| Volume I of II – Draft Environmental Impact Report |
Cover Page and Contents
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| Executive Summary |
- Overview
- Project Location
- Background
- Project Objectives
- Project Description
- Areas of Known Controversy and Key Issues
- Summary of Environmental Impacts and Mitigation Measures for the Proposed Project
- Significant Impacts by Resource Topic
- Significant and Unavoidable Impacts
- Alternatives to the Proposed Project
- Alternatives Considered
- Alternatives Evaluated in this Draft EIR
- Environmentally Superior Alternative
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| Chapter 1Introduction |
- Proposed Project
- CEQA Environmental Review Process
- Notice of Preparation
- Scoping
- EIR Intent and Scope
- EIR Organization
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| Chapter2Project Description |
- Location
- Objectives
- Description
- Residential Development
- Open Space Preservation
- Construction
- Tree Removal, Grading and Stockpiling
- Construction Vehicle Access
- Construction Security and Staging
- Duration and Hours
- Code Compliance
- Required Permits and Approvals
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| Chapter 3 Environmental Setting, Impacts, and Mitigation Measures |
| Section 3.1 Aesthetics |
- Regulatory Setting
- Environmental Setting
- Pebble Beach
- Del Monte Neighborhood (Pacific Grove)
- Project Site Visual Character
- Viewers
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section3.2 Air Quality |
- Regulatory Setting
- Environmental Setting
- Regional Conditions
- Site-Specific Conditions
- Sensitive Receptors
- Impact Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section 3.3 Biological Resources |
- Regulatory Setting
- Environmental Setting
- Biological Communities
- Special-Status Species
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section 3.4 Climate Change |
- Regulatory Setting
- Environmental Setting
- Background Information
- Climate Change in California and Monterey County
- Baseline Emissions at Development Site
- Impact Analysis
- Methodology
- Impacts and Mitigation Measures
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| Section 3.5 Cultural Resources |
- Regulatory Setting
- Environmental Setting
- Regional Conditions
- Site-Specific Conditions
- Impacts Analysis
- Assessment Methodology
- Project Impacts and Mitigation Measures
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| Section 3.6 Geology, Seismicity, and Soils |
- Regulatory Setting
- Environmental Setting
- Geology
- Seismic Conditions
- Soils
- Hazardous Materials
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section3.7 Hydrology and Water Quality |
- Regulatory Setting
- Environmental Setting
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section 3.8 Land Use and Recreation |
- Regulatory Setting
- Environmental Setting
- Regioinal Conditions
- Project Site
- Recreation
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section 3.9 Noise and Vibration |
- Regulatory Setting
- Environmental Setting
- Terminology
- Existing Noise Levels
- Existing Ground-Borne Vibration Levels
- Sensitive Receptors
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section 3.10 Public Services and Utilities |
- Regulatory Setting
- Environmental Setting
- Police Protection
- Fire Protection
- Schools
- Wastewater
- Utilities (Gas, Electricity, and Telephone)
- Solid Waste
- Impacts Analysis
- Methodology
- Project Impacts and Mitigation Measures
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| Section 3.11 Transportation and Circulation |
- Regulatory Setting
- Federal and State
- Local Regulations
- Environmental Setting
- Traffic Study Area
- Methodology for Level of Service and Capacity
- Existing (Baseline) Conditions
- Future Conditions without Project
- Existing Transit/Transportation Services
- Existing Bicycle and Pedestrian Facilities
- Impact Analysis
- Methodology
- Impacts and Mitigation Measures
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| Section 3.12 Water Supply and Demand |
- Overview
- Environmental Setting
- Water Supply Sources
- Carmel River Biological Resources Setting
- Regulatory Setting and Water Supply Training
- SB 610 and SB 221 Applicability
- Carmel River: State Water Resources Control Board Order WR95-10 and State Water Resources Control Board Order WR2009-0060 (CDO)
- Seaside Aquifier Adjudication
- History of Pebble Beach Company's Water Entitlement
- Cal-Am's Monterey Peninsula Water Supply Project
- Pure Water Monterey Ground Water Replenishment Project
- Proposal to Delay Enforcement of State Water Resources Control Board Order WR2009-0060
- Impact Analysis
- Methodology
- Impacts and Mitigation Measures
- Cumulative Impacts
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| Chapter 4 other CEQA-Required Sections |
- Cumulative Impacts
- Projects Considered
- Projections
- Analysis of Cumulative Impacts
- Significant and Unavoidable Environmental Impacts
- Significant Irreversible Environmental Changes
- Growth-Inducing Impacts
- Analysis of Growth-Inducing Impacts
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| Chapter 5 Alternatives |
- Development of Alternatives
- Project Objectives
- Significant Impacts of the Proposed Project
- Alternatives Suggested during the Scoping Process
- Alternatives Considered
- Alternatives Evaluated in Draft EIR
- Alternative 1– No Project
- Alternative 2– Sunset Drive/17-Mile Drive
- Alternative 3– Corporation Yard
- Alternative 4– Collins Residential Area
- Alternative 5– Reduced Density On-Site
- Alternative 6– Reduced Units On-Site
- Environmentally Superior Alternative
- Inclusionary Housing Only
- Inclusionary Housing, In-Lieu Fees, and/or Area D Buildout Combined
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| Chapter 6 Report Preparation |
- Monterey County Resources Management Agency
- ICF International
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| Chapter 7 References |
| Volume II of II – Appendices |
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