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CC Resolution 1983-072(z RESOLUTION NO. 83-72 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA RECOMMENDING ADOPTION OF A REDEV- ELOPMENT PROJECT, AND IN ADOPTING SAID PROJECT RECOGNIZING THE SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROPOSED PROJECT IS IMPLEMENTED, FINDINGS WITH RESPECT TO SAID EFFECTS, AND STATEMENT OF FACTS IN SUPPORT THEREOF. WHEREAS, it is the goal of the City to eliminate blight throughout major portions of the City; and WHEREAS, the City has caused to be prepared a Final Environmental Impact Report hereinafter FEIR) and certified as to the adequacy, accuracy, objectivity, and completeness of the FEIR in Resolution and WHEREAS, the City has adopted Resolution 83-71 recognizing certain overriding considerations to adverse impacts in support of its actions in adopting the redevelopment project; and WHEREAS, the California Environmental Quality Act herein- after CEQA) and the State CEQA Guidelines provide that no public agency shall approve or carry out a project for which an EIR has been completed and which identifies one or more significant effects of the project unless the public agency makes written findings for each of the significant effects, accompanied by a statement of facts supporting each finding; NOW, THEREFORE, BE IT RESOLVED, that the City of La Quinta, after certification of the Final EIR, adopts the CEQA Findings and Statement of Facts as attached hereto and incorporated herein by this reference. Passed, adopted, and approved by the City Council of the City of La Quinta, California, at a regular adjourned meeting on the 22nd day of November, 1983, by the following vote: AYES: Councilmeinbers Allen, Cox and Mayor Baier NOES: None ABSENT: Councilmeinbers Henderson and Wolff BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (zResolution NC. 83-72 3) L MAYOR AT?ES?: Th ITY CL?RK APPROVED AS TO FORM: APPROVED AS TO CONTENT: CITY ATTORNEY CTT??MA?GER BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z CEQA FINDINGS AND STATEMENT OF FACTS NOVE?IBER 22, 1983 SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROPOSED PROJECT IS IMPLEMENTED, FINDINGS WITH RESPECT TO SAID EFFECTS, AND STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH RESPECT TO THE PROPOSED APPROVAL OF THE LA QUINTA REDEVELOPMENT PROJECT, ORDINANCE NO. 43, CITY OF LA QUINTA, CALIFORNIA. BACKGROUND The California Environmental Quality Act CEQA) and the State CEQA Guidelines Guidelines) promulgated pursuant thereto provide: No public agency shall approve or carry out a project for which an environmental impact report has been completed and which identifies one or more significant effects of the project unless the public agency makes one or more of the following written findings for each of the significant effects, accompanied by a statement of facts supporting each finding. The possible findings are: 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effects as identified in the Final EIR. 2. Such changes or alterations are within the responsi- bility 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. 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alter- natives identified in the Final EIR Section 15091 of the Guidelines) The City of La Quinta proposes to approve the Redevelopment Plan for the La Quinta Redevelopment Project." Because the proposed action constitutes a project under CEQA and the Guidelines,the Redevelopment Agency of La Quinta has prepared an Environmental Impact Report EIR) This EIR has identified certain significant effects which may occur as a result of the project, or on a cumulative basis in conjunction with this project and other past, present, and reasonably foreseeable future projects Page 112 of Draft EIR) Further, the City Council desires to approve this project and, after determining that the EIR is complete and has been prepared in accordance with CEQA and the Guidelines, the findings set forth herein are made: EFFECTS DETERMINED TO BE INSIGNIFICANT Through preparation of the Initial Study Environmental Checklist Form) the Redevelopment Agency identified that implementation of the BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (zredevelopment project would not have any significant adverse impacts on light and glare, human health, and risk of upset. These conclusions are based on the following: Light and Glare Impacts associated with light and glare will be identified, as they occur, prior to redevelopment project implementation. Human Health Project implementation will improve the existing human health conditions in the city, specifically the flood hazard potential. Other health hazards are not anticipated from the uses proposed in the redev- elopment project. Aesthetics Impacts associated with aesthetics will be identified, as they occur, prior to redevelopment project implementation. Risk of Upset Risk hazards are not anitcipated in the event of future accidents due to the types of uses proposed in the redevelopment project. FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROJECT EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF INSIGNIFICANCE Hydrology/Flood Control Impacts. Project implementation will result in the construction of flood control facilities, based on a preferred alternative system design, which will permanently modify existing drainage patterns. Consequently, the absorption of downstream runoff and retention of moisture in area soils will be reduced and eliminated in certain locations. Also, as a result of protection from flooding, normal growth will occur, further reducing soil permeability. Findings. 1. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant environmental effects as identified in the Final EIR. 2. Such changes or alterations are within the respon- sibility 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. a. Subsequent focused environmental review shall be required for selecting a preferred alternative flood control system. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z b. subsequent focused environmental review shall be required for the preferred flood control system incorporating more specific engineering studies, including the design of facilities and details of on/off site borrow locations. c. To the extent feasible, a multiple-use concept should be incorporated into flood control facil- ities design to provide amenities for open space resources, environmental preserves, and recreation. d. Use of natural materials should be incorporated into the design of flood control facilities, where appropriate, to enhance aesthetics while minimizing structured engineering appearance. e. Hydrological analyses shall be required prior to approving future development to determine additional runoff and cumulative impact to flood control facilities. Geology/soils Tmpacts. Project implementation will ultimately result in more persons and buildings being exposed to seismic hazards, including groundshaking, liquefaction, and land subsidence. In addition, certain soils in the project area present constraints to development. Findings. 1. Changes, alterations, and other measures have been incorporated into the project, or are otherwise being implemented, which will mitigate these impacts to a level of insignificance. a. Conformance with the latest 1982) Uniform Building Code, the Riverside County Building Code, or state- of-the-art recommendations of the Structural Engineers Association of California for seismic considerations in the design of structures, is expected to satisfactorily mitigate the potentially adverse effects of future earthquake shaking on structures of two stories or less. Mid- or high-rise buildings may require special design analysis. The appropriate seismic design criteria will depend upon the type and use of the proposed structure and underlying geologic conditions. b. Avoid areas most susceptible to liquefaction or use them for recreational open space purposes. Other alternative methods normally considered for mitigating BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z or eliminating the results of liquefaction include: a) placement of additional fill to increase the overburden pressure, b) densification of subsurface soils by removal and recompaction, vibroflotation and other techniques, c) utilizing heavily rein- forced shallow foundations or deep foundations piles) for structure support, and d) lowering the water table. Traffic/Circulation Impacts. Future development in the city will generate large quantities of vehicular trips, both in the project area and on adjacent roadways. Traffic congestion will occur without future roadway improvements, and deteriorated roadway surface conditions will be aggravated in the Cove area. Findings. 1. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise being implemented, which will mitigate this impact to a level of insignificance. a. Require subsequent focused environmental review, including traffic analyses, for site-specific development projects to determine cumulative vehicular impacts on the local circulation system. b. Require, as conditions of development approval for future development, the improvement of local streets and highways to their master-planned designation as necessary to provide a satisfac- tory level of circulation service and to satisfactorily mitigate development-generated traffic impacts. c. Consider grade separation improvements for significant highways currently crossing at grade with major drainage channels or streambeds to provide satisfactory transportation service in all weather conditions. d. Incorporate the mitigation measures identified in the Climate/Air Quality section of this report to reduce vehicular trips, trip lengths, and automobile dependency. Noise Impacts. Short-term and long-term noise increases will occur from construction activities flood control facilities and land development) and increased area activity. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z Findings Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise required for subsequent environmental review which will mitigate this impact to a level of insignificance. a. Require subsequent focused environmental review, including noise assessments, for site-specific dev?lopments to determine the dire?t ffect on area ambient noise levels, and the impact of existing and future noise sources on the devel- opment. b. Require all new development to comply with all local and State noise standards for building design and land use compatibility. c. o minimize noise impacts to residents during construction periods, construction activities should be limited to Monday through Saturday during the hours of 7:00 a.m. to 7:00 p.m. Community Services Impacts. Growth inducement will create an increase in the demand for fire, police, parks, hospital, library, schools, and solid waste improvements. Growth inducement in the Cove area will compound service problems. Findings. 1. Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate this impact to a level of insignificance. Fire. a. To mitigate substandard fire protection impacts in the Cove area, provide a new water delivery system that will supply water to meet fire flow requirements stated in the 1982 Fire Code. The system should be redesigned to accommodate the projected buildout of the Cove area. b. Implement the 1982 Fire Code, and strive to attain the fire protection requirements contained in the code throughout the project area for new development as well as for existing development. c. Implement the service requirements recommended in Countys Fire Study Master Plan for La Quinta. d. Apply a portion of the development fee toward the provision of an adequate fire protection system in BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z the project area. e. Implement the policies of the new City General Plan, when available, regarding the provision of fire protection programs. Police. f. Apply a portion of the development fee toward updating the law enforcement service agreement with the County as incremental demand occurs. g. Incorporate the design and other protection requirements contained in the Riverside County Sheriff's Department letter contained in the Appendix A of the Draft EIR. h. Implement the policies of the new City General Plan, when available, regarding the provision of law enforcement programs. Parks 1. Th mitigate overcrowding and overuse of the La Quinta Park in the Cove area, locate and develop a new community park in the southern portion of the Cove. In addition, as incremental park demand occurs in the Cove, provide small neighborhood parks on individual basis. * Recognize the request by the Riverside County Parks Department to coordinate planning programs to guarantee optimum park planning and redevelopment planning opportunities letter, Appendix D of the Draft EIR.) k. Apply a portion of the development fee toward the provision of park facilities and other programs in the project area. 1. Consider adopting a park dedication ordinance in the City requiring developer participation for dedicating or acquiring parkland as well as for in?rovement. m. Implement the policies of the new City General Plan, when available, regarding park and recreation programs. Hospital. n. Provide local health care and emergency medical treatment in La Quinta by attracting private facilities such as the outpatient clinic. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z 0. Implement the policies of the new City General Plan, when available, regarding the provision of health care service programs. Library. p. Implement the policies of the new City General Plan, when available, regarding the provision of local library services. Schools. q. To mitigate student capacity problems at existing schools used by project area residents, assist in planning efforts to locate and construct new facilities for education. r. Implement the policies of the new City General Plan, when available, regarding the provision of education to residents in La Guinta. Solid Waste. 5. Consider establishing recycling centers throughout the project area for purposes of collecting and reclaiming renewable resources, thus prolonging the life of regional landfills. t. Ensure the proper location of trash collection areas in future planned developments of the pro- ject area to maximize collection efficiency. u. Implement the policies of the new City General Plan, when available, regarding the provision of a solid waste program in the project area. Public Utilities Impacts. Growth inducement will create an increase in the consumption and generation of water, wastewater, telephone, gas and electrical utilities. Existing systems are currently unable to manage the increases necessary to accommodate ultimate growth. Growth inducement in the Cove area will compound utility deficiencies. Findings. 1. Changes, alterations, and other measures have been made in or incorporated into the project, or are otherwise being implemented, which will mitigate these impacts to a level of insignificance. Water. a. To mitigate the substandard water delivery system in the Cove area, provide a new water delivery system that will provide protection from septic contamination, BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z guarantee better taste and quality, assure the delivery of water without incidents of interruption, and meet all applicable City codes. b. Incorporate the water conservation measures to the extent feasible that are contained in the letter from the State Water Resources Agency Appendix A of the Draft EIR). C. Implement the policies of the new City General Plan, when available, regarding the provision of water delivery services. d. Coordinate future water planning programs with CVWD to assure the adequate delivery of water as incremental development occurs in the project area. Wastewater. e. To mitigate the unsanitary septic tank problems in the Cove area, provide a sanitary sewer system capable of servicing the projected buildout of the Cove. The system should connect to the proposed treatment plant CVWD) near Lake Cahuilla. f* Implement the policies of the new City General Plan, when available, regarding the provision of wastewater service and treatment programs for the project area. g. Coordinate future wastewater planning programs with CVWD to assure the adequate transmission and treatment of sewage for the project area. Telephone. h. Coordinate future incremental development projections with the telephone company to assure adequate line capacity as the project area develops. 1. Implement the policies of the new City General Plan, when available, regarding the provision of future telephone service to the project area. Gas. Consider coordinating with the gas company the ex- tension of gas lines to the southern portion of the Cove when the existing roadways are renewed. Use of development fees may be employed to offset the high cost of this improvement. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z k. Require that all future buildings be constructed for optimum energy efficiency in accordance with both residential and non-residential energy conservation standards adopted by the State of California Energy Commission. 1. Require that all future buildings incorporate the design and Construction recommendations for energy conservation suggested by the Southern California Gas Company letter, Appendix D of the Draft EIR). m. Coordinate future incremental development projections with the gas company to assure adequate line capacity as the project area develops. n. Implement the policies of the new City General Plan, when available, regarding the provision of future gas service to the project area. Electricity 0. Require that all future buildings be constructed for optimum energy efficiency in accordance with both residential and non-residential energy conservation standards adopted by the State of California Energy Commission. p. Coordinate future incremental development projections with the Imperial Irrigation District to assure adequate substation and line capacity as the project area develops. q. Implement the policies of the new City General Plan, when available, regarding the provision of future electrical service to the project area. SIGNIFICANT ENVIRON?1ENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED Climate/Air Quality Impacts. Implementation of the project will result in both short-term and long-term impacts to the area's air quality. Short- term impacts will occur during construction of flood control facilities and as phased development of the community occurs. Long-term impacts are associated with development habitation, including both mobile and stationary source emissions. Findings. 1. Changes and other measures have been made in or incorporated into the plan, or are otherwise required BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z for subsequent environmental review, which will partially mitigate to the extent feasible this sig- nificant impact, including the following: a. All future development shall comply with the resolutions outlined in Chapter 19 of the South- east Desert Air Basin Control Strategy," February 1980 a revision to the State Implementation Plan) Specifically, all future development must comply with the requirements of the followinq plans: 1) Air Quality Management Plan, Southeast Desert Air Basin, Riverside County, 1979. 2) Air Resources Board Resolution 79-79, November 1979. 3) Air Resources Staff Report, October 1979. b. Communitywide planning strategies should stress the reduction of vehicular trips and trip lengths through encouraging commercial services convenient to residences, and alternative transportation facili- ties such as bicycle lanes, increased public transit, and carpooling. c. More routine bus service should be encouraged as new growth occurs. Additional bus stop locations should be planned to invite bus ridership. d. The generation of fugitive dust during grading activities should be minimized by frequent watering of the soil and curtailment of activities during periods of high winds. 2. Most significant environmental effects that can be feasibly avoided have been eliminated or substantially reduced by virtue of mitigation measures in the Final EIR or otherwise incorporated into the plan as set forth in 1.' above. 3. The remaining unavoidable significant effects are acceptable when balanced against the facts set forth in the Statement of Overriding Considerations, giving greater weight to the remaining unavoidable significant effect, and in view of the following fact: a. Impacts identified from the proposed plan are considered significant only on a cumulative basis in association with other projects occurring On a local and regional scale. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z Biological Resources Impacts. Wildlife and vegetative habitats will be temporarily subjected to short-term construction impacts flood control construction and land development) and per- nianently impacted by the long-term habitation of formerly vacant lands. Certain flood control design alternatives will have a greater impact on biological resources than other alternatives. Findings. 1. Changes, alterations, and other measures have been made in or incorporated into the plan, or are otherwise being implemented, which will mitigate these impacts to the extent feasible. a. The Bear Creek hannel should not be constructed of concrete. Earth materials should be used and the dike along Avenida Montezuma should be planted with native species. Palo verde, smoke tree, cat's claw, sandpaper plant, and cheesebush have all become established on the existing dike and could be planted and irrigated to ensure their establishment on the new dike. b. The training dike should be constructed as close as possible to Avenida Bermudas and no construction activity should be allowed in the wash habitat. If dike construction materials are taken from the adjacent area rather than from offsite borrow pits, no removal from the wash should be allowed. The limits of the wash habitat should be flagged prior to construction and no construction traffic or activities should be allowed there. The Water District should require that the construction con- tractor post a bond to be used as a source of penalty payments for encroachment into the wash habitat. Construction should be monitored to ensure that no encroachment does occur. C. If materials for dike construction are to come from the adjacent alluvial plain, for the section south of town they should be taken from the area between the proposed dike locations and the southernmost east-west city street. d. Construction equipment should be washed down thoroughly before being moved onsite to ensure that seeds of noxious weeds typically carried by such equipment are removed. e. Cottonwood and ironwood, or palo verde, cat's claw and smoke tree, should be planted and maintained BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z through establishment along the training dike lower dike slopes) and the Cove Reservoir dam. Drip irrigation should be used to ensure that planted stock can become established. f An area of natural vegetation equal to that from which vegetation would be removed along Bear Creek Wash should be purchased by the Water District or Redevelopment Agency and be preserved against future agricultural, residential, commercial, or recreational development. The purchased area need not be within the redevelopment area. It should be a one-to-one replacement in type, quality, and area g. The City of La Quinta should develop zoning and mitigation plans in cooperation with the California Department of Fish and Caine and the U.S. Fish and Wildlife Service to protect the sand dune habitat type. The mitigation plan or zoning may include open-space dedication, rehabilitation of sand dunes degraded by weedy vegetation, and/or cooperation with the California Department of Fish and Game and U.S. Fish and Wildlife Service to perrnanently protect more optimal habitat elsewhere. h. A mitigation plan should be developed in cooperation with the California Department of Fish and Game and U.S. Bureau of Land Management to protect bighorn sheep from direct and cumulative indirect impacts. Zoning.to protect bighorn sheep, particularly zoning to prevent development on rocky slopes, should be adapted. i. To minimize the impacts of Alternative 2 on bighorn sheep and other wildlife, the degraded or lost habitat should be replaced by developing water sources and acquisition and permanent protection of private inholdings in the Zone of Deficiency.? Habitat enhancement and protection should be sufficient to replace the ewe feeding area in the central mountains, the bedding areas at the south end of the large bajada, and the adjacent lambing area. j. Construction operations for Alternative 2 should be allowed only between July and October when bighorn sheep are not in the area this restriction would also protect breeding bird species) Other additional mitigation measures could be taken-and/or would be necessary if Alternative 2 is adopted and implemented. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z k. A vandalism-resistant off-road vehicle barrier should be incorporated into flood control structures to prevent vehicular access to the bajada area. 1. he diversion dike proposed in Alternative 2 could be constructed so that it contains outlets for controlled flows into Bear Creek and the east- margin washes. hese outlets could be located and designed to release flows at the margins of the allu- vial plain which would continue to support wash woodland vegetation, but the releases could be timed and controlled to avoid damage and losses associated with flood volumes. This structural modification may require that flow through the cut be controlled as well. A gate or outlet structure from the impoundment area into the cut would have to be closed while floodwaters accumulated; once the dike impounded a volume adequate to allow controlled releases to the washes and these volumes had been released, the outlet structures to the wash would be closed and the outlet structure to the cut would be opened. 2. Most significant environmental effects related to cultural resources that can be feasibly avoided have been eliminated or substantially lessened by virtue of mitiga- tion measures identified in the Final FIR and incorporated into the plan as set forth in l?' above. 3. The remaining unavoidable significant effect is acceptable when balanced against the facts set forth in the Overriding Considerations, giving weight to the remaining unavoidable significant effect. Cultural Resources Impacts. Construction of flood control facilities may disrupt or impact locations where cultural resources are presumed. Certain flood control design alternatives will have greater impact on cultural resources than other locations. Increased public accessibility to sites from development will also impact these resources. Findings. 1. Changes, alterations, and other measures have been incorporated into the plan, or are otherwise being implemented, which will mitigate this impact to the extent feasible. a. Prior to final design of specific development plans, a qualified archeologist shall be retained to review BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z these plans and to make early assessments about any project-related impacts to known archaeological sites. b. Any area not previously systematically surveyed shall be surveyed by a qualified archaeologist when that area is approved for development. This would include development proposed for land use changes and for flood control facilities construc- tion c. As a means of mitigating adverse project-related impacts to significant sites, recommendations and procedures outlined in the Cultural Resources Overview Appendix C of the Draft EIR) regarding specific sites shall be followed. d. Prior to any project construction, a qualified archaeologist shall review final grading plans and plot any archaeologically sensitive areas within 500 feet of the proposed flood alternative. These areas should be marked with a permanent datum, mapped, and surface-collected. e. A gualified archaeologist shall monitor grading operations for the archaeologically sensitive area where the proposed buried conduit connects to the existing evacuation channel, an area that has been previously systematically surveyed f. Any grading operations shall also occur within the appropriate local, State, and Federal guidelines for Native American involvement. g. If buried cultural remains are uncovered, construc- tion activities must be stopped in this area until appropriate mitigation measures can be taken. h. All future surface and subsurface excavations of at least one to several feet deep within the project area should be inspected by a qualified paleontologist on a spot-check basis within the lowland portion of the study area. Sampling and screening for small specimens, such as invertebrates and micro-vertebrate material, would be appropriate. i. In the event significant fossils are discovered, the paleontologist should be allowed to divert, dir?ct, or halt grading in specific areas to facilitate salvage. j. Any specimens collected would be donated to an appropriate academic institution in the immediate area for curation and study. 2. Most significant environmental effects related to cultural resources that can be feasibly avoided have been elimin- ated or substantially lessened by virtue of mitigation BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z measures identified in the Final EIR and incorporated into the plan as set forth in 1" above. 3. The remaining unavoidable significant effect is acceptable when balanced against the facts set forth in the overriding Considerations, giving weight to the remaining unavoidable significant effect. Land Use Impacts. Prime agricultural lands will be converted to urban uses. Findings. 1. Specific economic, social, or other considerations make feasible mitigation measures or project alternatives not selected in that: a. Development of agricultural lands in the project area is essential to achieving the objectives of the redevelopment project. b. Relocation of open space and agricultural lands in other locations to offset their loss to urban development may not be feasible due to the absence of available sites. 2. The unavoidable significant effect is acceptable when balanced against facts set forth in the Statement of Overriding Considerations, giving weight to the remain- ing unavoidable significant effect. Impacts. Development from growth inducement will result in increases in population and intensification of urban uses. The amount of open space will be reduced to accommodate urban devel- opment as envisioned in the Citys General Plan. 1. Changes, alterations, and other measures have been made or incorporated into the plan, or are otherwise being implemented. a. Implementation of the redevelopment project will allow property owners within the proDect area to develop their land in accordance with the General Plan. b. Future planning efforts within the project area should recognize the ultimate development potential afforded by plan implementation with particular regard to increases in population, traffic, land use intensities, ambient noise and air quality environments1 and provision of public services and utilities. c. The City should require that all future development be made compatible with adjacent land uses by BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02 (z allowing only compatible land uses to develop or require additional measures to mitigate land use incompatibilities. d. All future development within the project area shall occur only after demonstrating the intent of conforming to the goals and objectives of the redevelopment project. This will ensure that blight will be eliminated and the project will promote the health, welfare, and safety of the community. 6. Design of flood control facilities and appurtenances should consider the impact on adjacent land uses and environmental resources. When selecting an alternative for the ultimate flood control system, the Redevelopment Agency and CVWD should consider the short-term/long-term impacts of the preferred alternative and its effect on environmental resources, balanced with the direct and indirect economic, social, and physical implications to the community. f. A growth monitoring program should be considered by the City when approving future development. 2. Most significant environmental effects that can be feasibly avoided have been eliminated or substantially reduced by virtue of mitigation measures in the Final ETR or otherwise incorporated into the plan as set forth in 1" above. 3. The remaining unavoidable significant effects are acceptable when balanced against the facts set forth in the Statement of Overriding Considerations, giving greater weight to the remaining unavoidable significant effect, and in view of the following fact: a. Impacts identified from the proposed plan are considered significant only on a cumulative basis in association with other projects occurring on a local and regional scale. BIB] 04-29-1996-U01 08:18:27AM-U01 CCRES-U02 83-U02 72-U02