3 - The Bowery_PUBLIC COMMENT_RAMSEY

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3.0 Project Description Avion Project SEIR Page 3-1 Chapter 3 Project Description This section of the EIR provides a statement of the project goals and objectives, describes the specific characteristics of the project, discusses project phasing and construction, and identifies the discretionary actions required to implement the project. This section has been prepared pursuant to Section 15124 of the State CEQA Guidelines. 3.1 Relationship to the Black Mountain Ranch (Subarea I) Subarea Plan In July of 1998, the City of San Diego (City) adopted the Black Mountain Ranch (Subarea I) Subarea Plan in the former North City Future Urbanizing Area (NCFUA) and certified the Final Environmental Impact Report (FEIR; Land Development Review No. 96-7902, SCH No. 97111070). The 1998 Subarea Plan and FEIR included: all of the previously approved Black Mountain Ranch II Vesting Tentative Map (VTM)/Planned Residential Development (DEP No. 95-0173; SCH No. 95041041) project area (3,690 acres; except for 94 acres1); 893 additional acres within the original Black Mountain Ranch ownership; and 515 acres of other ownership adjoining the Black Mountain Ranch parcels (perimeter properties). The Subarea Plan added 1,408 acres to the original Black Mountain Ranch community. At that time, the additional 1,408-acre area included a northern area comprising a mixed-use Northern Village (467 acres) with industrial, office, employment center, commercial/retail, and high-density residential areas; the finger ridges north of La Jolla Valley; a 300-room resort/hotel; a mixed-use southern village; seven additional residential development clusters; and four groupings of perimeter ownerships. The Subarea Plan identifies several perimeter properties, which were originally held by 11 different ownerships (Figure 3-1). The Avion project site is within the area of the Subarea Plan referred to as the “Southeast Perimeter” properties, which are composed of four parcels (A, B, C, and D). The project site consists of Parcel C, totaling 41.48 acres. The Southeast Perimeter properties are designated by the Subarea Plan to allow for up to a total 330 residential units within a 66-acre development envelope (up to 5 dwelling units/gross acre). Specifically, Parcel C is designated for 117 dwelling units (Figure 3-2). The anticipated development envelope for Parcel C would be approximately 17.74 acres. The remaining approximate 23.75 acres on-site would be preserved as Multi-Habitat Planning Area (MHPA) open space. The 1998 Subarea Plan Environmental Impact Report (EIR) provides analysis for the project site, based on these general development parameters, but because no specific project design was known or proposed at the time the 1998 EIR was certified, the analysis of certain impacts for the site was only done at a “program level.” The 1998 EIR acknowledges that future site-specific California Environmental Quality Act (CEQA) analysis would be required for areas outside of the Black Mountain Ranch VTM II project area. 1Ninety-four acres of dedicated Open Space at the eastern end of the panhandle was accounted for in the Rancho Peñasquitos Community Plan.