HomeMy WebLinkAbout102020-07.2 ADMINISTRATIVE STAFF REPORT 7.2
TO: Mayor and Town Council October 20, 2020
SUBJECT: Resolution No. 72-2020, opposing the Tassajara Parks project in
unincorporated Contra Costa County and requesting that Contra Costa
County reject the FEIR and deny the project and all related actions
BACKGROUND
Contra Costa County will shortly hold public hearings before the Contra Costa Planning
Commission and Board of Supervisors to consider the Tassajara Parks project. Located
east of the Town limits, the project encompasses 771 acres at the north end of the Tassajara
Valley, outside of the voter-approved County Urban Limit Line (ULL). The application
involves consideration of three interrelated components:
1.The Tassajara Parks project includes applications for a General Plan Amendment
(GP07-0009), Rezoning (RZ09-3212), Subdivision (SD10-9280) and a Final
Development Plan (DP10-3008) covering two sites:
•The northern site includes 155 acres located adjacent to Tassajara Hills Elementary
School on Camino Tassajara. This site is within the Town’s planning area as
defined by the Danville 2030 General Plan. Proposed development includes 125
residential lots, public streets, a detention basin, neighborhood park, staging area
and equestrian facilities on a total of approximately 54 acres, with the balance of
the site to be dedicated to East Bay Regional Park District (EBRPD).
•The southern site includes three parcels totaling 616 acres located on the south side
of Camino Tassajara, opposite Johnston Road and Highland Road. This site would
be dedicated to EBRPD and the San Ramon Valley Fire Protection District
(SRVFPD).
2.An Agricultural Preservation Agreement (APA) is proposed for the Tassajara Valley.
The APA would preserve and protect up to 17,718 acres subject to current County
general plan and zoning standards.
3.Certification of a Final Environment Impact Report (FEIR) prepared for the project.
The project raises both policy and environmental issues that have previously prompted
the Town, at the direction of the Town Council, to provide extensive and detailed
comments to both the DEIR and the recirculated DEIR. The FEIR has failed to
satisfactorily address many of these concerns.
Tassajara Parks 2 October 20, 2020
Project
It is therefore appropriate for the Town Council to consider adoption of Resolution No.
72-2020, taking a formal position to oppose this project.
DISCUSSION
The Tassajara Parks application was initially filed with Contra Costa County in February
2014. Earlier development proposals encompassing the same sites (Emerald Homes and
New Farm), were submitted and subsequently withdrawn without being acted upon by
the County. Since 2014, processing of the application has stalled several times, owing to
the need to identify how services would be provided, and undertaking and subsequently
recirculating the project EIR on at least two occasions.
Last month, the Town was notified that the project was scheduled to be heard by the
Contra Costa Planning Commission on September 30, 2020 (Attachment B). That meeting
was subsequently cancelled due to a letter submitted by East Bay Municipal Utilities
District (EBMUD) on September 29, 2020.
Tassajara Parks
Project Plans are included as Attachment C to this staff report. The property is currently
designated for Agricultural use under the County general plan, and zoned Agricultural
A-80 (80 acre minimum). Absent variances, this would permit no further subdivision of
the northern site; the southern site, which is comprised of 3 existing parcels, could be
subdivided into 7 parcels. In total, this would increase the number of parcels from 4 to 8
on both sites. As will be discussed later, the entire property is located outside of the ULL.
All development is proposed for the 155-acre northern site. This includes 125 single
family homes proposed to be located on the southwest portion of the property, adjacent
to the elementary school. Though proposed as a 30-acre exception to the voter approved
ULL, the referenced 30-acre area includes only the residential lots and public streets. The
FEIR indicates that the development includes an additional 19.3 acres of grading along
with a 2.95-acre detention basin, and 1.44 acres of equestrian and pedestrian staging areas
for a total development area of approximately 54 acres. The County staff report refers to
the additional 24 acres as “non-urban developed area,” a term which is not defined
anywhere in the County general plan or zoning ordinance. (Note that additional land is
also proposed for dedication to the San Ramon Valley Unified School District to expand
and improve the parking area at the school). Absent the related grading and
improvements, the 125 lots could not be developed.
As part of the project, the applicants propose to dedicate 727 acres of land to EBRPD, and
7 acres to SRVFPD. The project conditions would require payment of $4 million to an
Tassajara Parks 3 October 20, 2020
Project
“agricultural enhancement fund” established by the County, and $2.5 million to Contra
Costa Livable Communities Trust Fund.
The project conditions of approval also require payment of $484,361 to satisfy the
County’s Inclusionary Housing Ordinance in lieu of providing the minimum 15% of
affordable units on site.
Agricultural Preservation Agreement
The concept of an Agricultural Preservation Agreement for the Tassajara Valley dates
back over two decades. An earlier version of an APA was developed in 1998 for
consideration by Contra Costa County, Danville and San Ramon. This pre-dated voter
approval of the county ULL. Danville acted to approve the agreement, while Contra
Costa County and San Ramon never took action.
The currently proposed APA commits to preserving up to 17,718 acres in the Tassajara
Valley subject to the current County general plan and zoning. From a general plan and
zoning perspective, it imposes no new requirements that don’t already exist. That said,
why enter into an APA if it adds no new protections? The simple answer is that it is the
only potentially applicable basis to approve the project outside of the County ULL.
The Town has been involved in ongoing discussions regarding a draft APA since 2015.
Initially drafted to include both the Town of Danville and the City of San Ramon
(Attachment D), the APA recognized that both cities have planning areas that include
portions of the Tassajara Valley within their respective General Plan planning areas, and
that both are parties of interest.
In order to approve the Tassajara Parks project, the County must grant an exception to
the voter approved ULL. The APA is intended to facilitate that action.
Chapter 82- 1 of the County Ordinance Code spells out how changes may be made to the
voter approved ULL. Proposed expansions of 30 acres or less do not require voter
approval and can be approved by a four-fifths vote of the Board of Supervisors upon
making certain findings. This is where the APA becomes relevant. Section 82-1.018 (a)
(3) states “A majority of the cities that are party to a preservation agreement and the
county have approved a change to the urban limit line affecting all or any portion of the
land covered by the preservation agreement.”
In approving the APA, the parties acknowledge that it enables the County to approve the
Tassajara Parks project.
As parties to the APA, both cities would need to approve it in order to constitute “A
majority of the cities” (while the East Bay Regional Park District is also included as a
Tassajara Parks 4 October 20, 2020
Project
signatory to the agreement, the District is not a city, and is therefore of no relevance to
making the necessary board finding). However, the County subsequently and
unilaterally decided to remove Danville as a party/signatory to the APA, and in so doing,
removed any and all references to the Town in the latest version of the APA (Attachment
E).
The ULL was approved by County and Danville voters. Attempts to develop the
Tassajara Valley have been ongoing for three decades. With or without the APA, by
virtue of the County General Plan and Zoning Ordinance, a voter approved ULL and the
lack of water and sewer, use of the Tassajara Valley is effectively limited to agriculture,
absent a change in policy by the Board of Supervisors.
Danville’s 2030 General Plan includes the Upper Tassajara Valley as a Special Concern
Area. This was included within the Town’s planning area “to provide Danville with a
greater voice in future land use changes that might be considered by Contra Costa
County.” The northern site proposed to be developed as part of the Tassajara Parks
project is located within this area. The Special Concern Area language states that
“Danville supports maintaining the agricultural uses and agricultural character of the
Tassajara Valley. Land uses outside the UGB (ULL) should be consistent with the existing
County General Plan designations for this area.”
Final EIR
CEQA review of the project was initiated in 2015. A draft EIR was prepared and
circulated for the project. The DEIR was subsequently revised and re-circulated prior to
release of the FEIR. The Town has submitted extensive comment letters on the DEIR,
RDEIR and FEIR (Attachments F1-F3). These letters have raised numerous issues related
to the actions proposed, including but not limited to:
• Inconsistency of extending the ULL with Contra Costa County policies;
• Failure of the DEIR, RDEIR and FEIR to comply with CEQA with regard to:
o The requested ULL exception exceeding 30 acres
o Lack of feasible water supply alternatives for the project
o Transportation and traffic issues
o Air quality and GHG emissions not having been properly
studied/evaluated
o Aesthetics, light and glare impacts
o Impacts upon agricultural, biological and cultural resources
o Geology, soils and seismic factors
o Noise
o Public Services and Recreation
o Lack of reasonable project alternatives
Tassajara Parks 5 October 20, 2020
Project
• Project inconsistency with General Plan violates planning and zoning law as well
as the Subdivision Map Act.
It should be noted that the project proponents have applied to LAFCO to have East Bay
Municipal Utility District (EBMUD) and Central Contra Costa Sanitary District (CCCSD)
provide water and sewer service to the Tassajara Parks project.
The FEIR and the County staff report indicate that annexation of the site into EBMUD
would be contingent upon project applicants funding offsite water conservation
measures within EBMUD’s existing service area which would offset the additional water
demand created by the project. This would be subject to approval by the EBMUD Board
of Directors.
In their September 29, 2020 letter to Contra Costa County (Attachment G), counsel for
EBMUD challenges the validity of the water supply section of the FEIR, stating that the
FEIR among other things: uses “an unsubstantiated and artificially low water demand
estimate for the project”; fails to acknowledge the projects inconsistency with EBMUD
annexation policies; and contains a faulty analysis of water supply impacts that violates
the basic requirements of adequate water supply analysis under CEQA. The letter
concludes by stating that “the County cannot assume EBMUD will solve the applicants
water supply problems.”
Based upon the EBMUD letter, it appears as though no viable source of water currently
exists to serve the proposed project.
The FEIR may be viewed at https://www.contracosta.ca.gov/4552/Tassajara-Parks.
SUMMARY
Issues and concerns raised and highlighted in this report include:
1. Project inconsistency with the Danville 2030 General Plan.
2. Policy and precedent setting implications associated with amending the voter
approved ULL; and considering a 30-acre exception to the ULL.
3. The Tassajara Parks project proposes a 54-acre development footprint that
includes 125 single family homes, public streets, related grading, a neighborhood
park, drainage facilities, staging area and other improvements - clearly exceeding
the 30 acre exception that can be granted by the Board of Supervisors. As currently
proposed, the project would require voter approval to expand the ULL.
4. The Town is a party to any actions regarding the future of the Tassajara Valley.
This includes consideration of an APA. There are two cities that are parties to the
APA. Absent one city, how can it reasonably be stated that “a majority of the cities
Tassajara Parks 6 October 20, 2020
Project
that are party to a preservation agreement and the county have approved a change
to the urban limit line…”
5. Inconsistency with growth management principles built into Measure J (i.e.
focusing housing and jobs around transit centers and downtowns).
6. Potentially significant environmental impacts related to traffic, aesthetics, utilities,
services and facilities, etc.
7. Growth inducing impacts related to requiring EBMUD and CCCSD to serve
property outside of the voter approved ULL.
8. Lack of any viable water service provider.
Greenbelt Alliance, Sierra Club and the Tassajara Property Owners have all previously
expressed opposition to the proposal.
The Town has raised valid policy and environmental concerns related to the Tassajara
Parks project for the past several years. Residents living on the east side of Town stand
to be most directly impacted by the downstream impact that the project will generate.
The Tassajara Parks project is inconsistent with the Danville 2030 General Plan.
The currently proposed APA commits to preserving up to 17,718 acres in the Tassajara
Valley subject to the current County general plan and zoning. In reality, from a general
plan and zoning perspective, it imposes no new requirements that don’t already exist,
and is opposed by the majority of the affected property owners.
While the project includes extensive land dedications to various agencies, the entire site
has very limited development potential under the current County general plan and
zoning, and the dedications are simply trade-offs in an attempt to secure approval of a
ULL exception to allow construction of another 125 homes. The decennial ULL review
completed by the County in 2016 concluded that there was adequate land capacity within
the current ULL. EBMUD has clearly stated that the property is outside of the District’s
service area boundary. At a time when the State and regional planning bodies are
increasingly exerting their influence upon local agencies to focus new development into
more urban, transit-oriented areas, this project would do just the opposite.
PUBLIC CONTACT
Posting of the meeting agenda serves as notice to the general public.
FISCAL IMPACT
None at this time.
Tassajara Parks 7 October 20, 2020
Project
RECOMMENDATION
Adopt resolution No. 72-2020, opposing the Tassajara Parks project in unincorporated
Contra Costa County and requesting that Contra Costa County reject the FEIR and deny
the project and all related actions.
Prepared and Reviewed by:
Joseph Calabrigo
Town Manager
Attachments: A - Resolution No. 72-2020
B - September 30, 2020 Staff Report to the Contra Costa County
Planning Commission
C - Tassajara Parks plans
D - April 29, 2016 Draft Memorandum of Understanding (Agricultural
Preservation Agreement)
E - September 4, 2020 Agricultural Preservation Agreement
F1 - September 30, 2020 Comment Letter to Contra Costa County
F2 - November 30, 2020 Comment Letter to Contra Costa County
F3 - July 18, 2020 Comment Letter to Contra Costa County
G - September 29, 2020 Comment Letter from East Bay Municipal
Utility District to Contra Costa County
D
o
c
u
S
i
g
n
E
n
v
e
l
o
p
e
l
D
:
9
C
B
B
9
B
D
5
-
3
F
O
B
-
4
6
4
8
-
9
5
7
8
-
8
1
4
5
F
8
M
7
B
C
7
R
E
S
O
L
U
T
I
O
N
N
O
.
7
2
-
2
0
2
0
O
P
P
O
S
I
N
G
T
H
E
T
A
S
S
A
I
A
R
A
P
A
R
K
S
P
R
O
I
E
C
T
I
N
U
N
I
N
C
O
R
P
O
R
A
T
E
D
C
O
N
T
R
A
C
O
S
T
A
C
O
U
N
T
Y
A
N
D
R
E
Q
U
E
S
T
I
N
G
T
H
A
T
C
O
N
T
R
A
C
O
S
T
A
C
O
U
N
T
Y
R
E
J
E
C
T
T
H
E
F
E
I
R
A
N
D
D
E
N
Y
T
H
E
P
R
O
I
E
C
T
A
N
D
A
L
L
R
E
L
A
T
E
D
A
C
T
I
O
N
S
W
H
E
R
E
A
S
,
C
o
n
t
r
a
C
o
s
t
a
C
o
u
n
t
y
i
s
c
u
r
r
e
n
t
l
y
c
o
n
s
i
d
e
r
i
n
g
t
h
e
"
T
a
s
s
a
j
a
r
a
P
a
r
k
s
"
p
r
o
j
e
c
t
,
i
n
c
l
u
d
i
n
g
a
p
p
l
i
c
a
t
i
o
n
s
f
o
r
a
G
e
n
e
r
a
l
P
l
a
n
A
m
e
n
d
m
e
n
t
(
G
P
0
7
-
0
0
0
9
)
,
R
e
z
o
n
i
n
g
(
R
2
0
9
-
3
2
1
2
)
,
S
u
b
d
i
v
i
s
i
o
n
(
S
D
1
0
-
9
2
8
0
)
a
n
d
a
F
i
n
a
l
D
e
v
e
l
o
p
m
e
n
t
P
l
a
n
(
D
P
1
0
-
3
0
0
8
)
i
n
c
l
u
d
i
n
g
7
7
1
a
c
r
e
s
o
n
t
w
o
s
i
t
e
s
l
o
c
a
t
e
d
e
a
s
t
o
f
t
h
e
T
o
w
n
l
i
m
i
t
s
,
a
t
t
h
e
n
o
r
t
h
e
n
d
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
;
a
n
d
W
H
E
R
E
A
S
,
t
h
e
p
r
o
j
e
c
t
i
s
l
o
c
a
t
e
d
o
u
t
s
i
d
e
o
f
t
h
e
v
o
t
e
r
-
a
p
p
r
o
v
e
d
C
o
u
n
t
y
U
r
b
a
n
L
i
m
i
t
L
i
n
e
(
U
L
L
)
,
w
h
i
c
h
w
a
s
a
l
s
o
a
p
p
r
o
v
e
d
b
y
D
a
n
v
i
l
l
e
v
o
t
e
r
s
a
s
t
h
e
T
o
w
n
'
s
U
r
b
a
n
G
r
o
w
t
h
B
o
u
n
d
a
r
y
(
U
G
B
)
;
a
n
d
W
H
E
R
E
A
S
,
t
h
e
T
o
w
n
'
s
2
0
3
0
G
e
n
e
r
a
l
P
l
a
n
i
n
c
l
u
d
e
s
t
h
e
U
p
p
e
r
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
a
s
a
S
p
e
c
i
a
l
C
o
n
c
e
r
n
A
r
e
a
t
o
p
r
o
v
i
d
e
D
a
n
v
i
l
l
e
w
i
t
h
a
g
r
e
a
t
e
r
v
o
i
c
e
i
n
f
u
t
u
r
e
l
a
n
d
u
s
e
c
h
a
n
g
e
s
t
h
a
t
m
i
g
h
t
b
e
c
o
n
s
i
d
e
r
e
d
b
y
C
o
n
t
r
a
C
o
s
t
a
C
o
u
n
t
y
,
a
n
d
t
h
e
S
p
e
c
i
a
l
C
o
n
c
e
r
n
A
r
e
a
l
a
n
g
u
a
g
e
s
t
a
t
e
s
t
h
a
t
"
D
a
n
v
i
l
l
e
s
u
p
p
o
r
t
s
m
a
i
n
t
a
i
n
i
n
g
t
h
e
a
g
r
i
c
u
l
t
u
r
a
l
u
s
e
s
a
n
d
a
g
r
i
c
u
l
t
u
r
a
l
c
h
a
r
a
c
t
e
r
o
f
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
"
a
n
d
t
h
a
t
"
L
a
n
t
d
u
s
e
s
o
u
t
s
i
d
e
t
h
e
U
G
B
(
U
L
L
)
s
h
o
u
l
d
b
e
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
e
x
i
s
t
i
n
g
C
o
u
n
t
y
G
e
n
e
r
a
l
P
l
a
n
d
e
s
i
g
n
a
t
i
o
n
s
f
o
r
t
h
i
s
a
r
e
a
.
"
;
a
n
d
W
H
E
R
E
A
S
,
C
h
a
p
t
e
r
8
2
-
1
o
f
t
h
e
C
o
u
n
t
y
O
r
d
i
n
a
n
c
e
C
o
d
e
a
l
l
o
w
s
t
h
a
t
p
r
o
p
o
s
e
d
e
x
p
a
n
s
i
o
n
s
o
f
3
0
a
c
r
c
s
o
r
l
c
s
s
t
o
t
h
e
v
o
t
e
r
a
p
p
r
o
v
e
c
l
U
L
L
c
l
o
n
o
t
r
e
q
u
i
r
e
v
o
t
e
r
a
p
p
r
o
v
a
l
a
n
d
c
a
n
b
e
a
p
p
r
o
v
e
d
b
y
a
f
o
u
r
-
f
i
f
t
h
s
v
o
t
e
o
f
t
h
e
B
o
a
r
d
o
f
S
u
p
e
r
v
i
s
o
r
s
u
p
o
n
m
a
k
i
n
g
c
e
r
t
a
i
n
f
i
n
d
i
n
g
s
;
a
n
d
W
H
E
R
E
A
S
,
S
e
c
t
i
o
n
8
2
-
1
.
0
1
8
(
u
)
(
g
)
s
t
a
t
e
s
"
A
m
a
j
o
r
i
t
y
o
f
t
h
e
c
i
t
i
e
s
t
h
a
t
a
r
e
p
a
r
t
y
t
o
a
p
r
e
s
e
r
v
a
t
i
o
n
a
g
r
e
e
m
e
n
t
a
n
d
t
h
e
c
o
u
n
t
y
h
a
v
e
a
p
p
r
o
v
e
d
a
c
h
a
n
g
e
t
o
t
h
e
u
r
b
a
n
l
i
m
i
t
l
i
n
e
a
f
f
e
c
t
i
n
g
a
l
l
o
r
a
n
y
p
o
r
t
i
o
n
o
f
t
h
e
l
a
n
d
c
o
v
e
r
e
d
b
y
t
h
e
p
r
e
s
e
r
v
a
t
i
o
n
a
g
r
e
e
m
e
n
t
,
"
a
n
d
W
H
E
R
E
A
S
,
t
h
e
a
p
p
l
i
c
a
n
t
s
f
o
r
t
h
e
T
a
s
s
a
j
a
r
a
P
a
r
k
s
p
r
o
j
e
c
t
h
a
v
e
p
r
o
p
o
s
e
d
t
h
e
a
d
o
p
t
i
o
n
o
f
a
n
A
g
r
i
c
u
l
t
u
r
a
l
P
r
e
s
e
r
v
a
t
i
o
n
A
g
r
e
e
m
e
n
t
(
A
P
A
)
t
h
a
t
w
o
u
l
d
e
f
f
e
c
t
u
p
t
o
1
7
,
7
1
8
a
c
r
e
s
i
n
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
;
a
n
d
W
H
E
R
E
A
S
,
t
h
e
T
o
w
n
h
a
s
b
e
e
n
a
p
a
r
t
y
t
o
o
n
g
o
i
n
g
d
i
s
c
u
s
s
i
o
n
s
r
e
g
a
r
d
i
n
g
t
h
e
A
P
A
s
i
n
c
e
2
0
1
5
,
a
n
d
t
h
e
A
P
A
w
a
s
o
r
i
g
i
n
a
l
l
y
d
r
a
f
t
e
d
t
o
i
n
c
l
u
d
e
t
h
e
T
o
w
n
o
f
D
a
n
v
i
l
l
e
a
n
d
t
h
e
C
i
t
y
o
f
S
a
n
R
a
m
o
n
,
r
e
c
o
g
n
i
z
i
n
g
t
h
a
t
b
o
t
h
c
i
t
i
e
s
h
a
v
e
p
l
a
n
n
i
n
g
a
r
e
a
s
t
h
a
t
i
n
c
l
u
d
e
p
o
r
t
i
o
n
s
o
f
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
w
i
t
h
i
n
t
h
e
i
r
r
e
s
p
e
c
t
i
v
e
G
e
n
e
r
a
l
P
l
a
n
p
l
a
n
n
i
n
g
a
r
e
a
s
;
a
n
d
A
T
T
A
C
H
M
E
N
T
A
D
o
c
u
S
i
g
n
E
n
v
e
l
o
p
e
l
D
:
9
C
B
B
9
B
D
5
-
3
F
6
8
-
4
6
4
8
-
9
S
7
E
-
A
1
4
S
F
B
A
4
7
B
C
7
W
H
E
R
E
A
S
,
a
d
r
a
f
t
E
I
R
w
a
s
p
r
e
p
a
r
e
d
a
n
d
c
i
r
c
u
l
a
t
e
d
f
o
r
t
h
e
p
r
o
j
e
c
t
,
a
n
d
h
a
s
s
u
b
s
e
q
u
e
n
t
l
y
b
e
e
n
r
e
v
i
s
e
d
a
n
d
r
e
-
c
i
r
c
u
l
a
t
e
d
t
w
o
a
d
d
i
t
i
o
n
a
l
t
i
m
e
s
;
a
n
d
W
H
E
R
E
A
S
,
t
h
e
T
o
w
n
h
a
s
s
u
b
m
i
t
t
e
d
e
x
t
e
n
s
i
v
e
c
o
m
m
e
n
t
l
e
t
t
e
r
s
o
n
b
o
t
h
t
h
e
i
n
i
t
i
a
l
,
r
e
v
i
s
e
d
a
n
d
r
e
-
c
i
r
c
u
l
a
t
e
d
p
r
o
j
e
c
t
E
I
R
s
w
h
i
c
h
h
a
v
e
r
a
i
s
e
d
n
u
m
e
r
o
u
s
i
s
s
u
e
s
a
n
d
c
o
n
c
e
r
n
s
r
e
g
a
r
d
i
n
g
t
h
e
a
d
e
q
u
a
c
y
o
f
t
h
e
D
E
I
R
,
r
e
c
i
r
c
u
l
a
t
e
d
D
E
I
R
a
n
d
F
E
I
R
;
a
n
d
W
H
E
R
E
A
S
,
t
h
e
D
a
n
v
i
l
l
e
T
o
w
n
C
o
u
n
c
i
l
h
a
s
r
e
v
i
e
w
e
d
a
n
d
c
o
n
s
i
d
e
r
e
d
a
l
l
o
f
t
h
e
r
e
l
a
t
e
d
a
c
t
i
o
n
s
a
s
s
o
c
i
a
t
e
d
w
i
t
h
t
h
e
T
a
s
s
a
j
a
r
a
P
a
r
k
s
p
r
o
j
e
c
t
,
a
n
d
f
i
n
d
s
t
h
a
t
:
1
.
T
h
e
p
r
o
p
o
s
e
d
p
r
o
j
e
c
t
i
n
c
l
u
d
e
s
a
t
o
t
a
l
d
e
v
e
l
o
p
m
e
n
t
a
r
e
a
o
f
a
p
p
r
o
x
i
m
a
t
e
l
y
5
4
a
c
r
e
s
,
i
n
c
l
u
d
i
n
g
1
2
5
s
i
n
g
l
e
f
a
m
i
l
y
h
o
m
e
s
,
s
u
b
d
i
v
i
s
i
o
n
g
r
a
d
i
n
g
n
e
c
e
s
s
a
r
y
t
o
b
u
i
l
d
t
h
e
s
i
n
g
l
e
f
a
m
i
l
y
l
o
t
s
,
a
d
e
t
e
n
t
i
o
n
b
a
s
i
n
n
e
c
e
s
s
a
r
y
t
o
m
e
e
t
s
t
o
r
m
w
a
t
e
r
r
u
n
-
o
f
f
r
e
q
u
i
r
e
m
e
n
t
s
f
o
r
t
h
e
s
i
n
g
l
e
f
a
m
i
l
y
l
o
t
s
,
a
n
e
i
g
h
b
o
r
h
o
o
d
p
a
r
k
n
e
c
e
s
s
a
r
y
t
o
s
e
r
v
e
t
h
e
s
i
n
g
l
e
f
a
m
i
l
y
l
o
t
s
,
e
q
u
e
s
t
r
i
a
n
a
n
d
p
e
d
e
s
t
r
i
a
n
s
t
a
g
i
n
g
a
r
e
a
s
.
T
h
e
a
r
e
a
b
e
i
n
g
d
e
v
e
l
o
p
e
d
e
x
c
e
e
d
s
t
h
e
3
O
-
a
c
r
e
e
x
c
e
p
t
i
o
n
a
l
l
o
w
e
d
u
n
d
e
r
C
h
a
p
t
e
r
8
2
-
1
o
f
t
h
e
C
o
u
n
t
y
O
r
d
i
n
a
n
c
e
C
o
d
e
b
y
a
p
p
r
o
x
i
m
a
t
e
l
y
1
8
0
%
a
n
d
s
h
o
u
l
d
b
e
s
u
b
j
e
c
t
t
o
v
o
t
e
r
a
p
p
r
o
v
a
l
.
2
.
T
h
e
T
o
w
n
h
a
s
h
i
s
t
o
r
i
c
a
l
l
y
b
e
e
n
c
o
n
s
i
d
e
r
e
d
t
o
b
e
a
p
a
r
y
t
o
l
a
n
d
u
s
e
c
o
n
s
i
d
e
r
a
t
i
o
n
s
t
h
a
t
i
n
v
o
l
v
e
a
n
d
e
f
f
e
c
t
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
.
T
h
e
T
o
w
n
w
a
s
a
s
i
g
n
a
t
o
r
y
t
o
t
h
e
o
r
i
g
i
n
a
l
1
9
9
8
A
P
A
p
r
o
p
o
s
e
d
f
o
r
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
p
r
i
o
r
t
o
v
o
t
e
r
a
p
p
r
o
v
a
l
o
f
a
c
o
u
n
t
y
U
L
L
,
a
n
d
t
h
e
T
o
w
n
h
a
s
b
e
e
n
a
p
a
r
t
y
t
o
o
n
g
o
i
n
g
d
i
s
c
u
s
s
i
o
n
s
r
e
g
a
r
d
i
n
g
t
h
e
A
P
A
p
r
o
p
o
s
e
d
a
s
a
p
a
r
t
o
f
t
h
e
T
a
s
s
a
j
a
r
a
P
a
r
k
s
p
r
o
j
e
c
t
s
i
n
c
e
2
0
1
5
.
T
h
e
u
n
i
l
a
t
e
r
a
l
d
e
c
i
s
i
o
n
b
y
C
o
n
t
r
a
C
o
s
t
a
C
o
u
n
t
y
t
o
e
x
c
l
u
d
e
D
a
n
v
i
l
l
e
a
s
a
s
i
g
n
a
t
o
r
y
t
o
t
h
e
m
o
s
t
r
e
c
e
n
t
A
P
A
i
s
a
b
a
d
f
a
i
t
h
a
c
t
i
o
n
i
n
c
o
n
s
i
s
t
e
n
t
w
i
t
h
r
e
c
e
n
t
a
n
d
p
a
s
t
p
r
e
c
e
d
e
n
t
.
3
.
W
i
t
h
o
u
t
D
a
n
v
i
l
l
e
a
s
a
s
i
g
n
a
t
o
r
y
t
o
t
h
e
p
r
o
p
o
s
e
d
A
P
A
,
t
h
e
T
o
w
n
c
h
a
l
l
e
n
g
e
s
t
h
e
C
o
u
n
t
y
'
s
a
b
i
l
i
t
y
t
o
f
i
n
d
t
h
a
t
"
A
m
a
j
o
r
i
t
y
o
f
t
l
'
r
e
c
i
t
i
e
s
t
h
a
t
a
r
e
p
a
r
t
y
t
o
a
p
r
e
s
e
r
v
a
t
i
o
n
a
g
r
e
e
m
e
n
t
a
n
d
t
h
e
c
o
u
n
t
y
h
a
v
e
a
p
p
r
o
v
e
d
a
c
h
a
n
g
e
t
o
t
h
e
u
r
b
a
n
l
i
m
i
t
l
i
n
e
a
f
f
e
c
t
i
n
g
a
l
l
o
r
a
n
y
p
o
r
t
i
o
n
o
f
t
h
e
l
a
n
d
c
o
v
e
r
e
d
b
y
t
h
e
p
r
e
s
e
r
v
a
t
i
o
n
a
g
r
e
e
m
e
n
t
"
s
u
b
j
e
c
t
t
o
S
e
c
t
i
o
n
8
2
-
1
.
0
1
8
(
a
)
(
S
)
o
f
t
h
e
C
o
u
n
t
y
O
r
d
i
n
a
n
c
e
C
o
d
e
.
4
.
F
r
o
m
a
g
e
n
e
r
a
l
p
l
a
n
a
n
d
z
o
n
i
n
g
p
e
r
s
p
e
c
t
i
v
e
,
t
h
e
A
p
A
i
m
p
o
s
e
s
n
o
n
e
w
r
e
q
u
i
r
e
m
e
n
t
s
a
n
d
i
s
p
r
o
p
o
s
e
d
s
o
l
e
l
y
f
o
r
t
h
e
p
u
r
p
o
s
e
o
f
f
a
c
i
l
i
t
a
t
i
n
g
C
o
u
n
t
y
c
o
n
s
i
d
e
r
a
t
i
o
n
t
o
g
r
a
n
t
a
n
e
x
c
e
p
t
i
o
n
t
o
t
h
e
v
o
t
e
r
a
p
p
r
o
v
e
d
U
L
L
.
5
.
T
h
e
T
o
w
n
h
a
s
s
u
b
m
i
t
t
e
d
e
x
t
e
n
s
i
v
e
c
o
m
m
e
n
t
l
e
t
t
e
r
s
o
n
b
o
t
h
t
h
e
i
n
i
t
i
a
l
r
e
v
i
s
e
d
a
n
d
r
e
-
c
i
r
c
u
l
a
t
e
d
p
r
o
j
e
c
t
E
I
R
s
t
h
a
t
h
a
v
e
r
a
i
s
e
d
n
u
m
e
r
o
u
s
c
o
n
c
e
r
n
s
a
n
d
i
d
e
n
t
i
f
i
e
d
n
u
m
e
r
o
u
s
d
e
f
i
c
i
e
n
c
i
e
s
p
e
r
t
a
i
n
i
n
g
t
o
C
E
Q
A
a
d
e
q
u
a
c
y
.
6
.
T
h
e
p
r
o
j
e
c
t
a
n
d
r
e
l
a
t
e
d
A
P
A
a
r
e
i
n
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
D
a
n
v
i
l
l
e
2
0
3
0
G
e
n
e
r
a
l
P
l
a
n
S
p
e
c
i
a
l
C
o
n
c
e
r
n
A
r
e
a
l
a
n
g
u
a
g
e
w
h
i
c
h
s
t
a
t
e
s
t
h
a
t
"
D
a
n
v
i
l
l
e
s
u
p
p
o
r
t
s
m
a
i
n
t
a
i
n
i
n
g
t
h
e
a
g
r
i
c
u
l
t
u
r
a
l
u
s
e
s
a
n
d
a
g
r
i
c
u
l
t
u
r
a
l
c
h
a
r
a
c
t
e
r
o
f
t
h
e
T
a
s
s
a
j
a
r
a
V
a
l
l
e
y
.
L
a
n
d
u
s
e
s
o
u
t
s
i
d
e
t
h
e
U
G
B
(
U
L
L
)
s
h
o
u
l
d
b
e
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
e
x
i
s
t
i
n
g
C
o
u
n
t
y
G
e
n
e
r
a
l
P
l
a
n
d
e
s
i
g
n
a
t
i
o
n
s
f
o
r
t
h
i
s
a
r
e
a
.
"
D
o
c
u
S
i
g
n
E
n
v
e
l
o
p
e
l
D
:
9
C
B
B
9
B
D
5
-
3
F
6
8
-
4
6
4
8
-
9
5
7
E
-
8
1
4
5
F
8
4
4
7
8
C
7
7
.
T
h
e
d
e
c
e
n
n
i
a
l
U
L
L
r
e
v
i
e
w
c
o
m
p
l
e
t
e
d
b
y
t
h
e
C
o
u
n
t
y
l
r
.
2
0
1
6
c
o
n
c
l
u
d
e
d
t
h
a
t
t
h
e
r
e
w
a
s
a
d
e
q
u
a
t
e
l
a
n
d
c
a
p
a
c
i
t
y
w
i
t
h
i
n
t
h
e
c
u
r
r
e
n
t
U
L
L
t
o
a
c
c
o
m
m
o
d
a
t
e
p
r
o
j
e
c
t
e
d
g
r
o
w
t
h
.
8
.
T
h
e
p
r
o
p
o
s
e
d
p
r
o
j
e
c
t
i
s
i
n
c
o
n
s
i
s
t
e
n
t
w
i
t
h
s
m
a
r
t
g
r
o
w
t
h
p
r
i
n
c
i
p
l
e
s
t
h
a
t
c
a
l
l
f
o
r
n
e
w
d
e
v
e
l
o
p
m
e
n
t
t
o
i
n
c
l
u
d
e
g
r
e
a
t
e
r
a
f
f
o
r
d
a
b
i
l
i
g
a
r
d
b
e
f
o
c
u
s
e
d
i
n
t
o
m
o
r
e
u
r
b
a
n
,
t
r
a
n
s
i
t
-
o
r
i
e
n
t
e
d
a
r
e
a
s
,
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
g
o
a
l
s
s
e
t
b
y
t
h
e
S
u
s
t
a
i
n
a
b
l
e
C
o
m
m
u
n
i
t
i
e
s
a
n
d
C
l
i
m
a
t
e
P
r
o
t
e
c
t
i
o
n
A
c
t
o
f
2
0
0
8
(
S
B
3
7
5
)
a
n
d
t
h
e
C
a
l
i
f
o
r
n
i
a
G
l
o
b
a
l
W
a
r
m
i
n
g
S
o
l
u
t
i
o
n
s
A
c
t
o
f
2
0
0
6
(
A
B
3
2
)
;
N
O
W
T
H
E
R
E
F
O
R
E
B
E
I
T
R
E
S
O
L
V
E
D
t
h
a
t
u
p
o
n
r
e
v
i
e
w
a
n
d
c
o
n
s
i
d
e
r
a
t
i
o
n
o
f
t
h
e
a
p
p
l
i
c
a
t
i
o
n
a
n
d
r
e
c
o
r
d
,
t
h
e
D
a
n
v
i
l
l
e
T
o
w
n
C
o
u
n
c
i
l
w
i
s
h
e
s
t
o
r
e
g
i
s
t
e
r
i
t
s
f
o
r
m
a
l
o
p
p
o
s
i
t
i
o
n
t
o
t
h
e
T
a
s
s
a
j
a
r
a
P
a
r
k
s
p
r
o
j
e
c
t
a
n
d
r
e
q
u
e
s
t
s
t
h
a
t
C
o
n
t
r
a
C
o
s
t
a
C
o
u
n
t
y
r
e
j
e
c
t
t
h
e
F
E
I
R
a
n
d
d
e
n
y
t
h
e
p
r
o
j
e
c
t
.
A
P
P
R
O
V
E
D
b
y
t
h
e
D
a
n
v
i
l
l
e
T
o
w
n
C
o
u
n
c
i
l
a
t
a
r
e
g
u
l
a
r
m
e
e
t
i
n
g
o
n
O
c
t
o
b
e
r
2
0
,
2
0
2
0
,
b
y
t
h
e
f
o
l
l
o
w
i
n
g
v
o
t
e
:
A
Y
E
S
:
N
O
E
S
:
A
B
S
T
A
I
N
E
D
:
A
B
S
E
N
T
:
M
A
Y
O
R
A
P
P
R
O
V
E
D
A
S
T
O
F
O
R
M
:
A
T
T
E
S
T
:
3
W
:
,
v
v
C
I
T
Y
A
T
T
O
R
N
E
Y
C
I
T
Y
C
L
E
R
K
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D
ATTACHMENT E
ATTACHMENT F-1
ATTACHMENT F-2
F-3
ATTACHMENT G