Citations
- 91 Cal. App. 4th 342
Full opinion text
Opinion
STEIN, Acting P. J.
On October 20, 1998, the Napa County (the County) Board of Supervisors adopted a resolution certifying a final subsequent environmental impact report (the FSEIR) and adopting an updated specific plan (the Updated Specific Plan) for the development of an unincorporated area surrounding the Napa County Airport. Two citizens groups and the City of American Canyon, a city located within the County, responded to the County’s actions by filing complaints and petitions for writ of mandate challenging the County’s general plan (General Plan), the Updated Specific Plan and the certification of the FSEIR. (The challengers will be referred to, collectively, as Petitioners.) The superior court sustained demurrers to the causes of action challenging the General Plan, ruling that they were time-barred. It later entered judgment granting the petition for writ of mandate, ruling that the FSEIR was inadequate and that the Updated Specific Plan was invalid.
The County has filed an appeal from the judgment. Petitioners have filed a cross-appeal from the order sustaining the demurrer to the causes of action challenging the County’s General Plan.
We do not agree with every detail of the trial court’s rulings, but we will find that the demurrers properly were sustained, the FSEIR was inadequate and the Updated Specific Plan was invalid. We therefore will affirm the judgment, although without completely adopting the trial court’s reasoning.
Background
The Legislature has declared a policy “to protect California’s land resource, to insure its preservation and use in ways which are economically and socially desirable in an attempt to improve the quality of life in California.” (Gov. Code, § 65030.) To further this policy, each of the state’s counties is required to adopt a comprehensive, long-term, general plan for the physical development of that county. (Gov. Code, § 65300.) The county may then, if it chooses, adopt one or more specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan. (Gov. Code, § 65450.)
In 1986, in accordance with Government Code section 65450, the County adopted a specific plan (the 1986 Specific Plan) to develop the airport industrial area (the Project or Project area). The Project area is made up of approximately 2,945 acres, including the Napa County Airport, immediately south of the City of Napa City. It is bordered by the area’s main north-south transportation route, State Route 29. The area’s main east-west transportation route, Highway 12, crosses State Route 29 and runs through the Project area to the Napa County Airport. In 1986, the area consisted mainly of flat grasslands, crossed by several creeks. It was used primarily for agricultural purposes such as grazing and growing forage crops. The 1986 Specific Plan contemplated developing the area to accommodate 1,923 acres of industrial development, including 1,354 acres designated business/industrial park and 569 acres designated general industrial.
The 1986 Specific Plan was a “project” within the purview of the California Environmental Quality Act (CEQA), Public Resources Code section 21000 et seq. This meant, among other things, that the County was required to prepare and circulate an environmental impact report, or EIR, and was encouraged to hold public hearings prior to certifying the EIR and adopting the 1986 Specific Plan. (Pub. Resources Code, §§ 21065, 21080, subd. (a), 21151.) An EIR was prepared. It identified a number of adverse environmental effects that would result from the adoption of the Project, identified various mitigation measures that might alleviate some or all of those effects, and made recommendations. The County adopted several of the proposed mitigation measures, incorporating them into the 1986 Specific Plan.
The County found, however, that no feasible mitigation measures or alternatives had been proposed that would fully mitigate the adverse effects of the Project on traffic, road access, hydrology, water quality, vegetation, wildlife, land use, and visual, noise and air quality. The County nonetheless certified the EIR, finding that identified economic and social factors justified approval of the Project notwithstanding that the Project would have unmitigated adverse effects on the environment. The County thereafter approved the Project, and adopted the 1986 Specific Plan.
The County began to update the 1986 Specific Plan in 1994. As part of this process, the County caused a draft Updated Specific Plan and a draft subsequent EIR to be prepared and circulated, and again conducted hearings, reviews and related proceedings. After receiving comments and criticisms, the County caused a supplement to the draft subsequent EIR (the Supplement) to be prepared and circulated, and after receiving comments and criticisms to the Supplement, it caused an addendum to the draft subsequent EIR (the Addendum) to be prepared. At the completion of these proceedings, the County, on October 20, 1998, adopted the Updated Specific Plan after certifying the FSEIR, which was comprised of the draft subsequent EIR as modified by the Supplement and the Addendum.
As in 1986, the County found that no feasible mitigation measures or alternatives had been proposed that would fully mitigate the adverse effects of the project. Indeed, the County concluded that a number of the measures approved or adopted as part of the 1986 Specific Plan were not feasible. The County nonetheless certified the FSEIR and adopted the Updated Specific Plan, deleting the mitigation measures adopted in 1986 but found infeasible in 1998. The County found that with the adoption of such mitigation measures as were feasible, the specified impacts would be reduced to a “less than significant” level, and/or that additional mitigation measures were infeasible and the benefits of the Updated Specific Plan sufficiently overrode and outweighed the significant impacts it would have on the environment.
On November, 19, 1998, Napa Citizens for Honest Government and North Bay Citizens for Responsible Transportation filed a complaint and petition for writ of mandate, challenging the FSEIR and Updated Specific Plan. American Canyon was permitted to intervene in the proceedings, and filed its own complaint and petition for writ of mandate challenging the FSEIR and Updated Specific Plan.
The County successfully demurred to both complaints and petitions insofar as they attacked the County’s General Plan, on the basis that such an attack was time-barred. The court, however, granted the petition for writ of mandate, and entered judgment in favor of Petitioners on their remaining claims, finding (1) that the Updated Specific Plan was inconsistent with the General Plan’s circulation element; (2) that the FSEIR failed adequately to analyze identified traffic problems and failed to provide adequate mitigation measures for identified traffic and circulation impacts; (3) that the Updated Specific Plan was inconsistent with the goals and policies of the General Plan’s housing element; (4) that the FSEIR failed adequately to evaluate and mitigate the Updated Specific Plan’s impact on housing; (5) that the FSEIR failed adequately to analyze and mitigate identified significant impacts as to wastewater treatment and water distribution; and (6) that the FSEIR failed to investigate and make findings as to the impact the Updated Specific Plan would have on steelhead trout.
The Appeal
Introduction
Two interrelated bodies of law govern the County’s actions. The first is the state’s planning and zoning laws, Government Code section 65000 et seq., which, as mentioned above, are designed to protect California’s land resource, mandate that a county such as Napa develop and adopt a general plan, and authorize counties to adopt specific plans.
The planning and zoning laws require each general plan to incorporate certain elements including, as relevant here, a land use element, a circulation element (which must be coordinated with the land use element), a housing element, and a conservation element. (Gov. Code, §§ 65302, subds. (b), (c) & (d).) “ ‘The general plan has been aptly described as the “constitution for all future developments” within the city or county. . . . “[T]he propriety of virtually any local decision affecting land use and development depends upon consistency with the applicable general plan and its elements.” . . .’ [Citations.] ‘The consistency doctrine has been described as “the linchpin of California’s land use and development laws; it is the principle which infuse[s] the concept of planned growth with the force of law.” . . .’ [Citation.]” (Families Unafraid to Uphold Rural etc. County v. Board of Supervisors (1998) 62 Cal.App.4th 1332, 1336, [74 Cal.Rptr.2d 1]) (hereafter FUTURE) quoting from Corona-Norco Unified School Dist. v. City of Corona (1993) 17 Cal.App.4th 985, 994 [21 Cal.Rptr.2d 803].)
The Updated Specific Plan, therefore, is valid only to the extent that it is consistent with the County’s General Plan; i.e., to the extent that it is compatible with the General Plan’s objectives, policies, general land uses and programs.
The second body of law at issue is CEQA, a comprehensive scheme designed to provide long-term protection to the environment. (Mountain Lion Foundation v. Fish & Game Com. (1997) 16 Cal.4th 105, 112 [65 Cal.Rptr.2d 580, 939 P.2d 1280].) The Public Resources Code codifies CEQA at section 21000 et seq. Its provisions are supplemented by the CEQA Guidelines, set forth in the California Code of Regulations, title 14, section 15000 et seq. (CEQA Guidelines).
“ ‘The foremost principle under CEQA is that the Legislature intended the act “to be interpreted in such manner as to afford the fullest possible protection to the environment within the reasonable scope of the statutory language.” ’ [Citations.] [ft] The EIR has been aptly described as the ‘heart of CEQA.’ [Citations.] Its purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made. Thus, the EIR ‘protects not only the environment but also informed self-government.’ [Citation.]” (Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 563-564 [276 Cal.Rptr. 410, 801 P.2d 1161], fn. omitted.) “ ‘[T]he ultimate decision of whether to approve a project, be that decision right or wrong, is a nullity if based upon an EIR that does not provide the decision-makers, and the public, with the information about the project that is required by CEQA.’ [Citation.] The error is prejudicial ‘if the failure to include relevant information precludes informed decisionmaking and informed public participation, thereby thwarting the statutory goals of the EIR process.’ [Citation.]” (San Joaquin Raptor/Wildlife Rescue Center v. County of Stanislaus (1994) 27 Cal.App.4th 713, 721-722 [32 Cal.Rptr.2d 704].)
The validity of the FSEIR, therefore, depends in large part upon whether it provides the information necessary for the County and the public to understand the nature and environmental consequences of the Project. There is no requirement that the FSEIR itself be consistent with the County’s General Plan, but it is required to identify any inconsistencies between the Project and the General Plan. (CEQA Guidelines, § 15125, subd. (d).)
Finally, although in regulating EIR’s, CEQA describes the information that must be provided before an agency can approve a project, it also, to a limited degree, restricts the power of the agency to approve a project. Public Resources Code section 21002.1, subdivision (b), thus prohibits an agency from approving a project without requiring the implementation of any feasible mitigation measures, providing: “Each public agency shall mitigate or avoid the significant effects on the environment of projects that it carries out or approves whenever it is feasible to do so.” Public Resources Code section 21002, and CEQA Guidelines section 15093, subdivisions (a) and (b), permit an agency to approve a project even though it will have significant impacts on the environment that cannot be fully mitigated, but only if the agency finds that specific economic, legal, social, technological, or other benefits of a proposed project outweigh the unavoidable adverse environmental effects it will have. In the present case, the FSEIR reported that the Project would cause some adverse effects that could not be feasibly mitigated. The County nonetheless adopted the Updated Specific Plan, finding that the significant effects that could not.be mitigated would be outweighed by the Project’s benefits. Petitioners do not claim that this finding was an abuse of discretion; their complaints are with the process leading up to that finding.
Standard of Review
An agency’s certification of an EIR is subject to judicial review, but “[i]n reviewing agency actions under CEQA, Public Resources Code section 21168.5 provides that a court’s inquiry ‘shall extend only to whether there was a prejudicial abuse of discretion. Abuse of discretion is established if the agency has not proceeded in a manner required by law or if the determination or decision is not supported by substantial evidence.’ Thus, the reviewing court “’does not pass upon the correctness of the EIR’s environmental conclusions, but only upon its sufficiency as an informative document.” ’ [Citations.] We may not set aside an agency’s approval of an EIR on the ground that an opposite conclusion would have been equally or more reasonable. ‘Our limited function is consistent with the principle that “The purpose of CEQA is not to generate paper, but to compel government at all levels to make decisions with environmental consequences in mind. CEQA does not, indeed cannot, guarantee that these decisions will always be those which favor environmental considerations.” ’ [Citations.] We may not, in sum, substitute our judgment for that of the people and their local representatives. We can and must, however, scrupulously enforce all legislatively mandated CEQA requirements.” (Citizens of Goleta Valley v. Board of Supervisors, supra, 52 Cal.3d at p. 564.)
Similarly, a governing body’s conclusion that a particular project is consistent with the relevant general plan carries a strong presumption of regularity that can be overcome only by a showing of abuse of discretion. “An abuse of discretion is established only if the [governing body] has not proceeded in a manner required by law, its decision is not supported by findings, or the findings are not supported by substantial evidence.” (Sequoyah Hills Homeowners Assn. v. City of Oakland (1993) 23 Cal.App.4th 704, 717 [29 Cal.Rptr.2d 182].)
On appeal, “[i]n applying the substantial evidence standard, ‘the reviewing court must resolve reasonable doubts in favor of the administrative finding and decision.’ ” (Laurel Heights Improvement Assn. v. Regents of University of California, supra, 47 Cal.3d at p. 393.) The role of the appellate court’s rule is precisely the same as the trial court’s, and the lower court’s findings are not conclusive on appeal. (Bowman v. City of Petaluma (1986) 185 Cal.App.3d 1065, 1076 [230 Cal.Rptr. 413].)
Deletion of Mitigation Measures Adopted in 1986
A preliminary question is presented by the trial court’s determination that the County lacked the authority to delete the mitigation measures adopted as part of the 1986 Specific Plan. Logic dictates against a conclusion that a mitigation measure once adopted may not be deleted. A county’s needs necessarily change over time in light of such matters as the development of surrounding communities, state and federal action, and/or natural disasters. It follows that a county must have the power to modify its land use plans as circumstances require. The Government Code recognizes this need and permits counties to modify their general plans if they deem the amendment to be in the public interest, except that (with exceptions not present here) any mandatory element of a general plan may not be modified more frequently than four times in any calendar year. (Gov. Code, § 65358, subds. (a) & (b).) A specific plan may be amended in the same manner as a general plan, except that a specific plan may be amended as often as deemed necessary by the legislative body. (Gov. Code, § 65453, subd. (a).) Of course, the specific plan, as amended, still must be consistent with the general plan (Gov. Code, § 65454), and any EIR submitted in connection with the modified plan still must be adequate, but there is no statutory authority for the proposition that an amendment may not include the deletion of an earlier adopted mitigation measure.
The claim that once a mitigation measure is adopted it never can be deleted is inconsistent with the legislative recognition of the need to modify land use plans as circumstances change. It also is true that mistakes can be made and must be rectified, and that the vision of a region’s citizens or its governing body may evolve over time. In light of all these considerations, we conclude that there are times when mitigation measures, once adopted, can be deleted.
Petitioners cite Rio Vista Farm Bureau Center v. County of Solano (1992) 5 Cal.App.4th 351 [7 Cal.Rptr.2d 307] as providing support for the argument that a mitigation measure, once adopted, cannot be deleted. The scope of the project at issue there was broad and somewhat nebulous, with the result that the county could not formulate mitigation measures with any precision. It was held that certain mitigation measures, although imprecise, were sufficient because “a firm commitment has been made to future mitigation of significant impacts. Where, as here, devising more specific mitigation measures early in the planning process is impractical, ‘ “the agency can commit itself to eventually devising measures that will satisfy specific performance criteria articulated at the time of project approval. . . .” ’ ” (Id. at p. 377.) Rio Vista, accordingly, establishes that a firm commitment to devise an effective mitigation measure can itself be a mitigation measure. It does not, however, establish that a particular mitigation measure, once adopted, is a commitment that may never be modified or deleted.
Petitioners also cite Federation of Hillside & Canyon Associations v. City of Los Angeles (2000) 83 Cal.App.4th 1252 [100 Cal.Rptr.2d 301], where the court recognized that CEQA requires an agency, such as the County here, to take steps to ensure that any mitigation measures “will actually be implemented as a condition of development, and not merely adopted and then neglected or disregarded.” {Id. at p. 1261, italics omitted.) Although the court found that an agency cannot simply ignore mitigation measures required by an EIR, nothing in that case compels the conclusion that a mitigation measure, once adopted, is binding for all time.
In short, we find nothing in established law or in logic to support the conclusion that a mitigation measure, once adopted, never can be deleted. Nonetheless, when an earlier adopted mitigation measure has been deleted, the deference provided to governing bodies with respect to land use planning decisions must be tempered by the presumption that the governing body adopted the mitigation measure in the first place only after due investigation and consideration. We therefore hold that a governing body must state a legitimate reason for deleting an earlier adopted mitigation measure, and must support that statement of reason with substantial evidence. If no legitimate reason for the deletion has been stated, or if the evidence does not support the governing body’s finding, the land use plan, as modified by the deletion or deletions, is invalid and cannot be enforced.
Assuming a valid reason for the deletion is stated, and the evidence supports the governing body’s finding that the stated reason exists, the land use plan, as modified, and the supporting EIR, should be subjected to the same scrutiny as would be given any land use plan and supporting EIR. The fact that a mitigation measure had been adopted in an earlier plan, but has been deleted, will be relevant to the question of the adequacy of the modified EIR, because it identifies a mitigation measure that the modified EIR then must address. The modified EIR also must address the decision to delete a mitigation measure. In other words, the measure cannot be deleted without a showing that it is infeasible. In addition, the deletion of an earlier adopted measure should be considered in reviewing any conclusion that the benefits of a project outweigh its unmitigated impact on the environment.
In the present case, the EIR discussed the 1986 mitigation measures, and concluded, in essence, that they were infeasible. The County concluded that the Project could not go forward if it was conditioned on implementing the 1986 mitigation measures, and deleted them as having been ill-advised. This conclusion was based on findings that the traffic resulting from Project-related development would be only a minor contributing factor to the region’s traffic problems, that the County lacked the funds to implement the measures recognized in 1986 and that the County had little control over improvements to the state’s highways, which improvements fall under the authority of the state itself, through the California Department of Transportation (Caltrans). The County, accordingly, stated a legitimate reason for deleting the 1986 measures. As will be discussed further, below, substantial evidence supports the EIR’s findings that the 1986 measures were infeasible, and the conclusion of the County that the Project could not go forward unless those measures were not carried into the Updated Specific Plan.
Adequacy of the FSEIR’s Identification of Significant Effects and Analysis of Mitigation Measures
In order to fulfill its purpose as an informational document, an EIR is required, among other things, to identify the “significant effects” that a proposed project will have on the environment. (Pub. Resources Code, § 21100, subd. (b)(1); CEQA Guidelines, § 15126, subd. (a).) A “ ‘[significant . . .’ effect means a substantial, or potentially substantial, adverse change in the environment.” (Pub. Resources Code, § 21068.) Whether a project will have a significant effect is a matter of judgment, and it is recognized that an “ironclad definition of significant effect is not always possible.” (CEQA Guidelines, § 15064, subd. (b).)
Once a significant effect has been identified, the EIR must propose and describe mitigation measures that will minimize the significant environmental effects that the EIR has identified. (Pub. Resources Code, § 21100, subd. (b)(3); CEQA Guidelines, § 15126, subd. (e).) Mitigation measures must be feasible and enforceable. (CEQA Guidelines, § 15126.4, subd. (а) (1), (2).) “ ‘Feasible’ means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors.” (Pub. Resources Code, § 21061.1.) Any mitigation measure must be “ ‘roughly proportional’ to the impacts of the project.” (CEQA Guidelines, § 15126.4, subd. (a)(4)(B).) “[A]n EIR need not analyze ‘ “ ‘every imaginable alternative or mitigation measure; its concern is with feasible means of reducing environmental effects.’ ” ’ [Citation.] Under the CEQA statute and guidelines a mitigation measure is ‘feasible’ if it is ‘capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors.’ [Citations.] flQ In keeping with the statute and guidelines, an adequate EIR must respond to specific suggestions for mitigating a significant environmental impact unless the suggested mitigation is facially infeasible. [Citations.] While the response need not be exhaustive, it should evince good faith and a reasoned analysis. [Citations.]” (Los Angeles Unified School Dist. v. City of Los Angeles (1997) 58 Cal.App.4th 1019, 1029 [68 Cal.Rptr.2d 367].)
In addition, as noted above, while there is no requirement that an EIR itself be consistent with the relevant general plan, it must identify and discuss any inconsistencies between a proposed project and the governing general plan. (CEQA Guidelines, § 15125, subd. (d).)
The failure to provide enough information to permit informed decision-making is fatal. “When the informational requirements of CEQA are not complied with, an agency has failed to proceed in ‘a manner required by law’ and has therefore abused its discretion. [Citations.]” (Save Our Peninsula Committee v. Monterey County Bd. of Supervisors (2001) 87 Cal.App.4th 99, 118 [104 Cal.Rptr.2d 326].)
A. Traffic
1. Identification of Significant Effects
Traffic congestion is described by “Levels of Service,” or “LOS.” LOS A represents a high level of service. LOS D represents a problematic level of service. The County’s Congestion Management Agency (CMA) permits levels of service as low as LOS E, notwithstanding that LOS E represents delays indicating poor progression and long cycle lengths. LOS F represents any service level below LOS E. In other words, once the level of service has deteriorated to F it can deteriorate further, but the service level will continue to be described as LOS F.
The FSEIR reports that traffic along the region’s highways will increase with or without the Project. It ultimately determined that traffic generated by the Project alone would have a significant effect on certain intersections, but that determination evolved in light of public comments and criticisms. At first—and before it was decided to delete the 1986 traffic mitigation measures—the drafters calculated the levels of service that would result if the Specific Plan went forward including the 1986 mitigation measures, such as widening portions of the state highways and creating means of bypassing key intersections. The drafters contrasted these projected levels of service with those that would occur if the Project was not developed and if none of the mitigation measures was adopted. The drafters found that traffic would be less congested if development went forward and the mitigation measures were adopted, than it would be if development did not go forward and the mitigation measures were not adopted, and concluded that “the project overall is deemed not to have significant adverse impacts upon traffic and circulation.”
The first draft became obsolete when it was decided to delete the 1986 mitigation measures. The drafters then took the position that the Project’s effect on traffic congestion and circulation would not be significant if future congestion would cause an intersection to deteriorate to below acceptable levels whether or not the development went forward. Thus, if an intersection would deteriorate to LOS F even without the Project, the fact that the Project would cause it to deteriorate even further was not deemed a significant effect. The only exception recognized by the drafters resulted if it could be concluded that the Project alone would cause an intersection’s level of service to deteriorate to below an acceptable level. Under such circumstances, the drafters calculated the amount of traffic that would be generated by the development by the year 2015. That figure was added to existing conditions. In light of these calculations, the drafters found that traffic generated by the Project alone would cause only one intersection to deteriorate to an unacceptable level, and thus concluded that the Project would have a significant effect only on that intersection.
This approach was criticized for underrating the effect the Project would have on traffic congestion by emphasizing the fact that traffic congestion would increase whether or not the Project went forward. In addition, it was pointed out that this approach failed to analyze the actual effect of the Project on any intersection that would deteriorate to LOS F irrespective of the Project’s impact on traffic.
The drafters responded by taking a third approach. In brief, the drafters found that development of the Project area would have a significant effect on traffic by the year 2015 if traffic generated by the Project alone would cause an intersection to deteriorate to an unacceptable level. They also found, however, that the Project would have a significant effect on other intersections where the traffic generated by the Project increased the “computed volume/capacity ratio by more than 10%” and the intersection would deteriorate to an unacceptable level irrespective of Project-generated traffic. The Addendum then concluded that the Project would have a significant effect on traffic congestion at three intersections.
Although the methodology adopted by the drafters is difficult to follow, and the fact that their approach evolved causes additional confusion, the drafters did explain their theories, supported them by calculations and made no attempt to hide the fact that the 1986 mitigation measures were being deleted. To the contrary, the drafters were careful to explain that the earlier measures had been deleted, and explained in detail their calculations of the impact the Project would have on traffic within the Project area and on regional traffic along the highways adjacent to the Project area. The FSEIR, accordingly, contained an adequate explanation of the drafters’ reasoning, and of the data underlying that reasoning. We conclude that it fulfilled its informational purpose as to identification of the significant effects the Project will have on traffic and circulation.
2. Identification and Analysis of Mitigation Measures
As discussed above, the FSEIR determined that traffic generated by the Project would have a significant effect on three key intersections. The FSEIR deleted the mitigation measures adopted in 1986, reciting that they were considered but rejected as infeasible in part because of a lack of funding, in part because they would require right-of-way takings from the adjacent properties and, as to one intersection, because of concerns expressed about the visual impact of the proposed improvement.
Petitioners do not complain about the FSEIR’s findings that the 1986 mitigation measures would require significant takings, or that they would have a negative visual impact on one intersection. They note, however, that the County has raised slightly over $2 million dollars through an “Airport Industrial Area Mitigation Fee,” and suggest that the FSEIR erroneously concluded that the County cannot fund the 1986 mitigation measures. Fee-based infrastructure can be an adequate mitigation measure under CEQA (Save Our Peninsula Committee v. Monterey County Bd. of Supervisors, supra, 87 Cal.App.4th at p. 140), and can be particularly useful where, as here, traffic congestion results from cumulative conditions, and not solely from the development of a single project. (Ibid.) It therefore is somewhat surprising that the FSEIR contains no discussion of the Airport Industrial Area Mitigation Fee, and only a very limited discussion of the possibility of using that or other fees as a means of mitigating the Project’s future effect on traffic.
Petitioners, however, do not contend that the FSEIR should have included a discussion of a traffic mitigation fee as a potential mitigation measure. They argue that the money the County has raised, or reasonably can be expected to raise, by means of the Airport Industrial Area Mitigation Fee, will be sufficient to fund the needed roadway improvements. The cost of the highway improvements, however, is far greater than $2 million; indeed, the County estimates that the improvements will cost $70 million. In addition, because the Project will cause only a small percentage of the projected traffic congestion, the County cannot insist that developers within the Project area shoulder the bulk of the expense for the needed highway improvements as a means of alleviating that congestion. Mitigation measures must be roughly proportional to the impacts of a project. (CEQA Guidelines, § 15126.4, subd. (a)(4)(B).) Although the existing mitigation fee appears to be a reasonable attempt to have developers pay their proportionate share of the cost of needed highway improvements, and the continued use of such fees undoubtedly would be useful, it cannot reasonably be argued that the funds that the County already has raised or that it reasonably can expect to raise in the future, will be enough to mitigate the effect on traffic that will result from cumulative conditions.
In addition, the record discloses that a number of entities, most particularly the City of Napa, criticized the drafters’ first attempt to determine significant impacts (which still assumed that the 1986 mitigation measures would be implemented) because local funding was inadequate to cover the costs of those measures, Caltrans’s money was committed to other projects, and there simply was no reason to assume that funding was or would be available. The record therefore fully supports the conclusion that the mitigation fee will not, cannot, and should not pay for the roadway improvements needed to obtain acceptable levels of service along the highways adjacent to the Project area.
For similar reasons it is unpersuasive that the record contains evidence that other localities are funding state highway improvements through local tax measures. Petitioners have made no showing that the County has the capability to raise taxes for purposes of highway improvements.
We find that the record supports the FSEIR’s conclusion that the 1986 mitigation measures could not be accomplished in a successful manner within a reasonable period of time, and thus were infeasible.
The FSEIR declined to analyze other possible improvements to the state highways as mitigation measures because, although they could reduce congestion, they would not reduce congestion to an acceptable level, and “they would not really solve the problem facing the corridor as a whole; and it is thus not possible to say that they are projects that are worth pursuing, even as interim measures.” These findings also are supported by the record.
After rejecting all proposed highway improvements, the FSEIR recited: “The greater global problem is that there is currently no consensus within the County on how to deal with expected congestion [along the major County corridor]. Without an overall concept for the corridor, it is difficult, and, in the view of the authors, unwise to propose stand-alone mitigation measures. This is largely because traffic from [the Project] is an important but still minority portion of the traffic growth expected within the corridor in the next 20 years. The overall growth in traffic dominates the future demand for improved traffic service, and any improvements due to the [Project] must fit within a logical framework of response to future growth, ffl] In the view of the authors of this document, a better approach would be to recognize that Napa County faces significant problems throughout the length of this corridor. . . . We believe that a better approach than attempting to assign responsibility via the standard type of impact analysis discussed above would be for the County to initiate a corridor study to develop acceptable solutions and to develop a funding plan.”
The FSEIR, accordingly, set forth a single mitigation measure, reciting: “A corridor-wide study of traffic impacts and potential solutions, including a review of potential funding sources and potential legislative remedies to the impacts of non-Napa-County traffic growth, should be initiated by the County with the support of all jurisdictions neighboring the Airport Specific Plan Area. The study should cover SR 29 from the Napa/Solano County border to the SR 12/29/121 intersection and all of SR 12 from the Solano County Line to the Sonoma County Line. Development projects within the Napa Airport Specific Plan should be assessed a fair-share fee to be contributed to the cost of this study. Depending on the eventual results of the study, development within the airport may also be assessed fees for fair-share costs of improving the roadway system itself. The proposal for a study of the corridor is not intended as a replacement for fair-share contributions to eventual physical mitigation measures.”
A study, such as that proposed by the County, may be a mitigation measure if there is a definite commitment both to produce the study and to take such mitigation measures as are recommended by it. (See Federation of Hillside & Canyon Associations v. City of Los Angeles, supra, 83 Cal.App.4th at pp. 1261-1262; Rio Vista Farm Bureau Center v. County of Solano, supra, 5 Cal.App.4th 351, 377; and Sacramento Old City Assn. v. City Council (1991) 229 Cal.App.3d 1011, 1026-1030 [280 Cal.Rptr. 478].) As will be discussed further in connection with the issue of consistency between the Updated Specific Plan and the County’s General Plan, the County has made only a limited commitment to participate in the study recommended by the FSEIR. The study, accordingly, cannot be deemed a true mitigation measure. That a proposal was mislabeled a mitigation measure, however, does not by itself invalidate the FSEIR.
Petitioners make no claim that there were other measures for mitigating the impact the Project would have on traffic that should have been analyzed or should have been adopted as feasible.
We conclude that the FSEIR adequately identifies the Project’s significant effects on traffic. It could have discussed the efficacy of imposing a mitigation fee or of using the existing mitigation fee as means of providing some funding for highway improvements, but the available evidence indicates that it would be unreasonable to view such fees as a potential solution to the region’s traffic congestion and circulation problems. In short, the FSEIR adequately identified and analyzed mitigation measures, and adequately stated its reasons for rejecting the mitigation measures adopted in 1986.
B. Housing
1. Identification of Significant Effects
CEQA Guidelines section 15126, subdivision (d), requires an EIR to discuss the “Growth-Inducing Impact of the Proposed Project.” Guidelines section 15126.2, subdivision (d), elaborates: “. . . Discuss the ways in which the proposed project could foster economic or population growth, or the construction of additional housing, either directly or indirectly, in the surrounding environment. . . . Increases in population may tax existing community service facilities, requiring construction of new facilities that could cause significant environmental effects. Also discuss the characteristic of some projects which may encourage and facilitate other activities that could significantly affect the environment, either individually or cumulatively. It must not be assumed that growth in any area is necessarily beneficial, detrimental, or of little significance to the environment.”
The Updated Specific Plan does not call for the construction of any housing in the Project area, and its proximity to the airport renders it unsuitable for housing. The County’s position was and is that because there is no provision for housing units within the Specific Plan area, the proposed development has no direct impact on housing, and thus no significant effect on the environment requiring discussion in the FSEIR. Petitioners’ position is that because the Project will create jobs, and the creation of jobs will bring people into the area, the FSEIR was required to analyze the resulting housing needs. We will find that the FSEIR was indeed required to discuss such housing needs as reasonably might be generated by the Project, but not in great detail. We also will find that the FSEIR, including an attached “Market and Jobs/Housing Analysis,” contains an adequate discussion of these housing needs.
In arguing that the Project will have no significant effect on housing, the County relies, in part, on CEQA Guidelines section 15131. Subdivision (a) of CEQA Guidelines section 15131 recognizes that a project may have economic and social effects that do not themselves cause a physical change in the environment, or act only indirectly to cause a physical change in the environment. It recognizes that CEQA applies only if a project causes a physical change, and accordingly provides that the EIR need not include a discussion of economic or social effects that do not cause a physical change. If the anticipated economic or social effects will create a chain of cause and effect that will result in a change in the environment, the intermediate economic or social changes need not be analyzed in any detail; “[t]he focus of the analysis shall be on the physical changes.” (Ibid.) The County argues that because the Project calls for no construction of housing units, the Project’s impact on housing is merely an intermediate step on the chain of cause and effect, and therefore need not be discussed in the FSEIR.
CEQA Guidelines section 15131, does not, however, preclude the necessity for EIR review of a project simply because the project itself does not include action that will have a significant effect on the environment. It distinguishes between a project’s effects on the social or economic environment and its effects on the physical environment, providing that EIR review is not required absent some resulting effect on the physical environment. Thus, for example, a “social” impact, such as overcrowding in a classroom is not a “significant effect” requiring analysis unless the overcrowding will be so great as to have an effect on the physical environment by requiring the construction of additional classrooms. (Goleta Union School Dist. v. Regents of University of California (1995) 37 Cal.App.4th 1025, 1032 [44 Cal.Rptr.2d 110].)
It also is settled that the EIR must discuss growth-inducing impacts even though those impacts are not themselves a part of the project under consideration, and even though the extent of the growth is difficult to calculate. The case law supports this distinction. The court in City of Antioch v. City Council (1986) 187 Cal.App.3d 1325 [232 Cal.Rptr. 507] found that a project required an EIR notwithstanding that the project itself involved only the construction of a road and sewer project which did not in and of themselves have a significant effect on the environment. The court recognized that the sole reason for the construction was to provide a catalyst for further development in the immediate area. It held that because construction of the project could not easily be undone, and because achievement of its purpose would almost certainly have significant environmental impacts, the project should not go forward until such impacts were evaluated in the manner prescribed by CEQA. (Id. at pp. 1337-1338.)
In Stanislaus Audubon Society, Inc. v. County of Stanislaus (1995) 33 Cal.App.4th 144 [39 Cal.Rptr.2d 54], the court considered a proposed construction of a country club and golf course and attendant facilities. It was contended there that an EIR was not required because the growth-inducing impacts of the proposed project were too remote or speculative, and EIR’s would be prepared in connection with any application for a housing development. The court responded, “The fact that the exact extent and location of such growth cannot now be determined does not excuse the County from preparation of an EIR. . . . [Rjeview of the likely environmental effects of the proposed country club cannot be postponed until such effects have already manifested themselves through requests for amendment of the general plan and applications for approval of housing developments.” (Id. at pp. 158-159, fn. omitted.)
It follows that an agency cannot avoid the EIR process simply because a project does not itself call for the construction of housing or other facilities that will be needed to support the growth contemplated by the project. It does not follow, however, that an EIR is required to make a detailed analysis of the impacts of a project on housing and growth. Nothing in the Guidelines, or in the cases, requires more than a general analysis of projected growth. The detail required in any particular case necessarily depends on a multitude of factors, including, but not limited to, the nature of the project, the directness or indirectness of the contemplated impact and the ability to forecast the actual effects the project will have on the physical environment. In addition, it is relevant, although by no means determinative, that future effects will themselves require analysis under CEQA.
We also do not believe that EIR review can be avoided simply because the project’s effect on growth and housing will be felt outside of the project area. Indeed, the purpose of CEQA would be undermined if the appropriate governmental agencies went forward without an awareness of the effects a project will have on areas outside of the boundaries of the project area. That the effects will be felt outside of the project area, however, is one of the factors that determines the amount of detail required in any discussion. Less detail, for example, would be required where those effects are more indirect than effects felt within the project area, or where it is be difficult to predict them with any accuracy.
The issue in City of Antioch and Stanislaus Audubon Society was whether it was necessary to prepare an EIR at all in connection with the contemplated projects. Those cases, however, also illustrate situations requiring more detail in the EIR than we believe is required in the present case. Each case involved a project that was simply the first step in the development of a particular area. To permit them to go forward without analyzing the effect of the ultimate development as a whole, therefore, would result in a “piecemeal review in which ‘environmental considerations . . . become submerged by chopping a large project into many little ones—each with a minimal potential impact on the environment—which cumulatively may have disastrous consequences.’ [Citations.]” (City of Antioch v. City Council, supra, 187 Cal.App.3d at p. 1333.) Here, in contrast, the Project contemplates not just the first step of the development of the Project area, but the area’s full development, and the FSEIR contains an analysis of the full extent of the contemplated development of the Project area. In addition, although the Project-induced growth inevitably will have an effect on the physical environment, unlike the situations in City of Antioch, and Stanislaus Audubon Society, this effect will be diffused over a large, undefined area. It also is true that there are a greater number of variables in the present case than existed in City of Antioch, Stanislaus Audubon Society, and similar cases, rendering it even more difficult to predict the location of anticipated housing with any accuracy.
Nonetheless, in order to fulfill its purpose as an informational document, the FSEIR should, at a minimum, identify the number and type of housing units that persons working within the Project area can be anticipated to require, and identify the probable location of those units. The FSEIR also should consider whether the identified communities have sufficient housing units and sufficient services to accommodate the anticipated increase in population. If it is concluded that the communities lack sufficient units and/or services, the FSEIR should identify that fact and explain that action will need to be taken to provide those units or services, or both. Because it cannot be known if the Project will cause growth in any particular area, and because the Project most likely will not be the sole contributor to growth in any particular area, it is not, however, reasonable to require the FSEIR to undertake a detailed analysis of the results of such growth.
With this in mind, we turn to the FSEIR’s actual discussion of housing impacts. The FSEIR found that the Project would create a need and opportunity for employment, concluding that it would result in a need for additional housing units at locations outside of the Project area. It reasoned, however, that it was impossible to discuss the environmental effects such units would have because “the nature and extent of future, indirect development is not known at this time.” The FSEIR therefore simply declined to consider the possible effects the Project might have on housing in surrounding communities. This discussion, in and of itself, is inadequate.
CEQA Guidelines section 15131, subdivision (c), however, provides: “Economic, social, and particularly housing factors shall be considered by public agencies together with technological and environmental factors in deciding whether changes in a project are feasible to reduce or avoid the significant effects on the environment identified in the EIR. If information on these factors is not contained in the EIR, the information must be added to the record in some other manner to allow the agency to consider the factors in reaching a decision on the project.” In the present case, the Market and Jobs/Housing Analysis is appended to the Updated Specific Plan. This plan seems to make exactly the projections that the FSEIR declares cannot be made, detailing the types of businesses that can be expected to locate within the Project area, the rate at which acreage within the area can be expected to be “absorbed” into each type of projected land use and the number of employees that each type of business can be expected to add. It concludes that by the year 2015, an additional 9,881 employees will be added to area, requiring construction of an additional 5,457 housing units. It projects the number of units required by income (“very low,” “low,” “moderate” and “above moderate”), and it explores the possibility of locating the majority of the units in the City of Napa and/or in American Canyon.
We find that the FSEIR, including the Market and Jobs/Housing Analysis, adequately fulfills the FSEIR’s informational purpose, and that the FSEIR, accordingly, contains an adequate discussion of housing.
2. Identification and Analysis of Mitigation Measures
As the FSEIR concluded that the Project would not have any significant effect on housing, it also did not discuss any mitigation measures directed at the effect the Project would have on housing. As discussed above, we disagree with the first conclusion, but find that the FSEIR, together with the Market and Jobs/Housing Analysis, provides an adequate discussion of the impact the Project can be expected to have on growth and housing in outlying areas. The question now is whether the FSEIR is deficient in failing to discuss measures that might mitigate that impact.
Neither CEQA itself, nor the cases that have interpreted it, require an EIR to anticipate and mitigate the effects of a particular project on growth on other areas. In circumstances such as these, we think that it is enough that the FSEIR warns interested persons and governing bodies of the probability that additional housing will be needed so that the they can take steps to prepare for or address that probability. The FSEIR need not forecast the impact that the housing will have on as yet unidentified areas and propose measures to mitigate that impact. That process is best reserved until such time as a particular housing project is proposed.
C. Treatment of Wastewater and Sources of Water
1. Identification of Significant Effects
The FSEIR provides a detailed analysis of the amount of wastewater that will be generated by users within the Project area, and the amount of water that will be consumed by those users. It reports that, for the most part, main pipelines and related infrastructure for both wastewater and water are in place. It assumes that wastewater will be treated, as it is now, by the Soscol Treatment Plant. It reports that the Soscol Treatment Plant is close to capacity, and will not be able to treat additional wastewater generated by the Project. The FSEIR further reports, however, that American Canyon is expected to enter into an agreement with the City of Vallejo that should allow American Canyon to send its wastewater to Vallejo for treatment, rather than to the So’scol Treatment Plant, which then will have the capacity to treat wastewater from the Project area. It also reports that there are plans to expand the Soscol Treatment Plant to provide capacity for all wastewater generated within the Napa Sanitation District (NSD) service area through the year 2020, and that funds are available for that expansion. The FSEIR points out, however, that “[wjhile new facilities are being planned by the NSD and financing methods are available, there would be an interim period prior to the completion of improvements in which the biological treatment capacity of the existing facility may be inadequate, resulting in a significant impact upon the adequacy of wastewater service.”
The FSEIR does not discuss the possibility that it might become necessary to treat wastewater from the Project at some facility other than the Soscol Treatment Plant, and therefore does not address the impacts of any alternative means of treatment.
As to water use, the FSEIR assumes that water to the Project area will be supplied in the future, as it is supplied now, by American Canyon. American Canyon receives water from the State Water Project via the North Bay Aqueduct. The FSEIR reports that at present, American Canyon uses less than one-half of the amount of water allocated to it, but it appears that by the year 2015, the combined needs of the city and the Project will exceed American Canyon’s aqueduct allotment. The FSEIR further reports that American Canyon is in the process of reaching an agreement with the City of Vallejo that will permit American Canyon to purchase additional water from a water treatment facility in that nearby town. The FSEIR assumes that this water will prevent the anticipated shortfall. It therefore concludes that the Project’s demand for water will not result in a significant effect.
It has been held that an EIR is inadequate if it fails to identify at least a potential source for water. In Stanislaus Natural Heritage Project v. County of Stanislaus (1996) 48 Cal.App.4th 182 [55 Cal.Rptr.2d 625], for example, the failure to identify a source of water beyond the first five years of development rendered the EIR inadequate, although the developer was pursuing several possible sources. It also has been held that an EIR is inadequate if the project intends to use water from an existing source, but it is not shown that the existing source has enough water to serve the project and the current users. (Santiago County Water Dist. v. County of Orange (1981) 118 Cal.App.3d 818 [173 Cal.Rptr. 602].) On the other hand, it has been held that an EIR is not required to engage in speculation in order to analyze a “worst case scenario.” (Towards Responsibility in Planning v. City Council (1988) 200 Cal.App.3d 671 [246 Cal.Rptr. 317] (hereafter TRIP).) In that case, the court held that an EIR was not required to analyze the effects that would result from the construction of a sewage treatment facility, when (1) all indications suggested that the facility would never be needed, and (2) the facility—if it was constructed—would be subjected to its own environmental review.
The present situation falls somewhere between that at issue in TRIP on the one hand, and those in Stanislaus and Santiago, on the other. In TRIP, affected cities had entered into agreements designed to provide service sufficient to meet the project’s needs. In the present case, the necessary agreements have not yet been reached, and as the Project has no control over those agreements, it cannot ensure that they will be reached. Unlike the EIR in Santiago, the FSEIR does consider the impact of the Project’s needs on the area’s resources and the ability of those resources to meet the demands of other users. Unlike the situation in Stanislaus, the FSEIR has identified sources for water and facilities for the treatment of wastewater, although their availability has not been absolutely established. Moreover, the FSEIR analyzes the capacities of the existing systems and concludes that the anticipated resources, if available, will be able to handle the Project area’s needs for water and disposal of wastewater.
It follows that a compromise between the positions adopted in those cases is in order. We conclude that the FSEIR need not identify and analyze all possible resources that might serve the Project should the anticipated resources fail to materialize. Because of the uncertainty surrounding the anticipated sources for water and wastewater treatment, however, the FSEIR also cannot simply label the possibility that they will not materialize as “speculative,” and decline to address it. The County should be informed if other sources exist, and be informed, in at least general terms, of the environmental consequences of tapping such resources. Without either such information or a guarantee that the resources now identified in the FSEIR will be available, the County simply cannot make a meaningful assessment of the potentially significant environmental impacts of the Project. (See Sierra Club v. State Bd. of Forestry (1994) 7 Cal.4th 1215, 1237 [32 Cal.Rptr.2d 19, 876 P.2d 505].)
2. Identification and Analysis of Mitigation Measures
The FSEIR set forth the following measures to mitigate the impact the Project can be expected to have on treatment of wastewater at the Soscol Treatment Plant during the “interim period” before the plant completes the planned expansion and before American Canyon diverts its wastewater to Vallejo: (1) “Prior to permit approval, the NSD should review all new large development proposals to determine their ability to service the site”; (2) “[Industries that produce large volumes of sewage should provide on-site pretreatment and storage of wastes for a controlled release into the sewer system”; and (3) “Temporary treatment and/or storage ponds should be provided to increase the biological treatment capacity of the existing facilities pending the implementation of the planned Soscol Treatment Plant expansion.”
Once the FSEIR concluded that the Project would have no significant effect on water resources, it became unnecessary for it to analyze measures that would mitigate the Project’s effect on water sources. The FSEIR nonetheless set forth the following general policies, characterizing them as mitigation measures: (1) “The County should coordinate future projects and associated water demand in the Plan Area with American Canyon and the NSD to further ensure that adequate water supplies and treatment are provided in a timely manner”; (2) “The County should promote the design, utilization and construction of water conservation devices within proposed buildings and landscape plans”; and (3) “The County should promote the utilization of reclaimed water to minimize potable water use.”
These measures and policies would be adequate if the identified sources for water and treatment of wastewater were certain. As they are not certain, however, and as we have found that the FSEIR is inadequate in failing either to identify new sources or to report that none is available, the FSEIR also is inadequate in failing to identify and analyze appropriate mitigation measures related to the alternative sources, if any. In theory, at least, the FSEIR also could state a mitigation measure that would prevent development if the identified sources fail to materialize. As it stands, however, the FSEIR’s discussion of wastewater and water is inadequate.
Conclusion
In conclusion, the FSEIR’s identifica