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TABLE OF CONTENTS
Page
ACRONYMS AND ABBREVIATIONS .................................................................... XIV
EXECUTIVE SUMMARY ........................................................................................ ES-1
1.0 INTRODUCTION................................................................................................. 1-1
1.1 OVERVIEW ...................................................................................................... 1-1
1.2 LEAD, RESPONSIBLE, AND TRUSTEE AGENCIES .............................................. 1-2
1.3 PURPOSE AND LEGAL AUTHORITY .................................................................. 1-3
1.4 EIR PREPARATION .......................................................................................... 1-5
1.5 SCOPE OF THE EIR .......................................................................................... 1-6
1.5.1 Areas of Known Public Controversy ................................................. 1-8
1.6 ORGANIZATION OF THE EIR ............................................................................ 1-9
2.0 PROJECT DESCRIPTION ................................................................................. 2-1
2.1 INTRODUCTION ............................................................................................... 2-1
2.1.1 Overview of Proposed FRSP ............................................................. 2-1
2.1.2 Project Applicant Team ..................................................................... 2-3
2.2 EXISTING SETTING .......................................................................................... 2-3
2.2.1 Project Site Boundaries ...................................................................... 2-3
2.2.2 Project Vicinity .................................................................................. 2-6
2.2.3 Existing Project Site Characteristics .................................................. 2-8
2.3 PROJECT OBJECTIVES .................................................................................... 2-11
2.4 PROJECT OVERVIEW ..................................................................................... 2-12
2.4.1 Proposed Land Use Plan .................................................................. 2-14
2.4.1.1 Villaggio Life Plan Community........................................ 2-17
2.4.1.2 Madonna Froom Ranch ..................................................... 2-22
2.4.1.3 Proposed Open Space ....................................................... 2-23
2.4.2 Project Design .................................................................................. 2-24
2.4.2.1 Architectural Design ......................................................... 2-24
2.4.2.2 Sustainability Initiatives.................................................... 2-25
2.4.2.3 Retaining Walls ................................................................. 2-26
2.4.2.4 Relocation and Reconstruction of Historic Structures ...... 2-27
2.4.2.5 Security Features ............................................................... 2-28
2.4.3 Circulation........................................................................................ 2-28
2.4.3.1 Los Osos Valley Road Improvements .............................. 2-32
2.4.3.2 Primary Access ................................................................. 2-32
2.4.3.3 Project Roadway Network ................................................ 2-33
2.4.3.4 Bicycle and Pedestrian Facilities ...................................... 2-37
2.4.3.5 Parking .............................................................................. 2-38
2.4.3.6 Transit Improvements ....................................................... 2-39
2.4.4 Utilities and Services ....................................................................... 2-39
2.4.4.1 Water Supply Infrastructure .............................................. 2-39
2.4.4.2 Sanitary Sewer Infrastructure ........................................... 2-42
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2.4.4.3 Electricity, Gas, Telephone, Cable, and Solid Waste
Facilities ............................................................................ 2-42
2.4.4.4 Stormwater Management System and Froom Creek
Realignment ...................................................................... 2-44
2.4.4.5 Froom Creek Realignment and Reconstruction ................ 2-45
2.4.4.6 Stormwater Detention Features ......................................... 2-48
2.4.4.7 Point- and Non-Point Source Water Quality
Treatment .......................................................................... 2-49
2.4.4.8 Headwalls and Culverts for Drainage Crossings .............. 2-51
2.5 REQUIRED APPROVALS ................................................................................. 2-52
2.6 PROJECT CONSTRUCTION .............................................................................. 2-54
2.6.1 Construction Phasing and Implementation ...................................... 2-54
2.6.2 Construction Activities .................................................................... 2-56
2.6.2.1 Site Preparation, Demolition and Grading ........................ 2-56
2.6.2.2 Infrastructure Improvements ............................................. 2-58
2.6.2.3 Building Construction ....................................................... 2-58
3.0 ENVIRONMENTAL IMPACT ANALYSIS AND MITIGATION
MEASURES .......................................................................................................... 3-1
3.0.1 Impact Classification ......................................................................... 3-1
3.0.2 Mitigation Measures .......................................................................... 3-2
3.0.3 Cumulative Impact Analysis .............................................................. 3-2
3.1 AESTHETICS AND VISUAL RESOURCES ......................................................... 3.1-1
3.1.1 Existing Setting ............................................................................... 3.1-1
3.1.1.1 General Visual Character ................................................. 3.1-1
3.1.1.2 Visual Character of the Project Vicinity .......................... 3.1-2
3.1.1.3 Visual Condition of the Project Site ................................ 3.1-4
3.1.1.4 Scenic Resources ............................................................. 3.1-6
3.1.1.5 Light and Glare .............................................................. 3.1-11
3.1.2 Regulatory Setting ........................................................................ 3.1-11
3.1.2.1 State................................................................................ 3.1-11
3.1.2.2 Local .............................................................................. 3.1-12
3.1.3 Environmental Impact Analysis .................................................... 3.1-18
3.1.3.1 Thresholds of Significance ............................................ 3.1-18
3.1.3.2 Impact Assessment Methodology .................................. 3.1-19
3.1.3.3 Project Impacts and Mitigation Measures...................... 3.1-24
3.1.3.4 Cumulative Impacts ....................................................... 3.1-39
3.2 AGRICULTURAL RESOURCES ........................................................................ 3.2-1
3.2.1 Environmental Setting .................................................................... 3.2-1
3.2.1.1 Regional Setting ............................................................... 3.2-1
3.2.1.2 Project Site ....................................................................... 3.2-2
3.2.2 Regulatory Setting .......................................................................... 3.2-6
3.2.2.1 State.................................................................................. 3.2-6
3.2.2.2 Local ................................................................................ 3.2-8
3.2.3 Environmental Impact Analysis .................................................... 3.2-12
3.2.3.1 Thresholds of Significance ............................................ 3.2-12
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3.2.3.2 Impact Assessment Methodology .................................. 3.2-13
3.2.3.3 Project Impacts and Mitigation Measures...................... 3.2-14
3.2.3.4 Cumulative Impacts ....................................................... 3.2-19
3.3 AIR QUALITY AND GREENHOUSE GAS EMISSIONS ....................................... 3.3-1
3.3.1 Environmental Setting .................................................................... 3.3-1
3.3.1.1 Regional Climate and Meteorology ................................. 3.3-1
3.3.1.2 Greenhouse Gases and Global Climate Change .............. 3.3-2
3.3.1.3 Regional Air Quality ........................................................ 3.3-3
3.3.1.4 Regional Emissions .......................................................... 3.3-4
3.3.1.5 Emissions in the Vicinity of the Project Site ................... 3.3-6
3.3.1.6 Sensitive Receptors .......................................................... 3.3-8
3.3.1.7 Odors/Nuisance Emissions .............................................. 3.3-9
3.3.2 Regulatory Setting .......................................................................... 3.3-9
3.3.2.1 Federal.............................................................................. 3.3-9
3.3.2.2 State................................................................................ 3.3-10
3.3.2.3 Local .............................................................................. 3.3-15
3.3.3 Environmental Impact Analysis .................................................... 3.3-17
3.3.3.1 Thresholds of Significance ............................................ 3.3-17
3.3.3.2 Impact Assessment Methodology .................................. 3.3-22
3.3.3.3 Project Impacts and Mitigation Measures...................... 3.3-26
3.4 BIOLOGICAL RESOURCES ............................................................................. 3.4-1
3.4.1 Environmental Setting .................................................................... 3.4-1
3.4.1.1 Regional Biological Resources Setting ............................ 3.4-1
3.4.1.2 Project Site Overview ...................................................... 3.4-2
3.4.1.3 Vegetation and Habitat Types/Communities ................... 3.4-7
3.4.1.4 Critical Habitat ............................................................... 3.4-14
3.4.1.5 Special Status Species .................................................... 3.4-15
3.4.1.6 Additional Common Wildlife Species ........................... 3.4-25
3.4.1.7 Tree Inventory ................................................................ 3.4-26
3.4.2 Regulatory Setting ........................................................................ 3.4-27
3.4.2.1 Federal............................................................................ 3.4-27
3.4.2.2 State................................................................................ 3.4-29
3.4.2.3 Local .............................................................................. 3.4-29
3.4.3 Environmental Impact Analysis .................................................... 3.4-34
3.4.3.1 Thresholds of Significance ............................................ 3.4-34
3.4.3.2 Impact Assessment Methodology .................................. 3.4-35
3.4.3.3 Project Impacts and Mitigation Measures...................... 3.4-37
3.4.3.4 Cumulative Impacts ....................................................... 3.4-86
3.5 CULTURAL AND TRIBAL CULTURAL RESOURCES ......................................... 3.5-1
3.5.1 Environmental Setting .................................................................... 3.5-1
3.5.1.1 Prehistoric and Ethnohistoric Setting............................... 3.5-1
3.5.1.2 Historical Setting ............................................................. 3.5-2
3.5.1.3 Project Site History .......................................................... 3.5-3
3.5.1.4 Documented Archaeological and Historical Resources ... 3.5-4
3.5.2 Regulatory Setting ........................................................................ 3.5-14
3.5.2.1 Federal............................................................................ 3.5-14
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3.5.2.2 State................................................................................ 3.5-14
3.5.2.3 Local .............................................................................. 3.5-16
3.5.3 Environmental Impact Analysis .................................................... 3.5-19
3.5.3.1 Thresholds of Significance ............................................ 3.5-19
3.5.3.2 Impact Assessment Methodology .................................. 3.5-19
3.5.3.3 Project Impacts, Mitigation Measures, and Residual
Impacts ........................................................................... 3.5-23
3.5.3.4 Cumulative Impacts ....................................................... 3.5-39
3.6 GEOLOGY AND SOILS ................................................................................... 3.6-1
3.6.1 Environmental Setting .................................................................... 3.6-1
3.6.1.1 Regional Setting ............................................................... 3.6-1
3.6.1.2 Site Topography ............................................................... 3.6-2
3.6.1.3 Project Site Soils and Formational Units ......................... 3.6-2
3.6.1.4 Geologic Hazards ............................................................. 3.6-3
3.6.1.5 Paleontological Resources ............................................. 3.6-10
3.6.2 Regulatory Setting ........................................................................ 3.6-12
3.6.2.1 Federal............................................................................ 3.6-12
3.6.2.2 State................................................................................ 3.6-13
3.6.2.3 Local .............................................................................. 3.6-14
3.6.3 Environmental Impact Analysis .................................................... 3.6-16
3.6.3.1 Thresholds of Significance ............................................ 3.6-16
3.6.3.2 Impact Assessment Methodology .................................. 3.6-17
3.6.3.3 Project Impacts and Mitigation Measures...................... 3.6-18
3.6.3.4 Cumulative Impacts ....................................................... 3.6-29
3.7 HAZARDS, HAZARDOUS MATERIALS, AND WILDFIRE .................................. 3.7-1
3.7.1 Environmental Setting .................................................................... 3.7-1
3.7.1.1 Regional Setting ............................................................... 3.7-1
3.7.1.2 Project Site ....................................................................... 3.7-1
3.7.1.3 Wildfire Risk .................................................................... 3.7-2
3.7.1.4 Hazardous Materials ........................................................ 3.7-8
3.7.1.5 Airport Safety Hazards .................................................... 3.7-9
3.7.2 Regulatory Setting ........................................................................ 3.7-12
3.7.2.1 Federal............................................................................ 3.7-12
3.7.2.2 State................................................................................ 3.7-13
3.7.2.3 Local .............................................................................. 3.7-16
3.7.3 Environmental Impact Analysis .................................................... 3.7-20
3.7.3.1 Thresholds of Significance ............................................ 3.7-20
3.7.3.2 Impact Assessment Methodology .................................. 3.7-22
3.7.3.3 Project Impacts and Mitigation Measures...................... 3.7-23
3.7.3.4 Cumulative Impacts ....................................................... 3.7-39
3.8 HYDROLOGY AND WATER QUALITY ............................................................ 3.8-1
3.8.1 Environmental Setting .................................................................... 3.8-1
3.8.1.1 Regional Hydrology ......................................................... 3.8-1
3.8.1.2 Project Site Hydrology ..................................................... 3.8-6
3.8.2 Regulatory Setting ........................................................................ 3.8-13
3.8.2.1 Federal............................................................................ 3.8-13
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3.8.2.2 State................................................................................ 3.8-14
3.8.2.3 Local .............................................................................. 3.8-16
3.8.3 Environmental Impact Analysis .................................................... 3.8-21
3.8.3.1 Thresholds of Significance ............................................ 3.8-21
3.8.3.2 Impact Assessment Methodology .................................. 3.8-22
3.8.3.3 Project Impacts and Mitigation Measures...................... 3.8-24
3.9 LAND USE AND PLANNING ........................................................................... 3.9-1
3.9.1 Environmental Setting .................................................................... 3.9-1
3.9.1.1 Regional Land Use and Planning ..................................... 3.9-1
3.9.1.2 Project Site Land Uses and Planning ............................... 3.9-4
3.9.1.3 Easements within Project Site .......................................... 3.9-5
3.9.2 Regulatory Setting .......................................................................... 3.9-7
3.9.2.1 State.................................................................................. 3.9-7
3.9.2.2 Regional ........................................................................... 3.9-8
3.9.2.3 Local .............................................................................. 3.9-11
3.9.3 Consistency with Plans and Policies ............................................. 3.9-15
3.9.4 Environmental Impact Analysis .................................................... 3.9-58
3.9.4.1 Thresholds of Significance ............................................ 3.9-58
3.9.4.2 Impact Assessment Methodology .................................. 3.9-58
3.9.4.3 Project Impacts and Mitigation Measures...................... 3.9-59
3.9.4.4 Cumulative Impacts ....................................................... 3.9-65
3.10 NOISE ......................................................................................................... 3.10-1
3.10.1 Environmental Setting .................................................................. 3.10-1
3.10.1.1 Fundamentals of Sound and Environmental Noise ........ 3.10-1
3.10.1.2 Existing Noise Environment .......................................... 3.10-5
3.10.1.3 Sensitive Receptors ...................................................... 3.10-11
3.10.2 Regulatory Setting ...................................................................... 3.10-12
3.10.2.1 Federal.......................................................................... 3.10-12
3.10.2.2 State.............................................................................. 3.10-12
3.10.2.3 Local ............................................................................ 3.10-13
3.10.3 Environmental Impact Analysis .................................................. 3.10-18
3.10.3.1 Thresholds of Significance .......................................... 3.10-18
3.10.3.2 Impact Assessment Methodology ................................ 3.10-18
3.10.3.3 Project Impacts and Mitigation Measures.................... 3.10-24
3.10.3.4 Cumulative Impacts ..................................................... 3.10-37
3.11 POPULATION AND HOUSING ....................................................................... 3.11-1
3.11.1 Environmental Setting .................................................................. 3.11-1
3.11.1.1 Population ...................................................................... 3.11-1
3.11.1.2 Employment ................................................................... 3.11-3
3.11.1.3 Housing .......................................................................... 3.11-6
3.11.2 Regulatory Setting ...................................................................... 3.11-13
3.11.2.1 State.............................................................................. 3.11-13
3.11.2.2 Local ............................................................................ 3.11-14
3.11.3 Environmental Impact Analysis .................................................. 3.11-18
3.11.3.1 Thresholds of Significance .......................................... 3.11-18
3.11.3.2 Impact Assessment Methodology ................................ 3.11-18
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3.11.3.3 Project Impacts and Mitigation Measures.................... 3.11-19
3.11.3.4 Cumulative Impacts ..................................................... 3.11-24
3.12 PUBLIC SERVICES AND RECREATION .......................................................... 3.12-1
3.12.1 Environmental Setting .................................................................. 3.12-1
3.12.1.1 Police Services ............................................................... 3.12-3
3.12.1.2 Fire Protection Services ................................................. 3.12-4
3.12.1.3 Schools ........................................................................... 3.12-7
3.12.1.4 Recreation and Parks ...................................................... 3.12-8
3.12.2 Regulatory Setting ........................................................................ 3.12-9
3.12.2.1 Federal............................................................................ 3.12-9
3.12.2.2 State................................................................................ 3.12-9
3.12.2.3 Local ............................................................................ 3.12-10
3.12.3 Environmental Impact Analysis .................................................. 3.12-12
3.12.3.1 Thresholds of Significance .......................................... 3.12-12
3.12.3.2 Impact Assessment Methodology ................................ 3.12-13
3.12.3.3 Project Impacts and Mitigation Measures.................... 3.12-15
3.12.3.4 Cumulative Impacts ..................................................... 3.12-25
3.13 TRANSPORTATION AND TRAFFIC ................................................................ 3.13-1
3.13.1 Environmental Setting .................................................................. 3.13-1
3.13.1.1 Existing Roadway Network ........................................... 3.13-2
3.13.1.2 Existing Pedestrian Facilities ......................................... 3.13-6
3.13.1.3 Existing Bicycle Facilities ............................................. 3.13-6
3.13.1.4 Existing Transit Facilities .............................................. 3.13-7
3.13.1.5 Existing Collision History.............................................. 3.13-7
3.13.1.6 Multi-Modal Transportation System Operations ........... 3.13-8
3.13.2 Regulatory Setting ...................................................................... 3.13-51
3.13.2.1 Federal.......................................................................... 3.13-51
3.13.2.2 State.............................................................................. 3.13-51
3.13.2.3 Local ............................................................................ 3.13-53
3.13.3 Environmental Impact Analysis .................................................. 3.13-57
3.13.3.1 Thresholds of Significance .......................................... 3.13-57
3.13.3.2 Impact Assessment Methodology ................................ 3.13-62
3.13.3.3 Project Impacts and Mitigation Measures.................... 3.13-70
3.14 UTILITIES AND ENERGY CONSERVATION ................................................... 3.14-1
3.14.1 Environmental Setting .................................................................. 3.14-1
3.14.1.1 Wastewater Treatment ................................................... 3.14-2
3.14.1.2 Water Supply ................................................................. 3.14-4
3.14.1.3 Solid Waste Disposal ................................................... 3.14-11
3.14.1.4 Energy Services ........................................................... 3.14-12
3.14.2 Regulatory Setting ...................................................................... 3.14-15
3.14.2.1 State.............................................................................. 3.14-15
3.14.2.2 Local ............................................................................ 3.14-17
3.14.3 Environmental Impact Analysis .................................................. 3.14-26
3.14.3.1 Thresholds for Determining Significance .................... 3.14-26
3.14.3.2 Impact Assessment Methodology ................................ 3.14-27
3.14.3.3 Project Impacts and Mitigation Measures.................... 3.14-28
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3.14.3.4 Cumulative Impacts ..................................................... 3.14-45
3.15 MINERAL RESOURCES ................................................................................ 3.15-1
3.15.1 Environmental Setting .................................................................. 3.15-1
3.15.1.1 Regional Setting ............................................................. 3.15-1
3.15.1.2 Local Setting .................................................................. 3.15-2
3.15.1.3 Project Site ..................................................................... 3.15-2
3.15.2 Regulatory Setting ........................................................................ 3.15-3
3.15.2.1 State................................................................................ 3.15-4
3.15.2.2 Local .............................................................................. 3.15-5
3.15.3 Environmental Impact Analysis .................................................... 3.15-7
3.15.3.1 Thresholds of Significance ............................................ 3.15-7
3.15.3.2 Impact Assessment Methodology .................................. 3.15-7
3.15.3.3 Project Impacts and Mitigation Measures...................... 3.15-7
3.15.3.4 Cumulative Impacts ....................................................... 3.15-9
4.0 OTHER CEQA ISSUES ....................................................................................... 4-1
4.1 IRREVERSIBLE ENVIRONMENTAL IMPACTS ..................................................... 4-1
4.2 GROWTH-INDUCING IMPACTS ......................................................................... 4-2
4.3 EFFECTS FOUND NOT TO BE SIGNIFICANT ...................................................... 4-5
4.3.1 Forestry Resources ............................................................................. 4-5
4.4 UNAVOIDABLE SIGNIFICANT ENVIRONMENTAL EFFECTS ............................... 4-5
5.0 ALTERNATIVES............ ..................................................................................... 5-1
6.0 LIST OF PREPARERS ........................................................................................ 6-1
7.0 REFERENCES AND PERSONS OR ORGANIZATIONS
CONTACTED ....................................................................................................... 7-1
LIST OF APPENDICES
A Initial Study
B Notice of Preparation and Comment Letters
C Froom Ranch Specific Plan
D Air Quality and Greenhouse Gas
E Biological Resources
F Historic and Cultural Resources Studies
G Geologic Resources Studies
H Hydrologic Resources Studies
I Acoustics Assessment
J Multimodal Transportation Impact Analysis Report
K Water Supply Assessment
L Agricultural Resources
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LIST OF FIGURES
Page
Figure 2-1. Key View Locations along Cole Grade Road .................................... 2.1-5
Figure 2-1. Regional Location ................................................................................. 2-4
Figure 2-2. Project Site Existing Setting ................................................................. 2-5
Figure 2-3. Villaggio Life Plan Community and Madonna Froom Ranch ............ 2-13
Figure 2-4. Proposed Land Use Plan ..................................................................... 2-15
Figure 2-5. Conceptual Site Plan ........................................................................... 2-19
Figure 2-6. Villaggio Life Plan Community Conceptual Cross Sections .............. 2-21
Figure 2-7. Proposed Plan for Historic Froom Ranch Structures .......................... 2-29
Figure 2-8. Fencing Plan........................................................................................ 2-30
Figure 2-9. Proposed Circulation Plan ................................................................... 2-31
Figure 2-10. LOVR Improvements .......................................................................... 2-32
Figure 2-11. Public Roads Cross Sections ............................................................... 2-35
Figure 2-12. Private Road Cross Sections ............................................................... 2-36
Figure 2-13. Water Supply System .......................................................................... 2-41
Figure 2-14. Wastewater Collection System ........................................................... 2-43
Figure 2-15. Conceptual Creek Cross Sections ....................................................... 2-47
Figure 2-16. Stormwater Control Plan..................................................................... 2-50
Figure 3.0-1. Cumulative Projects ............................................................................ 3-10
Figure 3.1-1. KVA Location Map ......................................................................... 3.1-21
Figure 3.2-1. Agricultural Resource within the Project Site ................................... 3.2-3
Figure 3.2-2. Agricultural Soils within the Project Site .......................................... 3.2-6
Figure 3.4-1. Existing Biological Setting ................................................................ 3.4-6
Figure 3.4-2. Project Site Biological Constraints .................................................... 3.4-8
Figure 3.6-1. Active Fault Lines at the Project Site ................................................ 3.6-5
Figure 3.6-2. Active Faults and Recommended Setback at the Project Site ......... 3.6-21
Figure 3.7-1. Fire Hazard Severity Zones ............................................................... 3.7-4
Figure 3.7-2. Conceptual Defensible Space Area .................................................. 3.7-28
Figure 3.7-3. Illustrative Defensible Space Setback Cross Section ....................... 3.7-29
Figure 3.8-1. Existing Drainage Conditions on the Project Site .............................. 3.8-5
Figure 3.9-1. Land Use Designations ...................................................................... 3.9-2
Figure 3.10-1. Noise Environment .......................................................................... 3.10-8
Figure 3.12-1. Public Services ................................................................................. 3.12-2
Figure 3.13-1. Existing Traffic Conditions.............................................................. 3.13-3
Figure 3.13-2. Existing Plus Project Traffic Impacts ............................................ 3.13-78
Figure 3.13-3. Applicant Funded City Improvements to Transportation Network 3.13-89
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LIST OF TABLES
LIST OF TABLES
Page
Table ES-1. Project Impacts, Mitigation Measures and Residual Impacts .............ES-7
Table ES-2. Impact Comparison of Alternatives to the Proposed Project ..........ES-149
Table 2-1. Proposed Development Standards for Residential Zones ................... 2-14
Table 2-2. Summary of Proposed Zoning and Land Uses ................................... 2-16
Table 2-3. Types of Senior Housing within Villaggio ......................................... 2-18
Table 2-4. Summary of Proposed Open Space ..................................................... 2-24
Table 2-5. Proposal for Existing Structures Onsite .............................................. 2-27
Table 2-6. Pipe Sizes at Drainage Crossings ........................................................ 2-52
Table 2-7. Project Construction Phases ................................................................ 2-55
Table 2-8. List of Construction Equipment .......................................................... 2-56
Table 2-9. Project Grading Estimates ................................................................... 2-57
Table 3.0-1. Cumulative Projects List ....................................................................... 3-4
Table 3.1-1. Summary of Project Impacts ............................................................ 3.1-24
Table 3.2-1. Project Site FMMP Resources ........................................................... 3.2-3
Table 3.2-2. Specific Plan Area Soil Capabilities .................................................. 3.2-5
Table 3.2-3. Proposed Stormwater Detention Basin Area Soil Capabilities .......... 3.2-5
Table 3.2-4. Summary of Project Impacts ............................................................ 3.2-15
Table 3.2-5. Final LESA Score Sheet .................................................................. 3.2-16
Table 3.3-1. Ambient Air Quality Standards and County Attainment Status
(2019) ................................................................................................. 3.3-5
Table 3.3-2. Ambient Air Quality Data at San Luis Obispo - Higuera Street
Station ................................................................................................ 3.3-8
Table 3.3-3. Thresholds of Significance for Construction Operations ................. 3.3-19
Table 3.3-4. Thresholds of Significance for Operational Operations .................. 3.3-20
Table 3.3-5. Summary of Project Impacts ............................................................ 3.3-27
Table 3.3-6. Short-term Construction Emissions (Unmitigated) ......................... 3.3-29
Table 3.3-7. Short-Term Construction Emissions (Mitigated) ............................. 3.3-35
Table 3.3-8. Long-Term Operational Emissions (Unmitigated) .......................... 3.3-36
Table 3.3-9. Mitigation Measures from APCD CEQA Air Quality Handbook ... 3.3-37
Table 3.3-10. Estimated Construction GHG Emissions (Unmitigated) ................. 3.3-50
Table 3.3-11. Estimated Operational GHG Emissions (Unmitigated) ................... 3.3-50
Table 3.4-1. Habitat Types Located within the Project Site .................................. 3.4-9
Table 3.4-2. Special-Status Plants with High Potential to Occur in the Project
Site ................................................................................................... 3.4-16
Table 3.4-3. Sensitive Wildlife Species with Potential to Occur in the Project
Site ................................................................................................... 3.4-18
Table 3.4-4. Species of Local Concern Within Vicinity of the Project ................ 3.4-20
Table 3.4-5. Inventory of Mature Trees within the Project Site ........................... 3.4-27
Table 3.4-6. Summary of Project Impacts ............................................................ 3.4-37
Table 3.4-7. Impacts to Sensitive Habitat Types Located within the Project
Site ................................................................................................... 3.4-38
Table 3.4-8. Project Impacts to Jurisdictional Features ....................................... 3.4-75
Table 3.5-1. Cultural Resources Recorded within the Project Site ........................ 3.5-4
Table 3.5-2. Cultural Resources Recorded within 0.5 Mile of the Project Site ..... 3.5-5
ix Froom Ranch Specific Plan
Draft EIR
Table 3.5-3. Structures Associated with the Historic Froom Ranch Dairy ............ 3.5-8
Table 3.5-4. Summary of Project Impacts ............................................................ 3.5-25
Table 3.6-1. Project Site Soils Characterization ..................................................... 3.6-3
Table 3.6-2. Seismic Parameters for Active Faults near the Project Site ............... 3.6-4
Table 3.6-3. Geologic Units and Paleontological Potential Within Project
Vicinity ............................................................................................ 3.6-11
Table 3.6-4. Non-UCMP Pleistocene Localities of San Luis Obispo County ..... 3.6-12
Table 3.6-5. Summary of Project Impacts ............................................................ 3.6-19
Table 3.7-1. Potential for Firefighting Success and Tactics on Steep Slopes ........ 3.7-6
Table 3.7-2. USTs and Cleanup Sites within a 0.5 mile-Radius of the Project
Site ................................................................................................... 3.7-10
Table 3.7-3. Fatal Aircraft Accidents within the Vicinity of San Luis Obispo
County Regional Airport.................................................................. 3.7-12
Table 3.7-4. Summary of Project Impacts ............................................................ 3.7-23
Table 3.8-1. Existing Peak Flows in Froom Creek .............................................. 3.8-10
Table 3.8-2. Summary of Project Impacts ............................................................ 3.8-24
Table 3.8-3. Projected Peak Flow in Realigned Froom Creek ............................. 3.8-31
Table 3.8-4. Required Onsite Runoff Retention................................................... 3.8-34
Table 3.8-5. Required Offsite Runoff Retention .................................................. 3.8-34
Table 3.9-1. Existing City and County Zoning Districts within Project
Vicinity .............................................................................................. 3.9-1
Table 3.9-2. LUCE Performance Standards for Madonna at LOVR Specific
Plan Area ............................................................................................ 3.9-5
Table 3.9-3. City General Plan Policy Consistency Analysis .............................. 3.9-16
Table 3.9-4. County General Plan Policy Consistency Summary ........................ 3.9-52
Table 3.9-5. Summary of Project Impacts ............................................................ 3.9-55
Table 3.10-1. Representative Noise Levels ............................................................ 3.10-3
Table 3.10-2. Human Response to Different Levels of Groundborne Vibration ... 3.10-4
Table 3.10-3. LUCE Update EIR Projected Roadway Noise Levels within
Project Site ....................................................................................... 3.10-6
Table 3.10-4. Measured Noise Levels within the Project Site1 ............................. 3.10-9
Table 3.10-5. City Maximum Noise Exposure for Noise-Sensitive Land Use
Areas Due to Transportation Noise Sources .................................. 3.10-14
Table 3.10-6. City Maximum Noise Exposure for Noise-Sensitive Land Use
Areas Due to Stationary Noise Sources ......................................... 3.10-16
Table 3.10-7. City of San Luis Obispo Exterior Noise Limits ............................. 3.10-17
Table 3.10-8. Maximum Time Periods for Increased Noise Levels .................... 3.10-17
Table 3.10-9. Maximum Noise Levels for Nonscheduled, Intermittent, Short-
Term Operation (Less than 10 Days) of Mobile Equipment at
Residential Properties .................................................................... 3.10-17
Table 3.10-10. Maximum Noise Levels for Repetitively Scheduled, Relatively
Long-Term Operation (10 Days or More) of Stationary
Equipment at Residential Properties .............................................. 3.10-18
Table 3.10-11. Noise Ranges of Typical Construction Equipment ........................ 3.10-21
Table 3.10-12. Caltrans Vibration Annoyance Potential Criteria .......................... 3.10-22
Table 3.10-13. Vibration Source Levels for Construction Equipment ................... 3.10-22
x Froom Ranch Specific Plan
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LIST OF TABLES
Table 3.10-14. Noise Ranges of Typical Commercial Equipment ......................... 3.10-24
Table 3.10-15. Summary of Project Impacts .......................................................... 3.10-25
Table 3.10-16. Maximum Estimated Outdoor Construction Peak Noise Levels at
Sensitive Receptors (Unmitigated) ................................................ 3.10-28
Table 3.10-17. Projected Traffic and Noise Level Increases along Adjacent
Roadways ....................................................................................... 3.10-32
Table 3.10-18. Maximum Noise Level Estimates and Thresholds Resulting from
Nearby Commercial Activities ...................................................... 3.10-36
Table 3.11-1. Population Growth between 1990 and 2019 .................................... 3.11-1
Table 3.11-2. SLOCOG Medium Growth Population Projections ........................ 3.11-2
Table 3.11-3. Population Growth, 2005-2019, San Luis Obispo City, County,
and State of California ..................................................................... 3.11-3
Table 3.11-4. Division of Labor by Industry within the City and County (2017) . 3.11-4
Table 3.11-5. City of San Luis Obispo Labor Force and Unemployment 2000-
2017.................................................................................................. 3.11-5
Table 3.11-6. SLOCOG Medium Employment Projections .................................. 3.11-6
Table 3.11-7. 1.0 Percent City Population Growth Projection ............................... 3.11-7
Table 3.11-8. Affordable Rent and Purchase Prices for All Income Categories .... 3.11-9
Table 3.11-9. Remaining RHNA Need Based on Dwelling Units Approved,
Under Construction, or Built, 2014 to 2019 .................................. 3.11-10
Table 3.11-10. City and Regional Jobs-to-Housing Ratio ..................................... 3.11-11
Table 3.11-11. SLOCOG Projections vs. LUCE Buildout Capacity for 2035 ....... 3.11-12
Table 3.11-12a. Inclusionary Housing Requirements .............................................. 3.11-17
Table 3.11-12b. Inclusionary Housing Adjustment Factors..................................... 3.11-17
Table 3.11-13. Summary of Project Impacts .......................................................... 3.11-19
Table 3.11-14. Summary of Estimated Population Generated by the Project ....... 3.11-21
Table 3.11-15. City and Countywide Population and Housing Projections, 2010-
2035................................................................................................ 3.11-24
Table 3.12-1. Public Services Serving the Project Vicinity ................................... 3.12-1
Table 3.12-2. Existing Capacity and Enrollment at SLCUSD Schools (2016-
2017) ................................................................................................ 3.12-7
Table 3.12-3. Summary of Project Impacts .......................................................... 3.12-15
Table 3.12-4. Project Student Generation ............................................................ 3.12-19
Table 3.12-5. Student Accommodation by Nearest Schools ................................ 3.12-20
Table 3.13-1. LOS Criteria for Signalized and Unsignalized Intersections ......... 3.13-10
Table 3.13-2. Automobile Segment LOS Methodology ...................................... 3.13-10
Table 3.13-3. Freeway Segments LOS Methodology .......................................... 3.13-10
Table 3.13-4. LOS Criteria for Bicycle, Pedestrian, and Transit
Facilities/Services .......................................................................... 3.13-11
Table 3.13-5. Pedestrian Segment LOS Methodology ......................................... 3.13-12
Table 3.13-6. Bicycle and Transit Segment LOS Methodology .......................... 3.13-12
Table 3.13-7. Existing Intersection LOS - Automobile ....................................... 3.13-15
Table 3.13-8. Existing Intersection LOS - Pedestrian .......................................... 3.13-16
Table 3.13-9. Existing Intersection LOS - Bicycle .............................................. 3.13-19
Table 3.13-10. Existing Conditions - 95th-Percentile Queuing ............................. 3.13-21
Table 3.13-11. Existing Segment LOS - Automobile ............................................ 3.13-27
Froom Ranch Specific Plan xi
Draft EIR
Table 3.13-12. Existing Segment LOS - Pedestrian ............................................... 3.13-28
Table 3.13-13. Existing Segment LOS - Bicycle ................................................... 3.13-29
Table 3.13-14. Existing Segment LOS - Transit .................................................... 3.13-30
Table 3.13-15. Existing Segment LOS - Freeway Mainline, Ramps and Weaving
Sections .......................................................................................... 3.13-31
Table 3.13-16. Near-Term Transportation Project List .......................................... 3.13-32
Table 3.13-17. Near-Term Scenario 2 Intersection LOS - Automobile ................. 3.13-33
Table 3.13-18. Near-Term Scenario 2 Intersection LOS - Pedestrian ................... 3.13-35
Table 3.13-19. Near-Term Scenario 2 Intersection LOS - Bicycle ........................ 3.13-37
Table 3.13-20. Near-Term Scenario 2 Intersection LOS - 95th-Percentile
Queuing .......................................................................................... 3.13-40
Table 3.13-21. Near-Term Scenario 2 Segment Level of Service - Automobile ... 3.13-46
Table 3.13-22. Near-Term Scenario 2 Segment Level of Service - Pedestrian ..... 3.13-47
Table 3.13-23. Near-Term Scenario 2 Segment LOS - Bicycle ............................. 3.13-48
Table 3.13-24. Near-Term Scenario 2 Segment LOS - Transit .............................. 3.13-49
Table 3.13-25. Near-Term Scenario 2 Segment LOS - Freeway Mainline, Ramps
and Weaving Sections .................................................................... 3.13-50
Table 3.13-26. LOS Objective and Minimum Standard for Each Transportation
Mode .............................................................................................. 3.13-58
Table 3.13-27. City LOS Modal Priority Ranking by Area ................................... 3.13-60
Table 3.13-28. Project Person Trips by Mode of Travel ........................................ 3.13-65
Table 3.13-29. Net External Vehicle Trip Generation Forecast ............................. 3.13-66
Table 3.13-30. Project Operational Vehicle Trip Generation by Phase ................. 3.13-66
Table 3.13-31. Average Estimated Year 2035 VMT for the City, County and
Project ............................................................................................ 3.13-69
Table 3.13-32. Summary of Project Impacts .......................................................... 3.13-71
Table 3.13-33. Existing Plus Project Transportation Impact Summary ................. 3.13-90
Table 3.13-34. Near-Term Plus Project Transportation Impact Summary .......... 3.13-100
Table 3.13-35. Cumulative Plus Project Transportation Impact Summary ......... 3.13-116
Table 3.14-1. Utilities Serving the Project Site ...................................................... 3.14-1
Table 3.14-2. City of San Luis Obispo's Water Resource Annual Availability
(2018) ............................................................................................... 3.14-8
Table 3.14-3. Water Demand and Water Availability in the City of San Luis
Obispo Based on WWME Policies .................................................. 3.14-9
Table 3.14-4. 2018 City Potable Water Supply Accounting .................................. 3.14-9
Table 3.14-5. 2018 County and State Energy Demands ...................................... 3.14-14
Table 3.14-6. Summary of Project Impacts .......................................................... 3.14-29
Table 3.14-7. Estimated Water Demand from Project WSA based on City
Water Use Factors .......................................................................... 3.14-34
Table 3.14-8. City Water Supply Availability and Froom Ranch Water Usage .. 3.14-34
Table 3.14-9. Wastewater Projections Resulting from the Project. ..................... 3.14-35
Table 3.14-10. Estimated Solid Waste Production ................................................. 3.14-39
Table 3.14-11. Estimated Project Electricity and Natural Gas Demands .............. 3.14-40
Table 3.14-12. Estimated Project Construction Fuel Consumption ....................... 3.14-41
Table 3.14-13. Per Capita Vehicle Miles Traveled ................................................ 3.14-42
Table 3.14-14. Estimated Operational Fuel Consumption ..................................... 3.14-42
xii Froom Ranch Specific Plan
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LIST OF TABLES
Table 3.14-15. Comparison of Total and Per Capita Electricity and Natural Gas
Demands ........................................................................................ 3.14-43
Table 3.15-1. Summary of Project Impacts ............................................................ 3.15-7
Froom Ranch Specific Plan xiii
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ACRONYMS AND ABBREVIATIONS
ACRONYMS AND ABBREVIATIONS
µg/m3 microgram per cubic meter
AARP American Association of Retired Persons
AB Assembly Bill
ACM asbestos-containing material
ADT average daily trips
AEP Association of Environmental Professionals
AF acre-feet
AFY acre-feet per year
AG Agriculture
Airport San Luis Obispo County Regional Airport
ALUC San Luis Obispo Airport Land Use Commission
ALUP Airport Land Use Plan
ALUPA Airport Land Use Planning Area
AMP Archaeological Monitoring Plan
AOZ Airport Overlay Zone
APCD Air Pollution Control District
Applicant JM Development Group, Inc.
APS Alternative Planning Strategy
ARC Architectural Review Commission
ARI Archaeological Resource Inventory
ARIM Archaeological Resource Impact Mitigation
AST aboveground storage tank
AT&T American Telephone and Telegraph Company
ATCM Air Toxics Control Measure
BACT Best Available Control Technology
bgs below ground surface
BMP best management practices
BTP Bicycle Transportation Plan
BTU British Thermal Unit
C&D construction and demolition
C/OS Conservation/Open Space
CAAQS California Ambient Air Quality Standards
CAC Certified Asbestos Consultant
CalEEMod California Emissions Estimator Model
CalEPA California Environmental Protection Agency
CALFIRE California Department of Forestry and Fire Protection
CAL-OSHA California Occupational Safety and Health Administration
Caltrans California Department of Transportation
CAMP Construction Activity Management Plan
CARB California Air Resources Board
CBC California Building Code
CCAA California Clean Air Act
CCIC Central Coast Information Center
CCR California Code of Regulations
Froom Ranch Specific Plan xiv
Draft EIR
ACRONYMS AND ABBREVIATIONS
CDFA California Department of Food and Agriculture
CDFW California Department of Fish and Wildlife
CE Circulation Element
CEC California Energy Commission
CED California Energy Demand
CEQA California Environmental Quality Act
CESA California Endangered Species Act
CFC chlorofluorocarbon
CFR Code of Federal Regulations
cfs cubic feet per second
CH4 methane
CHC Cultural Heritage Commission
City City of San Luis Obispo
CLOMR Conditional Letter of Map Revision
CNDDB California Natural Diversity Database
CNEL Community Noise Equivalent Level
CNG compressed natural gas
CNPS California Native Plant Society
CO carbon monoxide
CO2 carbon dioxide
COSE Conservation and Open Space Element
County County of San Luis Obispo
County Sheriff San Luis Obispo County Sheriff
CPUC California Public Utilities Commission
CR Commercial Retail
C-R retail-commercial
CRHR California Register of Historic Resources
C-R-SP retail-commercial (Specific Plan)
CSA-7A County Service Area No. 7A
C-S-PD Commercial-Service-Planned Development
C-S-S Commercial-Service-Special Considerations
CSU California State University
C-T Commercial-Tourist
CVC California Vehicle Code
CWA Clean Water Act
cy cubic yard
dB decibel
dBA A-weighted decibel
DBH diameter-at-breast-height
DCDA double detector check assembly
DDM Drainage Design Manual
DHS Department of Health Services
DPM diesel particulate matter
DTSC Department of Toxic Substances
du/ac dwelling units per acre
Froom Ranch Specific Plan xv
Draft EIR
ACRONYMS AND ABBREVIATIONS
du/ac dwelling units per acre
EB eastbound
EBL eastbound thru-lane
EBR eastbound right-turn lane
EIR Environmental Impact Report
EOP Emergency Operations Plan
ESA Endangered Species Act
EV Electric Vehicle
EX Energy and Extraction Area
FAA Federal Aviation Administration
FCAA Federal Clean Air Act
FEMA Federal Emergency Management Agency
FHSZ Fire Hazard Severity Zone
FIRM Flood Insurance Rate Map
FMMP Farmland Mapping and Monitoring Program
fps feet per second
FRSP Froom Ranch Specific Plan
FTA Federal Transit Administration
FWHA Federal Highway Administration
g/L gram per liter
gal/hp/hr gallons per horsepower per hour
GHG greenhouse gas
GIS Geographic Information System
Golden State Highway State Route 277
GPAR General Plan Annual Report
gpcd gallons per capita per day
GPM gallons per minute
GWh gigawatt hours
H2S hydrogen sulfide
HABS Historic American Building Survey
HAER Historic American Engineering Record
HAP hazardous air pollutant
HCD California Department of Housing and Community
Development
HCM Highway Capacity Manual
HDD horizontal directional drilling
HE Housing Element
HEC Hydraulic Engineering Circular
HMMP Habitat Mitigation and Monitoring Plan
HRE Historic Resource Evaluation
HTL high tidal line
HVAC heating, ventilation, and air conditioning
IBC International Building Code
in/sec inches per second
IS Initial Study
xvi Froom Ranch Specific Plan
Draft EIR
ACRONYMS AND ABBREVIATIONS
ITE Institute of Transportation Engineers
KMA Kevin Merk Associates, LLC
KVA Key Viewing Area
LAFCO San Luis Obispo Local Agency Formation Commission
LBP lead-based paint
lbs/day pounds per day
LCC land compatibility classification
Ldn day-night average noise level
LED light-emitting diodes
LEED Leadership in Energy and Environmental Design
Leq equivalent energy noise level
LID low impact development
Lmax maximum instantaneous noise level
Lmin minimum instantaneous noise level
LNG liquified natural gas
LOMR Letter of Map Revision
LOS Level of Service
LOVR Los Osos Valley Road
LRA Local Responsibility Area
LUCE Land Use and Circulation Element
LUE Land Use Element
LUST Leaking Underground Storage Tank
MBCP Monterey Bay Community Power
MBTA Migratory Bird Treaty Act
MDZ Mining Disclosure Zone
mg/m3 milligram per cubic meter
MGD million gallons per day
MMLOS Multi-Modal Level of Service
MMT CO2e million metric tons CO2 equivalent
MOA Memorandum of Agreement
mpg miles per gallon
mph miles per hour
MPO Metropolitan Planning Organization
MRF Material Recovery Facility
MRZ Mineral Resource Zone
MS4 Municipal Separate Storm Sewer System
msl mean sea level
MT CO2e metric tons CO2 equivalent
MUN Municipal and Domestic Water Supply
MWh megawatt hours
MWh/yr megawatt hours per year
NAAQS National Ambient Air Quality Standards
NAHC Native American Heritage Commission
NB northbound
NBL northbound thru-lane
Froom Ranch Specific Plan xvii
Draft EIR
ACRONYMS AND ABBREVIATIONS
NBR northbound right-turn lane
NBT northbound trap
NCTC Northern Chumash Tribal Council
NE Noise Element
NESHAP National Emissions Standards for Hazardous Air Pollutants
NHPA National Historic Preservation Act
NO2 nitrous oxide
NOA Naturally Occurring Asbestos
NOAA National Oceanic and Atmospheric Administration
NOAA Fisheries NOAA National Marine Fisheries Service
NOI Notice of Intent
NOP Notice of Preparation
NOx nitrogen oxides
NPDES National Pollutant Discharge Elimination System
NPPA Native Plant Protection Act
NRCS Natural Resources Conservation Service
NRHP National Register of Historic Places
O3 ozone
OHWM ordinary high water mark
OPR Office of Planning and Research
OSHA Occupational Safety and Health Administration
Pb lead
pc/mi/h passenger cars per mile per hour
PCB polychlorinated biphenyl
pCi/L picocuries per liter
PCR Post Construction Requirement
PF public facilities
PF-SP public facilities (Specific Plan)
PG&E Pacific Gas & Electric
PM10 10-micron particulate matter
PM2.5 2.5-micron particulate matter
ppb parts per billion
ppm parts per million
PPM Pollution Prevention Methods
PPVRef reference Peak Particle Velocity
PRC Public Resources Code
PRE Parks and Recreation Element
Project Froom Ranch Specific Plan Project
PV photovoltaic
R-3 medium-high density residential
R-3-SP medium-high density residential (Specific Plan)
R-4 high density residential
R-4-SP high density residential (Specific Plan)
RCRA Resource Conservation and Recovery Act
RHNA Regional Housing Needs Allocation
xviii Froom Ranch Specific Plan
Draft EIR
ACRONYMS AND ABBREVIATIONS
RL Rural Lands
ROG reactive organic gas
RPZ Runway Protection Zone
RRP Resource Recovery Park
RTP Regional Transportation Plan
RWQCB Regional Water Quality Control Board
SA Special Animal
SANDAG San Diego Association of Governments
SARE Subsurface Archaeological Resource Evaluation
SB Senate Bill
SB southbound
SBL southbound thru-lane
SBR southbound right-turn lane
SBT southbound trap
SCCAB South Central Coast Air Basin
SCS Sustainable Communities Strategy
SE Safety Element
sf square feet
sf/p square feet per person
SIP State Implementation Plan
SLCUSD San Luis Coastal Unified School District
SLO County APCD San Luis Obispo County Air Pollution Control District
SLO Transit City Transit Division
SLOCOG San Luis Obispo County Association of Goverments
SLOFD City of San Luis Obispo Fire Department
SLOPD City of San Luis Obispo Police Department
SLORTA San Luis Obispo Regional Transit Authority
SMARA Surface Mining and Reclamation Act
SMARTS Stormwater Multi-Application, Reporting, and Tracking System
SO2 sulfur dioxide
SoCal Gas Southern California Gas Company
SOI Secretary of Interior
SP service population
SP-3 Special Focus Area
SRA State Responsibility Area
SRO school resource officer
SSC Species of Special Concern
SVP Society of Vertebrate Paleontology
SWMP Stormwater Management Plan
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board
TAC toxic air contaminant
TAZ traffic analysis zone
therms/yr therms per year
TIA Traffic Impact Analysis
Froom Ranch Specific Plan xix
Draft EIR
ACRONYMS AND ABBREVIATIONS
TIS Transportation Impact Study
TMDL total maximum daily load
ton/qtr tons per quarter
TSO Time Schedule Order
U.S. 101 U.S. Highway 101
U.S. EIA U.S. Energy Information Administration
U.S. EPA U.S. Environmental Protection Agency
UCMP University of California Museum of Paleontology
URL Urban Reserve Line
USACE U.S. Army Corps of Engineers
USC U.S. Code
USDA U.S. Department of Agriculture
USFWS U.S. Fish and Wildlife Service
USGS U.S. Geological Survey
UST underground storage tank
UWMP Urban Water Management Plan
VdB vibration decibel
VDECS Verified Diesel Emission Control Strategies
Villaggio Villaggio Life Plan Community
VMT vehicle miles traveled
VOC volatile organic compound
vpd vehicles per day
VTTM Vesting Tentative Tract Map
WB westbound
WBL westbound thru-lane
WBR westbound right-turn lane
WDID Waste Discharge Identification
WMP Waterways Management Plan
WMZ Watershed Management Zone
Wood Wood Environment & Infrastructure Solutions, Inc.
WRRF Waste Resources Recovery Facility
WSA Water Supply Assessment
WSE water surface elevation
WWME Water and Wastewater Management Element
xx Froom Ranch Specific Plan
Draft EIR