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. City of Morgan Hill Initial Study Connemara Residential Project 1 January 2013 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. City of Morgan Hill Initial Study Connemara Residential Project 2 January 2013 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