in each of these environmental issue areas in Chapter 4 of the Draft EIR. Additionally, the Draft EIR consid-
ered the following issues in separate sections: Significant Unavoidable Impacts; Alternatives to the 2030 General
Plan; Growth - Inducing Effects as a result of the 2030 General Plan; and Significant Irreversible Changes as a re-
sult of the 2030 General Plan.
The cumulative impacts of the 2030 General Plan and other past, present, and reasonably foreseeable future pro-
jects were considered in the EIR as required by CEQA (Public Resources Code §21083) and the State CEQA
Guidelines (Cal. Code of Regulations, Title 14, §15130). The cumulative analysis at the end of each section in
Chapter 4 of the Draft EIR includes an analysis of future environmental conditions in the Town of Danville and
surrounding areas to the extent required in order to determine the significance of the Plan's incremental contribu-
tion to cumulative impacts.
The cumulative impacts analysis in each section of Chapter 4 in the EIR concluded that all cumulative impacts re-
sulting from implementation of the proposed General Plan and SAP would be less than significant, with two ex-
ceptions in the areas of air quality and traffic. These impacts, Impact AQ -CUM -1 and TRANS -1, are discussed in
Sections 5.0 and 6.0 of this document.
3.5 The Danville Town Council finds that the Draft EIR and Final EIR provide objective information to assist the
Town's decision - makers and the public -at -large in their consideration of the environmental consequences of the
proposed 2030 General Plan and Revised Sustainability Action Plan. The public review period provided all inter-
ested jurisdictions, agencies, private organizations, and individuals the opportunity to submit comments regarding
the Draft EIR. The Final EIR was prepared after the public review period and responds to comments made dur-
ing the public review period (October 11, 2012 through December 5, 2012), as well as those made at, or prior to
the noticed public meetings and /or public hearings on the issues relevant to the Draft EIR. The Final EIR also
includes a summary of the oral and written comments made prior to the Planning Commission Public Hearing
and responses to those comments.
The Danville Town Council finds that the "Town evaluated comments on environmental issues received from
persons who reviewed the Draft EIR. In accordance with CEQA Statute, the Town prepared written responses
describing the disposition of significant environmental issues raised. The Final EIR provides adequate, good faith,
and reasoned responses to the comments received by the Town. The Town has reviewed the comments received
and responses thereto and has determined that neither the comments received nor the responses to such com-
ments add significant new information regarding environmental impacts to the Draft EIR, consistent with Public
The Planning Ccntcr 1 DC &F. Town of Danville 2030 General Plan and Sustainability Action Plan
I -7 findings of I and Statement of Overriding Considerations
Resources Code 521092.1 and CEQA Guidelines X15088.5. Specifically, changes resulting from comments made
on the Draft EIR do not result in the following:
1. A significant new environmental impact that would result from the 2030 General Plan or an adopted
mitigation measure;
2. A substantial increase in the severity of an environmental impact that is not reduced to a level of less
than significant by adopted mitigation measures;
3. A feasible Project alternative or mitigation measure not adopted that is considerably different from oth-
ers analyzed in the Draft EIR that would clearly lessen the significant environmental impacts of the
2030 General Plan; or
4. Information that indicates that the public was deprived of a meaningful opportunity to review and
comment on the Draft EIR.
The Town of Danville's decision - makers have based their recommendation on full appraisal of all viewpoints, in-
cluding all comments received up to the date of adoption of these Findings, concerning the environmental im-
pacts identified and analyzed in the EIR.
3.6 These findings are based upon substantial evidence in the entire record before the Town as described in Section
2.4.
The references to the Draft EIR and Final EIR set forth in these findings are for ease of reference and are not
intended to provide an exhaustive list of the evidence relied upon for these findings.
3.7 These Findings reflect the Danville Town Council's final recommendation regarding the significance of impacts
of the proposed 2030 General Plan and SAP as approved by the Danville Town Council.
3.8 The Danville Town Council certifies that it has independently reviewed and analyzed the Draft EIR and that the
Town circulated a Draft EIR which reflected its independent judgment.
3.9 The Danville Town Council certifies that the Final EIR reflects the independent judgment of the lead agency,
identified as the Town, as well as the Danville Town Council.
3.10 CEQA defines the term "project" as the whole of an action or "activity which is being approved and which may
be subject to several discretionary approvals by governmental agencies." Accordingly, the Danville Town Council
has certified the EIR and the Danville Town Council is approving and adopting Findings for the entirety of the
actions described in these Findings and in the EIR as comprising the Project.
It is contemplated that there may be a variety of discretionary actions undertaken by other State and local agen-
cies (who might be referred to as "responsible agencies" under CEQA), concerning the Project, including without
limitation:
♦ California Department of Fish and Wildlife (CDFG)
♦ California Environmental Protection Agency (Cal EPA)
♦ Federal Emergency Management Agency (FEINF-�)
♦ State of California Office of Planning and Research (OPR)
♦ State Department of Health, Toxic Substances Control Division (DTSC)
♦ California Department of Transportation (Caltrans)
♦ California Regional Water Quality Control Board (RWQCB)
♦ Bay Area Air Quality Management District (BAAQMD)
The Planning Center I DC &I Town of Danville 2030 General Plan and Sustainability ckction Plan
I -8 findings of Fact and Statement of Overriding Considerations
♦ U.S. Army Corps of Engineers (1COE)
♦ U.S. Fish and Wildlife Service (USFWS)
Other agencies, organizations, and /or special interest groups not formally identified as a responsible agency, but
otherwise anticipated to be participants in the local review process for the 2030 General Plan and SAP include:
♦ East Bay Municipal Utilities District (EBIND)
♦ Contra Costa County Flood Control and Water Conservation District (CCCFWCD)
♦ Central Contra Costa Solid Waste Authority (CCCSWA)
♦ Central Contra Costa Sanitary District (CCCSD)
♦ Pacific Gas and Electric Company (PG &E)
♦ Contra Costa Transportation Authority (CCTA)
♦ Contra Costa Local Agency Formation Commission J AFCo)
♦ East Bay Regional Parks District (EBRPD)
♦ City of San Ramon
♦ Contra Costa County
Because the Town of Danville is the lead agency for the 2030 General Plan and SAP, the EIR which the Town of
Danville has prepared is intended to be the basis for compliance with CEQA for each of the possible discretion-
ary actions by other State and local agencies to carry out the Plan.
3.11 The Danville Town Council believes that its decision on the 2030 General Plan and Revised Sustainability Action
Plan is one which must be made after a hearing required by law at which evidence is required and discretion in
the determination of facts is vested in the Danville Town Council. As a result, any judicial review of this decision
would be governed by Public Resources Code §21168 and Code of Civil Procedure §1094.5. Regardless of the
standard of review which is applicable, the Danville Town Council has considered evidence and arguments pre-
sented to the Planning Commission and Town Council of the Town of Danville prior to or at the public hearings
on this matter. In determining whether the 2030 General Plan and SAP have a significant impact on the envi-
ronment, and in adopting Findings pursuant to Public Resources Code §21081, the Town has complied with Pub-
lic Resources Codes §21082.2 and X21081.5.
3.12 The Danville Town Council finds and declares that the 2030 General Plan and Revised Sustainability Action Plan
are expected to have a "lifetime" of approximately 17 years, beginning when the General Plan and SAP are im-
plemented and running to the year 2030.
3.13 The Danville Town Council finds and declares that the EIR analyzes the 2030 General Plan and Revised Sustain-
ability Action Plan in their full size and extent.
3.14 The EIR analyzed all reasonably foreseeable extensions, expansions, or alterations of the 2030 General Plan and
Revised Sustainability Action Plan (SAP). The EIR analyzed, to the extent feasible at this time, the environmental
effects of implementation of the 2030 General Plan and SAP. The Danville Town Council hereby finds and de-
clares that at this time there are no reasonably foreseeable extensions, expansions or alterations of the 2030 Gen-
eral Plan and SAP which are not described in the EIR, based on the administrative record before the Danville
Town Council at the time of its final decision on the General Plan and SAP.
3.15 Having received, reviewed, and considered the above described information, as well as all other information and
documents in the record, the Danville Town Council hereby conditions the 2030 General Plan and Revised Sus-
tainability Action Plan, and finds as stated in these Findings.
The Planning Center I DC &l Town of Danville 2030 Gcncral Plan and Sustainability Action Plan
I -9 Findings of Fact and Statement of Overriding Considerations
3.16 Pursuant to Public Resources Code §21081.6 and California Code of Regulations, Title 14, §15091, the Town of
Danville is the custodian of the documents and other material that constitute the record of proceedings upon
which the Town's decision is based, and such documents and other material are located at: Town of Danville De-
velopment Services Department, 510 La Gonda Way, Danville, California, 94526.
4.0 FINDINGS REGARDING LESS - THAN - SIGNIFICANT ENVIRONMENTAL IMPACTS
The EIR identified the thresholds of significance utilized to determine the impacts in the various resource categories
discussed below. The EIR finds that there are less - than - significant environmental impacts in the following subject areas:
♦ Aesthetics
♦ Agricultural and Forest Resources
♦ Biological Resources
♦ Cultural Resources
♦ Geology, Soils, and Mineral Resources
♦ Hazards and Hazardous Materials
♦ Hydrology and Water Quality
♦ Land Use
♦ Noise
♦ Population and Housing
♦ Public Services
♦ Utilities and Infrastructure
The Town is not required to adopt mitigation measures or adopt policies as part of the 2030 General Plan and SAP for
impacts that are less than significant.
5.0 FINDINGS REGARDING SIGNIFICANT UNAVOIDABLE IMPACTS
The EIR sets forth environmental effects of the 2030 General Plan and SAP that would be significant and unavoidable.
These impacts cannot be avoided or reduced to a less- than - significant level even with the adoption of all feasible mitiga-
tion measures proposed in the EIR. In adopting these findings, the Town also adopts a Statement of Overriding Con-
siderations setting forth the economic, social and other benefits of the proposed Project that will render these significant
effects acceptable.
5.1 Air Quality
5.1.1 Significant and Unavoidable Impacts
Impact AQ -1 : The Draft 2030 General Plan would increase the rate of vehicle use at a greater rate than popu-
lation growth. This would lead to greater regional emissions of nonattainment air pollutants (or
their precursors) than assumed in the latest Air Quality Plan.
Impact AQ- CUM -1 : Conflict with Clean Air Plan Projections and Control pleasures. The Draft 2030 General Plan
would contribute to a regional cumulative impact by accommodating a greater increase in vehi-
cle miles traveled than rate of population growth. This could lead to greater regional emissions
of nonattainment air pollutants (or their precursors) than assumed in the latest Air Quality Plan.
The Planning Center I DC &1 Town of Danville 2030 General Plan and Sustainability eAction Plan
I -10 Findings of tact and Statement of Overriding Considerations
5.1.2 Mitigation Adopted by the Town
The Draft 2030 General Plan and Revised Sustainability Action Plan include extensive goals, policies and actions that
would serve to reduce VMT within the Town. These goals, policies and actions would reduce air quality impacts from
VMT to the extent feasible, and no additional mitigation is available.
5.1.3 Facts in Support of Findings
The Draft 2030 General Plan and Revised Sustainability Action Plan include extensive goals, policies and actions that
aim to reduce vehicle reliance and VMT within the Town. The goals and policies of the proposed Draft 2030 General
Plan and Revised Sustainability Action Plan would encourage local and regional transit services, improve bicycle and
pedestrian networks, provide alternatives to automotive transportation, and support land use decisions which would help
to reduce the increased rate of VMT as compared to that which would occur with an emphasis on automotive
transportation only. Goal 11 from the Mobility element and supporting policies 11.01 through 11.11 would strive to
create a safe, efficient multi -modal transportation system. Goal 12 and supporting policies 12.01 through 12.12 would
strive to create walkable neighborhoods and shopping districts that balance the safety and needs of pedestrians, cyclists,
and cars. Goal 13 and supporting policies 13.01 through 13.09 would seek to provide transportation choice by offering
viable alternatives to single- occupancy vehicles. Goal 14 and supporting policies 14.01 through 14.08 would serve to
integrate land use and transportation decisions to further enhance the viability of alternative transportation modes.
Together, all of these goals and policies would serve to decrease VMT and associated vehicle - generated air pollution in
Danville. Additionally, Policy 34.04 would ensure that development in areas within 500 feet of the freeway would require
a site - specific risk and hazard assessment, and additional protective measures such as air filters included in the design to
ensure levels are below regulatory guidelines.
The recent modifications made to the 2030 General Plan and SAP would not worsen this identified impact, nor would
they serve to create new impacts in this area. The changes made to the 2030 General Plan would not alter any policies
relating to air quality. Additionally, the projections for future air quality parameters were based on VMT projections
which were conservative in that they did not consider potential reductions from the goals, policies, and actions of the
SAP. Additionally, even with these recent revisions, the proposed land use redesignations under the 2030 General Plan
would continue to emphasize growth in the most pedestrian- and transit - accessible areas of Danville —most notably the
downtown. This would encourage alternative forms of transportation and serve to decrease VMT. Moreover, the VMT
projections used in the EIR reflected greater projected increases in housing and residents than would now occur under
the recently revised 2030 General Plan; therefore increases in overall VNIT and resulting pollution generation would be
substantially lessened within Danville. While the impact would remain significant and unavoidable, for the forgoing rea-
sons, the impact would neither be worsened, nor would new impacts be created.
Although the policies and actions identified above would effectively reduce traffic impacts, the projected growth in vehi-
cle travel could nevertheless still lead to an increase in regional VMT beyond that anticipated in B V-�QMD's clean air
planning efforts. This impact would occur irrespective of implementation of the 2030 General Plan and SAP, and as a
result, development in Danville would contribute to the on -going air quality issues in the Bay Area region.
5.2 Greenhouse Gas Emissions
5.2.1 Significant and Unavoidable Impact
Impact GHG -1 : As currently proposed, the General Plan and SAP alone would not be sufficient to meet plausible
future GHG reduction goals consistent with Executive Order S- 03 -05's goal to reduce GHG
emissions by 80 percent below 1990 levels by 2050.
The Planning Center I DC &l Town of Danville 2030 Gcncral Plan and Sustainability Action Plan
I -11 Findings of Fact and Statement of Overriding Considerations
5.2.2 Mitigation Adopted by the Town
The Draft 2030 General Plan and Revised Sustainability Action Plan include extensive goals, policies and actions that
would reduce greenhouse gas emissions resulting from activities across all emissions sectors within the Town. Working
in conjunction with State and federal policies, the 2030 General Plan and SAP would help the town reach the State -
mandated greenhouse reduction goal of 15 percent below the "Business -as- Usual" scenario by 2020. Nevertheless, exist-
ing policies and technology are inadequate to meet the State's aggressive long -term GHG emissions reduction goal for
the year 2050; therefore no additional mitigation is available and the impact would remain significant and unavoidable.
5.2.3 Facts in Support of Findings
Together with State policies and programs, the goals, policies, and actions contained in the 2030 General Plan and Re-
vised Sustainability Action Plan are estimated to reduce GHG emissions attributable to Danville by more than 15 per-
cent by 2020. The GHG modeling conducted for the SAP indicated that irrespective of local GHG reduction measures,
the Town would still attain its 2020 emissions reduction target. Moreover, the revised SAP would still implement nu-
merous policies which would serve to decrease overall GHG emissions. Therefore, even with the recent modifications
to the 2030 General Plan and Revised Sustainability Action Plan, the Town would still exceed its 2020 target. This would
allow the Town of Danville to be in compliance with the requirements of AB 32 and the subsequent emissions targets
set by the California Air Resources Board.
These projections were determined through detailed analysis of extensive sector- specific GHG emissions data for the
Town of Danville. These emissions data provided the basis for calculating the current and future emissions rates for the
Town, using a variety of computer models developed by the State of California, as well as other agencies and organiza-
tions. Models used included: EMFAC, for motor vehicle emissions; WARM, for waste - related emissions; and OF-
FROAD, for emissions from offroad vehicles and equipment. The output of these models was supplemented through
calculations based on existing and projected per- capital energy usage multiplied by State - provided GHG emissions fac-
tors. These data, calculations, and results are discussed in detail in Chapter 4.7, Greenhouse Gases, of the Draft EIR, as
well as Chapter 2, Existing Greenhouse Gas Emissions Inventory; Chapter 3, 2020 Business As Usual and Adjusted
Greenhouse Gas Emissions Inventory, and Chapter 4, Greenhouse Gas Emissions Reduction Target, of the Revised
Sustainability Action Plan. The emissions modeling data and calculations are further detailed in Appendix H and Appen-
dix B of the Draft EIR and Revised Sustainability Action Plan, respectively.
Although these projections demonstrated that Danville would achieve the 2020 GHG emissions targets set by the Cali-
fornia State legislature and the California Air Resources Board, additional projections further into the future indicated
that current policies would be insufficient to achieve interpolated, interim goals derived from Executive Order S- 03 -05,
which would require 80 percent GI - IG emissions reductions by 2050. Since these projections showed that future compli-
ance was unlikely with current policies, a significant impact was found. Furthermore, since known technology and feasi-
ble policies are inadequate to make reaching these future goals currently possible, no mitigations were available and the
impact was found to be significant and unavoidable.
5.3 Transportation and Circulation
5.3.1 Significant and Unavoidable Impact
Impact TRANS -1 : The Project will have a significant cumulative impact on roadway and intersection capacity,
based on forecasts of traffic growth generated by the Project and other regional development.
Specifically, certain segments of San Ramon Valley Boulevard, Danville Boulevard, Diablo
Road, El Cerro Boulevard, Green Valley Road, Hartz Avenue, Camino Tassajara, and La Gonda
The Planning Center 1 DC &] "Town of Danville 2030 General Plan and Sustainability Action Plan
1 -12 Findings of fact and Statement of Overriding Considerations
Way are projected to reach capacity, due to traffic growth from the Project and other regional
growth; and three intersections — San Ramon Valley Boulevard/ Sycamore Valley Road, Inter-
state 680 Southbound Ramps /Sycamore Valley Road, and Interstate 680 Northbound
Ramps /Sycamore Valley Road — are projected to fall below the Multi-Modal Transportation
Service Objective set by the Tri -Valley Transportation Plan /Action Plan. These projections are
due to both Project traffic growth and traffic growth generated by non - Danville trips on Dan-
ville roadways. The Draft 2030 General Plan goals and policies do not aim to increase road -way
and intersection capacity to serve regional traffic growth. Furthermore, providing additional in-
tersection capacity at the intersections above, or widening the roadways to provide additional
travel lanes, would have negative impacts on pedestrian and bicycle mobility and the adjacent
residential environments, and would also likely be physically and financially infeasible.
5.3.2 Mitigation Adopted by the Town
Draft 2030 General Plan policies that promote the protection of Danville roadway system from excessive through- traffic
intrusion and the provision of a balanced, multi -modal roadway network, in particular Policies, 12.03, 12.04 and 12.05,
will help to mitigate the effects of increasing travel demand on Danville's local roads. However, because the Town can-
not completely control the use of its roadways by non - Danville traffic, particularly at intersections controlled by Caltrans
(such as the Interstate 680 interchange ramp intersections), the impact remains significant and unavoidable after mitiga-
tion.
5.3.3 Facts in Support of Findings
Traffic analyses were based upon existing roadway conditions, projected residential and commercial growth, and future
changes in transportation patterns, all at both the local and regional level. Accounting for population and employment
changes at the level of the Traffic Analysis Zone throughout the Town, traffic models determined future characteristics
for key freeway segments, roadway segments, and intersections. Tables 4.14 -1 through 4.14 -6 in Chapter 4.14, Traffic
and Transportation, of the Draft EIR contain detailed traffic characteristics for all modeled freeway segments, roadway
segments, and intersections. Additionally, detailed inputs and outputs for this modeling are available in Appendix E of
the Draft EIR.
The 2030 General Plan includes a number of policies to address future impacts to the capacity of the roadway system.
Goal 15 and supporting policies 15.01 through 15.09 would strive to reduce the adverse effects of traffic on Danville's
neighborhoods and environment. For instance, Policies 15.02 and 15.03 would encourage the use of traffic calming and
other means to reduce traffic noise and speeds, and improve safety. Additionally, Policy 15.09 would encourage the im-
plementation or continuation of policies and programs which reduce traffic associated with neighborhood schools. Goal
16 and supporting policies 16.01 through 16.09 would seek to improve local and regional transportation planning to
improve safety and efficiency, and reduce congestion. Specifically, Policies 16.01 through 16.05 direct the Town to col-
laborate closely with other jurisdictions and regional agencies to improve traffic conditions. Policy 16.09 would seek to
pursue improved transit service connecting Danville to regional transportation systems, such as BART.
Despite these measures, traffic growth generated both by implementation of the 2030 General Plan and regional growth
would result in increased traffic volumes on I -680, and on roadways and at intersections in Danville, with certain road-
ways and intersections meeting their service capacities. In part because much of this impact would be attributable to
regional growth and would occur as a result of traffic increases on freeways and roads over which the Town of Danville
does not have jurisdiction, no feasible mitigation measures are available, and the impact would remain significant and
unavoidable. The recent changes to the Draft 2030 General Plan and Draft SAP would not create new traffic impacts,
nor would they worsen this identified impact. "The revisions to the Draft 2030 General Plan would not result in the al-
teration or removal of policies relating to traffic and transportation. Additionally, the determination of this significant
impact was made without consideration of any policies in the Draft SAP, and was therefore initially a conservative esti-
The Planning Center I DC &l 'Town of Danville 2030 General Plan and Sustainability Action Plan
1 -13 findings of fact and Statement of Overriding Considerations
mate. Moreover, the modifications being made to the 2030 General Plan would serve to decrease the amount of resi-
dential development in Danville through the horizon of the 2030 General Plan. This decreased capacity for new residen-
tial development would serve to decrease potential vehicle trips and VM'T to levels below that which were projected for
the original Draft 2030 General Plan.
6.0 FINDINGS RELATED TO CUMULATIVE IMPACTS
CEQA Guidelines require consideration of the potential cumulative impacts that could result from a proposed project in
conjunction with other projects in the vicinity. Such impacts can occur when two or more individual effects create a
considerable environmental impact or compound other environmental consequences. In the case of town -wide plan-
ning documents such as the Town of Danville 2030 General Plan and SAP, cumulative effects are effects that combine
impacts from implementation of the Plan in the Town with effects of development in other portions of the region.
The cumulative impacts of a General Plan take into account potential impacts or growth projections in combination
with impacts from projected growth in other cities or counties in the region. The cumulative impact analysis examines
cumulative effects of the proposed 2030 General Plan and SAP, in combination with development in communities adja-
cent to Danville. Several jurisdictions and agencies were consulted as part of this analysis to identify current growth,
examine likely areas of intensified growth, and consider whether a substantial increase in the amount of growth was ex-
pected in the foreseeable future. The jurisdictions and agencies consulted include the following:
♦ County of Contra Costa
♦ Contra Costa Transportation Authority
Two explicitly cumulative impacts were found for the 2030 General Plan and SAP, in the areas of air quality, and traffic
and transportation. Neither of these cumulative impacts could be mitigated and both were found to be significant and
unavoidable. Additionally, the significant and unavoidable impact in the area of greenhouse gas emissions stems, in part,
from the effect of vehicle trips and vehicle miles traveled, and greenhouse gas impacts are themselves inherently cumula-
tive. Since these cumulative impacts relate directly to other significant and unavoidable impacts, both within and across
different areas of interest, all impacts — cumulative and noncumulative —were collectively discussed in Section 5.
7.0 FINDINGS REGARDING MONITORING OF MITIGATION MEASURES
Since the 2030 General Plan and SAP are largely self - mitigating, and since no mitigation measures were identified be-
yond those contained in the policies of the 2030 General Plan and SAP themselves, there are no additional mitigation
measures and no mitigation monitoring and reporting program is required.
8.0 FINDINGS REGARDING ALTERNATIVES
CEQA Guidelines §15126.6 requires a discussion of a reasonable range of alternatives to the project or to the location of
the project. However, an EIR need not consider an alternative whose implementation is remote or speculative. An EIR
is required to describe and comparatively evaluate a range of reasonable alternatives to a project, or location of the pro-
ject, that would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of
the significant effects of the project. "Thus, the range of alternatives evaluated in the Draft EIR was dictated by CEQA
Guidelines and by the range of significant impacts identified in the Draft EIR, and evaluated alternatives were limited to
those that theoretically could have reduced or eliminated identified environmental impacts.
As discussed in the Draft EIR, all impacts would be less than significant, except for impacts to air quality, greenhouse
gas emissions, and transportation and circulation, all of which would remain significant and unavoidable. Accordingly,
two alternatives, including the required No Project Alternative, were considered and evaluated in Chapter 5 of the Draft
EIR, and a summary of their potential advantages and disadvantages is provided in Table 5 -2 of the Draft EIR.
I'hc Planning Center I DC &E Town of Danville 2030 General Plan and Sustainability tkction Plan
I -14 Findings of Fact and Statement of Overriding Considerations
The Draft EIR discussed the following alternatives in detail:
A. Alternative 1: Retention of the Danville 2010 General Plan (also referred to as the No Project Alternative);
B. Alternative 2: Reduced Density Alternative
Each of these alternatives was evaluated under the same environmental categories as presented for the proposed project
and as identified in Chapter 4 of the Draft EIR.
Based on the comparison of the relative merits of each alternative compared to the 2030 General Plan, each of the alter-
natives was found to be deficient in meeting the Town's goals and objectives. As discussed above, the original Draft
2030 General Plan and Draft SAP have been modified in response to public input received by the Danville Planning
Commission and "Town Council. These changes were made due to the fact that the original Draft 2030 General Plan
and SAP were not viewed as being consistent with community values, and were therefore infeasible. As mentioned
above, these revisions result in a Draft 2030 General Plan which, in certain limited respects, bears increased similarity to
Alternative 2, the Reduced Density Alternative, which was discussed in the Draft EIR; however, the Draft 2030 General
Plan, as now proposed, remains the environmentally superior alternative. This issue is further discussed in Section 8.3,
below.
The 2030 General Plan objectives are to:
♦ Maintain and reinforce the small town way of life enjoyed by Danville residents, and to preserve the present aesthet-
ics and other community qualities,
♦ Protect the quality of life within existing development areas of the community,
♦ Allow orderly and appropriate growth coupled with the maintenance of high- quality public facilities and services,
♦ Achieve harmony between Danville's development and its physical setting by protecting natural resources, avoiding
development of hazardous areas, and preserving critical open space areas, and
♦ Facilitate the development of a variety of housing types in a manner that is consistent with State law and addressing
regional housing needs.
Based on the comparative evaluation contained in the Draft EIR, the proposed 2030 General Plan and SAP would keep
equivalent or reduce the magnitude of most impacts and would be the environmentally superior alternative.
8.1 Alternative 1: Retention of the Danville 2010 General Plan (No Project Alternative)
8.1.1 Description of Alternative 1
Under this alternative, the Draft 2030 General Plan and SAP would not be adopted and future development in Danville
and its Sphere of Influence (SOI) would be subject to existing policies, regulations, and land use designations as set forth
by the existing Danville 2010 General Plan. For the portion of the Danville Planning Area lying beyond the SOI, future
development would be subject to existing policies, regulations, and land use designations as set forth by the existing
Contra Costa County General Plan. This is the CEQA- mandated No Project Alternative
In relation to the proposed Draft 2030 General Plan, the existing 2010 General Plan would allow approximately 910
fewer dwelling units; about 2,480 fewer people; and about 900 more jobs at the horizon buildout in 2030.
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8.1.2 Rejection of Alternative 1
Chapter 5, Section A.2 of the Draft EIR contains an analysis comparing the potential impacts of the 2030 General Plan
and SAP to the No Project Alternative. its summarized below, the No Project Alternative would represent an overall
substantial deterioration in comparison to the 2030 General Plan and SAP because it would worsen impacts in the
following categories: air quality, biological resources, geology and soils, greenhouse gas emissions, hazards and hazardous
materials, land use and planning, noise, and population and housing. The No Project Alternative would only result in
lessened environmental impacts in the areas of public services and transportation and traffic; however only the impacts
in transportation and traffic were found to be significant, and the No Project Alternative would not offer substantial
improvements in either of these areas. In all other areas, the No Project alternative would result in impacts equivalent to
those of the proposed 2030 General Plan.
The existing 2010 General Plan would not result in the redesignation of parcels in Downtown Danville and other areas
for new housing. The No Project Alternative would therefore preserve a greater amount of nonresidential development
as compared to the 2030 General Plan, mostly in the vicinity of Downtown Danville. However, by designating areas for
the construction of a wider variety of housing types, the proposed 2030 General Plan offers critical opportunities to
create housing units which would be affordable for a broader segment of Danville's residents, including local public
service workers, such as teachers and firefighters. Without new residential development, Danville would be less able to
provide adequate and affordable housing for its current and future residents, and would be unable to meet its share of
the Regional Housing Needs Allocation (RHNA). Such an outcome would result in strongly negative impacts in regard
to housing and population.
Additionally, the No Project Alternative would not include the same level of comprehensive policy direction in areas
including air quality, biological resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials,
and noise. Without the more up -to -date and comprehensive policies in the proposed 2030 General Plan, the impacts in
these areas would all be increased as a result of retaining the existing 2010 General Plan under the No Project
Alternative.
Finally, the No Project Alternative would fail to achieve all objectives established for the 2030 General Plan. Objective 3
seeks to "allow orderly and appropriate growth..." within the Town of Danville. Although the existing 2010 General
Plan would allow a certain degree of growth, it would do so less effectively than the proposed 2030 General Plan, since
it would both allow a lesser degree of growth and would fail to direct this growth to already developed areas where
environmental impacts would be lessened. Moreover, this diminished allowance of residential growth would result in a
failure meet Objective 5, which seeks to "Facilitate the development of a variety of housing types in a manner that is
consistent with State law and addressing regional housing needs."
The No Project Alternative would result in increased environmental impacts, would less adequately achieve Objective 3,
and would completely fail to achieve Objective 5. "Therefore, the Town rejects Alternative 1, the No Project Alternative.
8.2 Alternative 2: Reduced Density Alternative
8.2.1 Description of Alternative 2
Under this alternative, land use redesignations to allow new Residential — Multifamily — High Density (25 -35 du /acre)
and Residential — Multifamily — High /Medium Density (20 -25 du /acre) development would be more limited than in the
proposed 2030 General Plan. Under this alternative, Danville would still redesignate enough land for multiple - family use
to meet the Regional Housing Needs Allocation (RHNA) shortfall identified in the Danville 2007 -2014 Housing
Element (i.e., a minimum of 7.8 acres of Residential — Multi- family — High Density and a minimum of 1.7 acres of
Residential — Multifamily — High /Medium). The land under consideration for redesignation under this alternative may
The Planning Center I DC &L? Town of Danville 2030 General Plan and Sustainability Action Plan
I -16 Findings of fact and Statement of Overriding Considerations
also be adequate to meet the anticipated RHNA requirement from the upcoming 2014 -2021 Housing Element planning
period.
Table 5 -4 in the Draft EIR shows the Housing Opportunity Sites (HOS) that would be removed from consideration as
HOS and be developed as per their land use designations in the Danville 2010 General Plan. Under this Alternative, the
four sites in the Diablo Road corridor (H -17, 18, 19, 27) would not develop with the highest density residential land
uses. The three single - family lots on Elsie Lane (H -3 b,d,o, would remain as Low Density Residential. One of the South
End of Downtown Sites, the parking lot behind the medical offices on San Ramon Valley Boulevard and the adjoining
older residential parcels, would retain its current General Plan designations. Lastly, the Crow Canyon Executive Park (H-
26) designation would be changed to Limited Office instead of Mixed Use, or remain as Controlled Manufacturing.
This would accommodate roughly 450 households more than the 2010 General Plan and 460 households less than the
Draft 2030 General Plan. This alternative still meets the commitment made to the California Department of Housing
and Community Development by the Housing Element and includes a small amount of additional capacity to meet a
probable future RHNA assignment. The RHNA obligation is to provide eight acres zoned to allow at least 25 units per
acre and two acres zoned to allow at least 20 units per acre.
Although this alternative would result in changes to land use designations and the total developable number of units, the
goals, policies and actions contained in the proposed Draft 2030 General Plan would apply under this alternative.
8.2.2 Rejection of Alternative 2
Chapter 5, Section B.2 of the Draft EIR contains an analysis comparing the potential impacts of the 2030 General Plan
and SAP to the Reduced Density Alternative. As summarized below, the Reduced Density Alternative would represent
an overall substantial deterioration in comparison to the 2030 General Plan because it would worsen impacts to the
following environmental categories, as identified in the Draft EIR: air quality, greenhouse gas emissions, land use and
planning, and population and housing. The Reduced Density alternative would result in decreased impacts in the areas of
public services and traffic and transportation; however only the impacts in transportation and traffic were found to be
significant by the Draft EIR, and the improvements offered under the Reduced Density Alternative would not be
substantial in either area. All other environmental categories would have an equivalent impact as found under the 2030
General Plan.
Decreased residential development and more nonresidential development in core areas under the Reduced Density
Alternative would result in increased rates of vehicle trips and vehicle miles traveled. Residential development would be
of a lower density than that of the 2030 General Plan, and overall development would therefore be relatively more
spread throughout the Town. This lower density, overall more spread -out development would increase per- capita
vehicle miles traveled relative to the proposed 2030 General Plan. This would result in more mobile source emission of
pollutants, and therefore a greater amount of greenhouse gas emissions per- capita, as compared to the 2030 General
Plan. Greater reliance on single- passenger automobiles would also result in increased traffic noise levels and increased
impacts to circulation relative to housing growth.
The Reduced Density Alternative would include the same level of comprehensive policy direction as found under the
2030 General Plan. However, even with this same level of policy direction, the Reduced Density Alternative would be
an overall substantial deterioration as compared to the 2030 General Plan for the impacts described above.
Finally, the Reduced Density Alternative would less effectively achieve some of the objectives established for the 2030
General Plan. Objective 3 seeks to "allow orderly and appropriate growth..." within the Town of Danville. Although the
Reduced Density Alternative would allow a certain degree of growth, it would do so less effectively than the proposed
2030 General Plan, since it would both allow a lesser degree of growth and would less effectively direct this growth to
already developed areas where environmental impacts would be lessened. Additionally, Objective 5 seeks to "Facilitate
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I -17 findings of Fact and Statement of Overriding Considerations
the development of a variety of housing types in a manner that is consistent with State law and addressing regional
housing needs." While the Town would be able to meet its short -term State and regional housing obligations under the
Reduced Density Alternative, the Town would be less likely to be able to meet future housing goals and could fail to
achieve Objective 5 in later years, prior to the 2030 buildout horizon.
The Reduced Density Alternative would result in increased environmental impacts, would less adequately achieve
Objective 3, and would potentially result in future failure to achieve Objective 5. Therefore, the Town rejects Alternative
2, the Reduced Density Alternative.
8.3 Revised 2030 General Plan and SAP
As discussed above, since its original analysis in the Draft EIR, the 2030 General Plan and SAP have been revised the by
the Danville Planning Commission and Town Council to better reflect community values. Since no new impacts would
occur and no previously identified impacts would be worsened (as discussed in Section 5.0), these modifications to the
2030 General Plan or SAP would not result in a change to the comparative impacts analysis presented in Chapter 5.0 of
the Draft EIR. The Revised 2030 General Plan is similar to the Reduced Housing Alternative insofar as it would result in
somewhat reduced capacity for residential growth within Danville. However, unlike the Reduced Density Alternative,
which would remove key housing opportunity sites in close proximity to the downtown and other job centers, the Re-
vised 2030 General Plan and SAP would place greater emphasis on residential development in the most transit -, pedes-
trian-, and employment - accessible locations within the Town. Thus, for these reasons, the proposed 2030 General Plan
and SAP are not only the environmentally superior alternative, but would continue to most effectively and feasibly
achieve the objectives identified by the Town.
9.0 GROWTH INDUCING IMPACTS
Chapter 6, Section A of the Draft EIR presents the growth - inducing impacts that can be anticipated from adoption and
implementation of the 2030 General Plan and SAP. CEQA Guidelines §15126(d) requires that an EIR address the
growth - inducing impacts of the proposed action. Not all growth inducement is necessarily negative. Negative impacts
associated with growth inducement occur only where the projected growth would cause adverse environmental impacts.
According to the CEQA Guidelines, the EIR should discuss the ways in which the proposed project could foster eco-
nomic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding
environment, including projects which would remove obstacles to population growth. Direct growth - inducing impacts
are generally associated with providing urban services to an undeveloped area. Providing urban services to a site, and the
subsequent development, can serve to induce other landowners in the vicinity to convert their property to urban uses.
Indirect, or secondary growth - inducing impacts, consist of growth induced in the region by additional demands for
housing, goods, and services associated with the population increase caused by, or attracted to, a new project.
9.1 Direct Impacts
The 2030 General Plan would directly induce population and potentially economic growth by allowing for intensified
development within some areas of the Town. Under buildout conditions in 2030, the 2030 General Plan would allow
the following development based on the expected growth assumptions for the Danville area:
Under buildout conditions in 2030, the Draft 2030 General Plan would add approximately 3,170 new residents to
the existing 2010 population within the town limit. This would result in a town population of 45,210 in 2030, which
would be approximately 880 more people than under the continuation of the existing 2010 General Plan.
Under buildout conditions in 2030, the Draft 2030 General Plan would add approximately 4,870 new residents to
the existing 2010 population within the Planning Area. This would result in a Planning Area population of 52,000 in
The Planning Center I DC &I? Town of Danville 2030 General Plan and Sustainability action Plan
1 -18 Findings of Fact and Statcmcnt of Overriding Considerations
2030, which would be approximately 880 more people than under the continuation of the existing 2010 General
Plan.
♦ Under buildout conditions in 2030, the Draft 2030 General Plan would result in approximately 1,050 new dwelling
units within the town limit, in addition to the 15,420 dwelling units estimated to exist there in 2010.
♦ Under buildout conditions in 2030, the Draft 2030 General Plan would result in approximately 1,660 new dwelling
units within the Planning Area, in addition to the 17,240 dwelling units estimated to exist there in 2010.
♦ Under buildout conditions in 2030, the Draft 2030 General Plan would result in the capacity for about 1,900 new
jobs within the town limit.
State law requires the Town to promote the production of housing to meet its fair share of the regional housing needs
distribution made by the Association of Bay Area Governments (ABAG). The housing and commercial growth in Dan-
ville would generally have beneficial effects by allowing the Town to address its regional fair -share housing obligations.
In addition, the type of growth envisioned by the Draft 2030 General Plan would be concentrated in specific, designated
areas, and new development would be pedestrian- friendly, use land efficiently, and promote transportation alternatives.
Mixed -use development would be encouraged in the Downtown and in other areas close to transit and to existing jobs
and services. The growth envisioned under the Draft 2030 General Plan would result in regional benefits by promoting
growth that encourages decreased automobile dependence and supports regional transit systems, which could have asso-
ciated air quality and noise benefits. Encouraging infill growth in designated areas would help to reduce development
pressures on agricultural and open space lands beyond the Town Limit and Planning Area Boundary.
The proposed 2030 General Plan would not change the development potential of Danville's agricultural or open space
areas. The land uses in these areas would be unchanged and Measure S would continue to apply, requiring a vote of
Danville citizens in order to allow any intensified development potential on agricultural or open space lands.
For these reasons, the growth- inducing effects of implementation of the Draft 2030 General Plan would be beneficial to
the town and surrounding areas.
9.2 Indirect Impacts
The 2030 General Plan encourages new growth in already urbanized areas of Danville. Development in these areas
would consist of infill development on particular remaining vacant sites or redevelopment of underutilized sites. Road-
way and infrastructure are present for these areas, and all projects would be required to comply with the Town's stand-
ards for public services and utilities. Since the infrastructure is largely in place, and since this growth would be required
to provide Danville's fair share of regional housing needs, secondary growth - inducing effects do not represent a signifi-
cant environmental impact.
The Draft 2030 General Plan would also potentially seek to annex to Danville areas which presently he beyond the cur-
rent town limit. Growth in these areas, however, is currently under the jurisdiction of Contra Costa County. Any annexa-
tion would not involve extension of services and thus would not induce additional growth in these areas. Instead, such
annexations would give Danville greater control of proposed development in these areas in the future. Therefore, any
growth - inducing effects in this area do not represent a significant environmental impact.
The Planning Center 1 1)C &1s Town of Danville 2030 General Plan and Sustainability .Action Plan
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9.3 Findings Regarding Growth Inducing Impacts
9.3.1 Direct Impacts
Because housing and potential economic growth under the 2030 General Plan would allow the Town to accommodate
its regional fair -share housing obligations and because growth envisioned under the 2030 General Plan is focused on
efficient, pedestrian - friendly land use patterns that reduce automobile dependence, the growth- inducing effects of im-
plementation of the 2030 General Plan would be beneficial to the Town and surrounding areas.
9.3.2 Indirect Impacts
Since the roadway and infrastructure to serve this development are largely in place, since the 2030 General Plan would
not newly allow intensification of land uses outside the town's current urban footprint, and since new projects would be
required to comply with the Town's standards for public services and utilities, secondary growth- inducing effects do not
represent a significant environmental impact.
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1 -20 Findings of tact and Statement of Overriding Considerations
SECTION II
THE TOWN OF DANVILLE GENERAL PLAN 2030 AND REVISED SUSTAINABILITY ACTION PLAN
EIR
STATEMENT OF OVERRIDING CONSIDERATIONS
1.0 STATEMENT OF OVERRIDING CONSIDERATIONS
1.1 Introduction
In determining whether to adopt the 2030 General Plan and Revised Sustainability Action Plan (SAP), CEQA Guide-
lines X15093 requires a public agency to balance the benefits of a project against its unavoidable environmental risks. In
accordance with Public Resources Code §21081(b) and CEQA Guidelines 515093, the Town Council has, in determin-
ing whether or not to adopt the 2030 General Plan and Revised Sustainability Action Plan, balanced the economic, so-
cial, technological, environmental, and other benefits of the Plan and SAP against its unavoidable environmental effects,
and has found that the benefits of the 2030 General Plan and SAP outweigh the significant adverse environmental ef-
fects that are not mitigated to less- than - significant levels, for the reasons set forth below. This statement of overriding
considerations is based on the Danville Town Council's review of the Draft EIR and Final EIR and other information in
the administrative record. The Danville Town Council finds that each of the following benefits is an overriding consid-
eration, independent of the other benefits, that warrants approval of the 2030 General Plan and SAP notwithstanding
the Plans' significant unavoidable impacts.
By incorporating policies intended to avoid environmental impacts and by steering development to within existing ur-
banized areas, the 2030 General Plan is largely self - mitigating. Rather than mitigating impacts from implementation of
the 2030 General Plan through mitigation measures in the FIR, the policies and land use map in the 2030 General Plan
are intended to prevent the majority of environmental impacts altogether. Implementation of the 2030 General Plan has
the potential to generate three significant environmental project impacts and one significant cumulative impact.
Significant and Unavoidable Project Impacts:
♦ AQ -1
♦ GHG -1
♦ TRA -1
Significant and Unavoidable Cumulative Impacts:
♦ AQ -CUM -1
The Town recognizes that the 2030 General Plan will cause the four total significant and unavoidable impacts as listed
above. The Town has carefully balanced the benefits of the proposed 2030 General Plan and SAP against the unavoida-
ble adverse impacts identified in the Draft EIR, Final EIR, and the Town's Findings of Fact. Notwithstanding the dis-
closure of impacts identified as significant and which have not been eliminated to a level of insignificance, the Town,
acting pursuant to §15093 of the CEQA Guidelines, hereby determines that the benefits of 2030 General Plan and SAP
outweigh the significant unmitigated adverse impacts.
1.2 Specific Findings
1.2.1 Project Benefits Outweigh Unavoidable Impacts
The remaining significant and unavoidable impacts of the 2030 General Plan are acceptable in light of the economic,
fiscal, social, planning, land use and other considerations set forth herein because the benefits of the proposed General
The Planning Center 1 1)C &1? Town of Danville 2030 General Plan and Sustainability Action Plan
II -1 1�'indings of Fact and Statement of Overriding Considerations
Plan and Revised Sustainability Action Plan outweigh the significant and unavoidable adverse environmental impacts of
the proposed project.
1.2.2 Balance of Competing Goals
The Town finds it imperative to balance competing goals in adopting the 2030 General Plan and SAP, and the environ-
mental documentation for the 2030 General Plan and SAP. Not every policy or environmental concern has been fully
satisfied because of the need to satisfy competing concerns to a certain extent. Accordingly, in some instances the Town
has chosen to accept certain environmental impacts because to eliminate them would unduly compromise important
economic, social, or other goals, or community values. The Town finds and determines that the text of the 2030 Gen-
eral Plan and SAP, and the supporting environmental documentation provide for a positive balance of the competing
goals and that the economic, fiscal, social, planning, land use, and other benefits to be obtained by the 2030 General
Plan and SAP outweigh the environmental and related potential impacts of the 2030 General Plan and SAP.
1.3 Overriding Considerations
Substantial evidence is included in the record of these proceedings and in documents relating to the 2030 General Plan
and SAP demonstrating the benefits which the Town would derive from the implementation of the Plans. The Town
has balanced the economic considerations of the 2030 General Plan and SAP against the unavoidable environmental
impacts identified in the Draft EIR and Final EIR, and concludes that the economic and social benefits that will be de-
rived from the implementation of the 2030 General Plan and SAP outweigh those environmental impacts. These are
addressed in the Town's Findings of Fact. In particular, the Town considered whether there would be any impacts relat-
ed to: aesthetics; agricultural and forest resources; air quality; biological resources; cultural resources; geology, soils, and
mineral resources; greenhouse gas emissions; hazards and hazardous materials; hydrology and water quality; land use;
noise; population and housing; public services; traffic and transportation; and utilities and infrastructure. Upon balanc-
ing the environmental risks and countervailing benefits, the Town concludes that the benefits which the Town will de-
rive from the implementation of the 2030 General Plan and SAP outweigh those environmental risks.
More particularly, the 2030 General Plan and SAP will provide for the orderly development of residential, mixed use,
retail and office, industrial, and public uses, while maintaining significant areas of open space and agricultural lands. The
growth envisioned in the 2030 General Plan would be concentrated in specific, designated areas within the Town limits,
and new development would generally use land efficiently and reduce dependence on single - passenger automobile travel.
The 2030 General Plan and SAP define a vision of what the Town desires to be in 2030, and serves as a comprehensive
guide for decisions about land use, housing, water resources, circulation, conservation and open space, health and safety,
community services, and public facilities and services. The Town finds that this level of comprehensive planning is de-
sirable and beneficial to the Town, and provides a more environmentally sustainable vision and development plan for
the Town than the previously adopted 2010 General Plan. For example, the proposed Revised Sustainability Action
Plan includes a wide array of voluntary policies that support the Town's goal of increasing its efforts in sustainable de-
velopment. These policies aim to reduce vehicle trips, promote alternative transportation modes, conserve energy, con-
serve water resources, reduce waste, improve efficiency, and reduce greenhouse gas emissions.
The adoption of the 2030 General Plan would provide the Town with a "constitution" for land use and development
that would guide the town's growth over the next 17 years in a manner that aligns with the goals of the Town of Dan-
ville and its residents. The 2030 General Plan would also create a variety of housing types that would allow the Town to
meet its fair share housing requirements.
The "Town finds that the above described benefits which will be derived from adopting the proposed General Plan and
Revised Sustainability Action Plan, when weighed against the absence of the 2030 General Plan and SAP, override the
significant and unavoidable environmental impacts of the Plans.
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I -2 Findings of Fact and Statement of Overriding Considerations
1.4 Incorporation by Reference
The EIR is hereby incorporated into these findings in its entirety. Without limitation, this incorporation is intended to
elaborate on the scope and nature of mitigation measures, the basis for determining the significance of impacts, the
comparative analysis of alternatives, and the reasons for approving the Project in spite of the potential for associated
significant unavoidable adverse impacts.
1.5 Record of Proceedings
Various documents and other materials constitute the record of proceedings upon which the Danville Town Council
bases its findings and decisions contained herein. The record of proceedings is located at the Development Services
Department of the Town of Danville, 510 La Gonda Way, Danville, California, 94526. The custodian for the record of
proceedings is the Town of Danville. This information is provided in compliance with Public Resources Code
�21081.6(a)(2) and CEQA Guidelines, §15091(e).
1.6 Summary
Based on the foregoing findings and the information contained in the Record, the Danville Town Council has made one
or more of the following findings with respect to each of the significant environmental effects of the 2030 General Plan
and Revised Sustainability Action Plan:
1) Changes or alterations have been required in, or incorporated into, the 2030 General Plan and Revised Sustain -
ability Action Plan which mitigate or avoid the significant effects on the environment.
2) Those changes or alterations are within the responsibility and jurisdiction of another public agency and have
been, or can and should be, adopted by that other agency.
3) Specific economic, legal, social, technological, or other considerations, including considerations for the provi-
sion of employment opportunities for highly trained workers, make infeasible the mitigation measures or alter-
natives identified in the environmental impact report.
Based on the foregoing findings and the information contained in the record, it is determined that:
1) All significant effects on the environment due to the approval of the Project have been eliminated or substan-
tially lessened where feasible.
2) Any remaining significant effects on the environment found to be unavoidable are acceptable due to the factors
described in the Statement of Overriding Considerations in subsection C, above, and the Town finds that the
proposed 2030 General Plan and SAP should be approved.
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