Comments on NOP of EIR by SaveGirdValley · 6/26/2017 · Gird Valley is four miles long,...
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SAVEGIRDVALLEY.COM [email protected] Date: June 26, 2017 RE: Bonsall Unified School District’s (BUSD) Notice of Preparation of an Environment Impact Report (NOP of EIR), as required by the California Environmental Quality Act (CEQA), for a 1,500-student high school and performing arts center proposed for the five-times-rejected site in Fallbrook’s Gird Valley. To: BUSD Facilities Manager David Medcalf [email protected]; BUSD Board of Trustees ([email protected], [email protected], [email protected], [email protected], [email protected]); SD County of Education (Bill DosSantos, [email protected]), State of California’s Department of General Services’ (DGS) Office of Public School Construction Division of the State Architect’s Office (Ron LaPlante, [email protected]); San Diego County Planning and Development Services, Dag Bunnemeyer, [email protected]); County of San Diego Parks and Recreation (Mark Massen, Senior Park Project Manager, San Luis Rey River Valley Park, [email protected]); County Supervisor Bill Horn’s Office (Melanie Wilson, Land Use Advisor, [email protected]); California Department of Fish and Wildlife (Warren Wong, [email protected]; Marilyn Fluharty, [email protected]); U.S. Fish and Wildlife Service (Emily Cate, [email protected]); US Army Corp of Engineers (Shanti Santulli, [email protected]), Citizens for Accountability in Taxation and Education/CATEgrp.com ([email protected]); Fallbrook Chamber of Commerce (Lila MacDonald, [email protected]); Fallbrook Community Planning Group (Jim Russell, [email protected]; Jerry Kalman, [email protected]; Roy Moosa, [email protected]; Jack Wood, [email protected]; Karel Hanson, [email protected]; Anne Burdick, [email protected]; Donna Gebhart, [email protected]); Fallbrook Land Conservancy ([email protected], Will Shakespeare, [email protected]; Wallace Tucker, [email protected]; Vince Ross, [email protected]), Monserate Winery (Jade and Julie Work, [email protected]), Center for Biological Diversity (John Buse, [email protected], Ileene Anderson,
Transcript of Comments on NOP of EIR by SaveGirdValley · 6/26/2017 · Gird Valley is four miles long,...
[email protected]:June26,2017RE:BonsallUnifiedSchoolDistrict’s(BUSD)NoticeofPreparationofanEnvironmentImpactReport(NOPofEIR),asrequiredbytheCaliforniaEnvironmentalQualityAct(CEQA),fora1,500-studenthighschoolandperformingartscenterproposedforthefive-times-rejectedsiteinFallbrook’sGirdValley.To:[email protected];BUSDBoardofTrustees([email protected],[email protected],[email protected],[email protected],[email protected]);SDCountyofEducation(BillDosSantos,[email protected]),StateofCalifornia’sDepartmentofGeneralServices’(DGS)OfficeofPublicSchoolConstructionDivisionoftheStateArchitect’sOffice(RonLaPlante,[email protected]);SanDiegoCountyPlanningandDevelopmentServices,DagBunnemeyer,[email protected]);CountyofSanDiegoParksandRecreation(MarkMassen,SeniorParkProjectManager,SanLuisReyRiverValleyPark,[email protected]);CountySupervisorBillHorn’sOffice(MelanieWilson,LandUseAdvisor,[email protected]);CaliforniaDepartmentofFishandWildlife(WarrenWong,[email protected];MarilynFluharty,[email protected]);U.S.FishandWildlifeService(EmilyCate,[email protected]);USArmyCorpofEngineers(ShantiSantulli,[email protected]),CitizensforAccountabilityinTaxationandEducation/CATEgrp.com([email protected]);FallbrookChamberofCommerce(LilaMacDonald,[email protected]);FallbrookCommunityPlanningGroup(JimRussell,[email protected];JerryKalman,[email protected];RoyMoosa,[email protected];JackWood,[email protected];KarelHanson,[email protected];AnneBurdick,[email protected];DonnaGebhart,[email protected]);FallbrookLandConservancy([email protected],WillShakespeare,[email protected];WallaceTucker,[email protected];VinceRoss,[email protected]),MonserateWinery(JadeandJulieWork,[email protected]),CenterforBiologicalDiversity(JohnBuse,[email protected],IleeneAnderson,
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[email protected]);ConservationLandGroup(KevinKnowles,[email protected]);MitigationLandSpecialists(JoanneRodriguez,[email protected]);TheWildlandsSanLuisReyWetlandMitigationBank(KathyDaniel,[email protected]);NorthCountyFireProtectionDistrict(FireChiefStephenAbbott,[email protected]),SaveGirdValley.comemaillist.ToWhomItMayConcern:OnbehalfofBUSDdistrictresidentsandresidentsofGirdValleyinFallbrook,SaveGirdValley.comissubmittingthefollowingcommentsontheNoticeofPreparationoftheEnvironmentalImpactReportforBUSD’shighschoolandperformingartscenterproposedforasiteinGirdValley.Thesecommentswereassembledbyourdedicatedvolunteersandwethankthemfortheirinput.Pleasecontactusanytimeandformoregeneralinformation,pleasereviewtheKeyDocumentsandHistorysectionsofourwebsite.Thankyou.TeresaPlattSaveGirdValley.com760-468-2025SaveGirdValley@gmail.com
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COMMENTSONNOPONEIRPROPOSEDBUSDHIGHSCHOOL,GIRDVALLEY,FALLBROOK,CASENSITIVESPECIES:TheInitialCEQAontheproposedGirdRoadsitereported,"Developmentoftheprojectwillimpactapproximately22.4acresofthe48acresite.”NowtheNOPoftheEIRstatestheproject“willdisturb39.5acres."
BUSDplanstobuildovermostofthelandincludingthe16.14acresoffederally-designated(EndangeredSpeciesAct)criticalhabitatforthewetlands-dependentendangeredarroyotoad.
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GIRDVALLEYSITEOVERLAIDINREDWITHARROYOTOADCRITICALHABITAT:
Source:U.S.FishandWildlifeService
Mitigationofthisdamageto16.14acresofcriticalhabitatviauseofmitigationcreditsfromamitigationlandbankiscostlyandtheburdenwillbebornebydistricthouseholds.TheaveragecostformitigationcreditsinSanDiegoCountyis$380,000/acre.ForcreditslocatedwithintheSanLuisReyRiverValley,estimate$500,000/acre.It’sdifficulttoimagineascenariowherethevaluegainedwouldjustifythehabitatdestructionorcost.
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Beyondsensitiveorendangeredspeciesthatmayoccuronthesitealongwithfederally-designatedcriticalhabitat,theInitialCEQAstated,“ThreeunnamedtributariestotheSanLuisReyRiverarelocatedonthesite.TheSanLuisReyRiverisaperennialdrainagethatflowssouthwesterlythroughtheprojectarea.Projectcontains2.4acresofephemeraldrainagesandassociatedriparianhabitatthatareconsideredCaliforniaDepartmentofFishandWildlifejurisdictionaldrainagefeaturesregulatedbySection1602.Thesitecontainsapproximately1.5acresofephemeraldrainagesthatwouldbeconsideredjurisdictionalWUSregulatedbytheUSACEandtheRegionalWaterQualityControlBoard.2.4acresofthesiteareephemeraldrainagesandassociatedriparianhabitatthatwouldbeconsideredCountyResourceProtectionOrdinanceWetlandsAreas.”AllthesevariousagenciesshouldbeengagedintheprocessandwearepleasedthattheCenterforBiologicalDiversityhasagreedtoparticipate.Additionally,someofthesesensitiveareasarenotedontheproposedparcelmapbutthearroyotoad’scriticalhabitatisconspicuousbyitsabsence.
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ERRORRE:ADDRESS:Thepropertyunderdiscussion,onGirdRoadinGirdValleyinFallbrook,isnotinBonsall.Itislocatedinthe92028zipcodeintheunincorporatedareaofFallbrookinNorthSanDiegoCounty.ItistheareawhereFallbrookwasfirstfoundedanditsLiveOakCreekistheoriginalwatersourceforthecommunityandtheinspirationforthetown’sname(originallyFallBrook).Thisisthesecondtimewe’vehadtocorrecttheaddressondocumentsdistributedbyBUSDrelatedtotheprojectinFallbrook’shistoricalGirdValley.Itisanethicalimperativetoprovideanaccuratedescriptiontothecommunity.ThemisstatedaddressmakesitappearasifBUSDiscomplyingwithCounty/StateBOEsrecommendationduringBUSD’sunificationprocessthatBUSDselltheFallbrookpropertyandkeepanyconstructionwithinBonsall’scentralcoreinordertolimitgreenhousegases(GHGs)andtransportationrelatedenvironmentalcosts.CONFLICTOFINTEREST:Possibleconflictofinterestexistssincethedeveloper,BUSD,isalsotheLeadAgency.Additionally,BUSD’sfacilitymanagerisaformeremployeeofthecontractorwhojustwontheRequestforProposal(RFP)forconstructionservicesrelatedtoaLease-Leaseback(LLB)onthissite.WhiletheBoarddirectedtheRFPforthisLLBbenonsitespecific(allowingforfurtherreviewofapropertyadjacenttoBUSD’scampusonLilacRoad,theOceanBreezeRanchproperty),LLBsarerequiredbylawtobesitespecifictodistrict-ownedland.Additionally,afterfundingtobuildahighschoolonGirdRoadlostfivetimesattheballotbox(withthemostrecentattemptin2016fundedbytheproposedLilacHillsRanchdevelopmentandEricksonHallConstruction),developershavemoretogainfromthisprojectthandoesthecommunity.Forthesereasons,werequestasecondpointofcontactbeyondBUSDforallcommentssubmittedontheNOPand/orEIR.SCHOOLSPRAWLGENERATESURBANSPRAWL:ThelocationofahighschoolinGirdValleywilltriggermoredevelopmentinanareathatstronglycommitteddecadesagotoslowgrowthandlowdensity.Reinforcingthiscommitment,GirdValleyandthelargerFallbrookareawereformallydownzonedintheCountyGeneralPlan.This,andotherreasons(topography,environmentalmitigationcosts,proximitytohomes,traffic),contributedtoFallbrookUnionHighSchoolDistrict(FUHSD)declaringthepropertysurplusandpreparingitforsale.The2011RealPropertyAdvisoryReportpreparedduringthisprocessstated,“Itwasnotedthat,ifthedemographicprojectionsareaccurate,anincreaseofabout250studentsoverthenext10-20yearsorsowillnottaxthecurrentFallbrookHighSchoolcampus.”(FUHSD:4,000+-studentcapacity,currentenrollmentapproximately2,000).Uponunification,BUSDthenacquiredthesurplusGirdRoadpropertyfromFUHSDinadispositionofassetsandtheStateandCountyBoardsofEducationbothadvisedBUSDtoselltheproperty,adviceBUSDignored.HARDSCAPE:ParkingandhardscapesquarefootageshouldbebrokenoutfromlandscapingintheEIR.LIGHT/NOISEPOLLUTION:WecanstillseethestarsinGirdValleysolightpollution,alongwithnoiseandtraffic,areofgreatconcern.
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SCENICCORRIDOR:GirdRoadisaCountysceniccorridorsooversizedconstructionandanestimated50%increaseinvehiclesdailyonGirdRoad(Kunzman)willcompromiseitsscenicdesignation.VIEWSHEDS:Viewshedswillbenegativelyimpactedforpropertyownersonthehillssurroundingtheproperty.Thiswillreducepropertyvaluesandpropertytaxes.FIRESAFETY:Theprojectmusthaveatleasttwoaccess/exitpointsforfiresafetysinceitislocatedinahighfiredangerarea.Thereshouldabsolutelybenowaiverforthisveryimportantrequirement.GirdValleyisfourmileslong,culminatingtothenorthatRecheRoadandLiveOakPark.Beyondevacuationofstudents,teachersandstaff,thesafetyofvalleyresidentsisalsoimportant.TRAFFICFLOW/PEDESTRIANSAFETY:Thecurrentdesignforparkingandstudentdropoffiscompletelyinadequatetoprotectpedestriansafety.BecausetheproposedsiteonGirdRoadislocatedatthenorthernmostendoftheDistrict,virtuallyeverystudentandstaffmemberwillapproachfromthesouthandhavetoturnleftandcrosstheflowofoncomingtraffictoaccessthehighschoolparkinglot.TothewestofthesouthernendofGirdValley,westofKnottwoodWay,aroadandoverpassareunderconstructionconnectingGirdRoadtotheViaMonserate/Highway76intersection.IfalargehighschoolisbuiltonGirdRoad,trafficthroughtheSycamoreRanchresidentialneighborhoodwillincreasedramaticallyasdriversattempttoavoidcongestiononGirdRoadandHighway76.WestronglyurgetheCountyinitiateatrafficstudyindependentofthedeveloper’sstudy(Kunzman)whichdeclaredtheproposedhighschool/performingartscenterprojectwouldhave“nosignificanttrafficimpacts”.HISTORICALENVIRONMENTALFEATURES:AtleastoneoftheunnamedtributariesismostlikelyLiveOakCreekwhichrunsfromLiveOakParkthroughGirdValleytotheSanLuisReyRiverValley.LiveOakCreekwastheoriginalFallBrookforwhichthetownofFallbrookwasnamed.Inadditiontoitsenvironmentalvalues,itcarrieshistoricalsignificance.Tothenorth,thenewMonserateWineryisworkingwithvariousagenciesonwatershedrestorationsothereareissueswithdestructionofsouthernvalleywatershedsonthisproperty.TheArmyCorpsofEngineersshouldbeconsulted.ENVIRONMENTALDEGRADATIONOFTHESITEBYTHEDEVELOPER:Thesitewasneverfarmed,tilledordevelopedandtheInitialCEQAstated,“eightsensitiveplantspecies”and“22sensitivewildlifespeciesweredeterminedtohavethepotentialtooccurontheprojectsite.”Ignoringthesefacts,BUSDusedmechanicalclearing,rangoatsonthepropertyanderectedanunsightlybarbedwirefenceshortlybeforestartingtheenvironmentalreviewprocess.Howmanyspeciesweredisturbedisunknown.Topreservethevalueofthepropertyaspotentialmitigationland,itshouldhaveremainedundisturbedbeforestudyingthesite.ALTERNATIVES:IfBUSDdidnotowntheGirdRoadproperty,itishighlyunlikelyBUSDwouldhaveconsideredaparcellocatedatthenorthernmostendofthedistrict.Thisfactormostlikelycontributedtoitsmostrecentbondfailurebecausetheproposedlocationresultsinalong
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commuteformanyofthestudentslivingwithinBUSD.MembersoftheBUSDBoardofTrusteeshavepubliclystatedregretstheyweremisledaboutoptionsavailableforsellingthesite.ItisbecomingobvioustothecommunitythatBUSDshouldacquiretheOceanBreezeRanchpropertyadjacenttoitsSullivanMiddleSchool/BonsallHighSchoolcampusinBonsall.Thispropertyhasbeenofferedforzerodownanditscentralizedlocationwouldreducetransportationcostsandgreenhousegases(GHGs).Seethecommunity’sInterimPropertyReportonalternatives,includingtheOceanBreezeRanchproperty.ALTERNATIVES:BUSDhasapproximately220highschoolstudentsinabuildingdesignedfor350.Additionally,FallbrookUnionHighSchoolDistrict(FUHSD)isbuiltforacapacityofover4,000andhasroomforanother2000studentsandjustreceived$45millioninfundingforupgrades.PalomarCampusNorthtobebuiltafewmilestotheeastwillencompass380,000sq.ft.ofbuildingsand200,000sq.ft.ofparking.Palomar’senrollmenthasbeendecliningforyears.ThetaxpayershavefundedplentyofspacefortraditionaleducationsoBUSDshouldbecautiouswithoverbuilding,especiallysinceitsbondforfundingonGirdRoadhaslostfivetimesandorganizedcommunityoppositionwillmostlikelyensureanotherloss.NONCOMPLIANCEWITHCOUNTYGENERALPLAN:AnynewhighschoolshouldcomplywiththeCountyGeneralPlanwhichdownzonedGirdValleyandFallbrook.NONCOMPLIANCEWITHCOMMUNITYPLANS:Thedeveloper/BUSDshouldengagewiththeFallbrookCommunityPlanningGroup(FCPG)forinputontheGirdRoadlocation.ThefactthattheyhavenotrevealsthatBUSDbelievesthereisaveryhighprobabilityFCPGwouldrejectahighschoolinGirdValley.NONCOMPLIANCEWITHPREVIOUSEIRs:BUSDstatedinitspetitionforunificationtotheStateandCountythatitcouldaccommodateallthehighschoolstudentsontheSullivancampusinBonsall.TheStateandCountyBOEsbothrecommendedtheGirdRoadpropertybesoldsinceithadneverbeenusedasaschoolsiteandhadbeenofficiallydeclaredsurplusbyFUHSD.“Becausetheparcelisundevelopedandhasneverbeenaschoolsite,thisstudyrecommendsthedistrictsnegotiatethevalueanddispositionoftheparcel,”saidtheStateBoardofEducation.BUSDignoredthis.TheNegativeDeclarationthatBUSDreceivedintheEIRrelatedtoitsUnificationPetitionwasbasedonminimalenvironmentalimpact(approx.100parkingspacesonwhatwasthengrass).“Uponunification,thedistrict’splanforthehighschoolfacilityistoconverttheexistingSullivanMiddleSchoolsiteintoahighschoolovera4yearperiod,”statedBUSD.”Thecurrentenrollmentatthemiddleschoolis533students.Atthistime,thesitehas10excesscapacityclassroomsforadditionalstudentsifneeded.Thiswouldprovideamplespacefortheprojectedenrollmentof513studentsforallfourgradesofhighschool.Inaddition,thesitehasaspecialeducationclassroomandregionalprogramcurrentlyhousedonsite.”
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Unificationwasofferedtothecommunityasanalternativetothebigschools(1500+enrollmentatFallbrook,Vista,Oceanside,Temecula)thatthevastmajorityofstudentsattendtoday.BUSDwastoofferanalternativewiththerecognitionthatstudentsdon'talldowellatbigschools.Asasmallunifieddistrict,BUSDisinapositiontoofferthisalternative.Thereissufficientspaceatitsbrandnew“state-of-the-art”BonsallHighSchool(opened2016)onitsSullivanMiddleSchoolCampusinBonsall,intheexcessclassroomsatSullivanMiddleSchool,andonlandadjacenttoBonsallHighSchool/SullivanMiddleSchool(OceanBreezeRanchproperty).WiththeexcesscapacityatFallbrookUnionHighSchoolcombinedwithPalomarCommunityCollege’snewNorthCampusunderwayatthe15and76inFallbrook,andthedefeatofLilacHillsRanchdevelopment,NorthCountyhasmorethanenoughsquarefootagededicatedtoeducationalspace.Ignoringitscommitmentstothecommunitysinceunification,BUSD(withErickson-HallConstruction)hasbuilta350-studentcapacityhighschoolattheSullivanMiddleSchoolCampusandisnowattemptingtobuilda1500-studenthighschoolandaPerformingArtsCenter(withnoreviewastoneed).FallbrookhasanArtsCenterintown,plustheBobBurtonCenterforthePerformingArtslocatedattheFallbrookHighSchool.Additionally,PalomarCollege’sNorthCampusisconstructingsimilarfacilities.Fallbrookalsohasoveradozenweddingandeventvenuesthatoffersimilarfacilities.BUSD’shighschoolenrollmentdeclinedfrom235studentsreportedtothepressinSeptember2016toitswebsitereporting228students(grades9,10and11)housedinanew18,000sq.ft.building(350studentcapacity)locatedattheSullivancampusinBonsall.
DailyattendanceforthenewBUSDhighschoolwas31.74in2014-2015,133.12in2015-2016and218.37in2016-2017inabrandnewbuildingwithacapacityfor350builtonacampusBUSDstated,duringitsunificationprocess,couldhouse513highschoolstudentswithoutbuildinganything.
AccordingtoreportsrelatedtoBUSD’sdebtobligations,followstotalattendanceacrosstheentiredistrict(350-capacityBonsallHighSchool,BonsallElementary,BonsallWestElementary,SullivanMiddle,VivianBanksCharter):
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PoortrafficpatternsandlimitedparkingareissuesatalltheBUSDschoolsbutBUSDadministrationdoesnotrunacarpoolprogramnordoesitofferstaggeredstarts.SaveGirdValley.comhasofferedtocontribute$1,000towardtheestablishmentofcarpoolsand,tothisend,reviewedadozenappsonthemarketandrecommendedCarpoolToSchool.com.
BUSDpromisedthecommunity,initsPetitionforUnification:“TheboardhasstudiedthefacilitiesissueandbelievesthatSMScanhouseveryadequatelythesmallhighschoolthatitenvisions.Wedonotwant,nordoweneedamassivebrickandmortarhighschoolthatitenvisions……Nordoweneedfiftyacresofdirttoaccomplishourmission.”Basedonthesestatements,thecommunity(byasmallmajority)supportedBUSD’sexpansiontoincludethehighschoolgradeswithoutanyadditionalconstruction(MeasureBB,2012).
OnecouldarguethatgrowthismakingBUSDchangeitsplansbutSanDiegoCountyrequiresdeveloperstoprovideschoolbuildingssotheseissueswillbeaddressedwhendevelopmentsareapproved.However,BUSDhasactivelyengagedinsupportinglargescalegrowthinconflictwithSanDiegoCounty’sGeneralPlan(seeBUSD’sstatementsofsupportofLilacHillsRanchfailedattempttobypasstheGeneralPlanviaMeasureB,2016).SinceschoolsprawlcontributestourbansprawlandFallbrookcarriesitssharewithanunderutilizedFallbrookUnionHighSchooltothewestandthe380,000squarefootPalomarCampusNorthbreakinggroundtotheeast,agenciesshouldtreadcautiouslyhere.
AfterLilacHillsRanchdevelopmentlostattheballotbox(MeasureB)andBUSDlostitsbondinitiative(MeasureDD)inNovember2016,BUSDcontinuedtopushforamassivedevelopmentinGirdValleyinFallbrook,thefifthlossattheballotboxforbuildingahighschoolonGirdRoad.GirdValleyisaslowgrowth,lowdensityareawithfewstudentslocatedinFallbrook(notBonsall)atthenorthernmostrangeoftheBUSD.Fallbrookalreadyhasanunderutilizedhighschoolandjustpassedabondmeasuretofundits$45millionupgrade(FallbrookUnionHighSchool,MeasureAA,2016).Anynewcampuscreatessignificantenvironmentalimpactsalongwithtremendousfinancialburdenstothedistrictanditsresidents.Movingforwardwithout
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communitysupport,andinthefaceororganizedcommunityopposition,couldultimatelybankrupttheschooldistrict.
Inlightofthecommunity’sconsistentandoverwhelmingoppositiontobuildingahighschoolonGirdRoad(fivefailsattheballotboxoverdecades)andtheavailabilityoflandadjacenttothecurrentcampus,westronglyrecommendcarefulanalysisbeforeundertakinganynewschoolconstructioninGirdValley.
Inconclusion,weexpectschooladministratorstoworktogetherwiththeCountyandBoardsofEducationinthebestinterestsofstudentsandtheresidentsofNorthSanDiegoCounty,anareawithplentyofschoolspacetomeetprojectedgrowth,evenwithoutaschoolonGirdRoad.
ThecommunitywinsifspaceisleasedatthenewPalomarCommunityCollegeNorthCampusorifstudentsarehousedatFallbrookUnionHighSchool,inBonsallattheSullivanMiddle/BonsallHighSchoolcampusand/ortheadjacentOceanBreezeproperty.Thesechoiceswillresultinbetteruseofresources,lesstrafficandmilesdriven,protectionofcriticalhabitatandnolossofopenspaceinFallbrook’sGirdValley.
AttemptingtoburdenBUSDresidentswithanother$100-million+debtforbuildingontheGirdValleyparcelinthefaceoflong-termandgrowingoppositionisnotprudent.Thisentireprojectcomesattoogreatacostandtoogreatarisk.
Thankyouforyourtimeandconsideration.
Respectfullysubmitted,
TheVolunteerswww.SaveGirdValley.com
