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PLAYA VISTA LAWSUITS
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Table of Contents
I. Standard of Review
II. Appellants Action Was Timely Brought
III. The City s June 12, 2001 Approval of the CLA Report and Associated Actions Was a Discretionary Act As Defined by CEQA.
IV. The Mitigation Measures Were New, and Not Subsumed under the old 1993/95 EIR
V. Significant New Information Giving Rise to Significant Environmental Impacts Mandates an SEIR
VI. There Is An Absence Of Substantial Evidence In The Record That Significant Impacts Will Not Result From The New Methane Mitigation Measures. Conversely, Substantial Evidence In The Record Indicates Significant Effects Will Result From New Mitigation Measures.
A. Toxic Groundwater Plume Expansion and Movement
B. Subsidence
C. Increased Surface Gases
D. River Valley Preservation Project v. Metropolitan Transit Development
VII. There Is No Substantial Evidence In The Record That The New Methane Mitigation Measures Will Reduce Impacts To A Level Of Insignificance.
VIII. The City Abused Its Discretion and Violated CEQA By Failing to Determine Whether a Subsequent or Supplemental EIR Was Required
Table of Authorities
CASES................................................................... Page(s)
Bank of America v. State Water Resources Board
(1974) 42 Cal.App.3d 198................................................... 12
City of San Jose v. Great Oaks Water Company
(1987) 192 Cal.App.3rd 1005 ............................................... 21
East Peninsula Education Council, Inc. v.
Palos Verdes Peninsula Unified School District
(1989) 210 Cal. App.3d 155 ................................................ 4
Mira Monte Homeowners Association v.
County of Ventura (1985) 165 Cal App.3d 357 .............................. 11
River Valley Preservation Project v.
Metropolitan Transit Development Board
(1995) 37 Cal.App.4th 154 ................................................ 4,19,20
Sacramento Old City Association v.
City Council of Sacramento (1991) 229 Cal.App.3d 1011 .................... 13
Sundstrom v. County of Mendocino (1988) 202 Cal. App.3d 296 .............. 12,13
STATUTES
Pub. Resources Code S 21080, subd. (e)(1) ...............................4
Pub. Resources Code S 21080, subd. (e)(2) ................................4
Pub. Resources Code S 21167, subd. (d) ...................................5,7
Pub. Resources Code S 21168.5 ............................................4
REGULATIONS
Cal. Code Regs., tit. 14, S15062, subd. (a) ..............................5
Cal. Code Regs., tit. 14, S 15126.4, subd. (a) ...........................20
Cal. Code Regs., tit. 14, S 15352, subd. (a) .............................7
Cal. Code Regs., tit. 14, S 15382 ........................................12
Cal. Code Regs., tit. 14, S15384 subd. (a) ..............................4,12,17
Cal. Code Regs., tit. 14, S15384 subd. (b) ...............................4,17
ARGUMENT
I. Standard of Review
The applicable standard of review is the "substantial evidence" test. (CEQA S 21168.5). The appellate court's task on appeal from an agency determination is to search the administrative record and determine, in light of the whole record, whether there is substantial evidence supporting the agency's determination, and whether the agency abused its discretion by failing to proceed in the manner required by law. (River Valley Preservation Project v. Metropolitan Transit Development Board (1995) 37 Cal.App.4th 154, 168). Substantial evidence is defined by CEQA as, fact, a reasonable assumption predicated upon fact, or expert opinion supported by fact. (CEQA SS 21080, subds. (e)(1), (e)(2); Guidelines S15384, subds. (a), (b).)
The Court independently determines questions of law, and does not defer to an agency s legal opinions or conclusions. East Peninsula Education Council, Inc. v. Palos Verdes Peninsula Unified School District (1989) 210 Cal. App.3d 155, 165. Reliance by the agency on an erroneous legal standard or procedure constitutes a failure to proceed in a manner required by law. (Id.)
II. Appellants Action Was Timely Brought
Real Parties in Interest's (collectively "Playa" ) Opposition Brief ("Opp. Br.") ignores many of Petitioners and Appellants (hereinafter "Appellants") central arguments contained in their Opening Brief (" Open. Br.").
Appellants filed this case pursuant to the California Environmental Quality Act, (Public Resources Code SS21000 et seq., [hereinafter "CEQA"] and 14 California Code of Regulations SS15000 et seq., [hereinafter " Guidelines"]) which required the City of Los Angeles (hereinafter "City") to prepare a subsequent or supplemental Environmental Impact Report (hereinafter "SEIR" ) on the Phase One Playa Vista Project (hereinafter " Project"). The City Council's June 12, 2001 action of approving the CLA Report and directing implementation and enforcement of new methane mitigation measures for the Project was the triggering discretionary act for CEQA purposes. (AR 4:855-57 [City Council's motion approving the CLA Report and associated directives].) CEQA requires a petition for writ of mandate be brought within 180 days of the action challenged, if no Notice of Exemption (" NOE" ) is filed by the agency. (CEQA S 21167, subd. (d); Guidelines S15062, subd. (a).) No NOE was filed for the City Council's June 12, 2001 action. Appellants filed the Petition for Writ of Mandate on December 10, 2001, 178 days after the City Council's action. Therefore, the action was timely brought. Petitioners do not challenge the City Council's June 26, 2001 approval of the Mello-Roos bonds.
Playa poses a number of theories about why Appellants' action is purportedly time barred. Their first argument is that the City Council decided on June 23, 2000 not to proceed with an SEIR (AR 22:6122) and therefore Appellants' action is time barred because it was not filed within 180 days of that date. (Opp. Br. at 24). This argument fails because the City Council did not make a formal decision not to proceed with an SEIR on June 23, 2000. There was only a decision to prepare the CLA Report at that time. Furthermore, Appellants fully expected that the City Council would determine through the CLA Report process that the City would determine whether or not substantial evidence supported preparation of a SEIR. For example,
MS. KNIGHT: ...I just wanted to clarify & It sounded like you said, well, you're
going to do this task force [CLA process], whatever, and then at the end you'll
decide if you'll do CEQA. Is that correct?
COUNCILWOMAN MISCIKOWSKI: I think that the task force [CLA Process] will provide information upon which either will be determined that we need to do CEQA or that this has sufficed in exhausting all the remedies and the information and satisfies the public as well &
(AR 22:6081-82, [June 7, 2000 Budget and Finance Committee hearing])
and,
COUNCILMEMBER FEUER: [A]t the conclusion of [the CLA Report] process, does the City have the ability, should we wish to as decision makers, to request a -- an additional layer of analysis, a Subsequent EIR at that point?
CITY ATTORNEY PFANN: It can prepare an EIR on its own.
(AR 22:6105, [June 7, 2000 B&F Committee hearing]; see also AR 22:6067, [Councilmember Miscikowski, (if) people feel that [the CLA Report] was not adequate and leads one way or another to evidence for a [S]EIR is a decision that will be made [at the end of the CLA process].")
Secondly, there was no CEQA " approval" on June 23, 2000, as Playa asserts. (Opp. Br. at 11). The City's decision to prepare the CLA Report occurred on June 20, 2000 and did not "commit the agency to a definite course of action in regard to a project." (Guidelines S 15352 subd. (a), [defining " approval"].) Indeed, the purpose of approving CLA Report's preparation was to assist the City in determining what definite course of action in regard to the Project the City should take. It did not commit the City to anything at that time except to prepare a report. As Councilmember Feuer stated at the June 20, 2000 City Council hearing recommending the CLA Report approach, "What's before us today is a process by which to assure the safety of this site or by which we determine it is not a safe site. The jury is out." (22 AR 6135-36).
Finally, Playa argues that Appellants' action should have been brought within 35 days of the posting of the Notice Of Exemption ("NOE") for the Council's June 26, 2001 Mello-Roos bonds approval. (Opp. Br. at 27 and 51) This is wrong for two reasons. First, Appellants do not challenge the Mello-Roos bonds approval in this case. Second, the CLA Report and associated Council directives was not the subject of the NOE to which Playa refers, as evident by the text of the NOE itself. (JA 3:736; AR 24:6679). Therefore, because an NOE was not posted for the June 12, 2001 CLA Report approval, Appellants had 180 days with which to file their CEQA challenge. (CEQA S 21167, subd. (d).)
III. The City's June 12, 2001 Approval of the CLA Report and Associated Actions Was a Discretionary Act As Defined by CEQA.
Playa bases their entire discretionary act argument upon the Mello-Roos bonds approval. Playa ignores the facts and law raised by Appellants in support of their argument that the City Council's actions of June 12, 2001 were discretionary for CEQA purposes. (See Open. Br. at 16-21).
Playa ignores the evidence in the record when it states that Mello-Roos was the only matter pending before the City Council. (Opp. Br. at 32). As Appellants pointed out, and the B&F Committee acknowledged, the primary matter pending before the City Council was addressing and evaluating the environmental and safety issues implicated by the discovery of the thermogenic gas. (See Open. Br. at 9-11; AR 21:5794, [B&F Chair Feuer acknowledging the Mello-Roos bond hearing process provided a " lever at the moment" for the public and City officials to address "overarching concerns about environmental issues[.]" ) For example, the June 7, 2000 B&F Committee hearing transcript is replete with discussions about the City's need to study the "environmental issues" related to the new information.
Chair Feuer stated,
" And to be very precise, I m going to recommend that we direct the CLA's office to consult with the CAO, the Superintendent of Building and Safety, General Manager of the City Planning Department and the City Engineer [that they] prepare - that [] report and consultation with that team results in a report that further analyzes, among other things, the issues raised in the peer review report submitted by Dr. Jones...Then to recommend that the Building and Safety Department review that report when it's available as it determines what to do regarding existing and future building permits." (AR 22:6017-18)
Councilwoman Miscikowski stated,
"So what we're trying to do is formulate a process where, to assist the City agencies who have to issue permits, to be at a point of - of if not comfort, at least reliability that...these issues have been vented." (AR 22:6026)
Even the City Attorney, Susan Pfann stated,
" Also that information [the CLA Report] will be available, and in fact Building and Safety will be working closely with them [the experts], and that information [the CLA Report] is also relevant to Building and Safety's decisions on permits." (AR 22:6105 [June 7, 2000 B&F Committee].)
Playa argues that the new methane mitigation system was already "approved" by LADBS on January 31, 2001 and so therefore the City Council could not have approved it on June 12, 2001. (Opp. Br. at 34). First, the January 31, 2001 letter from ETI to LADBS to which Playa refers in support of this argument was not a " permit approval." (Opp. Br. at 35; see AR 25:6734). Second, the most significant and important aspect of the methane mitigation system was still in a progressive design phase at the time the City Council gave its approval on June 12, 2001. (AR 5:1201, [CLA Report]; AR 25:6734, [January 31, 2001 letter from ETI to LADBS, " One of the proposed methane prevention systems... is currently in the research and design stages...Building is contingent upon a functional system].)" For these reasons, the City Council was the only appropriate body for finally approving the methane mitigation system, which it did on June 12, 2001.
Because the CLA Report addressed questions of environmental impact and safety with regard to the new information and new mitigation measures, the matter was sent to the Planning and Land Use Management Committee (and not the B&F Committee) for consideration and recommendation. (Open. Br. at 12). This fact in itself undermines Playa's argument that the CLA Report was prepared only in connection with the Mello-Roos bonds. Playa can't have it both ways - it can't argue that the CLA Report was only in connection with the Mello-Roos bonds because the CLA process was borne out of the B&F Committee while simultaneously acknowledging the fact that the PLUM Committee was required to consider and recommend approval of the CLA Report. (see Opp. Br. at 13).
Furthermore, it is entirely disingenuous for Playa to argue that the CLA Report was only in connection with the Mello-Roos bonds when the B&F Committee, and later the full City Council, took up and considered the approval of the Mello-Roos bonds in an entirely different proceeding, and only after, the full City Council approved the CLA Report. The fact that the approval of the CLA Report and the approval of the Mello-Roos bonds were two separate actions (approval of the CLA Report first, and over two weeks later approval of the Mello-Roos bonds) supports Appellants' argument that the CLA Report was not approved only in connection with the (infrastructure-only) Mello-Roos bonds.
IV. The Mitigation Measures Were New and Not Subsumed under the old 1993/95 EIR
Contrary to Playa's assertions, the methane mitigation measures were new and experimental, and not "subsumed under the old 1993/95 EIR." (Opp. Br. at 34). This fact is evident in the record. For example, the City and its expert, ETI, determined that the then-existing methane code was inadequate to deal with the newly-discovered thermogenic gas at the Playa Vista site. (AR 30:7738-39, 7747 [Building and Safety Commission stating that the methane code was not adequate for Playa Vista site]; AR 1:32 [ETI recommendation that the methane code be "revised to provide conditions for mitigation based upon whether methane is of a biogenic or thermogenic origin."]).
If, as Playa states, the mitigation measures were not new, but merely subsumed under the old 1993/95 EIR, then the City Council would not have had to approve implementation and enforcement of the methane mitigation system on June 12, 2001, because that action would have already occurred at the time the City Council approved the 1993/95 EIR.
V. Significant New Information Giving Rise to Significant Environmental Impacts Mandates an SEIR
Playa vainly attempts to distinguish Mira Monte Homeowners Association v. County of Ventura (1985) 165 Cal App.3d 357. (Opp. Br. at 36). The key principle articulated in this case for purposes of Appellants' action is that when the elements of CEQA S 21166 are met, (regardless of whether the circumstances arise before or after certification of an EIR), the agency must prepare a SEIR. A substitute, such as the CLA Report, will not suffice,
"Section 21166 [of CEQA] and the implementing guidelines [required an SEIR]... By failing to act in this manner, the County did not consider the full range and effectiveness of alternatives and mitigation measures. The Board's imposition of the additional mitigation did not cure the County's failure to proceed as required by law. This is true even if the Board would have reached the identical findings and determinations had it been in compliance."
(Mira Monte Homeowners Association v. County of Ventura (1985) 165 Cal App.3d 357, 361).
VI. There Is An Absence Of Substantial Evidence In The Record That Significant Impacts Will Not Result From The New Methane Mitigation Measures. Conversely, Substantial Evidence In The Record Indicates Significant Effects Will Result From New Mitigation Measures.
"Significant effect"is defined as " a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project."(Guidelines S 15382).
Playa relies upon the CLA Report's proposed future hydrogeologic study for its claim that the record contains substantial evidence that the methane mitigation system's dewatering would not cause subsidence. (Opp. Br. at 40). Proposal of a future study that represents in advance what the study will show, without providing any data to support its conclusions, does not constitute substantial evidence. (Guidelines S 15384, subd. (a) [ [S]peculation, unsubstantiated opinion or narrative... does not constitute substantial evidence. ]; Bank of America v. State Water Resources Board (1974) 42 Cal.App.3d 198, 213, 14, [The evidence alleged to support the agency's findings must have "solid value" in light of the entire record, including contrary evidence.])
In Sundstrom v. County of Mendocino (1988) 202 Cal. App.3d 296, "the applicant was to prepare a hydrological study evaluating the project's potential environmental effects and proposing any necessary mitigation measures. The appellate court concluded because the success of mitigation was uncertain, the county could not have reasonably determined that significant effects would not occur. This deferral of environmental assessment until after project approval violated CEQA's policy that impacts must be identified before project momentum reduces or eliminates the agency's flexibility to subsequently change its course of action." (Sacramento Old City Association v. City Council of Sacramento (1991) 229 Cal.App.3d 1011, 1028, distinguishing Sundstrom v. County of Mendocino, supra, at 308-309).
This case is not the same as Sacramento Old City. First, in Sacramento Old City, the agency determined that a significant impact would occur from loss of parking. (Id. at 1028). In this case, the City did not acknowledge that the long-term permanent dewatering would cause the significant impacts of subsidence and toxic plume expansion. Second, unlike Sacramento Old City, where the City could easily confirm that it could replace one parking space with another (and in fact committed to doing so by approving funds for a major study of downtown transportation) Id. at 1029), here it is not yet known or confirmed whether the amount of water that must be withdrawn to make the mitigation measures effective will not exceed the recharge rate of the aquifer. A study necessary to confirm the absence of such subsidence-producing and toxic plume-expanding effects has not even been attempted.
The new methane mitigation measures require long-term permanent dewatering. (See e.g., AR 27:7257, ["permanent groundwater dewatering measures are also critical to insuring the proper operation of the methane mitigation systems." ]; AR 28:7330, ["At Playa Vista, permanent groundwater dewatering measures are designed to keep the subslab methane vent piping clear."])
Shallow water levels exist throughout the Project area. (EIR 13:8164; 8:4164-5). The methane mitigation measures of both the subslab venting and 50 foot aquifer venting, operate within groundwater levels. (AR 27:7279-81, [diagrams]; AR 28:7330) Playa asserts that "it is an impossible claim" that the 50-foot vent wells require dewatering, because the "50-foot vents wells bottom out in groundwater and vent gas from the groundwater, so the wells must stand in groundwater." (Opp. Br. at 37). But Playa's logic fails, because all the subterranean gas mitigation systems reside in the high ground water table (including the subslab methane vent piping, [discussed infra]) and therefore require long-term permanent dewatering in order to function properly.
The methane mitigation system's long-term permanent dewatering will cause actual or potential significant adverse environmental impacts including: (a) subsidence and, (b) toxic groundwater plume expansion. There is no substantial evidence in the record to support a contrary conclusion.
Playa states that the risks associated with dewatering, subsidence and the groundwater plume expansion are not " new because the 1993 EIR discussed these topics." (Opp. Br. at 38). What Playa conveniently ignores, however, is that the 1993 EIR did not discuss the risks associated with dewatering as they pertain to methane mitigation measures, which require long-term permanent dewatering. This is because the methane mitigation measures approved in the 2001 CLA Report are new and were not contemplated by the 1993 EIR. In fact, the 1993 EIR expressly cautioned against conducting any long-term dewatering at the project site (and in fact, no long-term dewatering was contemplated by the Project at that time) precisely because long-term dewatering would have a significant impact on the environment in the form of increasing the risk of subsidence and toxic groundwater plume expansion. (AR 24:6507).
The 1993 EIR's discussion of these environmental impacts is only relevant to the extent that it provides evidence that the new methane mitigation measures will cause significant impacts.
A. Toxic Groundwater Plume Expansion and Movement
The long-term dewatering necessitated by the new methane mitigation measures will likely cause the toxic groundwater plume to expand and further contaminate the aquifer underneath the project site. Playa claims that " the fear of pulling the groundwater plume is truly a bogeyman." (Opp. Br. at 39). But the City's own environmental reports show that these fears have already been substantiated in other contexts. (EIR 77:28271, [Map showing one plume expanded by approximately 800 feet north toward existing residential and commercial area as a result of short-term dewatering]; EIR 57:23933, [report on same]; EIR 77:28384, [1994 study which found " [t]he [toxic groundwater] plume beneath the plant site has been drawn north toward Inglewood Boulevard... primarily due to the dewatering wells which were operating along Centinela Avenue."].)
It was for these reasons that the 1993/95 EIR required "minimization of long-term dewatering." (AR 24:6507, [93/95 EIR conditioning the project to avoid the need for long-term dewatering and therefore supporting a finding of no significant impact]; AR 24:6559, [same]).
There is no substantial evidence in the record that the toxic groundwater plume will not expand or "pull" as a result of the methane mitigation system s permanent long-term dewatering. Indeed, Playa cites to no such evidence in the record. However, there is substantial evidence in the record that long term dewatering will cause the toxic groundwater plume to expand. This is admittedly a significant effect of the new mitigation measures.
B. Subsidence
There is substantial evidence in the record that long-term dewatering necessitated by the new methane mitigation measures may significantly impact land by causing subsidence. For example, a report submitted by expert Bernard Endres, Ph.d., entitled "Regional Ground Subsidence at Playa Vista," and dated February 15, 2001, concluded that subsidence had historically occurred as a result from fluid withdrawal in the area. (JA 11:2941-54; AR 2:422-25, [Dr. Endres expert credentials].) Dr. Endres pointed out that subsidence could cause damage to buildings, pipelines and other structures, as well as the methane mitigation system itself, (JA 11:2945). Dr. Endres presented examples from other local areas where fluid withdrawal caused subsidence resulting in significant damage. (JA 11:2945-46). Indeed, the 1993/95 EIR reported that subsidence was anticipated from even short-term dewatering for construction of a sewer pipe. (EIR 26:14945). For this reason, the 1993/95 EIR stated that "[i]f construction of the sewer in Jefferson Boulevard is required, the alternate, shallow trench line design with pump(s) shall be required to avoid the need to dewater with consequent subsidence impacts to the properties on the north side of Jefferson Boulevard." (AR 24:6507), [italics added].) This information constitutes substantial evidence that long-term dewatering will cause subsidence, a significant impact.
On the other hand, there is no substantial evidence in the record that the long-term dewatering necessitated by the new mitigation measures will not cause subsidence. The City's summary conclusion that "[t]here is no evidence that proposed methane mitigation measures would result in increased potential for subsidence in the area" (AR 4:1062-63) does not constitute substantial evidence, unless it is backed up by evidentiary facts. (Guidelines S 15384, subds. (a) and (b), ["Argument, speculation, unsubstantiated opinion or narrative, evidence which is clearly erroneous or inaccurate... does not constitute substantial evidence."].)
The only evidence in the record that the City points to in support of its " no significant impact" conclusion is a 2000 benchmark survey which indicated that vertical movements of roadways adjacent to the Playa Vista site occurred at a rate of 2.66 inches, between 1975-2000. (AR 4:1080-1082). However, the City's conclusory remark that subsidence would not result from the mitigation measures is in no way supported by this benchmarking survey. The benchmarking survey did not address the methane mitigation measures' impacts whatsoever. The survey did not correlate historical fluid withdrawal with the rate of vertical roadway movements within the 25 year period. The survey did not describe or analyze whether subsidence would occur as a result of the long-term permanent dewatering necessitated by the operation of the methane mitigation measures.
To illustrate Appellants' point, an adequate study would have been one such as that contained the 1993/95 EIR, which studied and analyzed the potential and actual effects of short-term, temporary dewatering on subsidence for construction of a sewer pipe required for the Project. (EIR 12:7520-7613; EIR 12:7522, ["this report presents a discussion of hydrogeologic conditions along the sewer route, data for use in the design of dewatering systems, and estimates of dewatering requirements during construction of the sewer."]; EIR 12:7533, ["subsidence that will result from the dewatering is estimated to be approximately four-inches along the centerline of Jefferson Boulevard." "In light of the significant issues raised by this report, i.e., complex construction techniques, subsidence, remediation program impacts..."].)
C. Increased Surface Gases
Playa argues that Appellants do not cite any evidence to support their claim that the Project will bring increased gas to the surface. (Opp. Br. at 41). But Playa makes Appellants' arguments for them. Playa admits that the methane mitigation system's 50 foot vent wells are intended to bring the thermogenic gas to the surface. (Opp. Br. at 4, [citing JA 19:5276-79, "The 50-foot vent wells... vent gas from the groundwater]; Opp. Br. at 13, [citing AR 21:5707 , " Columns would be drilled into the 50-foot aquifer 'to ventilate the methane out.'"].) Both the State of California Department of Toxic Substances Control (" DTSC") and the City's expert, ETI, warned that methane gas acts as a carrier gas for toxic BTEX and H2S. (Open. Br. at 33; AR 4:1008-09 and 1016, [DTSC comments on CLA Report]; AR 29:7582, ["In addition, there is some potential for toxic gases (H2S and BTEX) to be carried to the surface..." ]; AR 30:7815 ["Methane acts as a carrier gas to sweep up and transport to the surface the lesser amounts of hydrogen sulfide."].).
Therefore, because substantial evidence in the record does not support the conclusion that significant impacts will not result from the new mitigation measures, the City was required to prepare an SEIR.
D. River Valley Preservation Project v. Metropolitan Transit Development
Playa suggests that this case is analogous to River Valley Preservation Project v. Metropolitan Transit Development Board (1995) 37 Cal.App.4th 154. (Opp. Br. at 35). This case is clearly distinguishable from River Valley.
In River Valley, the after preparing an addendum to the EIR and formally determining that an SEIR was not required, the Board after the housing and commercial project changed only insofar as one berm would be increased by from approximately 20 feet to 30 feet in height. (Id. At 174). The facts in this case are very different from the facts in River Valley. First, unlike the agency in River Valley, the City Council in this case never made a formal determination that an SEIR was not required. Second, in River Valley, the changes only occurred to an "extremely limited" area of the project (Id. at 175). In contrast, the changes to this Project, in the form of new methane mitigation measures, apply to virtually the entire Project site. Furthermore, in River Valley, there was substantial evidence in the record that the increased berm height would not have a significant impact on the environment. (Id. at 174). In this case, however, there is no substantial evidence in the record that the methane mitigation measures would not have a significant impact on the environment. (see discussion infra). Therefore, River Valley is clearly distinguishable.
VII. There Is No Substantial Evidence In The Record That The New Methane Mitigation Measures Will Reduce Impacts To A Level Of Insignificance.
Apart from the question of what environmental impacts would be caused by the new methane mitigation measures, there remains the question of whether the new methane mitigation measures are in fact feasible and will reduce the environmental impacts and safety hazards posed by the Project to a level of insignificance. Mitigation measures must be feasible. (Guidelines S 15126.4, subd. (a).)
Playa ignores Appellants' argument that the methane mitigation system was supposed to be field tested to determine if the gas mitigation systems operated properly, yet this was not done (Op. Br. at 31, citing JA 10:2699, lines 38-45 and JA 10:2721 lines 12-13). Contrary to Playa's assertions, there is no evidence in the record that the mitigation systems are performing adequately to reduce the gas levels. Indeed, Playa itself never points to any evidence, or even intimates that the methane mitigation systems are in fact working, especially the 50-foot vent wells (see Opp. Br. at 40) which are required if building is to be allowed over the large gas anomalies. (AR 25:6734; AR 5:1201). Upon review of Playa s citations to the record that purportedly contradict Appellants' position, it becomes ever so clear that substantial evidence is lacking with regard to the feasibility of the most critical aspect of the methane mitigation system: the 50-foot vent wells.
VIII. The City Abused Its Discretion and Violated CEQA By Failing to Determine Whether a Subsequent or Supplemental EIR Was Required
Playa ignores Appellants' discussion of City of San Jose v. Great Oaks Water Company, (1987) 192 Cal.App.3rd 1005, which held that the City violated CEQA by failing to make a determination whether an SEIR was required by the changes in the project design. (Open. Br. at 39). Playa summarily dismisses Appellants' argument with the statement that San Jose " was a truly egregious case of a project change." (Opp. Br. at 51). Yet Playa makes no attempt to distinguish that case from this one, or explain to this Court why San Jose is not similar, and therefore not controlling, here. In fact, the San Jose court did not restrict its holding to "egregious" cases.
CONCLUSION
Appellants request that the Court reverse the judgment below.
Respectfully submitted,
LAWRENCE TEETER
SABRINA VENSKUS
Dated: May 9, 2005 By:_________________________
SABRINA VENSKUS
Attorneys for Petitioners and Appellants
CERTIFICATE OF WORD COUNT
webmaster note: formatting document for HTML display may have affected online word count. Please download Microsoft Word document for original text.
Petitioners and Appellants Reply Brief in this case was prepared on a computer, the word counting system of which states that the word count of this brief, not including this certificate, tables or cover page, is 4,521 words.
Dated: May 9, 2005 By: ___________________________________
SABRINA VENSKUS
Attorney for Petitioners and Appellants
Playa's Opposition Brief is replete with factually inaccurate and misleading statements of a personal nature about certain Appellants. Appellants dispute any such references and contend that Playa's citations to the record in this regard do not actually reflect what Playa alleges; however, Appellants choose not to waste the court's and parties' resources by responding with specificity thereto.
Playa states, "The only thing the City Council did on June 26, 2001 was adopt the four recommendations of the PLUM Report so that the bonds could be approved." (Opp. Br. at 32, citing AR 26:7069-70, which shows this action occurred on June 12, not June 26 as Playa erroneously states). The CLA Report was not approved on June 26, 2001. It was approved on June 12, 2001. (AR 4:855-57) The Mello Roos bonds were approved on June 26, 2001. (AR 2:286)
hereinafter " B&F Committee"
The NOE states, " CDF No. 4 was established to finance various public infrastructure improvements, including... storm drains, sewers and utilities, street improvements, street lighting and traffic improvements..." (JA 3:736). The NOE makes no reference to the CLA Report or methane mitigation measures, which makes sense because Mello-Roos bonds are not intended to finance residential and commercial buildings (nor their mitigation measures), only infrastructure. This fact further supports Appellants argument that the CLA Report approval was not for the Mello Roos bonds per se, as otherwise suggested by Playa.
Hereinafter " PLUM Committee"
In its opposition brief, Playa attempts to mislead this court by making the following statement, "The Budget and Finance Committee, however, had not acted as fast as PLUM and had not yet made its recommendation [by the time it reconvened on June 13, 2001]." (Opp. Br. at 15). Recommendation for what? Certainly not the CLA Report's approval, since the full City Council had already approved the CLA Report on June 12, 2001, (26 AR 7069-70) pursuant to the PLUM Committee's June 5 recommendation. (AR 4:856-62). The B&F Committee "had not acted as fast as PLUM" because it could not act before PLUM and the full City Council considered and approved the CLA Report. Only after the City Council approved the CLA Report, did the "B&F Committee reconvene[] on June 13, 2001" (Opp. Br. at 15) to recommend approval of the Mello-Roos bonds. (AR 23:6404-06). On June 26, 2001 the full City Council approved the Mello-Roos bonds (pursuant to the B&F Committee's June 13, 2001 recommendation)(AR 2:286-293) and the Housing bonds (pursuant to the Housing Committee's recommendation). (AR 26:7121)
Obviously the new methane mitigation measures were not contemplated by the 1993 EIR because the new information about the thermogenic gas and its implications was not discovered until 2000. (See e.g., AR 22:5971, [City's expert Jones explaining to the B&F Committee that there was nothing in the Phase One EIR about the thermogenic gas]; AR 28:7499-500, [Senior Deputy of City Planning Gordon Hamilton explaining to the B&F Committee that " these new issues need to be studied."]; AR 17:4538, [City Department of Building and Safety Memo to City Council inquiring, " Is a new SEIR required in view of all the new information recently discovered?" Italics added.]).
Playa's opposition brief regarding the 1993 EIR's mention of dewatering has to do with short-term construction dewatering, not long-term permanent dewatering. (Opposition at 39). For example, EIR 26:14945-46; EIR 24:14080; 14111; 14215; and 14218-19 all refer to short-term dewatering associated with construction (which is a short-term, as opposed to a long-term permanent activity) of a sewer. EIR 24:14130 is a citation which explains that dewatering caused the toxic groundwater plume to expand. EIR 11:6692, 6709, 6720-1; 12 EIR 12:7346, 7363, 7374-5, 7520 are pages from a study relating to development of a marina in Area A, which was not part of the Phase One development. EIR 12:7520-7613 is a 93 page study on the construction of the sewer line addressing dewatering issues among other associated impacts. This is the type of study that the City would be required to conduct for an SEIR with regard to the methane mitigation systems.
Subsidence is the sinking of the ground to a lower level. (AR 4:1080). Subsidence is caused by fluid withdrawal. (JA 11:2942)
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