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5.0 Environmental Analysis 5.1 Land Use Avion Project SEIR Page 5.1-7 Winecreek Drive. Implementation of these retaining walls would avoid encroachments into the existing drainage that would otherwise occur if the project conformed to the maximum height allowed by the RS-1-14 zone, thereby preventing impacts to sensitive wetlands. The retaining walls would be downslope from the project and would not exceed the elevation of the arch culvert or the development pad. As a result, the proposed retaining walls that would deviate from the maximum height allowance would not be visible from the project site. Furthermore, the proposed retaining walls would be developed with earth tones that would blend in with the surrounding natural environment and would be landscaped with cascading vines at the top of the walls that would extend downslope to provide an aesthetically pleasing appearance from views off- site. Section 5.4, Landform Alteration/Visual Quality, addresses the over-height retaining walls; the analysis concludes that a negative visual appearance would not be created by the over-height walls proposed. The allowable deviation from the development regulations would not result in secondary environmental impacts as they would not be substantial, and would occur internal to the project, and not affect off-site areas. 5.1.4.3 Significance of Impacts Proposed deviation from the base zone development regulations would not result in secondary physical impacts as they would be internal to the project and not affect off-site areas. The retaining walls would avoid impacts to wetlands and not result in any significant impacts related to visual resources. Therefore, impacts would be less than significant. 5.1.4.4 Mitigation, Monitoring, and Reporting Mitigation would not be required. 5.1.5 Issue 2: MSCP Consistency • Would the proposal conflict with the provisions of the City’s MSCP Subarea Plan or other approved local, regional, or state habitat conservation plan? 5.1.5.1 Threshold According to the City’s Significance Determination Thresholds, land use impacts may be significant if the project would be: • Inconsistent or conflict with adopted environmental plans for an area. 5.1.5.2 Impacts The project site lies within the Northern Area of the City MSCP Subarea Plan, and areas of the project site are designated as MHPA (which is the City’s planned habitat preserve system). The MSCP Subarea Plan provides guidelines for compatible uses within the MHPA, general planning policies, design guidelines, and general management directives regarding issues such as mitigation,