Draft Environmental Impact Report North Entry Area Plan City of Healdsburg, Sonoma County, California State Clearinghouse Number 2018062041 Prepared for: City of Healdsburg 401 Grove Street Healdsburg, CA 65448 707.431.3348 Contact: Maya DeRosa, Planning and Building Director Prepared by: FirstCarbon Solutions 1350 Treat Boulevard, Suite 380 Walnut Creek, CA 94597 925.357.2562 Contact: Jason Brandman, Project Director Kelsey Bennett, Project Manager Date: November 30, 2018 NORTH AMERICA | EUROPE | AFRICA | AUSTRALIA | ASIA WWW.FIRSTCARBONSOLUTIONS.COM THIS PAGE INTENTIONALLY LEFT BLANK City of Healdsburg—North Entry Area Plan Draft EIR Table of Contents Table of Contents Acronyms and Abbreviations ......................................................................................................... xi Executive Summary ................................................................................................................... ES-1 Purpose ................................................................................................................................. ES-1 Project Summary .................................................................................................................. ES-1 Significant Unavoidable Adverse Impacts ............................................................................ ES-2 Summary of Project Alternatives .......................................................................................... ES-3 Areas of Controversy ............................................................................................................ ES-4 Public Review of the Draft EIR .............................................................................................. ES-5 Executive Summary Matrix ................................................................................................... ES-6 Chapter 1: Introduction ............................................................................................................... 1-1 Section 1.1 - Plan Overview .................................................................................................... 1-1 Section 1.2 - Plan Area Background ....................................................................................... 1-1 Section 1.3 - Environmental Review Process .......................................................................... 1-2 Section 1.4 - Purpose and Legal Authority ............................................................................. 1-4 Section 1.5 - EIR Document Organization ............................................................................... 1-7 Chapter 2: Project Description .................................................................................................... 2-1 Section 2.1 - Project Location and Setting .............................................................................. 2-1 Section 2.2 - Plan Objectives .................................................................................................. 2-7 Section 2.3 - Proposed Plan Components .............................................................................. 2-7 Section 2.4 - Required Approvals ......................................................................................... 2-17 Section 2.5 - Intended Uses of the Draft EIR ........................................................................ 2-18 Chapter 3: Environmental Setting and Impacts ............................................................................ 3-1 Environmental Topics Addressed in this EIR ........................................................................... 3-1 Format of the Environmental Analysis ................................................................................... 3-1 Section 3.1 - Aesthetics ....................................................................................................... 3.1-1 Section 3.2 - Transportation and Traffic .............................................................................. 3.2-1 Section 3.3 - Air Quality ....................................................................................................... 3.3-1 Section 3.4 - Greenhouse Gas Emissions and Energy .......................................................... 3.4-1 Section 3.5 - Noise ............................................................................................................... 3.5-1 Chapter 4: Alternatives ............................................................................................................... 4-1 Section 4.1 - Introduction ....................................................................................................... 4-1 Section 4.2 - Plan Objectives .................................................................................................. 4-4 Section 4.3 - Alternatives Rejected from Further Consideration ........................................... 4-4 Section 4.4 - Alternative 1—No Project Alternative ............................................................... 4-5 Section 4.5 - Alternative 2—General Plan Quaker Hills Alternative ....................................... 4-8 Section 4.6 - Alternative 3—North Village Project Alternative ............................................ 4-11 Section 4.7 - Alternative 4—Reduced Commercial Alternative ............................................ 4-15 Section 4.8 - Environmentally Superior Alternative ............................................................. 4-18 Section 5: Other CEQA Considerations ........................................................................................ 5-1 5.1 - Significant Unavoidable Impacts .................................................................................... 5-1 5.2 - Growth-Inducing Impacts ............................................................................................... 5-2 5.3 - Significant Irreversible Environmental Changes ............................................................. 5-4 Chapter 6: Persons and Organizations Consulted/ List of Preparers ............................................. 6-1 FirstCarbon Solutions iii Y:\Publications\Client (PN-JN)\3257\32570023\EIR\3 - DEIR\32570023_0.1_TOC.docx City of Healdsburg—North Entry Area Plan Table of Contents Draft EIR Section 6.1 - Persons and Organizations Consulted ............................................................... 6-1 Section 6.2 - List of Preparers ................................................................................................ 6-1 List of Appendices Appendix A: Public Outreach A.1 - Notice of Preparation and Caltrans Scoping Comment Letter A.2 - Initial Study A.3 - EIR Scoping Meeting Presentation Appendix B: Transportation-Traffic Supporting Information B.1 - Trip Generation and Distribution Assumptions Memorandum B.2 - Traffic Volume and Turning Details B.3 - Level of Service Technical Materials B.4 - North Entry Area Plan Environmental Impact Report Traffic Analysis Memo B.5 - North Entry Area Plan Environmental Impact Report Cumulative Without Planned Improvements LOS Appendix C: Air Quality-GHG-Energy Supporting Information Appendix D: Noise-Vibration Supporting Information List of Tables Table ES-1: Executive Summary Matrix .............................................................................................. ES-7 Table 1-1: Summary of Comments Received in Response to the Notice of Preparation .................... 1-4 Table 2-1: Proposed Plan Area Land Use Type and Buildout Assumptions ......................................... 2-8 Table 2-2: Specific Development Summary ........................................................................................ 2-9 Table 2-3: Development Standard Summary .................................................................................... 2-11 Table 2-4: Building Height Restrictions Summary ............................................................................. 2-12 Table 3.1-1: Summary of Viewpoint Locations for Existing Views ................................................... 3.1-4 Table 3.2-1: Intersection Level of Service Criteria ............................................................................ 3.2-7 Table 3.2-2: Existing Peak hour Intersection Levels of Service......................................................... 3.2-8 Table 3.2-3: Bicycle Facilities Proximate to Plan Area .................................................................... 3.2-12 Table 3.2-4: Trip Generation Summary .......................................................................................... 3.2-19 Table 3.2-5: Trip Distribution Assumptions .................................................................................... 3.2-20 Table 3.2-6: Existing Plus Plan Intersection Levels of Service ........................................................ 3.2-24 Table 3.2-7: Peak Hour 95th Percentile Queues .............................................................................. 3.2-29 Table 3.2-8: Cumulative Without Plan Intersection Levels of Service ............................................ 3.2-32 Table 3.2-9: Cumulative Plus Plan Intersection Levels of Service .................................................. 3.2-35 Table 3.3-1: Description of Criteria Pollutants of National and California Concern ......................... 3.3-2 Table 3.3-2: Description of Toxic Air Contaminants of National and California Concern ................. 3.3-4 iv FirstCarbon Solutions Y:\Publications\Client (PN-JN)\3257\32570023\EIR\3 - DEIR\32570023_0.1_TOC.docx