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Oddstad Assisted Living Center DEIR

ODDSTAD ASSISTED LIVING CENTER
DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR)

TABLE OF CONTENTS

COVER

TABLE OF CONTENTS

I. INTRODUCTION I-1  

A. INTRODUCTION I-1
B. PURPOSE OF THE EIR I-1
C. PROPOSED PROJECT I-2
D. EIR REVIEW PROCESS I-2
E. LEVELS OF SIGNIFICANCE I-5
F. ORGANIZATION OF THE DRAFT EIR I-5

 II. EXECUTIVE SUMMARY II-1 

A. INTRODUCTION II-1
B. SUMMARY OF PROPOSED PROJECT II-1
C. AREAS OF KNOWN CONTROVERSY/ISSUES TO BE RESOLVED II-1
D. SUMMARY OF ENVIRONMENTAL IMPACTS & MITIGATION MEASURES II-2

  III. PROJECT DESCRIPTION III-1  

A. OVERVIEW OF ENVIRONMENTAL SETTING III-1
B. RELATED PROJECTS III-11
C. PROJECT CHARACTERISTICS III-13
D. PROJECT OBJECTIVES III-56
E. DISCRETIONARY ACTIONS AND OTHER AGENCY APPROVALS III-56

 IV. ENVIRONMENTAL IMPACT ANALYSIS IV.A-1  

A. IMPACTS FOUND TO BE LESS THAN SIGNIFICANT IV.A-1
B. AESTHETICS IV.B-1
C. BIOLOGICAL RESOURCES IV.C-1
D. GEOLOGY AND SOILS IV.D-1
E. HYDROLOGY AND WATER QUALITY IV.E-1
F. TRANSPORTATION AND TRAFFIC IV.F-1
G. AIR QUALITY IV.G-1
H. CULTURAL RESOURCES IV.H-1
I. HAZARDS AND HAZARDOUS MATERIALS IV.I-1
J. NOISE IV.J-1  

V. GENERAL IMPACT CATEGORIES V-1

A. SUMMARY OF SIGNIFICANT UNAVOIDABLE IMPACTS V-1
B. GROWTH INDUCING IMPACTS OF THE PROPOSED PROJECT V-1
C. SIGNIFICANT IRREVERSIBLE CHANGES TO THE ENVIRONMENT V-2  

VI. ALTERNATIVES TO THE PROPOSED PROJECT VI-1  

A. ALTERNATIVE A:  NO PROJECT ALTERNATIVE VI-4
B. ALTERNATIVE B:  REDUCED DENSITY PROJECT ALTERNATIVE VI-6
C. ALTERNATIVE C:  REDUCED HEIGHT PROJECT ALTERNATIVE VI-9
D. ENVIRONMENTALLY SUPERIOR ALTERNATIVE VI-12  

VII. PREPARERS OF THE EIR AND PERSONS CONSULTED VII-1  

VIII. REFERENCES VIII-1

TECHNICAL APPENDICES

APPENDIX COVER

APPENDIX TABLE OF CONTENTS

APPENDIX A: NOTICE OF PREPARATION (NOP) AND INITIAL STUDY

APPENDIX B: RESPONSES TO NOP & COMMENTS MADE AT SCOPING MEETING

APPENDIX C: AIR QUALITY/GREENHOUSE GAS EMISSIONS REPORT 

APPENDIX D: BIOLOGICAL RESOURCES 

 D-1: BIOLOGICAL EVALUATION, LIVE OAK ASSOCIATES, INC.,   
            NOVEMBER 2009 
 D-2: RIPARIAN CORRIDOR ASSESSMENT LETTER REPORT
            LIVE OAK  
ASSOCIATES, INC., APRIL 2009

APPENDIX E: CULTURAL RESOURCES REPORT

APPENDIX F: GEOTECHNICAL REPORT

PART 1
PART 2
PART 3

APPENDIX G: HYDROLOGY REPORT

APPENDIX H: NOISE REPORT

APPENDIX I: TRAFFIC AND TRANSPORTATION

 I-1: TRAFFIC IMPACT REPORT, RKH, FEBRUARY 2011
 I-2: RESPONSE TO TRAFFIC COMMENTS LETTER, RKH, MAY 2010 
 I-3: TRAFFIC REPORT PEER REVIEW LETTER
            HEXAGON  
TRANSPORTATION CONSULTANTS, INC., JANUARY 2011


FIGURES 

Figure Page

III-1 Regional and Vicinity Map III-2

III-2 Aerial Photograph of Project Site III-4

III-3 Existing Conditions III-5

III-4 Views of the Project Site III-7

III-5 Views of the Project Site III-8

III-6 Views of Surrounding Land Uses III-9

III-7 Views of Surrounding Land Uses III-10

III-8 Project Site Plan III-17

III-9 Project Floor Plan (First Floor & Basement) III-19

III-10 Project Floor Plan (Second Floor & Third Floor) III-21

III-11 Project Floor Plan (Roof & Site Building Elevation) III-23

III-12 Elevations Building 1 (1 of 2) III-25

III-13 Elevations Building 1 (2 of 2) III-27

III-14 Elevations Building 2a (1 of 2) III-29

III-15 Elevations Building 2a (2 of 2) III-31

III-16 Elevations Building 2b (1 of 2) III-33

III-17 Elevations Building 2b (2 of 2) III-35

III-18 Elevations Building 1 (1 of 2) III-37

III-19 Elevations Building 1 (2 of 2) III-39

III-20 Fire Truck Access Plan III-43

III-21 Landscape Plan III-45

III-22 Exterior Lighting Plan III-47

III-23 Grading Plan III-51

III-24 Drainage and Utility Plan III-53

IV.B-1 Views of the Project Site IV.B-4

IV.B-2 Views of the Project Site IV.B-5

IV.B-3 Views of the Project Site and Surrounding Uses IV.B-6

IV.B-4 Views of Surrounding Uses IV.B-7

IV.B-5 Visual Simulation Viewpoints IV.B-12

IV.B-6 Visual Simulation of Proposed Project from Oddstad Boulevard IV.B-13

IV.B-7 Visual Simulation of Proposed Project from Toledo Court IV.B-14

IV.F-1 Location Map IV.F-5

IV.F-2 Intersection Configuration and Control IV.F-7

IV.F-3 Existing Peak Hour Traffic Volumes IV.F-8

IV.F-4 Background Conditions Peak Hour Traffic Volumes IV.F-11

IV.F-5 Vehicle Trip Distribution IV.F-17

IV.F-6 Project Only Peak Hour Traffic Volumes IV.F-18

IV.F-7 Project Conditions Peak Hour Traffic Volumes IV.F-19

IV.F-8 Near Term Cumulative Conditions Peak Hour Traffic Volumes IV.F-23

IV.F-9 Cumulative Plus Project Conditions Peak Hour Traffic Volumes IV.F-24