Volume I

Table of Contents

1.0 EXECUTIVE SUMMARY
1.1 SUMMARY OF PROJECT DESCRIPTION
1.2 AREAS OF CONTROVERSY
1.3 SIGNIFICANT ADVERSE UNAVOIDABLE (CLASS I) IMPACTS 1-19
1.4 ALTERNATIVES
1.5 SUMMARY OF IMPACTS AND MITIGATION MEASURES

2.0 INTRODUCTION
2.1 PURPOSE AND TYPE OF EIR/INTENDED USES OF THE EIR 2-1
2.2 PROJECT HISTORY
2.3 PUBLIC REVIEW PROCESS
2.4 SCOPE OF THIS EIR
2.5 FORMAT OF THE EIR
2.6 INCORPORATION BY REFERENCE

3.0 PROJECT DESCRIPTION
3.1 INTRODUCTION AND PROJECT SUMMARY
3.2 PROJECT HISTORY
3.3 PROJECT LOCATION AND SITE CONTEXT
3.4 PROJECT OBJECTIVES
3.5 PROJECT CHARACTERISTICS
3.6 PROJECT IMPLEMENTATION/PHASING
3.7 PROJECT DISCRETIONARY ACTIONS

4.0 EXISTING ENVIRONMENTAL SETTING, ENVIRONMENTAL ANALYSIS, IMPACTS, AND MITIGATION MEASURES
4.1 LAND USE, PLANNING, AND SOCIOECONOMICS
4.2 TRAFFIC AND CIRCULATION
4.3 AESTHETICS
4.4 AGRICULTURAL RESOURCES
4.5 AIR QUALITY
4.6 BIOLOGICAL RESOURCES
4.7 CULTURAL AND PALEONTOLOGICAL RESOURCES
4.8 GEOLOGY AND SOILS
4.9 HAZARDS AND HAZARDOUS MATERIALS
4.10 NOISE
4.11 POPULATION AND HOUSING
4.12 PUBLIC SERVICES, UTILITIES, AND SERVICE SYSTEMS
4.13 RECREATION
4.14 WATER AND WASTEWATER
4.15 HYDROLOGY AND WATER QUALITY

5.0 ALTERNATIVES
5.1 INTRODUCTION
5.2 ALTERNATIVES INITIALLY CONSIDERED BUT REJECTED FROM FURTHER CONSIDERATION
5.3 ALTERNATIVES UNDER CONSIDERATION
5.4 ENVIRONMENTALLY SUPERIOR ALTERNATIVE

6.0 GROWTH-INDUCING IMPACTS
6.1 CEQA REQUIREMENTS
6.2 FRAMEWORK FOR ANALYSIS OF GROWTH-INDUCING IMPACTS
6.3 APPLICABLE PLANNING DOCUMENTS AND REGULATIONS
6.4 EXISTING CONDITIONS
6.5 FORECAST GROWTH
6.6 ASSESSMENT OF POTENTIAL GROWTH INDUCING IMPACTS
6.7 SUMMARY OF CONCLUSIONS

7.0 LONG-TERM IMPLICATIONS OF THE PROJECT AND SIGNIFICANT EFFECTS THAT CANNOT BE AVOIDED
7.1 SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES
7.2 SIGNIFICANT EFFECTS THAT CANNOT BE AVOIDED

8.0 MITIGATION MONITORING AND REPORTING PROGRAM
8.1 MITIGATION MONITORING REQUIREMENTS
8.2 MITIGATION MONITORING PROCEDURES

9.0 REPORT PREPARERS

10.0 ORGANIZATIONS AND PERSONS CONSULTED

11.0 REFERENCES

12.0 INDEX

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Volume II

Technical Appendices

Appendix A Notice of Preparation

Appendix B Tentative Tract Map
C1
C2
C3
C4
C5
C6
C7
C8
C9
C10
C11
C12
C13
C14
C15
C16

Appendix C Traffic Impact Analysis
Traffic Study
Traffic Study Appendix A
Traffic Study Appendix B
Traffic Study Appendix C

Appendix D Retail Impact Study

Appendix E Air Quality Report 
Air Quality Report
Appendix A Construction Emission Calculations
Appendix B APCD Construction Equipment Mitigation Measures
Appendix C URBEMIS2007 Model Run Printouts
Appendix D Greenhouse Gas Emission Calculations
Appendix E CALINE4 Model Printouts
Appendix F APCD Operational Mitigation Measures

Appendix F Biological Resouces
90 day Protocol Survey Report
Biological Survey Proposed Water Treatment 
Biological Resources Assessment 
Plant and Animal Species Observed 
Results of the San Joaquin Kit Fox Early Evaluation
Focused Biological Surveys and Wetland Delineation 
USFW San Joaquin Kit Fox Protocol Survey

Appendix G Cultural Resources
Cultural Report
Cultural Appendices

Appendix H Geology Soils Report
Geotechnical Engineering Report
Soils Report Update Letter
Site Response Spectra Graph

Appendix I Phase I ESA

Appendix J Noise Report

Appendix K Public Service and Utility Letters

Appendix L Water Resources Reports
Water Resources Evaluation
Groundwater Conditions at San Miguel Ranch
Well Study and Pumping Test  
Percolation Data Report
San Miguel Community Service District Letter
San Miguel Perchlorate Test Update

Appendix M Hydrology Report
Preliminary Hydrology & Hydraulic Report
Tract 2562 In-Tract Pond - Basin Sizing

Appendix N Policy Consistency Report

Appendix O Agricultural Resources Data
Agricultural Mitigation Memo
LESA Worksheets - Irrigated
LESA Worksheets - Non-Irrigated