PC-98-31 - Laserfiche WebLink

revenues and subventions to the City; plus, the golf course is a revenue generating public facility which incorporates user fees. And, the City will benefit from an overall increase in economic activity from the Project, including construction related employment and recreational services employment. The City Council therefore finds and determines that the unmitigated project impacts and cumulative regional impacts are outweighed by the economic benefits of the Project to the City. FINDINGS REGARDING PROJECT ALTERNATIVES Alternative 1: NO PROJECT. Alternative 1 represents the current conditions which exist in Happy Valley today, and assumes no further development will occur, whether under the General Plan or otherwise. As such, it is the no project alternative. Based on the facts set forth below, and the information in the Draft EIR and Final EIR, Chapter 4.B., the City Council finds and determines that the no project alternative is less desirable than the Project, and rejects the no project alternative for the following reasons: this alternative does not include any additional recreational amenities; lacks infrastructure and improvements; provides no additional housing; and does not create any new jobs or revenues. This alternative eliminates potential enhancements to the community. Alternative 2 CURRENT PLEASANTON GENERAL PLAN This alternative would result in the development of a total of 138 new housing units, without any golf course homes. Land use impacts would remain similar. This alternative may result in fewer impacts to wetlands and to the waters of the United States because of a smaller golf course footprint and elimination of the Bypass Road. However, a smaller golf course footprint does not remove the need for review and issuance of a permit from the Army Corp of Engineers and other regulatory bodies, as the Alternative 2 golf course would still cause biological impacts The elimination of the Bypass Road would shift traffic, and while levels of service remain similar, the noise generated by the traffic would result in a noticeable increase for existing residents along Happy Valley Road, Alisal Street and Sycamore Road. Based on the facts set forth below, and the information in the Draft EIR and Final EIR, Chapter 4.8., the City Council finds and determines that Alternative 2 is less desirable than the Project, and rejects this alternative for the following reasons: 1. Noise. The elimination of the Bypass Road from the Project under Alternative 2 changes traffic patterns, which results in increased noise impacts to existing neighborhoods along Happy Valley Road, Alisal Street and Sycamore Road. Concern regarding noise is heightened in this area of the City which has been planned as semi-rural residential. Exhibit B 3