INITIAL STUDY

Connemara Residential Project

Application File Numbers ZA-12-03/SD-12-03/DA-12-03/SR-12-05: Watsonville-Dividend

JANUARY 2013

TABLE OF CONTENTS

SECTION 1 INTRODUCTION AND PURPOSE ...... 1 SECTION 2 PROJECT INFORMATION ...... 2 2.1 PROJECT TITLE ...... 2 2.2 PROJECT LOCATION ...... 2 2.3 PROJECT PROPONENT ...... 2 2.4 LEAD AGENCY CONTACT ...... 2 2.5 ASSESSOR’S PARCEL NUMBERS ...... 2 2.6 GENERAL PLAN DESIGNATION AND ZONING DISTRICT ...... 2 SECTION 3 PROJECT DESCRIPTION ...... 6 SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION OF IMPACTS ...... 11 4.1 AESTHETICS ...... 11 4.2 AGRICULTURAL AND FOREST RESOURCES ...... 21 4.3 AIR QUALITY ...... 23 4.4 BIOLOGICAL RESOURCES ...... 31 4.5 CULTURAL RESOURCES ...... 39 4.6 GEOLOGY AND SOILS ...... 49 4.7 GREENHOUSE GAS EMISSIONS ...... 53 4.8 HAZARDS AND HAZARDOUS MATERIALS ...... 57 4.9 HYDROLOGY AND WATER QUALITY ...... 63 4.10 LAND USE ...... 70 4.11 MINERAL RESOURCES ...... 75 4.12 NOISE ...... 76 4.13 POPULATION AND HOUSING ...... 87 4.14 PUBLIC SERVICES ...... 89 4.15 RECREATION ...... 93 4.16 TRANSPORTATION ...... 96 4.17 UTILITIES AND SERVICE SYSTEMS ...... 101 4.18 MANDATORY FINDINGS OF SIGNIFICANCE ...... 106 SECTION 5 REFERENCES ...... 110 SECTION 6 AUTHORS AND CONSULTANTS ...... 113

City of Morgan Hill Initial Study Connemara Residential Project i January 2013

FIGURES

Figure 1 Regional Map ...... 3 Figure 2 Vicinity Map ...... 4 Figure 3 Aerial ...... 5 Figure 4 Existing Site Conditions ...... 7 Figure 5 Conceptual Site Plan...... 10 Figure 6 Soil Boring Locations ...... 50 Figure 7 Noise Measurement Locations ...... 78 Figure 8 Noise Barriers ...... 83

TABLES

Table 1 Summary of Trees on Site ...... 33

APPENDICES

Appendix A Construction Emission Health Risk Analysis Appendix B Arborist Report Appendix C Historical and Architectural Evaluation Appendix D Geotechnical Investigation Appendix E Phase I Environmental Site Assessment Appendix F Phase II Environmental Site Assessments Appendix G Noise Assessment Appendix H Preliminary Utility Report

City of Morgan Hill Initial Study Connemara Residential Project ii January 2013

SECTION 1 INTRODUCTION AND PURPOSE

This Initial Study of environmental impacts is being prepared to conform to the requirements of the California Environmental Quality Act (CEQA), the CEQA Guidelines (California Code of Regulations §15000 et.seq.) and the regulations and policies of the City of Morgan Hill.

This Initial Study evaluates the environmental impacts that might reasonably be anticipated to result from implementation of the proposed Connemara Residential Project. The 10.36-acre project site (APNs 779-03-137, -138, and -139) is located in the City of Morgan Hill on the southeast side of Watsonville Road, south of Olive Avenue and north of Santa Teresa Boulevard. The project applicant has requested a zoning amendment for APN 779-03-139 to R1-7,000 and approval of a Planned Development (PD) overlay on all three project parcels to allow a subdivision with 37 single- family detached houses. An on-site stormwater retention pond, private open space, and internal roadways, are also part of the project. The City of Morgan Hill is the Lead Agency under CEQA and has prepared this Initial Study to address the impacts from implementation of the project.

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SECTION 2 PROJECT INFORMATION

2.1 PROJECT TITLE

Connemara Residential Project

2.2 PROJECT LOCATION

The project site is a 10.36-acre property developed with five single-family detached houses, a former chicken coop, a vehicle garage/storage shed, auxiliary structures, and associated infrastructure. The site is located on the southeast side of Watsonville Road, south of Olive Avenue and north of Santa Teresa Boulevard in the City of Morgan Hill, (refer to Figures 1 and 2). The project site is bound by agricultural land and rural single-family residential development to the north, single-family residences to the east, single-family attached and multi-family residences to the south, and Watsonville Road and single-family residences to the west, (refer to Figure 3).

2.3 PROJECT PROPONENT

Dick Oliver Dividend Homes 385 Woodview Avenue, Suite 100 Morgan Hill, CA 95037

2.4 LEAD AGENCY CONTACT

City of Morgan Hill Rebecca Tolentino, Senior Planner Community Development Agency 17575 Peak Avenue Morgan Hill, CA 95037 (408) 778-6480

2.5 ASSESSOR’S PARCEL NUMBERS

APNs 779-03-137, -138, and -139

2.6 GENERAL PLAN DESIGNATION AND ZONING DISTRICT

Existing General Plan Designation: Single-Family Medium (3-5 dwelling units per acre [du/ac]) Existing Zoning District: R1-7,000 (APN 779-03-137 and 138) R1-9,000 (APN 779-03-139).

Proposed Zoning: R1-7000, Planned Development (PD) for entire site.

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SECTION 3 PROJECT DESCRIPTION

3.1 PROJECT DESCRIPTION

The 10.36-acre project site is located on the southeast side of Watsonville Road, south of Olive Avenue and north of Santa Teresa Boulevard in the City of Morgan Hill, (refer to Figures 1 and 2). For the purpose of discussion, Watsonville Road will be considered ‘west’ when describing the locations of characteristic features on and around the project site.

The project site is bound by agricultural land and rural single-family residential development to the north, single-family residences to the east, single-family attached and multi-family housing to the south, and Watsonville Road and single-family residences to the west, (refer to Figure 3). The project site is currently developed with five single-family detached houses (Houses 1 through 5, as shown in Figure 4), a former chicken coop, a vehicle garage/storage shed, auxiliary structures, and associated infrastructure.

The project involves the removal of the existing structures on-site and associated improvements, and subdivision of the property into 37 lots to allow for the phased development of 37 single-family detached houses (see Figure 5). While the application being processed is for a senior population, this analysis encompasses development of the site with single-family detached housing of any type occupied by any population. The existing General Plan designation for the project site is Single Family Medium (3-5 dwelling units/acre [du/ac]). Existing zoning for the site is R1-7,000 (APN 779-03-137 and 138) and R1-9,000 (APN 779-03-139). The number of units proposed is in compliance with the Single-Family Medium (3-5 du/ac) General Plan designation. The project applicant requests a zoning amendment for APN 779-03-139 to R1-7,000 and approval of a Planned Development (PD) overlay on all three project parcels.

In the City of Morgan Hill, approval of a PD overlay is considered when it will facilitate and promote coordination of design and access, and when it will enhance the area in which the project is proposed (Municipal Code 18.30.010). The PD overlay which is proposed by the project will establish a development plan with flexibility in the development standards which the project would normally be required to comply with under the R1-7,000 zoning district including reduced setbacks, lot widths, and lot sizes.

The houses proposed by the project will be modeled after five different floor plans with a variety of design styles including Italian, craftsman, northern European, and Mediterranean. The houses will range in size from 1,587 sf to 2,783 sf, and lot sizes will range from 4,988 sf to 14,394 sf. Each unit will have an attached two-car garage. The development will be a mix of 28 one-story houses that range in height from 19 to 22 feet, and nine two-story houses with a height of 27 feet.

The project will be developed in two phases, Phase 1 and Phase 2. It is anticipated that each construction phase will last approximately eight months. Phase 1 will construct 17 residential units in the western portion of the site. Phase 2 will construct the remaining 20 residential units in the eastern portion of the site. Both project phases will include construction of access roadways and open space, as described below.

City of Morgan Hill Initial Study Connemara Residential Project 6 January 2013

Access and Circulation

The proposed houses on the project site will be accessed from two roadways, Access Roadway 1 and Access Roadway 2. Access Roadway 1 and 2 will have a right-of-way (ROW) width of 52 feet and 48 feet, respectively, and both will have sidewalks on both sides of the street.

Access Roadway 1 will be an east-west oriented roadway that will extend through the length of all three project parcels. Access Roadway 1 will be partially constructed during Phase 1 to provide access to the first 17 proposed residential units. A widened circular area near the end of the roadway will function as a temporary cul-de-sac and will provide an area for vehicles to turn around. Build- out of Access Roadway 1 will be completed during Phase 2 of the project. Although Figure 5, Conceptual Site Plan, shows Access Roadway 1 ending on-site as a cul-de-sac in Phase 2, the project proposes to build the roadway as a through-street, ultimately connecting to Olive Avenue to the north when the adjacent property develops with housing. ROW has not yet been obtained for the property north of the project site which is needed for the roadway to connect with Olive Avenue, as explained in section 3.2, below. City standards do not allow the construction of cul-de-sacs greater than 600 feet in length. Construction of Phase 2 of the project would not, therefore, be permitted until an emergency vehicle access (EVA) easement and/or ROW is secured to connect Access Roadway 1 with Olive Avenue.

Access Roadway 2 will be a shorter roadway that branches off the north side of Access Roadway 1 in the western portion of the project site. Access Roadway 2 will be constructed in its entirety during Phase 1 and will stub to the northern boundary of the site. When the property north of the site is developed in the future (see section 3.2, below), Access Roadway 2 will be extended to provide a vehicular connection to roadways on the adjacent northern property.

Open Space

The project includes construction of two common open space areas totaling 1.01 acres. During Phase 1, open space will consist of a 0.07-acre area located at the southwestern corner of the site, adjacent to Watsonville Road. This area will include a picnic table, bench, shade trellis, grill, and shade structure, and will be powered by low-voltage light fixtures. The second 0.94-acre open space area will be constructed during Phase 2 in the northeastern corner of the site where Access Roadway 1 will connect to the adjacent northern property. The eastern open space area will include amenities such as a barbeque, tables, bench, bocce ball court, and landscaping. Runoff from the project site will drain into a 1,130 cubic yard, landscaped, stormwater retention pond which will also be located in the eastern open space area. The retention pond will be constructed during Phase 1 and will be accessed only by maintenance vehicles via a 12-foot wide roadway during Phase 1 of the project.

Utilities

The project will be served by water lines that connect to an existing 10-inch water main in Watsonville Road. Electricity and gas will be provided by Pacific Gas & Electric. Solid waste will be collected by Recology South Valley. As described above, stormwater will be detained on-site in a 1,130 cubic yard stormwater retention basin. An 18-inch on-site storm drain will carry stormwater directly to storm drain outfalls that empty into the retention basin.

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The project includes replacement of an existing six-inch sanitary sewer line in Watsonville Road with a new eight-inch sanitary sewer line to serve houses built during Phase 1 of the project. The new sanitary sewer line will be approximately 260 feet in length and will connect to an existing sanitary sewer line in Pratola Court to the southwest of the project site. Houses built during Phase 2 will connect to existing sanitary sewer lines in Watsonville Road and will include installation of a pump, or will connect to Olive Avenue upon development of the adjacent northerly property.

3.2 RELATED FUTURE DEVELOPMENT ON ADJACENT PARCELS

Parcels located north of the project site are designated Single-Family Medium (3-5 du/ac) in the City's General Plan and future development on these parcels will likely be similar to the proposed project. The parcels north of the project site are outside the City, but within the City's Sphere of Influence (SOI). They are currently outside the Urban Service Area (USA), but they are within the Urban Limit Line (ULL). Development of these parcels would require annexation, prezoning, USA expansion, and subdivision prior to development. The project, as proposed, is designed with two access roadways that terminate on an interim basis along the northern border of the site, with the intent that they will eventually connect to roadways associated with development on the parcels to the north.

Currently, there are several unknowns regarding development of the parcels located north of the project site including the size, orientation, timing of development, and the final lotting pattern.1 It is not, therefore, possible to predict project-level impacts from future development on these parcels. Project-level environmental review will occur as part of the future development applications for the adjacent parcels, when they are filed (the timing of which is unknown). The level of future environmental review for these parcels will be determined by the City acting as lead agency, pending review of project development applications.

While details pertaining to development of the parcels north of the project site are largely unknown, approval of the project will commit future development on these adjacent parcels to a definite roadway system that connects to the interim roadway segments which are proposed by the project. Because the placement of roadways on the parcels north of the site will be partially defined by the proposed project, this IS discusses the environmental effects that can reasonably be predicted to occur on the parcels north of the project site from placement of the interim roadway endings at the locations proposed.

Development of the parcels north of the project site could result in impacts associated with visual resources, cultural resources, geology, greenhouse gas emissions, hazardous materials, hydrology, land use, population and housing, public services, recreation, transportation, utility systems, and/or the loss of land designated as Prime Farmland (agriculture). Development of the parcels will likely result in temporary construction impacts related to air quality, water quality, and noise. Additional impacts could result from the loss of trees and impacts to birds or other species depending on the vegetation impacted by future development. However, as these parcels are planned for residential development in the current 2001 General Plan, their development was analyzed at a conceptual or program-level in the 2001 General Plan EIR.

1 The partial lotting pattern shown in Figure 5 for the property north of the project site is preliminary and subject to change.

City of Morgan Hill Initial Study Connemara Residential Project 9 January 2013

SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION OF IMPACTS

This section describes the existing environmental conditions on and near the project site, as well as environmental impacts associated with the proposed project. The environmental checklist, as recommended in the California Environmental Quality Act (CEQA) Guidelines, identifies environmental impacts that could occur if the proposed project is implemented.

The right-hand column in the checklist lists the source(s) for the answer to each question. The sources cited are identified at the end of this section. Mitigation measures are identified for all significant project impacts. “Mitigation Measures” are measures that will minimize, avoid, or eliminate a significant impact (CEQA Guideline 15370). Measures that are proposed by the applicant that will further reduce or avoid already less than significant impacts are categorized as “Standard Measures.”

4.1 AESTHETICS

4.1.1 Setting

The 10.36-acre project site is located in an area with residential, rural residential, and agricultural development. The property is comprised of three parcels accessed via Watsonville Road by two ingress/egress, one-lane driveways. The northerly driveway is paved and the southerly driveway is gravel. The project site is in a flat area of Morgan Hill and views of the site are limited to the areas immediately surrounding the project site. Vegetation on the project site blocks views of on-site structures (described below) from Watsonville Road (see Photo 1).

The project parcel located adjacent to Watsonville Road (APN 779-03-137) is developed with two single-family detached residential structures and a garage/storage building. The center parcel (APN 779-03-138) is developed with a structure formerly used as a chicken coop. The third parcel, located furthest from Watsonville Road to the east (APN 779-03-139), is developed with three single-family detached residential structures. The entire site has auxiliary sheds and infrastructure associated with the respective land uses. The locations of structures on the site are shown in Figure 4, Existing Site Conditions.

House 1 (see Photo 2) is a single-story stucco house with brick along the base of the exterior walls. The front of the house has a shallow covered porch that delineates the front door, a large picture window, and a sliding patio door. Adjacent to the south side of the house is a large covered patio and a swimming pool. A wooden fence and large bushes block views of the house.

House 2 (see Photo 3) may have been a shed or utility building prior to renovation of the structure for residential use. The building is one-story in height and has wall board and batten siding, a low pitch roof, and exposed eaves. Windows are sliding-style with metal frames and the front door has a metal security screen.

The garage/storage shed (see Photo 4) has a sloping roof with exposed rafters and solar panels on top. The structure has four large openings, is utilitarian, and is devoid of decoration.

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The chicken coop (see Photo 5) formerly housed chickens primarily for egg production. The building is now vacant and all openings are closed and locked. The utilitarian building is constructed of wood and has a corrugated sheet metal roof. The straight sides have hinged doors. The north end of the building has doors and wood frame windows, providing office and storage space. The building is in good repair although showing signs of deferred maintenance. The surrounding earth has built up against the wood siding which shows signs of rot.

House 3 (see Photo 6) is a typical vernacular cottage style building with a wood frame and horizontal board siding. The main entry door is in the center of a front facing gable under a broadly sloping roof. A small pitched roof covers the porch. Vertical rail baluster forms the porch railing and the four stairs. Two wood framed windows are located on the east side of the doorway and a single, slightly larger window is on the west.

House 4 (see Photo 7) is a small wood frame cottage covered in stucco. The structure has a low pitched gable. The entryway is delineated by a pitched roof porch supported by two square posts. Windows are primarily sliding-style or vertical-drop with metal frames. The roof is composition material and appears to be relatively new. The property around the house is marked by a white wrought-iron fence.

House 5 (see Photo 8) is a very small cottage that appears to be a kit or manufactured building. It is set on a slab foundation and appears to have been adapted for residential use. The hip roof has a broad overhanging eave. The front facade is punctuated by a double door that is off-center with one manufactured window on the west side.

Areas surrounding the residential structures are landscaped and include lawns and plants including rows of flowers, landscape trees, shrubs, etc., with the exception of landscaping around House 4 which is overgrown.

4.1.1.1 Surrounding Land Uses

The project site is bound by agricultural land and rural single-family residential development to the north (see Photo 9), single-family residential development to the east, multi-family and single-family attached housing to the south, and Watsonville Road and single-family residences to the west (see Photo 10). Residential development in the area is relatively new and is comprised of one- and two- story structures with facades made from varying combinations of wooden siding, shingle siding, stucco, and brick. Watsonville Road is a two-lane roadway with a sidewalk and bicycle lane on the west side. A turn median down the center of Watsonville Road allows cars driving south on Watsonville Road to access driveways along the east side of the road.

City of Morgan Hill Initial Study Connemara Residential Project 12 January 2013

4.1.2 Environmental Checklist and Discussion of Impacts

AESTHETICS

Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Have a substantial adverse effect on a 1,2 scenic vista? 2) Substantially damage scenic 1,2 resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? 3) Substantially degrade the existing 1,2 visual character or quality of the site and its surroundings? 4) Create a new source of substantial 1,2 light or glare which will adversely affect day or nighttime views in the area?

4.1.2.1 Scenic Resources

The project site is not designated as a scenic resource, nor are there designated scenic vistas in the project area. The site is not located within a State scenic highway and is not located in the vicinity of a designated scenic corridor. New buildings will modify views of the foothill areas to the west from roads and development adjacent to the project site, but are not anticipated to have a substantial adverse effect on a scenic vista.

There are 182 trees on the project site, 63 of which qualify as significant under the City of Morgan Hill Municipal Code. The project proposes to preserve eight significant trees on-site, and to remove the remaining 55 significant trees. Removal of 55 trees which are considered significant by the City of Morgan Hill is a significant impact.

Impact AES-1 Implementation of the project will result in the loss of 55 City-protected trees which are considered scenic resources. (Significant Impact)

Mitigation Measure: The following measure shall be implemented to mitigate impacts to scenic resources at the site to a less than significant level:

MM AES-1.1 Trees shall be replaced with plantings of new trees at a ratio and size to be determined by the City of Morgan Hill Community and Economic Development Director. Trees which are preserved on-site shall be protected through implementation of a Tree Preservation Plan, as described in Section 4.4.2.4, Biological Resources, MM-BIO 4.1.

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4.1.2.2 Visual Character

The proposed project will construct 37 single-family detached residential units. An on-site retention basin, private open space, and internal roadways are also part of the project.

The houses proposed by the project will be modeled after five different floor plans with a variety of design styles including Italian, craftsman, northern European, and Mediterranean. The houses will range in size from 1,587 sf to 2,783 sf, and lot sizes will range from 4,988 sf to 14,394 sf. The development will be a mix of 28 one-story houses that will range in height from 19 to 22 feet, and nine two-story houses with heights of 27 feet. Each unit will have an attached two-car garage which will make up part of the front façades of the residences.

The residential structures at the project site will have a mix of elevations and rooflines, and will have staggered setbacks from the streets. The proposed residences will have facades made from varying combinations of wooding siding, stucco, stone, and/or brick.

While the project will change the visual character of the site by constructing 37 residential buildings, the proposed structures will use a variety of façade materials, and will include both one- and two- story structures, which is consistent with the scale and character of the existing neighborhoods in the area. The residential development will fit in with the character of the existing residential neighborhoods and will not degrade the existing visual character of the site or its surroundings. (Less Than Significant Impact)

4.1.2.3 Visual Intrusion

The project site is located in an area with existing and planned suburban residential development. The project will place new suburban residential development adjacent to existing and future suburban residential development. In suburban environments, properties are in relatively close proximity to each other and complete privacy is not typical or expected. The project is typical of suburban infill development and will not degrade the visual quality of the area. (Less Than Significant Impact)

4.1.2.4 Light and Glare

Residential development at the project site will incrementally increase light and glare due to the new building surfaces, vehicles traveling to and from the development, and lighted buildings and streets. The light and glare created by the residential development will be consistent with the levels of light and glare currently emitted by existing residential development to the east, south and west, will be typical of an urban area, and will not be substantial. Implementation of the project will not, therefore, result in significant new sources of light or glare. (Less Than Significant Impact)

4.1.2.5 Shade and Shadow Impacts

In an urban environment virtually all land uses are subject to shading from adjacent properties to some extent. In the summertime, shading can even be desirable. Maximum shading occurs on December 21st during the winter solstice when the sun is at the lowest angle above the horizon. Shade or shadow impacts can occur when a building or other structure substantially reduces natural sunlight on private or public open spaces.

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Throughout the cycle of each day, shadows move from a northwesterly to a northeasterly direction. The project will include construction of four residential units adjacent to the western boundary of the project site, approximately 100 feet from the nearest existing residential house. Based on the height of the proposed buildings and angle of the sun, shadows from the proposed buildings along the western boundary of the site will not exceed 80 feet in length between the hours of 9:00 AM and 3:00 PM during the winter solstice.2 The land adjacent to the northern property line is used for agriculture. There are no existing residences or public open spaces in the vicinity of the project site that will be significantly affected by shadows from the proposed project. The proposed project will not result in significant shade or shadow impacts. (Less Than Significant Impact)

4.1.3 Reasonably Foreseeable Impacts to Adjacent Parcels

As described in Section 3.0, Project Description, the project is designed with two access roadways that terminate on an interim basis along the northern border of the site, with the intent that they will eventually connect to roadways associated with development on the parcels to the north, consistent with the Morgan Hill General Plan. Approval of the proposed project will commit future development on the adjacent parcels to a definite roadway system that connects to the interim roadway segments which are proposed by the project.

Based upon the proposed location of the interim roadway endings, the future extension of Access Roadways 1 and 2 onto the adjacent property to the north could result in the direct removal of several trees. The roadway locations could also result in the indirect removal of several trees considered significant under the Morgan Hill Significant Tree Removal Ordinance due to residential development that will presumably be constructed along the roadways. The removal of trees resulting from development on the adjacent northern property will be evaluated in conformance with the City of Morgan Hill Significant Tree Removal Ordinance, and significant trees will be replaced at a ratio to be determined by the City. Additionally, the City could require future development to design around significant trees. Aesthetic impacts to future residents of the project site from implementation of development on the adjacent property will be addressed in the separate future environmental analyses for that project at the time of development. The location of interim endings for Access Roadways 1 and 2 where currently proposed by the project will not result in any reasonably foreseeable significant impacts to aesthetic or visual resources on the adjacent parcels.

4.1.4 Conclusion

The project will have a less than significant impact on the visual character of the project area. The project will not create significant additional sources of light or glare and will not result in significant shade or shadow impacts. With implementation of MM AES-1.1, the project will have a less than significant impact on scenic resources. The project will not result in significant visual impacts. (Less Than Significant Impact with Mitigation)

2 Based upon in-house DJPA screening program.

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4.2 AGRICULTURAL AND FOREST RESOURCES

4.2.1 Setting

The Santa Clara County Important Farmland 2010 Map designates the project site as Urban and Built-Up Land which is defined as land occupied by structures with a building density of at least one unit to a 1.5 acre parcel, or approximately six structures to a ten-acre parcel. Common examples include residential, industrial, institutional facilities, cemeteries, sanitary landfills, etc. The site is not subject to a Williamson Act contract.

The project site is in an area with residential suburban and built-up land to the east, south, and west. The Santa Clara County Important Farmland 2010 Map designates the property north of the project site as Prime Farmland which is defined as land with the best combination of physical and chemical features able to sustain long-term agricultural production.

There are no forest land uses located on or adjacent to the project site.

4.2.2 Environmental Checklist and Discussion of Impacts

AGRICULTURAL AND FOREST RESOURCES Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Convert Prime Farmland, Unique 1,2,3 Farmland, or Farmland 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? 2) Conflict with existing zoning for 1,2,3 agricultural use, or a Williamson Act contract? 3) Conflict with existing zoning for, 1,2 or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? 4) Result in a loss of forest land or 1,2 conversion of forest land to non- forest use?

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AGRICULTURAL AND FOREST RESOURCES Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 5) Involve other changes in the 1,2 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?

4.2.2.1 Impacts from the Proposed Project

Implementation of the project will allow construction of 37 single-family detached residential units on a site currently developed with five residential units, a chicken coop, and associated improvements. The project will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to a non-agricultural use. The project will not conflict with existing zoning for agricultural use or a Williamson Act contract. The proposed development will not interfere with agricultural operations or facilitate unplanned conversion of farmland elsewhere in the Morgan Hill area to non-agricultural uses. The project site is not a forest resource, nor are there forest lands in the vicinity. For these reasons, the project will not result in a significant impact to agricultural or forest resources. (No Impact)

4.2.3 Reasonably Foreseeable Impacts to Adjacent Parcels

The placement of housing adjacent to farmland can result in complaints from residents about the effects of farming operations including increased dust, exhaust from equipment, noise, etc. In some cases, complaints from residents can lead to reduced or halted farming in an area.

The designated prime farmland adjacent to the project site to the north is planned for urban uses, as indicated by the City’s current Single-Family Medium (3-5 du/ac) General Plan designation for these parcels. The farmland north of the project site is planned for development separate from the project. If there are complaints from residents of the project site about the adjacent farming operations, the complaints would not be the catalyst by which the farmland is converted to a non-agricultural use. The loss of the farmland will be independent of the subject project and the project will not, therefore, result in impacts to farmland.

4.2.4 Conclusion

The project will not impact agricultural or forest resources. (No Impact)

City of Morgan Hill Initial Study Connemara Residential Project 22 January 2013

4.3 AIR QUALITY

The following discussion is based in part upon a Construction Emission Health Risk Analysis completed by Illingworth & Rodkin, Inc. in July, 2012. A copy of this report is provided in Appendix A.

4.3.1 Setting

4.3.1.1 Regional Air Quality

Air quality and the amount of a given pollutant in the atmosphere are determined by the amount of a pollutant released and the atmosphere’s ability to transport and dilute the pollutant. The major determination of transport and dilution are wind, atmospheric stability, terrain, and for photochemical pollutants, and sunlight.

The project site is within the San Francisco Bay Area Air Basin. Ambient air quality standards have been established at both the State and Federal level. The Bay Area meets all ambient air quality standards with the exception of ground-level ozone, respirable particulate matter (PM10), and fine particulate matter (PM2.5). The Bay Area Air Quality Management District (BAAQMD) is the regional government agency that monitors and regulates air pollution within the air basin.

High ozone levels are caused by the cumulative emissions of reactive organic gases (ROG) and

nitrogen oxides (NOx). These precursors react under certain meteorological conditions to form high ozone levels. Controlling these precursor pollutants is the focus of the Bay Area’s attempt to reduce ozone levels. High ozone levels aggravate respiratory and cardiovascular diseases, reduce lung function, and increase coughing and chest discomfort.

Particulate matter is assessed and measured in terms of respirable particulate matter, or particles that have a diameter 10 micrometers or less (PM10) and fine particulate matter where particles have a diameter of 2.5 micrometers or less (PM2.5). Elevated concentrations of PM10 and PM2.5 are the result of both regionwide (or cumulative) emissions and localized emissions. High particulate matter levels aggravate respiratory and cardiovascular diseases, reduce lung function, increase mortality, and result in reduced lung function growth in children.

In addition to ozone, PM2.5, and PM10, BAAQMD also manages carbon monoxide which is a poisonous, colorless and odorless gas produced as a result of incomplete burning of carbon- containing fuels. Congested intersections with a large volume of traffic have the greatest potential to cause high-localized concentrations of carbon monoxide. Air pollutant monitoring data indicate that carbon monoxide levels have been at healthy levels (i.e., below State and Federal standards) in the Bay Area since the early 1990s. As a result, the region has been designated as in attainment for the standard.

4.3.1.2 Local Air Quality

In addition to the criteria/precursor pollutants discussed above, toxic air contaminants (TACs) are another group of pollutants of concern. Sources of TACs include construction activities, industrial processes such as petroleum refining and chrome plating operations, commercial operations such as

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gasoline stations and dry cleaners, and motor vehicle exhaust. Cars and trucks release at least forty different TACs. Different types of TACs have varying degrees of toxicity. Exposure to TACs can result from emissions from normal operations (i.e., vehicle operations), as well as accidental releases. Health effects of TACs could include cancer, birth defects, and neurological damage

4.3.1.3 BAAQMD Thresholds of Significance

As part of an effort to attain and maintain ambient air quality standards for ozone, PM2.5, and PM10, BAAQMD has established thresholds of significance for precursor air pollutants. BAAQMD thresholds of significance were adopted in June 2010 and updated in May 2011. A recent Superior Court case in Alameda County (California Building Industry Association v. Bay Area Air Quality Management District, Case No. RG10548693) requires the BAAQMD to cease dissemination of the CEQA Air Quality Guidelines, pending review of the Guidelines under CEQA. BAAQMD has appealed this ruling. Ultimately, the thresholds of significance used to evaluate the proposed development are determined by the Lead Agency, the City of Morgan Hill. Per CEQA Guidelines Section 15064.7 the City has elected to use the thresholds and methodology included in the May 2011 BAAQMD Air Quality Guidelines, as they are based on substantial evidence and remain the most up-to-date, scientifically-based method available to evaluate air quality impacts.

Criteria Pollutants

The BAAQMD thresholds of significance for ozone precursor/criteria pollutants (ROG and NOx), PM10, and PM2.5 consider a project that generates more than 10 tons per year or 54 pounds per day of ROG, NOx, or PM2.5, or more than 15 tons per year or 82 pounds per day of PM10 to have a significant operational and/or construction-related air quality impact.

Carbon Monoxide

BAAQMD screening guidance considers a project less than significant with respect to carbon monoxide levels if the addition of project trips will not cause traffic levels to increase at any affected intersection to more than 44,000 vehicles per hour.

Toxic Air Contaminants

Sensitive receptors are defined as population groups that are particularly sensitive to the effects of air pollutants (i.e., children, the elderly, and people with illnesses). Places where sensitive receptors are likely to be located include schools, hospitals, and residential areas. Sensitive receptors in the project area include adjacent residential developments to the east, south, and west.

The BAAQMD adopted thresholds of significance for local community risk and TAC hazard impacts apply to both the siting of a new source and to the siting of a new sensitive receptor. Local community risk and hazard impacts are associated with TACs and PM2.5 because emissions of these pollutants can have significant health impacts at the local level. If emissions of TACs or PM2.5 exceed any of the thresholds of significance listed below, within a 1,000 foot radius of the fence line of a source or from the location of a receptor, the proposed project will result in a significant impact:

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• An excess cancer risk level of more than 10 in one million, or a non-cancer (i.e., chronic or acute) hazard index greater than 1.0; 3 • An incremental increase of greater than 0.3 micrograms per cubic meter (μg/m ) annual

average PM2.5.

A project will have a cumulatively considerable impact if the aggregate total of all past, present, and foreseeable future sources, within a 1,000 foot radius of the fence line of a source or from the location of a receptor, plus the contribution from the project, exceeds the following thresholds: • A cancer risk level of more than 100 in one million or a chronic non-cancer hazard index (from all local sources) greater than 10.0; 3 • 0.8 μg/m annual average PM2.5.

Construction equipment and associated heavy-duty truck traffic generates diesel exhaust, which is a known TAC. The BAAQMD has established minimum offset distances to ensure that TACs from construction activities are less than significant.

Odors

Common sources of odors include wastewater treatment plants, transfer stations, coffee roasters, painting/coating operations, etc. There are no observed odor sources near the site.

4.3.2 Environmental Checklist and Discussion of Impacts

AIR QUALITY Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Conflict with or obstruct 1,2,4 implementation of the applicable air quality plan? 2) Violate any air quality 1,2,4,5 standard or contribute substantially to an existing or projected air quality violation? 3) Result in a cumulatively 1,2,5 considerable net increase of any criteria pollutant for which the project region is classified as non-attainment under an applicable federal or state ambient air quality standard including releasing emissions which exceed quantitative thresholds for ozone precursors?

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AIR QUALITY Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the Project: 4) Expose sensitive receptors to 1,2,4,5 substantial pollutant concentrations? 5) Create objectionable odors 1,2 affecting a substantial number of people?

4.3.2.1 Impacts from the Project

As previously described, a project that generates more than 10 tons per year or 54 pounds per day of

ROG, NOx, or PM2.5, or more than 15 tons per year or 82 pounds per day of PM10 is considered to have a significant operational and/or construction-related air quality impact, according to the BAAQMD thresholds of significance (May 2011). To aid in determining the point at which a project exceeds these thresholds, BAAQMD developed a screening table that indicates the size at which a project could be potentially significant.

Long-Term Air Quality Impacts

Criteria Air Pollutants

The proposed project will construct 37 single-family residential units. The BAAQMD screening

table shows that operation of a single-family residential development results in NOx exceeding its respective thresholds before ROG, PM2.5 or PM10. The BAAQMD screening level for operational emissions related to a single-family residential development is 325 dwelling units (at which point

NOX may exceed the 10 tons per year or 54 pounds per day threshold). The project, which is substantially smaller than the screening levels established in the BAAQMD CEQA Guidelines, will not result in significant long-term air quality impacts or result in a cumulatively considerable net increase of criteria pollutants for which the region is classified as non-attainment. (Less Than Significant Impact)

Carbon Monoxide

BAAQMD screening guidance indicates that a project would have a less than significant impact with respect to carbon monoxide levels if project traffic levels would not increase at any affected intersection to more than 44,000 vehicles per hour. The Monterey Road/Watsonville Road intersection, located north of the project site, is the largest intersection in the project area and has 1,576 AM peak hour trips and 2,055 PM peak hour trips.3 The project would result in approximately 354 total vehicle trips per day4 and will have a less than significant impact on local levels of carbon monoxide. (Less Than Significant Impact)

3 Fehr & Peers. Watsonville Road General Plan Amendment Transportation Impact Analysis. September 2011. 4 Based on ITE trip rates for single-family detached housing (Land Use 210).

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Short-Term Air Quality Impacts

Construction Exhaust

The BAAQMD has adopted screening level thresholds for daily criteria pollutant emissions related to construction. The BAAQMD screening table shows that construction of a residential development results in ROG exceeding its respective threshold before NOx, PM2.5 or PM10. The BAAQMD screening level for emissions related to construction of a single-family residential project is 114 dwelling units (at which point ROG may exceed the 10 tons per year or 54 pounds per day threshold). Given the proposed project is smaller than the screening thresholds, project construction activities will not generate significant amounts of criteria/precursor air pollutants that will impact sensitive receptors or temporarily increase local pollutant levels. The project will not, therefore, result in significant short-term air quality impacts related to criteria/precursor pollutants from construction exhaust. (Less Than Significant Impact)

Fugitive Dust Emissions

Construction activity will include demolition, grading, building construction, paving and application of architectural coatings. During grading and excavation activities, dust will be generated. The amount of dust generated will be highly variable and is dependent on the size of the area disturbed at any given time, amount of activity, soil conditions and meteorological conditions. Residences located in the vicinity of the project site could be adversely affected by dust generated during construction activities. The BAAQMD CEQA Air Quality Guidelines consider these impacts to be less than significant if best management practices are employed to reduce these emissions. If left uncontrolled, dust generated by construction activities could be a significant impact.

Impact AIR-1 Construction-generated dust, if uncontrolled, could result in a short-term significant air quality impact. (Significant Impact)

Mitigation Measures: The project shall include the following mitigation measure to reduce project construction dust impacts to a less than significant level:

MM AIR-1 Implementation of the mitigation measures recommended by BAAQMD, listed below, will reduce impacts from fugitive dust during grading and construction to a less than significant level. The following construction practices shall be implemented during construction of the proposed project:

• All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day. • All haul trucks transporting soil, sand, or other loose material off-site shall be covered. • All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. • All vehicle speeds on unpaved roads shall be limited to 15 mph.

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• All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. • Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. • All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. • Construction equipment shall not be staged adjacent to existing residences or sensitive receptors. • A publicly visible sign shall be posted with the telephone number and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.

Toxic Air Contaminants and Community Risk

Construction equipment and associated heavy-duty truck traffic generates diesel exhaust, which is a known TAC. The residential development located adjacent to the project site to the south, east, and west could be temporarily exposed to substantial amounts of TACs during construction. A health risk assessment was completed that evaluated emissions of diesel particulate matter (DPM) during construction. Emissions and dispersion modeling was completed to predict the off-site concentrations resulting from project construction, so that chronic hazards and lifetime cancer risks could be predicted.

Construction period emissions on an annual basis were computed using the URBEMIS2007 model CalEEMod and default inputs for construction. To be conservative, the air modeling assumed that the two project construction phases would each last approximately one year, per a typical project of the proposed size. Phase 1 was assumed to begin in 2013 and Phase 2 was assumed to begin in 2015.

The U.S. EPA ISCST3 dispersion model was used to predict concentrations of DPM at existing residences near the project site. The ISCST3 dispersion model is a BAAQMD recommended model for use in refined modeling analysis of these types of emission activities for CEQA projects.5 Annual concentrations from construction activities from the site were calculated for 2013 and 2015 at sensitive receptor locations (residences) in the area surrounding the project, with the concentrations for each construction year based on the five-year average concentrations from modeling five years of meteorological data.

Non-cancer health effects due to chronic exposure to DPM were evaluated. The chronic inhalation reference exposure level (REL) for DPM is five μg/m3. The maximum predicted annual DPM

5 BAAQMD. Recommended Methods for Screening and Modeling Local Risks and Hazards. Version 2.0, May 2011.

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concentration from construction activities is 0.10 μg/m3, which is much lower than the REL. The Hazard Index (HI), which is the ratio of the annual DPM concentration to the REL, is 0.02. This HI is much lower than the BAAQMD significance criterion of an HI greater than 1.0. (Less Than Significant Impact)

Results of the assessment indicate a child cancer risk of 10.2 excess cancer cases per million and an adult cancer risk of 0.6 excess cancer cases per million at the single-family attached residential development adjacent to the south of the project site. This cancer risk is above the BAAQMD’s threshold of 10 in one million excess cancer cases per million.

Impact AIR-2 Infants or small children residing within the existing single-family attached residential development south of the site during project construction could be exposed to a significant cancer risk. (Significant Impact)

Mitigation Measure: The following measure would reduce the cancer risk at the project site from project construction emissions to a less than significant level:

MM AIR-2.1 The construction emissions assumed to occur in 2013 (demolition, site preparation, grading and initial building construction) shall be reduced by three percent or more (approximately 3.9 lb/year). This shall be achieved through implementation of one of the following measures:

• Equipment larger than 50 horsepower used on site for more than two days during the initial demolition, site preparation, and during grading phases for Phase 1 shall meet U.S. EPA Tier 3 standards for particulate matter emissions (in this case model year 2008 or newer); or

• Equipment larger than 50 horsepower used on-site for more than 2 days during the initial demolition, site preparation and during grading phases for Phase 1 shall be equipped with Level 3 Diesel Particulate Filters; or

• Biodiesel fuel blends shall be used during operation of at least 80 percent (e.g., B80) of all on-site equipment larger than 50 horsepower operating more than two days in Phase 1.

4.3.2.2 Impacts to the Project

As described previously, the BAAQMD CEQA Air Quality Guidelines requires that projects be evaluated for community risk when they are located within 1,000 feet of freeways, high traffic volume roadways (10,000 average annual daily trips or more), and/or stationary permitted sources of TACs.

Stationary sources of TAC emissions were identified using the BAAQMD Stationary Source Screening Analysis Tool. 6 Stationary sources were not identified within 1,000 feet of the site.

6 BAAQMD Stationary Source Screening Analysis Tool; http://www.baaqmd.gov/Divisions/Planning-and-Research/CEQA- GUIDELINES/Tools-and-Methodology.aspx

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Houses located adjacent to Watsonville Road will be setback 50 to 60 feet from the roadway. Based upon BAAQMD screening methodology, a sensitive receptor at 50 to 60 feet from a roadway will not be significantly impacted from chronic exposure to TACs or excessive lifetime cancer risks unless the roadway has over 30,000 ADT. Future ADT on Watsonville Road is predicted to be 12,300 vehicles per day7 and the project will not, therefore, result in the placement of sensitive receptors adjacent to a mobile source of TACs that will significantly impact residents of the project site. (Less Than Significant Impact)

Odors

During construction, the project will generate localized emissions of diesel exhaust from equipment operation and truck activity. These emissions may be noticeable from time to time by adjacent receptors. However, they will be localized and are not likely to adversely affect people off site in that they will not result in confirmed odor complaints. The project site is not affected by existing odor sources that will cause odor complaints from new residents. (Less Than Significant Impact)

4.3.3 Reasonably Foreseeable Potential Impacts to Adjacent Parcels

The project is designed so that when the property to the north is developed, Access Roadways 1 and 2 will be extended and could connect to Olive Avenue. Conversion of the project roadways to through-streets will increase traffic on the roadways, which will result in an incremental increase of TACs in the area. Access Roadway 1 will be located adjacent to the west of two properties which are developed with existing single-family residences.

Parcels located north of the project site are designated Single-Family Medium (3-5 du/ac) in the City's General Plan and future development on these parcels will likely be similar in use and density to the proposed project. Access Roadway 1 will remain a small neighborhood street even after it connects to Olive Avenue, and the two-lane roadway will not likely carry over 10,000 ADT. The two single-family houses on the properties adjacent to Access Roadway 1 will be set back over 90 feet from the roadway. Based upon BAAQMD screening methodology, a sensitive receptor at 90 feet from a roadway will not be significantly impacted from chronic exposure to TACs or excessive lifetime cancer risks unless the roadway has over 30,000 ADT. The location of Access Roadway 1 adjacent to sensitive receptors as currently proposed by the project will not result in any reasonably foreseeable significant air quality impacts.

4.3.4 Conclusion

The proposed project will not result in significant long-term regional or local air quality impacts. Short-term air quality impacts associated with fugitive dust and TACs emitted during construction will be reduced to less than significant levels with the implementation of mitigation measures. The project is small and will not obstruct the Bay Area 2010 Clean Air Plan, and it will not violate any air quality standard. (Less Than Significant Impact with Mitigation)

7 City of Morgan Hill. Travel Demand Forecasting Model and Future Improvements Study. 2008.

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4.4 BIOLOGICAL RESOURCES

The following discussion is based in part upon a Preliminary Tree Report completed by Concentric Ecologies in May, 2012. A copy of this report is provided in Appendix B.

4.4.1 Setting

4.4.1.1 Existing Conditions

The project site is a 10.36 acre property that is relatively flat with an elevation of 333 feet above mean sea level (msl). Past uses of the property have included agriculture, egg farming, and rural residential development. The site has been fallow in recent years and is now used only for rural residential development.

The project site is mostly undeveloped, non-disked, non-native grassland with a total of 182 trees/large shrubs (over six feet tall). Existing development on the site includes five detached single- family houses, a large structure formerly used as a chicken coop, a detached garage/storage shed, and several auxiliary sheds throughout the site. Areas surrounding the residential structures are landscaped and include lawns and plants including rows of flowers, landscape trees, shrubs, etc. There are no sensitive habitats or wetlands on the project site. The nearest waterway to the project site is Llagas Creek located approximately 0.60 miles to the south. Wildlife most often associated with developed and landscaped areas are those that are most tolerant of human disturbances, including several introduced species such as European starlings and house mice.

The project site is not under the jurisdiction of any adopted habitat conservation plan, natural community conservation plan, or other approved local, regional, or State habitat conservation plan. The City of Morgan Hill, the County of Santa Clara, and other local partners are currently in the process of adopting a Habitat Conservation Plan (HCP)/Natural Community Conservation Plan (NCCP). If the HCP/NCCP is adopted and implemented prior to construction of the project, the project will be subject to the provisions of the HCP/NCCP.

4.4.1.2 Regulatory Overview (Wildlife Species)

Migratory Birds

The Federal Migratory Bird Treaty Act (MBTA) prohibits killing, possessing, or trading of migratory birds except in accordance with regulations prescribed by the Secretary of the Interior. The trustee agency that addresses issues related to the MBTA is the US Fish and Wildlife Service (USFWS). Species of birds protected under the MBTA include all native birds and certain game birds. The MBTA protects whole birds, parts of birds, and bird eggs and nests and prohibits the possession of all nests of protected bird species whether they are active or inactive. An active nest is defined as having eggs or young. Birds protected by the MBTA may be present in the trees on and adjacent to the project site.

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4.4.1.3 Regulatory Overview (Special-Status Species)

The CEQA requires assessment of the effects of a project on species that are protected by State, Federal, or local governments as “threatened, rare, or endangered”; such species are typically described as “special-status species.” Special-status species include those plant and wildlife species that have been formally listed, are proposed as endangered or threatened, or are candidates for such listing under the Federal Endangered Species Act (ESA) or the California Endangered Species Act (CESA). These acts afford protection to both listed and proposed species. Although CDFG Species of Special Concern generally have no protected legal status, they are given special consideration under CEQA. In addition to regulations for special-status species, most birds in the United States, including non-status species, are protected under the MBTA (described above). Plant species on the California Native Plant Society (CNPS) Lists 1 and 2 are also considered special-status species and must be considered under CEQA.

Special-Status Plant Species

The project site is developed with five occupied residential units, a former chicken coop, a vehicle garage/storage shed, auxiliary structures, two access driveways, and associated infrastructure. Given the disturbed nature of the project site, the lack of native grasses and sensitive habitat, and the history of ground disturbance from agricultural and residential activities at the site, it is unlikely that the site has habitat that would support special-status plant species.

Special-Status Wildlife Species

As described above, special-status wildlife species include those listed as Rare, Threatened, or Endangered by the USFWS (2009b & 2009c), as well as those species covered by the MBTA, or those species given special protection by the State of California.

Special-status wildlife species are generally considered unlikely to occur on-site due to the disturbed nature of the site and resulting lack of suitable habitat, and adjacent obstacles to migration due to urban development and roads. The site does, however, include habitat which may be suitable for special-status birds including raptors, the Western Burrowing Owl (a State of California Species of Special Concern), and roosting bat colonies, as described below.

Raptors and other Migratory Birds Raptors could utilize the larger trees on the site for breeding habitat, especially considering that agricultural fields north of the site provide suitable foraging area for these and other protected migratory bird species.

Burrowing Owls Burrowing Owls are ground dwelling members of the owl family and generally require open annual grassland habitats in which to nest, but can also be found on abandoned lots, roads, airports, and other urban areas. Burrowing owls prefer annual grassland habitats with low vegetative cover. Burrowing owls generally use abandoned California ground squirrel holes for their nesting burrow, but are also known to use pipes or other debris for nesting purposes. Ground squirrels were observed on the site, indicating the possible presence of suitable breeding and wintering habitat for the Western Burrowing Owl.

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Bats Landscaping and structures on the project site may be suitable bat habitat. The interior of the vacant chicken coop, in particular, may have crevices that provide suitable roosting habitat for bats.

4.4.1.4 City of Morgan Hill Significant Tree Removal Ordinance

The City of Morgan Hill defines a tree as “any live woody plant rising above the ground with a single stem or truck of a circumference of 40 inches or more for non-indigenous species, and eighteen inches or more for indigenous species measured at four and one-half feet vertically above the ground or immediately below the lowest branch, whichever is lower... All commercial tree farms, non- indigenous tree species in residential zones and orchards (including individual fruit trees) are exempted from the definition of tree for the purpose of this [the Significant Tree Removal] chapter....” Trees which are indigenous to the City of Morgan Hill include all types of oak trees.

Removal of any tree protected under the City of Morgan Hill Significant Tree Removal Ordinance shall be subject to review and approval by the Community and Economic Development Director as part of the Design Permit approval required for the project. The project site has 63 trees that meet the City of Morgan Hill’s definition of a significant tree for indigenous species (trunk circumferences of greater the 18 inches). Table 1, below, summarizes trees on-site.

Table 1: Summary of Trees on Site Tree Circumference in Total Suitability for Total Inches Trees Preservation** Tree Name Heritage Up to 18” to 40” or on Trees Good Moderate Poor 18” 39.9” more Site Coast Live Oak* 27 50 12 89 62 5 83 1 Valley Oak 1 1 -- 2 1 -- 2 -- Black Walnut -- 2 13 15 -- -- 6 9 Almond 6 3 2 11 -- -- 5 6 Ash -- 1 -- 1 -- -- 1 -- Bottle Brush 1 -- -- 1 ------1 Chinese Elm 1 6 -- 7 -- -- 5 2 Cypress -- -- 3 3 -- -- 3 -- Elm 1 -- -- 1 -- -- 1 -- Fig -- -- 1 1 -- -- 1 -- Mulberry -- -- 2 2 -- -- 2 -- Oleander 2 1 -- 3 -- -- 3 -- Olive -- -- 2 2 -- -- 2 -- Pine -- 3 19 22 -- -- 1 21 Pittosporum -- 1 -- 1 ------1 Privet 9 2 1 12 -- -- 3 9 Prunus -- 4 -- 4 -- -- 3 1 Southern Magnolia -- -- 1 1 -- -- 1 -- Spruce -- 1 -- 1 -- -- 1 -- Walnut -- 1 2 3 -- -- 2 1 Total 48 78 58 182 63 5 125 52 Bold: Indicates City of Morgan Hill Heritage Trees. *Oaks are considered City of Morgan Hill Heritage Trees when over 18 inches in circumference. **Suitability for preservation is based on age, health, structure, and ability of tree to coexist within a developed environment.

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4.4.2 Environmental Checklist and Discussion of Impacts

BIOLOGICAL RESOURCES Less Than Potentially Significant Less Than Beneficial Information Significant With Significant No Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Have a substantial adverse effect, 1,2 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? 2) Have a substantial adverse effect on 1,2 any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 3) Have a substantial adverse effect 1,2 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? 4) Interfere substantially with the 1,2,6 movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, impede the use of native wildlife nursery sites? 5) Conflict with any local policies or 1,2,6 ordinances protecting biological resources, such as a tree preservation policy or ordinance? 6) Conflict with the provisions of an 1,2,7 adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

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4.4.2.1 Impacts to Habitat

The project site is comprised primarily of non-native grassland habitat. The site does not have any features of a wetland and is not in proximity to a creek. The project will not impact any riparian habitat, native grasslands, or other sensitive natural communities. (Less Than Significant Impact)

Implementation of the project will not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan. (Less Than Significant Impact)

Grading and excavation activities during construction will expose soil to increased rates of erosion. Surface water runoff could remove particles of fill or excavated soil from the site if the flows are not controlled. Deposition of eroded material in water features could increase turbidity, thereby endangering aquatic life, and reducing the wildlife habitat.

Implementation of mitigation measures will avoid and minimize impacts to aquatic organisms in water features receiving runoff from the site. Development of the project site will use best management practices (BMPs) approved in the Storm Water Pollution Prevention Plan (SWPPP) which is required as part of the project to reduce impacts to water quality in the area (for further discussion see section 4.8, Hydrology and Water Quality). (Less Than Significant Impact)

4.4.2.2 Impacts to Special-Status Plant Species

There are no special-status plant species expected to occur on the project site due to the disturbed nature of the site and a lack of on-site suitable native habitats and/or micro-habitat conditions (e.g., vernal pools, serpentine soils and/or alkaline soils). The project will not, therefore, impact any populations of special-status plant species. (No Impact)

4.4.2.3 Impacts to Special-Status Animal Species

Impacts to Raptors and Nesting Birds

The project site could be used by raptors for foraging purposes. Morgan Hill has substantial open space, including open space less than half a mile away, south of Santa Teresa Boulevard. Because of the presence of nearby foraging areas, development of the project site with residential land uses will not adversely affect wildlife species that use the project site for foraging. (Less Than Significant Impact)

Construction activities at the project site could result in vegetation removals that could directly destroy nests, eggs, and habitat for birds, including raptors and sensitive species such as migrating songbirds. Measures shall be implemented to protect eggs and nestlings from construction disturbances and to make the project compliant with the MBTA and California Fish and Game Code.

Impact BIO-1 Construction activities associated with residential development on the site could result in the incidental loss of eggs or nestlings, either directly through the destruction or disturbance of active nests or indirectly by causing the abandonment of nests. (Significant Impact)

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Mitigation Measures: The following mitigation will reduce impacts from construction at the project site to raptors and migratory bird eggs and nestlings.

MM BIO-1.1 Construction shall be scheduled to avoid the nesting season to the extent feasible. If construction can be scheduled to occur between September 1st and January 31st (inclusive) to avoid the raptor nesting season, no impacts will be expected. If construction will take place between February 1st and August 31st, then pre-construction surveys for nesting birds shall be completed by a qualified ornithologist to ensure that no nests will be disturbed during project implementation. Surveys will be completed no more than seven days prior to the initiation of site clearing or construction activities. During this survey, the ornithologist will inspect all trees and other potential nesting habitats (e.g., trees, shrubs, buildings) in and immediately adjacent to the impact areas for nests. If an active nest is found sufficiently close to work areas to be disturbed by these activities, the ornithologist will determine the extent of a disturbance-free buffer zone to be established around the nest (typically 250 feet for raptors and 50-100 feet for other species), to ensure that no nests of species protected by the Migratory Bird Treaty Act and California Fish and Game Code will be disturbed during project implementation. A report indicating the result of the survey and any designated buffer zones shall be submitted to the satisfaction of the Director of Community and Economic Development prior to the start of construction.

Burrowing Owls

The project site has potentially suitable habitat for the Western Burrowing Owl. If owls are present on-site, their mortality during construction activities would constitute a violation of State and Federal laws and would be considered a significant impact.

Impact BIO-2 Development of the project site with residential land uses could result in the loss of burrowing owls and/or their habitat. (Significant Impact)

Mitigation Measures: The following mitigation measure shall be implemented to minimize potential adverse impacts on western burrowing owls:

MM BIO-2.1 In conformance with the City of Morgan Hill Burrowing Owl Habitat Mitigation Plan, the following will be implemented as part of the project to avoid direct impacts to burrowing owls and to offset impacts to their grassland habitat. • Burrowing owl pre-construction surveys shall be completed to determine if burrowing owls are present within the footprint of the proposed grading area, no more than seven days prior to the initiation of site clearing or construction activities. • Should burrowing owls be found on the site during breeding season (February 1st through August 31st), exclusion zones with a 250-foot radius

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from occupied burrows, shall be established. All project-related activities shall occur outside the exclusion area until the young have fledged. • If pre-construction surveys are completed during the non-breeding season and burrowing owls are observed on the site, the owls may be relocated upon approval of the California Department of Fish and Game once mitigation has been provided. • A final report on burrowing owls, including any protection measures, shall be submitted to the Director of Community Development prior to grading.

Bat Species

The vacant chicken coop structure is potential bat roosting habitat, as are the sheds and large trees located on the site. Removal of trees and structures from the site could result in the loss of a roosting or maternity colony of bats. The loss of a colony for any bat species, regardless of the species’ listing status, would constitute a significant impact.

Impact BIO-3 Bats and their nests may be present in landscaping or structures on-site, and could be impacted by tree removal or building demolition during implementation of the project. (Significant Impact)

Mitigation Measures: The following measure will reduce impacts to bats during construction activities to a less than significant level:

MM BIO-3.1 A minimum of one preconstruction bat survey shall be completed by a qualified bat biologist (a biologist holding a CDFG collection permit and a Memorandum of Understanding with CDFG allowing the biologist to handle and collect bats) prior to issuance of tree removal or demolition permits to determine if bats are roosting or breeding on-site. The qualified bat specialist will look for individuals, guano, staining, and vocalization by direct observation and potentially waiting for nighttime emergence. If no bats are observed to be roosting or breeding on-site, then no further action would be required, and demolition can proceed. If bats are detected in a tree or structure on the site during the pre-construction survey, the bats shall be passively excluded/evicted from the roost area for two consecutive days via the partial dismantlement of the structure. Eviction shall occur prior to demolition under the direction of a qualified bat specialist to ensure that no harm or “take” would occur to any bats as a result of demolition activities. Tree removal and/or demolition shall occur not less than the day following the two consecutive days of exclusion/eviction. If a maternity colony is detected then a construction-free buffer will be established and remain in place until it has been determined by a qualified bat specialist that the nursery is no longer active.

4.4.2.4 Impacts Related to Trees

There are 182 trees on the project site, 63 of which qualify as significant under the City of Morgan Hill Municipal Code. The trees at the project site are not part of any CDFG-regulated or sensitive

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habitats. With implementation of MM BIO-1.1 and MM BIO-2.1, any future tree removal will avoid impacts to birds and bats during the nesting season. Removal of trees at the project site will not result in significant impacts to perches in foraging habitat because there is abundant open space in the surrounding area where birds can forage and there are numerous additional trees with perches. The project proposes to preserve eight significant trees located on lots 24, 25, 27, 35, and 36, and to remove the remaining 55 significant trees located throughout the project site.

Impact BIO-4 The project will result in the removal of up to 55 trees which are considered significant by the City of Morgan Hill. (Significant Impact)

Mitigation Measure: The following measure will reduce tree impacts to a less than significant level:

MM BIO-4.1 Removal of any significant tree shall be reviewed and approved as part of the Design Permit approval required for the project. The project shall replace the trees on-site at a ratio to be determined by the City of Morgan Hill Community Development and Economic Director. Existing trees which are preserved on-site shall be protected during construction activities in accordance with a Tree Protection Plan which will be prepared by a qualified Arborist prior to issuance of building permits.

4.4.3 Reasonably Foreseeable Potential Impacts to Adjacent Parcels

As described in Section 3.0, Project Description, the project is designed with two access roadways that terminate on an interim basis along the northern border of the site, with the intent that they will eventually connect to roadways associated with development on the parcels to the north. Approval of the proposed project will commit future development on the adjacent parcels to a definite roadway system that connects to the interim roadway segments which are proposed by the project.

Based upon the proposed location of the interim roadway endings, the future extension of Access Roadways 1 and 2 onto the adjacent property to the north could result in the direct removal of several trees. The roadway locations could also result in the indirect removal of several trees considered significant under the Morgan Hill Tree Ordnance due to residential development that will presumably be constructed along the roadways. The removal of trees resulting from development on the adjacent northern property could result in the loss of nesting raptor habitat. With completion of pre- construction raptor surveys, and conformance to the City of Morgan Hill Significant Tree Removal Ordinance, the loss of these trees will not be considered significant. Additionally, the City could require future development to design around significant trees. The location of interim endings for Access Roadways 1 and 2 where currently proposed by the project will not specifically result in any reasonably foreseeable significant impacts to biological resources.

4.4.4 Conclusion

Implementation of mitigation measures will avoid or mitigate significant impacts to biological resources. (Less Than Significant Impact with Mitigation)

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4.5 CULTURAL RESOURCES

The following discussion is based on a Historical and Architectural Evaluation completed for the project in July, 2012 by Urban Programmers. This report is attached to the back of this Initial Study as Appendix C.

4.5.1 Setting

4.5.1.1 Site History

Morgan Hill, as it is today, was first a series of land grants given by Spanish and Mexican authorities to those who had served their respective countries during the early exploration and settlement period of California. The land west of Monterey Road and south of Watsonville Road, which encompasses the project site, was part of the 22,283 acre Rancho San Francisco de las Llagas which was first granted by Governor Figueroa to Carlos Castro in 1834. The land was subsequently subdivided and passed along to various ranchers through the 1800’s.

Although cattle ranches were the leading industry in the Morgan Hill area through the 1880’s, ranchers experimented in agriculture as well. Fruit trees, vineyards, strawberries, vegetables, and flowers were common crops. With the establishment of rail in 1869, farming in the Morgan Hill area flourished. With the advent of refrigerated trucks in the early 1920’s, Morgan Hill’s economy shifted from cattle grazing to fresh produce, dairy, and processed foods that were shipped out of the valley to a broader market. Agriculture remained the leading industry in Morgan Hill until the 1970’s when high-tech business campuses were established.

The project site was used as pasture land until it was developed with orchards, which were located on-site since at least the 1930’s until they were removed in the 1960’s.8 The first building development on the project site was in the mid 1920's when a small house was constructed for John C. Beck who was a farmer. Beck was born in 1887 and emigrated from St. Paul, Minnesota. Records show that he moved away from the site when he got married in the mid- to late- 1920’s. The property was purchased from the Becks in 1953 by Lee and Barbara Exo Van Atta (VanAttas). The VanAttas did business in Morgan Hill including real estate investments. They built a house on the site in 1955, as well as a chicken coop in the 1960’s for poultry and egg farming. Other buildings and sheds on the project site were constructed over time as-needed for operations, storage, residences, and for ranch workers.

The project site was subdivided from one 10.36-acre rectangular parcel into three parcels in 1981 (APNs 779-03-137, -138, and -139). The project parcels have since been acquired by the present owners through a series of land purchases and transfers. None of the project parcels are used for farming in the present-day, although there are several structures present on the site that date back to the Horticulture/Agricultural period in Morgan Hill (1870 to 1939), which is considered the period of significance for the site. The Industrial Agriculture and Architecture period (post 1960) is also considered a period of significance for the site due to the large chicken coop built by the VanAttas, which appears to have been used until recently.

8 Based upon aerial photograph review completed as part of the Phase 1 ESA. Earliest available aerial photograph for the site is from 1939.

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4.5.1.2 Structures on the Project Site

The existing structures on the project site were evaluated for historical significance based on the National, State, and local criteria. The discussion below is a summary of the analysis findings. The full analysis is provided in Appendix C. For the purpose of discussion, the houses on the project site are identified as Houses 1 through 5, and discussions of the structures on-site occur in order by parcel number (see Existing Site Conditions, Figure 4).

Parcel 779-03-137

Parcel 779-03-137 is developed with two houses (House 1 and House 2) and a vehicle garage/storage building, as described below.

House 1 was built near Watsonville Road circa 1920. The owner of this house was John C. Beck who lived in it briefly before moving to Sonoma. After moving, Beck rented the house out to tenants starting in the late 1920’s. The structure is single wall board and bat with a low pitch roof and exposed eaves. Windows are metal sliding style and the front door has a metal security screen. The building does not exhibit a definitive architectural style and may have been a shed or utility building prior to becoming a house. The house has not been associated with important events in the history of Morgan Hill, nor is it individually important to the heritage of Morgan Hill or Santa Clara County.

House 2 was constructed in 1955 for Lee and Barbara Exo Van Atta (VanAtta) who bought the property from Beck in 1953. The VanAttas did business in Morgan Hill including real estate investments. The VanAttas are not considered important to local, California, or national history. The Vanattas lived on-site in House 2 which is a vernacular Mid-century style that includes many of the classic elements of the mid 1950's including stucco with brick along the base of the walls, a shallow porch that emulates the original California Ranch style, and a picture window next to the front door. The house was remodeled and enlarged in 1960 and again in 1961 during which time the attached garage was converted to living space, a basement was added, and a porch roof was added. In 1964, a swimming pool was added to the south side of the house. The house has been heavily modified over the years and is not an architecturally significant example of vernacular Mid-century style. The house has not been associated with important events in the history of Morgan Hill, nor is it individually important to the heritage of Morgan Hill or Santa Clara County.

The vehicle garage/storage building has four large openings, three with lift doors and the fourth (eastern one) with a vertical board hinged door. The structure was built with openings, and doors were added at a later time. The sloping roof is typical for an agricultural shed with exposed rafters that extend to create a weather shield. Braces from the overhang back to the structural posts of the building provide support and eliminate the need for posts in the drive area. The building is not decorated. Solar panels have been installed on the roof. The building is a utilitarian structure loosely associated with the previous agriculture on adjoining parcels and is not important to the heritage of Morgan Hill or Santa Clara County.

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Parcel 779-03-138

Parcel 779-03-138 is developed with a vacant chicken coop, as described below.

The chicken coop was constructed in the 1960’s and was operated by the VanAttas. The linear building housed chickens primarily for egg production. The utilitarian, industrial building has a concrete slab foundation and is constructed of wood with a corrugated sheet metal roof. The straight sides have hinged covers that open to provide ventilation and light into the coop. Doors open on the west end. The east end of the building is office and storage, exhibiting doors and wood frame windows. The building is vacant and all openings are closed and locked. The building is in good repair although showing signs of deferred maintenance. The surrounding earth has built up against the wood siding which shows signs of rot. The large building is a single purpose structure related to agriculture. It is not representative of a major business type in Morgan Hill and although uncommon in this size it is does not exhibit significant industrial architectural design. The utilitarian building is not considered significant in establishing the heritage of Morgan Hill or Santa Clara County.

Parcel 779-03-139

Parcel 779-03-139 is developed with three houses (House 3, 4, and 5), as described below.

House 3 was constructed circa 1945 which infers that the first owner was John C. Beck, although this could not be confirmed and the house may have been moved to the property at a later time. House 3 is wood framed with horizontal board siding. The main entry door is in the center of a front facing gable under a broadly sloping roof. A small pitched roof covers the porch and is supported by two posts. Vertical rail baluster forms the porch railing and the four stairs with a simple cap board on top. Two windows are located on the east side of the doorway and a slightly larger window is located to the west. The windows on the side facades are wood-framed and randomly spaced. The house is a typical vernacular cottage style without architectural distinction. The house has not been associated with important events in the history of Morgan Hill, nor is it individually important to the heritage of Morgan Hill or Santa Clara County.

House 4 was constructed circa 1920, and was the home of John C. Beck. Beck was a farmer who lived in House 4 only briefly before he moved away from the site when he got married in the mid- to late- 1920’s. Beck is not considered important to local, California, or national history. House 4 is a small wood frame cottage covered in stucco. The form is a low pitched gable, which is the most vernacular, economical, and functional style. The entry faces west and is covered by a pitched roof porch roof supported by two square posts. The entry door is a security screen. Windows are primarily metal frame, sliding style or vertical drop. The roof is a composition of materials and appears to be relatively new. There is very little design character to the building. Overall the house appears to be in good condition. The vernacular house is not architecturally distinctive. The house has not been associated with important events in the history of Morgan Hill, nor is it individually important to the heritage of Morgan Hill or Santa Clara County.

House 5 is a very small cottage that was placed on the project site circa 2005, and appears to be a kit or manufactured building. It is set on a slab foundation and appears to have been adapted for residential use. The hip roof has a broad overhanging eave. The front facade is punctuated by a double door that is off center and one manufactured window on the west side. The other facades

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have windows of various sizes. The cottage is neat and well maintained. The building does not exhibit artistic or unique design. The house has not been associated with important events in the history of Morgan Hill, nor is it individually important to the heritage of Morgan Hill or Santa Clara County.

4.5.1.3 Historic Structures – Regulatory Framework

Below is an overview of criteria used to assess the historic significance and eligibility of a building, structure, object, site or district for listing in the National Register of Historic Places (NRHP), the California Register of Historical Resources (CRHR), and the City of Morgan Hill Cultural Resources Designation Criteria.

National Criteria and State of California Criteria

The NRHP is the nation’s most comprehensive list of historic resources and includes historic resources significant in American history, architecture, archeology, engineering and culture, at the local, State and National level. National Register Bulletin Number 15, How to Apply the National Register Criteria for Evaluation, describes the Criteria for Evaluation as being composed of two factors. First, the property must be “associated with an important historic context”, and second the property must retain integrity of those features necessary to convey its significance.

The National Register identifies four possible context types or criteria, at least one of which must be applicable at the National, State, or local level. As listed under Section 8, “Statement of Significance,” of the National Register of Historic Places Registration Form, these are:

A. Property is associated with events that have made a significant contribution to the broad patterns of our history. B. Property is associated with the lives of persons significant in our past. C. Property embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components lack individual distinction. D. Property has yielded, or is likely to yield, information important to prehistory or history.

The California Office of Historic Preservation’s Technical Assistance Series #6, California Register and National Register: a Comparison, outlines the differences between the Federal and State processes. The context types to be used when establishing the significance of a property for listing on the California Register of Historical Resources are very similar, with emphasis on local and State significance. They are:

1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; or 2. It is associated with the lives of persons important to local, California, or national history; or 3. It embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values; or 4. It has yielded, or is likely to yield, information important to prehistory or history of the local area, California, or the nation.

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Criterion A: Associated or Linked to Events No information is available that links the project site or its structures to events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States.

Criterion B: Associated with Persons Important to the Past All known residents and owners of the project site were evaluated based upon their association with the subject property and their individual contributions to the heritage of Santa Clara Valley and to the history of Morgan Hill. When compared to the historical patterns and development history of Morgan Hill, the owners and occupants were not individually significant. Most of the residents who have lived on the project site have been renters with the exception of John Beck who lived in House 4 only briefly before he moved away in the mid- to late- 1920’s, and the VanAttas who lived in House 2 at the front of the property. No information is available that links the project site or its structures to individuals that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California or the United States.

Criterion C: Representative of the Fabricated Expression of Culture or Technology The buildings on the project site do not possess distinctive characteristics or high artistic values. None of the buildings exhibit uncommon materials or unusually high quality craftsmanship in their construction. When the group of buildings was evaluated as a rural unit, they did not meet the criteria for integrity because the buildings have been substantially modified and/or moved to the site from another location. Based upon architectural modifications and the resulting physical conditions of the on-site structures, the buildings are not eligible for listing in the National Register of Historic Places or the California Register of Cultural Resources.

Criterion D: Yields Important Information about History or Prehistory The project site is associated with the Horticulture/Agricultural period in Morgan Hill (1870-1939), and some of the buildings on the site date back to the 1920’s when the site was used for agriculture. The buildings on the site have undergone major alterations and additions over the years and do not retain the historic integrity of features which convey their period of significance.

Chicken and egg ranches are part of the Morgan Hill and Santa Clara County Industrial/Agricultural history. The on-site commercial chicken coop was considered for its industrial architecture as part of the Industrial Agriculture period (post 1960) for chicken and egg production. The chicken coop is of a style termed "intensive egg production." This refers to the economical design for housing the most chickens and still assuring adequate laying of eggs. Almost three quarters of the world's eggs are produced in intensive coops. This subset of agricultural patterns occurs in several locations around Santa Clara County although it is losing ground to other forms of development. The style of coop on the project site is the most common linear form with double loaded wood frame and wire cages where chickens are kept. In this basic design, temperature, light and ventilation are controlled by opening the side hatches. While not a common industry in Morgan Hill the occurrence of a chicken coop in rural areas is not unusual or significant. The chicken coop does not appear to be over 50 years in age and is not eligible for listing in the National Register of Historic Places or the California Register of Cultural Resources.

The project site is not likely to yield information important to history or prehistory.

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Morgan Hill Cultural Resources Designation Criteria

The City’s Historical Resources Ordinance is contained in Chapter 18.75 of the Morgan Hill Municipal Code.

The Historic Resources Chapter of the Municipal Code provide for the City to identify significant historical resources and to require permits to alter historic resources. Historic resources, including an object, building, structure, site, area, district, unique archaeological resource, place, record, or manuscript may be classified a designated historical resource based on its age, integrity and historical significance. • "Age" means the characteristic of being at least forty-five years old. • "Integrity" is the ability of a property to convey its significance and evaluation of integrity is grounded in an understanding of a property's physical features and how they relate to its significance. There are seven aspects or qualities that, in various combinations, define integrity: location, design, setting, materials, workmanship, feeling and association. To retain historic integrity a property will always possess several, and usually most, of the aspects. Determining which of the seven aspects are most important to a property requires knowing why, where and when the property is significant. • "Historical Significance" in national, state or local history, architecture, archaeology, engineering and culture is present in districts, sites, buildings, structures and objects that possess age, integrity and association with an important historical context: a. That are associated with events that have made a significant contribution to the broad patterns of our national, state and/or local history and cultural heritage; or b. That are associated with the lives of persons significant in our national, state and/or local past; or c. That embody the distinctive characteristics of a type, period, region, or method of construction, or that represent the work of a master or important creative individual, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or d. That have yielded, or may be likely to yield, information important in prehistory or history.

Historical, Cultural Importance The project site is associated with the Horticulture/Agricultural period in Morgan Hill (1870-1939), and some of the buildings on the site date back to the 1920’s when the site was used for agriculture. The buildings on the site have undergone major alterations and additions over the years and do not retain the historic integrity of features which convey their period of significance.

Chicken and egg ranches are part of the Morgan Hill and Santa Clara County Industrial/Agricultural history. The on-site commercial Chicken Coop was considered for its industrial architecture as part of the Industrial Agriculture period (post 1960) for chicken and egg production. While not a common industry in Morgan Hill the occurrence of a chicken coop in rural areas is not unusual or significant. The chicken coop may be over 45 years old, however, it is not eligible for listing in the National Register of Historic Places or the California Register of Cultural Resources, and there is no information that links the chicken coop to events or persons which are significant to the cultural heritage of the City of Morgan Hill.

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No information is available that links the project site or its structures to events or persons that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of Morgan Hill, California, or the United States. The property does not meet any of the specified criteria.

Architectural, Engineering Importance None of the buildings exhibit uncommon materials or unusually high quality craftsmanship in their construction. The buildings do not exhibit distinctive architecture, have been remodeled, lost integrity and/or are not 45 years old and, therefore, do not meet the criteria.

Archaeological Importance Years of cultivation and development have disturbed the native soils and make the site of very low archaeological importance. The site is in an area with low archaeological sensitivity.

4.5.1.4 Prehistoric and Historic Subsurface Resources

The project site is located in an area with rural residential development and agriculture. Years of cultivation and development on the project site have disturbed the native soils making it unlikely that archeological resources of cultural importance will be discovered on-site. Additionally, the site is not located within an area designated as sensitive on the City of Morgan Hill Archaeological Sensitivity Map, nor is it located in the vicinity of recorded prehistoric or historic sites.

4.5.2 Environmental Checklist and Discussion of Impacts

CULTURAL RESOURCES Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Cause a substantial adverse change in 1,2,8 the significance of an historical resource as defined in §15064.5? 2) Cause a substantial adverse change in 1,2 the significance of an archaeological resource as defined in §15064.5? 3) Directly or indirectly destroy a 1,2 unique paleontological resource or site, or unique geologic feature? 4) Disturb any human remains, 1,2 including those interred outside of formal cemeteries?

4.5.2.1 Impacts to Historic Structures

Under CEQA, a structure need not be listed on a National, State, or local register to qualify as a significant resource. A structure is considered a significant resource under CEQA if it is found to be eligible for inclusion on a National, State, or local register. Furthermore, as outlined in the criteria of significance above, a prized architectural style or appealing aesthetic is not the sole determining

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factor in the historical significance of a structure. Public opinions on what is visually appealing or architecturally important change over time, so a structures aesthetic may not be appreciated by modern standards. That does not, however, preclude it from being eligible for listing as a historic resource.

Because the project site and structures on the project site have been significantly altered over the years, neither the project site as a whole, nor the individual buildings on the site, are eligible for listing under the National Register of Historical Places, or the California Register of Historical Places. Additionally, all known residents and owners of the project site were evaluated based upon their association with the subject property and their individual contributions to the heritage of Santa Clara Valley and to the History of Morgan Hill. When compared to the historical patterns and development history of Morgan Hill, the owners and occupants were not individually significant, and no event of historical significance was identified to have occurred on the property. Implementation of the project will not result in a substantial adverse change to a significant historical resource. (Less Significant Impact)

4.5.2.2 Impacts to Prehistoric and Historic Subsurface Resources

The project site is located in an area with rural residential development and agriculture, and is not located within an area designated as sensitive on the City of Morgan Hill Archeological Sensitivity Map. There are no recorded historic or prehistoric archaeological deposits on or adjacent to the project site. The lack of resources found during construction activities that have taken place in the general vicinity reconfirms the low cultural sensitivity of the project area.

The potential for discovery of buried historical or prehistoric resources on the project site is low. It is possible however, that earthmoving activities associated with the proposed residential development could result in the exposure or destruction of unknown subsurface archaeological cultural resources. If the exposure or destruction of subsurface prehistoric or historic resources were to occur, it would be considered a significant impact.

Impact CUL-1 Implementation of the proposed project could result in the destruction of unknown prehistoric and/or historic archaeological resources. (Significant Impact)

Mitigation Measures: In the unlikely event that cultural materials are found during site grading activities, the following measure will reduce cultural resource impacts to a less than significant level:

MM CUL-1.1 In the event that historic/prehistoric artifacts or human remains are discovered during ground disturbing activities, the following measures will be implemented: • In the event that known or suspected Native American remains are encountered or significant historic or archaeological materials are discovered, ground-disturbing activities shall be immediately stopped. Examples of significant historic or archaeological materials include, but are not limited to, concentrations of historic artifacts (e.g., bottles, ceramics) or prehistoric artifacts (chipped chert or obsidian, arrow points, groundstone mortars and pestles), culturally altered ash-stained midden soils associated

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with pre-contact Native American habitation sites, concentrations of fire- altered rock and/or burned or charred organic materials, and historic structure remains such as stone-lined building foundations, wells or privy pits. Ground-disturbing project activities may continue in other areas that are outside the discovery locale. • An “exclusion zone” where unauthorized equipment and personnel are not permitted shall be established (e.g., taped off) around the discovery area plus a reasonable buffer zone by the Contractor Foreman or authorized representative, or party who made the discovery and initiated these protocols, or if on-site at the time or discovery, by the Monitoring Archaeologist (typically 25-50 ft. for single burial or archaeological find). • The discovery locale shall be secured (e.g., 24 hour surveillance) as directed by the City or County if considered prudent to avoid further disturbances. • The Contractor Foreman or authorized representative, or party who made the discovery and initiated these protocols shall be responsible for immediately contacting by telephone the parties listed below to report the find and initiate the consultation process for treatment and disposition: 1) the City of Morgan Hill Community Development Director; 2) the Contractor’s Point(s) of Contact; 3) The Coroner of the County of Santa Clara (if human remains found); 4) The Native American Heritage Commission (NAHC) in Sacramento; and 5) The Amah Mutsun Tribal Band. • The Coroner has two working days to examine the remains after being notified of the discovery. If the remains are Native American the Coroner has 24 hours to notify the NAHC. • The NAHC is responsible for identifying and immediately notifying the Most Likely Descendant (MLD) from the Amah Mutsun Tribal Band. (Note: NAHC policy holds that the Native American Monitor will not be designated the MLD.) • Within 24 hours of their notification by the NAHC, the MLD will be granted permission to inspect the discovery site if they so choose. • Within 24 hours of their notification by the NAHC, the MLD may recommend to the City’s Community Development Director the recommended means for treating or disposing, with appropriate dignity, the human remains and any associated grave goods. The recommendation may include the scientific removal and non-destructive or destructive analysis of human remains and items associated with Native American burials. Only those osteological analyses or DNA analyses recommended by the Amah Mutsun Tribal Band may be considered and carried out. • If the MLD recommendation is rejected by the City of Morgan Hill the parties will attempt to mediate the disagreement with the NAHC. If mediation fails then the remains and all associated grave offerings shall be reburied with appropriate dignity on the property in a location not subject to further subsurface disturbance.

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4.5.3 Reasonably Foreseeable Impacts to Adjacent Parcels

As described in Section 3.0, Project Description, the project is designed with two access roadways that terminate on an interim basis along the northern border of the site, with the intent that they will eventually connect to roadways associated with development on the parcels to the north. Approval of the proposed project will commit future development on the adjacent parcels to a definite roadway system that connects to the interim roadway segments which are proposed by the project.

The property to the north of the project site is located in an area with rural residential development and agriculture. Years of cultivation and development on the property have disturbed the native soils making it unlikely that archeological resources of cultural importance will be discovered on-site. Additionally, the property north of the project site is not located within an area designated as sensitive on the City of Morgan Hill Archaeological Sensitivity Map, nor is it located in the vicinity of recorded prehistoric or historic sites.

Based upon the proposed location of the interim roadway endings, the future extension of Access Roadways 1 and 2 onto the adjacent property to the north will not result in the direct removal of any structures. The roadway locations could, however, result in the indirect removal of structures on the northern property due to new residential development that will presumably be constructed along the roadways. Structures which are over 45 years old and proposed for removal during future development on the adjacent northern property will be evaluated for their historical significance prior to demolition activities. Additionally, the City could require future development to design around structures which are found to be historically significant.

The location of interim endings for Access Roadways 1 and 2 where currently proposed by the project will not result in any reasonably foreseeable significant impacts to cultural resources on the adjacent parcels.

4.5.4 Conclusion

There are no known historic or prehistoric cultural resources on or in the vicinity of the project site. The project will result in a less than significant cultural resources impact with implementation of the above-listed mitigation measure. (Less Than Significant Impact with Mitigation)

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4.6 GEOLOGY AND SOILS

The following discussion is based in part upon a Geotechnical Investigation completed by TMakdissy Consulting, Inc. in October, 2012. A copy of this report is provided in Appendix D.

4.6.1 Setting

The project site is located in an alluvial valley to the east of the central Santa Cruz Mountains. The Santa Cruz Mountains are formed by a series of rugged, linear ridges and valleys following the pronounced northwest to southeast structural grain of central California geology.

4.6.1.1 Soils

A field exploration completed in 2012 included the drilling of six soil borings, B-1 through B-6 (see Figure 6). Soil in borings B-1 through B-3 consisted of silty clays within the upper two to five feet underlain by clayey gravels to the maximum depths explored of 25 ft, 18 ft, and 35 ft, respectively. Soil in borings B-4 through B-6 consisted of silty clays with interbedded layers of silty and gravelly sands, with increasing concentrations of gravel to the maximum depths explored of 20 ft, 15 ft, and 25 ft, respectively. The materials encountered across the project site were dense to very dense, and stiff to the maximum depth explored. Soils in the western portion of the project site have a low expansion potential, and soils in the eastern portion of the project site are moderately expansive.9

Groundwater levels fluctuate based upon seasonal rainfall, time of year, local irrigation, and well pumping. Groundwater was encountered at the project site at depths ranging from 18 to 20 ft below ground surface (bgs).

4.6.1.2 Seismicity

The San Francisco Bay Area is one of the most seismically active regions in the United States. An earthquake of moderate to high magnitude generated within the San Francisco Bay region could cause considerable ground shaking at the project site. The degree of shaking is dependent on the magnitude of the event, the distance to its zone of rupture, and local geologic conditions. The three major faults in the area are the Calaveras, Sargent, and San Andreas faults located three miles to the northeast, eight miles to the southwest, and 11 miles to the southwest of the project site, respectively. The site is not located within an Alquist-Priolo Earthquake Fault Zone and there are no previously identified fault lines on the site. The potential for fault rupture at the site is very low.

Liquefaction

Soil liquefaction is a condition where soils near the ground surface undergo a substantial loss of strength during seismic events. Loose, water-saturated soils are transformed from a solid to a liquid state during ground shaking. Soils most susceptible to liquefaction are loose, uniformly graded, saturated, fine-grained sands that lie close to the ground surface. The Association of Bay Area

9 Phone conversation with George TMakdissy, Principal Engineer at TMakdissy Consulting, Inc. November 28, 2012.

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Governments (ABAG) designates the project site as an area with low liquefaction potential.10 Based on the soil type, density of the site soils, and the depth to groundwater beneath the site, the geotechnical investigation prepared for the project confirmed that the likelihood of liquefaction at the site is low.

4.6.2 Environmental Checklist and Discussion of Impacts

GEOLOGY AND SOILS Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

a) Rupture of a known earthquake fault, as described on the most 1,2,9 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.) b) Strong seismic ground shaking? 1,2,9 c) Seismic-related ground failure, 1,2,9 including liquefaction? d) Landslides? 1,2,9 2) Result in substantial soil erosion or 1,2,9 the loss of topsoil? 3) Be located on a geologic unit or soil 1,2,9,10 that is unstable, or that will become unstable as a result of the project, and potentially result in on- or off- site landslide, lateral spreading, subsidence, liquefaction or collapse? 4) Be located on expansive soil, as 1,2,9 defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? 5) Have soils incapable of adequately 1,2 supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?

10Association of Bay Area Governments. Earthquake and Hazards Information. Accessed November 26, 2012.

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4.6.2.1 Geological Impacts

The likelihood of fault rupture at the project site is low, however, the project site is located in a seismically active region and strong ground shaking will likely occur at the project site during the life of the project. Soils at the site are not susceptible to liquefaction. The project site and surrounding areas are relatively flat. The project will not, therefore, be exposed to landslide or erosion related hazards. There are moderately expansive soils located in the eastern portion of the project site. The project will be built using standard engineering and seismic safety design techniques. Building design and construction at the site will be completed in conformance with the recommendations of a design-level geotechnical investigation. The report will be reviewed and approved of by the City of Morgan Hill Building Division as part of the building permit review and issuance process. The buildings will be required to meet the requirements of applicable Building and Fire Codes, including the 2010 California Building Code, as adopted or updated by the City of Morgan Hill. The project will be designed to withstand soil hazards identified on the site and the project shall be designed to reduce the risk to life or property to the extent feasible and in compliance with the Building Code. (Less Than Significant Impact)

The project will be required to prepare an Erosion Control Plan as a standard condition prior to issuance of a building and/or site development permit. The Erosion Control Plan will be subject to review and approval by the Public Works Department. Conformance with the measures in the Erosion Control Plan will reduce soil erosion during construction. (Less Than Significant Impact)

4.6.3 Reasonably Foreseeable Impacts to Adjacent Parcels

Future development on the property north of the project site will be completed in conformance with applicable building codes and a design-level geotechnical report. There are no reasonably foreseeable impacts related to geology and soils that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project.

4.6.4 Conclusion

Conformance with the recommendations of a design-level geotechnical report and with the 2010 Building Code, and conformance with a City-approved Erosion Control Plan will avoid geology and soil impacts at the site. (Less Than Significant Impact)

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4.7 GREENHOUSE GAS EMISSIONS

4.7.1 Setting

4.7.1.1 Background Information

This section provides a general discussion of global climate change and focuses on emissions from human activities that alter the chemical composition of the atmosphere. The discussion on global climate change and greenhouse gas emissions is based upon the California Global Warming Solutions Act of 2006 (Assembly Bill [AB] 32), the 2006 and 2009 Climate Action Team (CAT) reports to former Governor Schwarzenegger and the Legislature, and research, information, and analysis completed by the International Panel on Climate Change (IPPC), the United States Environmental Protection Agency (EPA), California Air Resources Board (CARB), and the CAT.

Global climate change refers to changes in weather including temperatures, precipitation, and wind patterns. Global temperatures are modulated by naturally occurring and anthropogenic (generated by 11 mankind) atmospheric gases such as carbon dioxide (CO2), methane (CH4), and nitrous oxide (N20). These gases allow sunlight into the Earth’s atmosphere but prevent heat from radiating back out into outer space and escaping from the earth’s atmosphere, thus altering the Earth’s energy balance. This phenomenon is known as the greenhouse effect.

California produced 474 million gross metric tons (MMT) of CO2 equivalent (CO2e) averaged over the period from 2002-2004. CO2e is a measurement used to account for the fact that different GHGs have different potential to retain infrared radiation in the atmosphere and contribute to the greenhouse effect. This potential, known as the global warming potential (GWP) of a GHG, is dependent on the lifetime, or persistence, of the gas molecule in the atmosphere. For example, one

ton of CH4 has the same contribution to the greenhouse effect as approximately 23 tons of CO2. Therefore, CH4 is a much more potent GHG than CO2. Expressing emissions in CO2e takes the contributions of all GHG emissions to the greenhouse effect and converts them to a single unit 12 equivalent to the effect that will occur if only CO2 were being emitted.

Naturally occurring greenhouse gases include but are not limited to: carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons and sulfur hexafluoride.13 Several classes of halogenated substances that contain fluorine, chlorine, or bromine are also greenhouse gases, but are for the most part solely a product of industrial activities.

Impacts to California from climate change include shifting precipitation patterns, increasing temperatures, increasing severity and duration of wildfires, earlier melting of snow pack and effects on habitats and biodiversity. Sea levels along the California coast have risen up to seven inches over the last century, and average annual temperatures have been increasing. These and other effects will

11 IPCC, 2007, Summary for Policymakers, In “Climate Change 2007: The Physical Science Bases. Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change” [Solomon, S., D. Qin, M. Manning, Z. Chen, M. Marquis, K.B. Averyt, M. Tignor, and H.L. Miller (eds.)]. Cambridge University Press, Cambridge, United Kingdom and New York, NY, USA. Available at: http://ipcc.ch/ 12 BAAQMD. CEQA Guidelines. May 2011. < http://www.baaqmd.gov/Divisions/Planning-and-Research/CEQA-GUIDELINES/Updated-CEQA-Guidelines.aspx> Accessed July 2011. 13 Greenhouse gases as defined by the adopted 2010 CEQA Guidelines.

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likely intensify in the coming decades and significantly impact the State's public health, natural and manmade infrastructure, and ecosystems.14

Agencies at the international, national, state, and local levels are considering strategies to control emissions of gases that contribute to global warming. There is no comprehensive strategy that is being implemented on a global scale that addresses climate change; however, in California a multi- agency “Climate Action Team,” has identified a range of strategies and the Air Resources Board, under AB 32, has approved the Climate Change Scoping Plan (Scoping Plan). AB 32 requires achievement by 2020 of a Statewide greenhouse gas emissions limit equivalent to 1990 emission levels, and the adoption of rules and regulations to achieve the maximum technologically feasible and cost-effective greenhouse gas emissions reductions. The CARB and other State agencies are currently working on regulations and other initiatives to implement the Scoping Plan. By 2050, the State plans to reduce emissions to 80 percent below 1990 levels.

4.7.1.2 BAAQMD CEQA Guidelines

BAAQMD identifies thresholds of significance for operational GHG emissions from land-use development projects in its CEQA Air Quality Guidelines. As described previously in Section 4.3, Air Quality, the BAAQMD must cease the dissemination of the CEQA Air Quality Guidelines, pending review of the Guidelines under CEQA. BAAQMD’s appeal to this decision is pending. Ultimately, the thresholds of significance used to evaluate the proposed development are determined by the Lead Agency, the City of Morgan Hill. Per CEQA Guidelines Section 15064.7 the City has selected to use the thresholds and methodology included in the May 2011 BAAQMD Air Quality Guidelines, as they are based on substantial evidence and are the most up-to-date, scientifically-based methods available to evaluate GHG emissions impacts.

The BAAQMD CEQA Guidelines include recommended significance thresholds, assessment methodologies, and mitigation strategies for GHG emissions. Under the Guidelines, if a project will result in operational-related greenhouse gas emissions of 1,100 metric tons (MT) (also called the 15 “brightline” threshold), or 4.6 metric tons per service population of CO2e per year or more, it will make a cumulatively considerable contribution to greenhouse gas emissions and result in a cumulatively significant impact to global climate change. The BAAQMD CEQA Guidelines also outline a methodology for estimating greenhouse gases.

4.7.1.3 Existing Conditions

Under existing conditions, the project site is developed with five detached single-family houses, a vehicle garage/storage shed, a vacant chicken coop, and associated auxiliary sheds and infrastructure.

The existing residential development on the site generates CO2e from transportation, electricity use, natural gas use, water use, wastewater generation, and solid waste generation.

14 State of California Energy Commission. 2009 California Climate Adaptation Strategy Discussion Draft. Frequently Asked Questions. August 3, 2009. 15 Service population is defined as the sum of the number of residents and the number of employees at the development.

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4.7.2 Environmental Checklist and Discussion of Impacts

GREENHOUSE GAS EMISSIONS Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Generate greenhouse gas 1,2,4 emissions, either directly or indirectly, that may have a significant impact on the environment? 2) Conflict with an applicable plan, 1,2,4 policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?

4.7.2.1 Greenhouse Gas Emissions Impacts

Greenhouse gas emissions from the proposed project will include emissions from construction and operation of the project as listed below: • Construction emissions; • Emissions from the manufacture and transport of building materials; • Mobile emissions (e.g., emissions from combustion of fossil fuels for vehicle trips to and from the site) • Emissions from the generation of electricity to operate lighting, appliances, and HVAC on the site, and to convey water to the site and treat wastewater from the site.

4.7.2.2 Construction Greenhouse Gas Emissions (Temporary Emissions)

Greenhouse gas emissions will occur during demolition of the existing on-site structures and during construction of the project. Construction of the project will involve emissions associated with equipment and vehicles used to construct the residential development, as well as emissions associated with manufacturing materials used to construct the project.

The project site is located in the Bay Area within close distance of construction supplies and equipment, which will help to minimize greenhouse gas emissions generated from transport of construction materials and waste. There is no reliable method to estimate construction-related emissions associated with the manufacturing of project materials.

Neither the City of Morgan Hill nor the BAAQMD have quantified thresholds for construction activities, however, given that the project site is in a suburban setting close to construction supplies and equipment, manufacture and construction of the project will not contribute substantially to local or regional greenhouse gas emissions. (Less than Significant Impact)

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4.7.2.3 Operational Greenhouse Gas Emissions (Ongoing Emissions)

Greenhouse gas emissions (e.g., carbon dioxide, methane, and nitrogen dioxide) from operation of the proposed project will include electricity and natural gas used by residents of the site, and fuel burned for transportation to and from the site. Indirect emissions will include utility usage by building residents for water conveyance, wastewater treatment, and solid waste disposal.

A project consisting of 37 residential units is below the minimum greenhouse gas screening size defined by the BAAQMD thresholds of significance (56 dwelling units for the operation of a single- family development). Furthermore, the project will be required to conform to applicable policies and processes listed in Chapter 15.65 of the Municipal Code which details the City’s Sustainable Building Regulations. Residential development on the site will not, therefore, result in greenhouse gas emissions that will conflict with an applicable plan, policy, or regulation and will not result in the generation of greenhouse gases that will have a significant impact on the environment. (Less Than Significant Impact)

4.7.3 Reasonably Foreseeable Impacts to Adjacent Parcels

There are no reasonably foreseeable impacts related to greenhouse gas emissions that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project.

4.7.4 Conclusion

The project will not result in a significant impact from greenhouse gas emissions. (Less Than Significant Impact)

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4.8 HAZARDS AND HAZARDOUS MATERIALS

The following discussion is based in part on a Phase I Environmental Site Assessment (ESA) prepared for the site by Light, Air, Space Construction in July, 2011. This report is attached as Appendix E. The following discussion is also based on three Phase II ESAs, prepared for the site by Light, Air, Space Construction in August, 2011, and October 2012. The Phase II ESAs are attached as Appendix F.

4.8.1 Existing Setting

The project site was part of the 22,283 acre Rancho San Francisco de las Llagas which was subdivided and passed along to several cattle ranchers from 1834 to 1869. The first building development on the project site was in the mid 1920's when a small house was constructed for John C. Beck who was a farmer. A review of available historical aerial photographs indicates that the project site was developed with orchards from the 1930’s until the 1960’s. The property was developed with a second house in 1955, as well as a chicken coop in the 1960’s for poultry and egg farming. The project site was subdivided from one large rectangular parcel into three parcels in 1981. None of the parcels on the project site are used for farming in the present-day, although the chicken coop remains on-site and appears to have been used until recently. The site is now developed with five rural residential houses.

The project site is located approximately 0.60 miles north of Llagas Creek and is located within the Llagas Creek Groundwater Subbasin. An on-site domestic water well serves the residents that live in houses on the site. Regionally, groundwater is estimated to occur between 15 and 50 feet below ground surface (bgs). The soil borings taken for the project Geotechnical Report encountered groundwater below the site at 18 to 20 feet bgs. The inferred direction of groundwater flow is southeasterly in the project area.

4.8.1.1 On-Site Sources of Contamination

During a site reconnaissance in June, 2011, no evidence of hazardous materials was observed on-site. The project site is not included on any list compiled pursuant to Section 65962.5 of the Government Code (Cortese List).

Agricultural Use Impacts

The project site was used for agricultural purposes and it is likely that agricultural chemicals such as pesticides (including organochlorine pesticides, such as DDT), and pesticides containing metals [arsenic, lead and mercury], herbicides, and fertilizers were used on the site. As a result, residual agricultural chemicals may be present in the native soils on the project site.

Lead-Based Paint and Asbestos

Four of the five residential buildings, the chicken coop, vehicle garage/storage shed, and possibly other auxiliary structures on the project site were built prior to 1978 when lead was banned as an additive in paint. Additionally, asbestos containing materials (ACMs) were still present in most

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building materials until 1980. It is likely that structures on the project site have lead-based paint and ACMs.

Soil Sampling

In August, 2011, soil samples were collected uniformly across the parcel located closest to Watsonville Road (APN 779-03-137) at a rate of four soil samples per acre, to determine the extent of contamination from historic agricultural uses on-site. Samples were transported to a State- certified laboratory and analyzed for near-surface organochloride pesticides as recommended by the Phase I ESA that was prepared for the site. No pesticides were detected in any of the samples collected.

In October, 2012, additional soil samples were collected across the remaining two project parcels (APNs 779-03-138 and -139), at a rate of four soil samples per acre, to determine the extent of contamination from historic agricultural uses. Samples were transported to a State-certified laboratory and analyzed for near-surface organochloride pesticides as recommended by the Phase I ESA that was prepared for the site. Traces of pesticides were detected in the soil samples at levels well below their respective health screening thresholds. Additionally, the 2012 soils samples were tested for arsenic and lead, two common metals associated with agriculture. Arsenic was detected at concentrations consistent with local natural background amounts expected in the Bay Area, and lead was detected at levels well below health screening thresholds.16

4.8.1.2 Off-Site Sources of Contamination

A search of regulatory databases was completed to identify properties with documented environmental releases and/or those that use, store, or dispose of regulated chemicals. The database review found no off-site facilities that would be likely to significantly impact groundwater beneath the project site based on the following: 1) the listed site has received case closure by the appropriate regulatory agency; 2) the listed site is either cross-gradient or down-gradient of the project site with respect to the inferred regional groundwater flow direction; 3) the listed site is a regulatory tracking listing with no violations noted, and/or 4) the listed site is located at too great a distance to represent a significant environmental condition.

16 Contaminants detected in the soils samples were compared to the California Human Health Screening Levels for residential use (CHHSLs) which were developed by the Office of Environmental Health Hazard Assessment (OEHHA) on behalf of the California Environmental Protection Agency (Cal/EPA). CHHSLs are used to screen sites for potential human health concerns where releases of chemicals to soil have occurred. Contaminant levels detected in soil samples were also compared to Environmental Screening Levels (ESLs) which were established by the Regional Water Quality Control Board (RWQCB).

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4.8.2 Environmental Checklist and Discussion of Impacts

HAZARDS AND HAZARDOUS MATERIALS

Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated

Will the project: 1) Create a significant hazard 1,2,11,12 to the public or the environment through the routine transport, use, or disposal of hazardous materials? 2) Create a significant hazard 1,2,11,12 to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? 3) Emit hazardous emissions 1,2,11,12 or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? 4) Be located on a site which is 1,2,11 included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, will it create a significant hazard to the public or the environment? 5) For a project located within 1,2,13 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, will the project result in a safety hazard for people residing or working in the project area? 6) For a project within the 1,2 vicinity of a private airstrip, will the project result in a safety hazard for people residing or working in the project area?

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HAZARDS AND HAZARDOUS MATERIALS

Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 7) Impair implementation of, 1,2 or physically interfere with, an adopted emergency response plan or emergency evacuation plan? 8) Expose people or structures 1,2,14 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?

4.8.2.1 Impacts from the Proposed Project

Agricultural Uses

As described above, the project site was historically used for agricultural production. Soil samples taken from the project site were analyzed for near-surface organochloride pesticides, arsenic, and lead. Pesticides and lead were detected in soil samples at levels below health screening thresholds. Arsenic was detected at normal background levels as expected in the San Francisco Bay area.

Evidence of historic release of hazardous materials could include discolored or stained soil, a sheen on ponded water, unknown odors, or physical reaction of workers to uncovered materials including headaches, difficulty in breathing, nausea, tearing, etc.17 The project site was historically used for orchards and, although unlikely, soil contaminated with residual agricultural chemicals may be encountered during project construction activities.

Impact HAZ-1 Construction activities associated with the project could expose construction workers and future residents of the site to contaminated soils if contaminated soil encountered at the site is not handled properly. (Significant Impact)

Mitigation Measures: The following mitigation measure will reduce impacts from contaminants in the unlikely event that they are discovered on-site during construction activities:

MM HAZ-1.1 If evidence of historic release of hazardous materials is discovered (i.e. discolored or stained soil, a sheen on ponded water, unknown odors, or physical reaction of workers to uncovered materials including headaches, difficulty in breathing, nausea, tearing, etc.), work will be stopped in the immediate area and soil samples will be collected and analyzed by a qualified

17 E-mail with Ron Helm. Principal Geologist. Cornerstone Earth Group. RE: Hazardous Materials Question. January 4, 2012.

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environmental professional to determine the extent of contamination and potential health effects to construction workers. The analytical results will be compared against applicable hazardous waste criteria, and if necessary, the investigation will provide recommendations regarding management and disposal of affected soil and/or groundwater. Any contaminated soil and/or groundwater found in concentrations above developed thresholds shall be removed and disposed of according to California Hazardous Waste regulations. Special health and safety measures and/or soil management procedures may also be required during project construction.

Lead-Based Paint, ACMs, and Demolition Materials

Due to the age of the buildings proposed to be demolished, it is likely that ACMs and lead-based paint are located in the building materials. Lead-based paint and ACMs could pose a health risk if not properly handled and disposed of as part of the demolition process. Other common items such as electrical transformers, fluorescent lighting, electrical switches, heating/cooling equipment, and thermostats could also contain hazardous materials which may pose a health risk if not properly handled and disposed of.

Impact HAZ-2 Demolition activities could result in the exposure of workers and residents in the vicinity of the project site to health risks from the potential presence of lead-based paint, ACMs, and hazardous substances found in common materials used in residential buildings. (Significant Impact)

Mitigation Measure: The project will conform to the following regulatory programs and will implement the following measures to reduce potential impacts due to the presence of lead-based paint, ACMs, and common building materials to a less than significant level:

MM HAZ-2.1 • As appropriate, a lead survey of painted surfaces shall be performed prior to demolition of structures on-site. The project shall comply with the Cal-OSHA “lead-in-construction” standards (Title 8 CCR, Section 1532.1) to protect workers from exposure to lead. Requirements include worker training, proper hygiene practices, air monitoring, and other controls. Any debris or soil containing lead-based paint or coatings will be disposed of at landfills that meet acceptance criteria for the waste being disposed. • In accordance with Cal/OSHA regulations, a registered asbestos abatement contractor shall be retained to remove and dispose of all potentially friable asbestos-containing materials, prior to disturbance during demolition activities. All demolition activities shall be undertaken in accordance with OSHA standards contained in Title 8 of the California Code of Regulations (CCR) to protect workers from exposure to asbestos. Specific measures could include air monitoring during demolition and the use of vacuum extraction for asbestos-containing materials. Disposal of all ACMs will be completed in accordance with applicable laws and regulations.

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• Materials containing more than one percent asbestos are subject to Bay Area Air Quality Management District (BAAQMD) regulations. Removal of materials containing more than one percent asbestos shall be completed in accordance with BAAQMD requirements. • The project will dispose of materials such as electrical transformers, fluorescent lighting, electrical switches, heating/cooling equipment, thermostats, etc. in conformance with local, State and Federal regulations, and disposal shall be carried out by trained workers.

4.8.2.2 Impacts to the Proposed Project

Based on the database search completed for the project site, there are no hazardous waste sites or past hazardous waste incidents in the project area that will be likely to impact the project site. (No Impact)

The project site is not located within the South County Airport Influence Area (AIA) which is a composite of the areas surrounding the airport that are affected by noise, height, and safety considerations.18 The project site is not located within the vicinity of a private airstrip. The project site is located in a suburban setting and is not subject to wildland fires.19 There are no adopted emergency response plans or emergency evacuation plans applicable to the project site. (No Impact)

4.8.3 Reasonably Foreseeable Impacts to Adjacent Parcels

There is currently no Phase I ESA available for the property north of the project site and so it is not possible to identify all hazardous conditions that may exist. The northern property is currently used as farmland and there may be elevated levels of agricultural pesticides in any given area of the property. Prior to future development on the parcels north of the project site a Phase I ESA will be prepared, and any recognized environmental conditions related to hazardous materials will be mitigated to a less than significant level. With cleanup of any future identified hazardous conditions (if present), extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project will not specifically result in any hazardous materials impacts.

4.8.4 Conclusion

With implementation of mitigation measures, the project will not result in a significant hazardous materials impact. (Less Than Significant Impact)

18 Walter B. Windus, Aviation Consultant. Comprehensive Land Use Plan, South County Airport. 2008. Accessed October 14, 2011. 19 City of Morgan Hill. City of Morgan Hill Wildland Urban Interface Map. March 2009. < http://www.morgan- hill.ca.gov/index.aspx?nid=657> Accessed August 27, 2012.

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4.9 HYDROLOGY AND WATER QUALITY

4.9.1 Setting

The project site encompasses 10.36 acres. The property is relatively flat with an elevation of 333 feet msl. The project site is located approximately 0.60 miles north of Llagas Creek. An on-site domestic water well serves the residents that live in houses on the site.

4.9.1.1 Drainage and Flooding

The City of Morgan Hill is divided into several hydrologically distinct drainage areas. Each drainage area has a system of conveyance facilities, pumps, and detention basins to collect and dispose the runoff. The stormwater runoff from these areas is collected and ultimately discharged into creeks that flow through the City and are tributary to either Monterey Bay or San Francisco Bay. The drainage areas include Coyote Creek, Fisher Creek, Tennant Creek, Madrone Channel, Butterfield Channel, West Little Llagas Creek, and Llagas Creek.

The project site is located within the West Little Llagas Creek drainage area. West Little Llagas Creek merges with Llagas Creek, which drains into the Monterey Bay. West Little Llagas Creek generally drains the western portion of the City.20

The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM)21 designates the project site as Zone D, “areas of undetermined, but possible, flood hazards.”

4.9.1.2 Dam Failure and Seiche

Dams located near Morgan Hill include Anderson Dam and Chesbro Dam. The project site is located within the Chesbro Dam failure inundation area.22

A seiche is defined as a wave generated by rapid displacement of water within a reservoir or lake, due to an earthquake that triggers land movement within the water body or landsliding into or beneath the water body. The project site is not located near a water body that is susceptible to seiche hazard.

4.9.1.3 Groundwater

Goundwater levels fluctuate based upon seasonal rainfall, time of year, local irrigation, and well pumping. Groundwater beneath the project site was encountered at 18 to 20 feet bgs.23 The inferred direction of groundwater flow is southeasterly in the project area.24

20 City of Morgan Hill. Storm Drainage System Master Plan. January 2002. 21 Phase I ESA. Federal Emergency Management Agency (FEMA). Flood Insurance Rate Map Community Panel Number 0603370607H. 2009. 22 Association of Bay Area Governments, Dam Failure Inundation Hazard Map for Morgan Hill, 1995. Accessed August 28, 2012. 23 TMakdissy Consulting. Geotechnical Report. 2012. 24 Phase 1 ESA.

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4.9.1.4 Water Quality

The water quality of ponds, creeks, streams, and other surface water-bodies can be greatly affected by pollution carried in contaminated surface runoff. Pollutants from unidentified sources, known as “non-point” source pollutants, are washed from streets, construction sites, parking lots, and other exposed surfaces into storm drains. Stormwater runoff often contains contaminants such as oil and grease, plant and animal debris (e.g., leaves, dust, animal feces, etc.), pesticides, litter, and heavy metals. In sufficient concentration, these pollutants have been found to adversely affect the aquatic habitats to which they drain.

The Federal Clean Water Act and California’s Porter-Cologne Water Quality Control Act are the primary laws related to water quality. Regulations set forth by the U.S. Environmental Protection Agency (EPA) and the State Water Resources Control Board have been developed to fulfill the requirements of this legislation. EPA’s regulations include the National Pollutant Discharge Elimination System (NPDES) permit program, which controls sources that discharge pollutants into waters of the United States (e.g., streams, lakes, bays, etc.). These regulations are implemented at the regional level by water quality control boards, which for the Morgan Hill area south of Cochrane Road25 is the Central Coast Regional Water Quality Control Board (RWQCB).26 The Central Coast RWQCB issues and enforces NPDES permits for discharges to water bodies in the portion of Santa Clara County that drains to the Monterey Bay. The RWQCB is also tasked with preparation and revision of a regional Water Quality Control Plan, also known as the Basin Plan. The Central Coast RWQCB’s latest Basin Plan was approved in June 2011. The RWQCB implements the Basin Plan by issuing and enforcing waste discharge requirements to control water quality and protect beneficial uses.

Under Section 303(d) of the 1972 Clean Water Act, States are required to identify impaired surface water bodies and develop total maximum daily loads (TMDLs) for contaminants of concern.27 The TMDL is the quantity of pollutant that can be safely assimilated by a water body without violating water quality standards. Listing of a water body as impaired does not necessarily suggest that the water body cannot support the beneficial uses; rather, the intent is to identify the water body as requiring future development of a TMDL to maintain water quality and reduce the potential for future water quality degradation. The Llagas Creek watershed is listed by the U.S. Environmental Protection Agency as an impaired water body for chloride, fecal coliform, low dissolved oxygen, pH, sodium, and total dissolved solids.

NPDES General Permit for Construction Activity

The State Water Resources Control Board has implemented a National Pollution Discharge Elimination System (NPDES) General Construction Permit for the State of California. Construction activities subject to this permit includes clearing, grading, and ground disturbances such as

25 Santa Clara Valley Water District. Uvas-Llagas Watershed Map. 26 Historically, efforts to prevent water pollution focused on “point” sources, meaning the source of the discharge was from a single location (e.g., a sewage treatment plant, power plant, factory, etc.). More recent efforts are focusing on pollution caused by “non-point” sources, meaning the discharge comes from multiple locations. The best example of this latter category is urban stormwater runoff, the source of which is a myriad of impervious surfaces (e.g., highways, rooftops, parking lots, etc.) that are found in a typical city or town. 27 California State Water Resources Control Board, “Total Maximum Daily Load Program,” http://www.swrcb.ca.gov/water_issues/programs/tmdl/303d_lists2006_approved.shtml.

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stockpiling or excavation. For projects disturbing one acre or more of soil,28 a Notice of Intent (NOI) and Storm Water Pollution Prevention Plan (SWPPP) must be prepared prior to commencement of construction.29

The project will include preparation of a SWPPP. Once grading begins the SWPPP must be kept on- site and updated as needed while construction progresses. The SWPPP details the site-specific Best Management Practices (BMPs) to control erosion and sedimentation and maintain water quality during construction. The SWPPP also contains a summary of the structural and non-structural BMPs to be implemented during the post-construction period, pursuant to the nonpoint source control practices and procedures encouraged by the City of Morgan Hill and the RWQCB.

NPDES Municipal Stormwater Permit

The U.S. Environmental Protection Agency has delegated management of NPDES requirements for municipal urban runoff discharges in California to the State Water Resources Control Board and the nine RWQCB’s. The City of Morgan Hill has adopted and prepared a Storm Water Management Plan (SWMP) and been issued the NPDES Small MS4s General Permit by the Central Coast RWQCB [Order Number 2003-0005-DWQ, Waste Discharge Identification Number (WDID#) 3- 43MS03020]. The City of Morgan Hill is designated by the EPA as a small MS4, meaning a smaller municipal separate storm sewer systems (small MS4) serving less than 100,000 people. Morgan Hill’s previous Small MS4 permit expired in June 2010, and the new regional permit serves as a renewal of the Small MS4 permit for Morgan Hill. The City's SWMP plan outlines a comprehensive five year plan to establish Best Management Practices (BMPs) through six Minimum Control Measures (MCMs) to help reduce the discharge of pollutants into waterways and to protect local water quality caused by storm water and urban run-off within the corporate limits of Morgan Hill.

4.9.2 Environmental Checklist and Discussion of Impacts

HYDROLOGY AND WATER QUALITY Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Violate any water quality 1,2 standards or waste discharge requirements?

28 Effective July 1, 2010, all dischargers were required to obtain coverage under the Construction General Permit Order 2009- 0009-DWQ adopted on September 2, 2009. Source: State Water Resources Control Board website, updated September 24, 2009, http://www.swrcb.ca.gov/water_issues/programs/stormwater/construction.shtml. 29 Santa Clara Valley Urban Runoff Pollution Prevention Program, “Stormwater Pollution Control Requirements,” updated December 5, 2005.

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HYDROLOGY AND WATER QUALITY Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 2) Substantially deplete groundwater 1,2 supplies or interfere substantially with groundwater recharge such that there will be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells will drop to a level which will not support existing land uses or planned uses for which permits have been granted)? 3) Substantially alter the existing 1,2 drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which will result in substantial erosion or siltation on-or off-site? 4) Substantially alter the existing 1,2 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 which will result in flooding on-or off-site? 5) Create or contribute runoff water 1,2 which will exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? 6) Otherwise substantially degrade 1,2 water quality? 7) Place housing within a 100-year 1,2,15,16 flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? 8) Place within a 100-year flood 1,2,15 hazard area structures which will impede or redirect flood flows?

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4.9.2.1 Drainage and Flooding

Based on the City of Morgan Hill’s land development drainage standard, the project will be required to minimally detain water from a 25-year storm with 25 percent freeboard.30 To achieve this standard, the project site will be graded to direct excess stormwater into a 1,130 cubic yard stormwater retention pond to be constructed in Phase I, which will be located in the eastern open space area of the project site. Stormwater from the project site will be collected from the streets by catch basins. An 18-inch storm drain will carry stormwater directly to storm drain outfalls that empty into the retention basin. The project will not exceed the capacity of existing or planned stormwater drainage systems. (Less Than Significant Impact)

The project area is within FEMA’s mapped Zone D, areas of undetermined, but possible, flood hazards. The data FEMA used in generating their 2009 maps did not identify this area as within the City of Morgan Hill (pre-annexation). It can be reasonably assumed based on the FEMA mapping data of the surrounding area, that the project area would be reclassified to Zone X, had FEMA mapped it within the City boundary. Zone X areas are defined as having moderate flood hazards, usually between the limits of the 100-year and 500-year floods. The City of Morgan Hill Flood Damage Prevention Ordinance (Section 18.42, Morgan Hill Municipal Code) only applies to “high risk areas” as described by FEMA (all types of Zone A’s; one percent chance of flooding in a 100-yr period). The project will be required to comply with the City of Morgan Hill’s land development drainage standard (described previously). Flooding might occur on site, but only in the most extreme circumstances in excess of 100-year floods. (Less Than Significant Impact)

4.9.2.2 Dam Failure and Seiche

The proposed project will not expose people or structures to a substantial risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam. (Less Than Significant Impact)

The project will not be at risk from damage due to sea waves or tsunamis. The project will not be subject to inundation by seiche, tsunami, or mudflow. The project site is not in an area that could be exposed to inundation from sea level rise. (No Impact)

4.9.2.3 Groundwater

Soil borings at the project site encountered groundwater at depths of 18 to 20 ft bgs. The groundwater is deep enough such that the project will not interfere with groundwater flow or expose any aquifers. The project will not impact aquifer recharge. (Less Than Significant Impact)

A domestic water well serves the residents that live in houses on the site (per the Phase I Report). Abandoned and unused wells can be prime sources for transferring contaminants from the upper to the lower aquifer.

30 City of Morgan Hill, Storm Drainage System Master Plan. January 2002.

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Impact HYD-1 The project site has a water supply well on-site which could result in long- term contribution of pollutants in the ground water if improperly abandoned. (Significant Impact)

Mitigation Measure: The following mitigation measure will reduce impacts to groundwater from the on-site well to a less than significant level:

MM HYD-1.1 The on-site well shall be abandoned with oversight from the Santa Clara Valley Water District (SCVWD). A well destruction permit shall be obtained from the SCVWD and implemented prior to issuance of building permits.

4.9.2.4 Water Quality

Construction

Construction activities related to the project will temporarily increase the amount of debris on-site and grading activities could increase erosion and sedimentation that could be carried by runoff into the West Little Llagas Creek channel.

Impact HYD-2 Construction activities could temporarily increase pollutant loads in stormwater runoff. (Significant Impact)

Mitigation Measures: In accordance with the City of Morgan Hill Standard Conditions of Approval and the General National Pollutant Discharge Elimination System Storm Water Permit for Construction Activities, the following measures have been included in the project to reduce potential construction-related water quality impacts.

MM HYD 2.1 Implementation of the following Pre-Construction Measures will reduce construction-related water quality impacts to a less than significant level: • Burlap bags filled with drain rock will be installed around storm drains to route sediment and other debris away from the drains. • Earthmoving or other dust-producing activities will be suspended during periods of high winds. • All exposed or disturbed soil surfaces will be watered at least twice daily to control dust as necessary. • Stockpiles of soil or other materials that can be blown by the wind will be watered or covered. • All trucks hauling soil, sand, and other loose materials will be covered and all trucks will be required to maintain at least two feet of freeboard. • All paved access roads, parking areas, staging areas and residential streets adjacent to the construction sites will be swept daily (with water sweepers). • Vegetation in disturbed areas will be replanted as quickly as possible.

Implementation of the project will result in the disturbance of 10.36 acres. The project will be required to comply with the Nonpoint Source Pollution Program by preparing a SWPPP prior to

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commencement of grading and construction activities.31 Once grading begins a SWPPP must be kept on-site and updated as needed while construction progresses. (Less Than Significant Impact)

Post- Construction

Stormwater from urban uses contains metals, pesticides, herbicides, and other contaminants such as oil, grease, lead, and animal waste. Runoff from the project site after development may contain oil and grease from parked vehicles, as well as sediment and chemicals (i.e., fertilizers, pesticides, etc.) from the landscaped areas or new roof areas. The project will be required to conform to the City's SWMP to help reduce the discharge of pollutants into waterways and to protect local water quality that could be impacted by stormwater and urban run-off within the corporate limits of Morgan Hill.

In order to meet SWMP requirements on-site, all stormwater will be directed toward an on-site retention basin which will be located in the eastern portion of the project site. Stormwater from the project site will be collected from the streets by catch basins which will release stormwater directly into the retention basin through storm drain outfalls via an 18-inch storm drain. With implementation of the SWMP the project will not have a significant operational impact on water quality. (Less Than Significant Impact)

4.9.3 Reasonably Foreseeable Impacts to Adjacent Parcels

The property adjacent to the project site to the north is not yet incorporated as part of the City. The property is within FEMA’s mapped Zone D, areas of undetermined, but possible, flood hazards. The data FEMA used in generating their 2009 maps did not identify this area as within the City of Morgan Hill (pre-annexation). It can be reasonably assumed based on the FEMA mapping data of the surrounding area that the property north of the project site would be reclassified to Zone X, had FEMA mapped it within the City boundary. Zone X areas are defined as having moderate flood hazards, usually between the limits of the 100-year and 500-year floods. The City of Morgan Hill Flood Damage Prevention Ordinance (Section 18.42, Morgan Hill Municipal Code) only applies to “high risk areas” as described by FEMA (all types of Zone A’s; one percent chance of flooding in a 100-yr period). Future development on the northern property will be required to comply with the City of Morgan Hill’s land development drainage standard (described previously). Flooding might occur on-site, but only in the most extreme circumstances in excess of 100-year floods.

There are no reasonably foreseeable impacts related to hydrology or water quality that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project.

4.9.4 Conclusion

With implementation of a Storm Water Pollution Prevention Plan, Storm Water Management Plan, and associated best management practices, and mitigation measures, the project will result in less than significant hydrology and water quality impacts. (Less Than Significant Impact with Mitigation)

31 Santa Clara Valley Urban Runoff Pollution Prevention Program, “Stormwater Pollution Control Requirements,” updated December 5, 2005.

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4.10 LAND USE

4.10.1 Setting

4.10.1.1 Project Site

The 10.36-acre project site is located on the east side of Watsonville Road, south of Olive Avenue and north of Santa Teresa Boulevard in the City of Morgan Hill in an area with residential, rural residential, and agricultural development. The property is comprised of three parcels accessed via Watsonville Road by two ingress/egress, one-lane driveways. The northerly driveway is paved and the southerly driveway is gravel.

The project parcel which is located adjacent to Watsonville Road (APN 779-03-137) is developed with two single-family detached residential structures, a pool, and a garage/storage building. The center parcel (APN 779-03-138) is developed with a vacant structure formerly used as a chicken coop. The third parcel, located furthest from Watsonville Road (APN 779-03-139), is developed with three single-family detached residential structures. The entire site has auxiliary sheds and infrastructure associated with the respective land uses. The locations of structures on the site are shown in Figure 4, Existing Site Conditions.

4.10.1.2 Surrounding Land Uses

The project site is bound by agricultural land and rural single-family residential development to the north, single-family residential development to the east, multi-family and single-family attached housing to the south, and Watsonville Road and single-family residences to the west. Residential development in the area is comprised of one- and two-story structures.

4.10.1.3 General Plan and Zoning

The project involves the removal of five existing single-family houses, a former chicken coop, and associated improvements, and subdivision of the property into 37 lots to allow for the phased development of 37 single-family detached houses for seniors, (see Figure 5, Conceptual Site Plan).

The existing General Plan designation for the project site is Single Family Medium (3-5 dwelling units/acre [du/ac]). Existing zoning for the site is R1-7,000 (APN 779-03-137 and 138) and R1- 9,000 (APN 779-03-139). The number of units proposed is in compliance with the Single-Family Medium (3-5 du/ac) General Plan designation. The project applicant requests a zoning amendment for APN 779-03-139 to R1-7,000 and approval of a Planned Development (PD) overlay on all three project parcels.

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4.10.2 Environmental Checklist and Discussion of Impacts

LAND USE Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Physically divide an established 1,2 community? 2) Conflict with any applicable land use 1,2 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? 3) Conflict with any applicable habitat 1,2,7 conservation plan or natural community conservation plan?

4.10.2.1 Land Use Impacts from the Project

Land Use Conflicts

Land use conflicts can arise from two basic causes: 1) a new development or land use may cause impacts to persons or the physical environment in the vicinity of the project site or elsewhere; or 2) conditions on or near the project site may have impacts on persons or development introduced onto the site by the project. Both of these circumstances are aspects of land use compatibility. Potential incompatibility may arise from placing a particular development or land use at an inappropriate location, or from some aspect of the project’s design or scope. Depending on the nature of the impact and its severity, land use compatibility conflicts can range from minor irritations and nuisance to potentially significant effects on human health and safety.

The project proposes a subdivision to allow for the construction of 37 single-family residential units. The number of units proposed is in compliance with the Single-Family Medium (3-5 du/ac) General Plan designation.32 The houses proposed by the project will be modeled after five different floor plans with a variety of design styles. The houses will range in size from 1,587 sf to 2,783 sf, and lot sizes will range from 4,988 sf to 14,394 sf. The development will be a mix of 28 one-story houses that range in height from 19 to 22 feet, and nine two-story houses with a height of 27 feet. The project includes a range of style, lots sizes and elevations and is, therefore, consistent with General Plan Policy 7i which encourages a mix of housing types and lot sizes within residential projects with five or more lots or units.

32 37 du/10.36 ac = 3.57 du/ac gross.

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Pursuant to the criteria set by the Zoning Code, Section 18.12.060 (E) the R1-7,000 zoning district requires 20-foot front and rear setbacks for the first story on a residential unit, 25-foot front and rear setbacks for second stories, and side setbacks of either five feet or 12.5 feet depending on the height of the structure as measured 12.5 feet from the side property line. Detached single-family units must have a minimum lot width of 60 feet. The minimum lot depth on all parcels must be 85 feet, and the maximum building coverage is 50 percent. The maximum building height is 2.5 stories, or 30 feet, whichever is less.

The project proposes a planned development (PD) zoning amendment to establish a precise development plan for the overall project. The precise development plan proposes flexibility in the development standards such as reduced setbacks, lot widths, and lot sizes which would otherwise be required to comply with the R1-7,000 zoning district. These exceptions are considered as part of the precise development plan to facilitate and promote coordination of design, access, and when it would enhance the area in which the project is proposed.

Residential development abuts the project site to the south and east. The PD exceptions proposed by the project create an interface that is consistent with the character of existing residential development in the area. The reduced setbacks and lot widths will not be out of character with the setbacks and lot widths of the adjacent properties to the south. The project proposes much larger lots along the eastern boundary of the site, which is consistent with the lower density housing that is a part of the PD development adjacent to the east of the project site.

The PD exceptions proposed by the project will be consistent with existing development in the area and will not result in the project site appearing overdeveloped in comparison to the adjacent land uses. The project is typical of suburban infill development where buildings are constructed in proximity to each other. The project will not result in the placement of an incompatible land use such as heavy industrial development adjacent to existing residential land uses located south and east of the site. The project will not result in a land use conflict with properties near the project site. (Less Than Significant Impact)

Residential development on the project site will result in increased ambient noise levels in the project area, however, as discussed in Section 4.11, Noise, the introduced noise from vehicles and ordinary residential activities will not be at levels considered significant. Construction activities will result in temporary noise and air quality impacts to the surrounding residential development. Sections 4.11 Noise and 4.3 Air Quality, of this Initial Study, discuss these impacts in detail and provide measures to reduce these impacts to a less than significant level. (Less than Significant Impact)

The placement of housing adjacent to farmland can result in complaints from residents about the effects of farming operations including increased dust, exhaust from equipment, noise, etc. In some cases, complaints from residents can lead to reduced or halted farming in an area. The designated prime farmland adjacent to the project site to the north is planned for urban uses, as indicated by the City’s current Single-Family Medium (3-5 du/ac) General Plan designation for these parcels. The farmland north of the project site is planned for development separate from the project. If there are complaints from residents of the project site about the adjacent farming operations, the complaints would not be the catalyst by which the farmland is converted to a non-agricultural use. The loss of the farmland will be independent of the subject project and the project will not, therefore, result in land use impacts to farmland. (Less Than Significant Impact)

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The project site is in a suburban setting characterized by one- and two-story residential development, and vacant land. The project will increase residential development in an area that already has residential development and will not physically divide an established community. (No Impact)

The timing and amount of residential growth in Morgan Hill is ultimately controlled by the Residential Development Control System (RDCS) which was adopted for the purpose of managing growth in Morgan Hill. The RDCS generally limits development allotments to 250 residential units a year according to a point system based on a variety of factors including provision of public services, site planning, and architectural design considerations. At this time, the project has been awarded 17 allocations and will be required to receive allocations for the other units proposed in Phase 2 prior to recording final maps for that phase of the project.

Given the metering effect of the RDCS, the proposed project will not overwhelm the City’s utility systems or induce unplanned residential development in the area that will result in a significant land use impact. The project will not conflict with any applicable land use plan, policy, or regulation. The project will not conflict with any applicable habitat conservation plan or natural community conservation plan. As discussed in section 4.4, Biology, the City of Morgan Hill, the County of Santa Clara, and other local partners are currently in the process of adopting a Habitat Conservation Plan (HCP)/Natural Community Conservation Plan (NCCP). If the HCP/NCCP is adopted and implemented prior to construction of the project, the project will be subject to the provisions of the HCP/NCCP. (Less than Significant Impact)

4.10.2.2 Land Use Impacts to the Proposed Project

The project site shares an interface with residential land uses located to the south and east. The project will not place new residential development adjacent to an incompatible land use such as a heavy industrial zone. Future residents of the project site will be exposed to noise from vehicles along Watsonville Road. With incorporation of measures listed in Section 4.11 Noise, impacts to future residents of the project site from noise will be reduced to a less than significant level.

The placement of housing adjacent to farmland could result in exposure of residents on the project site to occasional increased dust, exhaust from equipment, noise, etc. from farming operations. The farmland adjacent to the project site to the north is planned for urban uses, as indicated by the City’s current Single-Family Medium (3-5 du/ac) General Plan designation for these parcels. Because operations on the adjacent farmland will only periodically affect the adjacent residents, and the current farming land use is not long-term (it is planned for residential development), location of the proposed housing adjacent to farmland will not result in a significant land use impact.

Future residents of the project site will not be significantly impacted by land uses in the project area. (Less Than Significant Impact)

4.10.3 Reasonably Foreseeable Impacts to Adjacent Parcels

Currently, there are several unknowns regarding development of the parcels located north of the project site including the size, orientation, timing of development, and the final lotting pattern. Future development on the northern property, including the roadway network which will connect to the project’s interim roadway endings, will be designed to avoid land use conflicts to the extent

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feasible, and will be reviewed by the City. There are no reasonably foreseeable land use impacts that will result from the placement of the interim roadway endings at the locations proposed by the project.

4.10.4 Conclusion

The proposed PD rezoning will not result in incompatible land use impacts. With RDCS allocation and incorporation of mitigation measures related to noise and air quality, the project will not conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. The project will not divide an established community. The project will not result in significant land use impacts. (Less Than Significant Impact)

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4.11 MINERAL RESOURCES

4.11.1 Setting

The project site does not contain any known or designated mineral resources.

4.11.2 Environmental Checklist and Discussion of Impacts

MINERAL RESOURCES Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Result in the loss of availability of 1,2 a known mineral resource that will be of value to the region and the residents of the state? 2) Result in the loss of availability of 1,2 a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?

4.11.2.1 Impacts to Mineral Resources

The project will not result in the loss of availability of a known mineral resource, and no mineral excavation sites are present within the project site. The proposed project will not, therefore, result in significant adverse impacts to mineral resources. (No Impact)

4.11.3 Reasonably Foreseeable Impacts to Adjacent Parcels

The adjacent parcels do not contain important mineral resources. There are no reasonably foreseeable impacts related to mineral resources that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project.

4.11.4 Conclusion

The project will not result in impacts to known mineral resources. (No Impact)

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4.12 NOISE

The following discussion is based upon a Noise Assessment prepared by Illingworth & Rodkin, Inc., in July, 2012. The report is attached as Appendix G of this Initial Study.

4.12.1 Setting

4.12.1.1 Noise

Noise is defined as unwanted sound. Noise can be disturbing or annoying because of its pitch or loudness. Pitch refers to relative frequency of vibrations, higher pitch signals sound louder to people.

A decibel (dB) is measured based on the relative amplitude of a sound. Ten on the decibel scale marks the lowest sound level that a healthy, unimpaired human ear can detect. Sound levels in decibels are calculated on a logarithmic basis such that each 10 decibel increase is perceived as a doubling of loudness. The California A-weighted sound level, or dBA, gives greater weight to sounds to which the human ear is most sensitive. Leq is the average A-weighted noise level recorded during a given period of noise measurement.

Sensitivity to noise increases during the evening and at night because excessive noise interferes with the ability to sleep. Twenty-four hour descriptors have been developed that emphasize quiet-time noise events. The Community Noise Equivalent Level (CNEL) is a measure of the cumulative noise exposure in a community, with a 5dB penalty added to evening (7:00 PM to 10:00PM) and a 10 dB addition to nocturnal (10:00 PM to 7:00 AM) noise levels. The Day/Night Average Sound Level,

Ldn, is essentially the same as CNEL with the exception that the evening time period is dropped and all occurrences during this three hour period are grouped into the day time period.

4.12.1.2 Vibration

Ground vibration consists of rapidly fluctuating motions or waves with an average motion of zero. The Peak Particle Velocity (PPV) is a method that is used to evaluate human response to vibration by quantifying vibration amplitude. Vibration amplitude is defined as the maximum instantaneous positive or negative peak of a vibration wave.

Low-level vibrations frequently cause secondary vibration such as a slight rattling of windows, doors, or stacked dishes. While the rattling can give rise to complaints, there is little risk of structural damage from this vibration. In high noise environments, which are more prevalent where ground borne vibration approaches perceptible levels, rattling may be caused by loud airborne noise causing induced vibration in exterior doors and windows.

Construction activities can cause vibration that varies in intensity depending on several factors. The use of pile driving and vibratory compaction equipment typically generate the highest construction related ground-borne vibration levels. The two primary concerns with construction-induced vibration include the potential of construction to cause annoyance to humans, and the potential to induce structural damage.

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Studies have shown that the vibration threshold of perception for average humans is in the range of 0.008 to 0.012 inches per second (in/sec) PPV. Human perception to vibration varies with the individual and is a function of physical setting and the type of vibration. Persons exposed to elevated ambient vibration levels such as people in an urban environment may tolerate higher vibration levels.

There is no general consensus as to what amount of vibration poses a threat for structural damage to a building. Construction-induced vibration that is detrimental to a building is very rare and has only been observed in instances where the structure is in a high state of disrepair and the construction activity occurs immediately adjacent to the structure.

4.12.1.3 Applicable Noise Standards

The City of Morgan Hill General Plan Acceptable Noise Levels standards state that the normally

acceptable interior noise level for residential uses is 45 dBA Ldn. General Plan Policy 7a states that noise levels in new residential development exposed to an exterior Ldn of 60 dBA or greater should be limited to maximum instantaneous noise levels, Lmax, (e.g., trucks on busy streets, train warning whistles) in bedrooms of 50 dBA Lmax. Maximum instantaneous noise levels in all other habitable rooms should not exceed 55 dBA. The City’s standards for acceptable exterior noise levels are 60

dBA Ldn in single-family residential use areas and 70 dBA Ldn for playgrounds, neighborhood parks, agriculture and several types of outdoor recreation. General Plan Policy 7a also states that where the

City determines that providing an Ldn of 60 dBA or lower cannot be achieved after the application of reasonable and feasible mitigation, an Ldn of 65 dBA may be permitted.

Additionally, the 2010 California Building Code has established an interior noise threshold of 45

dBA Ldn applicable to any habitable room.

4.12.1.4 Existing Noise Environment

The project site is bound by agricultural land and rural single-family residential development to the north, single-family residences to the east, single-family attached and multi-family housing to the south, and Watsonville Road and single-family residences to the west.

The existing noise environment results primarily from traffic along Watsonville Road. Noise monitoring was completed at the site between May 29, 2012 and May 31, 2012 in order to quantify existing noise levels. The noise monitoring survey included two long-term measurements (LT-1 and LT-2) and two short-term measurements (ST-1 and ST-2). Figure 7 shows the noise monitoring locations.

Long-term noise measurement LT-1 was taken approximately 660 feet from the center of

Watsonville Road in the central portion of the site. Hourly average noise levels (Leq) ranged from 45 to 57 dBA Leq during the day, and from 37 to 50 dBA Leq at night. The calculated Ldn at this location was 54 dBA.

Long-term noise measurement LT-2 was taken approximately 105 feet from the center of Watsonville Road in order to quantify the daily trend in noise levels attributable to traffic along the

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roadway. Hourly average noise levels typically ranged from 59 to 63 dBA Leq during the day, and from 48 to 62 dBA Leq at night. The calculated Ldn at this location was 64 dBA Ldn.

Short- term noise measurements ST-1 was taken from 75 feet from the center of Watsonville Road.

The Leq at this location was 61 dBA with an Lmax of 74 dBA. Short-term noise measurement ST-2 was taken from the eastern portion of the project site. The Leq at this location was 47 dBA with an Lmax of 52 dBA.

4.12.1.5 Future Noise Levels

The future noise environment at the project site would continue to result from traffic along Watsonville Road. Future traffic noise levels on Watsonville Road adjacent to the project site will

increase by 1 dBA Ldn. The anticipated noise increase along the roadway would result in noise levels of 67 dBA Ldn at a distance of 65 feet from the centerline of Watsonville Road (distance represents the setback of the nearest residential units to the roadway as proposed by the project).

4.12.2 Environmental Checklist and Discussion of Impacts

NOISE Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project result in: 1) Exposure of persons to or 1,2,17 generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? 2) Exposure of persons to, or 1,2,17 generation of, excessive groundborne vibration or groundborne noise levels? 3) A substantial permanent increase 1,2,17 in ambient noise levels in the project vicinity above levels existing without the project? 4) A substantial temporary or 1,2,17 periodic increase in ambient noise levels in the project vicinity above levels existing without the project?

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NOISE Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Would the project: 5) For a project located within an 1,2,13 airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, will the project expose people residing or working in the project area to excessive noise levels? 6) For a project within the vicinity of 1,2 a private airstrip, will the project expose people residing or working in the project area to excessive noise levels?

The CEQA Guidelines state that a project will normally be considered to have a significant impact if noise levels conflict with adopted environmental standards or plans, or if noise levels generated by the project will substantially increase existing noise levels at noise sensitive receivers on a temporary or permanent basis. CEQA does not define what noise level increase should be substantial. A three dBA noise level increase is considered the minimum increase that is perceptible to the human ear. Typically, project generated noise level increases of three dBA Ldn or greater are considered significant where resulting exterior noise levels will exceed the normally acceptable noise level standard. Where noise levels will remain at or below the normally acceptable noise level standard with the project, a noise level increase of five dBA Ldn or greater is considered significant.

4.12.2.1 Impacts to the Proposed Project

Interior Noise

The 2010 California Building Code and the City of Morgan Hill requires that interior noise levels

within new residential units not exceed 45 dBA Ldn. The City of Morgan Hill requires new residential development exposed to an exterior Ldn of 60 dBA or greater to reduce the maximum instantaneous noise levels (e.g. trucks on busy streets) in bedrooms to 50 dBA Lmax. Maximum instantaneous noise levels in all other habitable rooms should not exceed 55 dBA Lmax. Using standard construction techniques, a typical building shell provides 15 dBA of attenuation with windows open and 20 to 25 dBA of attenuation with windows closed.

With the incorporation of a forced air mechanical ventilation system to allow windows to remain closed, interior noise levels can typically be maintained below State and City standards within

exterior noise environments that range from 60 to 65 dBA Ldn, using standard construction techniques.

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In noise environments of 65 dBA Ldn or greater, a combination of forced air mechanical ventilation and sound-rated construction methods is typically required to meet the 45 dBA Ldn interior noise level standard. Future noise levels at unshielded residential facades along Watsonville Road are

anticipated to reach 67 dBA Ldn with an Lmax of 74 dBA.

Impact NOI-1 Interior noise exposures at residential units adjacent to Watsonville Road would exceed City of Morgan Hill and State interior standards for residential development. (Significant Impact)

Mitigation Measure: The following measure would reduce interior noise impacts at residences adjacent to Watsonville Road to a less than significant level:

MM NOI-1.1 The following measures shall be implemented as part of the project for residences adjacent to Watsonville Road: • A project-specific design-level Acoustical Analysis shall be completed by a qualified acoustical consultant to confirm that the final project design including site plans, building elevations, and floor plans will result in

interior noise levels of 45 dBA Ldn or lower and an Lmax of 50 dBA or lower in bedrooms and 55 dBA or lower in all other habitable rooms. Special building techniques (e.g., sound-rated windows and building facade treatments) will be required to maintain interior noise levels at or below acceptable levels. These treatments will include, but are not limited to, sound rated windows and doors, sound rated wall constructions, acoustical caulking, protected ventilation openings, etc. Preliminary calculations indicate that residential units adjacent to Watsonville Road with direct line of sight to the roadway would require sound rated windows and doors with ratings ranging from STC 27-28 to assure that the interior average noise level guidelines are met. Recommendations for noise insulation treatments will be on a unit-by-unit basis. The results of the Acoustical Analysis including recommendations for noise control treatments, shall be submitted, reviewed, and approved of by the City prior to issuance of a building permit. • The project shall provide a suitable form of forced-air mechanical ventilation, as determined by the City building official, for units located along Watsonville Road. This will allow windows to be kept closed at the occupant’s discretion to control interior noise.

Exterior Noise

The City’s General Plan allows an outdoor noise level for new residential development of up to 60 dBA Ldn. The project site is located adjacent to Watsonville Road and future exterior noise at the project site could reach up to 67 dBA Ldn. Noise levels at the nearest outdoor use areas adjoining Watsonville Road would exceed the 60 dBA Ldn standard by up to 7 dBA Ldn.

Impact NOI-2 Residents of the project site with rear-yards located along the Watsonville Road street frontage will be exposed to an exterior noise environment that

exceeds 60 dBA Ldn. (Significant Impact)

City of Morgan Hill Initial Study Connemara Residential Project 81 January 2013

Mitigation Measure: The following measure will reduce exterior noise impacts to residents occupying residential units adjacent to Watsonville Road:

MM NOI-2.1 The project shall construct six- to eight-foot noise barriers along the Watsonville Road street frontage to reduce noise from the roadway at the

adjacent residential project properties to 60 dBA Ldn or less. As shown in Figure 8, the noise barriers shall be eight feet in height adjacent to Watsonville Road and six feet in height where they wrap around the northern side of Lot 1, and the southern boundaries of Lots 3 and 11. Alternatively, the noise barriers may be reduced to six feet adjacent to Watsonville Road with incorporation of an 82 foot setback from the centerline of the roadway.33 The barrier heights shall be measured relative to the residential building pad elevations. The barriers shall be free of cracks or gaps over the face and at the base of the barriers and shall be constructed from materials with a minimum surface weight of three pounds per square foot (lbs/ft2).

Based on their distance from Watsonville Road and shielding from other residential units, rear-yard areas which are not located adjacent to Watsonville Road would be shielded by intervening structures and would be exposed to noise levels less than 60 dBA Ldn. (Less Than Significant Impact)

The project site is not located within an Airport Influence Area34 and residents of the project site would not be exposed to excessive noise levels from air traffic. (Less Than Significant Impact)

4.12.2.2 Impacts from the Proposed Project

Project Traffic

Currently, there are five single-family detached residential units on the project site. The project would allow development of 32 net new residences on the site, which would generate approximately 306 daily trips over existing conditions.35 Future Average Daily Traffic (ADT) along Watsonville Road is predicted to be 12,300 trips per day.36

Vehicular traffic generated by the project would make up a small percentage of the total trips on Watsonville Road and would not measurably increase noise levels in the project area. Noise resulting from traffic generated by the project would not be measurable or perceptible. (Less Than Significant Impact)

33 Illingworth & Rodkin, Inc. Jared McDaniel, Noise Consultant. Phone Conversation, January 25, 2012. 34Walter B. Windus, Aviation Consultant. Comprehensive Land Use Plan, South County Airport. 2008. Accessed October 14, 2011. 35Based on ITE trip rates of for single-family detached housing (Land Use 210) (9.57 trips per residential unit per day). 36 Illingworth & Rodkin, Inc. Morgan Hill Noise Element. March 1998.

City of Morgan Hill Initial Study Connemara Residential Project 82 January 2013 = 8 - Foot Barrier

= 6 - Foot Barrier

Short-Term Construction Impacts

Construction Noise

Noise impacts resulting from construction depend on the noise generated by various pieces of construction equipment, the timing and duration of noise generating activities, and the distance between construction noise sources and noise sensitive areas. Construction noise impacts primarily result when construction activities occur during noise-sensitive times of the day (e.g., early morning, evening, or nighttime hours), the construction occurs in areas immediately adjoining noise sensitive land uses, or when construction lasts over extended periods of time.

Construction activities generate considerable amounts of noise, especially during earth moving activities when heavy equipment is used. The highest maximum noise levels generated by project

construction would typically range from about 90 to 95 dBA Lmax at a distance of 50 feet from the noise source. Typical hourly average construction-generated noise levels are about 81 dBA to 88 dBA, measured at a distance of 50 feet from the center of the site during busy construction periods (e.g., earth moving equipment, impact tools, etc.). Construction generated noise levels drop off at a rate of about 6 dBA per doubling of distance between the source and receptor. Shielding by buildings or terrain often result in lower construction noise levels at distant receptors.

Where noise from construction activities exceeds 60 dBA Leq and exceeds the ambient noise environment by at least 5dBA Leq at noise-sensitive uses in the project vicinity for more than one year, the impact would be considered significant. Noise generated by site improvements including demolition, grading, infrastructure improvements, and the construction of residential units will occur in two phases lasting approximately eight months each. Construction of the proposed project is not

anticipated to result in noise levels exceeding 60 dBA Leq nor will noise exceed the ambient noise environment by 5 dBA Leq, for a period of greater than one year.

Although no significant impact is anticipated from construction of the project, construction activities could still result in perceptible noise increases at nearby residential land uses. Noise generated by each project phase would only affect the sensitive land uses adjoining that particular phase (i.e., construction of Phases 2 would occur at increased distances from those sensitive land uses that were most affected during construction of Phase 1). The temporary increase in ambient noise levels would be a less than significant impact.

Standard Measures: The following standard measures shall be implemented to reduce perceived impacts from construction noise by reducing construction noise levels emanating from the site, limiting construction hours, and minimizing disruption and annoyance:

SM NOI- 1 • Construction activities shall be limited to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday, and between the hours of 9:00 a.m. and 6:00 p.m. on Saturdays. No construction activities should occur on Sundays or federal holidays (Consistent with Section 8.28.040 of the Morgan Hill Municipal Code). • Equip all internal combustion engine driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment.

City of Morgan Hill Initial Study Connemara Residential Project 84 January 2013

• Locate stationary noise generating equipment (e.g. rock crushers, compressors) as far as possible from adjacent residential receivers. • Acoustically shield stationary equipment located near residential receivers with temporary noise barriers or recycled demolition materials. • Utilize "quiet" air compressors and other stationary noise sources where technology exists. • The contractor shall prepare a detailed construction plan identifying the schedule for major noise-generating construction activities. The construction plan shall identify a procedure for coordination with adjacent residential land uses so that construction activities can be scheduled to minimize noise disturbance. • Designate a "disturbance coordinator" who would be responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g., bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem.

Construction Vibration

Construction of the project may generate perceptible vibration when heavy equipment or impact tools such as jackhammers, or hoe rams are used. Construction activities would include demolition of existing structures, excavation, site preparation work, foundation work, and new building framing and finishing. The proposed project would not require pile driving, which can cause excessive vibration.

For structural damage, the California Department of Transportation uses a vibration limit of 0.5 in/sec PPV for buildings structurally sound and designed to modern engineering standards, 0.3 in/sec PPV for buildings that are found to be structurally sound but where structural damage is a major concern, and a conservative limit of 0.08 in/sec PPV for ancient buildings or buildings that are documented to be structurally weakened.

Project construction activities such as drilling, the use of jackhammers, rock drills and other high- power or vibratory tools, and rolling stock equipment may generate substantial vibration in the immediate vicinity. Construction activities will occur in two phases for eight months each, but construction vibration would not be substantial for most of this time except during vibration generating activities. Jackhammers typically generate vibration levels of 0.035 in/sec PPV and drilling typically generates vibration levels of 0.09 in/sec PPV at a distance of 25 feet. Vibration levels would vary depending on soil conditions, construction methods, and equipment used. Vibration levels would be expected to be 0.2 in/sec PPV or less, which is below the 0.3 in/sec PPV significance threshold.

Although vibration would not be expected to cause structural damage, vibration may still be perceptible to nearby residents. As with any type of construction, this would be anticipated and it would not be considered significant given the intermittent and short duration of the phases that have the highest potential for producing vibration (demolition and use of jackhammers and other high power tools). Use of administrative controls listed above as standard measures in Section 4.12.2.2,

City of Morgan Hill Initial Study Connemara Residential Project 85 January 2013

Short-Term Construction Impacts, would minimize perceptible vibration. Project construction would not result in a significant impact from vibration. (Less Than Significant Impact)

4.12.3 Reasonably Foreseeable Impacts to Adjacent Parcels

The project is designed so that when the property to the north is developed, the project’s Access Roadways 1 and 2 will be extended and could connect to Olive Avenue. Conversion of the project roadways to through-streets will increase traffic on the roadways, which will result in an incremental noise increase in the area. Access Roadway 1 will be located adjacent to the west of two properties which are developed with existing single-family detached residences.

The property located north of the project site is designated Single-Family Medium (3-5 du/ac) in the City's General Plan and future development on these parcels will likely be similar in character and scale to the proposed project. Access Roadway 1 will remain a small neighborhood street even after it connects to Olive Avenue, and conversion of this roadway to a through-street is not likely to result in increased traffic to the extent that it would cause a significant noise impact. If it is determined at the time of future development that conversion of Access Roadway 1 to a through-street could result in a significant noise impact (which would be unrelated to the subject project), then installation of a sound wall meeting the recommendations of a qualified noise consultant would be adequate to mitigate noise impacts to a less than significant level.

4.12.4 Conclusion

Implementation of the measures listed above would reduce impacts from noise and vibration at the project site to a less than significant level. (Less Than Significant Impact with Mitigation)

City of Morgan Hill Initial Study Connemara Residential Project 86 January 2013

4.13 POPULATION AND HOUSING

4.13.1 Setting

The Morgan Hill General Plan assumes an average of 3.08 persons per single-family residential unit. Morgan Hill’s population as of January 1, 2012 was 39,127 and is projected to grow to 45,800 by 2030.37

As part of the General Plan, residential development within the City of Morgan Hill is controlled by the Residential Development Control System (RDCS). By approving Measure C in 2004 and Measure F in 2006, Morgan Hill voters extended the City’s RDCS to 2020. RDCS establishes a population ceiling for the City of 48,000 as of January 1, 2020.

4.13.2 Environmental Checklist and Discussion of Impacts

POPULATION AND HOUSING Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Induce substantial population 1,2 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)? 2) Displace substantial numbers of 1,2 existing housing, necessitating the construction of replacement housing elsewhere? 3) Displace substantial numbers of 1,2 people, necessitating the construction of replacement housing elsewhere?

4.13.2.1 Impacts from the Project

The project site is currently developed with five residential units. The project proposes a subdivision to allow for the construction of 37 single-family detached residential units. The project will allow construction of 32 net new single-family detached residential units. The average number of persons per household in Morgan Hill is 3.08 and future residential development on the site will generate 114 residents, or up to 99 net new residents.

37 US Census 2010. and Association of Bay Area Governments (ABAG), Projections and Priorities 2009: Building Momentum, San Francisco Bay Area Population, Household, and Job Forecasts. August, 2009.

City of Morgan Hill Initial Study Connemara Residential Project 87 January 2013

As explained previously, residential growth in Morgan Hill is ultimately controlled by the RDCS which was adopted for the purpose of controlling impacts from rapid growth in Morgan Hill. The RDCS generally limits 250 units to be built each year according to a competitive process involving a criteria and point system that address a variety of factors of the proposed project including provision of public services, site planning, and architectural design considerations. Population growth resulting from the proposed 37 residential units will be a part of the new units allowed through the RDCS in a given year. Given the metering effect of the RDCS, the proposed project will not induce substantial additional unplanned residential development in the area. (Less Than Significant Impact)

Five single-family detached units are located on the project site, and residents of these units will be displaced by the project. Although the project will not displace a substantial amount of people such that new housing will need to be built elsewhere, the City of Morgan Hill recognizes that development of existing housing sites can cause hardship to residents. The City is requiring that the project proponent provide existing residents of the project site with a list of available rental units of similar price and within the same general area, and contact information for housing resources. Additionally, tenants will be given a minimum of 90 days to vacate the property prior to commencement of construction activities. The proposed project will not result in impacts related to population growth, and is not expected to create pressure for additional unplanned development outside the Urban Service Area and Urban Growth Boundary, nor will it require infrastructure extension that will induce unplanned growth. (Less than Significant Impact)

4.13.3 Reasonably Foreseeable Impacts to Adjacent Parcels

There are no reasonably foreseeable impacts related to population and housing that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project, as these properties are planned for residential use in the current Morgan Hill General Plan.

4.13.4 Conclusion

Residential development of the site with 37 residences will not result in a substantial increase in population in the City of Morgan Hill above projected population levels nor will it induce unplanned residential development in the area. (Less Than Significant Impact)

City of Morgan Hill Initial Study Connemara Residential Project 88 January 2013

4.14 PUBLIC SERVICES

4.14.1 Setting

4.14.1.1 Fire Service and Emergency Medical Services

As of January, 2013, the City of Morgan Hill contracts for fire and emergency medical services with the California Department of Forestry and Fire Protection (CDF). The City is served by the following fire stations: 1) El Toro Fire Station, located at 18300 Old Monterey Road (approximately three miles north of the project site), 2) Dunne Hill Fire Station, located at 2100 East Dunne Avenue (approximately three miles northeast of the project site), and 3) CDF Fire Station, located at 15670 South Monterey Road (approximately 0.70 miles north of the project site). It is the fire department’s goal to have a response time of within eight minutes.

4.14.1.2 Police Service

Police service is provided to the site by the City of Morgan Hill Police Department. The Morgan Hill Police facility is located at 16200 Vineyard Boulevard (approximately 1.10 miles north of the project site). The department employs 36 sworn officers. The Police Department’s goal is to respond to Priority One calls within five minutes and Priority Two calls within eight minutes. Priority One calls are reports of a crime in progress or where an injury has occurred and Priority Two calls are reports of felonies and other major calls.

4.14.1.3 Schools

The project site is located within the Morgan Hill Unified School District. The District has eight elementary schools, two middle schools, two comprehensive high schools, one continuation high school, and a community adult school, as well as a home schooling program. Future residents of the site will be served by San Martin/Gwinn Elementary School, (located approximately 1.60 miles southeast of the site), Lewis H. Britton Middle School (located approximately 2.40 miles north of the site), and Ann Sobrato High School (located approximately 4.31 miles north of the site).38

4.14.1.4 Parks

The City owns 70 acres of developed parkland (including the Civic Center, assessment district parks and city owned trails) and 59 acres of recreation facilities. Included within this inventory the City maintains a skateboard/BMX park, two community parks, five neighborhood parks, two neighborhood/school parks, and 15 mini-parks, in addition to its public trail system and open space.39 The closest park to the project site is Paradise Park, located at the corner of La Crosse Drive and Calle Enrique, less than ½ mile north of the project site. In addition to publicly-owned parkland, there is also a significant amount of recreational land and open space in the City that is privately owned and maintained.

38 Morgan Hill Unified School District. ischoolfinder. Accessed August 2, 2012. 39 Rymer, Steve. Director of Recreation and Community Services, City of Morgan Hill. Email Communication September 20, 2011.

City of Morgan Hill Initial Study Connemara Residential Project 89 January 2013

Morgan Hill residents also utilize county and state parks. These parks include Silveira Park at the southern end of the City, the Coyote Creek park chain to the north, Henry Coe State Park to the east, and Anderson Lake County Park located approximately ¼ mile northeast of the project site.

Under the City’s General Plan Policy 18c, 50 percent of the private homeowners association (HOA) recreational acreage is counted toward meeting the General Plan goal of 5.0 acres per thousand population. Additionally, the General Plan allows ten percent of open space to be counted towards meeting the goal. In combination, these various types of public and private park and recreational facilities in the City of Morgan Hill total about 207 acres to serve an estimated population of 39,127. This exceeds the City’s goal of five acres of parkland per 1,000 capita.

4.14.2 Environmental Checklist and Discussion of Impacts

PUBLIC SERVICES Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Result in substantial adverse physical impacts associated with the provision of new or physically

altered governmental facilities, the 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? 1,2 Police Protection? 1,2 Schools? 1,2 Parks? 1,2 Other Public Facilities? 1,2

4.14.2.1 Fire and Police Service

The project will be constructed in conformance with current building and fire codes, including features that will reduce potential fire hazards. Review of the project by the City of Morgan Hill Fire Inspector and the Morgan Hill Police Department will incorporate appropriate safety features to reduce fire hazards and criminal activity.

The project site is located in a suburban area and residential development on the site will not substantially increase the demand for fire and police protection that will require construction or expansion of fire or police facilities. (Less Than Significant Impact)

City of Morgan Hill Initial Study Connemara Residential Project 90 January 2013

4.14.2.2 Schools

Future residential development on the site will increase the population of the project area. Using the Morgan Hill Unified School District’s student generation rate of 0.4732 students per unit,40 a typical 37-unit single-family detached development would generate up to 18 students at full build-out.

The project is the construction of 37 senior housing units and it is, therefore, unlikely that the development with senior residents will generate students at levels characteristic of typical single- family detached residential development. State Law (Government Code Section 65996) specifies an acceptable method of offsetting a project’s effect on the adequacy of school facilities is payment of a school impact fee prior to issuance of a building permit. In the event that the project units are occupied by a general population (as opposed to strictly seniors as proposed) and the 37 units do generate 18 students, implementation of measures specified in Government Code 65996 will be used to offset the project-related increase in student enrollment. The proposed project will be required to comply with the school impact fee requirements of the Morgan Hill Unified School District. The project is not anticipated to significantly impact local schools. (Less Than Significant Impact)

4.14.2.3 Parks

The project will allow construction of 37 residential units and includes 1.01 acres of private open space. The average number of persons per household in Morgan Hill is 3.08 and future residential development on the site could generate up to 114 residents. Using the City’s parkland goal of five acres per 1,000 residents, the project generates demand for 0.57 acres of public parkland. In providing a private park/open space for future residents, the project will lessen the project’s impact on public park facilities in Morgan Hill. The development of private parkland does not, however, satisfy the City’s goal of providing public parkland.

The City of Morgan Hill has adopted a parkland dedication/park land in-lieu fee ordinance (Municipal Code Chapter 17.28) that requires parkland dedication or in-lieu fees for residential developments. This ordinance requires residential developers to dedicate public parkland or pay in- lieu fees, or both, to offset the demand for neighborhood parkland created by their housing developments. The acreage of parkland or amount of the in-lieu fee required is based upon criteria outlined in Chapter 17.28 of the City’s Municipal Code. The project will be required to comply with the City’s parkland ordinance requiring dedication or in-lieu fees for residential developments, which will avoid significant impacts to the City’s park facilities. (Less Than Significant Impact)

4.14.3 Reasonably Foreseeable Impacts to Adjacent Parcels

There are no reasonably foreseeable impacts related to public services that will result specifically from future planned extension of Access Roadways 1 and 2 onto the northern property at the locations proposed.

40 Anessa Pasillas, Supervisor of Maintenance, Morgan Hill Unified School District. E-mail: RE: Student Generation Rates. July 28, 2011.

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4.14.4 Conclusion

With review and approval of the project design by the Police and Fire departments, payment of school impact fees, and compliance with the City’s parkland dedication/parkland in-lieu fee ordinance, the project will reduce public services impacts to a less than significant level. (Less Than Significant Impact)

City of Morgan Hill Initial Study Connemara Residential Project 92 January 2013

4.15 RECREATION

4.15.1 Setting

The City owns 70 acres of developed parkland (including the Civic Center, assessment district parks and city owned trails) and 59 acres of recreation facilities. Included within this inventory, the City maintains two community parks, five neighborhood parks, two neighborhood/school parks, and 15 mini-parks, in addition to its public trail system and open space.41 The closest park to the project site is Paradise Park, located at the corner of La Crosse Drive and Calle Enrique, less than ½ mile north of the project site.

Morgan Hill residents also utilize county and state parks. These parks include Silveira Park at the southern end of the City, the Coyote Creek park chain to the north, Henry Coe State Park to the east, and Anderson Lake County Park located approximately ¼ mile northeast of the project site.

In addition to parks, the City owns special use facilities for recreational purposes. These facilities include the Morgan Hill Aquatics Center, Centennial Recreation Center, Community and Cultural Center, Outdoor Sports Center, and skateboard/BMX park. The Community Center provides various rooms for events, meetings, classes; a children’s pavilion, and an outdoor amphitheater. School facilities are also available for use after school hours and on weekends. These facilities include 12 baseball/softball fields, nine soccer fields, two football fields, two tracks, and four swimming pools.

Under the City’s General Plan Policy 18c, 50 percent of the private homeowners association (HOA) recreational acreage is counted toward meeting the General Plan goal of 5.0 acres per thousand population. Additionally, the General Plan allows ten percent of open space to be counted towards meeting the goal. In combination, these various types of public and private park and recreational facilities in the City of Morgan Hill total about 207 acres to serve an estimated population of 39,127. This exceeds the City’s goal of five acres of parkland per 1,000 capita.

4.15.2 Environmental Checklist and Discussion of Impacts

RECREATION Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Increase the use of existing 1,2 neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility will occur or be accelerated?

41 Rymer, Steve. Director of Recreation and Community Services, City of Morgan Hill. Email Communication September 20, 2011.

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RECREATION Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 2) Does the project include 1,2 recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?

4.15.2.1 Impacts to Recreational Facilities

Implementation of the project could generate up to 114 residents. Using the City’s parkland goal of five acres per 1,000 residents, the project generates demand for 0.57 acres of public parkland.

The project includes two common open space areas totaling 1.01 acres (see Figure 5, Site Plan). The primary common open space area will be 0.94 acres and will be situated at the northeastern corner of the site. The eastern open space area will include amenities such as a barbeque, tables, bench, bocce ball court, and landscaping. Runoff from the project site will drain into a 1,130 cubic yard, landscaped, stormwater retention pond which will also be located in the eastern open space area. The second open space area will be 0.07 acres and will be located at the western boundary of the site. The western open space area will include a picnic table, lawn area, bench, shade trellis, grill, and shade structure, and will be powered by low-voltage light fixtures.

Because the project includes quality recreational space, residents of the project site may be less inclined to seek out alternative recreational spaces that exist in the broader project area. Additionally, the project will be required to comply with the parkland dedication/parkland in-lieu fee ordinance. The project will not, therefore, significantly impact existing parks or recreational facilities in the project area or in the City of Morgan Hill. (Less Than Significant Impact)

As described in Section 4.9, Hydrology, the project will be required to implement BMPs to reduce erosion during construction activities, and will be required to conform to the City’s SWMP. With implementation of BMPs and the SWMP, construction and operation of the open space/recreational component of the project will not result in adverse physical effects on the environment. (Less Than Significant Impact)

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4.15.3 Reasonably Foreseeable Impacts to Adjacent Parcels

There are no reasonably foreseeable impacts related to recreation that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project.

4.15.4 Conclusion

The project, through payment of fees and/or dedication of parkland, will not result in significant impacts to recreational facilities in the City of Morgan Hill. With implementation of BMPs and conformance to the City’s SWMP, the project does not propose recreational facilities that will have an adverse physical effect on the environment. (Less Than Significant Impact)

City of Morgan Hill Initial Study Connemara Residential Project 95 January 2013

4.16 TRANSPORTATION

4.16.1 Setting

4.16.1.1 Regional and Local Roadway Access

The project site is located on the east side of Watsonville Road, south of Olive Avenue and north of Santa Teresa Boulevard in the City of Morgan Hill. Watsonville Road is a two-lane roadway that provides access to the project site from the west. The west side of Watsonville Road has a sidewalk and bicycle lane. A turn median down the center of Watsonville Road allows cars driving south on Watsonville Road to access driveways along the east side of the road.

Regional access to the project site is provided by US 101 which is a north-south freeway that serves as the primary roadway connection between Morgan Hill and all other areas of Santa Clara County. The Tennant Avenue interchange provides access to the project site.

4.16.1.2 Existing Transit Service

Bus Routes

The VTA operates fixed route, commuter, and paratransit bus service and light rail service (LRT) in Santa Clara County. VTA provides four bus routes that serve the project area. Monterey Salinas Transit (MST) operates transit service in Monterey County, and provides express bus service to Morgan Hill and San José. The closest bus stop to the project site is located at Monterey Road and Watsonville Road, approximately 0.65 miles northeast of the project site. The stop is served by VTA Routes 68, 121, and 168.

VTA Route 68 operates through Morgan Hill and follows major arterial roadways from Gilroy Transit Center in the south to San José Diridon Transit Center in the north.

VTA Route 121 operates through Morgan Hill via Butterfield Boulevard and Monterey Road. Route 121 provides connections with Route 68 and the Caltrain Station in Morgan Hill.

VTA Route 168 operates through Morgan Hill via Butterfield Boulevard and Monterey Road. Route 121 provides connections with Route 68 and the Caltrain Station in Morgan Hill.

VTA Route 16 operates through Morgan Hill and provides connections with Route 68.

MST 55 operates through Morgan Hill via US 101 and provides a connection with the Caltrain Station in Morgan Hill.

Caltrain Service

The Peninsula Corridor Joint Powers Board operates Caltrain commuter rail service between San Francisco and San José, with weekday commute-hour service to Morgan Hill and Gilroy. Caltrain provides frequent daily train service between San José and San Francisco. Service extends south to Gilroy during commute hours, with three northbound trips during the AM peak period and three

City of Morgan Hill Initial Study Connemara Residential Project 96 January 2013

southbound trips during the PM peak period stopping at both the Gilroy and Morgan Hill Caltrain Stations.

4.16.1.3 Existing Pedestrian and Bicycle Facilities

Pedestrian Facilities

The project site is located in an area with residential development and vacant land. Sidewalks are located along the west side of Watsonville Road. A sidewalk is also located on the east side of Watsonville Road, but the sidewalk ends at the project site street frontage to the south. There are no signalized intersections or full crosswalks within a quarter mile of the project site.

Bicycle Facilities

Bicycle facilities comprise paths (Class I), lanes (Class II), and routes (Class III). Bicycle paths are paved trails that are separate from roadways. Bicycle lanes are on roadways and are designated for bicycle use by striping, pavement legends, and signs. Bicycle routes are roadways designated for bicycle use by signs only.

Watsonville Road is developed with a Class II bikeway along the west side of the road, and a partial Class II bikeway along the east side of the road from Santa Teresa Boulevard to just south of the project site. The Morgan Hill Bikeways Master Plan proposes to extend the partial bikeway along the entire length of Watsonville Road so that it eventually connects to existing Class II bikeways on Monterey Road to the north.

4.16.2 Environmental Checklist and Discussion of Impacts

TRANSPORTATION/TRAFFIC Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1. Conflict with an applicable plan, 1,2 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?

City of Morgan Hill Initial Study Connemara Residential Project 97 January 2013

TRANSPORTATION/TRAFFIC Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1,2 2. Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? 3. Result in a change in air traffic 1,2 patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? 4. Substantially increase hazards due to a design feature (e.g., sharp 1,2 curves or dangerous intersections) or incompatible land uses (e.g., farm equipment)? 5. Result in inadequate emergency 1,2 access? 6. Conflict with adopted policies, 1,2 plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?

4.16.2.1 Roadway Impacts

According to the City of Morgan Hill Guidelines for Preparation of Transportation Impact Reports, a transportation impact analysis is required for projects that add between 50 and 99 net new peak hour trips to the roadway system where nearby intersections are operating at LOS D or worse, or projected to operate at LOS D or worse with traffic added by approved developments, or when a project generates 100 or more net new peak hour trips (consistent with the Valley Transportation Authority [VTA] policy).

Based on the Institute of Traffic Engineers (ITE) Trip Generation, 8th Edition (2008), the project will generate approximately 29 AM peak hour trips and 38 PM peak hour trips.42 Due to the low number of project generated trips, the project will not adversely impact levels of service at nearby signalized intersections. (Less Than Significant Impact)

42 Traffic trips calculated are based upon traffic counts listed in the Institute of Traffic Engineers, Trip Generation, 8th Edition for Single-Family Detached (210).

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4.16.2.2 Transit, Pedestrian, and Bicycle Facilities

The project site is currently developed with five residential units. The project will allow construction of 32 net new single-family detached residential units. The average number of persons per household in Morgan Hill is 3.08 and future residential development on the site will generate up to 99 net new residents. The addition of 99 residents to the population of Morgan Hill will incrementally increase transit ridership and will not conflict with existing or planned transit facilities. (Less Than Significant Impact)

Based on the City 2008 Bikeways Master Plan Update, future Class II bike lanes are proposed along the east side of Watsonville Road, opposite the existing bike lane on the west side of the roadway. The project will not conflict with the City 2008 Bikeways Master Plan Update and will not conflict with any adopted bicycle plan, policy, or facility. (Less Than Significant Impact)

The project will construct a sidewalk and extend the existing bike lane along the project site Watsonville Road street frontage to connect with the existing sidewalk and bicycle lane that ends just south of the project site along Watsonville Road. The project also proposes to provide bike lanes along Watsonville Road beyond the project street frontage to the north. In the event that there is not enough ROW along Watsonville Road for bicycle lane installation, then an in-lieu fee will be collected so that the City can complete the installation when ROW becomes available.43 The project will also include sidewalks along all interior street frontages. With the inclusion of sidewalks along all street frontages and extension of the existing bicycle lane on Watsonville Road or payment of in- lieu fees, pedestrian and bicycle circulation will be adequate to support 99 net new residents in the project area. (Less Than Significant Impact)

4.16.2.3 Site Access and Circulation

As described in Section 3.1, Project Description, Access Roadway 1 will be partially constructed during Phase 1 to provide access to the first 17 proposed residential units. A widened circular area near the end of the roadway will function as a temporary cul-de-sac and will provide an area for vehicles to turn around (see Figure 5). Build-out of Access Roadway 1 will be completed during Phase 2 of the project. Although Figure 5, Conceptual Site Plan, shows Access Roadway 1 ending on-site as a cul-de-sac, the project proposes to build the roadway as a through-street, ultimately connecting to Olive Avenue to the north when the adjacent property develops with housing. ROW has not yet been obtained for the property north of the project site which is needed for the roadway to connect with Olive Avenue. City standards do not allow the construction of cul-de-sacs greater than 600 feet in length. Construction of Phase 2 of the project would not, therefore, be permitted until an EVA easement and/or ROW is secured to connect Access Roadway 1 with Olive Avenue.

With construction of the temporary cul-de-sac in Phase 1 and extension of Access Roadway 1 as a through-street connecting to Olive Avenue in Phase 2, the project will not result in construction of a project with inadequate emergency vehicle access. (Less Than Significant Impact)

43 E-mail with City, Rebecca Tolentino, Senior Planner. Re: Connemara EIR comments. December 2, 2012.

City of Morgan Hill Initial Study Connemara Residential Project 99 January 2013

4.16.2.4 Traffic Hazards

With design review by the City’s Fire Inspector and by other City staff (see Section 4.16.2.3, above), the project will be in conformance with applicable standards and policies to avoid design feature hazards. The project site is not located within the South County Airport Influence Area and development of the site as proposed will not, therefore, change air traffic patterns.44 (No Impact)

4.16.3 Reasonably Foreseeable Impacts to Adjacent Parcels

The project is designed so that the two proposed access roadways terminate on an interim basis along the northern border of the site, with the intent that they will eventually connect to roadways associated with development on the parcels to the north. Future build-out of the site adjacent to the north of the project site will, therefore, result in two additional access points onto the project site. Any impacts from hazardous conditions or to the local circulation system resulting from future development north of the project site will be mitigated, as necessary, during the environmental review process for that project.

4.16.4 Conclusion

Implementation of the project will not result in significant impacts to the transportation system. (Less Than Significant Impact)

44 Walter B. Windus, Aviation Consultant. Comprehensive Land Use Plan, South County Airport. 2008. Accessed August 16, 2012.

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4.17 UTILITIES AND SERVICE SYSTEMS

The following discussion is based on the City of Morgan Hill’s Water System Master Plan, Sewer System Master Plan, and Storm Drainage System Master Plan (January 2002). The following is also based upon a Preliminary Utility Report prepared by MH Engineering Company in November, 2012. The Preliminary Utility Report is attached as Appendix H.

4.17.1 Setting

4.17.1.1 Water Service

The City of Morgan Hill provides potable water service to its residential, commercial, industrial, and institutional customers within the City limits. The City’s water system facilities include 17 groundwater wells, 13 potable water storage tanks, 10 booster stations, and over 160 miles of pressured pipes ranging from two to 14 inches in diameter. The City’s water distribution system meets the needs of existing customers. The City has planned and constructed water projects in conjunction with new street construction in anticipation of future growth and water needs.

Water is provided to existing residents of the project site by an on-site water well. The estimated water use at the project site is approximately 2,988 gallons per day (gpd) for the five existing residential units. 45

4.17.1.2 Sewer System and Wastewater Treatment

The City of Morgan Hill sewer collection system consists of approximately 135 miles of 6-inch through 30-inch diameter sewers, and includes 15 sewage lift stations and associated force mains. The “backbone” of the system consists of the trunk sewers, generally 12-inches in diameter and larger, that convey the collected wastewater flows through an outfall that continues south to the Wastewater Treatment Facility (WWTF) in Gilroy. The WWTF is jointly owned by the cities of Gilroy and Morgan Hill. The City’s existing sewer collection system meets the needs of existing customers. The City has planned and constructed sewer facilities in conjunction with new street construction in anticipation of future growth and sewage needs.

The South County Regional Wastewater Authority (SCRWA) Wastewater Treatment Plant provides service to the cities of Morgan Hill and Gilroy. The treatment plant has capacity to treat an average dry weather flow (ADWF) of 8.5 million gallons per day (mgd) and is currently permitted by the Regional Water Quality Control Board (RWQCB), Central Coast Region to treat up to 8.5 mgd. Both the cities of Gilroy and Morgan Hill have growth control systems in place which limit unexpected increases in sewage generation. The ADWF for combined flows from Morgan Hill and Gilroy were approximately 6.8 mgd in 2010. Based on combined population projections for both cities, the current capacity of 8.5 mgd will be reached in approximately 2019.46

45 Water demand assumptions are taken from the City of Morgan Hill 2010 Urban Water Management Plan. The water demand assumes 194 gallons per person per day. It is assumed the residential factor accounts for onsite common landscaping and community water demands. 46 MWH Global and Akel Engineering Group. Draft– South County Regional Wastewater Authority Wastewater Flow Projections 2011. July 2011.

City of Morgan Hill Initial Study Connemara Residential Project 101 January 2013

The five existing single-family residences on the project site generate approximately 2,540 gallons of waste water per day.

4.17.1.3 Solid Waste

Recology South Valley provides solid waste and recycling services to the businesses and residents of the cities of Morgan Hill and Gilroy. Recology South Valley has contracted through 2017 with the Salinas Valley Solid Waste Authority to dispose of municipal solid waste at Johnson Canyon Sanitary Landfill. Johnson Canyon Sanitary Landfill is anticipated to reach capacity in 2040. Greenwaste Recovery provides services to Unincorporated Southern Santa Clara County.47

The estimated solid waste generated by the existing five residential units on the site is approximately 18,250 pounds per year.48

4.17.1.4 Storm Drainage

The City of Morgan Hill is divided into several hydrologically distinct drainage areas. Each drainage area has a system of conveyance facilities, pumps, and detention basins to collect and dispose the runoff. The stormwater runoff from these areas is collected and ultimately discharged into creeks that flow through the City and are tributary to either Monterey Bay or San Francisco Bay. The drainage areas include Coyote Creek, Fisher Creek, Tennant Creek, Madrone Channel, Butterfield Channel, West Little Llagas Creek, and Llagas Creek. Each drainage area has a system of conveyance facilities, pumps, and basins to collect and dispose the runoff.

The project site is located within the West Little Llagas Creek drainage area. West Little Llagas Creek merges with Llagas Creek, which drains into the Monterey Bay. West Little Llagas Creek generally drains the western portion of the City.49

4.17.2 Environmental Checklist and Discussion of Impacts

UTILITIES AND SERVICE SYSTEMS Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 1) Exceed wastewater treatment 1,2,18 requirements of the applicable Regional Water Quality Control Board?

47 Phil Couchee, General Manager, Recology South Valley. February 3, 2010. 48 Assumes 10 pounds of solid waste per dwelling unit per day. Integrated Waste Management Board. Estimated Solid Waste Generation Rates for Residential Developments. < http://www.calrecycle.ca.gov/wastechar/wastegenrates/Residential.htm>. August, 1992. 49 City of Morgan Hill. Storm Drainage System Master Plan. January 2002.

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UTILITIES AND SERVICE SYSTEMS Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated Will the project: 2) Require or result in the construction 1,2,18, of new water or wastewater treatment 21 facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 3) Require or result in the construction 1,2,19, of new storm water drainage 21 facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? 4) Have sufficient water supplies 1,2,20 available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? 5) Result in a determination by the 1,2,20, wastewater treatment provider which 21 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? 6) Be served by a landfill with 1,2 sufficient permitted capacity to accommodate the project’s solid waste disposal needs? 7) Comply with federal, state, and local statutes and regulations related to 1,2 solid waste?

4.17.2.1 Impacts from the Proposed Project

Water Service

The proposed 37 residential units will use approximately 22,108 gallons of water per day, which is 19,120 gpd over the existing water use at the site. The project will properly abandon the existing on- site water well with over-site by the SCVWD (see Section 4.9, Hydrology, MM-1). Water service to the proposed residential development will be provided by a water main beneath Access Roadway 1. The water main will connect to an existing 10-inch water main in Watsonville Road.

The City has sufficient water supply to serve the project and implementation of the project will not adversely affect the functionality or the capacity of the existing water supply system.

City of Morgan Hill Initial Study Connemara Residential Project 103 January 2013

Sewer System and Wastewater Treatment

The proposed 37 residential units will result in the generation of approximately 18,792 gallons of wastewater per day, which is 16,252 gpd more than wastewater volumes currently generated from the site.50 The project includes replacement of an existing six-inch sanitary sewer line in Watsonville Road with a new eight-inch sanitary sewer line to serve houses built during Phase 1 of the project. The new sanitary sewer line will be approximately 260 feet in length and will connect to an existing sanitary sewer line in Pratola Court to the southwest of the project site. Trenching and installation of the new sewer line will take place within a built-out suburban area and will not result in impacts to sensitive habitat or disturb previously undisturbed soils that could have cultural resources.

The eastern portion of the project site will be four feet lower in elevation than the western portion of the site adjacent to Watsonville Road. Houses built during Phase 2 will connect to existing sanitary sewer lines in Watsonville Road and will include installation of a pump, or connect to Olive Avenue.

With replacement of the sanitary sewer line in Watsonville Road, the City will have sufficient capacity in the sanitary sewer system to support the project and the project will not adversely affect the functionality or the capacity of the existing sanitary sewer system.

Solid Waste

Development of the project site with 37 residential units will result in the generation of 135,050 pounds of solid waste per year, which is 116,800 pounds of solid waste per year over existing conditions.

The City of Morgan Hill has contracted with Recology South Valley to provide solid waste disposal and recycling service within the City. Recology South Valley will dispose of solid waste from the City at Johnson Canyon Sanitary Landfill which has a projected permitted capacity of approximately 13,834,328 cubic yards and is expected to remain open through 2040.51 The proposed project would result in increased waste disposal from the project site; however, future development would be served by a landfill with adequate capacity to serve the project site.

Storm Drainage

The project will increase the amount of impervious surfaces at the site, which will increase stormwater runoff from the site. Based on the City of Morgan Hill’s land development drainage standard, the project will be required to minimally detain water from a 25-year storm with 25 percent freeboard.52 To achieve this standard, the project site will be graded to direct excess stormwater into a 1,130 cubic yard stormwater retention pond which will be located in the eastern open space area on the project site. Stormwater from the project site will be collected from the streets by catch basins. An 18-inch storm drain will carry stormwater directly to storm drain outfalls that empty into the retention basin.

50 Based on 85 percent of the total water usage. 51 California Integrated Waste Management Board. Facility/Site Summary Details: Johnson Canyon Sanitary Landfill. 2008. 52 City of Morgan Hill, Storm Drainage System Master Plan. January 2002.

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The project will not exceed the capacity of existing or planned stormwater drainage systems. The project will not construct new stormwater drainage facilities beyond those proposed on-site to support the project. As described in Section 4.9, Hydrology, the project will incorporate mitigation measures and BMPs to avoid and minimize impacts to water quality from erosion during construction activities. With incorporation of mitigation measures and BMPs, the project will not result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which will result in significant environmental effects. (Less Than Significant Impact)

4.17.3 Reasonably Foreseeable Impacts to Adjacent Parcels

The project may include installation of a sanitary sewer line that will connect to Olive Avenue with future development of the property north of the project site. Impacts to utility systems or from installation of new utilities during development of the northern property will be evaluated at the time of development for that project. There are no reasonably foreseeable impacts related to utilities that will result specifically from extension of Access Roadways 1 and 2 onto the northern property at the locations proposed by the project.

4.17.4 Conclusion

Approval of the 37 residential units at the project site through the RDCS process will ensure consistency with the assumed growth rate in the General Plan. The project will not exceed the City’s planned water, wastewater treatment, solid waste, electrical, or gas use demand. The proposed project will not increase demand for utility services and systems beyond the City’s supply capabilities. Construction of the proposed drainage improvements will not result in significant environmental impacts. (Less Than Significant Impact)

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4.18 MANDATORY FINDINGS OF SIGNIFICANCE

Less Than Potentially Significant Less Than No Beneficial Information Significant With Significant Impact Impact Source(s) Impact Mitigation Impact Incorporated 1) Does the project have the potential to 1-21 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? 2) Does the project have impacts that are 1-21 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)? 3) Does the project have the potential to 1-21 achieve short-term environmental goals to the disadvantage of long- term environmental goals? 4) Does the project have environmental 1-21 effects which will cause substantial adverse effects on human beings, either directly or indirectly?

4.18.1.1 Findings

The proposed project will not impact mineral resources, agriculture, or forest resources. The project will result in less than significant impacts related to geology, greenhouse gas emissions, land use, population and housing, public services, recreation, transportation, and utility systems in the City of Morgan Hill.

The project will result in temporary air quality, water quality, and noise impacts resulting from construction of the project. These impacts will be reduced to a less than significant level through implementation of the mitigation measures and best management practices proposed as mitigation in this Initial Study. There are no known cultural resources at the site; however, construction activities could uncover unknown subsurface cultural resources. With implementation of the standard

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mitigation measures listed in this Initial Study, impacts to unknown cultural resources at the site will be reduced to a less than significant level.

Construction of the project will result in vegetation removal that could result in the incidental loss of eggs or nestlings which are protected under the Migratory Bird Treaty Act (MBTA). Additionally, the project site has structures that could be bat habitat, and there is potentially suitable habitat for burrowing owls. With completion of the applicable pre-construction bird and bat surveys and implementation of buffer zones in consultation with the CDFG (if applicable), plus payment of burrowing owl fees to offset the loss of habitat (if applicable), impacts to protected birds and bats at the project site will be mitigated to a less than significant level.

The project would result in the loss of 55 trees which are considered significant by the City of Morgan Hill. The project will plant new trees at a ratio to be determined by the City of Morgan Hill Community and Economic Development Director to compensate for the loss of the significant trees. The tree replacements will mitigate aesthetic and biological impacts from the loss of the trees to a less than significant level. There are eight significant trees located on the project site which will be preserved as part of the project. These trees will be protected during and after construction activities through implementation of a Tree Protection Plan.

The project site has a water well which will be properly abandoned with oversight from the Santa Clara Valley Water District (SCVWD) to avoid contamination of groundwater beneath the site. Unknown contamination may be encountered at the site during construction, and structures at the site may have lead based paint and asbestos containing materials. With implementation of mitigation measures listed in this IS, impacts from hazardous materials on the site will be reduced to a less than significant level.

Noise levels will exceed the City of Morgan Hill threshold for acceptable exterior noise at lots adjacent to Watsonville Road. Installation of noise barriers, described as mitigation in this Initial Study, will reduce exterior noise level impacts to a less than significant level.

Interior noise levels at the project site will exceed the 45 dBA standard set by the City of Morgan Hill and California Title 24. Final specifications for noise treatment will be confirmed in a noise analysis completed during final design of the project. The analysis will include specifications to reduce interior noise levels to below the 45 dBA standard.

Anticipated projects in the project area include build-out of the property north of the project site if/when annexed into Morgan Hill. Other pending projects in the area include a 15-unit single-family detached residential development at the southwest quadrant of the Watsonville Road/Santa Teresa Boulevard intersection, and the expansion of the Morgan Hill Urban Service Area (USA) to allow for urban development on a 67.39-acre property southeast of the Monterey Road/Watsonville Road intersection.

Build-out of the adjacent residential development, and other development in the project area, will result in temporary construction-related impacts in the area to hydrology, water quality, noise, and air quality. Future development could also result in impacts to unknown cultural resources. The proposed Connemara Residential Project includes mitigation measures to reduce its significant impacts to a less than significant level. Projects in the area will also be required to undergo

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environmental review and mitigate significant impacts to a less than significant level, as feasible. It is not anticipated that the project in combination with future development in the area will result in cumulatively considerable impacts, beyond cumulative impacts disclosed in the 2001 Morgan Hill General Plan EIR.

With the implementation of mitigation measures described in this report, development of the site with residential uses will not result in significant environmental impacts to biologic or cultural resources, impede attainment of long-term environmental goals, or cause substantial adverse effects on human beings, either directly or indirectly. Residential development on the site will be subject to applicable policies of the General Plan and existing laws and regulations as described in this Initial Study to reduce all anticipated environmental effects to an acceptable level.

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Checklist Sources

1. CEQA Guidelines - Environmental Thresholds (Professional judgment and expertise and review of project plans). 2. City of Morgan Hill, General Plan and Zoning Ordinance. 3. California Department of Conservation. Santa Clara County Important Farmland 2010. 2011. 4. Bay Area Air Quality Management District (BAAQMD). Air Quality Guidelines. May 2011. 5. Illingworth & Rodkin, Inc. Construction Emissions Health Risk Assessment. July, 2012. 6. Concentric Ecologies. Preliminary Tree Report. May, 2012. 7. Santa Clara Valley Draft Habitat Conservation Plan/Natural Community Conservation Plan (HCP/NCCP) Project. Draft Santa Clara Valley HCP/NCCP. August 2012. 8. Urban Programmers. Historical and Architectural Evaluation. July, 2012. 9. TMakdissy Consulting, Inc. Geotechnical Investigation on Proposed Connemara Residential Development. October, 2012. 10. Association of Bay Area Governments (ABAG). Earthquake and Hazards Information. 2011. 11. Light, Air, and Space Construction. Phase I Environmental Site Assessment. June, 2011. 12. Light, Air, and Space Construction. Phase II Environmental Site Assessments. August, 2011, and October, 2012. 13. Walter B. Windus, Aviation Consultant. Comprehensive Land Use Plan, South County Airport. 2008. 14. City of Morgan Hill. City of Morgan Hill Wildland Urban Interface Map. March 2009 15. Federal Emergency Management Agency, Flood Insurance Rate Map, Community Panel #0603370607H. 2009. 16. Association of Bay Area Governments. Dam Failure Inundation Hazard Map for Morgan Hill. 1995. 17. Illingworth & Rodkin, Inc. Connemara Residential Project Environmental Noise Assessment. July 2012. 18. City of Morgan Hill, Sewer System Master Plan, January 2002. 19. City of Morgan Hill, Storm Drainage System Master Plan, January 2002. 20. City of Morgan Hill, Water System Master Plan, January 2002. 21. MH Engineering Company. Preliminary Utility Report. November, 2012.

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SECTION 5 REFERENCES

Association of Bay Area Governments, Dam Failure Inundation Hazard Map for Morgan Hill, 1995.

Association of Bay Area Governments. Earthquake and Hazards Information.

Association of Bay Area Governments. Projections 2007: Forecasts for the San Francisco Bay Area to the Year 2035. December 2006.

Bay Area Air Quality Management District, CEQA Guidelines, May 2011.

California Department of Conservation. Santa Clara County Important Farmland. 2011.

California Energy Commission. 2009 California Climate Adaptation Strategy Discussion Draft. Frequently Asked Questions. August 3, 2009.

Concentric Ecologies. Preliminary Tree Report. May, 2012.

State of California Department of Finances. Census 2010. 2010.

California Integrated Waste Management Board. Estimated Solid Waste Generation Rates for Residential Developments. August, 1992. .

California Integrated Waste Management Board. Facility/Site Summary Details: Johnson Canyon Sanitary Landfill. 2008.

City of Morgan Hill. 2025 General Plan.

City of Morgan Hill. City of Morgan Hill Wildland Urban Interface Map. March 2009.

City of Morgan Hill. Fire and Emergency Medical Services Master Plan Update. 2002.

City of Morgan Hill. Parks, Facilities & Recreation Programming Master Plan. December 2000.

City of Morgan Hill. Residential Development Control System Implementation Policies. 2008.

City of Morgan Hill. Sewer System Master Plan, January 2002.

City of Morgan Hill Initial Study Connemara Residential Project 110 January 2013

City of Morgan Hill. Storm Drainage System Master Plan, January 2002.

City of Morgan Hill. Travel Demand Forecasting Model and Future Improvements Study. 2008.

City of Morgan Hill. 2010 Urban Water Management Plan. 2010

City of Morgan Hill. Water System Master Plan, January 2002.

City of Morgan Hill. Zoning Ordinance.

Morgan Hill Unified School District. iSchoolFinder.

Federal Emergency Management Agency. Flood Insurance Rate Map, Community Panel Number 0603370607H. 2009.

Fehr & Peers. Watsonville Road General Plan Amendment Transportation Impact Analysis. September 2011.

Illingworth & Rodkin, Inc. Construction Emissions Health Risk Assessment. July, 2012.

Illingworth & Rodkin, Inc. Connemara Residential Project Environmental Noise Assessment. July 2012.

IPCC, 2007, Summary for Policymakers, In “Climate Change 2007: The Physical Science Bases. Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change” [Solomon, S., D. Qin, M. Manning, Z. Chen, M. Marquis, K.B. Averyt, M. Tignor, and H.L. Miller (eds.)]. Cambridge University Press, Cambridge, United Kingdom and New York, NY, USA. Available at: http://ipcc.ch/

Light, Air, and Space Construction. Phase I Environmental Site Assessment. June, 2011.

Light, Air, and Space Construction. Phase II Environmental Site Assessments. August, 2011, and October, 2012.

MH Engineering Company. Preliminary Utility Report. November, 2012.

MWH Global and Akel Engineering Group. Draft– South County Regional Wastewater Authority Wastewater Flow Projections 2011. July 2011.

Santa Clara Valley Draft Habitat Conservation Plan/Natural Community Conservation Plan (HCP/NCCP) Project. Santa Clara Valley Final HCP/NCCP. May 2010. August 2012.

Santa Clara Valley Urban Runoff Pollution Prevention Program. Stormwater Pollution Control Requirements. December 5, 2005.

City of Morgan Hill Initial Study Connemara Residential Project 111 January 2013

State Water Resources Control Board Website. Updated April 13, 2012.

TMakdissy Consulting, Inc. Geotechnical Investigation on Proposed Connemara Residential Development. October, 2012.

Urban Programmers. Historical and Architectural Evaluation. July, 2012.

Walter B. Windus, Aviation Consultant. Comprehensive Land Use Plan, South County Airport. 2008.

Persons Contacted:

Anessa Pasillas, Supervisor of Maintenance, Morgan Hill Unified School District. E-mail: RE: Student Generation Rates. July 28, 2011.

Jared McDaniel, Noise Consultant. Illingworth & Rodkin. Phone conversation, January 25, 2013.

Phil Couchee, General Manager, Recology South Valley. February 3, 2010.

Rebecca Tolentino, Senior Planner, City of Morgan Hill.

Ron Helm. Principal Geologist. Cornerstone Earth Group. RE: Hazardous Materials Question. January 4, 2012.

Steve Rymer, Director of Recreation and Community Services, City of Morgan Hill. E-mail Communication September 20, 2011.

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SECTION 6 AUTHORS AND CONSULTANTS

Authors: City of Morgan Hill Mitchell Oshinsky, Community and Economic Development Director Rebecca Tolentino, Senior Planner

Consultants: David J. Powers & Associates Environmental Planners and Consultants Akoni Danielsen, Principal Project Manager Tanya Cottle, Assistant Project Manager Zach Dill, Graphic Artist

Illingworth & Rodkin, Inc. Acoustics and Air Quality Consultants James A. Reyff, Project Scientist Michael S. Thill, Senior Associate Jared M. McDaniel, Noise Consultant

Urban Programmers Historical Resources Consultant Bonnie Bamburg, Project Manager

Concentric Ecologies Certified Arborist John Steinbach, Consultant

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