brentwood press measure l

The California Highway Patrol, in a letter to the city in response to the notice of preparation of the environmental document, expressed its belief that infrastructure improvements need to be implemented to increase the vehicular volume capacity of State Route 4. Seth Adams, Save Mount Diablo’s land conservation director, regards this deal as a once-in-a-lifetime opportunity: giving up about 590 acres of fragmented property surrounded by roads — squarely in the path of development — already bordered on three sides by development and with minimal wildlife value, in exchange for preserving almost three times as much property (1,785 acres) of visually appealing resource- and wildlife-rich lands in the Marsh Creek Watershed. Contacts: Tom Koch, Y es on F (925) 634-4200. Local coalition of Brentwood neighbors and community groups advocating to protect Brentwood's community feel and farmland. Brentwood, CA (94513) Today. “Antioch has no interest in adding to their big footprint,” she said. Project opponents have previously expressed concern that the large project will further burden an already-stressed, three-station agency, charged with protecting 249 square miles and an estimated 119,000 residents. EDITORIALS, LETTERS & COMMENTARY According to Adams, the 200 acres west of Deer Valley Road, already inside the Antioch urban limit line and zoned for up to 400 homes, will be blocked from development if the measure is approved, becoming part of the eventual 3,000-acre Deer Valley Regional Preserve, while also serving as a visual separator and an open-space corridor, preventing Antioch from expanding south. They also question whether the suggested 225 acres preserved on the Measure L property will truly be open space, since it will be situated amongst homes, and they wonder why Save Mount Diablo is OK with a housing project across the street from the future Deer Valley Regional Preserve. It will provide nearly $200,000,000 for fire protection, schools and city services, protect over 1,700 acres of open space in perpetuity and fund key traffic and road safety improvements, all at no cost to local taxpayers. “None of us like to see rooftops. The development group promises, if Measure L is approved, to usher in roadway upgrades and fixes, but the potential improvements do little to offset traffic, infrastructure and quality of life concerns expressed by opponents. Nestled within the project plans are promises to improve American Avenue and Balfour Road, as well as verbiage offering provisions for Deer Valley Road amendments. In 2005 Brentwood voters defeated Measure L, which would have expanded the urban limit line to the north, and then in 2006 approved a measure that reaffirmed the city's existing (and still current) urban limit line. A parcel of land covered by oaks just west of Deer Valley Road near Brentwood is one of the areas that would be protected if Measure L passes. Griffin is quick to relate her opinion to the fact that, at one point in the project, 11 city intersections would be functioning unacceptably, and that number only drops to seven at the project’s conclusion. Close the border, I got mine, nobody else can have theirs?”. “Without substantial infrastructure upgrades, this project could have a negative impact on our operations due to the increased traffic congestion, which could lead to a potential increase in traffic collisions, increased response times, delays in emergency services; and a negative impact on the safe movement of people, services, and commerce within our jurisdiction,” the letter reads. “Development pressure means development is going to happen. The proposed measure — spearheaded by a group of local developers, including longtime Brentwood farmer and developer Ron Nunn — would move the mark at which urban development must stop, clearing the way for a proposed 815-acre project of up to 2,400 residential units (at least 80% age-restricted, active adult-specific), with other elements, situated north of Balfour Road, east of Deer … East Contra Costa Fire Protection District Agrees: MEASURE L WILL BUILD A NEW. Greg Robinson, publisher of the Brentwood Press, discusses Measure L and the development of the Vineyards at Deer Creek with developers Matt Beinke and Bob Nunn from Blackhawk Nunn Partners. In Antioch, residents opened up 1,050 additional acres for development by extending the urban boundary through passage of Measure K. The Ginochio-Blackhawk-Nunn development team says Vineyards at Deer Creek is different than the others because it would be built over two decades, and 80 percent of the homes would be restricted to older residents. It makes everyone cringe — I understand that — but people haven’t stopped having babies and so they still need houses. High 74F. Across the road, another 200 acres of rocky, low-ridge land with oak trees also would be preserved. Among those who support the project is Save Mt. And in 2010 they turned down another measure, which would have allowed construction of 1,300 homes on 740 acres. School board declines position on Measure L by Kyle Szymanski Staff Writer If Measure L is approved, it will usher in a preplanned deal between the development group and Save Mount Diablo — a nonprofit land trust and conservation organization — that would ensure 225 acres of the proposed project’s 815 onsite acres will be protected as open space, trails and vineyards. 94513 Editorial: Brentwood should reject sprawl; vote no on Measure L Ballot measure in special Nov. 5 election would bust the city’s growth boundary for 2,400 new homes Jovita Mendoza, The Brentwood Press, September 19, 2019 Original link Editor: Every week, we are seeing articles regarding the ballot Measure L. I am very opposed to this development and will be voting NO. Measure 'L' will be on the ballot this Nov. 2019 in Brentwood Ca. Your Hometown Weekly Newspaper. “We ultimately had to reroute; call in resources to come in from the other side. Usually it works! We say enough is enough! Beckstrand said safety is the main issue, and the project calls for three crucial road fixes, utmost among them the promised American Avenue extension that would loop behind Heritage High and back to Balfour Road to give the school better emergency services access. “They don’t bother to tell you that about half of those trips they are counting are within the community, and they don’t bother to tell you that the amount of trips that take place at peak hour are significantly less than a normal community. If Measure L does not pass, the developers say they will take their project to Antioch. Winds NNW at 20 to 30 mph. 6 | COMMUNITY WWW.THEPRESS.NET NOVEMBER 1, 2019. It will preserve over 1,700 acres of open space, create jobs and support local schools. Unofficial returns show Brentwood's Measure L has failed The Brentwood Press Read the full text here Voters reject measure to move Brentwood’s growth boundary line Judith Prieve, East Bay TimesRead the full text here Editorial: Brentwood should reject sprawl; vote no on Measure L Daniel Borenstein, East Bay Times EditorialRead the full text here Community… The focus of this battle is Measure L, an initiative that not only would extend the city’s urban boundary but also revise its general plan to make that happen by allowing up to 2,400 new homes over the next 20 years. Project opponents, meanwhile, are adamant that the project’s eventual 14,970 daily vehicle trips and other impacts should lead directly to the measure’s demise. Here’s the fairy godmother, and you guys are telling her to go away?”. Opponents, however, say the project is too massive and could pave the way for other developers to push for similar boundary changes, gobbling up open space and leading to more urban sprawl. 14A | WWW.THEPRESS.NET Opinion. Measure L. A Special Election will be held on November 5, 2019, regarding the following: “Vineyards at Deer Creek Voter Initiative” – Measure L. On April 8, 2019, the City Clerk’s office received a Notice of Intent to Circulate a Petition titled “Vineyards at Deer Creek Voter Initiative”. “All the tortured logic, misrepresentations, and unrealistic expectations put forth by Measure L opponents does not change one plain fact: the Memorandum of Understanding with GBN Partners represents a significant step forward for the fire district,” said Stephen Smith, vice president of the fire board. Post was not sent - check your email addresses! “It’s absolutely dangerous now,” said Beckstrand, who also served six years on the City Council. Kyle Szymanski, The Brentwood Press, October 24, 2019. Seth Adams of Save Mt. “‘The bottom line is …. They just scare you with the big number.”. Bob Nunn, a member of the development group, said the numbers can be deceiving if not put in proper context. Politicians manipulate weary voters with an onslaught of misleading ads in the local press, ad inserts, election signs, and a barrage of deceptive mailers. The open space currently lies on the county side of the boundary, off-limits to residential development. Measure L has a detailed plan to provide more than $200 million in public benefit for Brentwood. “We don’t need this massive inappropriate, invasive plan right now. The “Yes” side seems to think Measure L is the best thing since sliced bread and … “This is not how cities should be planned,” said Amanda Brown-Stevens, CEO of San Francisco-based Greenbelt Alliance. “It does not solve the current underfunding; the board and staff continue to address that, and more will be forthcoming. Regionally, the analysis indicates that the additional homes would contribute less-than-significant impacts to key regional intersections, looking far into the future: Sand Creek Road at the State Route 4 eastbound Ramp; Sand Creek Road at the State Route 4 westbound Ramp; Walnut Boulevard at Vasco Road; and Camino Diablo Road at Vasco Road. TBW Media’s press release states, a “judge orders change… The first misunderstanding is the premise that, “if Brentwood voters don’t vote to expand the ULL, then the land encompassed by Measure L can never be developed.” This is patently false. An additional $1.5 million in district funds would be generated annually through a community facility district fee of no less than $650 per household, along with $2.5 million expected to roll in yearly through property taxes — both of which combined are expected to cover the new station’s estimated $4 million a year operating costs. But they can’t do a thing unless city residents on Tuesday approve a ballot measure that would allow Brentwood to expand its urban boundary about a mile westward to encompass the 815-acre development site. Brentwood’s Measure L, a developer-backed initiative to move the city’s urban limit line to accommodate a 815-acre project of up to 2,400 residential units north of Balfour Road, appears to be defeated, according to the Contra Costa County Election Division’s unofficial final results. We don’t want to see critical open space lost to sprawl development. Diablo is not allowed to bargain on our behalf — gaining property for Clayton — to throw us under the bus,” said Kathy Griffin, who has galvanized a large group of residents and open-space advocates to fight Measure L. “The main opposition we have to the project is it’s just not the right plan for the particular parcel,” Griffin said. Brentwood’s Measure L, a developer-backed initiative to move the city’s urban limit line to accommodate a 815-acre project of up to 2,400 residential units north of Balfour Road, appears to be defeated, according to the Contra Costa County Election Division’s unofficial final results. In Brentwood, the urban boundary was set by voters in 2006. The donated land would include 720 acres encompassing Rhine Canyon and 640 acres at Windy Point and Sulphur Springs. Kathy Griffin, who launched the official Measure L opposition group, expressed similar sentiments. We need a better plan if we are ever going to expand outward.”. Kyle Szymanski, The Brentwood Press, October 24, 2019 Original link Photo courtesy of Metro Creative As decision day for Brentwood’s Measure L draws closer, The Press is taking a comprehensive look at the decisive issues that could determine the initiative’s fate. In addition to homes, it would feature 225 acres of open space, 20 acres of commercial space that could include senior care facilities, and 15 acres of recreation amenities, including small farm plots for residents and an outdoor amphitheater. For more information on the Measure L election, visit www.bit.ly/2VMLi1T. Measure L provides millions to our local fire district and road repairs to improve traffic flow and safety. A $2,333 fee would also be assessed on the project’s first 1,500 homes, and would cover equipment, training and other associated needs to deploy the new station. Diablo called the land a “once-in-a-lifetime opportunity” of wildlife-rich lands in the Marsh Creek watershed — much more desirable than the Vineyard’s 550 open-space acres adjacent to residential developments. The measure – spearheaded by a group of local developers, including longtime Brentwood farmer… Who knows what the losses were from those time delays?”. For information from the opposition group, the Alliance for a Better Brentwood, visit www. The developers have committed to commencing these improvements early in the project, before the issuance of any first-phase building permits. Measure L is right for Brentwood. “We have 28 housing projects in various stages of development in this town,” Griffin added. Give a Gift. Furthermore, some are bothered that the 1,360 promised acres at the center of the deal aren’t in Brentwood. “We are down six fire stations, and Bob Nunn had the nerve to put out a post that said ‘This (project) will only add 5,000 people and we are going to fund a fire station. A “Yes on Measure L” sign was torn down and vandalized late Nov. 4 or early Nov. 5 on Balfour Road in Brentwood. “It’s planned growth and an area of needed infrastructure improvements that only get done with growth, so what better way to accommodate that than with a low-impact community like an active-adult community?” Nunn said. The project’s environmental impact report suggests that several city intersections, in their current states, would operate at deficient levels, but that mitigation measures can be implemented to walk them back to standards. Plus, it’s the area’s only proposed project geared toward the fastest-growing segment of the community. Stop the endless urban sprawl and the negative environmental impacts and degradation of our quality of life. Brought by longtime local farmer-developer Ron Nunn, his son Bob Nunn and partners Blackhawk Corp. and the Ginochios, Measure L would allow them to build the homes on property owned by the Ginochio family. And seniors will have to still have houses to live in,” she said. “We believe that active adult housing is the least impact with the best and biggest benefit to the community as proven with the Summerset and Trilogy (Vineyards at Marsh Creek and Vista Dorado) communities, which we created in Brentwood.”. “I worked on an ambulance in this area for a couple of years, and I can tell you we got stopped so many times trying to get to Brentwood, and out on Marsh Creek, it took us a long time,” said project opponent Jon Harvey. The year before, voters rejected a ballot measure that would have extended the boundary to include 2,100 acres targeted for a  2,800-home subdivision. “Every time they (seniors) come out to Brentwood, they release a house in San Leandro, Oakland and other parts of the Bay Area for a younger person to occupy for a shorter commute,” he said. Standing in the way of the development is a determined coalition of local residents and different environmental groups. All land parcels involved in the deal are owned by the Ginochio family. “There’s only one way in and one way out now. Balfour Road, meanwhile, would be expanded from two to four lanes in phases, from the existing eastern American Avenue intersection, west to the new western American Avenue intersection, and further expanded into a three-lane, arterial roadway, from the new Balfour Road and American Avenue intersection, to Deer Valley Road. “It’s too massive, too invasive, and it’s going to cause a lot of traffic and congestion.”. … They need American Avenue and Balfour Road widened for the students to be safe. A senior community means less students to Brentwood schools, less crime and less rush-hour traffic. yesonlforbrentwood.org. Wetlands on or near the property will also be preserved, along with heritage-sized oaks on the northeast corner of the subject property. Winds could occasionally gust over 40 mph.. The deal binds the development group to construct and deed to the district an estimated $6.5 million engine station at the start of the 601st home’s construction — either on a two-acre plot within the development, or at another district-chosen location — and also pay the agency $1 million at the start of the project. Measure L is estimated to generate $7 million per year in local revenue to safeguard the City’s long-term finances. SEPTEMBER 27, 2019 WWW.THEPRESS.NET. “Contra Costa County could be considered ground zero” in the fight over urban limit lines across the Bay Area, Greenbelt Alliance says on its website. welcome to News of the deal months ago raised immediate criticism from the measure’s opponents, including the nonprofit land-conservation and urban-planning organization Greenbelt Alliance, and environmental organization The Sierra Club. VOTERS REJECT MEASURE L: Measure L to move #Brentwood's urban limit line has failed. Diablo, a land trust and conservation group that says the deal will preserve 1,360 donated acres of trails and recreational areas along Marsh Creek Watershed in Clayton, and along the slopes of Mt. The so-called Vineyards at Deer Creek subdivision primarily would house people 55 and older. Future of Brentwood’s western edge in voters’…, Click to share on Facebook (Opens in new window), Click to share on Twitter (Opens in new window), Click to email this to a friend (Opens in new window), The Latest: VP talks up ‘American aspiration’ in 1st speech, Future of Brentwood’s western edge in voters’ hands with Measure L. All Access Digital offer for just 99 cents! Sinziana Todor is one of those residents opposed to Measure L, which would expand Brentwood’s urban limit line and allow a developer to build 2,400 new homes on … We try to guide, vindicate and balance it.”. Sunny and windy. As decision day for Brentwood’s Measure L draws closer, The Press is taking a comprehensive look at the decisive issues that could determine the initiative’s fate. “You try to get anywhere in this town and you are stuck,” Griffin said. And since Antioch has different rules and needs, the project might not be the same as the one proposed now, Beinke said. Diablo should butt out. “We knew this would be controversial, but our entire history is a race for acres and creating balance,” Adams said. Isn’t that a good thing?’” said Griffin. It does address the situation that will occur several years out as the homes are built.”. Diablo for open space. Public misled by developers who are funding Measure L. Regarding Measure L in Brentwood: The people of Contra Costa County have established Urban Limit Line boundaries at the ballot box over and over. Three years later Pittsburg residents passed Measure P, which extended the boundary to allow about 2,000 homes on 1,372 acres, and in 2011 they approved another boundary line extension to allow 1,000 homes on 194 acres. On a large mostly fallow field of dry cropland that stretches into the pastoral hills and valleys west of Brentwood, developers want to build a new subdivision of up to 2,000 homes that would primarily be sold to the region’s aging residents. Sorry, your blog cannot share posts by email. The special election is set for Nov. 5. Matt Beinke of Blackhawk Corp. said he and his partners are committed to the road improvements if the measure passes. OCTOBER 25, 2019 FIRE STATION AND FUND STAFFING “Why do they think the world has to stop building houses? Collectively, the opposition questions why Save Mount Diablo is bargaining on behalf of all East County residents, who are left with 2,400 unnecessary housing units if the measure is approved. In Brentwood’s case, the developers have gained the backing of city leaders by promising to make some major road safety improvements, as well as of a key local environmental group by promising to donate a wide swath of coveted property near Mt. “The traffic study shows 14,970 daily vehicle trips, but the opposition doesn’t bother to tell you that that is 25 years from now at buildout,” he said this week. East Contra Costa Fire Protection District leaders confirmed in September that the project’s effect on the already resource-stretched district will be mitigated through an $11 million memorandum of understanding (MOU) between the development group and district, which includes funding for a new fire station, equipment and personnel, if the initiative is approved. The Vineyards would occupy the decades-old Ginochio family land at the northeast corner of Balfour and Deer Valley. Kathy Griffin, The Brentwood Press, September 19, 2019 Original link Editor: Brentwood Alliance Against Measure L would like to inform the public what really happened after Bob Nunn sued our campaign over one rebuttal statement regarding school funding, the statements you’ll see in your official ballot pamphlet. “This is opening the gates, and I think it sets a terrible precedent,” she added. “All of those roadway improvements either get built, completed or improved through Measure L,” Beinke said. (Photo by Stephen Joseph) Why Save “Save Mt. A graduate of the University of Wisconsin-Madison, she has worked as a reporter, features editor and assistant metro editor at newspapers in Wisconsin and Northern California and has been at what is now the Bay Area News Group for more than 25 years. 14 | www.thepress.net november 1, 2019. if measure l fails, antioch could annex 815 acres next to brentwood. Furthermore, she believes the planned roadway fixes — such as the American Avenue extension — aren’t remedies at all, and traffic matters are already set to skyrocket when the future Los Medanos College opens, increasing traffic impacts on Vintage Parkway, Fairview Avenue and the State Route 4 Bypass. I am hoping that someone with the skill set does investigating and reports out regarding all of the pros and cons and how they… San Ramon residents in 2002 approved Measure P, which virtually excluded the Tassajara Valley from development. 12A | WWW.THEPRESS.NET Opinion EDITORIALS, LETTERS & COMMENTARY. Brentwood Measure F Full Text (PDF) Measure L is about local control of future growth. “We generally believe that in the Bay Area, we don’t need to push further out to building the housing we need; it can be done within our cities and towns. In turn, if Measure L is approved, the annexation of the county land would provide a 14 percent tax rate allocation for the fire district, resulting in additional revenues of $2 million annually. Election Preview Forum for the Brentwood Measure L in Contra Costa County during the Special November 5, 2019 Elections. An independent analysis of the project – slated to be constructed over 20 to 25 years – found that, at buildout, the additional residents could generate 14,970 daily vehicle trips. Likely mitigation measures include median improvements, signal timing changes, intersection alternations and additional roadway changes. Kathy Griffin The Brentwood Press, October 22, 2019 Original link Editor: Developers once again have caused a huge divide in the concept of the City of Brentwood — this time it’s GBN Partners. Inauguration Day: No violence, just quiet reflection as Bay Area welcomes Biden-Harris era, Walnut Creek restaurants, bars can receive thousands in COVID-19 relief grants, Coronavirus: Record deaths in California as other metrics improve, Contra Costa settles suit alleging deputies showed up at wrong home, arrested boyfriend of woman who called 911 on fighting neighbors. Adams contends that the key piece of property in the deal — 1,360 acres of eventually, publicly accessible lands on the sides of Curry Canyon — has been coveted by his organization since 1971. On Tuesday, Contra Costa County Elections released its first round of election results on Brentwood Measure L which showed 70.27% of Brentwood voters rejected the measure … Lastly, Measure L makes their development plan law, thereby bypassing Brentwood residents, the Planning Commission and our City Council - basically they get to control everything their way. Without Measure L, Brentwood won't receive its fair share of more than $11 million in projected and badly-needed current transportation improvement funds from the county. But opponents of the project say Save Mt. Brentwood gets to decide how and when infrastructure gets proposed and reap the benefits of all the economic development opportunities, the building permits, sales tax, property tax, jobs, everything.”, Griffin, however, called the promise to seek Antioch’s approval if Measure L fails, a “bogus threat.”. American Avenue, which currently dead-ends in front of Adams Middle School, would be continued west and north to reconnect to Balfour Road, creating a continuous loop road, featuring a landscaped median dividing one travel lane, a parking or bike lane, and a sidewalk in each direction. Around East County: Antioch’s El Campanil Theatre director retiring By Roni Gehlke. Judith Prieve is an East Bay journalist. Get Morning Report and other email newsletters. Read our plans for fire safety, road safety and open space below: Fire Safety Plan Open Space Plan Traffic Plan Former vice mayor Annette Beckstrand disagrees. A survey it did in 2017 found 293,100 acres of farms, ranches and natural lands across the Bay Area are at risk of development because of a combination of factors such as availability, relatively low land costs and cities’ lax growth policies. The materials associated with this process are linked below: Contra Costa, Sonoma and Santa Clara counties are particularly vulnerable, according to Greenbelt Alliance’s most recent comprehensive survey of development patterns in the Bay Area. Griffin, founder of the Alliance for a Better Brentwood coalition, fought the last attempt in 2010 to push the urban limit line boundary. Brentwood. Developers vow to review, regroup and consider next options. Your Hometown Weekly Newspaper. For more information on the measure from its proponents, visit www. The Nunns say the property, surrounded by roads on three sides, isn’t a natural resource and already lies right next to the Shadow Lakes neighborhood. The development group has also stated plans to provide funds for Deer Valley Road improvements, although the timing and alterations will be complicated due to the road being under the jurisdiction of the city of Antioch and unincorporated Contra Costa County. “It’s a nice project, and it would be very nice for Brentwood,” Ron Nunn said of the plan, noting there aren’t similar large-acreage properties where someone could develop a single, gated project of such scale. Brentwood Special Election Website. “It’s the most important wildlife land in the county that is not already protected,” Adams said. Measure L would have protected three times as much land, three square miles (1,785 acres) of the Marsh Creek watershed as would have been developed. About 200 more acres near the property, west of Deer Valley Road — described by Save Mount Diablo as a rocky area of large oaks, separating Antioch and the Lone Tree Valley/Sand Creek area from Brentwood and Horse Valley — will be excluded from development, and another 1,360 acres of open space and recreational trails, up Marsh Creek, on the slopes of Mount Diablo, will be granted to the land trust and conservation organization. Diablo. Although the purpose of such boundaries — known as urban limit lines — is to prevent sprawl, the Bay Area’s housing crisis has ratcheted up the pressure for cities to become more accommodating to residential development, even if it means pushing old envelopes. Your Hometown Weekly Newspaper. “It’s a good tradeoff.”. This view is Roddy Ranch and Deer Valley, with Horse Valley at left and Brentwood in the distance. The measure – spearheaded by a group of local developers, including longtime Brentwood farmer and developer Ron Nunn – would move the mark at which urban development must stop, clearing the way for a proposed 815-acre project of up to 2,400 residential units (at least 80% age-restricted, active adult-specific), along with other elements, situated north of Balfour Road, east of Deer Valley Road and west of the Shadow Lakes and Brentwood Hills neighborhoods. She says ranchette estates would be a better transition to narrow Deer Valley Road and the East Bay Regional Parks area to the west. East County: Antioch ’ s the most important wildlife land in the distance 2,100 acres targeted for better. Move # Brentwood 's urban limit line has failed to stop building houses house people 55 and.... Are built. ” and the East Bay Regional Parks area to the.... Avenue and Balfour road widened for the Brentwood Measure L, ” she said encompassing Canyon... 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Think it sets a terrible precedent, ” said Beckstrand, who launched the official L... Means development is a race for acres and creating balance, ” said Griffin to outward.... Does not pass, the project, before the issuance of any first-phase building permits for more information the... Have committed to commencing these improvements early in the deal are owned by the Ginochio.! And staff continue to address that, and more will be on the City Council East Bay Regional Parks to... Outward. ” member of the deal are owned by the Ginochio family land at northeast! Your blog can not share posts by email built. ” s El Campanil director... Occasionally gust over 40 mph.. SEPTEMBER 27, 2019 voters REJECT Measure to. September 27, 2019 the year before, voters rejected a ballot Measure that have. Big footprint, ” she said in adding to their big footprint, said. This massive inappropriate, invasive plan right now ” Beinke said Northern Carpenters. Are committed to commencing these improvements early in the deal aren ’ t having... Brentwood schools, less crime and less rush-hour traffic mitigation measures include median improvements, signal timing changes, alternations! Situation that will occur several years out as the one proposed now, Beinke.. “ it does address the situation that will occur several years out as the homes are built..! Coalition of local residents and different environmental groups by the Ginochio family land at the northeast corner Balfour.

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