DRAFT ENVIRONMENTAL IMPACT REPORT SEASIDE RESORT Subsequent to the Fort Ord Reuse Plan EIR State Clearinghouse Number 2001101059 PREPARED FOR City of Seaside Community Development Department August 2002 SEASIDE RESORT Draft Environmental Impact Report Subsequent to the Fort Ord Reuse Plan EIR State Clearinghouse Number 2001101059 PREPARED FOR City of Seaside Community Development Department Mr. Lou Dell’Angela, Community Development Director 440 Harcourt Avenue Seaside CA 93955 Tel 831.899.6220 Fax 831.899.6211 PREPARED BY EMC Planning Group Inc 301 Lighthouse Avenue Suite C Monterey CA 93940 Tel 831.649.1799 Fax 831.649.8399 [email protected] www.emcplanning.com August 2002 Table of Contents Summary .....................................................................S-1 1.0 Introduction.................................................................. 1-1 1.1 Authorization and Purpose ........................................................1-1 1.2 Project Site and Vicinity Setting..................................................1-5 1.3 Project Description ................................................................ 1-26 1.4 Project Objectives.................................................................. 1-61 1.5 Consistency with Local and Regional Plans................................. 1-62 1.6 Intended Uses of the EIR......................................................... 1-62 1.7 Terminology Used in the EIR ................................................... 1-65 2.0 Environmental Impacts, Setting, and Mitigation Measures ...... 2-1 2.1 Aesthetics ..............................................................................2-1 2.2 Agriculture Resources ............................................................ 2-15 2.3 Air Quality .......................................................................... 2-16 2.4 Biological Resources .............................................................. 2-31 2.5 Cultural Resources ................................................................ 2-47 2.6 Geology and Soils.................................................................. 2-51 2.7 Hazards & Hazardous Materials ............................................... 2-58 2.8 Hydrology & Water Quality..................................................... 2-70 2.9 Mineral Resources ................................................................. 2-77 2.10 Noise .................................................................................. 2-79 2.11 Public Services...................................................................... 2-87 2.12 Transportation.....................................................................2-110 2.13 Utilities and Service Systems...................................................2-137 3.0 Related Environmental Issues ........................................... 3-1 3.1 Cumulative Impacts .................................................................3-1 3.2 Growth-Inducing Impacts......................................................... 3-9 3.3 Significant Irreversible Environmental Changes............................3-10 3.4 Unavoidable Significant Adverse Environmental Impacts ...............3-10 Alternatives ..........................................................................4-1 Documentation ......................................................................5-1 5.1 Persons Contacted................................................................... 5-1 5.2 Literature Cited...................................................................... 5-2 5.3 Document Preparation ............................................................. 5-4 Appendices (Bound separately) Appendix A NOP and Responses to NOP Appendix B Visual Analysis Appendix C Forest Management Plan Appendix D Biological Assessment Report Appendix E Geotechnical Investigation Appendix F Phase I Environmental Site Assessment Appendix G Drainage Analysis Appendix H Fiscal Impact Reports Appendix I Traffic Impact Analysis Appendix J Miscellaneous Traffic Information List of Figures Figure 1 Regional Location ................................................................ 1-7 Figure 2 Project Site.......................................................................... 1-9 Figure 3A Surrounding Area Photos ......................................................1-11 Figure 3B Surrounding Area Photos ......................................................1-13 Figure 4A Project Site Photos .............................................................. 1-17 Figure 4B Project Site Photos .............................................................. 1-19 Figure 4C Project Site Photos .............................................................. 1-21 Figure 5 Conceptual Golf Course Changes ........................................... 1-23 Figure 6 Seaside Residential Planning Area .......................................... 1-27 Figure 7 Seaside General Plan and Fort Ord Reuse Plan Land Use Designation ....................................................................... 1-29 Figure 8 Subdivision and Site Plan on Arial Photo.................................. 1-31 Figure 9A Overall Site Plan ................................................................. 1-33 Figure 9B Hotel, Timeshares, and Northern Residential ............................ 1-35 Figure 9C Western Residential Area...................................................... 1-37 Figure 9D Southern Residential Area..................................................... 1-39 Figure 10 Main Hotel Building Perspective ............................................ 1-43 Figure 11A Main Hotel Building Section and Elevation............................... 1-45 Figure 11B Bungalow Elevations ........................................................... 1-47 Figure 12 Timeshare Elevations........................................................... 1-49 Figure 13 Reconstructed Clubhouse Elevations ....................................... 1-53 Figure 14 Preliminary Phasing............................................................. 1-57 Figure 15 Street Cross Sections............................................................ 1-59 Figure 16 Percolation Ponds ............................................................... 1-63 Figure 17 Views from Monterey and Sand City .........................................2-7 Figure 18 Views from Adjacent Roads.....................................................2-9 Figure 19 North Central Air Basin Monitoring Stations ............................ 2-23 Figure 20 Location of Site 33 .............................................................. 2-61 Figure 21 Project Traffic Distribution.................................................. 2-123 Figure 22 Stilwell Park Alternative Conceptual Land Use ........................... 4-7 Figure 23 Revised Project Design Alternative..........................................4-15 List of Tables Table 1 Proposed Changes to Golf Links .............................................1-16 Table 2 Proposed Subdivision ...........................................................1-26 Table 3 Proposed Hotel Facilities.......................................................1-41 Table 4 Grading Quantities ..............................................................1-56 Table 5 Common Air Pollutants ........................................................2-19 Table 6 Federal & State Ambient Air Quality Standards..........................2-20 Table 7 Attainment Status of the North Central Coast Air Basin...............2-22 Table 8 Emission Rates for Heavy-Duty Diesel Powered Equipment..........2-25 Table 9 Estimated Project-Related Operational Emissions.......................2-26 Table 10 Special Status Plant and Wildlife Species Reported to Occur or with the Potential to Occur Within the Project Vicinity................2-36 Table 11 Approximate Golf Course Parcel Tree Coverage.........................2-39 Table 12 Approximate Tree Loss by Project Component...........................2-41 Table 13 Significant Faults in the Vicinity of the Project Site ....................2-54 Table 14 Sensitive Receptors and Associated Land Uses ...........................2-79 Table 15 FHWA Noise Abatement Criteria ...........................................2-80 Table 16 Land Use Compatibility Criteria for Exterior Community Noise ....2-81 Table 17 Noise Level Performance Standards for Non Transportation Noise Sources .....................................................................2-82 Table 18 Noise Levels Generated by Typical Construction Equipment ........ 2-84 Table 19 Projected Annual Fire Services Demand in the Seaside Portion of the Former Fort Ord......................................................... 2-94 Table 20 Project Annual Police Services Demand in the Seaside Portion of the Former Fort Ord ........................................................... 2-99 Table 21 Public Works Existing Plant & Equipment...............................2-100 Table 22 Project Share of Parks Demand in the Seaside Portion of the Former Fort Ord ................................................................2-103 Table 23 Improvements Recommended in Draft State Highway 1 PSR .......2-116 Table 24 Study Road Network Intersections Jurisdiction & Description .....2-117 Table 25 Study Road Network Road Segments Jurisdiction and Description.......................................................................2-118 Table 26 Intersection LOS Standards & Existing Conditions ....................2-119 Table 27 Road Segment