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I I I I . factors can be well satisfied only by the kind of project that would be buildable in the area based upon the land use before us. The economic engine that is required to do - environmental mitigation is an expensive engine. I don't think it can be fully satisfied unless the kind of use that is before us tonight is allowed for that land....That environmental concern is reflective of the values to our community." Speaking about compatibility, Mayor Hartnett said that the Council has to deal with conflict of use all the time. "We see it when we have a residential neighborhood that backs up to El Camino where we have commercial zoning, we have intensive use by restaurants, and other uses, and we know that while there is tension when you have one kind of use backing up to another, we know that is the very nature of having different zoning. Our city is not zoned for one thing.....At any point in time we may have one use that ceases and another use start right next to each other. We have dealt with those conflicts before and there is no reason why we can't deal with those conflicts again in the context of the proposed land use....We can deal with those in a variety of ways. One way, obviously, is through the development agreement and preannexation agreements, just as we would for other uses that backup one to another. That is also reflective of the values of our community.....We have to deal with the compatibility issue in a fInite way.....! could not approve a project....without specific, enforceable legal mechanisms that would virtually ensure the continued operation of the kind of uses that are already in place by the Port tenants." Mayor Hartnett said that the Port tenants have expressed their legitimate concerns regarding the impact of the land use change on their future: their ability to expand to survive and their ability to do what they currently do without being sued or bothered out of - business...! don't think in the foreseeable future....that the issue of survivability will depend upon their ability to expand in Redwood City. If I thought that, I would not want to approve the land use change before us....We need to make sure that if there is any project that comes before us.....we use the legal mechanisms that are available to us to make sure that Port tenant type uses can continue unfettered." With respect to traffic concerns, Mayor Hartnett said he agreed with Councilman Claire. "I don't think that a scaled down version of what has been discussed as a project.....will make that much difference with respect to the traffic.."it would not alleviate traffic considerations to a significant degree. The Environmental Impact Report is clear on that....1f the whole area was intensely used in an industrial sense.... the traffic would still exist. Yet, I don't think an intense industrial use would support the kind of investroent in traffic mitigations that we would otherwise be able to require of an industrial park user." Mayor Hartnett said that the "overall land use and future of our community and the diversity of jobs we would like to have available to the members of our community in this region, are the kinds of jobs that would be afforded by the kind of use that has been proposed......1f the Port could buy all the land and make it maritime use..... would I want them to? The answer is 'no.' .....1t is not the future I see for our community.....The land use that would be permitted if we prezone is the kind I see for our future." '- Regular Meeting Minutes MINUTE BOOK NO. 54 February 12, 1996 Page No. 083 Page 16