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HomeMy WebLinkAbout!Ch 05.12 Agri 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-1 City of Chula Vista November 2013 5.12 Agricultural Resources This section describes the agricultural setting of Village 8 West and evaluates the potential for changes in agricultural land use due to implementation of the SPA Plan and TM. As stated in Section 2.3, Purpose and Legal Authority, this EIR tiers from the 2013 GPA/GDPA SEIR (09- 01). The SEIR did not address agricultural resources, but relies on the analysis in the 2005 GPU EIR (EIR 05-01) and the 1993 Program EIR for the GDP (EIR 90-01). Section 3.7, Agricultural Resources, of the Otay Ranch GDP Program EIR (90-01) analyzed impacts relating to agricultural resources for the entire Otay Ranch and concluded that implementation of the Otay Ranch GDP would result in significant cumulative effects on agricultural resources. The Otay Ranch GDP Program EIR includes a mitigation measure that requires the preparation of an Agricultural Plan as a condition of approval for Village 8 West. However, even with implementation of this mitigation the permanent loss of agricultural land was determined to be a significant and unmitigable effect of the Otay Ranch GDP. The analysis and discussion of agricultural resources contained in the Otay Ranch GDP Program EIR are incorporated by reference. The agricultural resources evaluation in this section also updates information in Section 5.7 of the 2005 GPU EIR pertaining to the Village 8 West site and off-site locations. The analysis and discussion of agricultural resources contained in the 2005 GPU EIR is incorporated by reference. 5.12.1 Existing Conditions A. Regulatory Framework 1. State a. Farmland Mapping and Monitoring Program In response to the need for assessing the location, quality, and quantity of agricultural lands and conversion of these lands over time, the California Department of Conservation established the Farmland Mapping and Monitoring Program (FMMP) in 1982. The goal of the FMMP is to provide consistent and impartial data to decision makers for use in assessing present status, reviewing trends, and planning for the future of California’s agricultural land resources. A basic purpose of the FMMP is to produce Important Farmland Maps and statistical data for California’s agricultural resources. Important Farmland Maps identify the location and quality of agricultural land across the state. The quality of agricultural lands, which is rated on soil quality and irrigation status, is classified into five categories as described below: prime farmland, farmland of statewide importance, unique farmland, farmland of local importance, and grazing land. The minimum mapping unit for all categories is ten acres unless otherwise specified. In addition, the FMMP identifies non-agricultural lands as either urban and built-up land or other land. Important Farmland Maps are updated every two years with the use of aerial photographs, a computer mapping system, public review, and field reconnaissance. The FMMP is a non-regulatory program. Prime Farmland Prime farmland is land that has the best combination of physical and chemical characteristics for the production of crops. It has the soil quality, growing season, and moisture supply needed to produce sustained high yields of crops when treated and managed, including water management. Prime farmland must have been used for the production of irrigated crops at some time during the two update cycles to the mapping date. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-2 City of Chula Vista November 2013 Farmland of Statewide Importance Farmland of statewide importance is similar to prime farmland but with minor shortcomings, such as greater slopes or less ability to hold and store moisture. Farmland of statewide importance must have been used for the production of irrigated crops at some time during the two cycles prior to the mapping date. Unique Farmland Unique farmland is land of lesser quality soils used for the production of specific high economic value crops (as listed in California Agriculture produced by the California Department of Food and Agriculture) at some time during the two update cycles prior to the mapping date. It has the special combination of soil quality, location, growing season, and moisture supply needed to produce sustained high quality or high yields of a specific crop when treated and managed according to current farming methods. Unique farmland is usually irrigated, but may include non-irrigated orchards or vineyards as found in some climatic zones in California. Examples of crops on unique farmland include oranges, olives, avocados, rice, grapes, and cut flowers. Farmland of Local Importance Farmland of local importance is important to the local agricultural economy, as determined by the County of San Diego Board of Supervisors and a local advisory committee. The County defines farmland of local importance as land with the same characteristics as prime farmland and farmland of statewide importance. Grazing Land Grazing land is land on which the existing vegetation, whether grown naturally or through management, is suitable for grazing or browsing of livestock. The minimum unit for grazing land is 40 acres. Urban and Built-Up Land This classification consists of land occupied by structures with a building density of at least one unit to 1.5 acres, or approximately six structures to a 10-acre parcel. This land is used for residential, industrial, commercial, construction, institutional, public administration, railroad and other transportation yards, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, water control structures, and other developed purposes. Other Land Other land consists of land not included in any other mapping category. Common examples include low density rural developments; brush, timber, wetland, and riparian areas not suitable for livestock grazing; confined livestock, poultry or aquaculture facilities; strip mines; borrow pits; and water bodies smaller than 40 acres. Vacant and non-agricultural land that is greater than 40 acres and surrounded on all sides by urban development is mapped as other land. b. Williamson Act Program The California Land Conservation Act of 1965, commonly referred to as the Williamson Act, enables local governments to enter into contracts with private landowners for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments that are much lower than normal because they are based upon farming and open space 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-3 City of Chula Vista November 2013 uses as opposed to full market value. The goal of the Williamson Act is to encourage the preservation of California’s agricultural land and to prevent its premature conversion to urban uses. Currently, there are no active Williamson Act contracts or properties, which are established agricultural preserves, within Chula Vista (City of Chula Vista 2005b). 2. Local a. City of Chula Vista General Plan According to the Chula Vista General Plan, through the early 1990s, the last of the large-scale agricultural operations were located primarily on large landholdings within the eastern portion of the city. Agricultural production has been historically constrained due to the limited availability of water for irrigation and the high cost of water where it has been available. Although the city does not contain any lands specifically designated for agricultural uses within its General Plan area, the potential for agricultural uses to occur within certain portions of the city on both an interim and long-term basis still exists. A limited number of parcels in the city retain agricultural zoning, which is considered a holding zone, pending development proposals in conformance with the applicable land use plans. Agricultural production associated with these areas is not significant in terms of countywide agricultural value. Long- term agricultural use is not planned for the General Plan area, but is allowed where it is consistent with the Chula Vista MSCP Subarea Plan and zoning, including within portions of the Chula Vista Greenbelt open space system. The Chula Vista General Plan environmental element includes Objective E 4 which is to maintain the opportunity for limited agricultural and related uses to occur as an interim land use within planned development areas and as a potential permanent land use within appropriate locations. b. Otay Ranch Grazing Ordinance The Otay Ranch Grazing Ordinance (CVMC Chapter 17.30) has been prepared as one of several Chula Vista MSCP Subarea Plan implementing ordinances. The purpose of the ordinance is to implement the goals and recommendations of the range management plan for the Otay River Valley Management Area. The ordinance states that it is unlawful to conduct grazing activities in Chula Vista on land designated by the Otay Ranch GDP as Otay Ranch Preserve, except as provided in the ordinance. Ordinance regulations apply to all land designated in the Otay Ranch GDP as Otay Ranch Preserve and as 100 percent conservation area in the Chula Vista MSCP Subarea Plan. As shown on Figure 5.6-1, Vegetation Communities, the southwest portion of Village 8 West is located in the 100 percent conservation area and the Otay Ranch Preserve. Additionally, for areas where interim grazing is allowed, the draft grazing ordinance establishes controls or provides for grazing to be phased out in highly sensitive areas (i.e., riparian areas), unless grazing is determined to be biologically beneficial. For areas designated for restoration, cessation of grazing is required for a period of time prior to initiation of restoration activities to facilitate soil preparation and exotic plant control. c. Otay Ranch General Development Plan The Otay Ranch GDP establishes goals, objectives and policies related to the protection of agricultural resources. While these are general in nature, they are intended to be applicable to the entire Otay Ranch GDP area, including Village 8 West. The applicable GDP objectives and policies related to agricultural resources are listed below. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-4 City of Chula Vista November 2013 ■ Objective: Preserve sensitive and significant biological, cultural, paleontological, flood plain, visual, and agricultural resources. ■ Policies:  Provide opportunities for demonstration agricultural activities within the Preserve. A site, which supports prime or statewide important soils, should be located near proposed composting facilities and Bird Ranch. A plan for the size and operation of the demonstration agricultural activities will be subject to review and approval of the Preserve Owner/ Manager and/or the Otay Valley Regional Park management and shall be submitted concurrent with the conveyance for this area or prior to adoption of the last SPA on the Otay Valley parcel, whichever occurs first. In addition to the demonstration agricultural site, sites should be made available for smaller community gardens adjacent to or within individual villages. Some community gardens may be located within open space areas being maintained by an open space maintenance district, with specific design and maintenance issues to be addressed at the SPA Plan review.  Existing agricultural uses, including cultivation and grazing, shall be permitted to continue as an interim activity only where they have occurred historically and continually. No increase in irrigation shall be allowed, except for temporary irrigation that may be installed as part of restoration plans. Grazing by sheep and goats shall not be allowed. Cattle grazing shall be phased out in accordance with the conveyance program and range management plan. ■ Objective: Encourage effective utilization of agricultural soils located within the Preserve. ■ Policies:  Provide opportunities for an agricultural activity area within the Preserve.  Allow historical agricultural uses during project build-out within the Preserve except on the Otay Valley parcel, where all grazing shall cease upon approval of the Otay Ranch GDP/SRP.  The Preserve Manager shall determine a grazing policy for parcels conveyed to the Preserve.  Allow historical agricultural uses during project build-out within areas subject to development during project phases.  Important agricultural soils shall be further evaluated at the SPA level and placed in open space or if contiguous to, added to the Preserve where feasible.  Establish a composting program for the Otay Ranch that utilizes lost reclaimed water nutrients mixed with dry shredded landscape trimmings and other similar materials.  Policies and guidelines shall be developed at the SPA level for community gardens adjacent to or within individual villages. Some community gardens may be located within open space areas being maintained by an open space maintenance district, with specific design and maintenance issues to be addressed during SPA Plan review. d. Otay Ranch Resource Management Plan Chapter 3 of the Otay Ranch RMP contains several objectives and policies related to agriculture. The single unifying goal of the RMP is the establishment of an open space system that will become a permanent preserve dedicated to the protection and enhancement of environmental resources. In conformance with the RMP, a range management plan for Otay Ranch was subsequently prepared. In general, the range management plan recommendations and implementing actions provide for ongoing managed grazing activities on conveyed lands if the activity is shown not to negatively affect biological resources. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-5 City of Chula Vista November 2013 B. Existing Agricultural Operations The 2005 GPU EIR identifies the entire Otay Ranch area as important potential agricultural land. However, the 2005 GPU EIR also acknowledges that agricultural opportunities in the area are becoming less feasible. The land utilized for agricultural activities in areas surrounding the Otay Ranch has decreased over the years. Factors that have led to the decrease in agricultural use include the conversion of farmland to urban uses as a result of land value. The high cost of importing water for irrigation has also resulted in many agricultural activities becoming cost prohibitive. Nonetheless, the Village 8 West site contains Farmlands of Local Importance and Grazing Land according to the FMMP. Historical agricultural uses within the site include farming as well as cattle and sheep ranching. Crop production was limited to the dry farming of hay and grains due to the lack of water. No cattle or farming activities are currently active on the site; however, interim agricultural activity is permitted. 5.12.2 Thresholds of Significance According to the CEQA Guidelines, Appendix G, impacts to agricultural resources would be significant if the project would: ■ Threshold 1: Convert prime farmland, unique farmland, or farmland of statewide importance, as shown on the maps prepared pursuant to the FMMP of the California Resources Agency, to non- agricultural use. ■ Threshold 2: Conflict with existing zoning for agricultural use or a Williamson Act contract. ■ Threshold 3: Be inconsistent with General Plan agricultural resource policies thereby resulting in a significant physical impact. 5.12.3 Impact Analysis A. Threshold 1: Convert prime farmland, unique farmland, or farmland of statewide importance to non-agricultural use. Based on the 1993 Otay Ranch GDP EIR, any conversion of agricultural land to non-agricultural use in Otay Ranch is considered a significant direct impact due to an incremental and irreversible regional loss or impairment of agricultural land. Development of the SPA Plan and TM would not convert prime farmland, unique farmland, or farmland of statewide importance to non-agricultural use, based on the maps prepared by the California Department of Conservation pursuant to the FMMP (DOC 2008). The project would, however, convert approximately 250 acres of farmland of local importance and grazing land to urban uses resulting in a countywide incremental loss of agricultural land. Once fully developed, the project would eliminate the potential for agricultural activity to occur on site; however, portions of Village 8 West may continue to be used for grazing or dry farming while adjacent uses are developed. Agricultural use of Village 8 West is currently constrained by of the lack of a reliable and affordable source of water. Additionally, the General Plan states that agricultural production in Chula Vista is not significant in terms of countywide agricultural value and is not a major factor in the local economy . Long-term agricultural uses are not planned for the city. Nevertheless, the project will contribute to an incremental loss of grazing land. Consistent with earlier findings in the 1993 Otay Ranch GDP Program EIR, this is considered a potentially significant impact. Additionally, if agricultural activities occur on site, the potential for land use conflicts between agricultural land uses and the proposed urban land uses may increase. This incompatibility was identified as a short-term impact in the 1993 Otay Ranch GDP Program EIR and was associated with 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-6 City of Chula Vista November 2013 noise, odor, rodents, and chemical applications. Conflicts would cease upon completion of Village 8 West construction because agricultural land uses would be phased out during development. The 1993 Otay Ranch GDP Program EIR requires the preparation of an agricultural plan concurrent with the processing and approval of an SPA plan where existing or future on-site agricultural uses may affect contemplated development. The Findings of Fact require that the agricultural plan indicate the type of agriculture activity allowed as an interim use and that it includes guidelines designed to minimize land use interface impacts related to noise, odors, dust, insects, rodents, and chemicals that may be produced or used by agricultural activities or operations. An Agricultural Plan has been prepared as part of the Village 8 West SPA Plan in accordance with the mitigation identified in the 1993 Otay Ranch GDP Program EIR. The plan would allow for interim agricultural activity within Village 8 West and adjacent ownership area, and prevent potential land use conflicts by providing separation between urban uses and adjacent agricultural uses. The Agriculture Plan includes a requirement for notification of adjacent property owners of pesticide use and other potentially harmful activities, as well as physical barriers, if warranted. Implementation of the Agricultural Plan would reduce impacts associated with incompatible land uses to a less than significant level. B. Threshold 2: Conflict with existing zoning for agricultural use or a Williamson Act contract. The project would not affect Williamson Act contract lands because there is no land under a Williamson Act Contract within Chula Vista. No impact related to Williamson Act contracts would occur. Agricultural activities in the city are allowed on lands zoned for Agriculture (A-8, A-X), and Planned Community (P-C) on an interim basis. The SPA area is zoned planned community and interim agricultural land uses are allowed within Village 8 West, although no agricultural activities currently take place on the site. Interim agricultural activities would continue to be permitted on the project site during the phased development of the project, but would cease upon full project buildout. Development is not required to maintain the potential for agricultural land used in the planned community zone. Therefore, implementation of the project would not conflict with existing zoning and this impact would be less than significant. Refer to the analysis under Threshold 1 for a discussion of the potential for the project to convert farmland to non-agricultural use and the potential for interim conflicts between agricultural and urban land uses to occur. C. Threshold 3: Be inconsistent with General Plan agricultural resource policies, thereby resulting in a significant physical impact. The comparison of the project with the relevant agriculture objective and policies of the General Plan is provided in Table 5.12-1. As shown in Table 5.12-1, the project would be consistent with all applicable General Plan policies. The Otay Ranch Grazing Ordinance applies to the project because it states that it is unlawful to conduct grazing activities in Otay Ranch Preserve. For areas where interim grazing is allowed, the grazing ordinance establishes controls or provides for grazing to be phased out in highly sensitive areas. Agricultural activities in Village 8 West would be phased out as the project is developed, consistent with this ordinance. No agricultural activities would be permitted in the Preserve. Access to the Preserve would be limited to the proposed public access trails. Therefore, the project would be consistent with the Otay Ranch Grazing Ordinance. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-7 City of Chula Vista November 2013 Table 5.12-1 Project Consistency with Applicable General Plan Agriculture Policies Applicable Policies Evaluation of Consistency Objective E 4: Maintain the opportunity for limited agricultural and related uses to occur as an interim land use within planned development areas and as a potential permanent land use within appropriate locations. Policy E 4.1: Allow historical agricultural uses to continue within planned development areas as an interim land use in accordance with the MSCP Subarea Plan. Policy E 4.2: Allow agricultural uses on privately owned property within the Chula Vista greenbelt and elsewhere, provided the use is consistent with the provisions of the Chula Vista MSCP Subarea Plan, as well as the zoning of the property. Policy E 4.3: Encourage the development of community gardens and similar related uses within appropriate, compatible locations throughout the city. Consistent. The SPA Plan and TM is consistent with these relevant policies. Although no agricultural uses currently exist on the site, agricultural activity would be permitted in the interim phases until the project is fully developed in accordance with the agricultural plan. Should agricultural activities occur on site, there is the potential for land use conflicts with adjacent ownership areas that would be addressed by an Agricultural Plan. An Agricultural Plan has been prepared as part of the SPA Plan in accordance with the mitigation identified in the 1993 Otay Ranch GDP Program EIR. The plan would allow for interim agricultural activity within Village 8 West, and would prevent potential land use impacts between developed land and ongoing agricultural activities by providing separation between urban uses and adjacent agricultural uses. No impacts regarding Williamson Act contract lands, or conflicts with existing zoning for an agricultural use would occur. Community gardens would be permitted within all residential, mixed use, parks, and CPF sites. The Otay Ranch GDP also establishes goals, objectives and policies related to the protection of agricultural resources. The consistency of the SPA Plan with the applicable GDP objectives and policies is provided in Table 5.12-2. As shown in this table, the project is consistent with the Otay Ranch GDP policies because the project would phase out interim agricultural activities on the project site, but agricultural opportunities would continue to be provided through community gardens. Table 5.12-2 Project Consistency with Applicable GDP Agriculture Policies Applicable Policies Evaluation of Consistency Objective: Preserve sensitive and significant biological, cultural, paleontological, flood plain, visual, and agricultural resources. Policy: Provide opportunities for demonstration agricultural activities within the Preserve. A site, which supports prime or statewide important soils, should be located near proposed composting facilities and Bird Ranch. A plan for the size and operation of the demonstration agricultural activities will be subject to review and approval of the Preserve Owner/ Manager and/or the Otay Valley Regional Park management and shall be submitted concurrent with the conveyance for this area or prior to adoption of the last SPA on the Otay Valley parcel, whichever occurs first. In addition to the demonstration agricultural site, sites should be made available for smaller community gardens adjacent to or within individual villages. Some community gardens may be located within open space areas being maintained by an open space maintenance district, with specific design and maintenance issues to be addressed at the SPA Plan review. Consistent. The project is not located near the Bird Ranch Area, and the SPA Plan does not include a site for demonstration agricultural activities. Community gardens are permitted in Village 8 West within all residential, mixed use, parks, and CPF sites. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-8 City of Chula Vista November 2013 Table 5.12-2 Project Consistency with Applicable GDP Agriculture Policies (continued) Applicable Policies Evaluation of Consistency Policy: Existing agricultural uses, including cultivation and grazing, shall be permitted to continue as an interim activity only where they have occurred historically and continually. No increase in irrigation shall be allowed, except for temporary irrigation that may be installed as part of restoration plans. Grazing by sheep and goats shall not be allowed. Cattle grazing shall be phased out in accordance with the conveyance program and range management plan. As discussed under Threshold 1, interim agricultural uses would continue to be permitted within the project site during the phased construction of Village 8 West in accordance with the Agricultural Plan, but would cease upon project buildout. Goal: Recognize the presence of important agricultural soils both in areas subject to development and within the Preserve. Objective: Encourage effective utilization of agricultural soils located within the Preserve. Policy: Provide opportunities for an agricultural activity area within the Preserve. Policy: Allow historical agricultural uses during project build-out within the Preserve except on the Otay Valley parcel, where all grazing shall cease upon approval of the Otay Ranch GDP/SRP. Policy: The Preserve Manager shall determine a grazing policy for parcels conveyed to the Preserve. Allow historical agricultural uses during project build-out within areas subject to development during project phases. Policy: Important agricultural soils shall be further evaluated at the SPA level and placed in open space or if contiguous to, added to the Preserve where feasible. Establish a composting program for the Otay Ranch that utilizes lost reclaimed water nutrients mixed with dry shredded landscape trimmings and other similar materials. Policy: Policies and guidelines shall be developed at the SPA level for community gardens adjacent to or within individual villages. Some community gardens may be located within open space areas being maintained by an open space maintenance district, with specific design and maintenance issues to be addressed during SPA Plan review. Consistent. As discussed under Threshold 1, interim agricultural uses would continue to be permitted in the project area until project buildout in 2030 in accordance with the Agricultural Plan. Village 8 West is designated as grazing and farmland of local importance; however, agricultural activities on the site are constrained by access to water and do not currently occur on the site. Therefore, the project site does not contain agricultural soils that would be considered important for conservation. A portion of Village 8 West contains land designated as MSCP Preserve; however, with implementation of the SPA Plan, no agricultural activities would be permitted in this area. Opportunities for agricultural activity on the site would be provided through community gardens, which would be permitted in all residential, mixed use, parks, and CPF sites. 5.12.4 Level of Significance Prior to Mitigation A. Direct Conversion of Agricultural Resources Development of Village 8 West would not result in significant land uses conflicts that would result in the conversion of agricultural resource. However, implementation of the SPA Plan and TM would result in a significant impact to agricultural resources, due to the on-site loss of approximately 250 acres of farmland of local importance and grazing land. Short-term land use incompatibility issues from ongoing agricultural activities adjacent to urban land uses would be significant without implementation of the Agricultural Plan. B. Land Use Zoning Conflicts Impacts related to land use zoning conflicts and consistency with agricultural resource policies would be potentially significant if the Agriculture Plan is not implemented concurrent with development. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-9 City of Chula Vista November 2013 C. Agricultural Resource Policies No significant impacts related to agricultural resources policies have been identified for implementation of the SPA Plan and TM. 5.12.5 Mitigation Measures A. Direct Conversion of Agricultural Resources No feasible mitigation measures are available for the loss of farmland of local importance and grazing land. The following measure would reduce impacts related to short-term land use incompatibility issues. 5.12-1 Agricultural Plan. The Agricultural Plan included in the SPA Plan shall be implemented as development proceeds in Village 8 West. The following measures shall be implemented to the satisfaction of the Chula Vista Development Services Director (or their designee): i. Prior to approval of each building permit, the applicant shall ensure that a 200-foot fenced buffer shall be maintained between development and any ongoing agricultural operations on the property. ii. In those areas where pesticides are to be applied, the farmland owner shall utilize vegetation to shield adjacent urban development (within 400 feet) from agricultural activities. Use of pesticides shall comply with federal, state and local regulations. iii. If permitted interim agricultural uses require the use of pesticides, the farmland owner shall notify adjacent developed property owners of potential pesticide application a minimum of 10 days prior to application through advertisements in newspapers of general circulation. Limits shall be established as to the time of day and type of pesticide applications that may be used. The use of pesticides shall comply with federal, state, and local regulations. B. Land Use Zoning Conflicts Mitigation measure 5.12-1 would also reduce impacts related to land use zoning conflicts. C. Resource Policies No mitigation measures are required. 5.12.6 Level of Significance After Mitigation A. Direct Conversion of Agricultural Resources The incremental loss of agricultural lands (farmland of local importance, grazing land), which was considered a significant impact in the 1993 Otay Ranch GDP Program EIR, remains significant. No mitigation measures are available to reduce this impact to below a level of significance without restricting the development proposed in the Village 8 West SPA Plan and TM to allow interim agricultural uses to continue in perpetuity. This incremental loss remains significant and unavoidable. With implementation of mitigation measure 5.12-1, agricultural impacts related to short-term land use incompatibilities would be reduced to below a level of significance. 5.12 Agricultural Resources Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.12-10 City of Chula Vista November 2013 B. Land Use Zoning Conflicts With implementation of mitigation measure 5.12-1, agricultural impacts related to land use zoning conflicts would be reduced to below a level of significance. C. Agricultural Resource Policies Impacts would be less than significant without mitigation.