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Discussion of Environmental Impacts: la. The southern half of the project site is situated in a flood hazard zone . This should not be a significant impact as no structures are being proposed in this area . b . The project will not result in a reduction of surface or ground water quality or quantity as the water supply is to be supplied by the City of Riverbank. C. The project should not result in increased runoff as on- site lakes are being proposed. The lakes will serve as water hazards for the golf course and storm drainage ponds . This may decrease the amount of storm drainage currently going from the project site into the Stanislaus River . d. The project will not result in erosion or sedimentation of the river as storm drainage into the Stanislaus River will be reduced. 2b. The project will involve substantial grading which could have significant impacts to existing trees on site and the Stanislaus River . The potential impact to the river could be mitigated by establishing an open space buffer along the Stanislaus River . A significant number of existing trees are slated to be removed. Removal of these trees could endanger trees designated to remain. Grading plans should show the loca- tion and elevation of trees to remain. No grading should occur within the drip-line of these trees . C . Ten acres of the project site are currently in agricultural production as part of a walnut orchard. The rest of the project area is either vacant or supports native vegeta- tion. A possible mitigation would be to delete the ten acres currently in agricultural production from the pro- posed project . 3a . The proposed project will result in a reduction and distur- bance to habitat for plants and animals. Much of the pro- ject site is designated as Conservation on the General Plan. The Open Space/Conservation Element of the General Plan lists the banks of the Stanislaus River as a "major location of excellent wildlife habitat, native or natural vegetation and of aesthetic value, that should be protected from adverse activity . " The project site contains many varieties of trees , including valley oaks . The trees vary in age and size with regenerative growth present . According to the proposed site plan, many trees are slated for removal in order to accommodate the fairways and greens of the 18-hole golf course. The removal of these trees plus