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TABLE OF CONTENTS <br />Section Page <br />PREFACE........................................................ v <br />1. PROJECT DESCRIPTION ............................................ 1-1 <br />1.1 Project History ........................................... 1-1 <br />1.2 Project Area Location and Characteristics ................. 1-1 <br />1.3 Project Description and Objectives ........................ 1-5 <br />1.4 Intended Use of the EIR................................... 1-5 <br />2. SUMMARY........................................................ 2-1 <br />2.1 Potential Impacts and Recommended Mitigation Measures ..... 2-1 <br />2.2 Alternatives Evaluated .................................... 2-1 <br />2.3 Identified Areas of Controversy ........................... 2-1 <br />3• EFFECTS DETERMINED TO BE SIGNIFICANT OR POSSIBLY SIGNIFICANT: <br />EXISTING SETTING, IMPACTS, AND MITIGATION MEASURES ............. 3.1-1 <br />3.1 Land Use and Planning ..................................... 3.1-1 <br />3.2 Agriculture and Agricultural Economics .................... 3.2-1 <br />3.3 Traffic and Circulation ................................... 3.3-1 <br />3.4 Public Services and Utilities ............................. 3.4-1 <br />3.5 Hydrology and Drainage .................................... 3.5-1 <br />3.6 Air Quality ............................................... 3.6-1 <br />3.7 Noise ..................................................... 3.7-1 <br />4. ALTERNATIVES TO THE PROPOSED PROJECT ........................... 4-1 <br />4.1 No Project Alternative .................................... 4-1 <br />4.2 Planned Development District .............................. 4-1 <br />4.3 Lower Density Residential Use of the Study Area ........... 4-2 <br />5. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED <br />IF THE PROJECT IS IMPLEMENTED .................................. 5-1 <br />6. RELATIONSHIP BETWEEN LOCAL SHORT TERM USES OF MAN'S <br />ENVIRONMENT AND THE MAINTENANCE AND ENHANCEMENT OF <br />LONG TERM PRODUCTIVITY ......................................... 6-1 <br />7. IRREVERSIBLE ENVIRONMENTAL CHANGES AND IRRETRIEVABLE <br />COMMITMENTOF RESOURCES ........................................ 7-1 <br />8. GROWTH INDUCING IMPACTS ........................................ 8-1 <br />9. CUMULATIVE IMPACTS ............................................. 9-1 <br />10. EFFECTS NOT FOUND TO BE SIGNIFICANT ............................ 10-1 <br />11. REFERENCES: ORGANIZATIONS, PUBLICATIONS, AND <br />PERSONS CONSULTED .............................................. 11-1 <br />1 <br />