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Alley Parking The project features a number of alleys that provide either secondary access or primary access to 1.000, properties. Tentative maps providing such alleys have been approved by the Planning Commission and/or the Board of Supervisors in the past. However,the experience of the MHCSD with built alleys in Mountain House is that they are problematical. Although existing and proposed alleys have a minimum pavement width of 20 feet(and a required right-of-way width of 30 feet), parking along alleys has created problems for emergency vehicles (e.g., police, fire) and for maintenance vehicles (e.g., street cleaning equipment). These problems are exacerbated by alleys that provide the only drivable access to homes. To address the problems caused by alleys providing the only drivable access to homes, CDD has added Condition of Approval No. 8 for Neighborhood L. COA No. 8 requires congregate off-street parking for two alleys, YY Lane and XX Lane, which provide the only access to homes fronting the lake. For these lots, congregate off-street parking at a rate of 1.5 parking spaces per lot would be required. As an alternative, YY Lane and XX Lane could be changed to conform to a Local Residential Type I road. Additional Park Land In response to odor and noise concerns due to the proximity of residential lots to the wastewater treatment plant, the Tentative Map for Neighborhood L was revised to create two park land buffer parcels: a 421 acre parcel directly northwest of the sewer plant holding ponds and adjacent to the Old River Regional Park, and a 4.26 acre parcel southwest and adjacent to said parcel ("Parcel Y"). The buffer parcel adjacent the Old River Regional Park has been included in that regional facility. Parcel Y will be developed at the same time as the Old River Regional Park segment is developed. Although the MHCSD will maintain Parcel Y, its maintenance will be paid through a Lighting and Landscape District, which the homeowners in Neighborhood L will pay annually in their taxes. Environmental Review An Initial Study, the Initial Study for Neighborhoods K and L at Mountain House ("Initial Study") was prepared for the project in September 2011. Based on the Initial Study, the Community Development Department("CDD") determined that additional environmental review was required, and that a Mitigated Negative Declaration would need to be prepared. The Initial Study identified potential new or additional significant environmental effects that were not analyzed in the 1994 Mountain House Master Plan Final Environmental Impact Report("MEIR"). However, by incorporating specified feasible mitigation measures or alternatives into the project, the Initial Study determined that these significant, identified environmental effects would be avoided or mitigated to a level of insignificance. The additional, Initial Study mitigation measures noted above are provided in Appendix B. They have been accepted by the applicant, and have either been included in the project as a revision to the Tentative Maps or as Conditions of Approval. Because a Mitigated Negative Declaration is required for the project, the Planning Commission will need to make the following findings in its approval of the Initial Study for the project: 1. The MEIR was certified more than five years prior to filing the application for the project; 2. After completing the Initial Study, it has been determined that a Mitigated Negative Declaration would address substantial changes that have occurred with respect to the circumstances under which the MEIR was certified and would address new information; and .I 32