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significant; she believed the wind direction will affect the noise impacts on the homes. She believed that more vehicles may use Alisal Street than originally anticipated, which may be a significant impact on circulation. She believed the impacts on public services, particularly in fire station types of services, should be investigated because of the upper aligr~rnent of the Bypass Road and the ability for emergency services to access that area. She believed the impact of nitrates in the water should be investigated_ She believed that the obstruction o£ views of the night sky and impact on aesthetics should be examined due to the residential lighting. She noted that there were no check marks regarding archaeological/historical site impacts and added that there definitely was significant public controversy. She believed there would be visual impacts from the golf course, the clubhouse, the adjacent residents, and the City as a whole. Commissioner Arkin requested a memo explaining the difference between a full EIR and a Supplemental EIR. Ms. Decker indicated that she would look into the matter and. come back to the Commission with the memo. With regard to development restriction on the upper Spotorno property, he noted that in the past, it was required that development rights be deeded away from the landowner and given to a land trust. He believed that would be appropriate for this case. He expressed concern about the water issues and inquired what kind o£ mitigations was available for the nitrate and other contamination issues. He would like a visual analysis to be performed from the golf course as well as from the other surrounding properties. Chairperson Maas noted that she agreed with the other Commissioners' comments and would support a full EIR_ She noted that the residents' concerns were well taken. In response to an inquiry by Commissioner Roberts whether the EIR will study all the alternatives for the Specific Plan, Ms. Decker replied that part of the Supplemental EIR process was to look for the most preferred alternative, which was vetted through the analysis portion o£the EIR process_ She conSrmed that the existing alignment as well as proposed alignment of the Bypass Road will be examined as part of the Supplemental EIR process. She believed the analysis will include the density plan as proposed as well as a potential reduction in density. The process also looked at a "no project" alternative. In response to an inquiry by Commissioner Arkin regarding the guideline definitions for a Supplemental EIR, Ms_ Nerland replied that staff would present that information at a future hearing_ Chairperson Maas expressed concern that because eight years had passed since the full EIR had been written, new information may be brought forward specific to the Spotorno area. Ms_ Decker advised that the public concerns and Commission comments would be integrated with the existing information and discussed on the staff level. Sta£F would bring that discussion back as an agenda item at a future meeting in order to provide a determination of a Supplemental EIR versus a full EIR. PLANNING COMMISSION MINUTES March 23, 2005 Page 7 of 10