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Home My WebLink AboutAgenda Packet 1993/07/21 S.D. County Supervisors NOTICE OF A SPECIAL JOINT MEETING OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA AND THE SAN DIEGO COUNTY BOARD OF SUPERVISORS NOTICE IS HEREBY GIVEN that the City Council of the city of Chula vista will meet on July 21, 1993 at the County Board Chambers, Room 310, 1600 Pacific Highway, San Diego, CA, at 3:00 p.m. SAID PURPOSE OF THE MEETING is for a deliberation on any or all portions of Environmental Impact Report on the otay Ranch public hearing and the Final Program project. DATED: July 13, 1993 Beverly A. Authelet, City Clerk "I declare under penalty of perjury that I am em,lo. .e~ by the CIty of Chula Vista in the ~,."ce m the City Clerk and that I posted t.1IS Agenda/Notice on the Bulletin Board at the pUb})J1~~Building a~ ~.IL..on DATED, SIGNED ~ . ' ,. ~. ~ AGENDA JOINT SAN DIEGO COUNTY BOARD OF SUPERVISORS / CITY OF CHULA VISTA CITY COUNCIL CONTINUED PUBLIC HEARING ~!,Qgjllfi\~j\il!l?~~~~j'_1;j~~,~i+~2~ ~!~~:I!Ii~!..III!\.ljWJljj~~~g COUNTY ADMINISTRATION CENTER BOARD CHAMBERS - ROOM 310 1600 PACIFIC HIGHWAY SAN DIEGO, CA 92101 1. ROLL CALL . Brian Bilbray, 1st District County Board of Supervisors . Tim Nader, Mayor City of Chula Vista II. APPROVAL OF THE JUNE 30, 1993 PUBLIC HEARING MINUTES III. PUBLIC COMMENT Members of the public may address the Joint Board of Supervisors/City Council on arry subject matter under the jurisdiction of either the Board of Supervisors or City Council not otherwise on this agenda. However, pursuant to the Brown Act, no action can be taken by the Board of Supervisors or City Council on such an item not listed on the agenda. IV. CONTINUED PUBLIC HEARING - OTAY RANCH During the public hearing, the County Board of Supervisors/Chula Vista City Council will deliberate on any or all portions of the Final Program Environmental Impact Report and the Otay Ranch Project. It is anticipated that the public hearing will be continued to the Joint Board of SupervisorsjChula Vista City Council hearing of July 26, 1993 at 3:00 p.m. in the City of Chula Vista Council Chambers. V. ADJOURNMENT . County Board of Supervisors to its meeting on July 26, 1993 at 3:00 p.m. in the City of Chula Vista Council Chambers. . Chula Vista City Council to its meeting on July 26, 1993 at 3:00 p.m. in the Council Chambers. COMPLIANCE WITH AMERICANS WITH DISABILITIES ACT (ADA) - The Otay Ranch Project Office, in complying with the American With Disabilities Act (ADA), request individuals who may need special accommodation to access, attend and/or participate in a city meeting, activity or service contact the Otay Ranch Project office at (619) 422-7157 for specific information on existing resources/or programs that may be available for such accommodation. Please call at least forty-eight hours in advance for meetings and five days for scheduled services and activities. California Relay Service is available for the hearing impaired. Remarks by Crossroads Public Hearing Otay Ranch June 30, 1993 Otay Ranch re: OT A Y RIVER PARCEL My name is Peter Watry and I am speaking on behalf of Crossroads. Crossroads is a small group of citizens who are interested in developmental issues in Chula Vista and the surrounding area. The principal concern of Crossroads is how a particular development will affect the rest of the community around it, rather than details about the development itself. We have been disappointed in how little the Chula Vista General Plan has been referred to in the planning for Otay Ranch. Chula Vista's General Plan was adopted in July of 1989 and it was the fIrst new one in some 20 years. It was several years in the making, involved the use of outside consultants and so forth, and reflected considerable input from citizens as well as professional planners. Our principal area of concern tonight is the so-called "Otay River Parcel," the area west of Otay Lakes which coincides with the Chula Vista General Plan as well as the County's General Plan. The Otay River Parcel contains 77% of all the residential units in Otay Ranch as well as the Eastern Urban Center. (please see Attachment #1) This Attachment shows you the comparison of the CVGP densities for the Otay River Parcel versus the staffs recommendation. In the Chula Vista General Plan, density categories come in ranges. The "midpoint" or "target" range is what a really fIrst-class development is entitled to. A development is only entitled to the something over that, up to the maximum density, if it does something extraordinary for the community at large -- that is, beyond the borders of the development. The Olympic Training Center in conjunction with EastLake is one of the rare examples that has occurred so far. As you can see, the staffs recommendation for Otay Ranch is 90% higher than the midpoint or target range -- and even 40% greater than the maximum allowed under the CVGP. Of course it exceeds the County's General Plan by an even greater margin. Now in developing the Chula Vista General PLan over several years, many traffic studies were done. The plan that was fInally adopted stood the test that traffIc would not exceed Level of Service 'C.' The General Plan assumed just a standard subdivision, it did not assume any trolley, and it did not make any Herculean assumptions. You can imagine our initial shock when the staffs recommendation came out that almost doubled the density. What would that do to traffic? Which category is grid-lock?? There are two basic reasons why the staff will tell you there will not be gridlock: 1. The staff will point out that the Otay Ranch EJ.R., in fact, assumed no trolley or light-rail either and yet it shows that the traffic will work. How could that be? One reason is that the E.I.R. includes some Herculean assumptions: it assumes that I-5, I-80S, and SR-125 are all widened to 10 lanes (Please see Attachment #2). In addition, the E.I.R. lists two pages of streets that would have to be widened from 2 -> 4, or 4 -> 6, or 6 -> 8 lanes (Please see Attachments 3a-c). In addition, the "interior roads" of the Otay Ranch plan before you are specifIcally allowed to operate at Levels of Service D, E, or F (Please see Attachment #4). 1 The staff may also tell you that in any case the Chula Vista Threshhold standards will ensure that traffic does not exceed LOS 'C.' We dispute that. First of all, if this property does not annex to the City of Chula Vista, then there would be no enforcement mechanism of Chula Vista's threshhold standards in any case. Secondly, even if the property was annexed to Chula Vista, the threshholds explicitly do NOT apply to the "interior roads" of Otay Ranch, as I mentioned, nor do they apply to freeways or to freeway interchanges. And even with whatever is left, the' "threshholds" do not automatically do anything -- they only require the Council to hold a meeting to consider a moratorium -- but they do not require a moratorium on continuing development. 2. But the principal explanation of how one could expect such an increase in density not to cause gridlock is the design of the Plan itself n the so-called "Village" concept. The "Village" concept concentrates much of the density into highly concentrated cores along with some commercial and community uses with the stated objective of getting people out of their cars -- the design of the Otay Ranch Plan appears to make a determined effort to get people into a life-style that relies much less on the use of the automobile. It does this in a variety of ways, but the most critical and obvious part of the plan is the creative use of light-rail transportation, And the "creative" part seems to revolve around making the use of light-rail convenient for people. The design of the Otay River Parcel demonstrates this well. . (Please see Attachment #5). The Trolley or light-rail system goes through the middle of Villages 1,5,6,9 and through the Eastern Urban Center itself. Those villages include 55% of all the DU s in the Otay River Parcel. Probably 40% of all the DUs in the Otay River Parcel will be within easy walking distance of a trolley station -- plus the giant Eastern Urban Center. So in the Staffs plan the trolley is not just an afterthought but an intregal part of the plan -- and the only excuse for exceeding the densities of the CVGP by such a huge amount. Mr. William Lieberman, Director of Planning and Operations for MTDB has testified that these are the absolute minimum densities required to have a trolley line. BUT -- there is not a single word in the plan before you about the light-rail system ever being a required condition of approval. If you were to adopt this GDP as it is, the whole Otay River Parcel could be built out without a trolley system. All of which leads us to our recommendation (Please see Attachment #6): "That no more than 15,000 dwelling units or 4,000,000 square feet of commercial use within the Eastern Urban Center shall be approved for the "Gtay River Parcel" until such time as the funding is approved and construction is assured for the light-rail transit system through Villages 1,5,6, 9 and the Eastern Urban Center. " In the absence of a light-rail system, this would keep the densities closer to the Chula Vista General Plan which did not assume any light-rail system and which tested out at LOS 'C' without any Herculean assumptions. This condition of approval would also give the developer an incentive to help develop the trolley line when and if it was needed to build out the Otay River Parcel to its maximum. As for the Eastern Urban Center, theOtay Ranch General Development Plan states that it may be as large as 6 million square feet. Our recommendation is that the EUC be limited to 4 million sq. ft. in the absence of the trolley line -- 4 million sq. ft. is still almost equal to the three largest shopping centers in San Diego county combined (as shown on Attachment #6)! We hope that you will agree with the Chairman of the County Planning Commission that these are very generous limits indeed. 2 The City Council members, of course, will know that in every case of a large development being approved in eastern Chula Vista, there is always a condition of approval that they can only develop X amount of units before SR 125 is built. In the draft version of the Mitigation Monitoring Program, we looked for such a condition of approval for SR 125 -- this is what we found: (Please see Attachment #7) Now that is an extreme condition of approval-- no development allowed before SR 125. When we brought it to Mr. Littieri's attention he said it was a mistake and that it would be changed. That's reasonable, of course, but there will certainly be some sort of limit on how far the Otay River Parcel can proceed before 125 is built. Now some feel that our recommendation is somehow not fair to Baldwin because they cannot control the trolley. Of course they cannot, but they also cannot control SR 125, nor can they make Cal Trans widen all the freeways, etc., etc. In any case, we hope you are more interested in what's fair to the residents of Chula Vista and the surrounding areas. Some also say that the trolley will not build a line unless the need has already been demonstrated and gridlock is well established, so this becomes a bit of a chicken-and-egg question. But the protection of the quality of life of current and future residents of Chula Vista and the South Bay should come fIrst! We urge you to put a limit on how far the Otay River Parcel can be built out without the light-rail system it is designed for. Thank you. 3 Otay Ranch Otay River Parcel Dwelling Units C. V. General Plan Midpoint or Baseline Target Maximum 6,475 11,031 14,995 II Attachment #1 II I Otay Ranch 20,982 . Vista General Plan Update, and the Otay Mesa InteIjurisdictional Task Force. In each of .. these separate transportation modeling analyses it has become apparent that all north/south , .freewa facilities in the Southba -5 I-80S and SR-I25 will uire. at a mmimum, the equivalent of at least 10 lanes of freeway carrying capacity with an eqUlv ent carrying capacity of 200,000 ADT. Thus, all of the modeling work conducted for the Otay Ranch transportation analysis has been based on the coding of 10 lanes of carrying capacity on each of these north/south facilities for every land use alternative analyzed. TIlls mitigation measure of increasing freeway capacity would involve a significant amount of capital expenditure above the expenditure contemplated in the year 2010 Caltrans Route Concept for the I-80S and 1-5 facilities. The capacity requirements on SR-125, if the facility is operated as a toll road, will be addressed as an element for the Franchise' Agreement between Caltrans and the operator. Thus, additional freeway capacity will be provided on this facility based on actual demand. ~ Another concern that has been expressed by Caltrans is that the freeway system infrastructure to the north of the Southbay Region may not have the capacity to adequately handle the forecasted volumes under some of the 1l\ore intense land use plans which have . been proposed for the South bay. It is for this reason that additional mitigation measures may be required beyond freeway capacity increases as detailed in the following discussion. Implement Transportation System Mana~ement ITSM) Strateeies The goal of a successful Transportation System Management (TSM) strategy is the accommodation of future growth in traffic on transportation facilities without increasing congestion. The Caltrans District 11 Long Range Operations Plan (LROP) proposes a strategy to maximize the existing capacity of the major highway corridors in the metropolitan area. The key items in this strategy include ramp metering, Traffic Operations Center (TOC), signal timing and coordination, and HOV facilities. The LROP calls for ramp meters to be installed at approximately 170 additional locations throughout San Diego County in the future. The TOC element of the strategy calls for a complete traffic management plan for San Diego County. It will aid in the rapid identification of incidents and other non-recurrent freeway congestion, and will issue appropriate information to motorists through the use of changeable message signs and highway advisory radio, and possibly through in-vehicle computers. Signal timing and coordination strategies will also provide for the most efficient movement of traffic along signalized arterials which operate independently of freeways or intercept freeway interchanges. Finally, HOV facilities will encourage ridesharing and ultimately contribute to increasing the average vehicle occupancy rate within the region. Provide Parallel Arterial Svstem The land use and network alternative plans which have been evaluated fortheOtay'Ranch project have focused on the need for parallel arterials to aid in relieving the freeway facilities of local, non-regional trips. The focus of this parallel system analysis for the Otay .... Ranch project has been the network of circulation facilities crossing the Otay River Valley. . .. A discussion of the travel demand across the Otay River Valley is provided in Section B.4 .. of this appendix. In snmm,,'Y, it is recommended that the Otay Ranch project implement as many arterial river crossings parallel to SR-125 as environmentally and financially feasible~ The precise recommendation for the future circulation system crossing the Otay River Valley and providing access r~ f""\.~.. uo~~;~~~.~;~_A ;~ .ho "Roads Crossing Otay Valley ~_'d l,,", P'P<''' p=="" in A~ II Art"hment #2 II """",cion Tochni'" Ret><>tt-' c "" B-7 ~ "-' z 0 f:::: ~ ~ "-' "-' "-' <1;1;:1 zC:: ,,;::J -"-' ~~ "-' ~::s... z I;I;:IZZ 0 "01;1;:1 (: <_::S < c ~..." (: ~<I;I;:I i 00 -",,-, . >-~ ~ .... ~E-<< .... '" ... <5E::;a ::E <<i c ~~I;I;:I '" '" '" :c <~S "- .. 0 E-< ~s~ z g ~O'I;I;:I S:: ...~E-< ;: "-'ro:.,U u ~o;: l:l ~....::s ~ea- ~ "-'::S ~::s C::;::J ,,"-' 0 c:: ~ - 1;1;:1 "-' < ::c ~ . . . - . o . -.:: ; ~ . .C: ..l] '" . ~ ~- .-g;; !~tE ;~ ~ ~ .!i-,; l:]>'" ;: .5~~t.l ~~!t _.~= ::II i 'ti Z' .c: ~ =: iJ; ~;; n;' fi i; -cnu '-.. / z o (: < c E ::E ~ !i1 1:\ '" :l = . 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"6 n !i. e ." t! ~ .. .5 . ~ c U Ii. X ;;- ~ ." . e ~ '15 8 ." . u !3 Ii :ll U ;; C U ." ." g ~ :;: ~ 'S o ~ o ,., o ~ ] ~ i ~ E u .2 "" ,a J 8 '" II Attachment #3c II . !. . . St::reets/ROatIs Each village will provide a c=plex: integrated system of roads. cart and bike paths. and pedestrian ways. The syst= is defined below by ind1v1dual road types that may be found in all villages except for the rural standard. However. the actual patt= of roads varies within each village In response to site features. circulation element roads. topography. land use organization. etc. The following is a deSCIiption of how these roads are located functionally within the village setting. While circulation el=ent roads must adhere to Page 212 ,ber 5:-c}992 Otay Ranch GDP / SRP c Part II . ..' ..~ .-. prescribe levels of service. these interior roads are permitted to *' operate at less than established LOS. This is done to further encourage use of alternative modes of transportation. Village Entry Streets These divided roadways provide the "gateways" into the villages and are typically two lanes on each side of a median. They provide the only ingress and egress from the village to the arterial and/ or major roads. One or more of these roads will visually focus on the village core/mL....ed use area. These roads extend from the. Circulation Element Road to the Village Collector street. "altemate route" .through the village. These roads always provide for pedestrian and altemate modes of transportation outside of the roadbed. In some villages these roads also reserve space for the future trolley. Policy: Village entry streets should incorporate medians and be landscaped to reinforce village character and identity. Direct driveway access shall be precluded on. primary village. promenade. or collector streets e......cept for co=ercial and multiple family parking . areas. Policy: .. .. __. Policy: Selected streets should provide direct visual access' . to the village core. Policy: Design streets to give balance to the needs of the various modes of transportation using the street. Intersections should be designed to encourage ~A,.1AQh'h~ movement and reduce vehicle speed II 111!5 pubUc safety and providing for . Attachment #4 ucle access. . .;:.....-:. > Attachment #5 I .J \. \.. re: OTAY RIVER PARCEL Crossroads' Recommendation #1: No more than 15,000 dwelling units or 4,000,000 square feet of commercial use within the EVe shall be approved for the "Otay River Parcel" until such time as the funding is approved and construction is assured for the light-rail* transit system through Villages 1, 5, 6, 9, and the EVe. Mission Valley Center . 1,500,000 square feet Fashion Valley Center 1,400,000 " .. University Towne Center + 1.370.000 4,270,000 square feet " " *Busses will NOT be considered a substituted for light-rail. ... .' . -.-" - . .... ..... .. .-. -~"l' . .' _0' _ .~ -... - Attachment #6 . .." ".."' . ~ "0 .. ::: ::: C o U ~ \- \ "'-. ~ ~ ::E -< Q:; o o Q:; Q., " z - Q:; o E-< - Z o ::E z o - E-< -< o - E-< - ::E =~ u z -< Q:; :>< -< E-< o .... . 0,= = B'C.g ~ 0 ~ O>u 'o,e .!l E.g "'uo u o ""5. '" = :0 0 .- '.::::I ~ ~ ~ 8.S~ en '5 ~ > ~-' S = 0)0 E'~ t:U u...S; 0) ~ E~ i= '" ;e s '" ';:1 c (5 ~ 8..... .,;" '" ,- 0) ::E Q:; 0) = ~.~ t.I...~ 0).- E::E E='o 1:: S .... tU OIl .5 ~ sa '2 o ::E "0 'U a EU OIl ="'::E c: os'- .- ~'.:::::l ~ 0 5 = 3 b..t:: ~"'~~~ ii: <== 8.Q i;; .... o .~ EoO .ga "'""5. =<>:; 8.Q., ::Jen g u <>:;:.= ""c, (Z)@- .... . 0'" o -a g ->c, ae< 'C 2:0.- "" '" en '" 13 ..2 ~ '" OIl '" .5 ~ "0 ~ 2"0.0 = -"'''' .s~~ <:: > <:: .0 e.g ~ 15:~ ~"'::> '5 ~ ~ >.<58 . .' ~ ,I U a'"E....u OIl t:: c."""" '" 8. g"", .- ~ '" ~ 5 "'Q - 0 cae65~ ii: f-';:I E a .... o ~ E oO .0= '"' '" ",- =c, 8.-< ::Je; ~ U -<:.= ""15: en", .... ' 0'" o -a g ->c, '- e<( .g ~~ """,en u <= 3 ..... 0 u",g-5.8 i5-5<::"O_>. 0) ...."'<::-u .o=~o-;::",,,,,, - -.c:3 -a .s: -a ~ <>:; ;g '" 0" -= 0=;.::", 00.. l'.J '" OIl", -';:1",,"0 '" "'.0 "'en "'f- '" f:O""-:SoE..cS ~'2.g>~~ ~ s~ 5:t~=--li!~ 0'- =' ~ ~ >.. 10 0) ,- <:: ~.~ c, ",.- .=>0 0 ~> ~ ::: E a.s 0 e ~ ] <:: ~ ....; c.g ~ 's, u .;; 5 g "08 ~ B eU)~ .. - '" r'f - C'.;:J ~ .~ c,,- ~ "'0)" a ';:I c. '" .. ';:I en - c. OIl '" ,9-5 OIl E '" " " 'u. en ~ - i,5';;; o u'.;:1 0) OIl '.':1 '.':1' a = .~"O ~ 0\ 0- 1""5.'5 0';:1 '13 '~, 0.. ~ ""0 ,- a, ~ -.i-' - 3';:1 5_ <::::E a' ';:I ~ <:: .. S -.. O...u -~e 0 '" go, = ~,_ 0 ::E ="5 ';:I~ u: u 8. =u l!a~ 0 .!l.u = '., 'a--5:g i@ >. 5, ';:I "'g~ 0 ~., ~bQOQ '" ~, aenJ2 - ';:I Vl" ~;o gcoo :t 5 '" 3" u .~-- (-'::-E-< OIl ~: ,.') "" ';:I -~ 5"" 0 II ,ill ~ c -5- ~ tl:~ "" '.':1 a"'; u _. - 555 <..c:"C~ > ~ ~: 5 !;l,5 . 0) Attachment #7 ~:a Q.. U Go) I "" 5 @ )} cna>iX 0) .. - 0' ""5.iij""5. <_eCl] F= u ..5::E..5 '':: c..... .s .s . . c::: c. 0 " .... ",:"",,::Z =~ ~. :. . - . . ~ ~........ ~.... aTAY RAnCH JOINT PLANNING PROJECT COUNTY OF SAN DIEGO' eln' OF CHUl.A VISTA JOINT BOARD OF SUPERVISORS/CITY COUNCIL PRESENTATION ORDER July 21, 1993 I. JOINT STAFF RESPONSE TO BOARD/COUNCIL REFERRALS A Distribution of Responses B. Staff is prepared to review each response. Staff Recommendation is to address those responses dealing with Issue Area "AI" and refer all others to the appropriate Land Use Area or Issue Area discussion. ~ ISSUE AREA "A.l": ENVIRONMENTAL IMPACT REPORT ADEOUACY J A. Recommended Tentative Action (1) County Board of Supervisors Pursuant to the Memorandum of Understanding, recommend to the Chula Vista City Council that no FPEIR revisions or additional mitigation measures appear necessary at this time. (2) Chula Vista City Council Input: The County Planning Commission, City Planning Commission, and Joint City jCounty Project Team StatT recommend that this action be taken. 315 Fourth Avenue, Suite A, Chula Vista, CA 91910 . (619) 422-7157 . FAX: (619) 422-7690 - III. SPECIAL REOUEST TO SPEAK Before the City Council and Board of Supervisors begins deliberations on the land use issues, the following groups have requested time to present a subregional perspective on habitat protection and how that relates to the Otay Ranch Project. A. Organized Presentation: Endangered Habitats League (EHL) (30 minutes) B. Applicant's Response to the Endangered Habitats League Presentation IV. PRESENTATIONS ON ISSUE AREA "B": OTAY VALLEY PARCEL Staff Presentation Staff will focus on the concepts put forward with the staff recommendation on the Otay Valley Parcel. As a part of the overall concept presentation, Fred Arbuckle, The Baldwin Company, will present slides on the Village Concept. Following that, staff will highlight the major issues identified through the Planning Commission public hearings. Detailed presentations on those major issues will be made only when requested by the Board and/or Council. There may be other items addressed by the public. However, the following are the Major Issue Areas (Hearing Binder Tab "B") which are identified in the Board/Council Hearing Binder and assumed to be the subject of testimony: B.1: Should Village #3 develop residentially or industrially? B.2: How many roads should cross the river valley to Otay Mesa ? B.3: Should transit core densities be increased from 14.5 d.u./acre ? B.4: Should development on the Otay Valley parcel be tied to transit funding assistance ? B.5: What area should be designated for the potential university site? B.6: What should control the phasing of the university site designation? B.7: Should Salt Creek remain as a site for the potential university use? B.3: Eastlake Landswap area. Planning Commission Presentation City - Chairperson Susan Fuller County-Chairperson David Kreitzer Applicant's Presentation Organized Group Testimony Public Testimony Applicant's Response to Testimony V. TENTATIVE ACTIONS ON ISSUE AREA "B": OTAY VALLEY PARCEL Procedurally, staff is proposing that the Joint Staff Recommendations serve as the baseline since , in all but two cases, the recommendations of the city and county staffs are identical. That is, staff will assume Board/Council concurrence with all other parts of the staff recommendation directly affecting the Otay Valley Parcel unless specifically "pulled" or identified as an issue by the Board and/or City Council. Regarding the following issues, staff has identified these as issues because there is disagreement amongst the staff, Planning Commissions, and/or Community Planning Groups. Staff is again requesting that the Board and Council use the staff recommendation as the baseline and identify, by tentative action, the direction of the Board/Council. B.1: Should Village #3 develop residentially or industrially? Tentative Action B.2: How many roads should cross the river valley to Otay Mesa ? Tentative Action B.3: Should transit core densities be increased from 14.5 d.u./acre ? Tentative Action B.4: Should development on the Otay Valley parcel be tied to transit funding assistance ? Tentative Action B.5: What area should be designated for the potential university site? Tentative Action B.6: What should control the phasing of the university site designation? Tentative Action B.7: Should Salt Creek remain as a site for the potential university use? Tentative Action B.8: Eastlake Landswap area. Tentative Action July 21, 1993 To: San Diego County Board of Supervisors City of Chula Vista City Council From: R. A. Ymzon 5732 Sweetwater Road Bonita, CA 91902 Board Member Sweetwater Valley Civic Association Dear Elected Officials, I have written several letters questioning the adequacy of the EIR regarding the impact of the Otay Ranch development upon the surrounding communi ties. The response was unsatisfactory. It failed to address the impacts by community. By piece-mealing the response to streets and the impacts of the widening, it failed to show which communities shall be so severely impacted that it would virtually cease to exist at build-out of the Otay Ranch project. The following questions would concerns as well as that organization I represent. more clearly bring out my personal of the community and the civic 1. Is it really necessary to destroy a well established, viable and historic community to bring another one into existence? 2. Is there any justice in depriving property owners of their property values with widened roads, noise and visual pollution? 3. Could the horsetrails lacing the community continue to serve the equestrian groups of the County and State and country once chopped up by six lane highways? 4. What quality of values is there in a society that would displaces fixed income families, retirees, and tear apart neighbors families and friends from each other? 5. Is it really ok to steal the quality of life chosen and held dearly by those who found it in this community? 6. Should the surrounding communi ties enjoyment of parks and open spaces with a shall have to give way to widened roads? be deprived of their peaceful setting which Above are a few of the many questions that I wish to ask, for my self preservation and that of my family, friends and community. Are there al terna ti ves to building more highways and widening streets? I think there are. It is time to depart from the quick and easy solution which always costs us more in physical, financial and emotional well-being. Please use our best resources in brains, technology and industrial capacity for the answers. Thank you. VALLE DE ORO COMMUNITY PLANNING GROUP P. O. BOX 3958 LA MESA, CA 91944-3958 OTAY RANCH PUBLIC HEARING OF 21 JULY 1993 FOR YOUR INFORMATION: Three representatives from the Valle de Oro Planning Group are here this afternoon in spite of a possible conflict in meeting schedules. If you have any questions concerning Valle de Oro's comments on the Otay Ranch GPA/Project, please ask our representatives. Valle de Oro chairman Phillips will field any questions and will be assisted by Daniel Tarr and Dr. Gerald Collier, one of the two wildlife biologists currently serving on the planning group. Also of interest are the attached letters of commitment and opinion concerning the need for a project alternative based on the County General Plan. Regardless of these statements, none has been prepared. /- ..{ i ,\ '-.. GEORGE F. BAILE'\:' SUPERVISOR. SECOND DISTRICT SAN DIEGO COUNTY BOARD O~ SUPERVISORS March 5, 1992 Valle De Oro Planning Group Jack Phillips, Chairman P. O. Box 3958 La Mesa, CA 91944-3958 Dear Mr. Phifl(J--.,..L Thank you for your letter of December 9, 1991 regarding the Dralt Central Proctor Valley Issue Paper for the Otay Ranch Project. Your correspondence was referred to the County's Chief Administrative Officer (CAO) for review and investigation. The CAO's response is attached for your information. Your suggestions were incorporated into the final Central Proctor Valley Issue Paper. At the Joint meeting of the Interjurisdlctlonal Task Force and Otay Valley Regional Park Polley Board on February 21, 1992 that Issue paper was accepted. j That Dralt EIR will not be ready for public review until early July ns to make presentations on the Otay Ranch project to the local planning groups beginning In April of 1992. Should you have further questions on the schedule for the Otay Ranch Project you may contact Anthony Lettieri, Otay Ranch Project Team, General Manager at 422-7157 or Joan Kouns of my staff at 441-4327. Sincerely, ~~~. George F. Bailey Supervisor, Second District GFB:jk Attachment cc: Anthony Lettieri - 315 Fourth Avenue, Ste.A, Chula Vista, CA 91910 (w\attachment) CO\.IN"TY ADMINISTAATION CENTER 1600 PACIFIC HIGHWAY. ROOM 335 SAN DIEGO, CA 92101-2470 IS1S) 53'-552~' EL CAJON OFFICE. 260 E MAIN STREET. SUITE 1-69. EL CAJON CA 92020-3941 16191441-4327 . LAUREN U. WASSERMAN OIJlECTO" It U) '.'-1"2 QIaunfR of ~an Jllitgll "ElO OFFICE 3.U VIA VERA CRuZ IUITE , SO IAN ""Fleos CALIFORNIA 1I20&e'263t1 Ult) S01-'01l2 DEPARTMENT OF PLANNING AND LAND USE MAIH OFfiCE 5201 RUFFIN ROAD, SUITE B, SAN DIEGO, CALIFORNIA 12123.1111 lHFOR.....TIO.. lflij ....21150 February 7, 1992 TO: Lari Sheehan Deputy Chief Administrative Officer FROM: Lauren M. Wasserman, Director Department of Planning and Land Use REFERRAL #774, VALLE DE ORO COMMUNITY PLANNING GROUP/JACK PHILLIPS LETTER TO SUPERVISOR BAILEY ON DRAFT CENTRAL PROCTOR VALLEY ISSUE PAPER Mr. Jack Phillips, Valle de Oro Community Planning Group Chair, wrote a letter of comments on the Draft Central Proctor Valley Issue Paper to Supervisor Bailey. You requested information on how Mr. Phillips' comments will be incorporated into the "final" issue paper, on the process for the issue paper, and on future opportunities for public input. The Draft Central Proctor Valley Issue Paper was prepared for the Interjurisdictional Task Force by the Otay Ranch Project Team to identify several alternative developments to be analyzed in the Draft Environmental Impact Report. The comments received on the issue paper have been reviewed by the Project Team. The issue paper will be revised to incorporate any factual errors identified in letters of comments. Comments on policy decisions in conflict with those made by the Executive Staff Committee will be addressed in a cover letter. The report to the Interjurisdictional Task Force will contain all the letters of comments received after the Draft Central Proctor Valley Issue Paper was presented to the Task Force. The recommend~tionsforthe Valle de Oro Planning Group ,,'.. '" ".3_~ 'fii\ e Draft EIR wi 11 not be read'y"-ro~ The revised Central Proctor Valley Issue Paper will be presented to the Task Force on February 21, 1992, at 9:00 a.m. in Room 310 of the County Administration Center. The chairs of the Valle de Oro, Sweetwater and Jamul Planning Groups have been added to the mailing list and will be formally notified of this meeting. They will have an opportunity to speak to the Task Force members at that meeting. -..",.,~ ll-(A.rlr... .~ ~. I-!( .------ DATE: January 22, 1990 TO: Vern Hazen, General Manager, Otay Ranch Project FROM: Tom Harron, City Attorney~j SUBJECT: EIR project Alternatives An EIR is required to set forth project alternatives. Public Resources Code Section 21002; Guidelines Sections 15002(a)(3), 1502l(a)(2), and 15l26(d). A draft EIR must describe a range of reasonable alternatives to the proposed project or to its location that could feasibly obtain the project' s basic objectives and must evaluate the comparative merits of each alternative. Guidelines Section 15126(d). The discussion must focus on alternatives capable of either eliminating any significant adverse environmental effects or reducing them to a level of insignificance, even if such alternatives would be more costly or to some degree would impede the project's objectives. Guidelines section 15126( d) (3). If the lead a~_c:::LJ'!.-~uf.€l~~ the project.. as____sl'_e:::if~.cal!X__.__PEoJ;>o_~e~~o~ _()n€l__~the sU;lgestea alterri-atlves, the ErR must explain why. the. ageIlf.Y chooses to ,--.--.-..-.------.-......"'.-...--.--...--...... . --,,- - --... -- .~- ---..---.------- reJ~.cJ:..... tile_ .9ther alterna_Uves _..H___tl1ey~_wer~___considered in developing the--proposal. Guidelines Section 15126(d)(1). The aTscussTonu oCalTer-nat i ves need not be exhaustive and the requirement as to the discussion of alternatives is subject to a construction of reasonableness. The statute does not demand what is not realistically possible given the limitation of time, energy and funds. Residents Ad Hoc Stadium Committee v. Board of Trustees (1979) 89 Cal. App. 3d 2 7 4. The key issue is whether the selection and discussion of alternatives fosters informed d~i~ion making and informed pub}ic p~~ticipation. Guidelines Section 15126(d)(5). AfI[LIUU.IIIl!~IUiU. U;:Ml111111111"- I have reviewed the possible project alternatives offered by Doug Reid in his the Interjurisdictional Task Force on January 17, 1990. memo, he lists the following eight alternatives: list of memo to In that 1. No project; 2. Development at the maximum of the density range (66,378); 3. A combination of the City of Chula Vista and County of San Diego General Plans; 4. "'-- Ilern Hazen January 22, 1990 Page 2 5. One or more lower density plans; 6. Environmental/policy base plan; 7. Land use alternatives; B. Other project locations. It is a clear requirement of alternative be considered. Given the fact there is a Cit the p.r-oper~y and a that the "no project" Section 15126(d) (2). prepared _!,()r_p~t of i e . ch It would also prudent to~nclude a erna more lower density 'plans. In Village Laguna of Beach v. Board of Supervisors (19B2) 134 Cal. App. 3d 1022, the project in question was a proposed land development would include 25,000 homes. The court stated that alternatives which included the building of 1,000, 16,000, 22,500 and 20,000 homes are reasonable alternatives and rejected the plaintiff's argument in this case that too few alternatives were analyzed. We want to consider a full range of alternatives and we don't want that range tilted toward higher density levels with little consideration of lower density levels. the law Guidelines General Plan If our screening identifies any significant adverse effects, we should include alternatives which eliminate these effects or reduce them to insignificance. These alternatives could well examination of alternative land uses for the property. environmental would either a level of incl ude an Gi ven the Go leta decis ions, the safe cour se would be to prov ide some alternative site analysis. While Goleta held that there is no inflexible rule that the availability of other sites always must be considered, the safer course is to include such an analysis as part of the alternatives to preclude a Goleta challenge. We should be very wary of defining this project and its goals in a very narrow fashion that would avoid the need to engage in an analysis of site alternatives. ' Although it is not legally required, it is clear that County stag desires to have aniilternative. bas~d_ on___t_~.~_~als, objectives and policies which have been developed by the joint Task Force. F rom a legal standpoint, this does' ric'-harro'to the t;n~;" "jid-if at some point in the future it is decided that one of the other alternatives is superior to the "goals, objectives and policies" alternative, it would be simple enough to modify the goals, objectives and policies in light of that later judgment. . tern Hazen January 22, 1990 Page 3 In summary, I would recommend that we include: *1 - The no project alternative; *3 - A combination of the city of Chula Vista and County of San Diego General Plans; *4. .a-,- J L! !l1HlJlli!_. IJ~.__iidl_;Y" *5 - One or more lower density plans; *6/7 - Alternatives to address any environmental effects including alternatives if a need exists; and significant land use *8 Other project locations, in order to satisfy the legal requirements of CEQA. Number 2 - development at the maximum of the density range, and *6 - the .goals, objectives and policies. alternatives are not legally necessary, but do no harm to the document and ;nay be included if desired. TJH:clb 6755a - . ~~ ~~~.... CTA..... RAnCH ""NT PV.HNIHQ I'AOJI!CT COUNTY or SAN DIEGO. Cln' or CHULA VISTA January 17, 1990 TO: Interjurisdictional Task Force FROM: Vernon G. Hazen, General Manager SUBJECT: Staff Report Regarding January 25, 1990 Agenda REPORT ON WRT DATA (AGENDA ITEM III - SEE ATTACHED REPORT BY GORDON HOWARD) Recommendation: filed, and that completed. I recommend that the attached initial report be noted and subsequent analyais be reported back to the Task Force when Summary: See the attached report from Gordon Howard for details. In summary, the WRT data is important information which should be compared and utilized where appropriate. The data produced by The Baldwin Company is also useful and appears in many cases to be more detailed and backed up by more field studies. Comparison of the two sets of data is still underway. data base with REPORT ON THE GENERAL DEVELOPMENT PLAN (AGENDA ITEM IV - SEE EXECUTIVE SUMMARY REPORT BY JOHN SULLARD) Recommendation: 1 recommend that this report be noted and filed with subsequent analysis to be reported back to you when completed. Summary: Attached is an Executive Summary describing the status of this review. The GDP, as submitted, is incomplete in several categories, and '7 ves ~'. T e review, when completed-, wil out ine these discrepancies in co~detail. The initial review has been distributed to County/City departments for comment. Some comments from outside agencies have not yet been received. These all need to be incorporated into the final report including comments by The Baldwin Company. Total completion is anticipated by February 28, 1990. The Baldwin Company is in the process of responding to items pointed out in the initial review. The Baldwin Company will be making a verbal report to the Task Force on January 25, 1990. The staf f regards the changes made thus far to be a good fait~ effort. 315 Fourth Avenue, Suite A, Chula Vista, CA 92010' (619) 422.7157' FAX: (619) 422.7690 .isdictional o - " - January 17, 1990 . ~ ~'orce REPORT ON EIR PREPARATION (AGENDA ITEM V - SEE ATTACHED REPORT BY DOUG REID) Recommendation: I recommend the following: a. Prepare EIR based upon the mid-range of 49,648 units with the high range of 66,378 included as the upper end alternative. b. / c. That the Task Force give direction regarding the question of developing a Policy Driven Plan (continued from December II, 1989). Summary: Development of the EIR, based upon the mid-range, has been explored with legal counsel, Environmental staff and with the Executive Staff Committee. All are in agreement that this is the best ~pproach to take. In fact, the data submitted by The Baldwin Company is based upon the mid-range. The Initial Checkprint EIR mentioned several alternatives that need to be developed before the total EIR process is completed. These are listed in the attached report for your information and consideration. Sometime ago, the Task Force agreed with the suggestion that one or two of these alternatives be selected by the Task Force. The Executive Staff Committee will be evaluating the best approach to this and making recommendations for your consideration in the near future. It was recommended at the December II, 1989 meeting that the staff be directed to prepare a Policy Driven Plan. This was continued to January 25, 1990. Direction is needed from the Task Force on whether this should be continued to a subsequent meeting, or if you want the staff to begin preparation of a Policy Driven Plan. It should be noted that The Baldwin Company has made a good faith effort in some of the changes it has discussed with the staff and presented to you on January 25, 1990. FIELD TRIP TO OTAY RANCH AND USING THE SITE FOR A TASK FORCE MEETING (AGENDA ITEM VI - NO REPORT IS ATTACHED) Recommendation: subjects. I recommend that the Task Force provide direction on these Summary: This Item is on the agenda at the reques~ of Task Force member Mark Montijo at the December II, 1989 meeting. Staff thinks there will be an ongoing need f or tours of various kinds of the Ranch property. Some may be in large groups and be more generalized in nature, and some may be more specific regarding biological issues, traffic and many other subject areas. Small groups or individuals may wish to tour the property and have more specific questions. Therefore, the question of field trips should be left flexible. The Baldwin Company has completed the remodeling of the Ranch House. They have suggested that this would provide a good meeting location from time to time. Re~pectfully s~rit d, ~~.tq]~'Gener Attachments ~ .~ ~......~ aTA..... R.AnCH JOINT PU.I'4HING PROJECT COUNTY OF SAN DIECO . Cl1Y 01" CHU~ ViStA January 17, 1990 TO: Interjurisdictional Task Force coordinato~J FROM: Doug Reid, Environmental Review SUBJECT: Environmental Impact Report (EIR) Preparation KID-RANGED DENSITY BASED ErR The application for Otay Ranch General Development Plan (GDP) and EIR included various technical studies and reports. Many of these documents were directly or indirectly based on projected population of dwelling unit counts for the Project. These documents are being used in the review of the Project and in the preparation of the EIR. The assumption COIlUIlon to all of these documents is development of the Ranch at the mid-range or target density of 49,648 dwelling units. After discussion with legal counsel, Environmental staff and the Executive Staff Committee, it was agreed that the official basis for the EIR should be at the mid-range level of 49,648 units. The upper end of 66,378 units would be treated as an alternative. POSSIBLE PROJECT ALTERNATIVES Because these studies are based on the mid-range density, the Project Description section of the EIR is also based on this density assumption. However, in the Alternative section, one alternative would be based on the upper end of the density range (66,378 dwelling units), and it would be given a more detailed analysis than is normal for an EIR alternative. As currently envisioned, the alternatives in the EIR would include the following. I.' 1. No Project: The assumption for this alternative is that there would be no physical change to the property. The existing agricultural operation would continue and existing natural open space would remain. 2. Development at the Maximum of the Density Range (66,378): This alternative would be based on the highest dwelling unit count and population allowed by the proposed density range as opposed to the mid-range outlined above. 3. A Combination of the City of Chula Vista and County of San Diego General Plans: The basis for this alternative would be the City of Chula Vista's General Plan within the Chula Vista planning area. This is primarily to 315 Fourth Avenue. Suite A, Chula Vista, CA 92010' (619) 422-7157' FAX: (619) 422-7690 .nterjurisdictional Task Force - 2 - January 17, 1990 the west of the Otay Lakes. The area to the east of the Chula Vista planning area would be governed by the County of San Diego General Plan designations. ~- "lltIll~lIfl~jfecause the lect site h within the ~ib~~~~~II~) c:~u.~~tL:,:,.::"~~:Hi,,,~~==_~ ~ ~~- ..~~ ~=~.;;'~-e ~e i~~: " vari"o"us'-fi,sTden"tial, rural residential, agricultural and other designations on the property. The following are alternatives that staff is considering as it reviews the Checkprint EIR. There will be recommendations regarding these alternatives as they are refined. 5. One or More Lower Densitv Plans: As was previously discussed by the Task Force, one or more alternatives would be based at a lower dwelling unit count and low.r population forecast. The precise dwelling unit/population assumption would be made by the Task Force after recommendation from staff. 6. Environmental/Policy Based Plan: This will likely become a range of alternatives based on single environmental issues such as biology or a combination of environmental conservation measures. The policy based plan would be based on the Goals, Objectives and Policies. This would be more typical of alternatives described in EIRs which would not be as detailed as the previously proposed Policy Driven Plan. Staff will provide recommendations on the range of alternatives at a later date. 7. Land Use Alternatives: There may be a need, after review of the screen check EIR, to examine alternative land uses for the property. A possible example of this alternative would be the inclusion of more industrial/ business park land uses which would result in a more balanced community and perhaps fewer external automobile trips. 8. Other Project Locations: In accordance with the Goleta & Goleta II cases, the EIR will have tu address alternative project locations. This alternative must address alternative locations within the context of the objectives of the Otay Ranch plan. It appears that it is not necessary to identify a single 20-35,000 acre parcel for an alternate project location. Rather, several sites could be identified that could cumulatively meet the objectives of the Otay Ranch Pruject. I DR:llb/4 OTAY RANCH PROJECT III ::I 01 ~ III .oJ ^ .) tll "-3 'u. IIJ' e 0 III "0 \. III u"a IG Ul CIl.... lr- e III OCJ \. ~ ..... 1IJ .... l.. 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(0 ~ III J!,jJC!l:l:l .:.:.cc,jJ l: CD tll c. at u U III CIl ;[ 1\1 (Jl 'I:l Ill.....-l Lt.'.('-II\I "'~""I: ) \.uJ;>-lIl Wlll --Ill \.orl lo'tl... o. 0 o III l. I) I: CIl \. .. )..., "f-f-Z<Cl..QQQ m c: I) -.4 ~ III ... C III III Gl j. Q. 4J ~ 1\1 -... -..-.S.---....- o .. ... ... rJl 'I'l ... i. III ;;J. III tlI 0. t/l- . . . C'lo:t o c .... .r:. III .-1 3 !II j. III ;;J. ~. 11'11 0.... (.tL=II; , I . . I o . '0 . . .......~ .....\ Q'I III .: OJ ;;: co . U\ t: tJ .,,( ... . UlCl III C ::1'01 C'c: r: i..,.j OJC'I J: lli iJI.o c: III III &. .. o oPe o II lo. :,..... ill .c... lJ Q/ iJI ''") ,"0 l- tllo, 3 l1.1ll .... --... HO/-. ..: Ill.... ;;: .....: ... .... .", o 3' "'''0 I. III OJ :> . .0..-1 ""0 ..( :> 1%1 c: .", ). u i: i: OJ ru QJ Z ....0- . "" Dan Silver . Coordinator 8424A Santa Monica Blvd. #592 Los Angeles, CA 90069 TEL/FAX 213 .654. 1456 ENDANGERED HABITATS LEAGUE Dedicnted to the Protection of Coastal Sage Scnlb and Other Threatened Ecosystems RESERVE DESIGN AND OTAY RANCH lntroduction Past destruction of habitat has limited our options. There is only a single large area of intact coastal sage scrub remaining in the South County, stretching from the Ml San Miguel area southeast to the Otay Lakes and then to BLM lands. Nothing of significance is left to the west, and coastal sage scrub to the east is too high in elevation for California Gnatcatchers. If Otay Ranch is properly designed, the building blocks for a South County multiple species reserve will be in place. These areas are indispensable for satisfying the new federal mandate for protection of the California Gnatcatcher. Protection of these same areas is also essential to making feasible our own multiple species programs, that is, the NCCP and MSCP. And unless these proactive programs succeed, future development in the region will be at great risk of disruption from the listing of other species. For these compelling reasons, we urge you to take actions consistent with core habitat areas and linkages as determined by the wildlife agencies. Additionally, the huge planning area of Otay Ranch provides great flexibility. The loss of a core habitat area would, we believe, be impossible to justify with a finding of infeasibility under CEQA. Protection of the reserve in an internally-mitigated open space dedication is highly desirable, because the unwise granting of entitlements or increased development potential could cost the taxpayers tens of millions of dollars if reserve lands have to be re-purchased. To ensure a viable reserve, we must go beyond numerical standards, as found in the Resource Management Plan (RMP). Simply preserving 85% of a population may not ensure that the population will still be here in 100 years. How that 85% is configured is all-important. Reserve Design To understand what must be done, we refer to Dr. Michael Soule's article, "Land Use Planning and Wildlife Maintenance: Guidelines for Conserving Wildlife in an Urban Landscape". The essential point, derived from studies here in San Diego, is summarized as follows: "... the most important conclusion from this entire body of investigations is that the best way to maintain wildlife and ecosystem values is to minimize habitatfragmentation" (his italics). Professor Soule then goes on to characterize the basic rules of reserve formation: First, "Wherever possible, natural open space areas should be made as large as possible and should be made contiguous." Second, in general, "a single large habitat fragment is superior to several small fragments. . ." Third, large predators, such as coyotes must be retained. Fourth, disturbance and edge effects, which many species cannot tolerate, must be minimized. And last, connectivity must be retained, and in this regard, wildlife corridors can help lessen the effects of fragmentation. 1 As a practical matter, one other principle must be invoked: If possible, build a reserve system adjacent to existing protected or public lands. This will minimize edge effects and management costs, and provides the most cost-effective acquisition scenario. Returning to Otay Ranch, our basic goal is clear: a broad sweep of contiguous habitat must be mai11Jained from BLM lands, through Salt Creek and the San Ysidro parcel, and i11Jo the large block of habitat in the Proctor Valley parceL From there, the reserve creSCe111 must continue i11Jact i11JO the San Miguel region. In outlining what we believe is needed, we are not setting forth bargaining positions. We will honestly prioritize those areas which are non-mitigable, "must- haves", and also tell you where we feel more flexibility is possible. San Ysidro Parcel In the San Y sidro parcel, development south and east of the Lakes would severely interrupt and fragment the habitat. According to the Scientific Review Panel of the NCCP, coastal sage scrub must be retained within its mosaic of associated habitats, such as grassland and chaparral, and this is exactly the case southeast of the Lakes. Ecosystems depend upon large, secure core areas, and any development here would be incompatible with reserve needs. Specific reasons for this include: the introduction of human disturbance and edge effects into a pristine area; degradation of the high biologic values of the public lands which surround it, including BLM wilderness; high management costs due to disturbance; interference with large predators; and blockage of wildlife movement from south to north. Any developme11J southeast of the Lakes violates the cardinal rule of avoiding habitat {ragme11Jation, and thus jeopardires the persistence of populations and species over time. As a priority I reserve area, we do not believe that the federal government would approve any plan without this core area intact. We also note that the program EIR, prepared prior to the gnatcatcher listing, also classifies this area as significant and unmitigable. Proctor Valley Parcel For the Proctor Valley parcel, needed changes involve both habitat area and improved connectivity. For connectivity, we must discard the notion of narrow "wildlife corridors" and focus on the more up-to-date concept of "habitat linkages". This means that the best connection between areas is viable habitat in which animals can actually live, and not "highways" to travel upon. The existing habitat linkages on the Ranch must not be compromised. First, there is the connection between Proctor Valley and San Ysidro near Dulzura Creek, where wildlife movement is stressed by the conjunction of proposed development north of the Lakes and the nearby planned Daley rock quarry. To meet both habitat and linkage needs, the proposed development bubbles located just north of the Lakes and east of the wildlife corridor must be eliminated. This is also a priority 1 reserve area, and the results of recent gnatcatcher surveys here may be of interest. The rest of the area north of the Lakes is divided into two priorities. The area to the west of the corridor is an area of degraded but highly restorable coastal sage scrub. It is a priority 2 reserve area, meaning that all or part is likely to be part of a reserve. One option would be to leave it a special study area pending further consultation and final reserve design. More westerly, there is a priority 3 area in which development can be planned but with avoidance of sensitive resources. Central Proctor Valley presents a similar challenge in providing the combination of habitat and linkage needed to connect Otay Ranch to the vital Mt. San Miguel region. We have again divided the area into priorities I and 2 (please see map), with priority I referring to that which is essential for a reserve, and priority 2 referring to areas from which development should be 2 . withheld pending consultation with the wildlife agencies, but where some development may eventually be possible. Our recommendations here reflect the need to create usable, contiguous habitat, minimize fragmentation, and reduce edge effects from nearby development. Otay River Valley Parcel In the atay River parcel, there are several areas of concern. The high biodiversity of Salt Creek and the Otay River Valley must, of course, be preserved as a priority 1. Also, if wildlife populations are to remain viable in Wolf and Poggi Canyons, connections should be widened, road impacts mitigated, and revegetation carried out. For Wolf Canyon, this means that development near the canyon mouth should be pulled back per wildlife agency recommendations for better connectivity with the Otay River Park. Also, a change to industrial1and use designation for the area of Village 3 is important, and needed for effective buffering. Finally, impacts of multiple road crossings across the River Park should be lessened by moving Route 125 westward, and the number of crossings should be reduced to two. In general, however, on the atay River parcel, we believe that appropriate development opportunities should be taken advantage of. Conclusion The best way to ensure success in meeting the mandates of the Fndangered Species Act in regard to the California Gnatcatcher lies in maximizing reserve integrity on the Otay Ranch. Simultaneously, you will preclude future economic disruptions by ensuring the success of the multiple species NCCP and MSCP programs. Otay Ranch also provides your most cost-effective solutions. Regarding estate homes, there are excellent opportunities north of the Lake, adjacent to the atay River Valley, and perhaps in the inverted L parcel, which is a mesa with views. As you solve regional habitat problems, you will also provide an aesthetic and quality of life achievement for which all future citizens will be grateful. We look forward to working with you, and thank you for considering our views. 3 [l 3 c !! ~ i .. ~ ~ t ~ ~ i: < ~ po ~ '> Gl ~ s::.c m a ~ I ~(J) '" .. , 5'" Z " -< J!. 0 '" B <5 :D < 0 !i " ~ m '" -< . , . a · c::a .= . 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" " g' · · !\i , , , , , , !!: a:;:'<E 5' ...... ~ ~-= S g.::ll:F'_'"'l C 0 ~ EI ~ o >< ~ C'> . . B O~O::Z::lCb '""l!W if m. a '" ~" . ~ ] r"'-e, ~ ~ .. " . ~ ...... 17;1.::t ~ir'S-r::'~ " l;> 2: 8" .... -b ~ ~ o Oil "lp: .g~ g'.E!.a a. .. ~ '" :z: i _.w- r:;;: ':i .g 1i " ~ o " _~ a .. :i . ~ 0 [H 1i n !!!'e;-' '<~ 5- a a R 0 go.~ ~ . " . . 1l 1i ~ e :a.~ ;l. . . . :> a - a . . ..~ ~ co c: ~ ~o: 1l I !: g-a ~ I-' ~ K;;: '" ~ ~.......~ OTR'- .::<AnCH JOINT PLANNHlla PROJECT COUNW OF SAN DIEGO. cln. OF CHULA VISTA MEMORANDUM DATE: July 21, 1993 TO: Supervisor Brian Bilbray, Chairman and Members of the County Board of Supervisors FROM: Mayor Tim Nader and Members of the Chula Vista City Council r,.. Anthony J. Lettieri, AlCP CfJG General Manager RE: Joint StafT Responses to Board/Council Referrals Attached are detailed responses to all of the Board of Supervisors' and City Council referrals from the Otay Ranch Public Hearing of July 12, 1993. It should be noted that all of the responses generated by staff were obtained through review of the Final Program Environmental Impact Report, including technical data and studies referenced a,s a part of that document. None of these responses are recommended for adoption as a substitute for "responses to comments" that are already in the CEQA Record of these proceedings. At the meeting of July 21, 1993, staff will be prepared to review these responses and reply to any further questions of the Board and City Council. \. 315 Fourth Avenue, Suite A, Chula Vista, CA 91910 . (619) 422-7157' FAX: (619) 422-7690 I I I [ [ r r r r r r Joint Staff Response I to Board/Council Referrals July 21,1993 r t r t r rOTA'"*'" RAnCH i r r - - I i r I '. 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'0 '" (;j '0 e " '0 C '" ~ o e '" ~ ~ '" e o .c C- oo c '" >> e '" 0:: or;f jI - 0:: '" e .c u EN - , -<:- ~ ci. ~ a. o~ ~'" -'" -<:- "'''' "'- '" .... .<a - ~ "'~ >>'" - ~ ,,/' .....~ '" I I I I I I I I I I I I I I I I I I I ~ ~.......~~ 12 "'Y:r4l y R AnC~.--i Attachment #1 UCCV Letter I I I I I I I I I I I I I I I I I I I /~, ~........~ OTR'- ,~ :=1 n c }-; JOINT PLANNING PROJECT COUNlY OF SAN DIEGO. CITY OF CHULA VISTA July 19, 1993 The Honorable Mayor Tim Nader Chairman, UCCV Task Force CITY OF CHULA VISTA 276 Fourth Avenue Chula vista, California 91910 RE: Response to the UCCV Committee Dear Mayor Nader: On June 28, 1993, the UCCV Committee requested a more complete response to the UCCV letter received by the EIR consultant during public review of the Environmental Impact Report. The Otay Ranch Project Team has consulted with the environmental consultant, Ogden Environmental and Energy Services, for the following response. In summary, this response notes that the EIR did analyze the original Baldwin proposal and a number of alternatives intended to implement the Chula vista city Council's and County Board of Supervisors' Resolutions supporting a site westerly of Wueste Road. More specifically, 1. Planninq Commissions' universitv Recommendation Subsequent to preparation of the Draft EIR and the response to comments in the Final EIR both Planning commissions recommended the designation of a university site that includes the original 400 acres proposed by Baldwin in the Salt Creek area, as well as the areas encompassed by villages 9 and 10. The analysis of all resources for the New Town Plan assumed development of a university in the Salt Creek area as well as residential development in Villages 9 and 10. The traffic analysis for the Phase I-Progress Plan also addressed a university at this location and residential development in Villages 9 and 10. Therefore, if a university were proposed in place of the residential development in these two villages, the existing analysis in the EIR would be adequate to address these impacts at the program level. Furthermore, in reviewing the resource inventory contained in the FPEIR, there would clearly be less of a biological impact to Slat Creek should the university l?cate in Villages 9 and/or 10. 315 Fourth Avenue, Surre A, Chula Vista, CA 91910 . (619) 422-7157' FAX: (619) 422-7690 I I I I I I I I I I I I I I I I I I I A subsequent EIR would be required to assess the site-specific impacts following the determination of the specific size and location of the university land uses. In compliance with CEQA, this EIR would have to address all environmental resources. Key issues would likely include land use, landform alteration, aesthetics, biological resources, water resources, water quality, transportation, noise, public services, and utilities. 2. Analvsis of Universitv Alternatives in the otav Ranch EIR The EIR included an analysis of the 400-acre university site between Salt Creek and Lower otay Lake, as proposed in the New Town Plan; this analysis was based on the proposed development footprint for the university. In addition, specific university site locations and development areas were included in the following alternatives: Project Team Alternative, composite General Plans Alternative, Low Density Alternative, and Environmental Alternative; these sites were evaluated in the alternatives analysis in the EIR. The assumptions regarding the location and size of the university site associated with each of these alternatives are shown in Table 4.1-2 of the EIR. sincerely, =LDJ~. Anthony Lettieri, AICP General Manager I I I I I I, I I I I I I I I I I I I I ~ ~~ IZ1A,nC[Mii :~.......:...; ::: :.; .~ Attachment #2 . Comparison of Alternatives I I I I I Il.l =Il.l~ N "T N '" '" 00 0 V) '" '" Il.l Y = >-< N 0 >-< '" '" '" >-< V) r- c..=1l.l "T "'. V) N '" V) "'. <'1" N. "T. o c... ~ 00 ~ 00 ~ ~ <'1 <'1 "T "T I mY >-< >-< >-< >-< >-< >-< >-< >-< --< 0 "T >-< '" <'1 >-< 0 r- = = '" "T >-< 0 00 '" '" "T 00 0 Il.l Il.l 00 "l '" <'1 0 0 "T '" <'1 <'1 '0. -.0 >-< "," "T" r-.:' r-" 00 r-.:' -.0 -.0 I .- Y >-< >-< "'-< ~ I I -.... '" 00 "T >-< r- oo <'1 00 V) <'1 ~ 0 '" >-< "T '" V) 00 >-< r- 0 00 '" - .~ <'), '" . 0 N N "T r- '" 0 "T OOQ 0\ ~ 0\ 0 r-" "," 00 r-.:' r-.:' E-oZ "T I >-< "T N >-< N N N N N I ~ I ~ '" = = Il.l = '" '" 0 0 ~ '" OJ '" 0) .- .- 0) 50 1;; 1;; " .- ~ a 50 - = - ;>-. "0 1:::"0 c = O)~ = - 0 - = "'0) 0) .- <l.l 0 ... = '" = '" I = .t:::~ = ~ 0) > a '" .i:: ... ~ 1:::0) - 0) = ~ rJ:Ja " . "'- ~'-C = 0) - >-< '" a " Il.l o '" ._ 0 -'" ..c:'" >-< >-< <Zia ~a - ~f-o g E 0 a 'u 0..... ... t:E 0) = 0) - a g ;>-.0 0 -< :S!~ ..,.,0) .~ ~ ::l 0) '" = '" ::l 8 '" 0- ., '" ., _u '" I o <l.l '" 0) ...- 0 o.=: ..c:_ ..c: ._ 0) 00) ..: uc:J >:oZ i:l..< ~ ..J ""< ~i:l.. ~ u~ u~ "0 C os " ~ I 0 c ~~ I ~~ I I I I I I I I I I I I I I I I I I I I .~ ;~~ f~~~ Attachment #3 . dum oif Understandmg Memoran I I I I I I I I I I I I I I I I I I I MEMORANDUM OF UNDERSTANDING BEniEEI~ THE CITY OF CHULA VISTA ANn THE COUNTY OF SAN DIEGO TO ESTABLISH A JOINT PLANlHNG PROJECT TEAt1 FOR THE PROCESSIIJG OF THE OTAY RAfICH PROJECT August 1, 19!' I NTRODUCTl ON The Baldwin Company.-fs.preparing a development plan fa'" the Otay Ranch which is located within the. unincorporated area of the County of San Diego. Two jurisdictions with' potenfial final land use authority include the City of Chula Vista and San Diego County. Both jurisdictions have chosen to be actively involved with the preparation of the necessary plans and documents and wi th the fi na 1 approval of the entitl ements 1 i s ted be 1 O~I. Both jurisdictions have adopted similar Statements of Intent. The purpose of thi s Memorandum of Understanding is to permit and encourage both jurisdictions to share personnel, costs and ideas with a goal of jointly formi ng and creati ng necessary documents, plans and entitl ements for the project acceptable to both jurisdictions and consistent with the Statements of Intention. While both jurisdictions intend .to retain their independent governmenta 1 authori ty to revi ew the project, both juri sdi cti ons have vol untari ly entered into thi s r~emOl'andum of Unders.tandi ng and have agreed to cooperate to form a joint planning approach in an attem~t to develop a single set of entitlements acceptable to both jurisdictions. It is agre?d that such an approach is advantageous because: 1. The size of the project (34 sq. miles). 2. A 1 though the enti re Otay Ranch property is wi thi n the unincorporated area of the County of San D;ego, the City of Chul a Vi sta' s General Pl an shows 42% of the Ranch property.. as within the City's planning area. Th;s same 42% of lheOtay Ranch has been desi gnated a spec; al study area by LAFCO. ThP enti re area \~i 11 be the sUbject of a Sphere of lnfl uence Study.. 3. Such a 1 arge a rea wi 11 generate an i nordi nate number of cvlll~ I ex social, economic, environmental and other concerns. 4. This requires the application of available governmental resources. 5. A central clearinghouse is needed for the convenience of interested citizens, organizations and various groups. I I. I I I I I I I I I I I I I I I I I Therefore the joint planning approach, reflected in this Memorandum of Understanding, has been developed to meet the above concerns. It is the intent of both jurisdictions, through thi s ~1emorandum of Understanding, to work together, diligently, to achieve concurrence on specific plans and actions to be taken concerning the future development of the project. The City Council and the Board of Supervisors have agreed that this cooperative approach would best serve the citizens, organizations and the various groups who r.1ay have interest in or concerns about this project. THE JOINT PLANNING APPROACH A. Authorized Work - This includes all work leading to the adoption of General Plan Amendments (GPA's) a General Development Plan, Master Development Agreement(s), Tiered EIR and all necessary environmental documentati on, Sphere of Infl uence Study, Servi ce/Revenue Pl an, and an Annexation Plan. This work will be governed by a comprehensive work program acceptabl e to both juri sdi cti ons and consi stent with the respecti ve Statements of I ntenti on. The work program shall be prepared within 45 days following approval of the Memorandum of Understanding. All of the above enti tl ements a re to be consi dered and acted upon by both jurisdictions prior to the processing of subdivisions. The scope of work developed for the above listed entitlements shall compri se the total assi gnment of the Joi nt Pl anni ng Proj ect Team and the I nterj uri sdi cti ona 1 Task Force. Thi s Memorandum of Understandi no shall remain in effect for the time necessary to complete the above-listed scope of work or until such time in the future as it is deemed appropri ate that this Memorandum of Understanding shall no longer have ef~ct. This Memorandum of Understanding is limited to the above-listed authorized work and no other work shall be undertaken pursuant to thi s Memorandum of Understanding unless authorized by both jurisdictions. Approach - The City and the County will each process a separate GPA. However, the GPAs will be based upon one development proposal and joint staff work. The County GPA i ncl udes consi derati on of a shi ft of the Urban Limit Li ne to extend' the Current Urban Development Area (CUDA) Regi ona 1 Category. Thi s property may be placed in the Specifi c Pl an Area (SPA 21) Pl an designation. The SPA 21 may include specific text in the Subregional Plan setti ng forth the development parameters for the' requi red Specifi c Pl an. This text may require that development conform to the development plan and phasing plan approved by both the Chula Vista City Council and the Board of Supervisors. The City and County are expected to process future land use approvals consistent with a joint plan and consiscent with the respective Statements of Intention. -2- I I I I I I I I I I I I I I I I I I I B. Lead Agency - The City of Chula Vista is hereby designated as the lead agency for process i ng the authori zed work desc ri bed in" A" above. Chul a Vista shall be responsible for coordinating all of this work with the County and wi ththe I nterj uri sdi cti ona 1 Task Force. Although the County of San Diego believes that under normal circumstances the County would be the lead agency for the environmental review of this project pursuant to CEQA, the County agrees that, in order to most efficiently process this joint project, the City of Chula Vista shall be the lead agency for the environmental review process. C. Since part of the planning will include a prezoning of the property, California Ad-ninistrative Code 5 l505(b)(2) allows a city to act as lead agency. Lead agency responsibility for the EIR shall by agreement be the Ci ty of Chul a Vi sta, u~der Secti on 15051 (d) of the CEQA Gui de 1 i nes. The County shall provide staff resources for full review of all environmental documentati on produced by the Joi nt Pl anni ng Project Team's consultant prior to EIR certification by the City of Chula Vista and with County input. City wi 11 fully consult wi th County, as a responsi b le agency, in the preparation of all environmental documents. Prior to certification by the City of Chula Vista, the San Diego County Planning COl1l1lission and the Board of Supervisors shall be afforded an opportunity to review, comment, and hold public hearings on the EIR. Any resulting EIR revisions, miti gati on measures, and overri di ng fi ndi ngs by the Board of Supervi sors shall be incorporated into the final EIR by the City of Chula Vista. Staff and Consultant Resources County and City will provide the necessary staff resources and jointly retain consultants as necessary to carry out the authorized work described in "A" and "B" above. The attached organization chart illustrates the staff and consultant resources currently expected to be committed to this project. All consulti ng contracts shall be with the City of Chul a Vi sta and in accordance wi th its procedures for 1 etti ng contracts. Pri or approval shall be obtained through the County's Chief Administrative Office. The cost of providing staff and consultant resources shall be recovered from deposits made by the applicant. Service/Revenue Plan - A service/revenue plan shall be prepared which will outl i ne mllni ci pa 1 and regi ona 1 servi ce and infrastructure responsibilities, and how they are to be financed, including capital outlay, maintenance and operational costs. This plan may include service agreements with all affected agencies, as well as revenue sharing agreements as deemed appropriate. This plan may also include separate agreements on fees and exactions, the potential for alternative methods of fi nanci ng such as Mell 0 Roos di stri cts, assessment di stri cts and/or other means of financing short and long term facil ities and service costs. Specifics of this plan will be set forth in the scope of work. D. -3- I I. I I I I I I I I I I I I I I I I I The Master Property Tax Agreement adopted by both the Board of Supervisors and the Chula Vista City Council shall not apply to this plan unless specifically agreed to by both governmental bodies. E. Sphere of Influence and Annexation Agreement - A sphere of influence agreement and an annexation agreement shall be based on the service/revenue plan and land IJse plan. The sphere agreement and the annexation agreement shall be processed concurrent with the GPA and shall be included in the scope of work described in "A" above. Decisions on said agreements are expected to be executed prior to LAFCO action on the Sphere of Influence. The Sphere of Infl uence must be adopted by LAFCO prior to i~plementation of formal annexation plans. (This necessary LAFCO action is outside the 9-14 month time line in the Statements of Intention and requires an additional 60-90 days.) F. Conflict Pesolution - The recommendations of the Interjurisdictional Force. shall be considered during the processing of the General Amendment. Task Pl an The work program for this project shall include consideration of a Dispute Resol uti on process for resol vi ng any City/County di sagreements and any di sagreements wi th the Bal dwi n Company. Whi 1 e the exact nature of the process wi 11 be determi ned as pa rt of the work program, it is expected that the Dispute Resolution process will provide for appropriate levels of staff, consultant and/or Interjurisdictional Task Force review. This will provi de for a more independent revi ew by the consultants, staff and/or Interjurisdictional Task Force and place disagreements in a more complete context for the policy makers. Fa il ure to reach consensus between the two juri sdi cti ons may be cause for independent review and decision by the affected jurisdictions. G. Notice - Reasonable notice shall be given to the other party when either the Board of Supervisors or the Chula Vista City Council places an item on their respective agendas pertaining to the Otay Ranch project. H. Definitions General Development Plan - a description. of the development proposed within a particular planned community consisting of, at minimum, a map and written statements setting forth, in general, the location and arrangement of all proposed uses and improvements to be included in the development and the polieies and regulations governing it. Master Development Aoreement/Public Benefit Agreement - An agreement that is "1 ayered" and developed as the key el ements of the work program are approved by tile governing jurisdiction(s). The initial stage of the Master Development Agreement will include issues related to the General Plan and the General Development Plan. Subsequent stages of this agreement will include issues related to adopted (or to be adopted) implementation measures such as Specific Plans and Tentative Maps. -4- I I. I I I I I I I I I I I I I I I I I -, Upon comp 1 eti on of the Mas ter Development Agreement proces s, the pub 1 i c benefits and entitl ements of the development sha 11 i ncl ude a co~p 1 ete range of issues including regional and site specific. I. Ar:1endments - Thi s agreement Board of Supervisors. ,; ,J (7 /<:A..< -<>:1 4 'I /:.. /-,,' Gregory R/ C9f' i~ayor ' . City of Chula Vista mal be amended by the City Council and the I~' Ch':"," .S" San Di ego County Board of Supervisors VH/mad \iPC 6366P Attachments: Organizational chart for the Joint Planning Task Force A P/lIOIlld MIdi or auUIonlecl by \lie IIoIrd of SU"m.rt .f !lit Coullty of Saa IliIeD August I, 1989 (35) aa~",/;. ~.l~ Clen of ~ ftoerri nf S"".".,;",rs DISTRIBUTION: CERTIFIED COPIES OF THE AGREEMENT SENT TO: CITY CLERK, CITY OF CHULA VISTA P. O. Box 1087, CHULA VISTA, CA 920LO MR. VERN HAZEN OTAY RANCH PROJECT MANAGER 315 FOURTH AVENUE, SUITE "A" CHULA V I ST A, CA 92011 Ms. CLAUDIA TRIOSI SENIOR VICE PRESIDENT THE BALDWIN COMPANY 11975 EL CAMINO REAL, SUITE 200 SAN DIEGO, CA 92130 DEPUTY CAO (A6) AnN: LARI SHEEHAN MAILED: 8-11-89MAT -5- I I I I I I I I I I I I I I I I I I I ~ ~.......~~....... """ 'T" F' L.' iiq.A n C H ~:;.;o:.;&i :~ ~:~ w:;"" ... Attachment #4 Remy & Thomas Memorandum I I I I I I I I I I I I I I I I I I I REMY and THOMAS ATTORNEYS AT LAW MICHAEL H. REMY TII'lA A. TIl0MAS lAMES O. MOOSE I. WILUAM YEATES WHITMAN F. MANLEY MATTIlEW It. CAMPIIELI. lANE M. MANOLAKAS IOHN H. MAlTOX 629 I STREEt'. FOURTH FLOOR SACIlAME/lTO. CALll'ORNlA 95814 ClEOllOANNA FOONDOS LANl) USE ANALYST (916) 443-2745 FAX (916) 443-9017 SENT V%~ F~CSIHILE MEHOlUWDtJH TO: Mayor Nader & Members of the Chula Vista City Council and Council person Bilbray & Members of the San Diego County Board of Supervisors FROM: Tina A. Thomas, Remy and Thomas DATE: July 15, 1993 RE: Responses to Valle de Oro (hereinafter, "VDO") comments that raise legal issues. 1. VDO asserts that the EIR is inadequate because it did not analyze an alternative that was totally consistent with the existing General Plan designations (as compared to the Composite General Plan Alternative, which was based on a combination of both City and county Ge.neral Plan desiqnations). VDO requests the Board/Council to find the EIR inadequate for failure to analyze a project alternative that was totally consistent with the County's General Plan. There is no requirement in the California Environmental Quality Act (hereinafter, "CEQA") that an EIR for a proposed General Plan Amendment analyze a project al ternati ve that is consistent with a juriSdiction's current General Plan. What CEQA does require is that an EIR examine a "ranqe of reasonable alternatives to the project or to the location of the project, which could feasibly obtain the basic Objectives of the project". (Guidelines for the Implementation of CEQA (hereinafter, the "CEQA Guidelines"), ~ 15126 sub. (d).) The otay Ranch EIR includes that "range of reasonable alternatives" as demonstrated in Tables 4.1-2 and 4.10-1. Specifically, the EIR examined the following on-site alternatives: 1. Phase I-Progress Plan Alternative 2. Fourth Alternative 3. Project Team Alternative 4. Composite General Plans Alternative 5. Low Density Alternative 6. Environmental Alternative 1 . ~-..,........ I I I I I I I I I I I I I I I I I I I 7. Phase II-Progress Plan Alternative 8. No Project Alternative Case law interpreting CEQA specifically cautions against comparing projected build-out conditions in an existing plan against projected build-out conditions under the proposed amendment to the exclusion of examining the impacts on the existing environment. In Environmental PlanninCl' and Information Council v. Countv of El Dorado (1982) 131 Cal.App.3d 350 [182 Cal.Rptr. 317], the Court faulted the lead agency for failing to consider adequately the proposed project's effects on the "actual environment upon whiCh the proposal will operate." In~, the EIR improperly focussed on projected buildout pursuant to the existing general plan, rather than comparing the proposed buildout of the general plan amendment to the existing, relatively rural and undeveloped situation on the ground. Subsequent to the issuance of the EPIC decision, the Secretary for Resources amended the CEQA Guidelines as follows: "(c) Where a proposed project is compared with an adopted plan, the analysis shall examine the existing physical conditions as well as the potential future conditions discussed in the plan." GUidelines section 15125 (c). With this gUidance in mind, the project Team designed the alternatives to the project (1) to compare and contrast a broad range of alternatives, (2) to focus that broad range of alternatives on alternatives capable of reducing identified impacts and aChieving identified project objectives, and (3) to assure that the no project alternative analyzed the existing environment rather than the existing plan. Because the project includes a prezoning of the site (effective only upon the annexation of the site to the City of Chula Vista), the project team determined to examine a "composite" of the city's and county's general plans. Clearly there are any number of "composites" that could be analyzed; the "composite" analyzed in the otay Ranch EIR includes land use designations within the City of Chula Vista Eastern Territories Plan, the County of San Diego otay and Jamul-Dulzura Subregional Plans and the City of San Diego otay Mesa Community Plan. An EIR need only address a manageable number of al ternati ves. In Villaae Laauna of Laauna Beach v. Board of Suoervisors (1982) 134 Cal.App.3d 1022, 1028 (185 Cal.Rptr. 41], the challenged project was a proposed land development that would include up to 28,000 homes, but probably only 20,000. In rejecting the petitioners' argument that the EIR analyzed too few alternatives, the court noted that "there are literally thousands of 'reasonable alternatives' to the proposed project. certainly, if the building of 0 and 25,000 homes are reasonable alternatives to the proposed 20,000 dwelling unit plan, then the building of 1,000, 16,000, 22,500, and 20,000 homes are reasonable alternatives. But, no one would argue that the EIR is 2 ~_--.......,,""- I I I I I I I I I I I I I I I I I I I insufficient for fail.ure to describe the 20,001 home alternative." In the present case, the EIR is consistent with CEQA's directive to consider a reasonable range of alternatives, not every conceivabl.e alternative. As required by law, the No existing rural environment, farming and grazing. project Alternative focussed on the including the continuation of dry The EIR does not, however, ignore the County's existing General Plan. The EIR carefully defines the existing County plans and policies (EIR pp. 3.1-1 through 3.1-44) and compares and contrasts those plans and policies to all of the alternatives. (See, for exampl.e, pp. 4.9.2-1,2- Phase II Progress Plan Alternative.) Thus, the EIR does analyze the County's existing General Plan, just not in the format. requested by VDO. 2. VDO questions whether the EIR provides enough information for the City/County to make an informed decision. In addition to the no project alternative and the General Plan Composite Alternative described above, the EIR also examines the following alternatives with the following key impacts: .. . Phase I - Progress Plan Alternative (EIR p. 4.2-1) size: 29,773 dwelling units: 12,104 acres of development (23,088 total. potential) density: 1.28 du/ac biologic impacts: total acres impacted: 12,054 (52%) Gnatcatcher locations impacted: 49% Number of wildlife corridors impacted: 3 cultural resources impacted: 202 sites transportation/circulation: NUmber of Otay River crossings: 4 total impacted roadway miles: 51.58 total impacted offsite roadway miles: 44.36 total impacted offsite intersections: 4 . Phase II - Progress Plan Alternative (EIR p. 4.9-l.) size: 30,059 dwelling units; 10,498 acres of development density: 1.30 du/ac biologic impacts: total acres impacted: 10,496 (46%) Gnatcatcher locations impacted: 43% Number of wildlife corridors impacted: 4 cultural resources impacted: 173 sites transportation/circulation: "1 I I I I I I I I I I I I I I I I I I I Number of otay River crossings: 3 total impacted roadway miles: 36.50 total impacted offsite roadway miles: 33.86 total impacted offsite intersections: 4 Fourth Alternative (EIR p. 4.3-1) size: 27,418 dwelling units; 9,815 acres of development density: 1.18 du/ac biologic impacts: total acre. impacted: 9,383 (41%) Gnatcatcher locations impacted: 42% Number of wildlife corridors impacted: 3 cultural resources impacted: 183 sites transportation/circulation: Otay River crossings: 4 total impacted roadway miles: 44 . project Team Alternative (EI~ p. 4.4-1) size: 24,064 dwelling units; 9,646 acres of development density: 1.03 du/ac biologic impacts: total acres impacted: 9,646 (42%) Gnatcatcher locations impacted: 42% Number of wildlife corridors impacted: 2 cultural resources impacted: 186 sites transportation/circulation: Otay River crossings: 4 total impacted roadway miles: 36 . Composite General Plans Alternative (EIR p. 4.5-1) size: 20,470 dwelling units; 18,777 acres of development density: 0.61 du/ac biologic impacts: total acres impacted: (not quantified) Gnatcatcher locations impacted: 56% Number of wildlife corridors impacted: 3 cultural resources impacted: 66 sites transportation/circulation: otay River crossings: 3 total impacted roadway miles: 26.24 total impacted offsite roadway miles: 23.50 total impacted offsite intersections: 6 . LoW Density Alternative (EIR p. 4.6-1) size: 10,287 dwelling units; 9,631 acres of development 4 ......~_.._..........._ I I I I I I I I I I I I I I I I I I I density: 0.44 du/ac biologic impacts: total acres impacted: 9,631 (42%) Gnatcatcher locations impacted: 38% Number of wildlife corridors impacted: 2 cultural resources impacted: 185 sites transportation/circulation: otay River crossings: 3 total impacted roadway miles: 30 Environmental Alternative (ErR p. 4.7-1) size: 9,251 dwelling units; 6,107 acres of development density: 0.40 du/ac biologic impacts: total acres impacted: 6,107 (27%) Gnatcatcher locations impacted: 15% Number of wildlife corridors impacted: 0 cultural resources impacted: 102 sites transportation/circulation: Number of Otay River crossings: 2 total impacted roadway miles: 24.22 total impacted offsite roadway miles: 21.06 total impacted offsite intersections: 2 . No Project Alternative (EIR p. 4.8-1) The project team believes decisionmakers with enough informed decision. that this analysis provides the information upon which to make an 3. VDO asserts the County improperly delegated CEQA Lead Agency responsibility to the city of Chula Vista. Under the CEQA regulations, both the county and the City had substantial claims to he the lead agency. In such a situation, the Guidelines specifically authorize designation of one juriSdiction as the lead agency for CEQA purposes, hy aareement of the parties. The Guidelines state: "Where the provisions of subsections (a), (b), and (c) leave two or more public agencies with a substantial claim to be the Lead Agency, the public agencies may by agreement designate an agency as the Lead Agency. An agreement may also provide for cooperative efforts by two or more agencies by contract, joint exercise of powers, or similar devices." (Guidelines, section 1S0S1(d)). The Memorandum of Agreement (hereinafter, "MOA") designates the City as the Lead Agency, but clearly reserves to the County broad 5 P"-f._It-w~ I I I I I I I I I I I I I I I I I I I powers. For example, the MOA states: "City will fully consult with County, as a res pons ible agency, in the preparation of all environmental documents. Prior to certification by the City of Chula Vista, the San Diego County Planning Commission and the Board of Supervisors shall be afforded an opportunity to review, comment and hold public hearings on the EIR. Any resulting EIR revisions, mitigation measures and overriding findings by the Board of Supervisors shall be incorporated into the final EIR by the City of Chula Vista. II (MOA p. 3. ) Thus, while the city is technically the designated Lead Agency by lawful agreement of the parties, the county has been intensely involved in the form and substance of the document and is, in etfect, a co-equal. There has been no improper. delegation of authority by the County. 4. VDO asserts that the EIR is inadequate because important analyses have been delayed or fractionalized, particularly with regard to traffic. VDors complaint ignores basic CEQA principles regarding analysis appropriate to the level of planning specifiCity for the project. As the memo from this office to the joint decision makers dated May. 25, 1993 points out, the basic goal of the EIR is to provide the decisionmakers with sufficient information to understand the environmental impacts of the proposed project and permit a reasoned choice among alternatives. (Laurel Heiahts ImDrovement Association v. Reaents of the Universitv of California (1988) 47 C.3d 376). This EIR does that. The degree of specificity required for both analysis of impacts and proposed mitigation measures is that which is reasonable in light of the level of detail known. At the general plan and comprehensive zoning ordinance level, such as this project, an ErR should focus on broad policy issues of the proposed project (Guidelines section l5l46(b)). Speculative impacts do not need to be discussed or analyzed-because they cannot accurately be discussed-at this stage of development. The impacts VDO is concerned about are not ignored, delayed or fractionalized but are, as required by law, analyzed at the level of specificity appropriate at the general plan and comprehensive zoning ordinance stage of analysis. Moreover, mitigation measures appropriate to this level of planning are analyzed and proposed in the EIR and, where possible, quantitative goals and/or standards are established for SUbsequent projects to achieve. For example, in biology, every species has been assigned a percentage that represents the amount of that species that must be preserved on site. With regard to traffic, the mitigation measures require subsequent discretionary approvals to be based on transportation phasing plans reflecting the data base available at the time the application is submitted: the threshold standards set forth in the 6 I I I I I I I I I I I I I I I I I I I Chula Vista Growth Management Ordinance must be met, in any event. Failure to meet such standards will result in denial of the project for any subsequent stage of proposed development. The courts have specifically approved this approach of developing mitigation measures appropriate to the level of project specificity. In Schaeffer Land Trust v. San Jose City Council (1989) 215 cal.App.3d 612 (263 Cal.Rptr. 813J, and Sacramento Old Citv Association v. City council of Sacramento (1991) 229 Cal.App..3d 1011 [280 CaLRptr. 478J, the courts upheld a process where the decisionmakers treated the identified impacts as being significant at the time of project approval where formulation of the precise mitigation measures was infeasible or impractical at the time of project approval. Additionally, the Courts have approved mitigation measures where the approving agency commits itself (in the context of subsequent projects) to devising measures that will satisfy specific performance criteria or goals articulated at the time of initial project approval, where practical considerations prohibit defining such measures at this initial stage in the planning process. That is the approach that has been taken with this FPEIR. For example, in SChaeffer Land Trust, the court approved a mitigated negative declaration accompanying a general plan amendment because the subsequent actual physical development was made contingent upon devising a plan to ensure compliance with existing City standards for traffic levels of service--precisely, the approach taken in this PFEIR. . vea complains that this approach may result in the avoidance of the required cumulative analyses for subsequent projects. Again, VDO ignores the fundamental requirement of CEQA that environmental analysis must be appropriate to each level of discretionary approval. The analysis of cumulative impacts in this FPEIR is appropriate to this level of specificity (FPEIR Chapter 6). At each subsequent level of discretionary approval, the decisionmakers will be required to make a determination under CEQA whether this FPEIR is adequate or whether an addendum, supplement or supplemental EIR is required, based on Public Resources Code sectien 21166 and CEQA Guidelines section 15168. If, at the time of application for a SPA plan or tentative map, the decision makers determine that the cumulative impact analysis in ~ FPEIR remains an accurate analysis for the subsequent discretionary approval portion of the project, no further environmental analysis will be required. This is one of the purposes of a program EIR. However; if any of the circumstances defined in the statute or guidelines requiring subsequent environmental analysis exists, subsequent cumulative analysis will be required, in addition to any other appropriate supplemental analysis based on site specific information at that time. For example, with regard to traffic impacts, found by this EIR to be significant, the mitigation measure requires the completion of subsequent transportation ~ I I I I I I I I I I I I I I I I I I I phasinqplans based on the traffic data base available at the time of preparation of the plan. Finally, the mitiqation measure requires that the subsequent project(s) achieve the standard(s) set forth in the City of Chula Vista Growth Manaqement Ordinance Traffic Threshold Standards. 3070296.00B R I I I I I I I I I I I I I I I I I I I Attachment #5 Millar Ranch Road I I I I I I I I I I I I I I I I I I I How has Millar Ranch Road been analyzed in the EIR? Background: Potential public use of Millar Ranch Road has been previously deliberated by the Board of Supervisors as part of the Hidden Valley Estates project (SP 88-002), and is again of issue as part of the Otay Ranch General Plan Amendment. The Board of Supervisors, on May 22, 1991 (Agenda #14) approved the Hidden Valley Estates project (alternative "L"), including "reservation of additional right-of-way of Millar Ranch Road for future public regional traffic needs". The subdivision map resolution (TM 4761RPLSRA) was approved by the Board of Supervisors on March 26, 1992 (#1), including the following requirements with regard to Millar Ranch Road: 14 b. Within each phase or unit, offer to dedicate Millar Ranch Road onsite to a width of sixty-nine feet (69') together with the right to construct and maintain slopes and drainage facilities... 14 c. Prior to or concurrent with the first Final Map, Millar Ranch Road, offsite, from the project's northerly boundary to State Route 94, shall be dedicated to a minimum width of forty feet (40'). Additional right-of-way shall be granted to accommodate two (2) fourteen-foot (14') wide left-turn lanes at State Route 94, satisfactory to the Director of the Department of Public Works... As a result of these conditions, an Irrevocable Offer of Dedication (IOD) for a 69 foot right- of-way through the project area from Proctor Valley Road to its Rancho San Diego connection will be recorded for potential acceptance into the public road system. Public acceptance of this 10D is contingent upon a General Plan Amendment which revises the Jamul-Dulzura Subregional Plan to delete the existing reference to Millar Ranch Road as a private road. Without such an amendment, the County would be precluded from accepting the 10D because such an action would be inconsistent with the provisions of the General Plan. The need for Millar Ranch Road has been well documented as part of the Hidden Valley Estates Specific Plan analysis. Traffic modeling demonstrates need even without the additional Otay Ranch traffic placed on the regional system. With Otay Ranch, the traffic volumes are projected to exceed 24,000 to 26,000 ADT on certain links of the corridor. Under the County Road Standards, a maximum of 250 dwelling units (2,500 trips) can be served by a private road. Even without Otay Ranch, Millar Ranch Road will exceed County Road standards for use as a private road. I I I I I I I I I I I I I I I I I I I Without Millar Ranch Road approved as a public facility, the private easement could be gated to preclude public use, without further action required by the County (Ord. 8246). Forecasted traffic would need to find alternative routing, further impacting other offsite roads. Such action would be inconsistent with adopted County Road Standards and with prior actions of the Board of Supervisors with regard to the approval of Hidden Valley Estates. Environmental documentation: As part of the Hidden Valley Estates Specific Plan, a Supplemental Environmental Impact Report was circulated on February 11, 1991. The purpose of this EIR supplement was to address four alternatives for the design and use of Millar Ranch Road, including "Alternative L" which provides for "a future four lane roadway alternative with biological mitigation and additional modifications to reduce landform modification and biology impacts." As stated above, this alternative was subsequently adopted by the Board of Supervisors and the Supplemental EIR certified. Additional environmental documentation is included in the Otay Ranch Program DEIR, which addresses the indirect impacts of offsite roadway improvements (page 3.10-32). Specific analysis of impact significance for Millar Ranch Road from SR -94 to Proctor Valley Road (including biological resources, cultural resources, land use, landform/visual resources, and other) is presented in Table 3.10-9 of the DEIR. Finally, responses to comments on the DEIR addresses the issue of alternatives to Millar Ranch Road (comment #25, page LOA-9). The response clarifies that the two alternatives analyzed without the Millar Ranch Road connection (No Project Alternative and Composite General Plans Alternative) place all the cumulative traffic within the corridor on the SR-94 facility. The response concludes: If the Millar Ranch Road connection is not included in the circulation system when major portions of Otay Ranch are developed, a reassessment of project and cumulative impacts along with the development of mitigation measures to address these impacts will be required as traffic would be rerouted to other facilities. Based on the Otay Ranch EIR and on the previous actions of the Board of Supervisors, the GPA includes an amendment to the Jamul-Dulzura Subregional Plan to remove the public road prohibition, thereby providing the Board of Supervisors with the potential option of accepting the recorded Irrevocable Offer of Dedication. I I I I I I I I I I I I I I I I I I I ~ l~~~~l Attachment #6 Jobs/Housing Balance Jobs/Housing Contrasts - Internal To Otay Ranch o 5,000 10,000 15,000 20,000 25,000 30,000 35,000 40,000 45,000 50,000 . Demand for Jobs tll Jobs Create I I I I I I I I I I I I I I I I I I I ~ -'......~~ """,,~rRt.,,-$ FtAn\C:H .""."';:; .-' :.:., . .. Attachment #7 Slope Analysis I I I I I I I I I I I I I I I I I I I R.gberf '~Beln,. '~/jlliam ~bsr>&~~ssociates -=(,,=:::SSIC~:;., '-:;i:\;E~~:S. plj,~Jr'j;:::;:;S ,5,:~ )~':'~';'0RS MEMORANDUM From: Tony Lettieri, AICP, General Manager Margit Allen~ IN 500295 To: Date: June 8, 1992 Subject: Slope Density Calculations for the San Ysidro and Proctor Valley Parcels Tony; as requested, attached are tables and exhibits of the slope/density analysis for the following areas: 1) the western portion of the San Ysidro Parcel, south of the Lake; 2) the eastern portion of the San Ysidro parcel; and 3) the northern portion of Proctor Valley, adjacent to Jamul. As we discussed, the slope and density categories are those for the Multiple Rural Use (18) and Estate Residential (17) designations of the County General Plan. The Estate Residential designation applies only to the area in the extreme northern portion of the Proctor Valley Parcel (as shown on the exhibit). Please note the revision to the figures previously sent to you for the area to the south of the lake. In summary, the results of the analysis are as follows: San Ysidro West (South of the Lower Otay Lake) Phase II Progress Plan Development Area Lambron/Helix Property 132 Dwelling Units 277 Dwelling Units 92 Dwelling Units 501 Dwelling Units Phase II Progress Plan Open Space Area Total San Ysidro East Phase II Progress Plan Development Area 400 Dwelling Units Phase II Progress Plan Open Space Area 128 Dwelling Units Total 528 Dwelling Units ~J;')te"",';;!I)031 ,~)'..T~' .... ;')iiJre ; Ji.J.f I I I I I I I I I I I I I I I I I I I Proctor Valley North Phase II Progress Plan Development Area Estate Residential (17) Area Multiple Rural Use (18) Area Subtotal . -:3 Dwelling Units ':'35 Dwelling Units 358 Dwelling Units 133 Dwelling Units Phase II Progress Plan Open Space Area Total 491 Dwelling Units Please call me at (714) 855-3651 if you have any questlons or require further information. pc: John Sullard, RBF 2 I I I I I I I I I I I I I I I I I I I Table 2 Slope/Area Calculations2 San Ysidro East Slope/Density Development Open Space Total Category Area Ac Du Ac Du Ac Du 0-25% 1.317 329.3 419 104.7 1.736 434 (] du/ 4 ac) 25-50% 473 59.1 174 21.7 647 80.8 (] d u / 8 ac) 50% + (1 du / 20 ac) 234 11.7 31 1.6 265 13.3 TOTAL 2,0241 400.1 624 128 2,648 528.1 2 Based upon the slope categones established in the County of San Diego Regional Land Use Element slope cmeria for Multiple Rural Use (18) (pg. 11.20): Where the average slope of a proposed parcel does not exceed 25%: four-acre minimum parcel size; where the average slope of a proposed parcel IS greater than 25% and does not exceed 50%: eight- acre minimum parcel size; where the average slope of a proposed parcel is greater than 50%: twenty-acre minimum parcel size; 4 ~~-- --r"'~" " ~"." . '.. - ~-~_. '-~ -8 -~-=-- -- i------- ~~~ ._~~ I '. - l- " I F"--~ <;-~~ I: .: ...~;C ~\ ~ ....__--1 ~::... / , Spri~;r ~. . <_. - - 31 ~ I /,// (---0 - ,::...~\ '>.... -. '~, -~ )\ , ~:F' , "", . 'Y' <~0~<.L.' . ).~\ .\ '3S-- C... ~~\&i'~Cii, ." ), CI /'_p-l(( ~1r 1'\ ~~....... - ~,,~x,.>'"' f., ~______-:-_~7'"_-:-~.:V'F:,t:"'~;;~:;: -.,-,- _ . ~-' _ I: ~- ..' .' ' ~l'S' .-..=---. I '. ,\.rJi I -. · .':}Z'~.~ri\~r;'. .:),,;' -~ ~H I ~~,'" .. r~/df-<:'~~' '~~7'~" ,/J't\t,,,,i:-,,, () Sp,.."", , . -'-_ ). \ - \ .. :J l' t-:c=__e-- .i~)f: rV);-:-\~~~,-~1. ~~: , "''\.,-.J / ' \, '..,,' ~j , ,"-0 '\ I ~ ~ y~,- /J --~ n.. -- ~-c'J If) , - -_I I p, r- - .fJ -"'~'Fi""~ ~' ~.. "'. ""d' I, '''.' '-' -::V~W' "- :t ~-.. ,,) ! ..."" l '., J '. ".-' ". "'--. \ ! . ~ u:::. "~.\.. .---- - ..- .-.', , I I I I "'~ " 10 I.~ I ',.rrJf ." ,',IT "'~I . ~ ~.,~, " , " " , , \ \ " _~-i , .' ;;. / ~ .'1.': .';>-""'1 - - ~ -/': - /- , ~ ~ m - /' ", " . :~...; I ....'" --.1..;"; D '-;'Wi :.;~:"!:-l-: Y S 0 ~ o '=--"1 I I I I I J.,1A, ~_1u-r: ~1 E~-; _____~ I~E A Dover 50'% slope D 25-50% siope D 0-25% siope ('; " ~1'1t. , ., '. 'lj ~ Edge oi Development Area ,Ph:lse II Progress ,Pran) :, ~. 'I"" ~ ' '~ (.~, '>~~ r: ~r " ,. , ~ 0, " mo=-_ 2.(JOO' - em 'Jtlb<rt'&iJt.'WillWD 'HbM <3~,-....... ~ 5192 IN 500295 East San Ysidro Mountains Parcel Slope Analysis I I I I I I I I I I I I I I I I I I I Table 3 Slope/Area Calculations3 Proctor Valley North Slope/Densitv Development Open Space Total Category Area Ac Du Ac Du Ac Du Estate (17) 0-25% 246 123 0 0 246 123 (0.5 du/ac) 25%+ 2 0.5 0 0 2 0.5 (0.25 du/ ac) Subtotal 248 123.5 0 0 248 123.5 Multiple Rwal Use (18) 0-25% 858 214.5 433 108.3 1,291 322.7 (1 du/4 ad 25-50% 166 20.7 185 23.1 351 43.8 (1 du/., ac) 50,.. 0 0 31 1.6 31 1.6 (1 du/:. dC) Subtotal 1,024 235.2 649 133 1,673 368.1 TOTAL 1,272 358.7 649 133 1,921 491 3 Based upon the slope categones established in the County of San Diego Regional Land Use Element slope critena for Multiple Rural Use i 1 R) (pg. 11-20), and Estate Residenual (17) Multiple Rural Use (18) Where the average slope of a proposed parcel does not exceed 25%: four-acre minimum parcel size; where the average slope of a proposed parcel is greater than 25% and does not exceed 50%: eight- acre minimum parcel size: where the average slope of a proposed parcel is greater than 50%: twenty-acre minimum parcel size: Estate Residential (17) Where the average slope of a proposed parcel does not exceed 25%: 0.5 dwelling unit per gross acre; Where the average slope of a proposed parcel is greater than 25%: 0.25 dwelling unit per gross acre. 5 .,.'-- '--,,~ " " -----, ---r------ I ~-_L '4:- I~ ~ I~'~ ~ '~. ~-,,'.'\ ,,-:> " 1'0 ~ ~ ::., /,~, ',,-'--;" I ~'V Edge of Development Area ' _ ': ~I (Phase II Pro~~PIan) )- I '~---, / ~/ ~./ 1"\' . .C: - ....,1 " - ----- I I I I I I I I I I I I I --~ ~/ :r' .,,4. ..-',../'"1,/:....._' . . ~"'_~:I.. " ,'.8'.: '; - -~::~././ ;:,/~rT~: ,"=~-; ,.;J &~~~esl~e~~ "__~u-::.. ;..;:...- -.--..../'"""". I 7) "\" './'r"~.::~':'~ .,: , . ,..____..~-::..L_~., u....1. ~'~ I _', _'. /"'-./ ______/ :, :c,r- .._. '> '. _____. /--' 'J/ .. ~;::::- /~ '"'/ ..../ ,-'~ . I' &1aJe..ResideiitiaJ ~ . /- / 1'-" '- ,____ 1 .~ ..(17) ~., V'--. ! ~_ ./r_".,,, ~__-...- "/-~ __ .___-.______..:::."'_-" 1;> ....-----::::.:. "C+;..__~)_ "./ ,/ . / :: / /...., j ~ _____- /' 1 ,--_ 'j ~/ J .-'. .~.:: ~ . . ...... :::.-. _=~4~'i/~-"",-"""" ~ ~ ~ +.'--)' ,-j ~ ,----. -.., ... ~-... ; ; 'i:;";!;;- /; ~ .-~ ~ -!:,.~,-'='-"'"'\-- ~ 't~.~;-;..__ t7 ~._ ~-:-/-' . ~ " v- \ '\ ~-..l "( \ / -. ~"---~. j~"~ '<~ ,"- '\' A ,- - . v ' . . \ - ", I _., -. \ . . . -:;"-"" ' - I:~,ry{ ~ " '~ . ", ~ ,'/' ~,___~--'-ci:::.-; / , . i I I ;'<lr, ~.!~:1( ;;:... ,,'I'_~\ ';"''\- 1.., -, ,--,,- """J'~~J _ "'-. ' '''''''.-,-,- ,,~ - , ~^-"' ,~- V1 > L...:300' 1 - :: , /' ,r-', ,/ /', ,_~ ' I ; v-~'-- / I I( / / j-;",-<~~/ ~c <: ~ I ~ ,~ '--i-----=:~'-c::=-/________~:-'//' '>'(::....'-.~ 1- ~ -J'\~O'-~'~_. ') :..------:-~- - '?4S!'1.(<<'/,- I / r_'- ,--=:;;7/?~... J ^,c~'.~~, \\\'i . .:",::r 2: ,.--/ - ~ --'>- '-~.--,' ','.' -- (/,~ '- -, ,.- _"j)'I";"O-- .. \- 'f ,- Kr 0~ '- -? ... ------ / Dover 50% slope ,---. L-J 25-50% slope D 0.25% slope D >25% (Estate Area Only) mo=-_ 2,000' - ., '\ 1 I I -. I 1- CI2B <Jt>bc:rt"2lcUt,WdOOD "l'tb<< 0~ ~ 5r32 IN 500295 North Proctor Valley Parcel Slope Analysis