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2014/11/25 City Council Resolution 2014-155RESOLUTION NO. 2014 -155 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING MITIGATION MONITORING AND REPORTING PROGRAM FOR THE NORTHWEST SPECIFIC PLAN, GENERAL PLAN AMENDMENTS, PREZONING, AND ANNEXATION FOR THE NORTHWEST SPECIFIC PLAN AREA LOCATED SOUTH OF MILLBRAE AVENUE, WEST OF DOWDELL AVENUE, NORTH OF BUSINESS PARK DRIVE, AND EAST OF LANGNER AVENUE IN SONOMA COUNTY, CA WHEREAS, the applicant, the City of Rohnert Park, filed Planning Applications proposing a General Plan Amendment (PLGP2014- 0006), Specific Plan (PLSP2014- 0004), Prezoning (PLRZ2014- 0003), Annexation (PLAX2014- 0001), and certification of the Final Environmental Impact Report ( "EIR ") (PLEN2014- 0004), in connection with the proposed Northwest Specific Plan ( "Project "), in accordance with the City of Rohnert Park Municipal Code ( "RPMC "); and WHEREAS, the City retained PlaceWorks to prepare the EIR pursuant to the California Environmental Quality Act ( "CEQA ") for the proposed Project; and WHEREAS, the City of Rohnert Park, acting as the Lead Agency under CEQA, published a Notice of Preparation ( "NOP ") of a Draft EIR for the proposed Project on June 7, 2013. The NOP was distributed for a 30 -day comment period beginning on June 7, 2013. The City then initiated work on a Draft EIR for the Project; and WHEREAS, the City completed the Draft EIR on June 20, 2014 and circulated it to affected public agencies and interested members of the public for the required 45 -day public comment period, fi•om June 20, 2014 to August 4, 2014; and WHEREAS, the City of Rohnert Park duly noticed and conducted a public hearing on July 14, 2014 in order to receive comments on the Draft EIR; and WHEREAS, on September 8, 2014, the City published the Final EIR for the Project, Exhibit A of this Resolution, which incorporates: 1) the Draft EIR; 2) comments received about the Draft EIR and responses to those comments; 3) changes, clarifications and corrections to the Draft EIR; and 4) appendices; and WHEREAS, Section 21000, et. seq., of the Public Resources Code and Section 15000, et. seq., of Title 14 of the California Code of Regulations (the "CEQA Guidelines "), which govern the preparation, content, and processing of environmental impact reports, have been fully implemented in the preparation of the EIR. WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the 2014 -155 Specific Plan area and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on September 11, 2014, the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the Final EIR and the Planning Commission recommended its approval by the City Council; and WHEREAS, subsequent to the September 11, 2014 Planning Commission hearing, the City made revisions, for clarification purposes, to the text of Mitigation Measures B10- la, If, 2a, 2b, and 2d of the EIR. Said revisions are provided at Exhibit C, which is attached hereto, and shall be incorporated into Chapter 3 of the Final EIR; and WHEREAS, on November 25, 2014, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the Final EIR attached hereto as Exhibit A and incorporated herein . NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park ( "Council ") makes the following findings, determinations and recommendations with respect to the Final EIR for the proposed Project: The above recitations are true and correct and material to this Resolution. 2. The Council has independently reviewed, analyzed and considered the Final EIR and all written documentation and public comments prior to making recommendations on the proposed Project; and The Final EIR was prepared, publicized, circulated, and reviewed in compliance with the provisions of CEQA and the CEQA Guidelines; and 4. That the Final EIR constitutes an adequate, accurate, objective, and complete EIR in compliance with all legal standards; and The information and analysis contained in the Final EIR reflects the City's independent judgment as to the environmental consequences of the proposed Project; and 6. The documents and other materials, including without limitation staff reports, memoranda, maps, letters and minutes of all relevant meetings, which constitute the administrative record of proceedings upon which the Council's resolution is based are located at the City of Rohnert Park, City Clerk, 130 Avram Ave., Rohnert Park, CA 94928. The custodian of records is the City Clerk. BE IT FURTHER RESOLVED that on the basis of the evidence contained in the administrative record of the Final EIR, the Council finds that the revisions to the Draft EIR made through the Final EIR and revisions made to the language of the Final EIR after its publication provide clarification to the information contained in the Draft EIR and do not describe 1) a new substantial environmental impact resulting from the project or from new mitigation measures; 2) a substantial increase in an environmental impact; or 3) a feasible project alternative or mitigation measure that clearly would lessen the environmental impacts of the project that has not been adopted. The new information provided in the Final EIR and the revisions to the Final EIR after its publication do not constitute "significant new information" within the meaning of CEQA so as to require recirculation of the Final EIR. (CEQA Guidelines Section 15088.5) and such information does not change the analysis or determinations of significance of potential impacts. The responses to comments demonstrate the Draft EIR contains sufficient mitigation measures to minimize or reduce impacts to a less than significant level; and revised language provided in the Final EIR are intended to clarify the required action and intent of the measures to ensure compliance. BE IT FURTHER RESOLVED by the City Council of the City of Rohnert Park that it does hereby certify the Final EIR attached as Exhibit A, incorporating the mitigation measure revisions as provided at Exhibit C, and directs the filing of a Notice of Determination with the County Clerk. BE IT FURTHER RESOLVED that after considering the Final EIR and in conjunction with making these findings, the City Council hereby finds that pursuant to Section 15092 of the CEQA Guidelines, approval of the Project will result in significant effects on the environment; however, the City eliminated or substantially lessened these significant effects where feasible, and has determined that the remaining significant effects are found to be unavoidable under Section 15091 and acceptable under Section 15093; and BE IT FURTHER RESOLVED that Exhibit B (CEQA Findings and Statement of Overriding Considerations) and Exhibit C (Mitigation Monitoring and Reporting Program) of this Resolution provide findings required under Section 15091 of the CEQA Guidelines for significant effects of the Project; and BE IT FURTHER RESOLVED that Exhibit B of this Resolution provides the findings required under Section 15093 of the CEQA Guidelines relating to accepting adverse impacts of the Project due to overriding considerations. The City has balanced the economic, legal, social, technological, and other benefits of the Project against the unavoidable environmental risks that may result, and finds that the specific economic, legal, social, technological, and other benefits outweigh the unavoidable adverse environmental effects. The City Council hereby adopts the CEQA Findings and the Statement of Overriding Considerations attached hereto as Exhibit B; and BE IT FURTHER RESOLVED that, pursuant to Public Resources Code Section 21081.6, the City Council hereby approves the Mitigation Monitoring and Reporting Program attached as Exhibit C to this Resolution and require the Project to comply with the mitigation measures contained therein; and DULY AND REGULARLY ADOPTED on this 25th day of November, 2014. 2014 -155 zg ATTEST: CITY OF ROHNERT PARK U .I seph �I' Ca Tina , Mayor ayor Anne Buergler, City Cler Attachment: Exhibit A, Exhibit B and Exhibit C BELFORTE:M�ACKENZIE: t Ac _STAFFORD: t , AHANOTU: CALLINAN: a = AYES: (LA) NOES: (o) ABS( ' ) ABSTAIN: (c�) 2014 -155 Exhibit A Resolution 2014 -155 %City of Rohnert Park NORTHWEST SPECIFIC Environmental Impact Report State Clearinghouse No. 2013062005 Final I Certified November 1 03 Environmental Impact Report Final ( Certified November 25, 2014 State Clearinghouse No. 2013062005 This document was prepared. by: PlaceWorks Orange County . Northern California . Los Angeles/Downtown • Los Angeles/West « Inland Empire ® San Diego 1625 ShattuakAvenue, Suite 300 1 Berkeley, California 94709 1 510 848 3815 j 510 848 4315 (f) www.placeworks.com Table of Contents 1. INTRODUCTION ................................................................................................................... ............................... 1 -1 1.1 PURPOSE OF THE FINAL ENVIRONMENTAL IMPACT REPORT .......................... ............................1 -1 1.2 ENVIRONMENTAL REVIEW PROCESS ............................................................... ............................... 1 -1 1.3 REPORT ORGANIZATION ..................................................................................... ............................... 1 -2 2. EXECUTIVE SUMMARY ....................................................................................................... ............................... 2 -1 2.1 ENVIRONMENTAL PROCEDURES ....................................................................... ............................... 2 -1 2.2 SUMMARY OF PROPOSED PROJECT ................................................................ ............................... 2 -4 2.3 SUMMARY OF ALTERNATIVES TO THE PROPOSED PROJECT ....................... ............................... 2 -4 2.4 ISSUES TO BE RESOLVED .................................................................................. ............................... 2 -5 2.5 AREAS OF CONTROVERSY ................................................................................. ............................... 2 -5 2.6 SIGNIFICANT IMPACTS AND MITIGATION MEASURES ..................................... ............................... 2 -6 3. REVISIONS TO THE DRAFT EIR ......................................................................................... ............................... 3 -1 3.1 REVISIONS TO CHAPTER 2, INTRODUCTION .................................................... ............................... 3 -1 3.2 REVISIONS TO CHAPTER 3, PROJECT DESCRIPTION ..................................... ............................... 3 -1 3.3 REVISIONS TO CHAPTER 4.3, AIR QUALITY .................................................... ............................... 3 -14 3.4 REVISIONS TO CHAPTER 4.4, BIOLOGICAL RESOURCES ............................. ............................... 3 -15 3.5 REVISIONS TO CHAPTER 4.5, CULTURAL RESOURCES ................................ ............................... 3 -18 3.6 REVISIONS TO CHAPTER 4.14, TRANSPORTATION AND TRAFFIC ............... ............................... 3 -19 4. LIST OF COMMENTERS ...................................................................................................... ............................... 4 -1 4.1 AGENCIES AND SERVICE PROVIDERS .............................................................. ............................... 4 -1 4.2 PRIVATE INDIVIDUALS AND ORANGIZATIONS .................................................. ............................... 4 -1 5. COMMENTS AND RESPONSES .......................................................................................... ............................... 5 -1 PLACEWORKS NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK TABLE OF CONTENTS ► !' Table 2 -1 Summary of Impacts and Mitigation Measures ................................................. ............................2 -7 Table 3 -1.1 Commercial -R Permitted Land Uses .................................................................. ............................3 -2 Table 3 -1.2 Industrial Permitted Land Uses ........................................................................... ............................3 -6 Table 3 -1.3 Mixed -Use Permitted Land Uses ........................................................................ ...........................3 -10 Table5 -1 Response to Comments ........................................................................................ ............................5 -2 NOVEMBER 2014 1. Introduction 1.1 PURPOSE OF THE FINAL ENVIRONMENTAL IMPACT REPORT This document provides responses to comments received on the Draft Environmental Impact Report (Draft EIR) for the adoption and implementation of the Northwest Specific Plan, herein referred to as the "proposed Project" or "Specific Plan" The Draft EIR identified significant impacts associated with the proposed Project, and examined alternatives and recommended mitigation measures that could avoid or reduce potential impacts. This Final Environmental Impact Report (Final EIR), together with the Draft EIR, will constitute the Final EIR if the Rohnert Park City Council certifies it as complete and adequate under the California Environmental Quality Act (CEQA). Because of its length, the Draft EIR is not reprinted here. However, it is included by reference as part of this Final EIR. 1.2 ENVIRONMENTAL REVIEW PROCESS According to CEQ A, a lead agency is required to consult with public agencies having jurisdiction over a proposed project, and to provide the general public with an opportunity to comment on the Draft EIR. This Final EIR has been prepared to respond to comments received on the Draft EIR. The City issued a Notice of Preparation of an EIR on June 7, 2013. A Scoping Meeting was held on Thursday, June 20, 2013 from 4:00 to 6:00 pm at the Rohnert Park City Council Chambers, 130 Avram Avenue, Rohnert Park, CA 94928. The City made the Draft EIR available for public review from June 20, 2014 through August 4, 2014 by distributing it to local, regional, and State agencies and advising the general public of the availability of the Draft EIR.The City made copies of the Draft EIR available for public review by interested parties at: Rohnert Park Public Library at 6250 Lynne Conde Way, Rohnert Park, CA 94928 City of Rohnert Park, Development Services Department at 130 Avram Avenue, Rohnert Park, CA 94928 M The City's website at www.rpcity.org The 45 -day public comment period ended on August 4, 2014 at 5:00 p.m. Copies of all written comments received on the Draft FIR are contained in this document. These comments and responses to these comments are laid out in Chapter 5, Comments and Responses, of this Final EIR. This Final EIR and the Specific Plan will be presented at a Planning Commission hearing at which the Commission will consider whether to recommend that the City Council certify the Final EIR as a full disclosure of potential impacts, mitigation measures, and alternatives. The City Council will consider the Planning Commission's recommendations on the Final FIR and the Specific Plan during a noticed public hearing, and will make the final action with regard to certification of the Final EIR. PLACEWORKS 1 "1 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK INTRODUCTION 1.3 REPORT ORGANIZATION This document is organized into the following chapters: M Chapter 1: Introduction. This chapter discusses the use and organization of this Final EIR. Chapter 2: Executive Summary. This chapter is a summary of the findings of the Draft and the Final EIR. Chapter 3: Revisions to the Draft EIR. Revisions to the text and graphics of the Draft FIR are contained in this chapter. Underline text represents language that has been added; text with strikethrough has been deleted. Chapter 4: List of Commenters. Names of agencies and individuals who commented on the Draft FIR are included in this chapter. Chapter 5: Comments and Responses. This chapter lists the comments received from agencies and the public on the Draft EIR, and provides responses to those comments. 1 -2 NOVEMBER 2014 2. Executive Summary This chapter presents a summary of the findings of the Draft and Final EIRs, and presents an overview of the proposed Northwest Specific Plan, herein referred to as "proposed Project" or "Specific Plan." This executive summary provides a summary of the alternatives to the proposed Project, identifies issues to he resolved, areas of controversy, and conclusions of the analysis contained in Chapters 4.0 through 4.15 of the Draft Environmental Impact Report (Draft EIR). For a complete description of the Specific Plan, please see Chapter 3, Project Description, of the Draft EIR. For a discussion of Specific Plan alternatives, please see Chapter 6, Alternatives to the Proposed Project, of the Draft EIR. The Draft EIR addresses the environmental effects associated with the implementation of the proposed Specific Plan. The California Environmental Quality Act (CEQA) requires that local government agencies, prior to taking action on projects over which they have discretionary approval authority, consider the environmental consequences of such projects. An Environmental Impact Report is a public document designed to provide the public and local and State governmental agency decision - makers with an analysis of potential environmental consequences to support informed decision - making. The Draft EIR has been prepared pursuant to the requirements of CEQA (California Public Resources Code, Division 13, Section 21000, et seq.) and the State CEQA Guidelines (Title 14 of the California Code of Regulations, Division 6, Chapter 3, Section 15000, et seq.) to determine if approval of the identified discretionary actions and related subsequent development could have a significant impact on the environment. The City of Rohnert Park, as the Lead Agency, has reviewed and revised as necessary all submitted drafts, technical studies, and reports to reflect its own independent judgment, including reliance on applicable City technical personnel and review of all technical subconsultant reports. Information for the Draft EIR was obtained from on -site field observations; discussions with affected agencies; analysis of adopted plans and policies; review of available studies, reports, data, and similar literature in the public domain; and specialized environmental assessments (e.g. air quality, hazards and hazardous materials, hydrology and water quality, noise, and transportation and traffic). 2.1 ENVIRONMENTAL PROCEDURES The Draft EIR has been prepared pursuant to CEQA to assess the environmental effects associated with implementation of the proposed Specific Plan, as well as anticipated future discretionary actions and approvals. The six main objectives of this document as established by CEQA are: to To disclose to decision - makers and the public the significant environmental impacts of proposed activities. To identify ways to avoid or reduce environmental impact. To prevent environmental impact by requiring implementation of feasible alternatives or mitigation measures. To disclose to the public reasons for agency approval of projects with significant environmental impacts. PLACEWORKS 2-1 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK EXECUTIVE SUMMARY To foster interagency coordination in the review of projects. To enhance public participation in the planning process. An EIR is the most comprehensive form of environmental documentation identified in the statutes and in the CEQA Guidelines. It provides the information needed to assess the environmental consequences of a proposed project, to the extent feasible. EIRs are intended to provide an objective, factually supported, full- disclosure analysis of the environmental consequences associated with a proposed project that has the potential to result in significant adverse environmental impacts. An EIR is also one of various decision - making tools that may be used by a lead agency to consider the merits and disadvantages of a project that is subject to its discretionary authority. Prior to approving a proposed project, the lead agency must consider the information contained in the EIR, determine whether the EIR was properly prepared in accordance with CEQA and the CEQA Guidelines, determine that it reflects the independent judgment of the lead agency, and adopt findings concerning the project's significant environmental impacts and alternatives. The lead agency may adopt a Statement of Overriding Considerations if the proposed project would result in significant impacts that cannot be avoided, but the benefits of the project may warrant approval. The Draft EIR is organized into the following chapters: Chapter 1: Executive Summary. Summarizes environmental consequences that would result from implementation of the Plan, describes recommended mitigation measures, and indicates the level of significance of environmental impacts before and after mitigation. W Chapter 2: Introduction. Provides an overview describing the Draft EIR document. ® Chapter 3: Project Description. Describes the Specific Plan in detail, including the site location and characteristics, objectives, and the structural and technical elements of the proposed action. Chapter 4: Environmental Evaluation. Organized into 15 sub - chapters corresponding to the environmental resource categories identified in Appendix G of the CEQA Guidelines, this section provides a description of the physical environmental conditions in the vicinity of the proposed Project as they existed at the time the Notice of Preparation was published, from both a local and regional perspective, as well as an analysis of the potential environmental impacts of the proposed Specific Plan, and recommended mitigation measures, if required t� redli , tll Ptr CiMl7 il!'4n('P TIP Pn<nrnnm Pn M� a ttinn baseline physical conditions from which the Lead Agency determines the significance of environmental impacts resulting from the proposed Specific Plan. Each sub - chapter also includes a description of the thresholds used to determine if a significant impact would occur; the methodology to identif T and evaluate the potential impacts of the Specific Plan; and the potential cumulative impacts associated with the proposed Specific Plan. Chapter 5: Significant Unavoidable Adverse Impacts. Describes the significant unavoidable adverse impacts of the proposed Specific Plan. 2-2 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK EXECUTIVE SUMMARY Chapter 6: Alternatives to the Proposed Project. Considers three alternatives to the Specific Plan, including the CEQA- required "No Project" — 2020 General Plan Alternative, the T\-lixed -Use Only Alternative, and the Reduced Density Alternative. Chapter 7: CEQA- Mandated Sections. Discusses growth inducement, cumulative impacts, unavoidable significant effects, and significant irreversible changes as a result of the proposed Specific Plan. Additionally, this chapter identifies environmental issues scoped out pursuant to CEQA Guidelines Section 15128. Chapter 8: Organizations and Persons Consulted. Lists the people and organizations that were contacted during the preparation of this EIR for the proposed Specific Plan. Appendices: The appendices for this document (presented in PDF format on a CD attached to the back cover) contain the following supporting documents: a Appendix A: Notice of Preparation Comment Letters N Appendix B: Air Quality and Greenhouse Gas Data and Calculation Sheet Appendix C: Biological Resources Data Appendix D: Cultural Resources Data ® Appendix E: Hydrology and Water Quality Data Appendix F: Noise Data Appendix G: Public Services Data ® Appendix H: Transportation and Traffic Data ® appendix I: Utilities and Service System Data According to Section 15121(a) of the CEQA Guidelines, the purpose of an EIR is to: Inform public agency decision makers and the publicgenerally oj� the si ficant environmental effects of a project, identify possible ways to minimitie the significant effects, and describe reasonable alternatives to the project. Given the long -term horizon of the proposed Specific Plan and the permitting, planning, and development actions that are related both geographically and as logical parts in the chain of contemplated actions for implementation, the Draft EIR has been prepared as a Program EIR for the Northwest Specific Plan, pursuant to Section 15168 of the CEQA Guidelines. As a Program EIR, it is not project - specific, and does not evaluate the impacts of specific projects that may be proposed under the Specific Plan. Such subsequent projects will require a separate environmental review to secure the necessary development permits. While subsequent environmental review may be tiered off this EIR, this EIR is not intended to address impacts of individual projects. Once a Program EIR has been prepared, subsequent activities within the program must be evaluated to determine whether additional CEQA documentation needs to be prepared. However, if the Program EIR addresses the program's effects as specifically and comprehensively as is reasonably possible, many subsequent activities could be found to be within the Program EIR scope, and additional environmental documents may not be required (CEQA Guidelines Section 15168[c] and CEQA streamlining provisions). When a Program EIR is relied on for PLACEWORKS 2 -3 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK EXECUTIVE SUMMARY a subsequent activity, the lead agency must incorporate feasible mitigation measures and alternatives developed in the Program EIR into the subsequent activities (CEQA Guidelines Section 15168[c] [31). If a subsequent activity would have effects not within the scope of the Program EIR, the lead agency must prepare a new Initial Study leading to a Negative Declaration, Mitigated Negative Declaration, or an EIR unless the activity qualifies for an expemption. In this case, the Program EIR still serves a valuable purpose as the first -tier environmental analysis. The Program EIR can also serve to streamline fixture environmental review of subsequent projects. 2.2 SUMMARY OF PROPOSED PROJECT The Draft EIR provides an assessment of the potential environmental impacts of implementing the Specific Plan. P1aceWorks is preparing the Northwest Specific Plan, which is expected to be completed in summer 2014, to guide future development on the approximately 100 -acre Specific Plan area bounded by Millbrae Avenue to the north, Dowdell Avenue to the east, Business Park Drive to the south, and Langner Avenue to the west. The Specific Plan envisions a primarily mixed -use development with regional commercial and industrial uses. The Specific Plan includes open space and park components as part of the Conceptual Land Use Plan. In addition to describing the proposed building form and development standards, the Specific Plan also contains goals, policies, and programs relating to land use and urban design; traffic and circulation; utilities and public services; biological resources; and housing. The Specific Plan also contains recommended implementation strategy to guide the next steps. It is assumed that this development under the Specific Plan would occur through 2035, which is considered the Specific Plan Horizon. The primary components of the Specific Plan are a development agreement, a General Plan Amendment, a Zoning Amendment, and a tentative subdivision map application. 2.3 SUMMARY OF ALTERNATIVES TO THE PROPOSED PROJECT The Draft EIR analyzes alternatives to the Specific Plan that are designed to reduce the significant environmental impacts of the proposed Project and feasibly attain some of the proposed Project objectives. There is no set methodology for comparing the alternatives or determining the environmentally superior alternative under CE..QA. Identification of the environmentally superior alternative involves weighing and balancing all of the environmental resource areas by the City. The following three alternatives to the Specific Plan were considered and analvzed in detail: M No Project — 2020 General Plan Alternative N Mixed -Use Only Alternative 0 Reduced Density Chapter 5, Alternatives to the proposed Project, of the Draft EIR, includes a complete discussion of these alternatives and of alternatives that were considered but not carried forward for detailed analysis. 2-4 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK EXECUTIVE SUMMARY 2.4 ISSUES TO BE RESOLVED Section 15123(b)(3) of the CEQA Guidelines requires that an EIR identify issues to be resolved, including the choice among alternatives and whether or how to mitigate significant impacts. With regard to the proposed Specific Plan, the major issues to be resolved include decisions by the City of Rohnert Park, as Lead Agency, related to: * Whether the Draft EIR adequately describes the environmental impacts of the Specific Plan. * Whether the benefits of the Specific Plan override those environmental impacts that cannot be feasibly avoided or mitigated to a level of insignificance. * Whether the proposed land use changes are compatible with the character of the existing area. * Whether the identified goals, policies, or mitigation measures should be adopted or modified. Whether there are other mitigation measures that should be applied to the Specific Plan besides those Mitigation Measures identified in the Draft EIR. 01 Whether there are any alternatives to the Specific Plan that would substantially lessen any of the significant impacts of the proposed Specific Plan and achieve most of the basic objectives. 2.5 AREAS OF CONTROVERSY The City issued a Notice of Preparation (NOP) on June 7, 2013, and held a scoping meeting on June 20, 2013. The scoping period for the Draft EIR was between June 7 and July 8, 2013, during which interested agencies and the public could submit comments about the Specific Plan. The following is a discussion of issues that are likely to be of particular concern to agencies and interested members of the public during the environmental review process. While every concern applicable to the CEQA process is addressed in the Draft EIR, this list is not necessarily exhaustive, but rather attempts to capture those concerns that are likely to generate the greatest interest based on the input received during the scoping process. Water Supply Fill of Jurisdictional Wetlands Biological Resources Air Quality from Construction Vehicular Circulation Drainage Flooding PLACEWORKS 2-5 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK EXECUTIVE SUMMARY 2.6 SIGNIFICANT IMPACTS AND MITIGATION MEASURES Under CEQA, a significant impact on the environment is defined as a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the Specific Plan, including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic and aesthetic significance. The proposed Specific Plan has the potential to generate significant environmental impacts in a number of areas. As shown in Table 2 -1, some significant impacts would be reduced to a less - than - significant level if the mitigation measures recommended in the Draft EIR are implemented. However, pursuant to Section 15126.2(b) of the CEQA Guidelines, which requires that an EIR describe any significant impacts that cannot be avoided, even with the implementation of feasible mitigation measures, as shown in Table 2 -1, significant unavoidable impacts were identified in the areas of Air Quality, Biological Resources, Greenhouse Gas Emissions, Noise, and Transportation and Traffic. For a complete summary of the significant and unavoidable impacts, please see Chapter 5.0, Significant Unavoidable Adverse Impacts, of the Draft EIR. As described in detail in Chapter 7.0, CEQ A Mandated Sections, of the Draft EIR, the Specific Plan would have no significant impact on mineral resources due to existing conditions in the Specific Plan site and surrounding areas. This issue has therefore not been analyzed further in the Draft EIR. Table 2 -1 summarizes the conclusions of the environmental analysis contained in the Draft EIR and the revisions as presented in Chapter 3 of the Final EIR and presents a summary of impacts and mitigation measures identified. It is organized to correspond with the environmental issues discussed in Section 4, Chapter 4.0 through 4.15. The table is arranged in four columns: 1) environmental impacts; 2) significance prior to mitigation; 3) mitigation measures; and 4) significance after mitigation. 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V) Co a) co m z .0 0, c i F- — = w V) ui w 6 E L 2 i C�i CU 0 � BIZ 0 E 0= w 6 cq 0 0- E 10 w ca 0 CD 0- 0 F-C U , 0 J = o .--. N LLI LLJ x Li cr 0 V) LLJ V) LW ;a z F- L) V) LL L4F) r7 C%j LU cc __j Q, (1) L) 0 Ek C/) co (L) 0 cr -0 \ >> C=5 1-0 E w }k \ 0 -0 }k\ /±. CD E c, CL (WD z5 E 0 c) 2 E a) CU E o C-) co u .0 -0 cu C/) 0 2 CL CU w 'g (1) _0 o uQE ) E 0 cu 70 0 \7 E a) Cf) aj -5 -5� 42 W�� L) �-a -0 o E i E 1 0 i-O a co ) — L 0 75 0 o 2 S2 .2 (D �L-- -0 LM (ts co CD 0 0 7 (D -0 w cu co m- cu E \ \ \ 7�5 a) -0 cz m L) 3: -0 CU = (3) a M, CU CL D C, 12 Er 0 0 L) (D ;//S// m C? C-4 NORTHWEST SPECIFIC PLAN EIR CITY OF ROHNERT PARK EXECUTIVE SUMMARY PLACEWORKS 2 -34 3. Revisions to the Draft EIR This chapter presents specific changes to the Draft EIR that were made in response to comments made by the public, as well as staff - directed changes including typographical corrections and clarifications. In each case, the revised page and location on the page is presented, followed by the textual, tabular, or graphical revision. Underline text represents language that has been added to the EIR; text with strikethrough has been deleted from the EIR. None of the revisions constitute `significant new information' pursuant to CEQA Guidelines Section 15088.5.1 As such, recirculation of the Draft EIR is not required. 3.1 REVISIONS TO CHAPTER 2, INTRODUCTION The first paragraph on page 2 -1 under subheading "2.2 EIR Scope" is hereby amended as follows: This document is a Program EIR that analyzes potential environmental impacts of the adoption of the proposed Specific Plan. As a Program EIR, it is not project- specific, and does not evaluate the impacts of specific projects that may be proposed under the Specific Plan. Such subsequent projects will require a separate environmental review to secure the necessary development permits. While subsequent environmental review may be tiered off this Program EIR, this Program EIR is not intended to address impacts of individual projects. However if-the Program EIR addresses the program's effects as specifically and comprehensively as is reasonably Vossible and later activities that are within scope of the effects examined in the Program EIR. and additional environmental review may not be required for those future proJects See CEOr1 Guidelines Section 15168Hc] and CEO - streamlining provisions) When a Program FIR is relied on for a subsequent activity_ the lead agency ust incorporate feasible mitigation measures and alternatives developed in the Program EIR into the subsequent activities CEO Guidelines Section 15168 c 311. If a subse uent activiri would have effects that are not within the scope of the Program FIR the lead agenc�, must prepare a new Initial Study leading to a Negative Declaration. a lfitigated Ne ative Declaration or an FIR unless the activity qualifies for an exemption For these subsequent environmental review documents this Program EIR will serve as the first -tier environmental analysis. The Program EIR can also serve to streamline future environmental review of subsequent projects. 3.2 REVISIONS TO CHAPTER 3, PROJECT DESCRIPTION The third full paragraph on page 3 -9 under the subheading "3.3 description of the Proposed Specific Plan" is hereby amended as follows: 1 14 California Code Regulations Section 15088.5 PIACEWORKS 3-1 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR The Specific Plan assumes this development would occur through 2035, which is considered the Specific Plan Horizon. The timeframe and the rate of development within the Specific Plan Area are subject to variation based on market demands, the regional economy, and other socioeconomic factors. The buildout projections shown in Table 3 -1 provide a conceptual development program for overall square footage of new development for environmental review purposes The Specific Plan represents a development program that is conceptual and may not nears. Neither the Specific Plan nor the EIR place a cap on the level of development that may occur in the future However, potential future development in the Specific Plan Area that exceed the buildout projections analyzed in this EIR would require additional environmental review per CEOIA as determined by the City. The first paragraph on page 3 -10 under the subheading "Commercial -R" is hereby amended as follows: As shown in Figure 3 -5, Commercial — R uses are designated for parcels fronting the north side of Golf Course Drive West. This designation is intended to provide sites for retail areas containing a wide variety of businesses, including: retail stores, eating and drinking establishments, commercial recreation, sim ~�, atttatnobile sale,, ie-es, financial, business and personal services, hotels and motels, and educational and social services. In order to provide for the housing anticipated in the Housing Element, and provide for internal consistency between the Land Use Element and the Housing Element, residential uses may be conditionally permitted. Maximum permitted Floor Area Ratio (FAR)7 is 1.5 for hotels and 0.4 for all other uses. Letter designation on the General Plan Diagram may limit the type of commercial uses in certain districts, as follows: R (Ke ,gional�. Shopping centers that typically include department stores or big -box stores, which attract consumers from outside the city Neighborhood- oriented commercial uses may be limited within this district. Table 3-1.1 shows permitted land uses in the Commercial -R land use deli alm tion 3 -2 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR TABLE 3-1.1 COMMERCIAL-R PERMITTED LAND USES Land Use Category Tvpe of Permit Bath House /Spa Billiards Parlor R p Broadcasting3-tud-ih Clubs & Lodges Q Commercial Filming Studio Communication Convention Center Cultural Institution (e.g. museums) Day Care Center (Non-ResidenjLiall c Drive-Through Window (any u Q Drive- Through Window (pharma cvl (Il c Dry Cleaning Outlet p Firearm Dealers and Firearm Ammunition Dealer-" c Elo-n-at p Food Store Convenience Store Furniture Store • Small/Custom Order • Large Health Club A Homeless Shelter (Ml * Small (6 or less persons) p * Large (7 or more aersonsl Hotel /Motel & in-room food preparation unless applied for and approved as part of p project approval or separately, Interior Decorator p Kennel (Commercial) In conjunction with a medical dental- Laundromat PLACEWORKS 3-3 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK ..__._...__._._._.w REVISIONS TO THE DRAFT EIR Type of Permit P_ I 1p I ZLQ -Q A p P p- A Congregate Carej&aaWaaLWog c Convalescent Hospital c 3-4 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR TABLE 3-1.1 COMMERCIAL-IR PERMITTED —LAND USES Land Use CateC Tvpe of Permit Senior Housing (Independent LivinM n Restaurant � General p Fast Food (see also Drive-Through Window- Il Q Outdoor & Sidewalk Cafe (Sl A Take Out/Delivery p With Bar & Live Entertainment M Retail, General and Specialty Department or Big Box Retail p Retail Warehouse Store (e.g., big box) c • Small (eg. typically located in a small office/retail space) c • Lam c Single Room Occupancy Living jUgiLFacility =U A Single Room Occupancy Residential Hotel (Z) A Studio (e.g. Dance Martial Art p Tailor P Tattoo/Pier p Telecom Canter Temporary Use/Event (EE, see also DD) * Arts & Crafts Show T * Circus/Carnival T Flea Market/Swap —Meet A Live Entertainment A QDJdQDL Exhibit T Recreation Event A Religious Assembly A Retail Sales T Seasonal Lot/Activity (e ,q. Christmas trees T Tad air T P LACE WORKS 3-5 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK ....._.._.._.._._._ __....... REVISIONS TO THE DRAFT EIR TABLE 3 -1.1 COMMERCIAL -R PERMITTED LAND USES Land Use Category Type of Permit Theater — Thrift Shop _ P Transit Facility Upholstery Shop Uses not shown are prohibited unless determined by the Planning Director to be coInsistentwith the Specific A Plan. P - Permitted C - Conditionally- permitted by Planning Commission A - Administrativa Permit Z - CPdificate of Zoning Compliance T- Temporary Conditional Permit I - Uses Allowed as Inc d .ntal to a Primary l If the listed land LISP IS followed b a 1Prte! Or a SPcfion reference UI parenthesis that LI ether or referencp djTeC h !Pal/P! r0 t11P mrrEsponding land IIso footnote Or so( ' ' n! V. . I Mlmrrl)al Code Section 77.0 7 app The following is inserted following the second paragraph under subheading "Industrial' on page 3 -10 of the Draft EIR: Table 3 -1 2 shows permitted land uses in the Industrial land use designation. TABLE 3 -1.2 INDUSTRIAL PERMITTED LAND USES Land Use Cate ocr rr Type of Permit Agricultural Processing (includes viticulture) C Agricultural Services A Aircraft Related Industry A Animal Hospital /Veterinary Clinic A Ambulance Service A Appliance Repair Service P Auto Parts Sales & Installation P Automobile Service Station (C) Beverage Bottling Plant P Boat RV and Outdoor Storage Facility (E) -Q Boat Building E Distillerv/Winery (Rl A Broadcasting Studio A 3-6 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR TABLE 3 -1.2 INDUSTRIAL PERMITTED LAND USES Land Use Category Tvpe of Permit Car Wash P Clubs & Lodges Commercial Filming Studio Communication Facility (F) SLA Contractors Storage Yard Convention Center ooperaae P Cultural Institution (ea museums) c Dairy Products Processing _P Day Care Center (Non - Residential) CDII Dry Cleaning Plant A Exterminator P Food Processor C Fuel Storage Funeral Parlor/Mortuary Health Club P I Household Hazardous Waste Facility Q Household Services /Contractors (e.g. plumbing painting, electrical, interior decorating) 2 Kennel (Commercial) (0) Laundries /Linen Supply Service P_ Light Manufacturing and /or Assembly (Laboratory aad 2 requirements to Biosafety Levels 1 Lumber Yard P Massage Therapy (see Chapter 9.80 of Zoning Codel ELI Medical Laboratory A Microbrewery • with restaurant -Q • without restaurant P Nursery (Horticulture) Office A PLACEWORKS 3 -7 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK _._.----___._ w ....... _____._._.......__.___. __.,__.._.___- -_._...._....._...__........._. REVISIONS TO THE DRAFT EIR TABLE 3 -1.2 INDUSTRIAL PERMITTED LAND USES Land Use Category Type of Permit P ing Lot (Commercial) Parcel Delivery Service P Personal Services As a Principal Use A As an Incidental Use I Photographic Plant p Printing & Blueuintina p Private /Public Utility Facility (F) Minor ZLc MA C Public Assembly C Public Facility— Non -City owned or proposed (see also Public Utility) C Public Facility -City owned from City Council) or proposers (subject tg Planning Commission review on referral p _ li hin p Recycling Facility (V) • Reverse Vending Machines P • Small Collection Facility A • Large Collection Facility C • Light Processing Facility _Q Religious Assembly C Research and Development (Laboratory requirements to Biosafety Lev 1 and 2 only) P Restaurant (I) m As an Incidental Use A Ratail Us_e As an Incidental Use A Retail Warehouse School Trade School A fil High ap= c 3-8 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK . .... ..... . .... REVISIONS TO THE DRAFT EIR TABLE 3-1.2 INDUSTRIAL PERMITTED LAND USES Land Use Type A. Permit _ Security Guard Residence Self - Storage -Facility JY) Sian Shoo P Stone Works 2 Studio (e.g. Dance, Martial Arts) A Taxidermist A Telecom Center A Temporary Use/Event (EE, see also DD) Arts & Crafts Show T Circus /Carnival T Flea Market/Swap- Meet A Live Entertainment A Outdoor Exhibit A Recreational Event A Religious Assembly A Retail Sales A Seasonal Lot /Activity e-g- Christmas — trees, pumpkins) T Trade Fair Towing Service/Impound Yard A Trucking Terminal (including nlavhn-c�r A Upholstery Shop p- Vehicle Storage Yard A Vehicular Dealerships/Rentals (ind boats. farm & construction equip) F A Vehicle Repair/Body Shops (G(3) p- Warehousing/Wholesaling p Uses not shown are prohibited itnlpqq determined by the Planning nirertnr lobe consistent with the _Specific _Plan P - Permitted C -- cnlditipnally-pPrmitted by Planning Commission A- Administrative Permit Z - Certificate of Zoning T - T— nnd I nn.91 Permit --- -P—ry- C — - L--Uae&Albwed-as-Liicideiital-Lo-aP=ary Ll If thabsted. land -use.is fdowed.bya lielter-oLa serjuguefeLenciam. P I- A C E VV 0 R K S 3-9 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR TABLE 3 -1.2 INDUSTRIAL PERMITTED LAND USES Land Use Cate ocr Type of Permit us fnntnl7fe17LSnarial nLoll n in MnniCi a1 Cnda_$ectio 17Q7 020 The text under subheading "Mixed Use" on page 3 -12 of the Draft EIR is hereby amended as follows: This designation accommodates a variety of compatible businesses, stores, institutions, service organizations, hotels, and residences in a pedestrian- oriented setting. Allowable uses include multi - family residences u t 24 dwelling units per acrel, retail shops, financial, business and personal services, and restaurants. This designation is intended to accommodate these uses in a pedestrian- oriented environment that provides access to residents' basic everyday needs and is desi ed to=promote walkability. Uses in this area ma, be accommodated in the same building or horizontally mixed. Maximum FAR for commercial uses are allowed up to 1.5 for commercial and mixed -use proiects that do not include residential Mixed -use proiects containing residential and commercial uses are allowed to a total FAR of 2.0. , gasalitte stations) and drive thr-att� establishments are ttat per-tnitted, but tnay be allowed within Plaiined Development and Speeifie Platt areas if the gavernitig ptavisions 1�e_4 sueh areas expfessly provide Table 3 -1.3 shows permitted land uses in the Nlixcd- se land use designation. TABLE 3 -1.3 MIXED -USE PERMITTED LAND USES Land Use Cate oc o jy of Permit Amusement Center (e.g, video games, other indoor amusements) _Q I C ank /Savinas & Loan /Credit Union (drive - through windows not o rmit 4 _Q NiahtdW20 Barber /Beauty Shon_ Bath House /Soa 3 -10 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK . .... . ..... -- REVISIONS TO THE DRAFT EIR TABLE 3-1.3 MIXED-USE PERMITTED LAND USES Land Use Category -T) Me of Permit Bed & Breakfast Inns (D) Billiards Parlor �R Communication Facility IB -C/A Cultural Institutions (e.g. museums) A Day Care Center (Non - Residential) c Dry Cleaning Outlet p P Food Store a Under 15,000 square feet p m Between 15.000 sq, ft. and 40,000 aa—.fL Health Club P_ Hotel (100 morns or less) (No food preparation unless applied for and approved as part of project approval or separately.) Interior Decorator p In conjunction witb-a medical. dental or optical Laundromat p Liquor Store (Off -Sale) (R) -Q! Live EntertainmentQ! Massage Therapy (see Chapter 9,80 of Zoning Code) p Medical Clink A Microbrewe y (with restaurant) Office Professional and Administrative p Medical and Dental p 111 P I h 1. a I r 11 ma I cy I (drive-thmuqh windows not watedi (boes not include Medical Mar'juana Dispensary which is a p[QhNed use within the Photography-StudjQ p Small Copy Cent Public Assembly PLACEWORKS 3-11 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR TABLE 3 -1.3 MIXED -USE PERMITTED LAND U Es Land Use Cateyory Type of Permit Public Facilitv (e.a. police and fire stations. community centers government ffic _ C = 4!4siA m I A Homeless h It r (6 or less persons) Residential Facilitv P o wegate Care /Assisted Living A Convalescent Hospital A Single Room Occupancy Living Unit Facility Q P Hale Room Occupancy Residential Hotel (Zl P Senior Housing (Independent Living) Residential Use P Live /Work (P) P _ _ Multi -F'am p Townhouse P Res a r nt r I P _ Outdoor & Sidewalk Cafe (S) A Take Out /Delivery (drive - through windows not permitted) P_ With Bar & Live En C Retail General and Specialty P ^fi Arts & Crafts Show I 3 -12 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK _. .___.__ ------- - -------- . _________.______.._._._____._._ _... REVISIONS TO THE DRAFT EIR TABLE 3 -1.3 MIXED -USE PERMITTED LAND USES The first paragraph under the subheading "Parks/ Recreation" on page 3 -12 is hereby amended as follows: The Specific Plan designates 1.3 acres as Parks /Recreation and includes a provision that 3.5 additional acres of park space will be provided as part of the trail system and adjacent to detention areas throughout the Plan Area. The following park and open space features are recommended by the Specific Plan. The exact nature and design components of individual open spaces are not known at this time and will be determined as development occurs within the S Plan Area. Refer to the Citv's Zoning Code for permitted uses and regulations re ag rding Parks /Recreation uses. The text under the subheading "3.4 General Plan Amendments" on pages 3 -20 and 3 -21 are hereby amended as follows: PLACEWORKS 3 -13 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF RQHNERT PARK REVISIONS TO THE DRAFT EIR The Specific Plan will require a number of General Plan Amendments to ensure consistency between the Specific Plan and the City's General Plan. The analysis in this EIR reflects these amendments, which the City will adopt as required by State law Proposed General Plan land use designations are shown in Figure 3 -35. As shown, the Specific Plan designates properties using the "Commercial — R" designation, the "N fixed Use" designation, and the "Industrial" designation. Additional General Plan amendments will include the following_ Revisions to the Land Use Element to update relevant land use figures and Policy LU -20, which outlines the development range of the Specific Plan Area, and Policy 1-U -21, which describes general land use standards for the Specific Plan Area. M Revisions to the General Plan Housing Element to account for annexation of the Specific Plan Area. Revisions to the Transportation Element in order to designate Dowdell Avenue south of Golf Course Drive West as Major Collector and update relevant figures. 3.3 REVISIONS TO CHAPTER 4.3, AIR QUALITY Pages 4.3 -40 through 4.3 -41, under Mitigation Measure AIR -4 is hereby amended as follows: Light industrial land uses may generate substantial quantities of air pollutants within 1,000 feet of off -site sensitive receptors. In addition, proposed sensitive land uses in the Specific Plan may be within 1,000 feet of major sources of air pollutants. Mitigation Measure AIR -4a: Applicants for future warehousing and other industrial land uses within the Specific Plan that that: 1) have the potential to generate 100 or more diesel truck trips per day or have 40 or more trucks with operating diesel- powered transport refrigeration units (TRUs), and 2) are located within 1,000 feet of a sensitive land use (e.g., residential, schools, hospitals, nursing homes), as measured from the property line of the proposed Project to the property line of the nearest sensitive use, shall submit a health risk assessment (HRA) to the City of Rohnert Park prior to future discretionary Project approval. The HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and the Bay Area Air Quality Management District. If the HRA shows that the incremental cancer risk exceeds ten in one million (10E -06), PM2.; concentrations exceed 0.3 µg /m3, or the appropriate noncancer hazard index exceeds 1.0, the applicant will be required to identify and demonstrate that Best Available Control Technologies for Toxics (T- BACTs) are capable of reducing potential cancer and noncancer risks to an acceptable level, including appropriate enforcement mechanisms. T -BACTs may include but are not limited to: * Restricting idling on -site. * Electrifying warehousing docks. * Requiting use of newer equipment and /or vehicles. * Restricting offsite truck travel through the creation of truck routes. In addition_ diesel generators shall meet the California Air Resources Board's Tier 4 emissions standards T- BACTs and Tier 4 generators identified in the HRA shall be identified as mitigation measures in the 3 -14 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR environmental document and /or incorporated into the site development plan as a component of the proposed Project. Mitigation Measure AIR -4b: Applicants for residential and other sensitive land use projects (e.g., hospitals, nursing homes, day care centers) within the Specific Plan within 1,000 feet of a major sources of TACs (e.g., warehouses, industrial, or roadways with traffic volumes over 10,000 vehicle per day), as measured from the property line of the Project to the property line of the source /edge of the nearest travel lane, shall submit a health risk assessment (HRA) to the City of Rohnert Park prior to future discretionary Project approval. The HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment (OEHHA) and the Bay Area Air Quality Management District. The latest OEHHA guidelines shall be used for the analysis, including age sensitivity factors, breathing rates, and body weights appropriate for children age 0 to 6 years. If the HRA shows that the incremental cancer risk exceeds ten in one million (10E -06), PM2.5 concentrations exceed 0.3 µg /m3, or the appropriate noncancer hazard index exceeds 1.0, the applicant will be required to identify and demonstrate that mitigation measures are capable of reducing potential cancer and non - cancer risks to an acceptable level (i.e., below ten in one million or a hazard index of 1.0), including appropriate enforcement mechanisms. Measures to reduce risk may include but are not limited to: M Air intakes located away from high volume roadways and /or truck loading zones. Heating, ventilation, and air conditioning systems of the buildings provided with appropriately sized Maximum Efficiency Rating Value (MERNO filters. ® Place residents as far away from truck activities including loading docks and deliver areas_ as feasible. -litigation measures identified in the HRA shall be identified as mitigation measures in the environmental document and /or incorporated into the site development plan as a component of the proposed Project. The air intake design and MERV filter requirements shall be noted and /or reflected on all building plans submitted to the City and shall be verified by the City's Planfi�g- Development Services Department. 3.4 REVISIONS TO CHAPTER 4.4, BIOLOGICAL RESOURCES The text under the subheading Mitigation Measure BI0-1a on pages 4.4 -32 and 4.4 -33 is hereby amended as follows: Mitigation Measure BI0-1a: Prior to individual project approval under the Specific Plan, the City shall require the preparation and submittal of a protocol -level survey conducted by a qualified biologist to the Rohnert Park Een-Anui-i Development Services Department as required by the California Endangered Species Act and the Federal Endangered Species Act. The protocol -level survey shall determine the potential for special - status plant and /or wildlife species, including nesting birds and birds protected under the Migratory Bird Treaty Act, to occur within or adjacent to the proposed development Specific Plan Area. The survey should be conducted within the blooming period of all special - status plant species identified in Table 4.4 -4 that have the potential to occur on the specific development project site. If a special - status species are observed during the survey, then appropriate alternative measures should be executed as follows: PLACEWORKS 3 -15 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK _ REVISIONS TO THE DRAFT EIR _ 1) The City shall require pre - construction surveys within 30 days prior to the commencement of grading and /or construction activities. 2) As appropriate based on the results of the pre - construction surveys, construction limits shall be clearly flagged as directed by the biologist to ensure that impacts to sensitive biological resources are avoided or minimized to the extent feasible. 3) All plants within the construction footprint (including staging areas) shall be transplanted to a mitigation site approved by the U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and Wildlife (CDFW). Lost plant habitat that is occupied by special status plants shall be replaced at a ratio of two acres of replacement habitat for each acre of special- status plant habitat lost. The success of the transplantation program shall be evaluated to have been achieved if 80 percent or more of the transplanted plants have survived five years after transplantation. Ylitigation projects will be monitored annually for five years using success criteria developed in coordination with the CDFW and USFWS. 4) If special - status species identified in the Santa Rosa Plain Conservation Strategy (SRPCS) are found to be present on site, the project applicant shall follow the standards prescribed in the SRPCS, which requires that three surveys per year shall be conducted and a tnininiutn of two years of negative results be reported to accurately state that each of the above mentioned species is not present. Impacts to habitat could require mitigation in the form of preservation of the same habitat at a 2:1 ratio. If no special - status plant species are observed but habitat for them is present, mitigation in the form of preservation of the same habitat at a 1:1 ratio could be required. S) As appropriate based on the results of the preconstruction surveys, the City shall require: Development and implementation of contractor training to educate project contractors on the sensitive biological resources within and adjacent to the project site and the measures being implemented to avoid and minimize impacts That a qualified biological monitor be present during a portion or all of the construction activities to ensure impacts to the sensitive biological resources are avoided or minimized to the extent feasible; That project applicants obtain written authorization from the USFWS that the grading or construction activity complies with regulations on the "take" of the listed species, That any mitigation requirements set forth by such agencies be incorporated into the project's final design plans. The text under the subheading Mitigation Measure 13I0-1f on page 4.4 -34 is hereby amended as follows: Mitigation Measure 13I0-1f: If the California tiger salamander (CTS)habitat is determined to be on -site based on protocol surveys performed in accordance with the FWS CTS sure ey protocol g 1,- F� , t hen a formal consultation with USF`WS shall be initiated. Based on the ensuing Biological Opinion provided by the USFWS as part of the consultation, further measures may be necessary including a CTS pre- construction s before initiation of any grading and construction activities would be permitted to begin. Compensation of CTS habitat loss might be required at a mitigation ratio to be determined during the consultation process. 3 -16 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR The Santa Rosa Plains Conservation Strategy and the Programmatic Biological Opinion shall govern the applicable mitigation ratios for effects on CTS for future activities. The text under the subheading Mitigation Measure 13I0-2a on page 4.4 -34 is hereby amended as follows: Mitigation Measure BIO -2a: The City shall require the applicant of a development proposal permitted under the Specific Plan where wetlands ma y 1 e acre present at! ate tinkno ti to conduct a wetland delineation according to the current U.S. Army Corps of Engineers (USACE) standards (e.g., 1987 USACE Wetland Delineation Nlanual and the 2008 Regional Supplement to the USACE Wetland Delineation Manual: Coast Region). The developer shall submit theThis delineation shall be stib nit a to and verified l by the USACE -and the City as Hart of the entitlement application fora specific development ro�ect. Verification of the wetland delineation shall be conducted by the USACE as part of the Section 404 permit process prior to issuance of a grading permit. The text under the subheading Mitigation Measure 13I0-2b on pages 4.4 -34 and 35 is hereby amended as follows: Mitigation Measure 13I0-2b: If a-wetland delineation map is required per Mitigation Measure BIO -2a, epee it is "ve±ified" by USAGE and the full extent of watef-s of the United States /State is kneyffi the Gity shal-I 'Ili iire the applicant of a development proposal permitted under the Specific Plan shalite, design the project so that avoidance or minimization of wetland impacts occurs on the site through the use of Best Management Practices (BNH's) to protect waters of the United States /State and to ensure that water quality standards are not compromised. These practices can include installing construction fencing buffers, straw waddles to keep fill from entering preserved/ avoided wetlands and other waters, and other protective measures; and requiring a biological monitor be on -site during project construction to monitor the integrity of any preserved wetlands and other waters during mass grading or filling of the project site. In accordance with the federal Clean Water Act Section 404(b)(1) guidelines, avoidance and then minimization must be given first consideration in the sequence for mitigating wetlands impacts. The text under the subheading Mitigation Measure 13I0-2d on page 4.4 -35 is hereby amended as follows: Mitigation Measure 13I0-2d: As a condition of project ap rov or all of the doeutneffted wedand habitat that is flat avoi I the City shall require that the project developer mitigate for impacts to wetlands _to achieve a no net loss of wetland habitat In accordance with the 2008 USACE/U.S. EPA Compensatory Nlitigation Rule wetlands mitigation may consist of (1 ) the urchase of wetland mitigation credits from h a USFWS/ CDFW USA E- approved mitigation bankl- 2 n- site or off -site permittee- responsible mitigation; or _(3.) in an approved in -lieu fee mitigation program Mitigation shall be provided in perpetuit< at the applicable restoration creation enhancement and /or preservation ratios established in accordance with state and federal laws Current restoration /creation ratio r _pThe projeet developer shall feeansttuet verfial pool habitat at a replaeement ratio of 1:1 for wetland habitat creation and 2:1 for wetlan yefn*a eel habitat preservation for each acre of wetlandvefffal-pool habitat impacted. A final determination of these mitigationtes� ratio totals shall be established in consultation with the USFWS, CDFW and /or USACE PLACEWORKS 3 -17 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR The text on the last paragraph of page 4.4 -35 is hereby amended as follows: Significance With Mitigation: Compliance with aApplicable federal, State, and local regulations, together with Mitigation Measures 13I0-1a through BIO -1f above would reduce potential impacts to special - status species that could result from future development under the Specific Plan, to the maximum extent practicable. Additionally, subsequent projects permitted under the proposed Specific Plan that would involve development in areas where special status plant and wildlife species may occur would be required to comply with all applicable laws protecting biological resources, which require mitigation for impacts to special- status species. Nonetheless, given that there are portions of the Specific Plan Area that were not accessible during the preparation of the Biological Assessment, impacts to special- status species as a result of implementing the Specific Plan would be remain signifies cant *ffd-ff�le. It should be noted that the identification of this program -level im act does not preclude the finding of less- than -si rgufcant impacts for subsequent pro ects that comply with applicable federal State and local regulations or meet applicable thresholds of ignificance I however due to the programmatic nature of the proposed Project no additional mitigation measures are available and then act is still considered significant and unavoidable The last paragraph on page 4.4 -35 is hereby amended as follows: Significance With Mitigation: Compliance with applicable federal, State, and local regulations, together with Mitigation Measures 13I0-2a through 13I0-2d above would reduce potential impacts to sensitive habitats that could result from future development under the Specific Plan, to the max4mum extent praeticable. Additionally, subsequent projects permitted under the Specific Plan that would involve development in areas where sensitive habitats may occur would be required to comply with all applicable laws protecting biological resources, which require mitigation for impacts. Nonetheless, given that there are portions of the Specific Plan Area that were not accessible during the preparation of the Biological Assessment, impacts to sensitive habitats as a result of implementing the Specific Plan would remain significant dnd*n&mfthth e. It should be noted that the identification of this grogram -level impact does not preclude the finding of less than significant impacts for subsequent protects that comply with applicable federal State and local re lations or meet applicable thresholds of si£mificance However due to the programmatic nature of the proposed Project nQadditional mitigation measures are available and the impact is still considered .rivnificant and unavoidable 3.5 REVISIONS TO CHAPTER 4.5, CULTURAL RESOURCES Page 4.5 -6, the last paragraph under the subheading "Paleontological and Archaeological Resources" is hereby amended as follows: The `sr Northwest Information Center N'WIC) has no record of prehistoric or historical archaeological sites within the Specific Plan Area; however, only 30 percent of the Specific Area Plan parcels have been surveyed for the presence of archaeological resources. 3-18 NOVEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR 3.6 REVISIONS TO CHAPTER 4.14, TRANSPORTATION AND TRAFFIC The following is inserted above the first paragraph on page 4.14 -53 of the Draft EIR: The following Specific Planolicy requires development within the Plan area to be responsible for funding and completing roadwaimprovements at the above three intersections: 19 Policy CIR -1 14 New development within the Plan area shall be responsible for fundinV and constructing all onsite roadway and intersection improvements identified in the Northwest Specific Plan. The following is inserted below the bullet point beginning with "Golf Course Drive West /U.S. 101 South Ramps ": The following Specific Plan olic wwould ensure that future development within the Specific Plan would contribute its proportional share toward addressing the above two offsite traffic impacts: Policy CIR 1 15 The City shall update the Public Facilities Finance Plan to incorporate the offsite intersection and roadway improvements identified in the Northwest Specific Plan allowing future development within the Plan area to contribute its proportional share of the costs associated with these improvements. PLACEWORKS 3 -19 4. List of Commenters Comments on the Draft EIR were received from the following agencies and organizations. Letters are arranged by category and by the date received. Each comment letter has been assigned a number, as indicated below. Comment letters are included in Appendix A of this hinal EIR. 4.1 AGENCIES AND SERVICE PROVIDERS Al Katy Sanchez - State of California, Native American Heritage Commission, July 7, 2014 A2 Ken Chiang - State of California, Public Utilities Commission, July 30, 2014 A3 Jean Roggenkamp - Bay Area Air Quality Management District, August 4, 2014 A4 Erik Alm - California Department of Transportation, August 4, 2014 A5 Scott Morgan - Governors Office of Planning and Research - State Clearinghouse and Planning Unit, August 5, 2014 4.2 PRIVATE INDIVIDUALS AND ORANGIZATIONS B1 Anonymous, July 7, 2014 B2 Comments from Public Hearing on Draft EIR, July 14, 2014 B3 Alicia Guerra - Buchalter Nemer, August 4, 2014 PLACEWORKS 4 -1 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK LIST OF COMMENTERS 4-2 NOVEMBER 2014 5. Comments and Responses This chapter includes a reproduction of, and responses to, each letter received during the public review period. Comments are presented in their original format in Appendix A, Comment Letters, along with annotations that identify each comment number. Responses to individual comments are provided in Table 5 -1 alongside the text of each corresponding comment. Letters follow the same order as listed in Chapter 4, List of Commenters, of this Final EIR and are categorized by: 19 .Agencies and Service Providers ® Private Individuals and Organizations Letters are arranged by category and by date received. Each comment is labeled with a reference number in the margin. During the review period for the Draft EIR, members of the public submitted several comments that related to the details of the proposed Project itself, convey the commenter's opinion of the proposed Project, or address the relative consequences or benefits of the proposed Project (referred to here as "merits of the proposed Project "), rather than the adequacy of the Draft EIR or the environmental issues, impacts, and mitigation measures addressed in the Draft EIR. It is important for a Lead agency in its decision - making process to consider both the adequacy of the Draft EIR and the merits of the proposed Project. However, a Lead Agency is only required by CEQrA to respond in its Final EIR to comments related to pertinent environmental issues and the adequacy of the Draft EIR. Section 15204 of the CEQ A Guidelines provides direction for parties reviewing and providing comment on a Draft EIR, as follows: In reviewing draft EIRs, persons and public agencies should focus on the sufficiency of the document in identifying and analysing the possible impacts on the environment and ways in which the significant effects of the project might be avoided or mitigated. Section 15204 continues in relation to the role of the Lead Agency in responding to comments: When responding to comments, lead agencies need only respond to significant environmental issues and do not need to provide all injbrmation requested by reviewers, as long as a good faith effort at full disclosure is made in the EIR. Although comments related to merits of the proposed Project do not require responses in the Final EIR, they do provide important input to the decision - making process. 'Therefore, merit- and opinion -based comment letters are included in the Final EIR to be available to the decision - makers when considering whether to adopt the proposed Project. PLACEWORKS 5"1 w a z Q (L Y U � w a U H w � a w cn z n O 2 O F- > K O - Z U T N z /O CL N W z N H z W c� C O U LO W J co to H w O 0 CL CL U LU W 0 Z Q U Z W Q r-1 O i Q N N a CJ a °0 O C i N o s a Y w co a 3 � s rp li N i- > � �° f6 � Y Q � d � O N O a In c +-' C W ai i1 K a L L @ rp .0 �^ N O L a N Y 4 L Y u 'O W ° -Q Y s- E i a a, N -a U Y m i N _ U N a s W -6 C Q rp c M Z L iu .� '3 a YO p ra w -O rn — a L N� �- U O c Z N N C e Y N N U Q Q U U Y r6 0 >• a Y N In @ ° U N -C ai O Y L N a •C ?� O z w a-o 3 aci auiz o vN C? � w ° � o0 cp aY' o f o 'a s v' c m L .0 o o a E c a v C— Vf Q Y N >. 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C C `•- m y 0 V O1 m a V +L-' Cl O v T u v VI N fl_ '3 N N� E v OO a a) 'U 'm0 '6 C pcn a a) c cn Q y E m L n ai L fl C Y 3 vOi a vOi +m+ m� E v an v c= v Q N .N u .D O U Cl. m c 0 Q v O Q v_- y -6 01 n- O° U o In m o o -0 u 0 3 c m U 0_ u m a) m-a O m On hn m O O Q C Y a1 m aL-+ U +;aJ 0 C I N E U ..0 T YO u— C O V c u m U C Mo Q y C c: cc a. m Q v cc -0 .3 E m n m N— N - N m rZ v ° On X v ° ✓ 2 � Sc S a 3 a% 5; 0 -0 a E EO `y. m a) o a m m m Y a1 M L Q7 m U c � C0 L m d- +'' L1 O W v U o^ :E v aj m c a) Q 4- al m N N -0 c U m = a1 c O ai O u w_0 m O Y Q m U hc A ' � .� L 0 > 3N N O J — y N w tn _ L E µ a o 0 o- o C hA Y yn cn m w m N 3 C v _0 Y a vi E 0 0 -C i t a m `1 a1 V -O 0 0 C2 ?_' O .D Y Q Z > t3/1 N OU C aJ c `-^ N -O O Y N L, .E V N o N c v n a1 Y m y _0 y O E 6 aJ m m m m Ou O1 C C +-' L c Y m > + a1 > C C °_ Y K O o - N o v° m o Q °c o u E 0 a a 'O !n a) c N ai Lb C N U U I--' � O `1 - o o v v N O SZ N m O IOif -: 'O U +' Y N N m �p ?j 0 a) aj 3 M c In m N U v N L ai v m c al Y y Y 4, N v 0 _m L m m N C -± O m -6 '.. N Y o C N E: �- Y L C L QJ a E c co `u 0 E °' �� v N n. �° U W 00 'c T _m 6 Y QJ N a) .E O Q m v °'' a �_ E m o o 3 Q_ ° 0_ U (]n y •Y N a) 6 N QJ Q N W m N M Y L o t� m N ha is 1^ U vl w Q -Q 0 v u v >° m Q y ,v v m o u v bn a) L m +L.+ ': O tu p C ca O u v°- rya v +N+ 0 v Y- fNa C m u -N 6 .y n U N 0 O a) -Q O a v i U NN u y - In ai m 0 E v a n @ Iii, (u U L N V aJ Q. > y > N c U E Q y QJ u O .i w Q aJ O_ ° al O O O m 0_ m N .c ton a 0_ ci N M M O O m m y _0 C 0 U a1 Ql m O tp C m J Y m m C a a d c u v O m O 7 0 O' N m C C L o 'O aJ i O MU s v v a' 0 w a U_ -0 C O O U SZ � T ° y y0 Q bD .N al m w V U v° �- N N E y O O Q. .�°- _0 N a1 aj M O O_ -Q Y O_ U ° N C m w aj c a1 .x y?. 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(DI c N CLJ Y 0 of C: V) C:� 0 > (a c Q- ai 0 ro u W aj C) -0 C� C: 0 Qoj C O —011 —M E F= 0- E: NF= -0 0 M bn (L>[ C@ 0 CL w 0 7:E 2 - U -0 o U U a) ILC o E C: > (1) 0 b-0 a) E c u aJ w (u i7i a) cu 0 -0 M C� C :) > �5 0 CL, L aj 2 -0 Ln (U ai aj m = U- .1 cu .5; u c CU -0 = Ln (U U Z) 0 ai aj 0 0 -0 > -0 M- M, L .2 M, C� cm m c O U or = 0! 0 a) 'U - -0 0 0 m E _0 U C: E U>. ai -2 LA m C a) w a) C: o m o u a) -0 CL u m on (U -0 0 aj V N E 0 E a) 0 0 0 C: 0 0 (Cul —M o p 0 C 0 su 0 cu o 0- L (a = lm o V[O U C: 0- E 0 Ei i E u CL 0 O ru m m u cu 0 0) M Q) tiol >, ai lc:" Y LI) I-- -M — E Q E :5 m u Or (u E 'u E (U u Z� 0- Lij u -0 V) V) - c: U U aj V) z (U 0 7E 7� C Lu m C: CL �t= 8 cy. , (41 C: a) v: O Y> M Z L c aj 0- Y V) 0 a) aj aj m of U uj Ni p m u E _,- -0 m cu a) > < W i a) 0 o =M Q Of < F— 0 z Lo r-4 0 _j O imp C) 0— .Z co .:T IT LO APPENDIX A: COMMENT LETTERS 9 STATE OF CALtFQRN IA Edmond G BLOwn Jr.. Governor NATIVE AMERICAN HERITAGE COMMISSION 1550 Harbor Blvd., ROOM 100 West SACRAMENTO, CA 95691 (916)373.3710 Fax (916) 373.5471 July 1, 2014 j Marilyn Ponton JUL 0 d cu,Y City of Rohnert Park 130 Avram Avenue CITY OF Rohnert Park, CA 94928 ROHNERTPARK RE: SCH# 2013062005 Northwest Specific Plan, Sonoma County. Dear Ms. Ponton: The Native American Heritage Commission (NAHC) has reviewed the Notice of Completion (NOC) referenced above. The California Environmental Quality Act (CEQA) states that any project that causes a substantial adverse change in the significance of an historical resource, which includes archeological resources, is a significant effect requiring the preparation of an EIR (CEQA Guidelines 15064(b)). To comply with this provision the lead agency is required to assess whether the project A01 -01 will have an adverse impact on historical resources within the area of project effect (APE), and if so to mitigate that effect. To adequately assess and mitigate project - related impacts to archaeological resources, the NAHC recommends the following actions: ✓ Contact the appropriate regional archaeological Information Center for a record search. The record search will determine: • If a part or all of the area of project effect (APE) has been previously surveyed for cultural resources. • If any known cultural resources have already been recorded on or adjacent to the APE. • If the probability is low, moderate, or high that cultural resources are located in the APE. • If a survey is required to determine whether previously unrecorded cultural resources are present. ✓ If an archaeological inventory survey is required, the final stage is the preparation of a professional report detailing the findings and recommendations of the records search and field survey. • The final report containing site forms, site significance, and mitigation measurers should be submitted immediately to the planning department. All information regarding site locations, Native American human remains, and associated funerary objects should be in a separate confidential addendum, and not be made available for pubic disclosure. • The final written report should be submitted within 3 months after work has been completed to the appropriate regional archaeological Information Center. ✓ Contact the Native American Heritage Commission for: • A Sacred Lands File Check. USGS 7.5- minute quadrangle name, township, ranqe and section required • A list of appropriate Native American contacts for consultation concerning the project site and to assist in the mitigation measures. Native American Contacts List attached ✓ Lack of surface evidence of archeological resources does not preclude their subsurface existence. • Lead agencies should include in their mitigation plan provisions for the identification and evaluation of accidentally discovered archeological resources, per California Environmental Quality Act (CEQA) Guidelines §15064.5(f). In areas of identified archaeological sensitivity, a certified archaeologist and a culturally affiliated Native American, with knowledge in cultural resources, should monitor all ground- disturbing activities. • Lead agencies should include in their mitigation plan provisions for the disposition of recovered cultural items that are not burial associated, which are addressed in Public Resources Code (PRC) §5097.98, in consultation with culturally affiliated Native Americans. • Lead agencies should include provisions for discovery of Native American human remains in their mitigation plan. Health and Safety Code §7050.5, PRC §5097.98, and CEQA Guidelines §15064.5(e), address the process to be followed in the event of an accidental discovery of any human remains and associated grave goods in a location other than a dedicated cemetery. Sincerely, l,G Katy Sanchez Associate Government Program Analyst CC: State Clearinghouse A01 -02 A01 -03 A01 -04 Native American Contact List Sonoma County July 1, 2014 The Federated Indians of Graton Rancheria Gene Buvelot 6400 Redwood Drive, Ste 300 Coast Miwok Rohnert Park , CA 94928 Southern Pomo coastmiwokC aol.com (4150 279 -4844 Cell (707) 566 -2288 ext 103 Ya- Ka -Ama 7465 Steve Olson Lane Pomo Forestville 1 CA 95436 Coast Miwok cbelleau@yakaama.org or Wappo (707) 887 -1541 The Federated Indians of Graton Rancheria Greg Sarris, Chairperson 6400 Redwood Drive, Ste 300 Coast Miwok Rohnert Park , CA 94928 Southern Pomo coastmiwok @aol.com (707) 566 -2288 Office (707) 566 -2291 Fax JUL 0 7 zu. CITY OF ROMERT PARK A01 -05 Suki Waters P.O. Box 53 Coast Miwok Jenner CA 95450 Pomo watertreks @gmail.com (707) 865 -2249 The Federated Indians of Graton Rancheria Gene Buvelot 6400 Redwood Drive, Ste 300 Coast Miwok Rohnert Park , CA 94928 Southern Pomo coastmiwok@aol.com (415) 279 -4844 Cell (707) 566 -2288 ext 103 This list is current only as of the date of this document. Distribution of this list does not relieve any person of the statutory responsibility as defined in Section 7050.5 of the Health and Safety Code, Section 6097.94 of the Public Resources Code and Section 6097.98 of the Public Resources Code. This list is only applicable for contacting local Native Americans with regard to cultural resources for the proposed SCH # 2013062005 Northwest Specific Plan, Sonoma County. COMMENT LETTER # A02 STATE OF CALIFORNIA EDMUND G. BROWN JR., Governor PUBLIC UTILITIES COMMISSION 320 WEST 4TH STREET, SUITE 500 LOS ANGELES, CA 90013 iA (213) 576 -7083 July 14, 2014 Ms. Marilyn Ponton City of Rohnert Park 130 Avram Avenue Rohnert Park, California 94928 Dear Ms. Ponton: SUBJECT: SCH 2013062005 Rohnert Park Northwest Specific Plan - DEIR The California Public Utilities Commission (Commission) has jurisdiction over the safety of highway -rail crossings (crossings) in California. The California Public Utilities Code requires Commission approval for the construction or alteration of crossings and grants the Commission exclusive power on the design, alteration, and closure of crossings in California. The Commission Rail Crossings Safety Section (RCSS) is in receipt of the draft Environmental Impact Report (DEIR) for the proposed City of Rohnert Park (City) Northwest Specific Plan project. The project area includes the active rail tracks. RCES recommends that the City add language to the Specific Plan so that any future development adjacent to or near the planned railroad right -of -way (ROW) is planned with the safety of the rail corridor in mind. New developments may increase traffic volumes not only on streets and at intersections, but also at any planned at -grade crossings. This includes considering pedestrian circulation patterns or destinations with respect to railroad ROW and compliance with the Americans with Disabilities Act. Mitigation measures to consider include, but are not limited to, the planning for grade separations for major thoroughfares, improvements to existing at -grade crossings due to increase in traffic volumes, and continuous vandal resistant fencing or other appropriate barriers to limit the access of trespassers onto the railroad ROW. If you .have any questions in this matter, please contact me at (213) 576 -7076, ykc(cDcpuc.ca.gov. Sincerely, Ken Chiang, P.E. Utilities Engineer Rail Crossings Safety Section Safety and Enforcement Division C: State Clearinghouse A02 -01 A02 -02 A02 -03 COMMENT LETTER # A03 F July 31, 2014 City of Rohnert Park RECEIVED Development Services Department AUG O ��`'' Attn: Marilyn Ponton 130 Avram Avenue CITY OF ROHNERT PARK Rohnert Park, CA 94928 -2486 ENGINEERING BAY AREA Subject: Draft Environmental Impact Report on the Northwest Specific Plan AIR 0,UALITY Dear Ms. Portion, MANAGEMENT Bay Area Air Quality Management District (District) staff has reviewed the City of D i S T R i C T Rohnert Park's (City) Northwest Specific Plan (Plan) Draft Environmental Impact Report (DEIR). The Plan envisions a primarily mixed -use development on an ALAMEDA COUNTY approximately 100 acre site that currently contains rural land uses. The Plan would Tom Bates permit the future development of approximately 398 multi- family residences, Scott Haggerty 450,000 square feet of commercial space, a hotel, and light industrial uses. Nate Miley (Vice- Chair) A03 -01 Tim Sbranti Overall, Air District staff supports the Plan and the City's effort to promote mixed - CONTRA COSTA COUNTY use development. Building such communities is imperative to assisting the Bay John Gioia n David Hudson Area in attaining r i a_ 1_ _ -_. c -- _- __c._- a g and liiaintaiiiing lieallil- based, ambient air quality Ly standards and LV Mary Piepho meeting greenhouse gas reduction (GHG) goals. Mark Ross MARIN COUNTY Air District staff has the following comments on the air quality and GHG analysis Susan Adams in the DEIR. NAPA COUNTY Brad Wagenknecht Operational- Related Criteria Pollutant and GHG Impacts SAN FRANCISCO COUNTY The DEIR finds significant and unavoidable impacts from operational- related John Avalos criteria pollutants and GI-IG emissions; and that the Project is not consistent with Edwin M. Lee Eric Mar the Air District's 2010 Clean Air Plan. The DEIR includes a number of mitigation SAN MATEO COUNTY measures that reduce these impacts but not to a less than significant level. Air Carole Groom District staff encourages the City to fully evaluate and adopt all feasible onsite, as (Secretary) Carol Klatt well as offsite , mitigation measures to reduce the Project's significant air quality impacts. Air District staff can assist the City in identifying and implementing offsite SANTA C h Kal COUNTY mitigation opportunities. Staff recommends the City consider the following Ash Kalra g lip Y g (Chair) additional feasible mitigation measures to reduce emissions: A03 -02 Liz Kniss Jan Pepper Ken Yeager 1) Expand mitigation measure GHG -I a to require new development to meet SOLANO COUNTY energy efficiency reductions at least 25% beyond Title 24. James Spering SONOMA COUNTY 2) Implement cool roofing and cool paving strategies in new development to Teresa Barrett improve energy efficiency and mitigate urban heat island effects. Cool Shirlee Zane roofing and paving strategies utilize reflective and light colored paints and materials to reduce heat absorption. The counties of Sonoma and Marin Jack P. Broadbent and the Cit ildi b i f l t e v plans to integrate coo roofs n buildings; of Martinez has EXECUTIVE OFFICERtAPCO have h g g Y a strategy for promoting cool communities, including cool paving. Potential Local Air Quality Impacts Air District staff supports Mitigation Measure Air -4a and 4b to reduce toxic air A03 -03 contaminant and PM2.5 emissions and exposure. Staff recommends that additional Ms Ponton Julv 31, 2014 strategies be included as part of Mitigation Measures Air -4a and 4b, in specific, require any diesel generators that will operate within the area to meet ARB's Tier 4 emission standards; and residents should be placed as far away from truck activity areas as feasible, including loading docks and delivery areas. District staff is available to assist Rohnert Park in addressing these comments. If you have any questions, please contact Sigalle Michael, Senior Planner, at (415) 749 -4683 or smichael@baaqmd.gov. Sincerely, Je oggenka p D ty Air Pollution Control Officer cc: BAAQMD Director Susan Adams N A03 -03 Cont. A03 -04 STATE OF CALIFORNIA-- CALIFORNT STATE TRANSPORTATION AGENCY __,___ ....... ..,. EDMUND G BROWN Jr. Governor DEPARTMENT OF TRANSPORTATION Dls,rRIC'r 4 P.O. BOX 23660 OAKLAND, CA 94623 -0660 PHONE (510) 286 -6053 FAX (510) 286 -5559 TTY 711 _ www.dot.ca.gov August 4, 2014 AUG 0 6 2014 CITY CE Vk0HN9 tY PARR Ms. Marilyn Ponton City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 Dear Ms. Ponton: 0 Serious Drought. Help save water! SON1011888 SON -101 -15.02 SCH# 2013062005 Northwest Specific Plan — Draft Environmental Impact Report (DEIR) Thank you for continuing to include the California Department of Transportation (Caltrans) in the environmental review process for the Northwest Specific Plan. The following comments are A04 -01 based on the DEIR. Forecasting Caltrans notes the DEIR implies two kinds of future (no project) traffic conditions. The fixture conditions addressed in page 4.14 -22 and Figure 4.14 -4 represent buildout of the Specific Plan Area with current Rohnert Park 2020 General Plan land use designations, which differs from the proposed Northwest Specific Plan as well as the "other" future conditions. The "other" future (no project) traffic conditions should be implicitly derived from Figure 4.14 -7 Future plus A04 -02 Project Traffic Volumes. The DEIR never addresses the underlying assumptions, trip generations, turning traffic under only "other" future (no project) conditions. Please include AM (PM) trip generation table and turning movement traffic diagram per study intersection under the "other" Future (No Project) Traffic Conditions associated with the proposed Northwest Specific Plan for further review. Table 4.14 -13 shows AM (PM) generated traffic as 913 (1773) Vehicles per hour (vph) significantly higher than 100 vph, which is a requested threshold to conduct a traffic impact study. The DEIR only shows PM traffic impact study in Figure 4.14 -6 and 4.14 -7. Caltrans A04 -03 believes that the pattern of AM traffic is substantially different from that of PM traffic. Therefore, please include AM traffic within the traffic impact study. Highway Operations Page 4.14 -51, table 4.14 -22, of the DEIR shows the 95th Percentile queue on Commence Boulevard northbound off- ramp was reduced with improvements and mitigation at intersections A04 -04 6 through 8. "Provide a safe, sustainable, integrated and gfficient transportation system to enhance California's economy and livability" Ms. Marilyn Ponton/City of Rohnert Park August 4, 2014 Page 2 How do the improvements and mitigation at intersections 6 through 8 cause reduction of the queue length at the off -ramp? Please clarify. A04 -04 The U.S. Highway 101 northbound off -ramp intersection at Commence Boulevard should be cost. monitored or considered for mitigation to reduce the adverse impacts to both the freeway and the ramp. Regional Planning Page 4.14.1 of the DEIR, describes Federal, State, regional, and local environmental laws and policies that are relevant to the California Environmental Quality Act review process for A04 -05 transportation and circulation. Please consider including a reference to the California Transportation Plan and the California Strategic Highway Safety Plan. Should you have any questions regarding this letter, please contact Luis Melendez of my staff at (510) 286 -5606 or luis melendez@dot.ca.gov . A04 -06 Sincerely, l �t ERIK ALM, AICP District Branch Chief Local Development - Intergovernmental Review c: State Clearinghouse "Provide a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability" �b STATE OF CALIFORNIA Governor's Office of Planning and Research State Clearinghouse and Planning Unit Edmund G. Brown Jr. Governor RECEIVED AUG 0 6 2014 August 5, 2014 CITY OF ROHNERT PARK ENGINEERING Marilyn Ponton City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 Subject: Northwest Specific Plan SCH #: 2013062005 Dear Marilyn Ponton: COMMENT LETTER # A05 Up ILI* 5 �o � m �TgTFOp (:aLIfOPa\P Ken Alex Director The State Clearinghouse submitted the above named Draft EIR to selected state agencies for review. On the enclosed Document Details Report please note that the Clearinghouse has listed the state agencies that reviewed your document. The review period closed on August 4, 2014, and the comments from the responding agency (ies) is (are) enclosed. If this comment package is not in order, please notify the State Clearinghouse immediately. Please refer to the project's ten -digit State Clearinghouse number in future correspondence so that we may respond promptly. Please note that Section 21104(c) of the California Public Resources Code states that: "A responsible or other public agency shall only make substantive comments regarding those activities involved in a project which are within an area of expertise of the agency or which are required to be carried out or approved by the agency. Those comments shall be supported by specific documentation." These continents are forwarded for use in preparing your final environmental document. Should you need more information or clarification of the enclosed comments, we recontinend that you contact the commenting agency directly. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please contact the State Clearinghouse at (916) 445 -0613 if you have any questions regarding the environmental review process. Sincerely, Sco vrIlrgan Director, State Clearinghouse Enclosures cc: Resources Agency 1400 TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA 95812 -3044 TEL(91G)445-0613 FAX (916) 323 -3018 www.opr.ca.gov A05 -01 Document Details Report State Clearinghouse Data Base SCH# 2013062005 Project Title Northwest Specific Plan Lead Agency Rohnert Park, City of Type EIR Draft EIR Description The Specific Plan proposes a primarily mixed -use development with regional commercial and industrial uses. The Specific Plan includes open space and park components as part of the Conceptual Land Use Plan. In addition to describing the proposed building from and development standards, the Specific Plan also contains goals, policies, and programs relating to land use and urban design; traffic and circulation; utilities and public services; biological resources; and housing. The Specific Plan also contains recommended implementation strategy to guide the next steps. it is assumed that this development under the Specific Plan would occur through 2035, which is considered the Specific plan Horizon. Lead Agency Contact Name Marilyn Ponton Agency City of Rohnert Park Phone 707 588 2231 Fax email Address 130 Avram Avenue City Rohnert Park State CA Zip 94928 Project Location County Sonoma City Rohnert Park Region Lat / Long Cross Streets Wilfred Avenue /Golf Course Drive (between Redwood Drive and Stony Point Road) Parcel No. Several Parcels Township Range Section Base Proximity to: Highways Hwy 101 Airports Railways Waterways Bellevue - Wilfred Channel Schools Pathways Charter Land Use Commercial - Regional, office, Industrial, High Density Residential, Commercial - Regional /High Density Residential, Parks /Rec Project Issues Agricultural Land; Air Quality; Archaeologic- Historic; Biological Resources; Drainage /Absorption; Flood Plain /Flooding; Geologic /Seismic; Minerals; Noise; Population /Housing Balance; Public Services; Recreation /Parks; Schools /Universities; Septic System; Sewer Capacity; Soil Erosion /Compaction /Grading; Solid Waste; Toxic /Hazardous; Traffic /Circulation; Vegetation; Water Quality; Water Supply; Wetland /Riparian; Growth Inducing; Landuse; Cumulative Effects; Other Issues; Aesthetic/Visual; Forest Land /Fire Hazard Reviewing Resources Agency; Department of Conservation; Department of Fish and Wildlife, Region 3; Office of Agencies Historic Preservation; Department of Parks and Recreation; Department of Water Resources; Office of Emergency Services, California; California Highway Patrol; Caltrans, District 4; Department of Housing and Community Development; Air Resources Board; Air Resources Board, Major Industrial Projects; Regional Water Quality Control Board, Region 1; Native American Heritage Commission; Public Utilities Commission A05 -02 Document Details Report State Clearinghouse Data Base Date Received 06/19/2014 Start of Review 06/19/2014 End of Review 08/04/2014 A05 -02 Cont. DUPLICATE OF LETTER # A02 STATE OF CALIFORNIA EDMUND G. BROWN JR,, Govemor PUBLIC UTILITIES COMMISSION 320 WEST 4TH STREET, SUITE 500 CZi5A- 2— LOS ANGELES, CA 90013 (213)576.7083 v July 14, 2014 Ms. Marilyn Ponton City of Rohnert Park 130 Avram Avenue Rohnert Park, California 94928 Dear Ms. Ponton: E 1E JUL 16 2014 STATE CLEARING HOUSE SUBJECT: SCH 2013062005 Rohnert Park Northwest Specific Plan - DEIR The California Public Utilities Commission (Commission) has jurisdiction over the safety of highway -rail crossings (crossings) in California. The California Public Utilities Code requires Commission approval for the construction or alteration of crossings and grants the Commission exclusive power on the design, alteration, and closure of crossings in California, The Commission Rail Crossings Safety Section (RCSS) is in receipt of the draft Environmental Impact Report (DEIR) for the proposed City of Rohnert Park (City) Northwest Specific Plan project. The project area includes the active rail tracks. RCES recommends that the City add language to the Specific Plan so that any future development adjacent to or near the planned railroad right -of -way (ROW) is planned with the safety of the rail corridor in mind. New developments may increase traffic volumes not only on streets and at intersections, but also at any planned at -grade crossings. This includes considering pedestrian circulation patterns or destinations with respect to railroad ROW and compliance with the Americans with Disabilities Act. Mitigation measures to consider include, but are not limited to, the planning for grade separations for major thoroughfares, improvements to existing at -grade crossings due to increase in traffic volumes, and continuous vandal resistant fencing or other appropriate barriers to limit the access of trespassers onto the railroad ROW. If you have any questions in this matter, please contact me at (213) 576 -7076, ykcpuc.ca.gov. Sincerely, Ken Chiang, P.E. Utilities Engineer Rail Crossings Safety Section Safety and Enforcement Division C: State Clearinghouse FNV,40-119) "itU• !: •Ian I:a :i; •. ai 01. RIMM91011UN011W.W 6. .. DEPARTMENT OF TRANSPORTATION b -UG-Ax DISTRICT 4 P,Q. BOX 23660 OAKLAND, CA 94623 -0660 PkIONE (510) 286 -6053 PAX (510) 286 -5559 TTY 711 tiwW2YJgt ca.aov August 4, 2014 RFC - jiff Ms. Marilyn Ponton AUG City of Rohnert Park 4 X014 130 Avram Avenue Rohnert Park, CA 94928 tTLA Wl AF11NG HOUSE Dear Ms. Pontun; Serious Drought HOp Java waterl SONIO11888 SON- 101 -15.02 SCH9 2013062005 Northwest Specific Flan — Draft Environmental Impact Report (DEIR) Thank you for continuing to include the California Department of Transportation ( Caltrans) in the environmental review process for the Northwest Specific Plan, The following comments are based on the DEIR. Forecasting Caltrans notes the DEIR implies two kinds of future (no project) traffic conditions. The future conditions addressed in page 4 ;14 -22 and Figure 4.14 -4 represent buildout of the Specific Plan Area with current Rohtlert Parr 2020 General Plan land use designations, which differs from the proposed Northwest Specific Plan as well as the "other" future conditions. The "other" future (no project) traffic conditions could be implicitly derived from Figure 4.14 -7 Future plus Project Traffic Volumes. The TDBIR never addresses the underlying assumptions, trip generations, turning traffic under only `other" future (no project) conditions. Please include AM (PM) trip generation table and kurning movement traffic diagram per study intersection under the "other" Future (No Project) Tr4ffie Conditions associated with the proposed Northwest Specific Plan for further review. Table 4,14 -13 shows AM (PMj generated traffic as 913 (1773) Vehicles per hour (vph) significantly higher than 100 vph, which is a requested threshold to conduct a traffic impact study, The DEIR only shows PM traffic impact study in Figure 4.14 -6 and 4.14 -7. Caltrans believes that the pattern of AM traffic is substantially different from that of PM traffic. Therefore, please include AM iraffie within the traffic impact study. Highway Opertattons Page 4,14 -51, table 4.14 -22, o£ the DEIR shows the 95th Percentile queue on Commence Boulevard northbound off- ramp was reduced with improvements and mitigation at intersections 6 through 8. "Provide a sq/e, sustalrwbJe, integrated and efjicienr tranaportatlol: 6.ytern to enhance CalUornta's economy and ltvablltty 1 •d xd�1 i3ra�]sd-1 J wdee:j, ttoe vo Znu Me. Marilyn Ponton/City of Rphnert Park August 4, 2014 Page 2 How do the improvements and mitigation at intersections 6 through 8 cause reduction of the queue length at the off -ramp? lease clarify. The U.S. Highway 101 northbound off -ramp intersection at Commence Boulevard should be monitored or considered for mitigation to reduce the adverse impacts to both the freeway and the ramp. Regional Planning Page 4.14.1 of the DEIR, desc ibes Federal, State, regional, and local enviromnental laws and policies that are relevant to thel California Environmental Quality Act review process for transportation and circulation.' Please consider including a reference to the California Transportation Plans and the California Strategic Highway Safety Plan. Should you have any questions regarding this letter, please contact Luis Melendez of my staff at (510) 286 -5606 or Luis mete z dot.ca. MY . Sincerely; ERIK ALM, AICP Dist7ict Branch Chief Local Development - IntergoWlrnmental Review c; State Clearinghouse " Proyk* a sgfe. 3us4atnabto, tnlegrakd and efjielant n=spartatlon jyslent to enhance CulYornta's ecanon y acrd Ihablhry" d XUA i3CN3Sd-1 dH WdBE 102 �,0 end COMMENT LETTER # B01 Q: Will my taxes go up when I am annexed. B01 -01 COMMENT LETTER # B02 CITY OF ROHNERT PARK DRAFT NORTHWEST SPECIFIC PLAN AND EIR PUBLIC MEETING NOTES J U LY 14, 2014 1. Welcome and Agenda 2. Draft Specific Plan and EIR Presentation 3. Public Comments and Questions a. Construction Noise: Construction of the casino was very noisy and there was noise 20 hours a day. How would construction in the Specific Plan area not cause noise B02 -01 impacts? i. Response: The Casino is not within the City's jurisdiction and was therefore not required to comply with the City's Noise Ordinance which limits hours of construction. Construction within the Specific Plan area would be required to comply with the City's Noise Ordinance and the analysis in the Draft EIR demonstrates the potential increase in noise due to typical construction equipment that may be used. b. Noise Impacts: How is it that the existing plus project noise would be significant, but B02 -02 future plus project would be less than significant? i. Response: The existing plus project is not a realistic scenario since it assumes all development would be placed on site today. In the future, the project area will have increased traffic without the project and the project's contribution to this increase is not significant. c. Biological Resources: Would the mitigation measures for biological resources be B02 -03 required to be implemented all at once, or would it occur parcel -by- parcel? i. Response: It depends on how the landowners decide to develop the property in the future. If landowners coordinate, they may implement mitigation measures for a larger area, or if they decide to work independently, they may implement the measures on an individual basis. d. Mixed -Use: Does the EIR cover only the amount of mixed -use development as is shown in the Specific Plan, or would additional mixed -use development be allowed B02 -04 similar to the Mixed -Use Only Alternative? i. Response: The EIR includes an assumption for buildout of the Specific Plan, which includes a total square footage of commercial uses and a total number of residential uses, which would be developed within the areas designated as "Mixed- Use ". Any development proposal would be evaluated for consistency with the NWSP and the EIR. e. Multi -Use Trail: The Conceptual Land Use Plan shows the trail splitting parcels within the North District. Would it be possible to move the trail north along the B02 -05 northern boundary of these parcels to allow them to be developed together rather than splitting them up? i. Response: The Conceptual Land Use Plan is simply conceptual at this stage and does not designate land uses in that are that would require the trail to go in the exact location shown. However, at previous public meetings, there was generally support for the location shown since it would touch the greatest number of parcels. f. Residential Uses: Is there a possibility of allowing strictly higher density residential within the Mixed -Use area, instead of mixed -use? There is a concern that mixed -use B02 -06 development may not be economically viable. i. Response: The EIR includes an assumption for buildout of the Specific Plan, which includes a total square footage of commercial uses and a total number of residential uses, which would be developed within the areas designated as "Mixed- Use ". Any development proposal would be evaluated for consistency with the NWSP and the EIR. g. Detention Basins: Concern regarding the location of the detention basins shown on B02 -07 the conceptual land use plan and how that will impact landowners. i. Response: The location of the detention basins is shown for conceptual purposes only and the ultimate location of the basins will be determined based on proposed development and hopefully coordination between landowners. BuchalterNener A Professional Law Corporation Marilyn Ponton Planning and Building Manager City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 COMMENT LETTER # B03 55 SECOND STREET, SUITE 1700 SAN FRANCISCO, CALIFORNIA 94105 -3493 TELEPHONE (415) 227 -0900 / FAX (415) 227 -0770 August 4, 2014 Direct Dial Number: 415- 227 -3508 E -Mail Address: aguerra@buchalter.cont Re: Comments on Northwest Specific Plan Draft EIR — SCH No. 2013062005 Dear Ms. Ponton: Thank you for the opportunity to submit comments on behalf of Sonoma Land Acquisition Company, LLC ( "SLAC ") regarding the Northwest Specific Plan Draft Environmental Impact Report ( "Draft EIR "). We commend the City of Rohnert Park ( "City ") for the thorough analysis of the potential environmental impacts resulting from the development of the proposed Northwest Specific Plan. We note, however, a few minor comments and clarifications for your consideration. To assist you in your review, we identified our comments for each section of the Draft EIR, and referenced the associated page numbers. We also highlighted the corresponding Specific Plan section, as appropriate. Unless otherwise indicated, all references to pages, maps and plans are as designated in the Draft EIR. Background As you are aware, SLAC owns approximately 34.5 acres of Iand located adjacent to the eastern border of the Graton Resort & Casino site, south of Golf Course Drive West'and north of Business Park Drive in unincorporated Sonoma County ( "Property "). The Property is generally comprised of vacant and agricultural land composed of grazing and hay farming. The Property is located in the Mixed Use South portion of the Northwest Specific Plan as shown on Figure 3 -1. Executive Summary We respectfully request that the City update the Executive Summary to be consistent with our proposed revisions to the main text of the EIR as indicated below. Proiect Descriution Page 3 -5: Figure 3 -3 - Rohnert Park General Plan Land Use. Figure 3 -3 of the Draft EIR indicates that the Rohnert Park General Plan designates the Property "Regional Commercial." Page 3 -20 of the Draft EIR states that Figure 3 -3 shows the proposed General Plan land use designations. Figure 3 -3, however, shows the existing land use designations. We request that the City revise Figure 3 -3 to also show the proposed General Plan land use designation of BN 16641994v3 Los Angeles •Orange County •San Francisco •Scottsdale B03 -01 B03 -02 BuchalterNenicr Marilyn Ponton August 4, 2014 Page 2 "Mixed Use" as discussed on page 3 -21 of the Draft EIR, or include a second diagram which shows the proposed General Plan land use designations to the extent they differ from the existing B03 -02 General Plan land use designations. Alternatively, the EIR could refer to Figure 3 -5 which illustrates the proposed Specific Plan Land Uses and label that figure with a corresponding Cont. reference to the proposed General Plan land use designations. Pate 3=9: Description of the Proposed Specific Plan, The Draft EIR summarizes the key components and recommendations of the Specific Plan. Table 3 -1 summarizes the Specific Plan Buildout Projections. The Draft EIR states that the timeframe and rate of development within the Specific Plan Area are subject to variation based on market demands, the regional economy, and other socioeconomic factors. The Draft EIR also should state that the Specific Plan confirms B03 -03 that the Table 3 -1 development potential provides a conceptual development program for overall square footage of new development for environmental review purposes. The Specific Plan notes that the development program is conceptual and may not be built out exactly as depicted over the next 20 years. Further, it is important to note that neither the Specific Plan nor the EIR is intended to cap the level of development that may occur in the future. Page 3 -10: Section 3.3.1.1- Proposed Specific Plan Land Uses: Commercial — R (Regional Commercial). The Draft EIR includes in the list of allowable land uses under the proposed Specific Plan "Commercial — R (Regional Commercial)" designation land uses which were not specified in the Specific Plan for that land use category. For example, page 54 of the proposed Specific Plan indicates that service stations would be conditionally permitted uses, but B03 -04 does not include automobile sales in the Specific Plan's list of Regional Commercial uses. Auto repair is a permitted use in the Industrial category according to page 61 of the Specific Plan, but the Draft EIR does not identify auto repair as a permitted use in this category. We request that the City revise the EIR project description to be consistent with the Specific Plan. Page 3 -12: Mixed Use. The Northwest Specific Plan designates the Property and the South District for "Mixed Use (M -U)" land uses. This designation accommodates a variety of "compatible businesses, stores, institutions, service organizations, hotels, and residences in a pedestrian- oriented setting. According to the Specific Plan, allowable land uses include multi- family residences (up to 24 dwelling units per acre), retail shops, financial, business and personal services, and restaurants" (Specific Plan at p. 47). The Rohnert Park General Plan similarly B03 -05 designates "Mixed Use" as the land use category "accommodating a variety of compatible businesses, stores, institutions, service organizations, and residences in a pedestrian- oriented setting" (General Plan at p. 2 -21). We recommend that Figure 3 -3 and page 3 -20 of the Draft EIR be revised to clarify that the applicable General Plan land use category for the South District will be Mixed Use (M -U) in order to be consistent with the discussion on page 3 -12 of the EIR Page 3 -12: Parks/Recreation. The Specific Plan designates 1.3 acres of Parks/Recreation and includes a provision that 3.5 additional acres of park space will be provided as part of the trail system and adjacent to detention areas. The Draft EIR also indicates that the Specific Plan B03 -06 recommends that a plaza be built south of Golf Course Drive as part of a new retail development. Between the detention basin, the parks and recreational uses and the public plaza, and the BN 166419940 BuchalterNcn»cr Marilyn Ponton August 4, 2014 Page 3 Dowdell Avenue realignment (see below) more than 1/3 of the Mixed Use South District could potentially be devoted to public park, plaza and public facilities uses. We are unclear as to the basis for the Specific Plan to devote substantial property in the Mixed Use South District to public facilities particularly since this area may be developed with largely non - residential uses and the amount of development is speculative at this time. We recommend that the City clarify that the amount of parks, open space, recreational uses and public plazas be re- evaluated at the time an actual development proposal is under the City's review. We also request that the public plaza be eliminated from the Specific Plan as there are no specific plans for any retail uses at this time. Page 3 -14 — Dowdell Avenue, 4"' Bullet. The Draft EIR and page 18 and Figure 3 -2 of the Specific Plan indicate that Dowdell would be extended from Golf Course Drive West to Business Park Drive with roadway widths including an 8 -foot parking lane and an 11 -foot through lane. We are unclear as to the Specific Plan's basis for the realignment of Dowdell Avenue to the west through the southern portion of the Mixed Use South District. This realignment effectively results in the entire southern portion of the Mixed Use South District being unavailable for any development. Consequently, we request that the Specific Plan and EIR be revised to align the future Dowdell Avenue within the existing right -of -way. B03 -06 cont. B03 -07 Page 3 -20 — Section 3.4 General PIan Amendments. Please revise the discussion on page 3 -20 to either replace Figure 3 -3 or clarify that the proposed General Plan Amendment for the B03 -08 Property is Mixed Use (M -U) rather than Regional Commercial as indicated above. Page 3 -21 — Section 3.5 Zoning. Please clarify if the Specific Plan Illustrative Land Use Plan shown in Figure 3 -1 of the proposed Specific Plan will serve as the zoning district for the B03 -09 Property, or will the zoning district be "Specific Plan" (SP) as stated on page 3 -21. Pave 3 -22 — Section 3.8 Required Permits and Approvals. Please add to the list of City entitlements, the following entitlements for which developers may seek approval: • Approvals under the Subdivision Map Act (e.g., lot line adjustments, parcel maps, B03 -10 subdivision maps, etc.); conditional use permits, design review, and development agreement(s). Development of the Specific Plan also would require ministerial approvals such as grading permits, final subdivision maps and building permits. Additionally, please include in the list of required permits and approvals the United States Fish and Wildlife Service (USFWS) for B03 -11 incidental take authorization and the Section 7 consultation process. Section 4.4 — Biological Resources Page 4.4 -27. The Draft EIR indicates that the seasonal wetland habitat in the Specific B03 -12 Plan Area may provide suitable habitat to support breeding California tiger salamander (CTS). By contrast, the Northwest Specific Plan Biological Resources Assessment prepared by WRA, BN 166419940 BuchalterNemer Marilyn Ponton August 4, 2014 Page 4 Inc. on July 13, 2012 indicates that the Plan Area does not contain suitable breeding habitat for CTS. The July 2012 Biological Resources Assessment indicated, however that the Specific Plan Area could potentially be used as dispersal habitat for CTS moving from breeding ponds located outside of the Plan Area. We request that the Draft EIR clarify the basis for concluding that the seasonal wetlands in the Plan Area were considered to provide suitable breeding habitat for CTS. Page 4.4 -27, 4.4 -30. The Draft EIR notes that the Specific Plan Area is designated critical habitat for CTS. The Draft EIR states that because the Specific Plan Area is designated critical habitat for CTS, CTS are presumed present. Although the Plan Area is designated critical habitat, CTS are not necessarily present in the area. In fact, often the USFWS designates critical habitat in areas unoccupied by the listed species. The question is whether or not the area supports the primary constituent elements (PCEs) considered essential to establishing CTS habitat. Moreover, while it is true that the CTS critical habitat designation applies to the Specific Plan Area, the Federal Register rule indicates that certain exemptions (such as for paved roads, irrigation ditches, and developed/ landscaped areas) may apply, thereby carving out those areas from the CTS critical habitat designation. For example, on the 34 -acre SLAC property, 4.87 acres of developed/landscape area, 0.16 acres of flood control channel, and 4.01 acres of irrigated pasture occupy the property and may not be considered critical habitat for CTS. Consequently, we request that the City revise the EIR to include an estimate of the area of designated critical habitat in the Mixed Use South District. Page 44-27. The Draft EIR notes that all of the special status plant and/or wildlife species identified in Table 4.4 -4 and 4.4 -5 may be impacted either directly or indirectly through habitat loss with Specific Plan implementation. The EIR should clarify the nature of such impacts and identify the specific species that potentially would be impacted because the Draft EIR also states for many of the species listed in Tables 4 -4 and 4 -5 there is no likelihood or a low likelihood of occurrence within the Plan Area. Consequently, the development of the Specific Plan, including the SLAC property, would not impact all of the special status species. B03 -12 Cont. B03 -13 B03 -14. Page 4.4 -32 — Mitigation Measure B IO- l a. Please clarify in the EIR that a protocol -level survey would not be required for all special status species identified in Table 4.4 -4, including B03 -15 those species without any likelihood of presence in the Specific Plan Area. Page 4.4 -33 - Mitigation Measure BIO -la, 0 Sentence The EIR should be revised to clarify that "Lost plant habitat that is occupied by pecial status plants shall be replaced at a ratio of two acres of replacement habitat for each acre of special - status plant habitat lost." The 2:1 B03 -16 replacement mitigation ratio applies if the habitat is actually occupied by a special status plant. Page 4.4 -33 - Mitigation Measure BIO -la, Item (4). Please clarify if the survey B03 -17 requirement in Item (4) applies only to special status plant species. Page 4.4 -34 - Mitigation Measure 1310- I f. The Draft EIR provides that if CTS is determined to be on -site, the City shall require that the applicant initiate a formal consultation B03 -18 with USFWS. As a point of clarification, the obligation to consult with USFWS rests with the BN 166419940 Buchalter Nemcr Marilyn Ponton August 4, 2014 Page 5 federal agency that is issuing a permit or authorization, and not with the local agency or the private applicant for the project (see e.g., 50 CFR part 402) to require consultation. Nonetheless, if a particular project will result in the take of federally- listed endangered or threatened species, then the applicant will need to obtain incidental take authorization under the Endangered Species Act. The form of incidental take will depend on whether or not another federal agency is involved in issuing a permit or other approval, or whether the project is federally funded. Importantly, there may be instances in which CTS may be present, for example, but a future specific project would not involve the take of the listed species, in which case, the need for consultation and/or incidental take authorization may not arise. Accordingly, we request that the City revise Mitigation Measure BIO -If to clarify that incidental take authorization may be required if a proposed action would result in the potential for take of a federally listed species, rather than requiring consultation because a CTS is present. Please revise Page 4.4 -34 of the Draft EIR to indicate that the Santa Rosa Plains Conservation Strategy and the Programmatic Biological Opinion would govern the applicable mitigation ratios for effects on CTS for future activities. Because the EIR consultant was unable to access the property during the preparation of the biological resources assessment does not mean that the potential impacts to biological resources (if any) would remain significant and unavoidable. Page 4.4 -34 - Mitigation Measure BIO -2a. The Draft EIR states that the City shall require an applicant to conduct a wetland delineation and obtain verification prior to City approval of any specific development proposal. This mitigation measure is infeasible because due to limited staff and funding resources, the United States Army Corps of Engineers ( USACE) has indicated that it is unable to timely process wetland delineations. In fact, we understand that some regulatory districts recently adopted guidance in which the USACE will only verify a wetlands delineation, if an applicant concurrently submits a Section 404 permit application. In those instances in which a project is designed to avoid waters of the U.S., and thus obviate the need to obtain a Section 404 permit, the applicant may be unable to obtain a verified wetland delineation. Consequently, Mitigation Measure Bio -2A should be deleted or revised to clarify that a wetland delineation may be required as a condition of project approval if an approved project will impact waters of the U.S., rather than as a pre- requisite to the review of a project application in the first instance. This change would be consistent with Mitigation Measure BIO -2b. Page 4.4 -34 - Mitigation Measure BIO -2b. The Draft EIR requires that once the USACE verifies a wetland delineation map, then the City shall require that the applicant design the project to avoid and minimize wetland impacts. This approach is backwards. Often, the municipality reviews development applications long before the USACE verifies a wetland delineation or issues a Section 404 permit. Consequently, the Section 404 permit becomes the mechanism for assuring that the project (as approved by the local land use authority) is designed to avoid and minimize wetlands impacts, and then the City will issue a grading permit in a manner consistent with the Section 404 permit. The BMPs described in BIO -2b are conditions of approval on the specific project and appropriately addressed in the grading permit or final map. BN 166419940 B03 -18 Cont. B03 -19 B03 -20 BuchalterNcnicr Marilyn Ponton August 4, 2014 Page 6 Page 4.4 -34 -35 - Mitigation Measure 13I0-2d. Mitigation Measure BIO -2d provides that the City shall require the project developer to establish a USFWS /CDFW approved mitigation bank. The USFWS, CDFW, or USACE determines whether or not to approve mitigation banks. The City cannot require that the state and federal agencies approve a mitigation bank as a mitigation measure for a development project. The establishment of a mitigation bank is subject to specific requirements that often are not related to a particular development project. We recommend that the Draft EIR delete this mitigation measure because there is no feasible way to implement the measure if the agencies do not approve a mitigation bank, and the establishment of a mitigation bank may not provide the mitigation that the state and federal agencies will ultimately require for a particular project. More importantly, mitigation for impacts to wetlands and special status species is authorized under state and federal law through the purchase of mitigation credits at an established agency approved mitigation bank, the preservation of a turnkey mitigation site (which likely would be preserved under a conservation easement), and/ or participation in an in -lieu fee program in accordance with the 2008 USACE Mitigation Rule and the SRPCS among other applicable regulatory requirements. Page 4.4 -35 - Significance with Mitigation. The Draft EIR concludes that compliance with applicable regulations and implementation of Mitigation Measures 1310 -2a through 13I0 -2d would reduce potential impacts to the "maximum extent practicable." This is not the standard for mitigation to reduce significant impacts to a less - than- significant level under CEQA, nor is this the applicable standard for reducing impacts to wetlands and waters of the U.S. or special status species habitat. We recommend that this phrase be deleted as the question is whether or not the recommended mitigation measures would reduce the impacts to a less- than- significant level for CEQA purposes. Although portions of the Specific Plan Area were not accessible during the preparation of the biological resources assessment and the extent of potential resources may be unknown, it does not mean that the potential impacts would remain significant and unavoidable. In order to develop those properties in the future, the developer will be required to comply with applicable state and federal laws. Section 4.9 - Hydrology and Water Quality Page _4.9126 — Impact HYDRO -3. According to the Draft EIR, Drainage Areas A and B comprise the approximately 34 -acre SLAC Property. Area A includes 4.5 acres of detention in the southern portion of the SLAC Property which would accommodate a detention volume of 10.85 acre -feet and a treatment volume of 1.01 acre -feet. Area B includes a 0.6 -acre detention area to handle a volume of 1.1 acre -feet of runoff and 0.4 acre -feet of treatment volume. Policy UTIL -1.1 (see Page 4.9 -26) indicates that detention basins will be required to contain runoff from the 100 -year storm at flow rates which will be less than pre - development conditions, and/or will not exceed City or Sonoma County storm drain design criteria. While a detention basin may be appropriate for purposes of storm water management, the size of the basin within Area A would cause a substantial reduction in the amount of developable area available within Area A. Although SLAC has not submitted a specific development proposal to the City, it is exploring various development options for the Property which would be BN 166419940 B03 -21 B03 -22 B03 -23 Buchalter Ncmcr Marilyn Ponton August 4, 2014 Page 7 consistent with the mixed use development contemplated in the Northwest Specific Plan. In order to achieve the level of development contemplated under the Specific Plan, however, SLAC needs flexibility to reduce the size and modify the location of a detention basin. Additionally, the discharge points to Labath Creek, if considered in the future as discussed in the Specific Plan, B03 -23 will be subject to regulatory agency approval. Consequently, we request that the City revise the Cont. Specific Plan and EIR to clarify that SLAC may consider other alternatives to detention which may result in a reduction in the size of the detention basin in order to achieve a "no net increase" in surface runoff from the Property. Section 4.10 - Land Use and Planning Page 4.10 -21 — Impact LU -3. We request that the City revise Impact LU -3 to be B03 -24 consistent with the requested revisions to 1310 -1a and 1310 -1f. Section 4.14 — Transportation and Traffic Page 4.14 -34 — Table 4.14 -12. The Specific Plan buildout projections in Table 4.14 -12 differ from the buildout projections in the Project Description, Table 3 -1. Please revise the B03 -25 tables so that they accurately reflect the buildout projections and are consistent with each other. For example, Table 4.14 -12 does not include a projection for mixed use development. The tables indicating the buildout projections should be consistent with Figure 5, Specific Plan Land Use. Page 4.14 -35 — Trip Generation. Please clarify which trip generation rates identified in the five bulleted items at the top of page 4.14 -35 correspond to the Specific Plan Mixed Use land B03 -26 use designation which would apply to the Mixed Use South District. Page 4.14 -48 — Table 4.4 -19. The Golf Course Drive West/Labath Avenue intersection improvement identified in Table 4.4 -19 contemplates widening the westbound lane to include dual left turn lanes. Page 77 of the Draft Northwest Specific Plan indicates that this intersection B03 -27 will include two through lanes and two left -turn lanes. Please clarify which description is accurate and revise the documents accordingly. Page 4.14 -53 — City of Rohnert Park Intersections. The Draft EIR describes the following two intersections for which the project would have significant and unavoidable impacts: Golf Course Drive West/Redwood Drive and Golf Course Drive West/U.S. 101 South Ramps. Page 78 of the Northwest Specific Plan identifies roadway improvements for which the B03 -28 Specific Plan development will contribute its proportionate share to the cost of the improvements. The Draft EIR should be revised to be consistent with the Specific Plan (specifically Policies CIR -1.14 and CIR -1.15) and acknowledge that the Northwest Specific Plan development will pay its proportionate share of the costs of the future improvements. Page 4.14 -59 — TRANS -1B. The Draft EIR describes mitigation measures for the Golf Course Drive West/Redwood Drive and Golf Course Drive West/U.S. 101 South Ramps intersections. The mitigation measures differ slightly from the improvements identified in the B03 -29 Specific Plan. For example, the Specific Plan calls for changes to the eastbound lanes at Golf BN 166419940 Buchalter Ncnicr Marilyn Ponton August 4, 2014 Page 8 Course Drive West/Redwood Drive and a change in signal timing at the Golf Course Drive/U.S. 101 South Ramps which are not included in the EIR. Please revise the Specific Plan and EIR to be consistent. Section 4.15 - Utilities Page 4.15 -17 — UTIL -5. The Specific Plan states on page 111 that the water demand increases associated with the Specific Plan will trigger the need for significant wastewater improvements, including 4,400 linear feet of 8 -inch sewer main, one or two sewer pump stations and one reclaimed water booster pump station and storage tank. The Draft EIR states, however, that all flows from the Specific Plan area will be conveyed to a 10 -inch main constructed in Golf Course Drive West. Please confirm whether the description of the improvements in the Specific Plan or the EIR would apply to the development of the Specific Plan area. Page 5 -3 - Biological Resources. Please refer to our comments above regarding Impact BIO -1 and the EIR's conclusion that impacts to CTS and special status species would remain significant and unavoidable. For the same reasons we question the conclusion that the impacts to riparian habitat and wetlands would be significant and unavoidable. Additionally, the summary of Impact BIO -2 does not appear to accurately reflect the potential impacts to riparian habitat or other sensitive natural community. We are unclear as to what constitutes "made up wetland habitat." On behalf of SLAG, we appreciate the opportunity to submit comments on the Northwest Specific Plan Draft EIR, and look forward to the City's release of the Final EIR in the near future. Please let me know if you have any questions regarding our comments. Very truly yours, BUCHALTER NEMER A Professional Corporation By Alicia e AG:ff cc: Scott Nielson Matt Heinhold BN 166419940 B03 -29 Cont. B03 -30 B03 -31 1 B03 -32 10:4111::117: CEQA FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS RELATED TO THE CERTIFICATION OF THE NORTHWEST SPECIFIC PLAN EIR STATEMENT OF FINDINGS The findings and determinations contained herein are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Northwest Specific Plan ( "NWSP ") project ( "Project") and the environmental impact report ( "EIR "). The findings and determinations constitute the independent findings and determinations by this City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole. Although the findings below identify specific sections within the Draft and Final EIRs in support of various conclusions reached below, the City Council incorporates by reference and adopts as its own, the reasoning and analysis set forth in both the Draft and Final EIR and thus relies on that reasoning, even where not specifically mentioned or cited below, in reaching the conclusions set forth below, except where additional evidence is specifically mentioned. This is especially true with respect to the Council's approval of all mitigation measures recommended in the Final EIR, and the reasoning set forth in responses to comments in the Final EIR. The City Council further intends that if these findings fail to cross - reference or incorporate by reference any other part of these findings, any finding required or permitted to be made by this City Council with respect to any particular subject matter of the Project must be deemed made if it appears in any portion of these findings or findings elsewhere in the record. The Final EIR, comments and responses to comments and all appendices are hereby fully incorporated herein by this reference. I. INTRODUCTION These are the CEQA findings prepared by the City of Rohnert Park ( "City ") as lead agency for the Project. These findings pertain to the Project and the Environmental Impact Report prepared for that Project, designated as State Clearinghouse No. 2013062005. The Draft EIR, the Final EIR, and all the appendices comprise the "EIR" referenced in these findings. These CEQA findings are attached as Exhibit B and are incorporated by reference into the resolution certifying the EIR. That resolution also incorporates an Exhibit C, which contains the Mitigation Monitoring and Reporting Plan ( "MMRP "), and which references the Project's impacts, mitigation measures, levels of significance before mitigation, and resulting levels of significance after mitigation. II. THE PROJECT The NWSP proposes a mixed -use community on approximately 100 acres adjacent to the northwest City limits and within the City's Urban Growth Boundary. The NWSP area lies south of Millbrae Avenue, west of Dowdell Avenue, north of Business Park Drive, and east of Langner 2014 -155 Avenue. Existing uses in the NWSP area include small -scale agricultural operations in the south district, single family and rural residential in both the north and south districts, and vacant and undeveloped land that have previously been used for agriculture. The proposed Project would provide for development of up to 398 residential units, 458,700 square feet of regional commercial uses, 218,200 square feet of industrial uses, 58,400 square feet of mixed -use, 100 hotel rooms, and parks and open space within the 100 -acre planning area. The Project proposes development standards and design guidelines to govern all development within the NWSP area. The Applicant is seeking approval of the NWSP, as well as General Plan amendments to reflect the NWSP. The Applicant has additionally submitted an application for Prezoning and Annexation of the property to the City of Rohnert Park. The proposed NWSP and its accompanying documents are forwarded to City Council for action. As noted above, the Project application includes a request for a General Plan amendment. The current land use designations on the Project site in the Rohnert Park General Plan are High Density Residential, Commercial, Office, Industrial, and Parks /Recreation. The Project proposes to amend the configuration of the existing General Plan designations on the site and to add the Mixed -Use designation. If approved, this amendment would amend the Rohnert Park General Plan Land Use Map to accurately reflect the configuration of land uses included in the NWSP. The NWSP area is located outside of the existing City limit and is not currently included in the City of Rohnert Park Zoning Map. The entire NWSP is proposed to be zoned Specific Plan (SP). If zoned Specific Plan (SP), uses and development standards for the area would be determined by the proposed NWSP. Project Objectives Overall, Project objectives as stated by the Project sponsor include the following, as provided in the EIR: • Define the vision for the future of the NWSP area. • Establish a land use plan and policy framework that will guide future development of a mix of commercial, higher density residential, and light industrial uses within the NWSP area. • Implement development standards and design guidelines that reflect the surrounding context and community values, while promoting economically viable and vibrant development. • Provide a multi -modal circulation plan that supports buildout of the NWSP and ensures safe access for all users. • Provide a framework for development of a cohesive system of pedestrianibicycle connections and trails linking activity nodes, retail, housing, parks, and open spaces together. 2014 -155 • Design a preliminary drainage plan that includes Low Impact Development strategies to manage and treat stormwater runoff within the NWSP area. • Identify a framework for implementation and financing of the NWSP. III. ENVIRONMENTAL REVIEW OF THE PROJECT Pursuant to the California Environmental Quality Act, Public Resources Code Section 21000 et seq. ( "CEQA ") and the CEQA Guidelines, Code of California Regulations, Title XIV, Section 15000 et seq., the City determined that an Environmental Impact Report ("EIR ") should be prepared to analyze the potential environmental effects of the Project. As required under CEQA, a Notice of Preparation ( "NOP ") describing the proposed Project and issues to be addressed in the EIR was distributed to responsible agencies (to state agencies through the State Clearinghouse), and other interested parties for a 30 -day public review period beginning June 7, 2013. The City's Planning Department conducted an EIR public scoping meeting on June 20, 2013, to allow interested parties to provide comments on the Project with regard to potential environmental issues that should be considered in the EIR. The Draft EIR was prepared and circulated for a 45 -day public review period beginning June 20, 2014, and ending August 4, 2014. A Public Comment Session was held on July 14, 2014, to allow interested individuals to present their comments on the Draft EIR in a public forum. In addition to the comments that were received at the July 14th meeting, the City also received comment letters on the Draft EIR from interested individuals, businesses and agencies. The City prepared responses to all comments received on the Draft EIR during the public review, which in some cases required revisions to the Draft EIR. The responses to comments, changes to the Draft EIR, and additional information have been incorporated into the Final EIR. CEQA Guidelines Section 15088.5 requires a lead agency to recirculate an EIR for further review and comment when significant new information is added to the EIR after public notice is given of the availability of the draft EIR but before certification. New information added to an EIR is not "significant" unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect that the project proponent declines to implement. The Guidelines provide examples of significant new information under this standard. Recirculation is not required where the new information added to the EIR merely clarifies or amplifies or makes insignificant modifications in an adequate EIR. Though changes have been made to the Draft EIR, the Final EIR does not contain significant new information as defined in the Guidelines and recirculation of the EIR is not required. IV. THE RECORD OF PROCEEDINGS The record upon which all findings and determinations related to the Project are based includes the following: a. The Draft EIR and Final EIR and all documents referenced in or relied upon by the Draft EIR and Final EIR. 2014 -155 b. All information (including written evidence and testimony) provided by City staff to the Planning Commission and the City Council relating to the Draft EIR and Final EIR, the proposed approvals and entitlements, the Project or its alternatives. C. All information (including written evidence and testimony) presented to the Planning Commission and the City Council by the environmental consultant and subconsultants who prepared the Draft EIR and Final EIR, or incorporated into reports presented to the Commission and the Council. d. All information (including written evidence and testimony) presented to the City from other public agencies relating to the Project or the Draft EIR and Final EIR. e. All applications, letters, testimony and presentations presented by the Project Sponsor and its consultants to the City in connection with the Project. f. All information (including written evidence and testimony) presented at any public hearing or workshop related to the Project, the Draft EIR, and the Final EIR. g. For documentary and information purposes, all locally- adopted land use plans and ordinances, including, without limitation, general plans, specific plans and ordinances, together with environmental review documents, findings, mitigation monitoring and reporting programs and other documentation relevant to regulation and management of land use in the area. h. The MMRP for the Project. i. All other documents comprising the record pursuant to Public Resources Code Section 21167.6(e). The custodian of the documents and other materials that constitute the administrative record of proceedings upon which the Council's decision is based are located at the City of Rohnert Park, City Clerk, 130 Avram Avenue, Rohnert Park, CA 94928. The custodian of records is the City Clerk. The City Council has relied on all of the documents listed above in reaching its decision on the Project, even if not every document was formally presented to the Council or City staff as part of the City files generated in connection with the Project. Without exception, any documents set forth above not found in the Project files fall into one of two categories. Many of them reflect prior planning or legislative decisions with which the City Council was aware in approving the Project. (See City of Santa Cruz v. Local Agency Formation Commission (1978) 76 Cal.App.3d 381, 391 -392; Dominey v. Department of Personnel Administration (1988) 205 Cal.App.3d 729, 738, fn. 6.) Other documents influenced the expert advice provided to City staff or consultants, who then provided advice to the City Council. For that reason, such documents form part of the underlying factual basis for the Council's decisions relating to the adoption of the Project. (See Pub. Resources Code, § 21167.6, subd. (e)(10); Browning - Ferris Industries v. Planning Commission of City of San Jose (1986) 181 Cal.App.3d 852, 866; Stanislaus Audubon Society, Inc. v. County of Stanislaus (1995) 33 Cal.AppAth 144, 153, 155.) 2014 -155 These findings are based upon substantial evidence in the entire record before the Council. The references to certain pages or sections of the EIR set forth in these findings are for ease of reference only and are not intended to provide an exhaustive list of the evidence relied upon for these findings. V. FINDINGS REQUIRED UNDER CEQA Public Resources Code section 21002 provides that "public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects[.]" The same statute states that the procedures required by CEQA "are intended to assist public agencies in systematically identifying both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects." Section 21002 goes on to state that "in the event [that] specific economic, social, or other conditions make infeasible such project alternatives or such mitigation measures, individual projects may be approved in spite of one or more significant effects thereof." The mandate and principles announced in Public Resources Code section 21002 are implemented, in part, through the requirement that agencies must adopt findings before approving projects for which EIRs are required. (See Pub. Resources Code, § 21081, subd. (a); CEQA Guidelines, § 15091, subd. (a).) 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 permissible conclusions. The first such finding 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." (CEQA Guidelines, § 15091, subd. (a)(1).) The second permissible 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 agency." (CEQA Guidelines, § 15091, subd. (a)(2).) The third potential conclusion is that "[s]pecific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR." (CEQA Guidelines, § 15091, subd. (a)(3).) Public Resources Code section 21061.1 defines "feasible" to mean "capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors." CEQA Guidelines section 15364 adds another factor: "legal" considerations. (See also Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 565 (Goleta II).) The concept of "feasibility" also encompasses the question of whether a particular alternative or mitigation measure promotes the underlying goals and objectives of a project. (City of Del Mar v. City of San Diego (1982) 133 Cal.App.3d 410, 417.) "'[F]easibility' under CEQA encompasses `desirability' to the extent that desirability is based on a reasonable balancing of the relevant economic, environmental, social, and technological factors." (Ibid.; see also Sequoyah Hills Homeowners Assn. v. City of Oakland (1993) 23 Cal.AppAth 704, 715.) The CEQA Guidelines do not define the difference between "avoiding" a significant environmental effect and merely "substantially lessening" such an effect. The City must 2014 -155 therefore glean the meaning of these terms from the other contexts in which the terms are used. Public Resources Code section 21081, on which CEQA Guidelines section 15091 is based, uses the term "mitigate" rather than "substantially lessen." The CEQA Guidelines therefore equate "mitigating" with "substantially lessening." Such an understanding of the statutory term is consistent with the policies underlying CEQA, which include the policy that "public agencies should not approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such Projects." (Pub. Resources Code, § 21002.) For purposes of these findings, the term "avoid" refers to the effectiveness of one or more mitigation measures to reduce an otherwise significant effect to a less- than - significant level. In contrast, the term "substantially lessen" refers to the effectiveness of such measure or measures to substantially reduce the severity of a significant effect, but not to reduce that effect to a less - than- significant level. These interpretations appear to be mandated by the holding in Laurel Hills Homeowners Association v. Planning Commission (1978) 83 Cal.App.3d 515, 519 -521, in which the Court of Appeal held that an agency had satisfied its obligation to substantially lessen or avoid significant effects by adopting numerous mitigation measures, not all of which rendered the significant impacts in question less than significant. Although CEQA Guidelines section 15091 requires only that approving agencies specify that a particular significant effect is "avoid[ed] or substantially lessen[ed]," these findings, for purposes of clarity, in each case will specify whether the effect in question has been reduced to a less- than - significant level, or has simply been substantially lessened but remains significant. Moreover, although section 15091, read literally, does not require findings to address environmental effects that an EIR identifies as merely "potentially significant," these findings will nevertheless fully account for all such effects identified in the Final EIR. CEQA requires that the lead agency adopt mitigation measures or alternatives, where feasible, to substantially lessen or avoid significant environmental impacts that would otherwise occur. Project modification or alternatives are not required, however, where such changes are infeasible or where the responsibility for modifying the Project lies with some other agency. (CEQA Guidelines, § 15091, subd. (a), (b).) With respect to a project for which significant impacts are not avoided or substantially lessened, a public agency, after adopting proper findings, may nevertheless approve the project if the agency first adopts a statement of overriding considerations setting forth the specific reasons why the agency found that the project's "benefits" rendered "acceptable" its "unavoidable adverse environmental effects." (CEQA Guidelines, §§ 15093, 15043, subd. (b); see also Pub. Resources Code, § 21081, subd. (b).) The California Supreme Court has stated, "[t]he wisdom of approving ... any development project, a delicate task which requires a balancing of interests, is necessarily left to the sound discretion of the local officials and their constituents who are responsible for such decisions. The law as we interpret and apply it simply requires that those decisions be informed, and therefore balanced." (Goleta II, supra, 52 Cal.3d at p. 576.) These findings constitute the City Council members' best efforts to set forth the evidentiary and policy bases for its decision to approve the Project in a manner consistent with 2014 -155 the requirements of CEQA. To the extent that these findings conclude that various proposed mitigation measures outlined in the Final EIR are feasible and have not been modified, superseded or withdrawn, the City hereby binds itself to implement these measures. These findings, in other words, are not merely informational, but rather constitute a binding set of obligations that will come into effect when the Council adopts a resolution approving the Project. VI. CERTIFICATION OF THE EIR In accordance with CEQA, the CEQA Guidelines and the City Guidelines, the Council, as lead agency, certifies that the EIR has been completed in compliance with CEQA, the CEQA Guidelines and the City Guidelines. The Council further certifies that it has reviewed and considered the information in the EIR prior to approving any element of or entitlement for the Project. Similarly, the Council finds that it has reviewed the record and the EIR prior to approving any element of or entitlement for the Project. By making these findings, the Council confirms, ratifies and adopts the findings and conclusions of the EIR, as supplemented and modified by the findings contained herein. The EIR and these findings represent the independent judgment and analysis of the City and the Council. The Council certifies that the EIR is adequate to support the approval of the Project. The EIR is adequate for each entitlement or approval required for adoption of the NWSP and annexation of the NWSP area to the City of Rohnert Park. VII. MITIGATION MEASURES AND MMRP Public Resources Code Section 21081.6 and CEQA Guidelines Section 15097 require the City to adopt a monitoring plan or reporting program with adoption of the EIR to ensure that the mitigation measures and revisions to the Project identified in the EIR are implemented. The Council finds that the MMRP included in Exhibit C meets these requirements and hereby adopts the MMRP. The mitigation measures recommended by the EIR and incorporated into the Project are specific and enforceable. As appropriate, some mitigation measures define performance standards to ensure no significant environmental impacts occur. The MMRP adequately describes conditions, implementation, verification, a compliance schedule and reporting requirements to ensure the Project complies with the adopted mitigation measures. The MMRP ensures that the mitigation measures are in place, as appropriate, throughout the life of the Project. The mitigation measures described in Exhibit C are incorporated into these findings as conditions of each of the approvals required for the Project. The mitigation measures set forth in Exhibit C reflect the mitigation measures set forth in the EIR. The City may have modified the language of some of the mitigation measures for purposes of clarification and consistency, to enhance enforceability, to defer more to the expertise of other agencies with jurisdiction over the affected resources, to summarize or strengthen their provisions, and /or to make the mitigation measures more precise and effective, but has made no substantive changes to the mitigation measures. The City will use the MMRP to track compliance with Project mitigation measures. The MMRP will remain available for public review during the compliance period. 2014 -155 VIII. FINDINGS REGARDING IMPACTS In accordance with Public Resources Code Section 21081 and CEQA Guidelines Sections 15091 and 15092, the Council adopts the findings and conclusions regarding impacts and mitigation measures that are set forth in the Draft EIR and Final EIR. These findings do not repeat the full discussions of environmental impacts contained in the Draft EIR and Final EIR. The Council ratifies, adopts and incorporates the analysis, explanation, findings, responses to comments and conclusions of the Draft EIR and Final EIR. The Council adopts the reasoning of the Draft EIR and Final EIR, of City staff reports, and of City staff and the presentations provided by the Project Sponsor. The Council has, by its review of the evidence and analysis presented in the Draft EIR and Final EIR and in the record, acquired an understanding of the full scope of the environmental issues presented by the Project. In turn, this understanding has enabled the Council to make fully informed, thoroughly considered decisions on these important issues. These findings are based on a full appraisal of the Draft EIR and Final EIR and the record, as well as other relevant information in the record of proceedings for the Project. Under Public Resources Code Section 21081(a)(2) and CEQA Guidelines Section 15091(a)(2) and 15092(b)(2)(A), the Council recognizes that some mitigation measures require action by, or cooperation from, other agencies. Similarly, mitigation measures requiring the Project Sponsor to contribute towards improvements planned by other agencies will require the relevant agencies to receive the funds and spend them appropriately. The Council also recognizes that some impacts can only be mitigated by actions taken by other agencies to build the relevant improvements, which will require action by these other agencies that are not enforceable by the City of Rohnert Park. For each mitigation measure that requires the cooperation or action of another agency, the Council finds that adoption and /or implementation of each of those mitigation measures is within the responsibility and jurisdiction of another public agency, and that the measures can and should be adopted and /or implemented by that other agency. The Council finds that, except as provided in Section XI below, following implementation of mitigation measures identified in the EIR and Exhibit C, all of the Project impacts evaluated by the EIR will be less than significant as determined by the Draft EIR. IX. ENVIRONMENTAL EFFECTS NOT FOUND TO BE SIGNIFICANT AND NOT ADDRESSED IN DETAIL IN THE EIR During preparation of the EIR, the issue area of mineral resources was found not to result in significant impacts and therefore was not addressed in detail in the EIR. Pursuant to CEQA Guidelines section 15128, the reasons this issue was determined not to be significant are described below. Mineral Resources The California Department of Conservation, Geological Survey has classified lands within Sonoma County into Aggregate and Mineral Resource Zones (MRZs), which identify whether known or inferred significant mineral resources are present in areas. The NWSP area is not within a Sonoma County Mineral Resource zone and is designated Rural Residential and Diverse Agricultural on the Sonoma County General Plan Land Use and Zoning Maps. Accordingly, the NWSP area does not include any significant known or inferred mineral resources. Given this, implementation of the NWSP would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State or the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan. X. IMPACTS EVALUATED IN THE EIR AND DETERMINED TO BE LESS THAN SIGNIFICANT WITH MITIGATION MEASURES The City Council agrees with the characterization in the Final EIR with respect to all Impacts initially identified as "significant" or "potentially significant" that would be less than significant with implementation of the mitigation measures identified in the Final EIR. In accordance with CEQA Guidelines § 15091(a), a specific finding is made for each impact and its associated mitigation measures in the discussions below. Impact Criteria, as included in the EIR, are included below to provide context for each Impact identified. The Council again ratifies, adopts and incorporates the full analysis, explanation, findings, responses to comments and conclusions of the EIR. Air Quality Impacts Impact AIR -4 The proposed Project could result in the placement of sensitive receptors proximate to major sources of air pollution or the siting of new sources of air pollution proximate to sensitive receptors in the City. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure AIR -4a requires applicants for future warehousing and other industrial land uses within the Specific Plan that: 1) have the potential to generate 100 or more diesel truck trips per day or have 40 or more trucks with operating diesel - powered transport refrigeration units ( "TRUs "), and 2) are located within 1,000 feet of a sensitive land use (e.g., residential, schools, hospitals, nursing homes), to submit a health risk assessment ( "HRA ") to the City of Rohnert Park prior to future project approval. Mitigation Measure AIR -4b requires applicants for residential and other sensitive land use projects (e.g., hospitals, nursing homes, day care centers) within the Specific Plan within 1,000 feet of a major sources of Toxic Air Contaminants ( "TACs ") (e.g., warehouses, industrial, or roadways with traffic volumes over 10,000 vehicle per day), to submit an HRA to the City of Rohnert Park prior to future project approval. Finding: Implementation of Mitigation Measures AIR -4a and AIR -4b identified in the EIR and listed in the MMRP will ensure that Impact AIR -4 would be reduced to a less - than- significant level. 2014 -155 Impact AIR -5 people. The Specific Plan would create objectionable odors affecting a substantial number of Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure AIR -5 requires applicants of future development projects under the Specific Plan that involve the uses listed below to prepare an Odor Management Plan and submit the plan prior to the City prior to project approval to ensure compliance with Bay Area Air Quality Management District Regulation 7, Odorous Substances. • Wastewater Pumping Facilities within 1 mile of sensitive land uses. • Transfer Station within 1 mile of sensitive land uses. • Composting Facility within 1 mile of sensitive land uses. • Asphalt Batch Plan within 2 miles of sensitive land uses. • Chemical Manufacturing within 2 miles of sensitive land uses. • Fiberglass Manufacturing within I mile of sensitive land uses. • Painting /Coating Operations within 1 mile of sensitive land uses. • Coffee Roaster within 1 mile of sensitive land uses. • Food Processing Facility within I mile of sensitive land uses. • Green Waste and Recycling Operations within 1 mile of sensitive land uses. • Metal Smelting Plans within 2 miles of sensitive land uses. Finding: Implementation of Mitigation Measure AIR -5 identified in the EIR and listed in the MMRP will ensure that Impact AIR -5 would be reduced to a less - than - significant level. Cultural Resources Impacts Impact CULT -1 The proposed Project would have the potential to cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure CULT -1 requires future development projects permitted under the Specific Plan to include a project - specific review to determine their potential to affect archaeological deposits. If deemed necessary by this review, a pedestrian survey shall be conducted by a professional archaeologist. 2014 -155 Finding: Implementation of Mitigation Measure CULT -I identified in the EIR and listed in the MMRP will ensure that Impact CULT -1 would be reduced to a less -than- significant level. Impact CULT -2 The proposed Project would have the potential to cause substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure CULT -I requires future development projects permitted under the Specific Plan to include a project - specific review to determine their potential to affect archaeological deposits. If deemed necessary by this review, a pedestrian survey shall be conducted by a professional archaeologist. Finding: Implementation of Mitigation Measure CULT -1 identified in the EIR and listed in the MMRP will ensure that Impact CULT -2 would be reduced to a less -than- significant level. Impact CULT -3 The proposed Project would have the potential to directly or indirectly destroy a unique paleontological resource or site, or unique geologic feature. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure CULT -3 requires that in the event that fossils or fossil - bearing deposits are discovered during construction, excavations within 50 feet of the find be temporarily halted or diverted, and a qualified paleontologist must be notified to examine the discovery. Finding: Implementation of Mitigation Measure CULT -3 identified in the EIR and listed in the MMRP will ensure that Impact CULT -3 would be reduced to a less -than- significant level. Impact CULT -4 The proposed Project would have the potential to disturb human remains, including those interred outside of formal cemeteries. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant 2014 -155 Explanation: Mitigation Measure CULT -4 requires that if human skeletal remains are uncovered during construction, the contractor immediately halt work within 50 feet of the find, contact the Sonoma County coroner to evaluate the remains, and follow the procedures and protocols set forth in Section 15064.5(e)(1) of the CEQA Guidelines. Finding: Implementation of Mitigation Measure CULT -4 identified in the EIR and listed in the MMRP would ensure that Impact CULT -4 would be reduced to a less -than- significant level. Hazards and Hazardous Materials Impacts Impact HAZ -2 ! The Project would create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure HAZ -2 requires future project applicants to perform pesticide screening analyses of soil on properties within the Specific Plan Area currently or historically cultivated for agricultural purpose. If soils exceed pesticide levels established by the United States Environmental Protection Agency preliminary remediation goals for residential use, they will not be allowed to be reused on site. Mitigation Measure AIR -2a would require construction contractors to comply with BAAQMD Basic Control Measures for reducing fugitive dust emissions during construction. Finding: Implementation of Mitigation Measures HAZ -2 and AIR -2a identified in the EIR and listed in the MMRP will ensure that Impact HAZ -2 would be reduced to a less - than- significant level. Transportation and Traffic Impacts Impact TRANS -113 The proposed Project would contribute to unacceptable levels of service at the intersections of Golf Course Drive West /Redwood Drive and Golf Course Drive West/U.S. 101 South Ramps in the City of Rohnert Park under buildout conditions. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant 2014 -155 Explanation: Mitigation Measure TRANS -113.1 requires modification of the Golf Course Drive West/Redwood Drive intersection by restriping the eastbound lanes to create a left -turn lane, two through lanes, and a shared through/right -turn lane; reconfiguring the southbound approach to include dual left -turn lanes, a single through lane, and a right -turn lane; adding a right -turn pocket on the westbound approach; and adding a right turn overlap signal phase on the northbound approach. Mitigation Measure TRANS -113.2 requires modification. of the Golf Course Drive West/U.S. 101 South Ramps intersection by restriping the lanes on the southbound approach to include a left - turn/through lane, through/right -turn lane, and right -turn lane, and making associated modifications to the signal equipment. Finding: Implementation of Mitigation Measures TRANS -113.1 and 113.2 identified in the EIR and listed in the MMRP will ensure that Impact TRANS -113 would be reduced to a less- than - significant level. Impact TRANS -11) The proposed Project would contribute to vehicle queues exceeding available storage on the U.S. 101 Northbound off -ramp at Commerce Boulevard under buildout conditions. Significance Before Mitigation: Significant Significance After Mitigation: Less than Significant Explanation: Mitigation Measure TRANS -11) requires implementation of Mitigation Measures TRANS -113.1 and 113.2 to reduce the potential impact to below a level of significance. Finding: Implementation of Mitigation Measures TRANS -113.1 and 113.2 identified in the EIR and listed in the MMRP will ensure that Impact TRANS -1D would be reduced to a less- than - significant level. XI. SIGNIFICANT AND UNAVOIDABLE IMPACTS Under Public Resources Code Section 21081(a)(3) and (b), and CEQA Guidelines Sections 15091(a)(3), 15092(b)(2)(B) and 15093, the Council determines that the remaining significant and unavoidable adverse effects on the environment identified by the EIR are acceptable due to the overriding considerations described in Section XIV below. The significant and unavoidable adverse impacts remaining after mitigation of the Project are as follows: Air Quality Impacts Impact AIR -1 The proposed Specific Plan would support the primary goals of the 2010 Bay Area Clean Air Plan, but buildout of the proposed Specific Plan would conflict with the 2014 -155 requirements _for community -wide vehicles miles traveled (VMT) increase in the Clean Air Plan. Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Policies and development standards in the Specific Plan would facilitate continued City participation and cooperation with the Bay Area Air Quality Management District (BAAQMD) and the Sonoma County Transportation Authority (SCTA) to achieve regional air quality improvement goals, promotion of energy conservation design and development techniques, encouragement of alternative transportation modes, and implementation of transportation demand management strategies. However, due to the programmatic nature of the Project, no additional mitigating policies or development standards are available, and project -level and cumulative impacts are considered significant and unavoidable. Impact AIR -2 The Specific Plan would violate an air quality standard or contribute substantially to an existing or projected air quality violation in Rohnert Park. Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Future construction under the Specific Plan would generate a substantial temporary increase in criteria air pollutants even with the implementation of Mitigation Measures AIR -2a and AIR -2b. Adherence to the BAAQMD Basic Control Measures for reducing construction emissions of PM10 and PM2.5 would ensure that ground - disturbing activities would not generate a significant amount of fugitive dust. Compliance with the policies and development standards included in the Specific Plan outlined in Chapter 4.2, Air Quality, of the Draft EIR would reduce construction exhaust emissions from development under the Specific Plan to the maximum extent practicable. Though future development under the Specific Plan would be subject to separate environmental review pursuant to the CEQA in order to identify and mitigate potential air quality impacts, cumulative impacts from development within the NWSP from construction would be substantial and therefore significant and unavoidable. In addition, compliance with the policies and development standards included in the NWSP and the Mitigation Measure GHG -la through GHG -le would reduce operational emissions from development under the Specific Plan to the maximum extent practicable. Mitigation Measure AIR -4a (for new sources of Toxic Air Contaminants [TACs]), would also reduce criteria air pollutants associated with light industrial land uses within the Specific Plan Area. Although future development under the Specific Plan would be subject to separate environmental review pursuant to CEQA in order to identify and mitigate potential air quality impacts, cumulative impacts from development within the f►dOENIM Rohnert Park Specific Plan from operational emissions would be substantial and therefore significant and unavoidable. Impact AIR -3 Criteria air pollutants generated by land uses within the Specific Plan would cumulatively contribute to the nonattainment designations of the San Francisco Bay Area Air Basin (SFBAAB). Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Mitigation measures proposed to reduce Project - related emissions would reduce impacts to the extent feasible. Due to the programmatic nature of the proposed Project, no additional mitigating policies or development standards are available, and project -level and cumulative impacts are considered significant and unavoidable. Impact AIR -6 The Specific Plan, in combination with past, present, and reasonably foreseeable projects, would cumulatively contribute to air quality impacts in the San Francisco Bay Area Air Basin. Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Mitigation measures proposed to reduce Project - related emissions would reduce impacts to the extent feasible. Due to the programmatic nature of the proposed Project, no additional mitigating policies or development standards are available, and cumulative impacts are considered significant and unavoidable. Biological Resources Impacts Impact BIO -1 The Project would have a substantial adverse effect, either directly or through habitat modifications, on species identified as a candidate, sensitive or special status species in local or regional plans, policies, or regulations by the California Department of Fish and Wildlife (CDFW), or United States Fish and Wildlife Service (USFWS). Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: The NWSP area has potentially suitable habitat conditions for the 19 Special - Status Plant Species and 17 Special- Status Wildlife Species. Additionally, the entire Specific Plan Area is located within designated California tiger salamander 2014 -155 ( "CTS ") Critical Habitat for the Sonoma District Population Segment. Implementation of Mitigation Measures BIO -la through 13I0-1f, Impact 13I0-1 would reduce impacts to the extent feasible; however, due to the programmatic nature of the proposed Project, no additional mitigating policies or development standards are available, and impacts would remain significant and unavoidable. Impact BI0-2 The proposed Project would have a substantial adverse effect on riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Wildlife and Wildlife, or U.S. Fish and Wildlife Service. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: There are portions of the Specific Plan Area that were not available for assessing the potential for wetlands. However, it is estimated through visual observation and a review of aerial imagery that up to 10 acres of potentially jurisdictional habitat could be present on the parcels that were not included in the July 2013 survey. Therefore, this undocumented 10 -acre area could comprise Federally protected wetlands. Therefore, even with implementation of Mitigation Measures 13I0-2a through 13I0-2d, Impact 13I0- 2 would remain significant and unavoidable. Impact BI0-3 The proposed Project would have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: There are portions of the Specific Plan Area that were not available for assessing the potential for wetlands. However, it is estimated through visual observation and a review of aerial imagery that up to 10 acres of potentially jurisdictional habitat could be present on the parcels that were not included in the July 2013 survey. Therefore, this undocumented 10 -acre area could comprise Federally protected wetlands. Therefore, even with implementation of Mitigation Measures BIO -la through BIO -lf and 1310 -2a through 13I0-2d, Impact 13I0-3 would remain significant and unavoidable. 2014 -155 Impact BIO -4 The proposed Project would interfere substantially with the movement of any native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: As previously discussed the entire NWSP area is designated as Critical Habitat for the CTS and it should also be assumed that the CTS move across the NWSP area and development could result in a significant impact to this movement. Even with implementation of Mitigation Measures BIO -la through BIO -lf and 13I0-2a through 13I0-2d, Impact 13I0-4 would remain significant and unavoidable. Impact BIO -7 The proposed Project, in combination with past, present, and reasonably foreseeable projects, would result significant cumulative impacts with respect to biological resources. Significance Before Mitigation: Significant and Unavoidable Significant After Mitigation: Significant and Unavoidable Explanation: Future development in the NWSP area would contribute to the conversion of existing habitat to urban uses as is occurring in the surrounding area with implementation of other cumulative development considered as part of this cumulative impact analysis on biological resources. Accordingly, the Project's impacts in this regard would be cumulatively considerable. Even with implementation of mitigation measures, Impact 13I0-7 would remain significant and unavoidable. Greenhouse Gas Emissions Impacts Impact GHG -1 The Specific Plan would generate greenhouse gas (GHG) emissions that would either directly or indirectly have a significant impact on the environment. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: Despite compliance with existing federal, State, and local regulations that serve to reduce GHG emissions to the maximum extent practicable and the implementation of the Mitigation Measures GHG -la through GHG -le, GHG emissions would continue to exceed the exceed BAAQMD's efficiency criteria. Consequently, GHG impacts are considered significant and unavoidable. 2014 -155 Impact GHG -2 The Specific Plan would potentially conflict with an applicable plan, policy, or regulation for the purpose of reducing the emissions of GHGs. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: Policies and development standards in the NWSP would facilitate continued City participation and cooperation with BAAQMD and SCTA to achieve regional air quality improvement goals, promotion of energy conservation design and development techniques, encouragement of alternative transportation modes, and implementation of transportation demand management strategies. However, due to the programmatic nature of the Project, no additional mitigating policies or development standards are available, and project -level and cumulative impacts are therefore considered significant and unavoidable. Impact GHG -3 The Specific Plan, in combination with past, present, and reasonably foreseeable projects, would result in significant cumulative impacts with respect to GHG emissions. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: Implementation of Mitigation Measures GHG -la through GHG -le and compliance with existing federal, State, and local regulations would reduce GHG emissions to the maximum extent practicable. However, no single project is large enough to result in a measurable increase in global concentrations of GHG emissions, and therefore GHG emissions impacts identified in Impact GHG -1 and GHG -2 are the proposed Project's cumulative contribution to cumulative impacts. Therefore, cumulative GHG emissions impacts of the proposed Project are significant and unavoidable. Noise Impacts Impact NOISE -3 Under the existing with project scenario, a significant impact would occur due to a substantial increase in ambient noise levels that could affect properties outside the Specific Plan Area. Significance Before Mitigation: Significant Significant After Mitigation: Significant and Unavoidable Explanation: The significant impacts would affect properties outside the NWSP area; therefore, the only way to mitigate such impacts would be to build sound walls or other noise barriers on these properties to reduce traffic noise from adjacent roadways. Implementation of such mitigation cannot be guaranteed since it would require the cooperation of private property owners outside the NWSP area. As a result, the existing plus project impacts to ambient noise levels would be significant and unavoidable. Transportation and Traffic Impacts Impact TRANS-IA Future development under the Specific Plan would contribute to unacceptable Level of Service (LOS) F operation at Stony Point Road/Millbra Avenue and Stony Point Road /Golf Course Drive West in the County of Sonoma. Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Mitigation Measure TRANSAA states that Stony Point Road shall be widened to two through lanes in each direction, consistent with Figure CT -lg of the Sonoma County 2020 General Plan. While widening of Stony Point Road to two lanes in each direction is included in the Sonoma County 2020 General Plan and would improve operation at both intersections to acceptable levels, this is currently an unfunded project. Because neither the City nor County currently have resources to develop and implement a regional impact fee program, there is currently no means of collecting funds for this County improvement. As a result, the impact is considered significant and unavoidable. Impact TRANS -1C Future development under the Specific Plan would contribute to unacceptable LOS F operation on mainline U.S. 101 to the north of Golf Course Drive in both the northbound and southbound directions under buildout conditions, increasing the freeway segments' volume - to- capacity ratio by greater than 0.01. Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Mitigation Measure TRANSAC identifies that widening U.S. 101 to include additional through lanes in each direction would reduce the impact; however, widening the freeway is considered infeasible, as it would require major reconstruction of multiple freeway structures, right -of -way acquisition including many homes and businesses, potential relocation of city streets paralleling the freeway corridor (including Redwood Boulevard and Commerce Avenue), and would be likely to create additional secondary environmental impacts. The Metropolitan Transportation Commission ( "MTC "), County of Sonoma, City of Rohnert Park, and SCTA recognize that U.S. 101 will experience congestion into the foreseeable future, and concur that long -range 2014 -155 regional solutions focusing on transit - supportive land use planning, alternative transportation modes, stronger jobs- housing balances, and increased support of transportation demand measures are the key components needed to address regional mobility. While the NWSP emphasizes each of these goals, the residual impacts to U.S. 101 are considered to be significant and unavoidable Impact TRANS -7 Implementation of the proposed Project, in combination with past, present, and reasonably foreseeable projects, would result in additional cumulatively considerable impacts. Significance Before Mitigation: Significant Significance After Mitigation: Significant and Unavoidable Explanation: Cumulative traffic impacts are the same as the project - specific impacts, since the future traffic model relies on cumulative traffic data. Therefore, the proposed project's cumulative impacts to traffic would be significant and unavoidable since feasible mitigation is not available for Impacts TRANS -IA and 1C. XII. FINDINGS REGARDING ALTERNATIVES Reasonable Range of Project Alternatives CEQA Guidelines §15126(a) require that an EIR describe a reasonable range of alternatives that would obtain most of the basic project objectives but would avoid or substantially lessen any of the significant environmental affects of the project and that the EIR evaluate the comparative merits of the alternatives. Case law indicates that the lead agency has the discretion to determine how many alternatives constitute a reasonable range (Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 566); and that an EIR need not present alternatives that are incompatible with fundamental project objectives (Save San Francisco Bay Association vs. San Francisco Bay Conservation & Development Commission (1992) 10 Cal.AppAth 908). CEQA Guidelines §15126.6(f) states that the range of alternatives required in an EIR is governed by a "rule of reason" that requires the EIR to set forth only those alternatives necessary to permit a reasoned choice. Feasibility of Project Alternatives Additionally, CEQA Guidelines § 15126.6(a) provide that an EIR need not consider alternatives that are infeasible. CEQA Guidelines §15126.6(f)(1) provides that among the factors that may be taken into account when addressing the feasibility of alternatives are site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries, and whether the proponent can reasonably acquire, control or otherwise have access to the alternative site. f/.XllEa&S1 Alternatives Evaluated Based upon guidance contained in the CEQA Guidelines, the Draft EIR considered three alternatives to the proposed Project: No Project — 2020 General Plan Alternative, Mixed -Use Only Alternative, and Reduced Density Alternative. Project Objectives The following are the objectives for the Project: • Define the vision for the future of the NWSP area. • Establish a land use plan and policy framework that will guide future development of a mix of commercial, higher density residential, and light industrial uses within the NWSP area. • Implement development standards and design guidelines that reflect the surrounding context and community values, while promoting economically viable and vibrant development. • Provide a multi -modal circulation plan that supports buildout of the NWSP and ensures safe access for all users. • Provide a framework for development of a cohesive system of pedestrian/bicycle connections and trails linking activity nodes, retail, housing, parks, and open spaces together. • Design a preliminary drainage plan that includes Low Impact Development strategies to manage and treat stormwater runoff within the NWSP area. • Identify a framework for implementation and financing of the NWSP. Analysis of Alternatives 1. No Project Alternative The No Project — 2020 General Plan Alternative assumes that growth would occur as allowed under the City's existing 2020 General Plan and Zoning. No land use changes associated with the proposed NWSP would move forward. Instead, future development in the NWSP area would be subject to existing policies, regulations, and land use designations as per the existing 2020 General Plan. Because the area the General Plan designated for the NWSP was reduced with implementation of the Graton Rancheria Resort and Casino, the land use program in the proposed NWSP was revised and recalculated to eliminate the portion that is now under the jurisdiction of the Federated Indians of Graton Rancheria Tribe. The No Project — 2020 General Plan Alternative would allow for the development of more high - density housing (450 units compared to 398 units), more office (260,000 square feet compared to 58,400 square feet), and hotel space (100 rooms compared to none). However, this alternative would allow for slightly less commercial and office /light industrial uses. 2014 -155 Finding: The City Council finds the No Project Alternative infeasible and less desirable than the Project and rejects this alternative for the following "[s]pecific economic, legal, social, technological, or other considerations" which include benefits of the Project that "make infeasible the ... project alternatives identified in the Final EIR." (CEQA Guidelines, § 15091, subd. (a)(3).) First, the No Project Alternative would provide no significant advantage from an environmental standpoint over the proposed Project. The No Project Alternative would have greater impacts to air quality, biological resources, cultural resources, greenhouse gas emissions, noise, and transportation and traffic, when compared to the proposed Project. All other impacts would be similar, and no impacts would be reduced under the No Project Alternative. Second, as explained below, the No Project Alternative would not meet the Project objectives. • It would not define the vision for the future of the NWSP area. • While the existing General Plan identifies the land uses and provides guiding policies for development in the NWSP area, it does not establish specific goals and policies that are intended to fulfill the vision at the same level as the proposed Project. • It would not implement development standards and design guidelines that reflect the surrounding context and community values, while promoting economically viable and vibrant development. • It would not provide a multi -modal circulation plan that supports buildout of the NWSP and ensures safe access for all users. • It would not provide a framework for development of a cohesive system of pedestrian/bicycle connections and trails linking activity nodes, retail, housing, parks, and open spaces together. • It would not design a preliminary drainage plan that includes Low Impact Development strategies to manage and treat stormwater runoff within the NWSP area. • It would not identify a framework for implementation and financing of the NWSP. Third, the No Project Alternative would require the City to forego Project benefits. (See generally Section XIV.D below for a discussion of Project benefits.) Under the No Project Alternative, the Project would not contribute to a functional and attractive environment because the development standards and design guidelines would not be implemented and the public improvements associated with the Project would not be constructed. The City Council therefore rejects this alternative as infeasible within the meaning of CEQA. 2014 -155 2. Mixed -Use Only Alternative Under the Mixed -Use Only Alternative, the NWSP area would be the same size as the proposed Project and would be comprised of mixed -use land use and open space designations. The Mixed -Use Alternative would not include any Office /Light Industrial land uses and the overall non - residential land use designations would be reduced. This alternative would accommodate the up to 600 high - density dwelling units and 200,000 square feet of commercial land use. Approximately 40 acres of the NWSP area would be designated as Open Space for Environmental Conservation and would not be developed. Finding: While the Mixed -Use Only Alternative would result in fewer environmental impacts than the Project, the City finds this alternative infeasible and less desirable than the Project and rejects this alternative for the following "[s]pecific economic, legal, social, technological, or other considerations" which include benefits of the Project that "make infeasible the ... project alternatives identified in the Final EIR." (CEQA Guidelines, § 15091, subd. (a)(3).) First, the Mixed -Use Only Alternative would not meet the Project objectives to the same degree as the Project. As outlined in the City's 2000 General Plan, the vision for the NWSP area included high density residential, commercial, office and parks land uses. Those land uses are specified in the project objectives described in the EIR. The Mixed - Use Only Alternative does not meet the project objectives because it does not provide the range and intensity of land uses identified in the objectives and the General Plan. Second, the Mixed -Use Only Alternative would not provide the Project benefits to the same degree as the Project given its smaller size. (See Section XIV.D below for a discussion of Project benefits.) Under this alternative, the City would not receive as much of the substantial tax revenue as from the Project and the public improvements associated with the Project would not be constructed to the same degree because of a loss of some development impact fees needed to fund traffic improvements. The City Council therefore rejects this alternative as infeasible within the meaning of CEQA. 3. Reduced Density Alternative The Reduced Density Alternative, would include the same proposed land use designations as the proposed Project, but the amount of land designated for development would be reduced by 50 %, with the exception of residential, which would remain at 398 multi - family housing units. Approximately 50 acres would be designated as Open Space for Environmental Conservation and would not be developed. Finding: While the Reduced Density Alternative would result in fewer environmental impacts than the Project, the City finds this alternative infeasible and less desirable than the Project and rejects this alternative for the following "[s]pecific economic, legal, social, technological, or other considerations" which include benefits of the Project that "make infeasible the ... project alternatives identified in the Final EIR." (CEQA Guidelines, § 15091, subd. (a)(3).) 2014 -155 First, the Reduced Density Alternative would not avoid the Significant and Unavoidable impacts of the proposed Project to air quality, biological resources, greenhouse gas emissions, noise, and transportation and traffic. Second, the Reduced Density Alternative is not consistent with the densities outlined in the General Plan policy for development within the NWSP area. The General Plan vision for the NWSP included growth of the area consistent with adjacent plans, provision of residential units and with more intense development than provided in the Reduced Density Alternative. This development is shown in Table 6.1 of the Draft EIR. The Reduced Density Alternative describes substantially less commercial, industrial and office use than provided in the City's General Plan. Third, the Reduced Density Alternative would not provide the Project benefits to the same degree as the Project given its smaller size. (See Section XIV.D below for a discussion of Project benefits.) Under this alternative, the City would not receive as much of the substantial tax revenue as from the Project and the public improvements associated with the Project would not be constructed to the same degree because of a loss of some development impact fees needed to fund traffic improvements. The City Council therefore rejects this alternative as infeasible within the meaning of CEQA. 4. Environmentally Superior Alternative Sections 21002 and 21081 of CEQA require lead agencies to adopt feasible mitigation measures or a feasible environmentally superior alternative in order to substantially lessen or avoid otherwise significant adverse environmental effects, unless specific social or other conditions make such mitigation measures or alternatives infeasible. CEQA regulations prevent consideration of the "no project" alternative as the environmentally superior alternative. The EIR determined that the Mixed -Use Only Alternative would be the Environmentally Superior Alternative. The Mixed -Use Only Alternative would not eliminate unavoidable significant adverse air quality, biological resources, GHG emissions, noise, and traffic impacts identified for the Project, under approved and cumulative development scenarios, and mitigation would still be required for construction air quality, biological resources, cultural resources, hazards and hazardous materials, noise, and traffic and circulation. However, the EIR determined that the Mixed -Use Only Alternative could provide specified benefits in that it would generate fewer trips and associated traffic, air quality, GHG emissions, and noise impacts would be reduced as a result (although these would remain significant). As discussed above, there are no feasible alternatives to the Project that would avoid or substantially lessen the significant and unavoidable impacts associated with the proposed Project. XIII. FINDINGS REGARDING GROWTH INDUCEMENT Section 7.3 of the EIR provides an analysis of growth inducement effects of the proposed Project, as required by CEQA Guidelines § 15126.2(d). In summary, CEQA requires a discussion of how a project could increase population, employment, or housing growth in 2014 -155 surrounding areas and consideration of the impacts resulting from this growth. CEQA Guidelines indicate that a project would normally have a significant effect on the environment if it would induce substantial growth or concentration of population. Section 7.3 of the EIR discusses the manner in which the Project could contribute to or encourage such growth. Growth can be induced in a number of ways, such as through the elimination of obstacles to growth, through the stimulation of economic activity within the region, or through the establishment of policies or other precedents that directly or indirectly encourage additional growth. Induced growth would be considered a significant impact if it can be demonstrated that the potential growth would directly or indirectly have a significant effect on the environment. Finding: The Project would directly generate population growth by providing housing for approximately 956 people and commercial and industrial development that could generate approximately 1,200 jobs. Project construction would generate jobs in the construction, materials fabrication and supply industries up until the time of construction completion. The provision of construction jobs would create an indirect demand for local goods and services. Construction of the Project is not expected to generate substantial population growth or new economic activity in the region because Project construction would be expected to employ construction workers already living and working in the Bay Area. Construction of the Project would include provision of new infrastructure for the Project and its development components. This new infrastructure would lessen potential obstacles to growth, but is considered growth accommodating and not directly growth inducing. The Project would be consistent with the City of Rohnert Park General Plan and would comply with the City's Growth Management Program, which ensures that the rate of population growth will not exceed the average annual growth rates established in the General Plan. The Project would not construct infrastructure beyond that needed to serve the Project area and would develop at a pace that would ensure that public services would not be inhibited or overtaxed. The Project would be consistent with City and County General Plan policies regarding growth within the urban growth boundary and would not be expected to induce substantial growth outside this boundary. Explanation: The NWSP would offer primary employment jobs as well as a range of temporary construction jobs. Overall, opportunities for population growth and employment provided by the NWSP would be consistent with the General Plan Land Use and Growth Management Element goals and policies. The rate of job growth would be generally proportional to the rate of project development anticipated under the City's Growth Management Program. Infrastructure would be constructed and sized to accommodate the proposed development and would therefore not be expected to induce substantial growth beyond that proposed by the Project. The pace of growth associated with the Project would align with the ability of utility and public service providers to adequately serve the Project. XIV. STATEMENT OF OVERRIDING CONSIDERATIONS Pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15093, the City Council has balanced the economic, legal, social, technological, and other benefits of the proposed Project against the significant and unavoidable impacts associated with the proposed Project, and has adopted all feasible mitigation measures that would avoid or substantially lessen a significant impact. The City Council has also examined potentially feasible alternatives to the Project, and determined that none are feasible. The City Council hereby adopts and makes the following Statement of Overriding Considerations regarding the significant and unavoidable impacts of the Project and the anticipated economic, legal, social, technological, and other benefits of the Project. A. Significant and Unavoidable Impacts Based on information contained in the record and in the EIR, the City Council has determined that the Project would result in the following significant and unavoidable impacts as identified by the EIR: Impact Impact Description Number AIR -1 The proposed Project would support the primary goals of the 2010 Bay Area Clean Air Plan, but buildout of the proposed Project would conflict with the requirements for community -wide vehicle miles travelled (VMT) increase in the Clean Air Plan. AIR -2 The proposed Project would violate any air quality standard or contribute substantially to an existing or projected air quality violation in Rohnert Park. AIR -3 Criteria air pollutant emissions associated with buildout of the Specific Plan would cumulatively contribute to air quality impacts in the San Francisco Bay Area Air Basin. AIR -6 The Specific Plan, in combination with past, present, and reasonably foreseeable projects, would cumulatively contribute to air quality impacts in the San Francisco Bay Area Air Basin. BIO -1 The Project would have a substantial adverse effect, either directly or through habitat modifications, on species identified as candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or United States Fish and Wildlife Service. BIO -2 The proposed Project would have a substantial adverse effect on riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Wildlife and Game, or U.S. Fish and Wildlife Service. BIO -3 The proposed Project would have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. BIO -4 The proposed Project would interfere substantially with the movement of a native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. BIO -7 The proposed Project, in combination with past, present, and reasonably foreseeable projects, would result in significant cumulative impacts with respect to biological resources. GHG -1 The proposed Project would generate GHG emissions that would either directly or indirectly have a significant impact on the environment. GHG -2 The Specific Plan would potentially conflict with an applicable plan, policy, or regulation for the purpose of reducing the emissions of GHGs. GHG -3 The proposed Project, in combination with past, present, and reasonably foreseeable projects, would result in a significant cumulative impact with respect to GHG emissions. NOISE- The proposed Project would cause a substantial permanent increase in 3 ambient noise levels in the Project vicinity above levels existing without the Project under the existing with project scenario. TRANS- The proposed Project would contribute to unacceptable operation (LOS IA F) at Stony Point Road /Millbrae Avenue and Stony Point Road /Wilfred Avenue in the County of Sonoma under buildout conditions. TRANS- The proposed Project would contribute to unacceptable LOS F operation 1C on the northbound U.S. 101 weaving segment between Golf Course Drive an Santa Rosa Avenue buildout conditions, increasing the freeway segment's volume -to- capacity ratio by 0.01. TRANS- Implementation of the proposed Project, in combination with past, 7 present, and reasonably foreseeable projects, would result in additional cumulatively considerable impacts. B. Finding The City Council has considered all potentially feasible mitigation measures to substantially lessen or avoid the Project's significant and unavoidable impacts. Where feasible, such mitigation measures have been adopted as part of the Project. The imposition of these measures will reduce the identified impacts, but not to a less- than - significant level. The Council finds that it is not feasible to fully mitigate these Project impacts. The City Council has also considered all potentially feasible alternatives to the Project. The City Council finds that there are no feasible alternatives that would reduce the above significant and unavoidable impacts to a less- than - significant level. The Project's impacts identified and discussed above therefore remain significant and unavoidable. C. Overriding Considerations After review of the entire administrative record, including, but not limited to, the Final EIR, the staff report, applicant submittals, and the oral and written testimony and evidence presented at public hearings, the City Council finds that specific economic, legal, social, technological and other anticipated benefits of the Project outweigh the significant and unavoidable impacts, and therefore justify the approval of the Project notwithstanding the identified significant and unavoidable impacts (Pub. Resources Code, § 21081; CEQA Guidelines, § 15093.). The benefits are addressed in detail in Section XIV.D below. 2014 -155 The City Council specifically adopts and makes this Statement of Overriding Considerations acknowledging that this Project has eliminated or substantially lessened all significant effects on the environment where feasible (including the incorporation of feasible mitigation measures), and finds that the remaining significant and unavoidable impacts of the Project, which are identified above in Section XIV.A and described in Section XI, are acceptable because the benefits of the Project set forth below in Section XIV.D outweigh the significant and unavoidable impacts identified. The City Council finds that each of the overriding considerations expressed as benefits and set forth below in Section XIV.D constitutes a separate and independent ground for such a finding. Any one of the reasons for approval cited below is sufficient to justify approval of the Project. Thus, even if a court were to conclude that not every reason is supported by substantial evidence, the City Council will stand by its determination that each individual reason is sufficient by itself. The substantial evidence supporting the various benefits can be found in the preceding findings and in the documents found in the Record of Proceedings, as defined in Section IV. D. Benefits of the Project The City Council has considered the EIR, the public record of proceedings on the proposed Project and other written materials presented to and prepared by the City, as well as oral and written testimony received, and does hereby determine that implementation of the Project as specifically provided in the Project documents would result in the following substantial public benefits: 1. The Project Would Generate Sales and Property Tax Revenues For The City. The sales generated by commercial components of the Project will generate increased sales tax and property tax revenues for the City. These revenues would go to the City's General Fund, which is the primary funding source for the construction, operation and maintenance of a number of essential City services, programs and facilities including fire and police services, recreation programs, transit operations, library services, public infrastructure such as water and sanitary sewer service, and administrative functions, among other things. 2. The Project Would Contribute To Continued Economic Development, Construction of Roadway Improvement, and Maintenance of City Services and Facilities. The Project will mitigate impacts to the intersections of Golf Course Drive West/Redwood Drive and Golf Course Drive West/U.S. South Ramps through road improvements or payment of fees. Additionally, applicants for future projects within the NWSP will pay applicable traffic impact fees for their share of regional transportation improvements. These applicant shall pay impacts to local roadway systems as expected by construction vehicles and the increase in population generated by the Project. These applicants shall be responsible by the payment of fees to offset the cost of increased services and maintenance generated by the Project. Future projects within the NWSP area will also be subject to the payment of fees to provide for and maintain public infrastructure such as Public Facilities Financing Plan fees to 2014 -155 help fund off -site improvements, City -wide and Regional Traffic fees, Pavement Maintenance fees, Public Services Impact fees, and Maintenance of On -Site Infrastructure fees. The public improvements will be funded and maintained through a Funding Mechanism such as a community facilities district. These fees and funding mechanisms would be described in future Development Agreement. 3. The Project Would Enhance Opportunities For Housing In The City. The Project would allow for the development of up to approximately 400 dwelling units within the areas designated Mixed -Use. These units would assist the City in meeting its affordable housing requirement by providing affordable units (including low and very low income units) according to the City's inclusionary housing ordinance. 4. The Project Would Contribute To A Functional And Attractive Environment. The Project includes development standards and design guidelines that will guide future development to enhance the overall aesthetic quality of the area and to blend with the existing development in the surrounding area. 5. The Project Would Provide Quality Goods And Services Desired By City Residents. The Project will facilitate the development of regional commercial and local retail uses that will provide quality goods and services to the Project area and surrounding neighborhoods. Determination and Adoption of Statement of Overriding Considerations The City Council has weighed the economic, legal, social, technological, and other benefits of the proposed Project, as set forth above in Section XIV.D, against the significant unavoidable impacts of the Project identified in the EIR (and identified above in Section XIV.A). The City Council hereby determines that those benefits outweigh the risks and adverse environmental impacts of the Project, and further determines that the Project's significant unavoidable impacts are acceptable. Accordingly, the City Council adopts the Statement of Overriding Considerations, recognizing that significant unavoidable impacts will result from implementation of the Project. Having (i) adopted all feasible mitigation measures, as discussed in the EIR; (ii) rejected alternatives to the Project, as discussed in the EIR; and (iii) recognized the significant unavoidable impacts of the Project, the City Council hereby finds that each of the separate benefits of the proposed Project, as stated herein, is determined to be unto itself an overriding consideration, independent of other benefits, that warrants approval of the Project and outweighs and overrides its significant unavoidable impacts, and thereby justifies the approval of the Project. 2014 -155 Exhibit C - Resolution 2014 -155 EXHIBIT 8: NWSP EIR TEXT REVISIONS NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR environmental document and /or incorporated into the site development plan as a component of the proposed Project. Mitigation Measure AIR -4b: Applicants for residential and other sensitive land use projects (e.g., hospitals, nursing homes, day care centers) within the Specific Plan within 1,000 feet of a major sources of TACs (e.g., warehouses, industrial, or roadways with traffic volumes over 10,000 vehicle per day), as measured from the property line of the Project to the property line of the source /edge of the nearest travel lane, shall submit a health risk assessment (HRA) to the City of Rohnert Park prior to future discretionary Project approval. The I IRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment (OEHFIA) and the Bay area Air Quality Management District. The latest OEHI-IA guidelines shall be used for the analysis, including age sensitivity factors, breathing rates, and body weights appropriate for children age 0 to 6 years. If the IIRA shows that the incremental cancer risk exceeds ten in one million (10E -06), PM2.; concentrations exceed 0.3 µg /m3, or the appropriate noncancer hazard index exceeds 1.0, the applicant will be required to identify and demonstrate that mitigation measures are capable of reducing potential cancer and non - cancer risks to an acceptable level (i.e., below ten in one million or a hazard index of 1.0), including appropriate enforcement mechanisms. Measures to reduce risk may include but are not limited to: n lair intakes located away from high volume roadways and /or truck loading zones. Heating, ventilation, and air conditioning systems of the buildings provided with appropriately sized Maximum Efficiency Rating Value (INIER�o filters. N Place residents as far away from truck activities including loading docks and delivery areas as feasible Mitigation measures identified in the HRA shall be identified as mitigation measures in the environmental document and /or incorporated into the site development plan as a component of the proposed Project. The air intake design and MERV filter requirements shall be noted and /or reflected on all building plans submitted to the City and shall be verified by the City's Plxtifring Develop ment Services Department. 3.4 REVISIONS TO CHAPTER 4.4, BIOLOGICAL RESOURCES The text under the subheading Mitigation Measure BI0-1a on pages 4.4 -32 and 4.4 -33 is hereby amended as follows: Mitigation Measure BIO -1a: Prior to individual project approval under the Specific Plan, the City shall require the preparation and submittal of a protocol -level survey conducted by a qualified biologist to the Rohnert Park Germs Development Services Department as required by the California Endangered Species Act and the Federal Endangered Species Act. The protocol -level survey shall determine the potential for special - status plant and /or wildlife species, including nesting birds and birds protected under the Migratory Bird Treaty Act, to occur within or adjacent to the proposed development Specific Plan Area. The survey should be conducted within the blooming period of all special - status plant species identified in Table 4.4 -4 that have the potential to occur on the specific development project site. If a special - status species are observed during the survey, then appropriate alternative measures should be executed as follows: PLACEWORKS 3 -15 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR 1) The City shall require pre - construction surveys within 30 days prior to the commencement of grading and /or construction activities. 2) As appropriate based on the results of the pre- construction surveys, construction limits shall be clearly flagged as directed by the biologist to ensure that impacts to sensitive biological resources are avoided or minimized to the extent feasible. 3) All plants within the construction footprint (including staging areas) shall be transplanted to a mitigation site approved by the U.S. Fish and Wildlife Service (USFWS) and California Department of Fish and Wildlife (CDFW�. Lost plant habitat that is occupied by special status plants shall be replaced at a ratio of two acres of replacement habitat for each acre of special- status plant habitat lost. The success of the transplantation program shall be evaluated to have been achieved if 80 percent or more of the transplanted plants have survived five years after transplantation. Mitigation projects will be monitored annually for five years using success criteria developed in coordination with the CDFW and USFWS. 4) If special - status species identified in the Santa Rosa Plain Conservation Strategy (SRPCS) are found to be present on site, the project applicant shall follow the standards prescribed in the SRPCS, which requires that three surveys per year shall be conducted and a minimum of two years of negative results be reported to accurately state that each of the above mentioned species is not present. Impacts to habitat could require mitigation in the form of preservation of the same habitat at a 2:1 ratio. If no special - status plant species are observed but habitat for them is present, mitigation in the form of preservation of the same habitat at a 1:1 ratio could be required. 5) As appropriate based on the results of the preconstruction surveys, the City shall require: • Development and implementation of contractor training to educate project contractors on the sensitive biological resources within and adjacent to the project site and the measures being implemented to avoid and minimize impacts • That a qualified biological monitor be present during a portion or all of the construction activities to ensure impacts to the sensitive biological resources are avoided or minimized to the extent feasible; • That project applicants obtain written authorization from the USFWS that the grading or construction activity complies with regulations on the "take" of the listed species, That any mitigation requirements set forth by such agencies be incorporated into the project's final design plans. The text under the subheading Mitigation Measure BI0-1f on page 4.4 -34 is hereby amended as follows: Mitigation Measure BI0-1f: If the California tiger salamander (CTS)habitat is determined to be on -site based on protocol surveys performed in accordance with the USFWS CTS survey protocol guidelines, t13e Eity then a formal consultation with USFWS shall be initiated. Based on the ensuing Biological Opinion provided by the USFWS as part of the consultation, further measures may be necessary including a CTS pre- construction survey before initiation of any grading and construction activities would be permitted to begin. Compensation of CTS habitat loss might be required at a mitigation ratio to be determined during the consultation process. 3 -16 SEPTEMBER 2014 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR The Santa Rosa Plains Conservation Strategy and the Programmatic Biological Opinion shall govern the MMcable mitigation ratios for effects on CTS for future activities. The text under the subheading Mitigation Measure 13I0-2a on page 4.4 -34 is hereby amended as follows: Mitigation Measure 13I0-2a: The City shall require the applicant of a development proposal permitted under the Specific Plan where wetlands may be,&w present or are unknown-to to conduct a wetland delineation according to the current U.S. Army Corps of Engineers (USACE) standards (e.g., 1987 USACE Wetland Delineation Manual and the 2008 Regional Supplement to the USACE Wetland Delineation Manual: Coast Region). The developer shall submit theThis delineation shall be subs . tted to and verified by the USACE and the City as part of the entitlement application fora prior to City approval of an specific development propesa ..rp_oject. Verification of the wetland delineation shall be conducted by the USACE as part of the Section 404 permit process prior to issuance of a grading permit.. The text under the subheading Mitigation Measure BIO -2b on pages 4.4 -34 and 35 is hereby amended as follows: Mitigation Measure 13I0-2b: If a- wetland delineation map is required per Mitigation Measure BI0-2a, once r 11 .re the applicant of a development proposal permitted under the Specific Plan shalke, design the project so that avoidance or minimization of wetland impacts occurs on the site through the use of Best Management Practices (BMPs) to protect waters of the United States /State and to ensure that water quality standards are not compromised. These practices can include installing construction fencing buffers, straw waddles to keep fill from entering preserved/ avoided wetlands and other waters, and other protective measures; and requiring a biological monitor be on -site during project construction to monitor the integrity of any preserved wetlands and other waters during mass grading or filling of the project site. In accordance with the federal Clean Water Act Section 404(b)(1) guidelines, avoidance and then minimization must be given first consideration in the sequence for mitigating wetlands impacts. The text under the subheading Mitigation Measure 13I0-2d on page 4.4 -35 is hereby amended as follows: Mitigation Measure 13I0-2d: As a condition of project aoor m or all of the doetimented wetland habitat that is not avoided, the City shall require that the project developer mitigate for impacts to wetlands to achieve a no net loss of wetland habitat In accordance with the 2008 USACE/U.S. EPIC Compensatory Mitigation Rule wetlands mitigation may consist of (11 the purchase -of wetland mitigation credits fromte,-e�n a USFWS/ CDFW SACE- approved mitigation bank}.- 2 site or off site permittee- responsible mitigation; or (3)participation in an approved in -lieu fee mitigation program litigation shall be provided in perpetuity at the applicable restoration creation enhancement and /or preservation ratios established in accordance with state and federal laws Current restoration /creation ratios ar 1:1 for we 1 n vets peel habitat creation and 2:1 for wetlandvernal -peel habitat preservation for each acre of wetland peal habitat impacted. A final determination of these m ti�gationt� ratio totals shall be established in consultation with the USFWS, CDFW and /or USACE. PLACF_WORKS 3 -17 NORTHWEST SPECIFIC PLAN FINAL EIR CITY OF ROHNERT PARK REVISIONS TO THE DRAFT EIR The text on the last paragraph of page 4.4 -35 is hereby amended as follows: Significance With Mitigation: Compliance with aApplicable federal, State, and local regulations, together with Mitigation Measures BI0-1a through BI0-1f above would reduce potential impacts to special - status species that could result from future development under the Specific Plan, to the maximum extent practicable. Additionally, subsequent projects permitted under the proposed Specific Plan that would involve development in areas where special status plant and wildlife species may occur would be required to comply with all applicable laws protecting biological resources, which require mitigation for impacts to special- status species. Nonetheless, given that there are portions of the Specific Plan Area that were not accessible during the preparation of the Biological Assessment, impacts to special- status species as a result of implementing the Specific Plan would be remain iguific n dffd-ffe able. It should be noted that the identification of this program -level impact does notpreclude the finding-of less- than - significant impacts for subsequent rp oieets that comply with applicable federal State and local regulations or meet applicable thresholds of significance. However, due to the programmatic nature of the roposed Project no additional mitigation measures are available and the impact is still considered si ni zcanl and unavoidable. The last paragraph on page 4.4 -35 is hereby amended as follows: Significance With Mitigation: Compliance with applicable federal, State, and local regulations, together with Mitigation _T\- leasures BI0-2a through BI0-2d above would reduce potential impacts to sensitive habitats that could result from future development under the Specific Plan, . Additionally, subsequent projects permitted under the Specific Plan that would involve development in areas where sensitive habitats may occur would be required to comply with all applicable laws protecting biological resources, which require mitigation for impacts. Nonetheless, given that there are portions of the Specific Plan Area that were not accessible during the preparation of the Biological Assessment, impacts to sensitive habitats as a result of implementing the Specific Plan would be- remain ssgnjficant voidable. It should be noted that the identification of this program -level impact does not preclude the finding of less -than- sunificant impacts for subse uent roiects that comply with applicable federal State and local regulations or meet applicable thresholds of significance However due to the programmatic nature of the proposed Prect. no additional mitigation measures are availahle and the impact is still consideredfaificazt and unavoidable 3.5 REVISIONS TO CHAPTER 4.5, CULTURAL RESOURCES Page 4.5 -6, the last paragraph under the subheading "Paleontological and Archaeological Resources" is hereby amended as follows: The No°r Northwest Information Center (N ) has no record of prehistoric or historical archaeological sites within the Specific Plan Area; however, only 30 percent of the Specific Area Plan parcels have been surveyed for the presence of archaeological resources. 3 -18 SEPTEMBER 2014 EXHIBIT 8: REVISED MMRP Mitigation Monitoring and Reporting Program This Mitigation Monitoring and Reporting Program (,vLN1RP) for the proposed Northwest Specific Plan (proposed Project) is intended to ensure the implementation of mitigation measures identified as part of the environmental review for the proposed Project. The '-\n, 4 ZP includes the following information: a A list of mitigation measures; The party responsible for implementing the mitigation measures; The timing for implementation of the mitigation measure; The agency responsible for monitoring the implementation; and The monitoring action and frequency. The City of Rohnert Park must adopt this lJALRP, or an equally effective program, if it approves the proposed Project with the mitigation measures that were adopted or made conditions of project approval. PLACEWORKS m .. o o � T m @ C U p > ca- CD- V) C O G N T C E Q c 0 C E a2 a E m a c C 0 d @ CL v � LL Q. 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