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Table of Contents <br />Executive Summary ................................................................................................................................1 <br />Project Synopsis ..............................................................................................................................1 <br />Project Objectives ...........................................................................................................................2 <br />Alternatives .....................................................................................................................................3 <br />Areas of Known Controversy ..........................................................................................................4 <br />Issues to be Resolved ......................................................................................................................4 <br />Issues Not Studied in Detail in the EIR ............................................................................................4 <br />Summary of Impacts and Mitigation Measures .............................................................................4 <br />1 Introduction ................................................................................................................................. 27 <br />1.1 Specific Plan Background ................................................................................................. 27 <br />1.2 Purpose and Legal Authority ............................................................................................ 28 <br />1.3 Scope and Content of the EIR .......................................................................................... 29 <br />1.4 Lead, Responsible, and Trustee Agencies ........................................................................ 32 <br />1.5 Intended Uses of the EIR .................................................................................................. 33 <br />1.6 Environmental Review Process ........................................................................................ 33 <br />2 Project Description ...................................................................................................................... 37 <br />2.1 Lead Agency/Project Applicant ........................................................................................ 37 <br />2.2 Location and Setting ........................................................................................................ 37 <br />2.2.1 Specific Plan Area Setting ................................................................................ 37 <br />2.2.2 Regulatory Setting ........................................................................................... 42 <br />2.3 Specific Plan Components ................................................................................................ 43 <br />2.3.1 Overview .......................................................................................................... 43 <br />2.3.2 Land Use Concept ............................................................................................ 44 <br />2.3.3 Transportation and Circulation ........................................................................ 44 <br />2.3.4 Development Standards .................................................................................. 47 <br />2.3.5 Infrastructure and Services .............................................................................. 50 <br />2.3.6 Implementation ............................................................................................... 50 <br />2.3.7 Buildout Projections ........................................................................................ 50 <br />2.4 Project Objectives ............................................................................................................ 51 <br />2.5 Required Approvals .......................................................................................................... 53 <br />3 Environmental Setting ................................................................................................................. 55 <br />3.1 Regional Setting ............................................................................................................... 55 <br />3.2 Project Site Setting ........................................................................................................... 55 <br />3.3 Cumulative Development ................................................................................................ 56 <br />4 Environmental Impact Analysis ................................................................................................... 57 <br />4.1 Aesthetics ......................................................................................................................... 59 <br />4.1.1 Setting .............................................................................................................. 59 <br />4.1.2 Impact Analysis ................................................................................................ 70 <br />56