The Fourth District Court of Appeal affirmed the trial court and upheld the County’s approval of the Keller Crossing Specific Plan Project (“Project”), a master-planned community proposed by Hanna Marital Trust (“Trust”). The Project proposed residential, mixed-use, commercial and open space components on approximately 200 acres of undeveloped land in the French Valley region of the County. The Project included a general plan amendment, a zoning amendment, and a specific plan (Specific Plan 380).
After finding that the Project’s air quality and noise impacts could not be reduced below the level of significance after mitigation, the County approved the Project and the plaintiffs sued, asserting the County failed to comply with procedural, informational, and substantive provisions of CEQA. The trial court held in favor of the County and the Trust.
On appeal, the court rejected the plaintiff’s argument that the Trust and the County substantially modified the Project after the Board of Supervisors certified an EIR for the Project and approved the Project on December 18, 2012. The court explained that the administrative record clearly showed that the Board only tentatively approved the Project on December 18, 2012 and the Board approved the final version of the Project on November 5, 2013 after planning staff and the Trust had codified the plan changes discussed at the December 18, 2012 hearing.
Second, the court held that errors contained in the notice of determination did not justify unwinding the County’s approval. These errors were related to the description of the Project, such as the number of planning areas, the size of commercial office development, the number of residential units, and the acreage for residential, commercial, and mixed uses. Finding that much of the Project description in the notice was accurate, the court concluded the notice substantially complied with CEQA’s informational requirements by providing the public with the information it needed to weigh the environmental consequences of the County’s determination.
Third, the court rejected the plaintiff’s argument that the County failed to revise and recirculate the EIR after changes were made to Specific Plan 380. The plaintiff contended these changes might cause significant traffic, biological, and noise impacts. Finding these changes related to the details of the allocation and arrangement of uses within the Project site, the court held the EIR adequately addressed potential impacts that might result from the changes to the plan.
Fourth, the court rejected the plaintiff’s argument that the EIR failed to adequately analyze the air quality, noise, and traffic impacts from the mixed-use planning area in the Project. Specifically, the plaintiff contended that, although the EIR analyzed the impacts of development of a continuing care retirement community (“CCRC”) in the mixed-use planning area, the EIR failed to analyze the impact of higher-impact uses that could be allowed. Because the plan included a provision that uses other than a CCRC are allowed only if such uses are compatible with the adjacent planning areas and no additional environmental impacts would occur (based on review by the County) the court held that the County did not improperly defer environmental analysis of other uses.
Finally, the court held that the EIR adequately considered specific suggestions for mitigating the impact of the Project on air quality and noise levels. The court found that the Planning Department properly determined that an air quality mitigation measure proposed by the South Coast Air Quality Management District – requiring all off-road diesel-powered construction equipment greater than 50 horsepower to meet Tier 3 off-road emissions standards – was not feasible because the applicant provided evidence that such equipment would not be available at the time of construction. Further, the court held that the County was not required to respond to the plaintiff’s comments in which it proposed several noise mitigation measures because they were submitted more than 14 months after the comment period ended.