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HomeMy WebLinkAboutPC Resolution 2016-0015 CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION #2016-0001 6500 Palma Avenue Atascadero, CA 93422 805/461-5035 Findings: 1. The project does not have the potential to degrade the environment. 2. The project will not achieve short-term to the disadvantage of long-term environmental goals. 3. The project does not have impacts which are individually limited, but cumulatively considerable. 4. The project will not cause substantial adverse effects on human beings either directly or indirect ly. Determination: Based on the above findings, and the information contained in the Initial Study 2016-0001 (made a part hereof by reference and on file in the Community Development Department), it has been determined that the above project will not have an adverse impact on the environment when the following mitigation measures are incorporated into the project (see attachment). Prepared By: Stefanie Farmer, Planning Intern / Alfredo R. Castillo, AICP, Associate Planner Date Posted: April 27, 2016 Public Review Ends: May 16, 2016 Attachments: - Location & Zoning Map - Aerial - Site Plan / Grading Plan - Elevations / Sections - Site Photos - Fault Map - National Wetlands Inventory Map Project Title: El Mojon Court 6 Lot Subdivision PLN 2015-1563 / TTM 2015-0109 / TRP 2015-0188 Lead Agency: City of Atascadero, 6500 Palma Avenue, Atascadero, CA 93422 Contact Person: Alfredo R. Castillo, AICP, Phone: (805) 470-3436, Email: acastillo@atascadero.org Project Location: 10075 Atascadero Avenue, Atascadero CA 93422 (San Luis Obispo County) APN: 056-211-038 10085 Atascadero Avenue, Atascadero CA 93422 (San Luis Obispo County) APN: 056-211-037 Cross-Streets: San Gabriel Road / Atascadero Avenue Applicant: DA2 Development, LLC, 7650 Portola Road, Atascadero, CA 93422 Property Owner: DA 2 Development , LLC, 7650 Portola Road, Atascadero, CA 93422 General Plan Designation: Single-Family Residential (SFR-Y) Zoning District: Residential Single-Family (RSF-Y) Project Description: A proposed subdivision of two existing parcels of recorded to be subdivided into six (6) lots. Applicant proposes construction of a new residential street, to be privately maintained, to access the proposed lots from Atascadero Avenue. As a part of the construction of the new street, up to 143-inches in Diameter Breast Height (DBH) of native Coast Live Oak, and Blue Oak trees are proposed to be removed. Proposed residential homes will be limited to areas identified as "build areas" to reduce impacts to native trees. Homes are proposed to be constructed as each individual lot is sold. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION Page 2 of 2 - Hazardous Materials Map - FIRM - Arborist Report - Biological Report - Initial Study 2016-0001 CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 3 NEG DEC el mojon ENVIRONMENTAL CHECKLIST FORM Environmental Review 2016-0001 Lead Agency Name and Address: City of Atascadero 6500 Palma Avenue, Atascadero, CA 93422 Contact Person and Phone Number: Alfredo R. Castillo, AICP City of Atascadero, Phone: (805) 461-5035 General Plan Designation: Single Family Residential (SFR-Y) Zoning: Residential Single Family (RSF-Y) Surrounding Land Uses and Setting: Residential Single Family (RSF-Y) Rural Suburban (RS) Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement) None CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 4 NEG DEC el mojon Attachment 1 Location & Zoning Map Zoning: Residential Single Family (RSF-Y) General Plan Designation: Single Family Residential (SFR-Y) Surrounding Zoning: Residential Single Family (RSF-Y), Rural Suburban (RS) Project Site: 10075 Atascadero Ave. / 10085 Atascadero Ave. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 5 NEG DEC el mojon Attachment 2 Aerial Project Site: 10075 Atascadero Ave. / 10085 Atascadero Ave. APN 056-211-038 APN 056-211-037 CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 6 NEG DEC el mojon Attachment 3 Site Plan CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 7 NEG DEC el mojon Attachment 4 Elevations / Sections CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 8 NEG DEC el mojon Attachment 5 Site Photos Atascadero Avenue street frontage looking toward the start of proposed road. View of existing residences on both sides of proposed road. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 9 NEG DEC el mojon Atascadero Avenue looking north from the entrance of proposed road. Across Atascadero Avenue looking south form the entrance of proposed road. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 10 NEG DEC el mojon Looking West from further into the proposed road looking toward Atascadero Avenue. Looking East into the proposed project site. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 11 NEG DEC el mojon Looking further East into the proposed project site. View of a lot area with native oak trees. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 12 NEG DEC el mojon Attachment 6 Fault Map Project Site: 10075 Atascadero Ave. / 10085 Atascadero Ave. Known Fault CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 13 NEG DEC el mojon Attachment 7 National Wetlands Inventory Map No known wetlands on-site CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 14 NEG DEC el mojon Attachment 8 Hazardous Materials Map Project not located near any known hazards. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 15 NEG DEC el mojon Attachment 9 Flood Insurance Rate Map Project not located in known flood zon e. CITY OF ATASCADERO PROPOSED MITIGATED NEGATIVE DECLARATION 06/16/16 Page 16 NEG DEC el mojon Attachment 10 Arborist Report See Attached Attachment 11 Biological Report See Attached 06/24/16 NEG DEC el mojon Exhibit A Mitigation Monitoring Program PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site glare by including shielding mechanisms to prevent offsite light spillage and glare. Fixtures shall be shield cut-off type. BP BS/PS LOC Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 “Assessing and Mitigating Construction Impacts.” 2.4 Fugitive Dust Mitigation Measures: Standard List a. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; e. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and f. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity, and to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. BP BS/PS CAL Mitigation Measure 4.a.1: To ensure impacts to California legless lizards are avoided and minimized, development in areas of thick duff will be avoided. If these areas cannot be avoided, a qualified biologist shall conduct a preconstruction survey of highly suitable habitat. This survey will include lightly raking the upper soil layer and leaf litter to determine if legless lizards are present. If legless lizards are discovered, they will be moved by hand to areas that will not be impacted by development activities. GP PS CAL Mitigation Measure 4.a.2: A rare plant survey during the appropriate bloom period (May-July) is recommended to determine presence or absence of two sensitive plant species. If present, these species should be avoided during future development. If any plant species are listed under the California Endangered Species Act (CESA) or the federal Endangered Species Act (ESA), the appropriate resource agency shall be contacted for direction on how to proceed prior to disturbance on the property. Additionally, strands of deer grass shall be flagged for avoidance during this same botanical survey effort. GP PS FED/CAL Mitigation Measure 4.b.c.1: The southern end of the proposed project area shown in Figure 1 of the Biological Report shall be designated with a permanent open space easement that restricts the area from further development. This easement shall be recorded concurrently with the final map. FM PS/CE LOC CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 NEG DEC el mojon Exhibit A Mitigation Monitoring Program PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 4.d.1: To protect nesting birds the Applicant should avoid vegetation clearing and earth disturbance during the typical nesting season (February 1 – September 15). If avoiding construction during this season is not feasible, a qualified biologist shall survey the area two days prior to activity beginning on the site. If nesting birds are located, they shall be avoided until they have successfully fledged or the nest has naturally failed. A buffer zone of 50 feet will be placed around all non-sensitive passerine bird species and 250 feet for all raptor species. Activity will remain outside of buffers until the applicant’s biologist has determined that the young have fledged or the nest is no longer active. If special status bird species are located, no work will begin until an appropriate buffer is determined by consultation with the City, the local CDFW biologist, and/or the USFWS. GP PS LOC Mitigation Measure 4.e.1: Grading and excavation and grading work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within twenty feet of construction work shall be fenced for protection with 4-foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fencing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from under the canopy of any trees that are to remain. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridges across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. GP PS LOC Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out in the Oak Tree Protection Plan. An inspection of the tree fencing shall be done by City staff or Arborist prior to issuance of building permits. All areas within the drip line of the trees that cannot be fenced shall receive a 4 -6” layer of chip mulch to retain moisture, soil structure, and reduce the effects of soil compaction. GP PS LOC CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 NEG DEC el mojon Exhibit A Mitigation Monitoring Program PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 4.e.3: An on-site meeting with the arborist, owner, and City Staff, is required to determine home design and layout that increases the preservation of native trees. Ongoing PS/BS CAL Mitigation Measure 4.e.4: A mandatory meeting between the arborist and grading/trenching contractor shall take place prior to work start. This activity shall be monitored by the arborists to insure proper root pruning is taking place. Any landscape architects and contractors involved shall not design any irrigation or other features within any drip line unless previously approved by the project arborists. GP BS/PS CAL Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees, to the extent feasible. If roads exist between two trees, the utilities shall be routed down the middle of the road or completely hand dug. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed under/over the roots. GP/BP BS/PS CAL Mitigation Measure 4.e.6: Soils within the drip line that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is completed. Methods include adding specialized soil conditioners, water jetting, adding organic matter, and boring small holes with an auger (18” deep, 2 -3’ apart with a 2-4” auger) and the application of moderate amounts of nitrogen fertilizer. GP/BP BS CAL Mitigation Measure 4.e.7: Grading shall not encroach within the drip line unless approved by the project arborist. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. GP/BP BS CAL Mitigation Measure 4.e.8: Any exposed roots shall be re-covered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re-buried. GP PS CAL Mitigation Measure 4.e.9: Paving within the dripline consists of placing base material on existing grade. Any grade lowering removes important surface roots. Pavers can be used with limitations. The base material must be above natural grade an d the curbing to retain the pavers shall not be trenched any deeper than six inches into the natural grade. BP BS/PS LOC Mitigation Measure 4.e.10: No liquid or solid construction waste shall be dumped on the ground within the dripline of any native tree. The drip line areas are not for storage of materials either. Any violations shall be remedied through proper cleanup approved by the project arborist at the expense of the owner. GP/BP CE/PS CAL CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 NEG DEC el mojon Exhibit A Mitigation Monitoring Program PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 4.e.11: All native tree pruning shall be completed by a licensed and insured D49 tree trimming contractor that has a valid city business license. GP/BP PS CAL / LOC Mitigation Measure 4.e.12: All landscape under the drop -line shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around driplines; otherwise above ground drip-irrigation shall be used. GP/BP PS CAL Mitigation Measure 4.e.13: Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemented, the trees designated for protection were protected during construction, the construction-related tree protection measures are no longer required for tree protection, and suggest additional fertilization, insecticide, fungicide, soil amendments, and mycorrhiza applications that will benefit tree health. FO PS 17.d.1 Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. GP BS/PS CAL Mitigation Measure 6.b.1: The grading permit application plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A separate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. GP BS/CE CAL Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro seeded with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork. All disturbed slopes shall have appropriate erosion control methods in place. The contractor will be responsible for the clean-up of any mud or debris that is tracked onto p ublic streets by construction vehicles. GP BS/CE CAL Mitigation Measure 6.b.3: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be placed prior to commencement of grading activities. This device shall be approved by the City Engineer. GP/BP BS/CE CAL CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 NEG DEC el mojon Exhibit A Mitigation Monitoring Program PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision Timing FM: Final Map GP: Grading Permit BP: Building Permit TO: Temporary Occupancy FI: Final inspection FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney AMWC: Water Comp. Agency Requirement FED: Federal Government CAL: California Government LOC: Local Government Mitigation Measure 6.c.1: Import soils used to raise site grade should be equal to or better than on-site soils in strength, expansion, and compressibility characteristics. GP BS CAL Mitigation Measure 6.c.2: Post-construction care should include long- term drought tolerant landscaping and irrigation solutions that do not allow for frequent changes in soil moisture content or irregular application of water around the perimeter of the structures. BP PS CAL Mitigation Measure 6.c.3: Unstable soils during grading to excessive subsurface moisture should be corrected by including aeration or the use of gravels and/or geotextiles as stabilizing measures. GP BS/CE CAL Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non-combustible exterior construction and roofs and fire- resistant building materials deemed appropriate by the fire marshal and chief building official. BP FD CAL/LOC Mitigation Measure 12.d.1: All construction activities shall comply with the City of Atascadero Noise Ordinance for weekday and weekend hours of operation of equipment (between 7 am and 9pm). GP/BP PS LOC Mitigation Measure 16.a.b.1: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for all residential and non-residential uses. Those traffic impact fees shall be collected consistent with California Government Code Section 66498.5. BP PS LOC Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the Community Development Department for review and approval. Landscaping must consist of drought tolerant species, utilize drip irrigation, and follow state drought tolerant landscaping standards. BP PS LOC CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 NEG DEC el mojon ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Agriculture and Forest Resources Air Quality Biological Resources Cultural Resources Geology /Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services Recreation Transportation/Traffic Utilities / Service Systems Mandatory Findings of Significance On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a “potentially significant effect” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. 4/27/16 Alfredo R. Castillo, AICP Date Planner CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 NEG DEC el mojon EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rup ture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particu lar physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measure s based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, inclu de a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a. The significance criteria or threshold, if any, used to evaluate each question; and b. The mitigation measure identified, if any, to reduce the impact to less than significance. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 8 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 1. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area? SOURCES: Project Description Report; Atascadero Municipal Code; Atascadero General Plan; Elevation Report; Oak Tree Protection Plan DISCUSSION: 1.a. The proposed project consists of six (6) single family residential lots of approximately one acre each that will be accessible by a new local road. This proposed road will connect to Atascadero Avenue which is surrounded by single family homes in a rural setting. The project site is currently two vacant lots with a gentle sloping topography. Each proposed lot has a building envelope with a 25-foot plus setback from the road and a drive way that connects to the proposed road in compliance with AMC Section 9-4.106. Within each building envelope, the proposed housing meets the requirements of Atascadero Municipal Code (AMC) Section 9-4.113 by including building heights of 25-feet for their one story and two story options. Future development on these proposed lots will be behind existing development from Atascadero Avenue, will blend in with the surrounding neighborhood and is not near an adopted scenic vista from the City of Atascadero, therefore having no significant impact. 1.b. This proposed project includes a new local road connecting to Atascadero Avenue and is not within a state scenic highway. Up to seventy two (72) native oak trees may be removed upon subdivision development. This number assumes that all native trees would be removed from “buildable” areas, however consistent with the City’s Native Tree Ordinance, Staff will work with future property owners to minimize tree removal s. Additionally, the plan intends to preserve a large oak tree at the entrance of the parcels and most of the mature oaks. Additional steps will be taken to preserve as many other native trees consistent with the Atascadero Tree Ordinance and the Oak Tree Protection Plan. Therefore the project is determined to have less than significant impact. 1.c. The proposed architecture is consistent with the character and quality of the surrounding homes in the area by implementing multiple roofline variations, additional corners to rooms, large square and rectangular windows, and by preserving large shady spaces surrounding homes with native trees. Additionally, each proposed building envelopes meet AMC Section 9-4.106 front setback requirements of at least 25 -feet, AMC 9-4.107 minimum side setback of five (5) feet, AMC Section 9-4.108 rear setback of ten (10) feet minimum, and AMC Section 9 -4.113 max building height of 25-feet for their one story and two story options. Therefore the impact is considered less than significant. 1.d. All proposed lighting within the development area will be residential in nature. The AMC contains language under section 9-4.137, exterior lighting, stating that “no light glare shall be transmitted or reflected in such concentration or intensity as to be detrimental or harmful to persons or to interfere with the use of surr ounding properties or streets.” Implementation of Mitigation Measures 1.d.1 would help to ensure that the residences do not create a substantial light source that adversely affects nighttime views, reducing this impact to less than significant thresholds. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 9 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact Proposed Mitigation Measures – Aesthetics Mitigation Measure 1.d.1: All lighting shall be designed to eliminate any off site glare by including shielding mechanisms to prevent offsite light spillage and glare. Fixtures shall be shield cut -off type. 2. AGRICULTURAL AND FOREST RESOURCES -- In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and the forest carbon measurement methodology provided in the Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Fa rmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined in Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? SOURCES: Farmland Mapping and Monitoring San Luis Obispo County Map 2012; City of Atascadero Geographic I formation System (GIS); San Luis Obispo County Natural Resources -Agricultural Resources Map DISCUSSION: 2.a. The property is not shown on the maps prepared pursuant to the Farmland Mapping a nd Monitoring Program of the California Resources Agency as prime farmland. Therefore, no impact. 2.b. The property is not in an agricultural zone and is not under a Williamson Act contract based on review of Atascadero GIS / San Luis Obispo County Agriculture Resources mapping information. Therefore, no impact. 2.c. The project does not involve rezoning of forest land or timberland. New single family development on these proposed lots is consistent with the existing zoning designations. Therefore, no impact. 2.d.e. The project will not result in a loss of forest land and will not result in a conversion of forest land to non -forest use or farmland to non-agricultural uses. Therefore, no impact. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 10 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 3. AIR QUALITY -- Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? SOURCES: San Luis Obispo County Air Pollution Control District (APCD) CEQA Air Quality Handbook, 2012; APCD Naturally Occurring Asbestos Map; Project Description, Civil Plan Set DISCUSSION: 3. a.c. Six (6) residential lots are proposed for development. This will include six (6) homes, one (1) on each lot, with a proposed new local road. According to the Screening Criteria for Project Air Quality An alysis (Table 1-1, SLOAPCD, 2014), Single Family Housing would have to be at or over 71 dwelling units in order to be expected to exceed the APCD Greenhouse Gas (GHG) Numerical Threshold. Addi tionally, this project would have to produce at or over 91 dwelling units in order to be expected to exceed the APCD Ozone Precursor Significance Threshold (Table 1 -1, SLOAPCD, 2014). Therefore, since this project is producing significantly less developme nt and will not exceed APCD standard levels, the impact is determined to be less than significant. 3.b. Construction activities, including site grading, have the potential to produce small quantities of air pollution that include dust and equipment exhaus t. Air quality impacts from construction will be temporary and short term. As discussed in the Civil Plan Set, the project shall be conditioned to comply with all applicable APCD regulations pertaining to the control of fugitive dust (PM-10) as showed in Section 2 “Assessing and Mitigating Construction Impacts” of the April 2012 CEQA Air Quality Handbook to reduce air quality impacts. With the implementation of Mitigation Measure 3.b.1, the impact is considered less than significant. 3.d.e. The construction of the project will not concentrate pollutants or create objectionable odors based on proposed uses and screening criteria established by the San Luis Obispo Air Pollution Control District. Furthermore, upon reviewing the APCD Naturally Occurring Asbestos (NOA) Map to determine if the proposed project site falls within an area subject to NOA requirements, the site is not within an area with NOA. Therefore the impact is considered less than significant. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 11 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact Proposed Mitigation Measures – Air Quality Mitigation Measure 3.b.1: The project shall be conditioned to comply with all applicable District regulations pertaining to the control of fugitive dust (PM-10) as contained in Section 2 “Assessing and Mitigating Construction Impacts.” 2.4 Fugitive Dust Mitigation Measures: Standard List a. Reduce the amount of the disturbed area where possible; b. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible; c. All dirt stock-pile areas should be sprayed daily as needed; d. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as po ssible, and building pads should be laid as soon as possible after grading unless seeding or soil binders are used; e. All of these fugitive dust mitigation measures shall be shown on grading and building plans; and f. The contractor or builder shall designate a person or persons to monitor the fugitive dust emissions and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible emissions below 20% opacity, and to prevent transport of dust offsite. Their duties sha ll include holidays and weekend periods when work may not be in progress. 4. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances pro tecting biological resources, such as a tree preservation policy or ordinance? CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 12 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? SOURCES: Project Description; Atascadero Tree Ordinance; Biological Report; Arborist Report; U.S . Fish and Wildlife Survey’s National Wetland’s Inventory (NWI) Map; United States Geologic survey (USGS) topographic Map DISCUSSION: 4.a. Attachment 2 of the Biological Report identifies listed and special -status species. There are two sensitive wildlife species and five sensitive plant species that have potential to occur, however most of the sensitive species were determined to have no potential to occur based on lack of suitable habitat or lack of species observation. Currently, none of these species were found on the proposed project side. Suitable habitat was identified for California legless lizard. Additionally, suitable habitat was identified for three special -status plant species; however the survey was conducted outside of the blooming period. With the implementation Mitigation Measure 4.a.1 and Mitigation Measure 4.a.2, the impact is considered less than significant. 4.b.c. According to the Biological Report, the far southern portion of the project site has an upland swale. Figure 1 of the Biological Report displays the swale with east to west surface flows. The swale is isolated from jurisdictional water features and lacks riparian vegetation. According to the U.S. Fish and Wildlife Survey’s National Wetland’s Inventory (NWI) Map and the United States Geologic survey (USGS) topographic maps, this area was not identified as a wetland. According to the Biological Report’s conclusion, this swale may be considered a single criterion wetland by California Department of Fish and Wildlife (CDFW ) based on the domination of deer grass and is recommended for avoidance. However, upon review of the Preliminary Grading Plan with proposed building envelopes, development will not occur in the identified area established in Figure 1 of the Biological Report. With the implementation of Mitigation Measure 4.b.c.1, the impact is less than significant. 4.d. The Biological Report identifies six (6) passerine and one (1) raptor species during the survey, including acorn woodpecker, American Crow, mourning dove, Bewick’s wren, oak titmouse, and red -shouldered hawk. Nests of these species are protected from disturbance under Fish and Game Code and the Migratory Bird Treaty Act (MBTA). Additionally, oak titmouse is considered a sensitive species by CDFW . According to the Biological Report, impacts to these nesting birds may occur if grading and vegetation clearing/trimming occurs during the typical nesting period (February 1 – September 15). Potential direct impacts include nest disruption or abandonme nt from vegetation clearing or trimming, construction noise, and equipment vibration. Indirect impacts to nesting birds may include loss of nesting and foraging habitats. With the implementation Mitigation Measure 4.d .1, the impact is considered less than significant. 4.e.f. The Arborist Report identifies seven two (72) native trees for possible removal within the proposed project area, which consists of blue oak, live oak, scrub oak, and valley oak trees. While there are a few hundred or more trees i n the entire project area, the building placement has the potential to save up to 30% of native trees in each lot. With the incorporation of mitigation measures 4.e.1-13, the project will have less than significant impacts. Proposed Mitigation Measures – Biological Resources Mitigation Measure 4.a.1: To ensure impacts to California legless lizards are avoided and minimized, development in areas of thick duff will be avoided. If these areas cannot be avoided, a qualified biologist shall conduct a preconstruction survey of highly suitable habitat. This survey will include lightly raking the upper soil layer and leaf litter to determine if legless lizards are present. If legless lizards are discovered, they will be moved by hand to areas that wil l not be impacted by development activities. Mitigation Measure 4.a.2: A rare plant survey during the appropriate bloom period (May -July) is recommended to determine presence or absence of two sensitive plant species. If present, these species should be avoided d uring future development. If any plant species are listed under the California Endangered Species Act (CESA) or the federal Endangered Species Act (ESA), the appropriate resource agency shall be contacted for direction on how to proceed prior to disturbance on the property. Additionally, strands of deer grass shall be flagged for avoidance during this same CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 13 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact botanical survey effort. Mitigation Measure 4.b.c.1: The southern end of the proposed project area shown in Figure 1 of the Biological Report shall be designated with a permanent open space easement that restricts the area from further development. This easement shall be recorded concurrently with the final map. Mitigation Measure 4.d.1: To protect nesting birds the Applicant should avoid vegetation c learing and earth disturbance during the typical nesting season (February 1 – September 15). If avoiding construction during this season is not feasible, a qualified biologist shall survey the area two days prior to activity beginning on the site. If nes ting birds are located, they shall be avoided until they have successfully fledged or the nest has naturally failed. A buffer zone of 50 feet will be placed around all non-sensitive passerine bird species and 250 feet for all raptor species. Activity wil l remain outside of buffers until the applicant’s biologist has determined that the young have fledged or the nest is no longer active. If special status bird species are located, no work will begin until an appropriate buffer is determined by consultation with the City, the local CDFW biologist, and/or the USFWS. Mitigation Measure 4.e.1: Grading and excavation and grading work shall be consistent with the City of Atascadero Tree Ordinance. Special precautions when working around native trees include: 1. All existing trees outside of the limits of work shall remain. 2. Earthwork shall not exceed the limits of the project area. 3. Low branches in danger of being torn from trees shall be pruned prior to any heavy equipment work being done. 4. Vehicles and stockpiled material shall be stored outside the drip line of all trees. 5. All trees within twenty feet of construction work shall be fenced for protection with 4 -foot chain link, snow or safety fencing placed per the approved tree protection plan. Tree protection fen cing shall be in place prior to any site excavation or grading. Fencing shall remain in place until completion of all construction activities. 6. Any roots that are encountered during excavation shall be clean cut by hand and sealed with an approved tree seal. 7. Utilities such as water, gas, power, cable, storm drainage, and sewer should be redirected from under the canopy of any trees that are to remain. 8. Where a building is placed within the canopy of a tree the foundation should be redesigned so that it bridg es across any root systems. 9. Any foundation or other structure that encroaches within the drip line of trees to be saved shall be dug by hand. 10. At no time shall tree roots be ripped with construction equipment. Mitigation Measure 4.e.2: Tree protection fencing shall be installed at the locations called out in the Oak Tree Protection Plan. An inspection of the tree fencing shall be done by City staff or Arborist prior to issuance of building permits. All areas within the drip line of the trees that cannot be fenced shall receive a 4-6” layer of chip mulch to retain moisture, soil structure, and reduce the effects of soil compaction. Mitigation Measure 4.e.3: An on-site meeting with the arborist, owner, and City Staff, is re commended to determine home design and layout that increases the preservation of native trees. Mitigation Measure 4.e.4: A mandatory meeting between the arborist and grading/trenching contractor shall take place prior to work start. This activity shall be monitored by the arborists to insure proper root pruning is taking place. Any landscape architects and contractors involved shall not design any irrigation or other features within any drip line unless previously approved by the project arborists. Mitigation Measure 4.e.5: All utilities shall remain outside the driplines of native trees, to the extent feasible. If roads exist between two trees, the utilities shall be routed down the middle of the road or completely hand dug. All trenches in these areas shall be exposed by air spade or hand dug with utilities routed under/over the roots. Mitigation Measure 4.e.6: Soils within the drip line that have been compacted by heavy equipment and/or construction activities must be returned to their original state before all work is complet ed. Methods include adding specialized soil conditioners, water jetting, adding organic matter, and boring small holes with an auger (18” deep, 2 -3’ apart with a 2-4” CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 14 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact auger) and the application of moderate amounts of nitrogen fertilizer. Mitigation Measure 4.e.7: Grading shall not encroach within the drip line unless approved by the project arborist. Grading should not disrupt the normal drainage pattern around the trees. Fills should not create a ponding condition and excavations should not leave the tree on a rapidly draining mound. Mitigation Measure 4.e.8: Any exposed roots shall be re-covered the same day they were exposed. If they cannot, they must be covered with burlap or another suitable material and wetted down 2x per day until re-buried. Mitigation Measure 4.e.9: Paving within the dripline consists of placing base material on existing grade. Any grade lowering removes important surface roots. Pavers can be used with limitations. The base material must be above natural grade and the curbing to retain the pavers shall not be trenched any deeper than six inches into the natural grade. Mitigation Measure 4.e.10: No liquid or solid construction waste shall be dumped on the ground within the dr ipline of any native tree. The drip line areas are not for storage of materials either. Any violations shall be remedied through proper cleanup approved by the project arborist at the expense of the owner. Mitigation Measure 4.e.11: All native tree pruning shall be completed by a licensed and insured D49 tree trimming contractor that has a valid city business license. Mitigation Measure 4.e.12: All landscape under the dripline shall be drought tolerant or native varieties. Lawns shall be avoided. All irrigation trenching shall be routed around driplines; otherwise above ground drip-irrigation shall be used. Mitigation Measure 4.e.13: Upon project completion and prior to final occupancy a final status report shall be prepared by the project arborist certifying that the tree protection plan was implemen ted, the trees designated for protection were protected during construction, the construction-related tree protection measures are no longer required for tree protection, and suggest additional fertilization, insecticide, fungicide, soil amendments, and my corrhiza applications that will benefit tree health. 5. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in '15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to '15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? _____________________________________________________________________________________________ SOURCES: Project Description; City of Atascadero GIS DISCUSSION: 5.a.b.c. The City of Atascadero GIS show that there are no known historic or archaeological resources located on or adjacent to the site. Therefore no impact. 5.d. No known human remains have been found or documented in the vicinity of the project. The site may have a potential to have human remains on-site due to no known archeological study completed directly on-site. In addition, know Native American burial sites have been located around the project area. With implementation of mitigation CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 15 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact measure 5.d.1, the potential for a significant impact is rendered to less than significant thresholds. Proposed Mitigation Measures – Cultural Resources Mitigation 5.d.1: In the event that human remains are discovered on the property, all work on the project shall stop and the Atascadero Police Department and the County Coroner shall be contacted. The Atascadero Community Development Department shall be notified. If the human remains are identified as being Native American, the California Native American Heritage Commission (NAHC) shall be contacted at (916) 653-4082 within 24 hours. A representative from both the Chumash Tribe and the Salinan Tribe shall be notified and present during the excavation of any remains. 6. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? SOURCES: Project Description; City of Atascadero GIS; Geotechnical Engineering Report DISCUSSION: 6.a.i. As illustrated by Attachment 6, the project is not located on any known earthquake faults. The proposed property contains no unusual geological formations. Additionally, the Geotechnical Engineeri ng Report concludes the site is not CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 16 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact within an Earthquake Fault Zone identified on the State of California Earthquake Fault Zone Map. Therefore, no impact. 6.a.ii. Although there are no known faults within the project area, there are faults located near the City that have been known to create seismic events. The faults closest to the site, which would most affect the proposed project are Rinconada Fault and San Andreas Fault Zone. They are approximately 1.95 miles and 28 miles away from the proposed project site, respectively. The City adopts the California Building Code as its building code and updates this code during each required adoption cycle. This code is continually updated with requirements to make building safer during a seismic event. Incorporation of the latest California Building Code requirements at the time of building permit submittal will reduce the exposure of people and structures to strong ground shaking to a less than significant level. 6.a.iii.iv. Geographical information systems and the Geotechnical Engineering Report show the project site to be in an area of low risk for both landslides and liquefaction. Therefore, no impact. 6.b. Construction activities on the site will be required to comply with sedimentation and erosion contro l measures prescribed by the City Engineer. To ensure proper erosion control measures are in place, mitigation measures 6.b.1 – 6.b.3 have been included to reduce any top soil loss to a less than significant impact. 6.c.d. The Geotechnical Engineering Report’s expansion determination indicates that the bea ring soils lie in the “Low” expansion potential range. Evaluation of the subsurface indicated soils generally medium dense to very dense silty clayey sand overlain by loose silty slightly clayey sand. Mi tigation measure 6.c.1 has been included to reduce impacts to less than significant. 6.e. The site will be served by local utility systems and will not require the use of septic tanks or alternative wastewater disposal systems. Therefore no impact. Proposed Mitigation Measures – Geology and Soils Mitigation Measure 6.b.1: The grading permit application plans shall include erosion control measures to prevent soil, dirt, and debris from entering the storm drain system during and after construction. A sep arate plan shall be submitted for this purpose and shall be subject to review and approval of the City Engineer at the time of Building Permit application. Mitigation Measure 6.b.2: All cut and fill slopes shall be hydro seeded with an appropriate erosion control method (erosion control blanket, hydro-mulch, or straw mulch appropriately anchored) immediately after completion of earthwork. All disturbed slopes shall have appropriate erosion control methods in place. The contractor will be responsible for the clean up of any mud or debris that is tracked onto public streets by construction vehicles. Mitigation Measure 6.b.3: The contractor will be responsible for the clean-up of any mud or debris that is tracked onto public streets by construction vehicles. An approved device must be placed prior to commencement of grading activities. This device shall be approved by the City Engineer. Mitigation Measure 6.c.1: Import soils used to raise site grade should be equal to or better than on -site soils in strength, expansion, and compressibility characteristics. Mitigation Measure 6.c.2: Post-construction care should include long-term drought tolerant landscaping and irrigation solutions that do not allow for frequent changes in soil moisture content or irregular application of water around the perimeter of the structures. Mitigation Measure 6.c.3: Unstable soils during grading to excessive subsurface moisture should be corrected by including aeration or the use of gravels and/or geotextiles as stabilizing measures. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 17 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 7. GREENHOUSE GAS EMISSIONS -- Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? SOURCES: Air Pollution Control District (APCD) CEQA Air Quality Handbook, 2012; Atascadero Climate Action Plan; Project Description DISCUSSION: 7.a. According to the Screening Criteria for Project Air Quality Analysis (Table 1 -1, SLOAPCD, 2014), a Single Family Housing development would have to be at or over seventy-one (71) dwelling units in order to be expected to exceed the APCD GHG Numerical Threshold and as well as be at or over ninety-one (91) dwelling units in order to be expected to exceed the APCD Ozone Precursor Significance Threshold. The proposed residential lots will not exceed air quality and emissions thresholds set by the Screening Criteria for Project Air Quality Analysis (Table 1-1, SLOAPCD, 2014). Therefore the project’s impacts are determined to be less than significant. 7.b. The construction of the project will not concentrate pollutants or create objectionable odors. The project is consistent with the City’s Climate Action Plan. There for the impact is determined to be less than significant. 8. HAZARDS AND HAZARDOUS MATERIALS -- Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?  b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan area or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people living or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people living or CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 18 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? SOURCES: EnviroStor; City of Atascadero GIS DISCUSSION 8.a.b.c. According to Attachment 8, the proposed project does not generate or involve the use of significant amounts of hazardous materials. There are no known hazardous materials on the site or nearby. Therefore, no impact. 8.d. The property is not a listed hazardous material site on the EnviroStor database. Therefore, no impact. 8.e.f. The property is not near an airport. Therefore, no impact. 8.g. The site is within the Fire Department’s five minute or less response area. During building permit review, the fire department will verify appropriate fire hydrant locations. Sprinklers are required on all new resident ial structures. The project will not impair implementation of an adopted emergency response plan or evacuation plan, therefore no impact. 8.h. The proposed project is within the urban service and not located near wildlands. Geographical information system s show the project site to be in a high fire hazard zone. Implementation of Mitigation Measure 8.h.1 will result in a less than significant impact. Proposed Mitigation Measures – Hazardous and Hazardous Materials Mitigation Measure 8.h.1: Construction will comply with section the California Building and Fire Codes. New residences in the City are required to install fire sprinklers. Fire protection measures shall include the use of non -combustible exterior construction and roofs and fire-resistant building materials deemed appropriate by the fire marshal and chief building official. 9. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of previously-existing nearby wells would drop to a level that would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 19 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures that would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? ____________________________________________________________________________________________ SOURCES: Roadway Drainage Report; Project Description; City of Atascadero GIS; FEMA Flood Insurance Rate Map DISCUSSION: 9.a. Construction will have a less than significant impact on water quality standards. Erosion, sediment and environmental control measures shall be implemented as necessary to ensure reduced pollutant releases and minimize potential environmental impacts of the project; therefore the project will have a less than significant impact. 9.b. Water will be provided by Atascadero Mutual Water Company, therefore the project will not deplete ground water supplies or interfere with groundwater recharge. There are only six (6) new residential lots being proposed, therefore the impact is less than significant. 9.c. The proposed project will not alter the course of a stream, river or identified waters of the United States (US). The Roadway Drainage Report discusses two areas of drainage. Area one will convey the runoff towards Atascadero Avenue and area two will convey the runoff towards the back of the project. Area one is 4 ,200 square feet and area two is 8,900 square feet. The drainage will be conveyed through grass lined swales along the roadway. Culvert pipes will be used at each private driveway for access. Construction activities are subject to review for compliance with City drainage and grading regulations. Drainage will not be permitted to create or i ntensify any hazards for persons or property in the vicinity, therefore the project will have less than significant impact. 9.d.e.f. This proposed project will follow the Central Coast Regional Water Quality Control Board’s Post Construction Requirements by directing runoff to pervious surfaces along with filtering and retaining runoff on site. Therefore, the project will have less than significant impact. 9.g.h.i.j. City of Atascadero GIS shows the proposed project area outside of the 0.2 percent annu al chance flood plain. According to the Flood Insurance Rate Map, the proposed project site is located outside the 100 -year flood hazard area. The project area is not subject to inundation by a tsunami. Therefore the project will have no impact. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 20 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 10. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? SOURCES: Atascadero General Plan 2025; Project Description DISCUSSION: 10.a. The project will not physically divide an established community. The proposed project is in compliance with the General Plan Policy 2.1 ensuring that new development is compatible with existing and surrounding ne ighborhoods. Single-family housing is consistent and compatible with the surrounding residential neighborhood. Therefore, no impact. 10.b. The Atascadero Zoning Ordinance indicates that single -family dwellings are an appropriate use in Single-Family Residential (SFR-Y) General Plan designation as well as Residential Single-Family (RSF-Y) zone. Surrounding properties are zoned Residential Single Family (RSF-Y) and Rural Suburban (RS). The site’s zoning and use is consistent with the General Plan. The property is listed not in Table V-21 in the General Plan as a potential site for low- income housing. Therefore, no impact. 10.c. The project is consistent with the open space and conservation policies identified in the General Plan. Therefore, no impact. 11. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? SOURCES: Geotechnical Engineering Report; City of Atascadero GIS DISCUSSION: 11.a.b. No mining is proposed as a part of this project. No known mineral resources have been identified in the area. Therefore, no impact. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 21 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 12. NOISE -- Would the project result in: a) 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? b) Exposure of persons to or generation of excessive ground-borne vibration or ground-borne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private air strip, would the project expose people living or working in the project area to excessive noise levels? SOURCES: Project Description; Noise Element; Noise Ordinance DISCUSSION: 12.a.b. The project use is consistent with surrounding residential land uses and standards establis hed in the local general plan and noise ordinance. The project will not result in significant exposure of persons to the generation of noise levels or ground borne vibration and noise levels. Therefore, the project will have a less than significant impact. 12.c. The project will not create a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project, and therefore will have a less than significant impact. 12.d. Construction is expected to involve some heavy machinery and use of impact tools that will temporarily increase the ambient noise levels in the project vicinity above levels existing wit hout the project. Construction activities shall comply with Mitigation Measure 12.d.1 and therefore will have a less than significant impact. 12.e.f. The project is not located within an airport land use plan or private airstrip. The project will not exp ose people living or working in the project area to excessive noise levels, and therefore will have no impact. Proposed Mitigation Measures – Noise Mitigation Measure 12.d.1: All construction activities shall comply with the City of Atascadero Noise Ord inance for weekday and weekend hours of operation of equipment (between 7 am and 9pm). CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 22 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 13. POPULATION AND HOUSING -- Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? _____________________________________________________________________________________________ SOURCES: Project Description; General Plan Housing Element; 2010 US Census DISCUSSION: 13.a. The project proposes six (6) residential lots on two (2) currently vacant parcels. Based on the 2010 US Census, the City’s average household size is 2.51 persons per unit. The total projected population of the project at build out is approximately fifteen (15) persons. This represents less than 1% of the City’s total population of 28,310, based on the 2010 US Census. Therefore, the proposed residences as a part of the proposed project will not have substantial growth inducing effects. The proposed project will have a less than significant impact on growth. 13.b.c. This proposed project does not displace any existing housing or people. Therefore, no impact. 14. PUBLIC SERVICES -- Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? SOURCES: Atascadero General Plan; Atascadero Municipal Code; City Fire Department; City Police Department; City Public Works Department CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 23 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact DISCUSSION: Development Impact Fees: Development Impact Fees will be required of any new project for which a building permit is issued. The concept of the impact fee program is to fund and sustain improvements which are needed as a result of new development as stated in the General Plan and other policy documents within the fee program. Development Impact Fees fall into the following categories: Drainage Fees; Streets, Road, Bridge Fees; Sewer Fees; Public Safety Fees; Park Fees; and Miscellaneous Fees. In addition, school fees are collected by the Atascadero Unified School District. The amount of impact fees to be paid will be determined at the time of issuance of building permit. Fire and Police: The applicant shall comply with all requirements of the Fire Department. Impact fees were charged in order to pay the cost of providing new Police and Fire Department services to the project site. Both the Police and Fire Departments of the City of Atascadero have indicated that they will be able to adequately service the proposed project. Therefore the project will have a less than significant impact. Schools: At buildout, the city’s population will overburden the existing school system unless additional classroom space is added. The Atascadero Unified School District charges impact fees to fund additional schools as needed. S tate law restricts mitigation of school impacts to the levying of these fees and other measures adopted by the School district. Provision of adequate facilities for the population is the responsibility of the school district. Fees will be required through construction permits for the residence. With payment of impact fees, the proposed project’s impact to school facilities is less than significant. Parks: The Quimby Act requires five (5) acres per one thousand (1000) persons. The proposed project will o nly increase the population by approximately 15 persons, which represents less than 1% of the City’s total population of 28,310, based on the 2010 US Census. The proposed project will not increase demand on existing City parks and recreation facilities. The additional development of six (6) residential lots will be required to cont ribute to park development fees in order to provide additional park space when the population becomes in need of additional space. Therefore, the impact is less than significant. Other public facilities: The construction of the project is not expected to have significant impacts on any other public facilities. 15. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?     b) Does the project include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment? SOURCES: Project Description; Atascadero General Plan DISCUSSION: 15.a. Residents are expected to use existing parks and recreational facilities; however the numbers are not expected to result in substantial physical deterioration of any facilities and the collection of impact fees for this project si te will offset the additional use. Therefore the project will have a less than significant impact. 15.b. The proposed project does not include recreational facilities and does not require the expansion or construction of recreational facilities. Therefore, the project will not have an adverse effect on the environment and will have a less than significant impact. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 24 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact 16. TRANSPORTATION/TRAFFIC -- Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level o f service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? SOURCES: Circulation Element; ITE Trip Generation Calculator; Project Description DISCUSSION: 16.a.b. The ITE Trip Generation Calculator determined the proposed project of six (6) single-family residential lots will produce 57 daily trips. According to the General Plan Circulation Element, Atascadero Avenue is currently at level of service “A” and this project is not expected to impact daily traffic volumes. In order to address cumulative impacts over time, Mitigation Measure 16.b.1 help reduce future impacts to less than significant levels . 16.c.d. No changes will occur to the air traffic patterns, and the project will not increase hazards due to sharp curves or incompatible uses. Therefore the project will have no impact. 16.e. The Fire department determined the proposed project provides adequate emergency vehicle access, therefore no impact was found. 16.f. The proposed project is within a low density rural residential area and according to the Atascadero Bike Plan, Atascadero Avenue is designated as a Class II bike lane. The project is consistent with the area circulation, the Atascadero Bike Plan, and the General Plan. Adequate parking will be provided on-site for the proposed project. Transit facilities serving the project site are expected to be adequate for the surrounding setting. Therefore the project will have a less than significant impact. CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 25 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact Proposed Mitigation Measures – Transportation / Traffic Mitigation Measure 16.a.b.1: Payment of Circulation System Fee (TIF) shall be made prior to the issuance of building permits for all residential and non-residential uses. Those traffic impact fees shall be collected consistent with California Government Code Section 66498.5. 17. UTILITIES AND SERVICE SYSTEMS --Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? SOURCES: Project Description; Regional Water Quality Control Board; Atascadero Mutual Water Company DISCUSSION: 17.a.b.e. The proposed project will be serviced by the City’s sewer system. The applicant will be required to connect all residential units to the City’s sanitary sewer system. The City’s sewer system has capacity to treat all wastewater generated by the proposed project and will not result in the construction or expansion of new or existing wastewater facilities, therefore the impact is less than significant. 17.c. Consistent with the Regional Water Quality Control Board’s Post Stormwater Construction standards, a ll new discharges are contained on-site and mimics pre-construction stormwater flow. Therefore, impact is less than significant. 17.d. The Atascadero Mutual Water Company (AMWC) has indicated that it can provide water to the proposed project. All property within the City limits is entitled to water from the AMWC. The project is not expected to require a significant quantity of water for the proposed use. Water is pumped from several portions of the largest underground basin in the county, the Paso Robles Formation, using a series of shallow and deep wells. The water company anticipates that it will be able to meet the city’s needs through build out and beyond . CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 26 NEG DEC el mojon Initial Study 2016-0001 PLN 2015-1563 / TRP 2015-0188 / TTM 2015-0109 El Mojon Court 6 Lot Subdivision 10075 & 10085 Atascadero Avenue Potentially Significant Impact Less Than Significant with Mitigation Incorporation Less Than Significant Impact No Impact The AMWC water demand at build out is estimated to be at 134 thousand gallons per year for each residential unit, which totals to 804 thousand gallons per year for this project. In light of the drought, landscaping will be consistent with the City’s water efficient landscaping ordinance. Turf will not be permitted to be installed by the developer in a ny portion of the proposed project for consistency with the City’s ordinance. This is i ncluded as a mitigation measure creating a less than significant impact with proposed mitigation. 17.f.g. Solid waste will be collected by the City of Atascadero, through contract personnel, and processed to the Chicago Grade landfill. There is sufficient capacity to serve the proposed project. Therefore the impact is less than significant. Proposed Mitigation Measures – Utilities Mitigation Measure 17.d.1: Landscaping plans shall be submitted to the Community Development Department for review and approval. Landscaping must consist of drought tolerant species , utilize drip irrigation, and follow state drought tolerant landscaping standards. 18. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly?  d) Does the project have the potential to achieve short-term environmental goals to the disadvantage of long term environmental goals? DISCUSSION: The project site consists of six (6) residential parcels which are being proposed for a new residential development, consistent with the General Plan and Zoning Ordinance. The proposed project has been analyzed as required by CEQA and the Atascadero Municipal Code. Project -related impacts have been identified and mitigation measures have been included within the proposal to reduce the effect of the proposed project as described herein. SOURCES: General Plan Land Use Element, City of Atascadero, 2002 Zoning Ordinance, part of Municipal Code, City of Atascadero, as amended through 2015. Land Use Element Environmental Impact Report (EIR), Crawford, Multari, & Clark, adopted 2002 CEQA Handbook, Air Quality Control District, April 2012 General Plan Safety Element, City of Atascadero, 2002 CITY OF ATASCADERO INITIAL STUDY 2016-0001 06/24/16 Page 27 NEG DEC el mojon General Plan Circulation Element, 2002 General Plan Noise Element, adopted 2002 Noise Ordinance, City of Atascadero, 2004 Flood Insurance Rate Map, community-panel number 06079C0834G PROJECT SOURCES: Project Description Site Improvement Plans, Grading Plan, Tree Protection Plan Architectural Plans Traffic Impact Study Biological Report