The Mandrake proposal to change the existing zoning of a C-1 commercial to residential will negatively impact the Pebble Beach community. The proposed area is the only remaining watershed for Pebble Beach and puts the neighborhood at increased risk for potential floods in the future. Additionally, the 2015 Master Plan Report directly states that new development should be diverted away from the already congested eastern side of Route 9 and toward Wells Mills Road and the Garden State Parkway.