DEL MONTE FOREST PLAN MONTEREY COUNTY, CALIFORNIA

Transcription

1 ENVIRONMENTAL NOISE ASSESSMENT DEL MONTE FOREST PLAN MONTEREY COUNTY, CALIFORNIA BBA Report PREPARED FOR PEBBLE BEACH COMPANY P.O. BOX 1767 PEBBLE BEACH, CALIFORNIA PREPARED BY BROWN-BUNTIN ASSOCIATES, INC. VISALIA, CALIFORNIA MARCH 17, 2011 Corporate Office: 1148 N. Chinowth St., Suite B Visalia, CA (559) (559) Fax Sacramento Area Office: (916)

2 INTRODUCTION Project Description and Location: The Del Monte Forest Plan (DMFP) includes the preservation and/or restoration of approximately 635 acres of forested open space, the renovation and/or expansion of selected visitor serving uses and the relocation/creation of 90 single-family lots within the Del Monte Forest in Monterey County. The DMFP is similar to the Del Monte Forest Preservation and Development Plan (DMF/PDP) described and analyzed in the Pebble Beach Company s Del Monte Forest Preservation and Development Plan Draft Environmental Impact Report (DEIR) (February 2004), with the exception that no new golf course is planned. The DMFP includes two land use alternatives. Neither alternative includes the new golf course previously proposed under the DMF/DPD. The project description for both alternatives includes the following project components (numbers have been rounded for convenience): 55 additional hotel rooms at The Lodge at Pebble Beach 4,500 square feet of additional meeting room space at The Lodge at Pebble Beach 130 net new parking spaces at The Lodge at Pebble Beach 40 additional rooms and a new 5,500 square foot hospitality building at The Inn at Spanish Bay 4,000 square feet of new meeting room space at The Inn at Spanish Bay 2,000 square foot expansion of the existing ballroom at The Inn at Spanish Bay 255 net new parking spaces at The Inn at Spanish Bay Renovation of the Equestrian Center generally on existing footprint (about 12 acres) with all new facilities and approximately 95 new parking spaces Relocation of the existing Pebble Beach Driving Range to Collins Field 90 single-family residences (88 net new lots) Roadway intersection improvements DMFP Alternative 1 includes a new hotel in Area M consisting of the following: 100 room hotel 20,000 square foot spa 5,200 square feet of meeting space 7,000 square foot sit-down restaurant with bar and lobby lounge 340 parking spaces DMFP Alternative 2 includes ten (10) single-family residences in Area M instead of the hotel. Environmental Noise Assessment: This environmental noise assessment has been prepared by Brown-Buntin Associates, Inc. (BBA) to determine if significant noise impacts would be expected to occur as a result of

3 implementation of the DMFP, and to describe mitigation measures for noise if significant impacts are determined. BBA prepared an environmental noise assessment for the previously referenced DEIR for the DMF/PDP. That report was prepared for the Pebble Beach Company and is dated June 26, A supplemental noise analysis was prepared by BBA for the DMF/PDP with a report date of May 17, Much of the information contained in those documents is applicable to the DMFP project. It is therefore intended that this report utilize as much information from those reports as possible. Appendix A provides a description of the acoustical terminology used in this report. Unless otherwise stated, all sound levels reported are in A-weighted decibels (db). A-weighting deemphasizes the very low and very high frequencies of sound in a manner similar to the human ear. Most community noise standards utilize A-weighting, as it provides a high degree of correlation with human annoyance and health effects. REGULATORY SETTING The California Environmental Quality Act (CEQA) requires that significant environmental impacts be identified for proposed development projects, and that such impacts be eliminated or mitigated to the extent feasible. A significant effect from noise may exist if a project would: Result in exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies, Result in a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project, Result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project, or Result in exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels. Monterey County General Plan: THRESHOLDS OF SIGNIFICANCE The recently adopted (October 2010) Health and Safety Element of the Monterey County General Plan establishes noise level criteria in terms of the Community Noise Equivalent Level (CNEL) metric. The CNEL is the time-weighted energy average noise level for a 24-hour day with penalties of approximately 5 db added to noise levels during the evening hours (7:00 p.m.- 10:00 p.m.) and 10 db added to noise levels occurring during the nighttime hours (10:00 p.m.- 7:00 a.m.). The CNEL represents cumulative exposure to noise over an extended period of time and is generally calculated based upon annual average conditions. The Health and Safety Element sets forth a land use compatibility criterion of 60 db CNEL for exterior noise exposure for new single-family residential developments. A criterion of 65 db

4 CNEL is applied to new multi-family and transient lodging developments. The element does not specify the location on property being developed where the criteria are to be applied. However, it is customary to apply exterior noise standards to outdoor activity areas or the closest building facades to the noise source of concern. Outdoor activity areas generally include backyards of single-family residences, individual patios or decks of multi-family developments, and common outdoor recreation areas for multi-family and/or transient lodging developments. The Health and Safety Element states that interior noise exposure within new residential or transient lodging developments should not exceed acceptable levels but does not define what constitutes an acceptable interior noise level. Most local jurisdictions apply an interior noise standard of 45 db CNEL (or DNL). This is consistent with the interior noise exposure criteria referenced by the California noise insulation standards and the U.S. Department of Housing and Urban Development (HUD). Noise due to construction activities is generally considered to be less than significant if the construction activity is temporary, use of heavy equipment and noisy activities are limited to daytime hours, pile driving or surface blasting would not occur, and all industry-standard noise abatement measures are implemented for noise-producing equipment and activities. These general parameters acknowledge that people are not as likely to be annoyed by activities that are perceived as being necessary for normal commerce, so long as the inconveniences due to noise are of relatively short duration and all practical measures are being implemented to reduce the impacts of noise-producing activities. The Health and Safety Element (Policy S-7.8) requires submission of a pre-construction vibration study if a discretionary project has the potential to create vibration that could cause structural damage to adjacent structures within 100 feet of the construction. The element suggests that pile driving and blasting are illustrative of the types of activities that could be subject to the policy. Additionally, Policy S-7.9 of the element prohibits construction activities that could produce significant noise levels within 500 feet of a noise-sensitive use during the evening hours of Monday through Saturday or any hour on Sunday or holidays prior to submission of a noise mitigation study. Monterey County Noise Ordinance: Section of the Monterey County Code requires that the maximum noise level produced by equipment not exceed 85 dba when measured at a distance of 50 feet. The ordinance does not apply to aircraft or to equipment operated more than 2,500 feet from an occupied dwelling unit. Vibration Standards: Monterey County does not have regulations that define acceptable levels of vibration. One of the more recent references suggesting vibration standards is the Federal Transit Administration (FTA) publication concerning noise and vibration impact assessment from transit activities. Although the FTA guidelines are to be applied to transit activities, they may be reasonably applied to the assessment of the potential for annoyance or structural damage resulting from

5 other activities. To prevent vibration annoyance in residences, a vibration velocity level of 80 VdB or less is suggested when there are fewer than 70 vibration events per day. A level of 100 VdB or less is suggested by the FTA guidelines to prevent damage to fragile buildings. Substantial Noise Increases: With regard to changes in noise levels due to a specific project, there are no clear guidelines from state or local agencies that may be applied. However, the thresholds of significance summarized in Table I have been previously applied to the assessment of potential noise impacts for projects within the Del Monte Forest, and have been accepted by Monterey County as being appropriate. TABLE I MEASURES OF SIGNIFICANT NOISE INCREASES Ambient Noise Level Without Project (DNL/CNEL) Significant Impact Assumed to Occur if the Project Increases Ambient Noise Levels By: <60 db + 5 db or more db +3 db or more >65 db +1.5 db or more Source: FICON, 1992, as applied by Brown-Buntin Associates, Inc. EXISTING NOISE ENVIRONMENT The predominant existing noise sources affecting the Del Monte Forest Plan project area include roadway traffic, aircraft over-flights, residential/commercial maintenance activities, mechanical equipment associated with commercial facilities, and natural sources including wind in the trees, birds and the surf. The project area is surrounded by the Pacific Ocean to the west and south and by the cities of Pacific Grove, Monterey and Carmel to the northeast, east and southeast. Ambient Noise Level Measurements: Existing ambient noise levels within the Del Monte Forest have been documented on several occasions in association with noise studies prepared by BBA for the DMF/PDP and/or specific development proposals by the Pebble Beach Company within the project area. Figure 1 shows the areas where 24-hour ambient noise level measurements have been conducted. Ambient noise levels at Sites G, I-2, K, and N were measured during a five-day period in June of Noise sources in the project area have not changed significantly since those measurements were conducted, and it is reasonable to assume that the data are still representative of existing ambient noise levels in the project area. Ambient noise levels at Site M (Spyglass Hotel Site) were measured in July of 2010.

6 FIGURE 1: PROJECT AREA AND AMBIENT NOISE MONITORING SITES

7 All ambient noise monitoring has been conducted with Larson-Davis Laboratories Model LDL 820 sound level analyzers equipped with Bruel & Kjaer (B&K) Type 4176 ½" microphones. Microphones were mounted on tripods at approximately five (5) feet above the ground. The noise monitoring equipment was calibrated with a B&K Type 4230 acoustical calibrator to ensure the accuracy of the measurements. The equipment complies with applicable specifications of the American National Standards Institute (ANSI) for Type 1 sound measurement systems. Table II provides a summary of ambient noise monitoring data. Shown are the ranges of measured noise levels and the measured DNL for each full 24-hour noise measurement period. The DNL is the noise metric referenced by previous versions of the Monterey County Noise (Health and Safety) Element. The measured DNL and CNEL values are both shown for Site M. The DNL and CNEL descriptors are very similar to each other in that they both include a 10 db penalty for noise during the nighttime hours between 10:00 p.m. and 7:00 a.m. The CNEL, however, includes an additional penalty of 4.8 db for noise during the evening hours between 7:00 p.m. and 10:00 p.m. The DNL and CNEL are both referenced by the state s general plan guidelines and are generally considered to be equivalent descriptors of the community noise environment within +/- 1.0 db. TABLE II SUMMARY OF AMBIENT NOISE LEVEL MEASUREMENTS DEL MONTE FOREST Site Date Location Range, dba Min-Max DNL, dba CNEL, dba G June 2-6, 1994 Above PBC Corporation Yard I-2 June 2-6, 1994 Near Lisbon & Viscaino K June 2-6, 1994 Near 16 th Spyglass M July 17, 2010 Spyglass Hotel Site N June 2-6, 1994 Near Stevenson & Drake Source: Brown-Buntin Associates, Inc. From Table II it may be determined that existing ambient noise levels in the Del Monte Forest project area are very low with DNL/CNEL values in the range of db. Minimum noise levels are typically caused by wind in the trees or the surf. Maximum noise levels are typically caused by traffic on nearby roadways, aircraft over-flights, or localized sources such as birds or barking dogs. These are typical DNL/CNEL values for locations within a rural area that is removed from major transportation noise sources. Measured ambient noise levels do not exceed the Monterey County 60 db CNEL standard for noise-sensitive land uses. Existing Traffic Noise Exposure: Existing traffic noise levels along roadways within the project area were documented by BBA in the previously-referenced 6/26/01 report for the DMF/PDP. Traffic noise levels were modeled

8 using the Federal Highway Administration (FHWA) Highway Traffic Noise Prediction Model and traffic data obtained from the project traffic engineer (Fehr & Peers) and the Pebble Beach Company. Traffic noise levels were calculated in terms of the annual average DNL at reference distances of 50 and 100 feet from the center of the roadways analyzed. The DNL is assumed to be equivalent to the CNEL now referenced by the Monterey County General Plan for the purpose of determining cumulative exposure to traffic noise. The 6/26/01 report analyzed 37 roadway segments within the project area. Calculated DNL values at 50 feet from the roadway centerline ranged from a low of 46.1 db along El Bosque Road (south of Chamisal Way) to a high of 62.6 db along 17 Mile Drive (south of Del Ciervo Road). Calculated DNL values at 100 feet from the roadway centerline are 4.5 db lower than at 50 feet due to attenuation with increasing distance from a typical roadway with intermittent traffic. Traffic volumes in the project area have not changed significantly since the 6/26/01 report was prepared. Traffic noise exposure data documented in the 6/26/01 report are therefore considered applicable to the DMFP project. Preservation and Restoration Areas: PROJECT-RELATED NOISE IMPACTS The DMFP would designate approximately 635 acres of undeveloped land as preservation and/or restoration areas. The areas would be located at several locations throughout the project area. The areas would not generate noise, other than temporary noise from possible restoration activities, and could serve as buffers between existing or proposed uses within the project area. The designation of preservation and/or restoration areas would not result in a significant noise impact and would not require noise mitigation. The Lodge at Pebble Beach: Proposed improvements at the Lodge at Pebble Beach include construction of a new 20-unit guestroom building (Colton Building), construction of 40 new guestrooms and meeting rooms on the Fairway One/Beirne properties, renovation and addition to the existing Lodge main conference building, parking lot and circulation improvements (including construction of a new 2-level semi-open air parking structure), and relocation of the Pebble Beach Golf Links Driving Range to Collins Field with construction of a new golf teaching building. Colton Building The Colton Building would be constructed adjacent to existing similar guestroom buildings approximately 200 feet from the closest existing residence. No new parking facilities would be developed at the building site (existing parking supply will be replaced under the new building). Other than temporary noise produced during project construction, the Colton Building development would not result in a significant noise impact. Construction noise could be mitigated as described elsewhere in this report.

9 Fairway One and Beirne Properties The construction of new guestrooms and meeting room facilities on the Fairway One and Beirne properties would require removal of existing buildings and other existing improvements prior to construction of the new facilities. Surface parking for approximately 28 cars will be available onsite. The closest home is located about 100 feet east of the project area. Other than temporary noise produced during project site demolition and construction, the new guestroom buildings and meeting room facilities at the Fairway One and Beirne properties would not result in a significant noise impact. Construction noise could be mitigated as described elsewhere in this report. Traffic and Circulation Improvements Proposed traffic circulation and parking improvements would occur in areas where existing roadways or parking lots are located. No existing homes would be exposed to new traffic-related noise impacts. The project would require new paving and/or grading and would include construction of a new two-level semi-open air parking structure where an existing surface parking lot is located. Construction noise would be temporary and could be mitigated as described elsewhere in this report. Plans reviewed by BBA do not show ventilation fans for the new parking structure. Currently, no ventilation fans are planned due to the open air nature of the lowest parking level. If ventilation fans were to be required in the final parking structure design, they have the potential to produce audible noise at the closest existing homes to the northwest. Such homes are located as close as about 50 feet from the existing parking lot and proposed parking structure site. Noise measurements conducted by Charles M. Salter Associates, Inc. in 1999 at the nearby Casa Palmero parking structure documented that exhaust and supply fans produced noise levels of 56 and 49 dba, respectively, at a distance of 50 feet. Fan noise could be mitigated by locating ventilation equipment as far as possible from existing homes, locating exhaust or intake openings on the opposite side of equipment enclosures from the closest homes or constructing sound walls. All of these options are common in such structures, and would mitigate noise to a level below the County s significance thresholds. Lodge and Conference Center Approximately 2,100 square feet of meeting room space and approximately 2,900 square feet of back-of-the-house support space would be added to the existing Lodge main conference center. The proposed improvements would not result in the exposure of any additional homes to noise generated by activities related to the main Lodge conference center. Construction noise would be temporary and could be mitigated as described elsewhere in this report. Driving Range Relocation The Pebble Beach Golf Links Driving Range would be relocated to an area locally known as Collins Field. The closest residences would be located to the south/southwest of the tee area and to the south across Ondulado Road. Noise levels generated by the driving range would be similar to those produced by a golf course, and would include noise from maintenance activities,

10 voices, and traffic entering the parking lot. Such activities are intermittent and the resulting noise levels are typically very low. Noise from the operation and use of the relocated driving range would occasionally be audible at the closest residences, but would not be expected to exceed applicable noise standards or result in a significant noise impact. Noise from construction of the driving range would be temporary and could be mitigated as described elsewhere in this report Equestrian Center The existing equestrian center would be torn down and replaced by similar buildings and facilities (barns, clubhouse, staff housing, etc.) within the current equestrian center site. The closest residences would be to the southwest across Portola Road. Noise levels associated with the equestrian center are caused by vehicles (including trucks and trucks hauling trailers), voices, animals, and public address systems used during special events. These are all existing sources associated with the existing facility. The remodeled equestrian center would not be expected to generate noise levels in excess of applicable noise standards or result in a significant noise impact. Noise from demolition of existing facilities and construction of proposed improvements would be temporary and could be mitigated as described elsewhere in this report. The Inn at Spanish Bay: Proposed improvements at The Inn at Spanish Bay include construction of 40 additional guestroom buildings along with a new 5,500 square foot hospitality building, expansion of the existing ballroom, addition of two meeting rooms, and construction of a new surface parking lot. New Guestroom Buildings 40 new guestrooms would be constructed in two-story buildings fronting the 11 th Fairway of the Links at Spanish Bay. Additionally, a 4,000 square foot hospitality building would be included as part of the project for guests in these 40 rooms to use for meetings. About 30 existing parking spaces would be eliminated as part of this project, but these would be replaced by the new Spanish Bay parking lot described below. The buildings would be located to the south of the existing hotel building and surface parking lot. The closest homes to the construction site are located across 17 Mile Drive, approximately 250 feet away. Other than temporary noise produced during construction, the new buildings would not result in a significant noise impact. Construction noise could be mitigated as described elsewhere in this report. Hotel Meeting Space Additions The proposed meeting space improvements would affect existing buildings only, and would not result in the exposure of any additional homes to noise generated by activities related to the resort. Construction noise would be temporary and could be mitigated as described elsewhere in this report.

11 New Surface Parking Lot A new 285-space surface parking lot to serve The Inn at Spanish Bay would be constructed at the intersection of 17 Mile Drive and Congress Road across from the main entrance to the resort. There are no existing homes located in close proximity to the parking lot site. Construction noise would be temporary and could be mitigated as described elsewhere in this report. Spyglass Hill Quarry Site: There are two alternatives for the Spyglass Hill quarry site in Area M. Alternative 1 is the construction of a 100-room hotel and spa facility. Alternative 2 is the development of ten (10) residential lots. The project site is a former sand quarry area located west of the intersection of Stevenson Drive and Spyglass Hill Road. The hotel would include a restaurant, meeting rooms, service areas and a three-level parking structure for about 300 cars. The spa would include a main spa building, fitness center and parking for about 40 cars (some surface, some under the spa building). Access for the both the hotel and spa would be from Spyglass Hill Road. The closest residences to the proposed hotel are located about 800 feet to the southeast along Founders Lane. The Spyglass Hill Golf Course is located to the north and east of the hotel and spa facility, across Spyglass Hill Road and below the hotel toward the ocean. Noise sources associated with the hotel and spa facility would include vehicle movements within the site (including truck deliveries) and mechanical equipment associated with HVAC systems, food storage facilities and parking structure ventilation. Noise levels produced by HVAC systems and food storage refrigeration systems would be expected to be in the range of dba at a distance of 50 feet, depending upon the specific equipment utilized and the way it is installed. Trash compactors and balers, if utilized, can produce a noise level of approximately 60 dba at 50 feet. Parking structure ventilation systems can produce noise levels in the range of dba at a distance of 50 feet as described above for the existing parking structure at Casa Palmero. Noise due to traffic in parking lots is typically limited by low speeds and is not usually considered to be significant. Due to the relatively large distances between the proposed Spyglass Hill Hotel and Spa and the closest noise-sensitive uses, noise from the operation of the proposed hotel and spa would not be expected to exceed applicable noise standards or result in a significant noise impact. Noise from construction of the facilities would be temporary and could be mitigated as described elsewhere in this report. If Alternative 2 is implemented, potential noise impacts would be as described below for the development of new residential lots. New Residential Lots: Ninety (90) single-family residential lots are proposed for various locations within the project area. The lots would be located in areas that are currently developed with or adjacent to existing

12 residential or golf course uses with the exception of 10 lots to be developed on a former quarry site adjacent to the existing Pebble Beach Company (PBC) corporation yard. The lots to be developed near the corporation yard could be exposed to noise levels produced by activities within the corporation yard and to noise produced by vehicular traffic on the corporation yard access road. The previously referenced 6/26/01 report prepared by BBA contained a detailed discussion of noise levels related to PBC corporation yard activities as they could affect then-proposed employee housing on the former quarry site. It was determined that most equipment having the potential to generate significant noise levels is either operated within buildings or is acoustically shielded from the lot development area by intervening buildings. The analysis concluded that noise from corporation yard activities could occasionally be audible within the residential development area but would not exceed applicable noise standards. Noise from construction of the lots would be temporary and could be mitigated as described elsewhere in this report. Many of the proposed lots will front existing roadways within the project area. As described in the following section of this report, lots located closer than about 50 feet from the center of roadways could be exposed to noise levels in excess of 60 db DNL/CNEL. Project-related Traffic: In an August 30, 2010 Memorandum (8/30/10 Traffic Memo) prepared by Fehr & Peers and addressed to the Pebble Beach Company, project-related traffic impacts were evaluated by comparing the Del Monte Forest Plan (project) to the Del Monte Forest Preservation and Development Plan (DMF/PDP) analyzed in the previously referenced DEIR. The Memorandum states that the project with Land Use Alternative 1 (Spyglass Hill Hotel and Spa) would generate more vehicle trips than the DMF/PDP. With Land Use Alternative 2 (10 single-family lots), the project would be expected to generate fewer vehicle trips than the DMF/PDP. The 8/30/10 Traffic Memo reported that project-related traffic changes with Land Use Alternative 1 (worst-case) would increase average intersection delay by less than one second per vehicle at most all-way stop or signalized intersections. The memo concluded that such increases would not require additional traffic impact mitigation. It has been assumed for this analysis that the traffic projections analyzed by BBA for the previously referenced DEIR (BBA reports dated 6/26/01 and 5/17/02) remain applicable to the DMFP project. It is noted that, all other factors being equal, a 25 % increase in traffic volume will increase traffic noise exposure as defined by the DNL/CNEL metric by about 1.0 db. The 6/26/01 and 5/17/02 BBA reports discuss potential project-related changes in traffic noise exposure along representative Del Monte Forest roadways. The 6/26/01 noise report lists calculated traffic noise levels for existing and future (cumulative plus project traffic) conditions in terms of the DNL/CNEL metric. The report also summarizes the project-related changes in noise exposure and the distances from the center of the roadway to the future 60 db DNL/CNEL contours. As previously noted, a traffic noise exposure of 60 db DNL/CNEL or below is considered acceptable for single-family residential uses by Monterey County.

13 The 6/26/01 and 5/17/02 BBA reports conclude that project-related increases in traffic will cause future noise exposure at 50 feet to increase to above the 60 db DNL/CNEL threshold of significance along two (2) roadways. Along Sloat Road, south of Arroyo Road, future traffic noise exposure at 50 feet is expected to increase from 59.9 to 60.7 db DNL/CNEL, a projectrelated increase of 0.8 db. Along Forest Lake Road, south of Libson Lane, future traffic noise exposure is expected to increase from 59.7 to 60.6 db DNL/CNEL, a project-related increase of 0.9 db. If there are existing homes located within 50 feet of the center of those roadways, such increases would be considered a significant noise impact. For other roadways analyzed in the 6/26/01 and 5/17/02 BBA reports, project-related increases of 0.2 to 2.4 db have been calculated for future conditions. Since the thresholds of significance for project-related changes in noise exposure are 3.0 db in areas within a noise exposure of db DNL/CNEL and 5.0 db in areas with a noise exposure of less than 60 db DNL/CNEL, and since the roadways of interest generate future traffic noise levels of less than 65 db DNL/CNEL at 50 feet (including the project), these are not considered significant noise impacts. Construction Noise and Vibration: During construction of the proposed improvements, noise from construction activities could potentially impact noise-sensitive land uses in the immediate area. Activities associated with construction would generate noise levels at 50 feet as indicated by Table III. Most of the heavy equipment that produces the highest noise levels would only be used for grading purposes or during roadway or utility construction. Vibration from construction activities would likely not be detected at the closest sensitive land uses. The important sources of man-made vibration are sonic booms, blasting, pile driving, pavement breaking, demolition, diesel locomotives, and rail-car coupling. None of these sources are anticipated during construction of proposed improvements. The primary vibratory sources during construction within the project area would likely be large bulldozers and loaded trucks. Typical bulldozer or loaded truck activities generate an approximate vibration level of VdB at a distance of 25 feet. Typically, vibration levels must exceed 80 VdB before annoyance occurs or 100 VdB before building damage occurs. Construction noise or vibration are not usually considered to be significant impacts if construction occurring near noise-sensitive land uses is limited to the daytime hours, extraordinary noise-producing activities (e.g., pile driving) are not anticipated, and construction equipment is adequately maintained and muffled.

14 TABLE III TYPICAL CONSTRUCTION EQUIPMENT NOISE LEVELS Type of Equipment Maximum Level, dba (50 Ft.) Backhoe 78 Concrete Saw 90 Crane 81 Excavator 81 Front End Loader 79 Jackhammer 89 Paver 77 Pneumatic Tools 85 Bulldozer 82 Source: FHWA Proposed Development Projects: MITIGATION The only long-term individual development component of the Del Monte Forest Plan that could result in a significant noise impact is the operation of ventilation fans at the proposed two-level parking structure at The Lodge at Pebble Beach. If ventilation fans are to be included in the parking structure design, they have the potential to produce audible noise at the closest existing homes about 50 feet to the northwest and exceed applicable standards. Fan noise could be mitigated by locating ventilation equipment as far as possible from existing homes, locating exhaust or intake openings on the opposite side of equipment enclosures from the closest homes, utilizing acoustical louvers, or constructing sound walls. All individual development components of the project would either be located far enough from the closest noise-sensitive uses to not result in a significant noise impact or would not introduce any new significant noise sources to the project area. Project-related Traffic: Mitigation of project-related traffic noise exposure along roadways within the project area may be accomplished by requiring that new residential and transient lodging construction within the project area comply with Monterey County s exterior and interior noise standards. This may require increasing setbacks from the roadway of concern, location/orientation of outdoor activity areas so that they are not exposed to excessive noise exposure, or the construction of sound walls. The exterior noise standards for residential and transient lodging developments are 60 and 65 db DNL/CNEL, respectively. Distances from the center of the roadway to the 60 and 65 db DNL/CNEL contours for future conditions with the project are summarized in the 6/26/01 BBA report.

15 The county s interior noise level standard for residential and transient lodging uses is assumed to be 45 db DNL/CNEL. Conventional residential or commercial construction will achieve an outdoor-to-indoor noise level reduction (NLR) of 25 db or greater with windows and doors closed. Unless noise-sensitive buildings are to be located in areas with a traffic noise exposure exceeding 70 db DNL/CNEL, conventional construction will provide the required NLR performance without additional mitigation. With regard to existing sensitive uses, project-related increases in traffic are expected to cause future traffic noise exposure to exceed the 60 db DNL/CNEL threshold of significance at 50 feet from the center of Sloat Road (south of Arroyo Road) and Forest Lake Road (south of Libson Lane). If there are existing homes located within 50 feet of the center of those roadways, such increases would be considered a significant noise impact. Exterior noise mitigation at existing noise-sensitive uses would be difficult to achieve without the construction of sound walls. Interior noise mitigation would not be required at any potentially impacted homes since conventional residential construction would achieve the required NLR performance. Construction Noise and Vibration: The Monterey County Noise Ordinance requires that equipment operated closer than 2,500 feet from an occupied dwelling not produce noise levels exceeding 85 dba at a distance of 50 feet. It is likely that this level will be exceeded by some types of heavy construction equipment during project construction. Since the closest homes to potential construction sites are generally located farther than 50 feet from where such equipment would normally be used, actual noise exposure would be less than indicated by Table III of this report. It is not expected that project construction would generate vibration levels high enough to damage existing buildings. However, vibration could occasionally be detected by nearby residents during construction activities utilizing heavy earth moving equipment or loaded trucks. Since construction noise or vibration impacts are temporary, they are not usually considered to be significant from an environmental review perspective. However, construction noise and vibration impacts may be minimized by implementation of the following measures: Construction equipment should be routed to and from the construction sites in such a way that minimizes the need to pass close to existing noise-sensitive receivers. Hours of operation for movement of heavy construction equipment should be limited to between 8:00 a.m. and 6:00 p.m. Monday through Saturday. Such operations should not occur on Sundays or holidays. All equipment that will operate for extended periods of time near noise-sensitive receivers should be equipped with residential type mufflers (Note: equipment owned by the Pebble Beach Company has already been equipped with residential type mufflers). Excessively noisy equipment (due to design or state of repair) should not be allowed.

16 APPENDIX A ACOUSTICAL TERMINOLOGY AMBIENT NOISE LEVEL: The composite of noise from all sources near and far. In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location. CNEL: DECIBEL, db: DNL/L dn : L eq : NOTE: L max : L n : Community Noise Equivalent Level. The average equivalent sound level during a 24-hour day, obtained after addition of approximately five decibels to sound levels in the evening from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels in the night before 7:00 a.m. and after 10:00 p.m. A unit for describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals (20 micronewtons per square meter). Day/Night Average Sound Level. The average equivalent sound level during a 24-hour day, obtained after addition of ten decibels to sound levels in the night after 10:00 p.m. and before 7:00 a.m. Equivalent Sound Level. The sound level containing the same total energy as a time varying signal over a given sample period. L eq is typically computed over 1, 8 and 24-hour sample periods. The CNEL and DNL represent daily levels of noise exposure averaged on an annual basis, while L eq represents the average noise exposure for a shorter time period, typically one hour. The maximum noise level recorded during a noise event. The sound level exceeded "n" percent of the time during a sample interval (L 90, L 50, L 10, etc.). For example, L 10 equals the level exceeded 10 percent of the time.

17 A-2 ACOUSTICAL TERMINOLOGY NOISE EXPOSURE CONTOURS: NOISE LEVEL REDUCTION (NLR): SEL or SENEL: SOUND LEVEL: SOUND TRANSMISSION CLASS (STC): Lines drawn about a noise source indicating constant levels of noise exposure. CNEL and DNL contours are frequently utilized to describe community exposure to noise. The noise reduction between indoor and outdoor environments or between two rooms that is the numerical difference, in decibels, of the average sound pressure levels in those areas or rooms. A measurement of Anoise level reduction@ combines the effect of the transmission loss performance of the structure plus the effect of acoustic absorption present in the receiving room. Sound Exposure Level or Single Event Noise Exposure Level. The level of noise accumulated during a single noise event, such as an aircraft overflight, with reference to a duration of one second. More specifically, it is the time-integrated A-weighted squared sound pressure for a stated time interval or event, based on a reference pressure of 20 micropascals and a reference duration of one second. The sound pressure level in decibels as measured on a sound level meter using the A-weighting filter network. The A-weighting filter de-emphasizes the very low and very high frequency components of the sound in a manner similar to the response of the human ear and gives good correlation with subjective reactions to noise. The single-number rating of sound transmission loss for a construction element (window, door, etc.) over a frequency range where speech intelligibility largely occurs.