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5.0 Environmental Analysis 5.1 Land Use <br />Avion Project SEIR <br />Page 5.1-1 <br />5.1 Land Use <br />This section evaluates potential land use impacts associated with the project in relation to land uses, <br />policies, and regulations applicable to the project. <br />5.1.1 Relationship to the Black Mountain Ranch <br />(Subarea I) Subarea Plan <br />The analysis in this section updates the land use analysis in the 1998 Environmental Impact Report <br />(EIR), with an emphasis on effects that were not addressed in the previous report. Because no site- <br />specific design was proposed at the time the 1998 EIR was prepared, issues regarding Land <br />Development Code (LDC) deviations and Multiple Species Conservation Program (MSCP) consistency <br />could not be analyzed in detail for the perimeter properties, and impacts were assumed to be <br />potentially significant. Therefore, this section provides a site-specific analysis of LDC and MSCP <br />consistency relative to the project. Other issues related to land use were adequately analyzed as <br />part of the 1998 EIR, to which this Supplemental EIR (SEIR) is tiered. Those issues are summarized in <br />Chapter 9.0. <br />5.1.2 Existing Conditions <br />The project site is undeveloped and located within the Black Mountain Ranch Subarea in the <br />northern portion of the city of San Diego. The project site is located at the upper end of a broad <br />north-south trending valley. A ridgeline occurs in the central portion of the site that rises in elevation <br />from north to south from 740 feet mean sea level to 915 feet mean sea level. The ridge is bounded <br />by two small canyons, one to the east and one to the west, with one main drainage course and <br />smaller tributaries in each. These drainages have slopes of moderate to steep grade. There is a <br />small meadow in the northwest corner of the property, at the mouth of the eastern drainage. <br />5.1.2.1 Land Use Context <br />The project site is currently zoned as Agricultural – Residential (AR-1-1). Approximately 22.51 acres of <br />the project site have been designated as Low Residential (2–5 dwelling unit/acre) in the Black <br />Mountain Ranch (Subarea I) Subarea Plan and the remainder of the site as Resource Based Open <br />Space. The project site is within the City of San Diego’s (City’s) MSCP, and approximately 18.97 acres <br />of the project site are included in the Multi-Habitat Planning Area (MHPA). The MHPA boundary <br />surrounds the area to be developed. <br />5.1.2.2 Surrounding Land Uses <br />Figure 5.1-1 shows the existing land use designations surrounding the project site. Land uses <br />surrounding the project site include a portion of the Black Mountain Open Space Park to the west, <br />east, and south, and the Heritage Bluffs residential development to the north, and additional Black <br />Mountain Open Space Park open space lands to the northwest.