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III. RESPONSE TO COMMENTS A. Federal and State Agencies Al: A discussion of contract renewal has been added to the No Project Alternative A2: The County General Plan and the Zoning Ordinance permits subdividing the property into a maximum of 22 40-acre parcels. The applicant is proposing 26 parcels (by meeting various bonus criteria). The effects of increased traffic, agricultural conflicts and other impacts would be no different with the proposed project as with dividing the property into 40-acre parcels. With a planned unit development,house sites are clustered in the central portion of the property,away from adjacent agricultural lands. This helps to reduce land use conflicts with adjoining property owners. With the exception of golf tournaments,traffic volumes would be similar to subdividing the property into 40-acre parcels. Al The applicant's objective is to develop a golf course with 26 homesites. A parcel would have to be large enough to accommodate this proposal to meet the applicant's objective. Non- contracted lands are available in the project vicinity and the Board of supervisors must make the finding whether the project can be located elsewhere. A list of properties and their acreages can be provided to the Board of Supervisors at the time the cancellation request is heard. A4-6: Comments noted. A finding must be made by the Board of Supervisors whether the proposed development represents discontiguous growth. The argument can be made that the proposed project is essentially the same density as that permitted with the General Agriculture zone. The difference being that the project is a clustered development rather than a subdivision of 40-acre parcels. Because of the unique biological and cultural resources on the site, clustering of the units is environmentally superior to subdividing the property into 40-acre parcels. Common areas or conservation easements can be maintained as a single unit without fragmenting the natural resources (Brovelli Woods). If the property were to be subdivided into 40-acre parcels, the negative qualities alluded to by the commenter would most likely occur. The reference to a "residential enclave" is not necessarily a negative term, but in fact, is a term used to physically describe the development within its surroundings. As stated in the DEIR,page 4.1-11,the clustering of units would help to reduce land use impacts because of the open space areas around the residential component. The EIR consultants concur with the commenter that the residences and golf course may not meet the criteria to cancel a Williamson Act contract. However, the merits of a residential PUD (without the golf course) on this site outweigh subdividing the property into small parcels which could be retained in Williamson Act contract. The value of the biological and archaeological resources should be maintained as large units and not fragmented by individual property owners. AT Comments noted. A8-16: The EIR consultant was aware at the time the EIR study began,that the timing to conduct field studies was inappropriate. However, a schedule for processing the application had been III-159