Environmental Impact Report

A detailed document prepared under CEQA that identifies, analyzes, and proposes mitigation for the significant environmental effects of a proposed project.

What is an Environmental Impact Report?

An Environmental Impact Report (EIR) is the most comprehensive level of environmental review under CEQA. It is required when a proposed project may have one or more significant effects on the environment that cannot be avoided or mitigated to a less-than-significant level. The EIR provides detailed analysis of environmental impacts, identifies feasible mitigation measures, and evaluates alternatives to the proposed project.

EIR Contents

A typical EIR addresses impacts in multiple environmental topic areas: aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities, and wildfire. Each topic area receives detailed analysis of existing conditions, project impacts, mitigation measures, and cumulative effects.

The EIR Process

The EIR process includes: issuance of a Notice of Preparation (NOP), a public scoping period, preparation of a Draft EIR, a public comment period (minimum 45 days), preparation of a Final EIR responding to all comments, certification of the EIR by the decision-making body, and adoption of findings and a mitigation monitoring program. The entire process typically takes 12-24 months.

EIR and Development Risk

EIRs represent significant cost and schedule risk for development projects. Preparation costs range from $100,000 to over $1 million depending on project complexity. The public comment and hearing process can surface opposition. And CEQA litigation challenging the adequacy of the EIR can delay projects by years. For these reasons, developers often design projects to avoid EIR triggers where possible.