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economic competition of the project with the City of Tracy; 2) land use conflicts; 3) growth-inducing impacts; and 4) duplication of services. He made the following comments: • The DEIR recommends that 98 out of a total of 240 mitigation measures (40%) be put off until the Specific Plan stage. The question is, how can we know what the project is? • The County Staff Report lists 13 concerns and 5 of those concerns have been put off until the Specific Plan stage. • An article by Robin Best states that new towns with a popula- tion between 20, 000 to 60, 000 have been found to be too small to stimulate the economic growth that is necessary to balance employment. • The new town proposes 2 , 398 acres of residential development, and to be considered a new town characteristic, that number would be 1, 309 acres. Basically we are talking about half of total project acreage being in residential uses. This is not a "new town. " It is nice to see that neighborhoods have been addressed in the Mountain House mitigated plan. • One of the most recent developments is that there is now support that discontiguous patterns of development will be enjoyed as a result of the Mountain House proposal. He suggested that page 4 . 1-14 state that development of the project has already encouraged future development of proper- ties between the project site and the City of Tracy. He referred to a Preapplication that was discussed on December 18, 1991, called "Tracy Station, " which is to be a 157-acre project on the northeast and southeast corners of Patterson Pass and I-205. • Page 4 , item 6, fails to discuss the growth-inducing impacts on the City of Tracy. Basically, there would be a consumption of all of the residential market and would set up a possible conflict or a competition between the County and Mountain House, if it incorporates in the City of Tracy. This sets up a situation where the City will either face budr�.Pt problems or Mountain House will not develop as fast as anticipated. • The proposal is premature. • There is a conflict with the Policy in the current General Plan to minimize adverse impacts to surrounding urban centers. • There are several conflicts with policies in the Draft County General Plan. • The DEIR cites numerous inaccurate distances from Mountain House to the City of Tracy. The actual distance is 3 miles. • The DEIR notes incorrectly that the Tracy Disposal has a permit for a transfer station in the City of Tracy. • The overdraf ting of groundwater is a problem. The project does not have winter water rights. • He asked how the non-Mountain House property owners would participate in the mitigation measures and in the development process? • He said that responsible agencies have had 30 days to review the DEIR and a revised development plan has been submitted. PC MINUTES -6- JAN 16, 1992