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TABLE OF CONTENTS <br /> page <br /> PROJECT DESCRIPTIONBACKGROUND 1 <br /> DISCUSSION OF GENERAL PLAN AND ZONING 7 <br /> TRANSPORTATION ANALYSIS 7 <br /> PUBLIC SERVICES 15 <br /> VISUAL RESOURCE ANALYSIS 21 <br /> BIOLOGICAL ANALYSIS 21 <br /> APPENDICES <br /> A: Biological Monitoring Letter <br /> B: Wetland Delineation Letter <br /> FIGURES <br /> 1: Existing Land Uses 2 <br /> 2: 1994 Special Purpose Plan 3 <br /> 3: Land to be Amended into 1994 Special Purpose Plan 5 <br /> 4: Approved Subdivision Map for Tri-State 6 <br /> 5: Proposed ADT Auto Auction Site Plan 8 <br /> 6: General Plan Designations and Zoning 9 <br /> 7: Short-Term Interchange Improvements 11 <br /> 8: Conceptual On-Site Circulation for Tri-State/Cheng Parcel with Modifications 14 <br /> 9: Revised Water Distribution and Fire Flow for Tri-State/Cheng Parcel 17 <br /> 10: Revised Wastewater Collection Facilities for Tri-State/Cheng Parcel 19 <br /> 11: Revised Storm Drainage Facilities for Tri-State/Cheng Parcel 20 <br /> 12: Patterson Run and Biological Features of Tri-State/Cheng Parcel 23 <br /> 13: Proposed Improvements 24 <br /> TABLE <br /> 1: Comparison of ADT Auto Auction and Other Trip Generation 12 <br /> -iii- <br />