CountyReviewDraft
CypressPointProject 1 ExecutiveSummaryMidPenHousing July2018
CYPRESSPOINTPROJECTEXECUTIVESUMMARY
1. INTRODUCTIONANDBACKGROUNDThesubjectofthissubmittalistheproposedCypressPointaffordablehousingproject(proposedproject),sponsoredbyMidPenHousingCorporation(MidPen),anaffordablehousingdeveloper.SanMateoCountywillactastheapplicanttotheCaliforniaCoastalCommission(Commission)inrequestinganamendmenttotheSanMateoCountyLocalCoastalProgram(LCP)toaccommodatethelandusesrequestedintheproposedprojectapplication.Therequestedapprovalsinclude:
• AmendtheLCPImplementationPlanandexistingPlannedUnitDevelopment(PUD)forthesitetoreducethenumberofunitsfrom148to71;
• AmendLCPLandUsePlanandSanMateoCounty’sGeneralPlantochangethesite’szoningdesignationfromMedium-HighDensityResidentialtoMediumDensityResidential;and
• Amendsection3.15(d)oftheLCPtoallowfor100%ofunits,apartfromaresidentmanager’sunit,toservelow-ormoderate-incomehouseholds.
BecausetheproposedprojectwouldrequirediscretionaryapprovalsbytheCommission,theCommissionmustcomplywiththeCaliforniaEnvironmentalQualityAct(CEQA)of1970(asamended)priortomakingadecisiononapprovaloftheLCPamendment.Section15251oftheCEQAGuidelines(CCRTitle14,Section15000et.seq)providesaspecialenvironmentalcomplianceprocessforregulatoryprogramsofstateagenciesthathavebeencertifiedbytheSecretaryforResources(CCRTitle14,Section15250),includingsubsection(c)whichlists“TheregulatoryprogramoftheCaliforniaCoastalCommissionandtheregionalcoastalcommissionsdealingwiththeconsiderationandgrantingofcoastaldevelopmentpermitsundertheCaliforniaCoastalActof1976,Division20(commencingwithSection30000)ofthePublicResourcesCode.”
ConsistentwithSection15084(c)oftheStateCEQAGuidelines,thisdocumentationisintendedtoprovideenvironmentalinformationforconsiderationbytheCoastalCommissiontocompleteitsCEQA-equivalentcertifiedregulatoryprogramfortheproposedSanMateoCountyLCPAmendmentrequiredfordevelopmentoftheproposedproject.ThisExecutiveSummarydescribesthecontentsofthepackageofmaterialspreparedfortheCountyandCaliforniaCoastalCommission’sconsideration,whichareintendedtoprovideinformationnecessaryforpreparationofafunctionalequivalentofanEnvironmentalImpactReportbytheCoastalCommission.
CountyReviewDraft
CypressPointProject 2 ExecutiveSummaryMidPenHousing July2018
AsdescribedinSection15121(a)and15362oftheCEQAGuidelines,anEIRisaninformationaldocumentthatwillinformpublicagencydecisionmakersandthegeneralpublicofthesignificantenvironmentaleffectsofaproject,identifypossiblewaystominimizethesignificanteffects,anddescribereasonablealternativestoaproject.AnEIRfunctionalequivalentfocusesthediscussiononpotentialeffectsoftheproposedprojectontheenvironmenttopermittheleadagencytodeterminewhateffectsareormaybesignificant.PursuanttoCEQA,feasiblemitigationmeasuresareidentified,whenapplicable,thatcouldreducesignificantimpactstoless-than-significantlevels.
ThisdocumentationhasbeenpreparedfortheconsiderationoftheCountyandCoastalCommission,withthegoalofprovidinginformationconsistentwiththerequirementsofSection15151oftheCEQAGuidelines,whichdefinesthestandardsforEIRadequacyasfollows:
AnEIRshouldbepreparedwithasufficientdegreeofanalysistoprovidedecisionmakerswithinformationwhichenablesthemtomakeadecisionwhichintelligentlytakesaccountofenvironmentalconsequences.Anevaluationoftheenvironmentaleffectsofaproposedprojectneednotbeexhaustive,butthesufficiencyofanEIRistobereviewedinthelightofwhatisreasonablyfeasible.DisagreementamongexpertsdoesnotmakeanEIRinadequate,buttheEIRwouldsummarizethemainpointsofdisagreementamongtheexperts.Thecourtshavelookednotforperfection;butforadequacy,completeness,andagoodfaitheffortatfulldisclosure.
2. SUMMARYOFTHEPROPOSEDPROJECT2.1 PROJECTLOCATIONTheproposedprojectislocatedona10.875-acreparceladjacenttothenortheastcornerofCarlosStreetandSierraStreetintheunincorporatedcommunityofMossBeach,SanMateoCounty,California(seeFigures1and2).Thepropertyisboundedbyvacantlandtothesouthwest,towardsStateRoute(SR)1,residentialpropertiesalong16thStreettothenorthwest(inthecommunityofMontara),andresidentialpropertiesalongCarlos,Sierra,andLincolnStreetsontheothertwosides.
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Project LocationSan Mateo County, CA
Figure 1Base Map Source: ESRI, 2017Map Date: 10/05/2017
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Project VicinitySan Mateo County, CA
Figure 2
Project Site
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Aerial Source: NAIP (2016)
CountyReviewDraft
CypressPointProject 5 ExecutiveSummaryMidPenHousing July2018
2.2 PROJECTOBJECTIVESInproposingtheCypressPointproject,MidPenisattemptingtoprovideaffordablehousingontheMidCoastportionofSanMateoCountytomeetthefollowingobjectives:
1. Provideasignificantnumberoflowincomeaffordablehousingunitsinavibrant,safe,well-designedcommunitythatrespectsthecoastalcharacteroftheMidCoastregion.
2. ProvideaffordablehousingintheMidCoastregionatcosteffectivedensitiesthatarecompetitiveforfinancing.
3. Addresshousingneedsofhouseholds,familiesandworkersintheMidCoastregion;4. Providehousingforadiverserangeoflowincomeworkersandfamilies.5. Improvethejobs/housingbalance1andjobs/housingfit2intheMidCoastregionby
providingaffordabledwellingunitsnearMidCoastjobs.6. ProvideinformalrecreationalopportunitiesforMidCoastresidentsandthegeneralpublic
byprovidingaccesstoatrailonundevelopedportionsofthesite.7. Beconsistentwiththecharacterofthesurroundingneighborhoodbyadheringtothe
existingdevelopmentguidelinestotheextentfeasible.
2.3 CURRENTLANDUSEDESIGNATIONSTheSanMateoCountyGeneralPlandesignatestheprojectsiteforMedium-HighDensityResidentialuses.Thisdesignationallowsfordevelopmentofmulti-familyresidentialusesatdensitiesofbetween8.8and17.4housingunitsperacre.TheexistingzoningdesignationofPUD-124/CDtracesbackto1986,andwasassignedtoaproposedPlannedUnitDevelopment(PUD)onthesitecalledFarrallonHeights.ThePUDzoningallowsforatotalof148unitsonthesite,withadensityof13.6unitsperacre.ThesiteisdesignatedasMedium-HighDensityResidentialintheSanMateoCountyLCP,whichallowsfordevelopmentatdensitiesfrom8.1to16.0unitsperacre.ThesiteisdefinedasinfillintheLCP,anddesignatedasaprioritydevelopmentsiteforaffordablehousingintheSanMateoCountyLocalCoastalProgramPoliciesdocument(SanMateoCountyPlanningandBuildingDepartment2013).ThesiteisalsodesignatedasanaffordablehousingopportunitysitebytheSanMateoCountyGeneralPlanHousingElement.(SanMateoCountyPlanningandBuildingDepartment2015)
1 Thejobs/housingbalancemeasurestheextenttowhichageographicareacontainsarelativebalance
betweenthenumberofhousesavailableandthenumberofjobs;abalancebetweenjobsandhousingallowsmorepeopletolivewithinthecommunityandreducesthenumberofvehicletripsto/fromoutsidethearea.
2 Thejobs/housingfitmeasurestheextenttowhichthedistributionofhousingpricesmatchtheincomedistributionofworkers,andthuswhetherworkersinanareacanfindhousingtheycanaffordneartotheirjobs.
CountyReviewDraft
CypressPointProject 6 ExecutiveSummaryMidPenHousing July2018
2.4 PROJECTFEATURESMidPenproposesthedevelopmentof71affordablehousingunitsontheprojectsite,consistingof18two-storybuildingsholding2-4unitseach(seeFigure3).Theprojectwouldprovideamixtureof1,2,and3-bedroomunits,includingacombinationoftwo-storytownhousesandADA-accessiblesingle-levelflats.Inadditiontothehousingunits,thedevelopmentwillincludeanapproximately3,200squarefootcommunitybuildingthatwillincludethegeneraloffice,themanager’soffice,acommunityroom,kitchen,computerroom,laundry,andmaintenanceandstorageareas.Theprojectplanalsoincludesseveraloutdooramenities,including:
• Landscaping(seemorebelow);• Acommunitygarden;• Achildren’splayarea;• Anupperandalowergreen;• BBQareas;and• Apublicwalkingtrailthroughaportionofthesite.
Alloftheunits,exceptforthemanager’sapartment,willbeaffordabletohouseholdsearningupto80percentoftheAreaMedianIncome(AMI).ItisexpectedthattheCypressPointprojectwillprovidehousingforapproximately213people,includingadultsandchildren.Thedensityis6.5unitsperacre,significantlybelowthemaximumdensityallowedbythecurrentGeneralPlandesignation,zoning,andLCPdesignation.MidPenhasalsoclusteredthedevelopmentsoastoretaintheforestedopenspaceonthenorthernportionofthesite.Totheextentfeasible,MidPenwillretainthevegetationadjacenttoCarlosStreetandSierraStreetalongtheperimeterofthesiteoraddvegetationtoshelterthesitevisuallyfromneighbors.Altogether,MidPenproposestoleaveapproximatelyhalfofthesiteundeveloped.
Becausethisprojectisintendedtocontributetoimprovingthejobs-housingbalanceandjobs-housingfitincoastalSanMateoCounty,preferenceforhousingwillbegiventopeoplewhocurrentlyliveorworkintheregion.
Cypress Point Proposed Site PlanSan Mateo County, CA
Figure 3Source = MidPen Housing Corporation and Pyatok Architects, June 2018
CountyReviewDraft
CypressPointProject 8 ExecutiveSummaryMidPenHousing July2018
2.5 PUBLICINVOLVEMENTDuringtheproject’sconceptualstage,MidPenconductedvoluntaryoutreachtobetterunderstandthecommunity’sconcernspriortosubmittingapre-application.MidPenheldthreecommunityopenhousesin2016,onMarch16,July11,andAugust18.Informationabouttheopenhouseswaswidelydistributedandpublicizedinmultiplelocalnewspapers.Morethan100communitymembersattendedeachopenhouse.MidPenrecordedallcomments,whichincludetranslatingcommentssubmittedinSpanish,andprovidedresponsesonaprojectwebsiteandemaillist(MidPen2018).Inadditiontothecommunityopenhouses,MidPencreatedanemailaddressspecificallyforcommunicationsregardingtheproject,sharedprojectstaff’sdirectcontactinformation,offeredadditionaloutreachthroughsmallgroupmeetingsorone-on-onemeetings,andmaintainedaprojectwebsitewithinformationavailableinbothEnglishandSpanish.
TheCountyofSanMateosponsoredapublicworkshoponSeptember20,2017from6pmto8pmattheElGranadaElementarySchoolinElGranada,California.ConsistentwithSection6415.4oftheCountyofSanMateoZoningCode,thepurposeofthefacilitatedpublicworkshopwastoallowcommunitymembersandpublicagencyrepresentativestheopportunitytoprovideprojectinputonthepre-applicationandpriortothepreparationoffinaldevelopmentplans.TheCountyofSanMateoandMidPenarrangedforaleadfacilitatorandfourco-facilitators/recordersfromthePeninsulaConflictResolutionCenter,severalwiththeskillstotranslatebetweenEnglishandSpanish.TheteamaskedifSpanishtranslationwasneededasattendeesenteredtheroom,andtheleadfacilitatorreiteratedtheavailabilityofSpanishtranslationduringtheworkshop.MembersofthepublicalsohadanopportunitytoprovidepublicinputontheprojectonSeptember27,2017atameetingoftheMidcoastCommunityCouncil(anelectedadvisorybodyrepresentingtheregionwheretheprojectislocated).
ThepublicwillalsohavetheopportunitytoprovideinputfollowingthesubmissionoftheapplicationpackagetoSanMateoCounty.TheseopportunitieswillincludepublichearingsattheCountyofSanMateoPlanningCommissionandBoardofSupervisors,andtheCaliforniaStateCoastalCommissionastheapplicationprogressesthroughtheprocessforamendingtheLCP.
3. CONTENTSOFTHEENVIRONMENTALINFORMATIONPACKAGEInadditiontothisExecutiveSummary,thispackageofmaterialscontainsanumberofreportsonarangeoftechnicalandotherCEQA-requiredsubjects.Thissectionliststhereportsbeingprovided,alongwithashortsummaryofthecontentsofeach.
• IntroductionandProjectDescription–DescribestheapprovalsbeingsoughtbyMidPenfortheproposedproject;liststheprojectparticipants;describestheprojectlocation;describesexistinglandusedesignationsfortheprojectsite;liststheprojectobjectives,describesprojectfeatures;andliststheenvironmentalcommitmentsbeingmadebyMidPenforthisproject.
CountyReviewDraft
CypressPointProject 9 ExecutiveSummaryMidPenHousing July2018
• AestheticsandVisualResources–Describestheexistingvisualresourcesonandneartheprojectsite,fromneighboringpublicviewinglocations,andfromsceniccorridors;evaluatestheimpactsoftheprojectonthesevisualresources.
• AirQualityandGreenhouseGasEmissions–Evaluatestheemissionsofcriteriapollutantsduringboththeconstructionandoperationsphasesoftheproposedproject.Alsoevaluatestheemissionsofgreenhousegasesduringtheconstructionandoperationsphasesoftheproposedproject.
• BiologicalResources–Describesbiologicalresources,includingspeciesandhabitats,currentlypresentontheprojectsite,evaluatestheimpactsoftheproposedprojectonthoseresources,andproposesmitigationforsignificantimpacts.
• CulturalResourcesEvaluation–Describesthepaleontological,archaeological,andhistoricalresourcesonandaroundtheprojectsite,evaluatestheimpactsoftheproposedprojectonthoseresources,andproposesmitigationforsignificantimpacts.
• EnvironmentalJustice–EvaluatesthepresenceofcommunitiespertinenttoEnvironmentalJusticeconcernsintheprojectneighborhood,basedonanumberofdemographicandsocio-economicfactors;andevaluatestheextenttowhichtheproposedprojectwouldexposeanysuchcommunitiestodisproportionateenvironmentalimpacts.
• Geotechnical–Evaluatesexistingsiteseismicandsoilconditions,evaluatestheriskstheseconditionsposefortheconstructionandoccupationofprojectstructures,andproposesmeasurestomitigatetheserisks.
• HazardousMaterials–SummarizestheresultsofaPhaseIEnvironmentalSiteAssessment(ESA)completedfortheprojectsite,andaPhaseIIInvestigationReportthatquantifiesthepresenceofleadandasbestosontheprojectsiteresultingfromprioruses.ItalsosummarizesaGroundwaterSamplingandWellDestructionReportthatpresentstheresultsofgroundwatersamplingtakenatanunusedwellontheprojectsite,andprovidesrecommendationsfortheproperdestructionofthewell.Theresultsofgroundwatersamplingandthedestructionofthewellwasdocumentedinaseparatereport.
• Hydrology–Providesanevaluationofchangestothequantityandqualityofsitestormwaterrunoffprojectedtooccurafterprojectdevelopment,andproposesmitigationtocomplywiththeSanMateoCountyMunicipalRegionalNationalPollutantDischargeEliminationSystempermit.
• Noise–Describesexistingsourcesofnoiseonandneartheprojectsite,evaluatestheimpactsofnoisegeneratedbytheconstructionandoperationoftheproposedprojectonneighborsandsiteresidents,andrecommendsmitigationmeasuresforsignificantimpacts.
• PublicServices,andUtilitiesandServiceSystems–Describesthepublicservicesandutilitiesthatwouldservetheproposedprojectandtheprovidersoftheseservices;evaluatestheimpactsofdevelopmentoftheproposedprojectontheseprovidersandrecommendsmitigationmeasuresforsignificantimpacts.
• TrafficandTransportation–Describesexistingtransportationfacilitiesandservicesinthevicinityoftheprojectsite;evaluatestheimpactsoftheproposedprojectonintersection
CountyReviewDraft
CypressPointProject 10 ExecutiveSummaryMidPenHousing July2018
operations,transitservice,andpedestrians,andrecommendsmitigationmeasuresforsignificantimpactsonthesefacilitiesandservices.
• PolicyConsistencyEvaluation–EvaluatestheconsistencyoftheproposedprojectwithpoliciesfromtheSanMateoCountyGeneralPlan,theSanMateoCountyLocalCoastalProgram,andotherpertinentlocalplanningdocuments.
• AlternativesAnalysis–Describestheprocessbywhichareasonablerangeofalternativeswasdeveloped,evaluatesthefeasibilityofeachalternative,andevaluatestheenvironmentalimpactsofeachofthefeasiblealternativescomparedtotheimpactsoftheproposedproject.AlsoidentifiesanEnvironmentallySuperiorAlternative.(Seealsothesummaryoftheimpactsofthealternativesbelow).
• CumulativeImpacts–Presentsalistofreasonablyforeseeableprojects,providedbythecitiesofPacificaandHalfMoonBay,andbytheCountyofSanMateo,andsummarizesthefindingsoftheEIRpreparedforPlanBayArea2040.Alsoevaluatesforeachresourcetopicareathecontributionoftheproposedprojecttocumulativeimpactscreatedbypast,present,andreasonablyforeseeableprojects.
• PreliminaryEnvironmentalEvaluationReport–Providesinformationontheimpactsoftheproposedprojectforresourcetopicareasandquestionsnotaddressedinaseparatetechnicalreport.
4. SUMMARYOFALTERNATIVESTOTHEPROPOSEDPROJECTCEQASection21080.5(d)(3)(A)andSections15252and15253oftheCEQAGuidelines(CaliforniaCodeofRegulations,Title14,Division6,Chapter3,Sections15000–15387)requirethepreventionoravoidanceofavoidablesignificantimpactstotheenvironmentbyrequiringchangestoaprojectthroughtheuseoffeasiblealternativesormitigationmeasures.
UnderSection15126.6oftheCEQAGuidelines,anEIRisrequiredtoincludeananalysisofareasonablerangeofalternativesthat:
• Attainmostofthebasicobjectivesoftheproposedproject;• Substantiallyreduceoneormoreoftheenvironmentalimpactsoftheproposedproject;
and• Arefeasible.
Further,anEIRmustincludethefollowinganalysesrelatedtoalternatives:
• AnalysisofaNo-Projectalternative,whichdescribestheenvironmentaleffectsofnotundertakingtheproposedproject.ThisshouldnotbeconfusedwiththeCEQAbaseline,sincetheNoProjectAlternativemaybeevaluatedatsomefuturetime,whilethebaselinenormallyrepresentsexistingconditions;
• Ameaningfulevaluationandanalysisofareasonablerangeoffeasiblealternatives,includingacomparisonoftheimpactsofthealternativestothoseoftheproposedproject;and
• Adescriptionofthealternativesthatwereconsideredbutrejected.
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CypressPointProject 11 ExecutiveSummaryMidPenHousing July2018
Sixalternativestotheproposedprojectwereevaluated,andthefollowingfourwerefoundtobefeasible:
• NoProjectAlternative• MediumDensityDevelopmentAlternative• ReducedNumberofUnitsAlternative• ExistingPUDZoningAlternative
Twooff-sitealternatives(SouthMossBeachSiteandElGranadaSite)wereevaluatedandfoundtobeinfeasible,becauseneithersiteisavailabletoMidPen,andbecausesignificantslopesmakedevelopmentofeithersitedifficult.
TheresultsoftheanalysisofthethreefeasibleactionalternativesissummarizedinTable1.Ofthefourfeasiblealternatives,theNoProjectAlternativewasfoundtobethemosteffectiveinreducingoravoidingtheenvironmentaleffectsoftheproposedproject.However,basedonacomparativeevaluationofalltheactionalternatives,theReducedNumberofUnitsAlternativewouldreducethemagnitudeofthemostenvironmentalimpactsbecauseitwouldresultintheleastlandandthefewestunitsdeveloped.Thisalternativewouldbetheenvironmentallysuperioralternative.However,theReducedNumberofUnitsAlternativewouldfailtomeetalloftheprojectobjectives,andwouldmeetotherstoalesserextentthantheproposedproject.ItwouldnotmeetObjectives#1and#3tothesameextentastheproposedproject,becauseitwouldprovidefeweraffordablehousingunits.ItwouldnotmeetObjective#2,inthatthemuchlowernumberofunitstobedevelopedwouldmakeitlesscosteffectiveandlesscompetitiveforfinancing.Itwould,however,meetObjective#6toagreaterdegreethantheproposedprojectbyleavingalargerproportionoftheprojectsiteasopenspace.
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CypressPointProject 12 ExecutiveSummaryMidPenHousing July2018
Table1 SummaryComparisonoftheImpactofFeasibleAlternatives*
ResourceSignificantImpactsofProposedProject(beforemitigation)
MediumDensityDevelopmentAlternative
ReducedNumberofUnitsAlternative
ExistingPUDZoningAlternative
AestheticsandVisualResources
Creationofnewlightandglaresources;potentialconflictwithDesignReviewpolicies.
Potentialimpactswouldbegreaterthanfortheproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.
Potentialimpactswouldbelessthanfortheproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.
Potentialimpactswouldbegreaterthanfortheproposedproject.Additionalvisualresourceimpactscouldoccur.Foridentifiedimpacts,conclusionsandmitigationrequirementscouldbemodified.
AirQuality Impactrelatedtoprojectconstruction.
Emissionswouldbethesameasproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.
Emissionswouldbelessthanproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.
Emissionswouldbegreaterthanproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.
BiologicalResources Potentialdisturbanceofnestingraptorsduetoprojectconstruction.
Sameasproposedproject,butadditionalpotentialimpactstonestingraptorsduetoremovaloftrees.
Sameasproposedproject. Sameasproposedproject,butadditionalpotentialimpactstonestingraptorsduetotheremovaloftrees.
CulturalResources Impacttoidentifiedmiddensite;potentialdisturbanceofpreviouslyunidentifiedsubsurfaceculturalresources,andhumanremains.
Sameasproposedproject. Sameasproposedproject. Sameasproposedproject.
EnvironmentalJustice
Noimpacts. Sameasproposedproject. Sameasproposedproject. Sameasproposedproject.
GeologyandSoils Exposuretoseismicactivity,unknownsubsurfaceconditions,andwatererosionhazards.
Sameasproposedproject,butwithadditionalrisksassociatedwithdevelopmentofsteepslopesandincreasedareasexposedtoerosion.
Sameasproposedproject. Sameasproposedproject,butwithadditionalrisksassociatedwithdevelopmentofsteepslopesandincreasedareasexposedtoerosion.
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CypressPointProject 13 ExecutiveSummaryMidPenHousing July2018
Table1 SummaryComparisonoftheImpactofFeasibleAlternatives*
ResourceSignificantImpactsofProposedProject(beforemitigation)
MediumDensityDevelopmentAlternative
ReducedNumberofUnitsAlternative
ExistingPUDZoningAlternative
GreenhouseGasEmissions
GHGemissionsbelowBAAQMDscreeningcriteria.ProjectisconsistentwithPlanBayArea2040.
Sameasproposedproject. Emissionswouldbelessthanproposedproject.ConsistwithPlanBayArea,buttoalesserextent.
GHGemissionsgreaterthanproposedproject.ExceedBAAQMDscreeningcriteria,sodetailedGHGemissionsestimaterequired.Wouldprovidesomeaffordablehousing,sowouldbeconsistentwithPlanBayArea2040.
HazardsandHazardousMaterials
Noimpacts. Noimpacts. Noimpacts. Noimpacts.
HydrologyandWaterQuality
Mitigationrequiredforimpactrelatedtoincreaseinstormwaterrunoff.
Greaterimpactthanproposedprojectbecausemorelandwouldbeconvertedtoimpermeablesurface.
Slightlylessimpactthanproposedprojectbecauselesslandwouldbeconvertedtoimpermeablesurface.
Greaterimpactthanproposedprojectbecausemorelandwouldbeconvertedtoimpermeablesurface.
LandUse Noimpacts. Noimpacts. Noimpacts. Noimpacts.
NoiseandVibration Mitigationrequiredforimpactsrelatedtoconstructionnoise.
Constructionnoisegreaterthanproposedprojectduetoadditionalareaofsitegrading;samecontributiontotrafficnoise;possiblysignificantimpactrelatedtovibration,ifstructuresconstructedclosertoneighboringhouses.
Constructionnoisesimilartoproposedproject;lesscontributiontotrafficnoise;possiblysignificantimpactrelatedtovibration,ifstructuresconstructedclosertoneighboringhouses.
Constructionnoisegreaterthanproposedprojectduetoadditionalareaofsitegrading;greatercontributiontotrafficnoise;possiblysignificantimpactrelatedtovibration,ifstructuresconstructedclosertoneighboringhouses.
PopulationandHousing
Noimpacts. Noimpacts. Noimpacts. Noimpacts.
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CypressPointProject 14 ExecutiveSummaryMidPenHousing July2018
Table1 SummaryComparisonoftheImpactofFeasibleAlternatives*
ResourceSignificantImpactsofProposedProject(beforemitigation)
MediumDensityDevelopmentAlternative
ReducedNumberofUnitsAlternative
ExistingPUDZoningAlternative
PublicServicesandUtilities
Noimpacts. Sameasproposedproject. Sameasproposedproject. Impactsonservicesandutilitieswouldbemoreintensethanproposedproject;noguaranteeofadequatewatersupplyorwastewatertreatmentcapacity.
TransportationandTraffic
Impactstothreeintersections,topedestrians,andtotransit.Mitigationproposedwherefeasible.
Sameasproposedproject. Sameasproposedproject,buttripgenerationwouldbeless.
Sameasproposedproject,buttripgenerationwouldbemore.
TribalCulturalResources
Noimpact. Noimpact. Noimpact. Noimpact.
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CypressPointProject 15 ExecutiveSummaryMidPenHousing July2018
5. AREASOFCONTROVERSYTheconcernsexpressedinpersonandinwritingfromthepublicduringtheforumsdescribedaboveinSection2.5thatarerelatedtoenvironmentalresources,includetheproject’simpactsrelatedto:
• Traffic,transitandpedestriansafety,andparking;• Thepotentialforhazardousmaterialstobepresentinthesoilsontheprojectpropertydue
toitsprioruseasamilitaryfacility;• Capacityandadequacyofstormdrainageandsewersystems;• Theuseofwaterandimpactsonwaterquality;and• ThescaleoftheprojectinrelationtotheneighborhoodandMossBeachasawhole.
6. SUMMARYOFSIGNIFICANTENVIRONMENTALIMPACTSOFTHEPROPOSEDPROJECT
Section126.6oftheCEQAGuidelinesstatesthat“AnEIRshallidentifyandfocusonthesignificantenvironmentaleffectsoftheproposedproject.”Table2summarizesalloftheenvironmentalimpactsoftheproposedproject,includingthesignificanceofeach,anyrecommendedmitigation,andthesignificancewiththeadoptionofrecommendedmitigationmeasures.
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CypressPointProject 16 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUAestheticsImpact:Haveasubstantialadverseeffectonascenicvista?
LS
Impact:Substantiallydamagescenicresources,including,butnotlimitedto,trees,rockoutcroppings,andhistoricbuildingswithinastatescenichighway?
LS
Impact:Significantlydegradetheexistingvisualcharacterofthesiteanditssurroundings,includingsignificantchangesintopography,orgroundsurfacerelieffeatures,and/ordevelopmentonaridgeline?
LS
Impact:Createanewsourceofsubstantiallightorglarewhichwouldadverselyaffectdayornighttimeviewsinthearea?
S MitigationMeasureVIS-1:SubmitdetailedLightingPlantoSanMateoCountyforapproval.Priortotheapprovaloffinalprojectplans,adetailedlightingplanshallbesubmittedtoSanMateoCountyforreviewandapproval,consistentwiththeirrequirements.Thelightingplanshallprohibitlightspilloveracrosspropertylinesandlimitlightingtotheminimumnecessaryforsecurityandexteriorlightingpurposes,asdeterminedbytheCommunityDevelopmentDirector.Alllightingshallbedesignedtobecompatiblewithsurroundingdevelopment.Theprojectshallnotproposelightsourcesthatareatypicalofthesurroundingenvironment.
Reflectiveglassorotherglaringbuildingmaterialsshallbediscouraged.Theexterioroftheproposedbuildingshallbeconstructedofnon-reflectivematerialssuchas,butnotlimitedtohigh-performancetintednon-reflectiveglass,metalpanel,andpre-castconcreteorcastin-placeorfabricatedwallsurfaces.TheproposedmaterialsshallbereviewedandapprovedbytheCommunityDevelopmentDirectorpriortoapprovaloftheCoastalDevelopmentPermit.
LS
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CypressPointProject 17 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:BeadjacenttoadesignatedScenicHighwayorwithinaStateorCountyScenicCorridor?
LS
Impact:IfwithinaDesignReviewDistrict,conflictwithapplicableGeneralPlanorZoningOrdinanceprovisions?
S MitigationMeasureVIS-2:SubmitdetailedDesignPlanstoSanMateoCountyforreviewandapproval.
PriortotheapprovalofaCoastalDevelopmentPermit,detaileddesign,materials,andlandscapingplansshallbesubmittedtoSanMateoCountyforreviewandapprovalbytheCommunityDevelopmentDirector,consistentwithCountyrequirements.Theplansshalladdressdesignstandards(a)through(o)setforthinSection6565.17oftheZoningCode,aswellasallotherapplicableCountydesignstandards.Theprojectshallbeconstructedconsistentwiththeapprovedplans.
LS
Impact:Visuallyintrudeintoanareahavingnaturalscenicqualities?
LS
AgricultureandForestryResourcesImpact:ForlandsoutsidetheCoastalZone,wouldtheprojectconvertPrimeFarmland,UniqueFarmland,orFarmlandofStatewideImportance(Farmland),asshownonthemapspreparedpursuanttotheFarmlandMappingandMonitoringProgramoftheCaliforniaResourcesAgency,tonon-agriculturaluse?Wouldtheprojectconflictwithexistingzoningforagriculturaluse,anOpenSpaceEasement,oraWilliamsonActcontract?
NI
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CypressPointProject 18 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Wouldtheprojectinvolveotherchangesintheexistingenvironmentwhich,duetotheirlocationornature,couldresultinconversionofFarmland,tonon-agriculturaluseorconversionofforestlandtonon-forestuse?
NI
Impact:ForlandswithintheCoastalZone,wouldtheprojectconvertordividelandsidentifiedasClassIorClassIIAgricultureSoilsandClassIIISoilsratedgoodorverygoodforartichokesorBrusselssprouts?
NI
Impact:Wouldtheprojectresultindamagetosoilcapabilityorlossofagriculturalland?
NI
Impact:Wouldtheprojectconflictwithexistingzoningfor,orcauserezoningof,forestland(asdefinedinPublicResourcesCodesection12220(g)),timberland(asdefinedinPublicResourcesCodesection4526),ortimberlandzonedTimberlandProduction(asdefinedinPublicResourcesCodesection51104(g))?
NI
AirQualityandGreenhouseGasEmissionsImpact:Conflictwithorobstructimplementationoftheapplicableairqualityplan?
LS
CountyReviewDraft
CypressPointProject 19 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Resultinacumulativelyconsiderablenetincreaseofanycriteriapollutantforwhichtheprojectregionisnon-attainmentunderanapplicableStateorfederalambientairqualitystandard(includingreleasingemissionswhichexceedquantitativethresholdsforozoneprecursors)?
S MitigationMeasureAQ-1:Includebasicmeasurestocontroldustandexhaustduringconstruction.
Duringanyconstructionperiodgrounddisturbance,theapplicantshallensurethattheprojectcontractorimplementsmeasurestocontroldustandexhaust.MidPenwillincludetermsinallconstructioncontractsrelatedtotheCypressPointprojectthatrequirecontractorstoimplementthefollowingbestmanagementpractices:1.Allexposedsurfaces(e.g.,parkingareas,stagingareas,soilpiles,
gradedareas,andunpavedaccessroads)shallbewateredtwotimesperday.
2.Allhaultruckstransportingsoil,sand,orotherloosematerialoff-siteshallbecovered.
3.Allvisiblemudordirttrack-outontoadjacentpublicroadsshallberemovedusingwetpowervacuumstreetsweepersatleastonceperday.Theuseofdrypowersweepingisprohibited.
4.Allvehiclespeedsonunpavedroadsshallbelimitedto15milesperhour(mph).
5.Allroadways,driveways,andsidewalkstobepavedshallbecompletedassoonaspossible.Buildingpadsshallbelaidassoonaspossibleaftergradingunlessseedingorsoilbindersareused.
6. Idlingtimesshallbeminimizedeitherbyshuttingequipmentoffwhennotinuseorreducingthemaximumidlingtimeto5minutes(asrequiredbytheCaliforniaairbornetoxicscontrolmeasureTitle13,Section2485ofCaliforniaCodeofRegulations[CCR]).Clearsignageshallbeprovidedforconstructionworkersatallaccesspoints.
7.Allconstructionequipmentshallbemaintainedandproperlytunedinaccordancewithmanufacturer’sspecifications.Allequipmentshallbecheckedbyacertifiedmechanicanddeterminedtoberunninginproperconditionpriortooperation.
LS
CountyReviewDraft
CypressPointProject 20 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SU8.Postapubliclyvisiblesignwiththetelephonenumberandpersonto
contactattheLeadAgencyregardingdustcomplaints.Thispersonshallrespondandtakecorrectiveactionwithin48hours.TheAirDistrict’sphonenumbershallalsobevisibletoensurecompliancewithapplicableregulations.
Impact:Violateanyairqualitystandardorcontributesubstantiallytoanexistingorprojectedairqualityviolation?
S MitigationMeasureAQ-1:
Includebasicmeasurestocontroldustandexhaustduringconstruction.
LS
Impact:Exposesensitivereceptorstosubstantialpollutantconcentrations?
LS
Impact:ImpactsonprojectresidentsfromExistingSources?
LS
Impact:Impactsonexistingsensitivereceptorsfromprojectconstructionactivity?
S MitigationMeasureAQ-1:
Includebasicmeasurestocontroldustandexhaustduringconstruction.
MitigationMeasureAQ-2:
Useconstructionequipmentthathaslowdieselparticulatematterexhaustemissions.
Priortoinitiatinganyconstructionactivities,MidPenortheircontractorsshalldevelopaplandemonstratingthattheoff-roadequipmentusedtoon-sitetoconstructtheprojectwouldachieveafleet-wideaverageofatleast84percentreductioninDPMemissionscomparedtotheemissionscalculatedfortheprojectwithoutmitigation(570poundsofDPMemissions).Onefeasibleplantoachievethisreductionwouldincludethefollowing:
LS
CountyReviewDraft
CypressPointProject 21 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SU • Allmobilediesel-poweredoff-roadequipmentlargerthan25hpand
operatingonthesiteformorethantwodaysshallmeet,ataminimum,U.S.EPAparticulatematteremissionsstandardsforTier4enginesorequivalent.NotethattheconstructioncontractorcoulduseothermeasurestominimizeconstructionperiodDPMemissiontoreducetheestimatedcancerriskbelowthethresholds.TheuseofequipmentthatmeetsU.S.EPATier2standardsandincludesCARB-certifiedLevel3DieselParticulateFiltersoralternatively-fueledequipment(i.e.,non-diesel)wouldmeetthisrequirement.Othermeasuresmaybetheuseofaddedexhaustdevices,oracombinationofmeasures,providedthatthesemeasuresareapprovedbytheCountyanddemonstratedtoreducecommunityriskimpactstolessthansignificant.
Impact:Createobjectionableodorsaffectingasubstantialnumberofpeople?
LS
Impact:Generatepollutants(hydrocarbon,thermalodor,dustorsmokeparticulates,radiation,etc.)thatwillviolateexistingstandardsofairqualityon-siteorinthesurroundingarea?
S MitigationMeasureAQ-1:
Includebasicmeasurestocontroldustandexhaustduringconstruction.
LS
BiologicalResources
Impact:Directorindirecteffectsoncandidate,sensitive,orspecial-statusspeciesincludingtheirhabitatormovementcorridors?
S MitigationMeasureBIO-1:
MidPenoritscontractorsshallinstallorangeconstructionbarrierfencingtodefinethenorthernedgeoftheprojectsite,inordertominimizedisturbancetotheMontereycypress/Montereypineforestedarea.Beforeconstruction,thecontractorshallworkwiththeprojectengineerandaqualifiedbiologisttoidentifythelocationsforthebarrierfencing,andwillplacestakesaroundtheseareastopreventdisturbance.Thefencingwillbeinstalledbeforeconstructionactivitiesareinitiatedandwillbemaintainedthroughouttheconstructionperiod.
LS
CountyReviewDraft
CypressPointProject 22 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUTemporaryfencesaroundtheareastobepreservedwillbeinstalledasthefirstorderofwork.Temporaryfenceswillbefurnished,constructed,maintained,andremoved,andasdirectedbytheprojectengineer.Thefencingwillbecommercial-qualitywovenpolypropylene(TensarPolygridorequivalent,orangeincolor,andatleast4feethigh).Thefencingwillbetightlystrungonpostswithamaximum10-footspacing.
MitigationMeasureBIO-2:
MidPenshallhireaqualifiedbiologisttoconductpreconstructionsurveysfornestingraptorswithintwoweekspriortoinitiatinganyprojectconstructionactivityduringtheraptornestingseason(March1throughSeptember5).Thisshallapplytoeachconstructionphase.SurveyresultsshallbeprovidedtotheSanMateoCountyPlanningandBuildingDepartmentinawrittenreport,within30daysofcommencementofconstructionactivities.Ifnestingraptorsarefound,thequalifiedbiologistshallconsultwithCDFWtodetermineifconstructionactivitiescouldcausereproductivefailure(nestabandonmentandlossofeggsand/oryoung).If,inthecourseofconsultationwiththeCDFW,adeterminationismadethattheconstructionactivitiescouldcausereproductivefailure(nestabandonmentandlossofeggsand/oryoung),anappropriatebuffershallbeestablishedbyaqualifiedbiologistincoordinationwiththeCDFWuntiltheyounghavefledged,ortheadultsarenolongernesting.AnyworkthatmustoccurwithinestablishedbuffersshallbeapprovedbyCDFWandmonitoredbyaqualifiedbiologist.Ifadverseeffectsduetoprojectactivitieswithinthebufferareobserved(includingbutnotlimitedtothepotentialtocompromisethenest),workwithintheno-disturbancebuffershallhaltuntilthenestoccupantshavefledged.
CountyReviewDraft
CypressPointProject 23 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Haveasubstantialadverseeffectonanyriparianhabitatorothersensitivenaturalcommunityidentifiedinlocalorregionalplans,policies,regulations,orbytheCaliforniaDepartmentofFishandWildlifeorU.S.FishandWildlifeService?
NI
Impact:Potentialtohaveasubstantialadverseeffectonfederalorstateprotectedwetlands(including,butnotlimitedto,marsh,vernalpool,coastal,etc.)throughdirectremoval,filling,hydrologicalinterruption,orothermeans?
NI
Impact:Potentialtointerferesubstantiallywiththemovementofanynativeresidentormigratoryfishorwildlifespeciesorwithestablishednativeresidentormigratorywildlifecorridors,orimpedetheuseofnativewildlifenurserysites?
LS
Impact:Conflictwithanylocalpoliciesorordinancesprotectingbiologicalresources,suchasatreepreservationpolicyorordinance(includingtheCountyHeritageandSignificanttreeOrdinance)?
LS
Impact:PotentialforconflictwiththeprovisionsofanadoptedHabitatConservationPlan,NaturalCommunityConservationPlan,orotherapprovedlocal,regional,orstatehabitatconservationplan?
LS
Impact:Belocatedinsideorwithin200feetofamarineorwildlifepreserve?
LS
CountyReviewDraft
CypressPointProject 24 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Resultinthelossofoakwoodlandsorothernon-timberwoodlands?
LS
CulturalResourcesandTribalCulturalResourcesImpact:Causeasubstantialadversechangeinthesignificanceofahistoricalresourceasdefinedin§15064.5?
LS
Impact:Causeasubstantialadversechangeinthesignificanceofanarchaeologicalresourcepursuantto§15064.5?
S MitigationMeasureCUL-1:AdditionalSiteExcavation.
Anarchaeologicalsalvageprogramwilltakeplacepriortothecommencementofconstructionearthmovingactivitiesandwillconsistoffourhandexcavated1x1metermitigationunits.Placementoftheunitswillbebasedonavailablearchivalbackgrounddata,fieldobservations,andproposedprojectplans.Handexcavationwillbeconductedusingstandardarchaeologicaltechniqueswithtrowels,picks,andshovelsatarbitrarylevelsanddryscreenedthrough1/4inchmesh.Allidentifiedartifactualmaterialwillbecollectedfromeachlevel.Collectedmaterialwillbeplacedinlevelbagsandeachlevelwillberecordedusinglevelforms.Artifacts,soiltype,colorandstratigraphy,andfeaturespresentwillberecorded.Allartifactualmaterialfromthisprocesswillthenbeplacedwithinitsappropriatelevelbagduringthefieldprocess.
MitigationMeasureCUL-2:ArchaeologicalMonitoring.
Consideringthatculturalresourcesfrequentlyexistbelowthesurface,theirlocationisoftennotvisible.Fieldarchaeologiststhereforemonitorearthmovingactivitiestoobservewhetherartifactualremains,soilchangesindicatingculturaluse,and/orotherindicatorsofhumanactivityarepresentwithinaprojectarea.Monitoringconsistsofaqualifiedarchaeologicalfieldtechnicianpresentandobservingground-disturbingactivitiesinnativesoil.
LS
CountyReviewDraft
CypressPointProject 25 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUArchaeologicalmonitoringwillbeconductedduringallearthmovingactivitiesinvolvedwiththeprojectinaccordancewiththeschedulecoordinatedbetweenthegeneralcontractorandprojectArchaeologist.Thiswillconsistoffulltimemonitoringduringallearthmovingactivitieswithin50feetofCA-SMA-341.Archaeologicalspotcheckmonitoring,consistingofperiodicmonitoringoftheprojectsiteduringgrounddisturbingactivities,includingduringdemolitionoftheexistingconcretefoundations,willtakeplacefortheremainderoftheproject.Thetimingandfrequencyofthesespotcheckswillbedeterminedthroughoutthecourseofearthmovingactivitiesfortheproposedprojectbasedupontheconstructionscheduleandthenatureofanyculturalmaterialsencountered.Pertheschedule,thearcheologistwillinspectthesiteandwillsubsequentlyprovideanarchaeologicalmonitoringreport.Thisreportwilldocumentallculturalmaterialsencountered,andwillbesubmittedtoprojectrepresentativeswithin40workingdaysofthecompletionofearthmovingactivitiesfortheproject.
MitigationMeasureCUL-3:Unanticipatedfindingsduringconstruction.
Ifanyindividualartifacts(prehistoricorhistoric),features,potentialmiddensoils,orotherindicatorsofculturalusearenotedbythearchaeologicalmonitorduringthecourseofearthmovingactivities,workwithin50feetofthefindwillbestoppeduntilappropriatemeasuresareformulatedbytheProjectArchaeologistandacceptedbytheCountyandtheprojectrepresentative.Iftheprojectarchaeologistisnotpresentonthesite,theCounty,OwnerandProjectArchaeologistshallbenotifiedbytelephoneandtheprojectarchaeologistwillexaminethematerialsencounteredwithin24hours.Anyarchaeologicalmaterialsfoundatthesitewillbecollectedandstoredforfurtheranalysis.
CountyReviewDraft
CypressPointProject 26 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUPreservationinplaceisthepreferredtreatmentofanarcheologicalresource(CEQASection21083.2(b);CEQAGuidelinesSection15126.4(b)(3)(a)).Ifpreservationinplaceofanarcheologicalresourceisnotfeasible,datarecovery,inaccordwiththeapproveddatarecoveryplanwillbeimplemented,priortoanysoilsdisturbance(CEQAGuidelinesSection15126.4(b)(3)(C)).Therecoveryprogramshallincludecontrolledexcavationoftheentirety,orarepresentativesample,oftheculturalmaterials,analysisoftherecoveredmaterial,andwrittendocumentation.ThedatarecoveryprogramshallspecifythemethodstobeusedforcurationofscientificallysignificantdatainanappropriatecurationfacilitythatiscompliantwiththeOHP’sGuidelinesfortheCurationofArchaeologicalCollections(1993).
Scientificanalysiswillbeperformedontheresourcesrecoveredfromthearchaeologicalmonitoringforthisproject,followingbasiclaboratoryoperations.Anyartifactsandarchaeologicalfeaturesfoundduringconstructionshallberemoved,cleaned,stabilized/conserved,andcataloguedinaccordancewithprofessionalcurationandarchaeologicalpractice.NativeAmericanburials,ifdiscovered,willbeanalyzedinaccordancewithrecommendationsfromtheMLDdesignatedbytheNAHCandMitigationMeasureCUL-4.
RecoveredmaterialswillbedocumentedinawrittenreportpreparedbytheProjectArchaeologist.ThereportandrecoveredmaterialwillbesubmittedtotheOwnerforstorage,curation,oronsiteinterpretivedisplay.Thefinalreportshallbeproduceddocumentingandsynthesizingalldatacollectedfromtheabove-mentionedmeasures.Thereportwillincluderecordingandanalysisofmaterialsrecovered,conclusions,andanyadditionalrecommendations.CopiesofthearchaeologicalreportpreparedinconjunctionwiththisprojectwillbefiledwiththeCaliforniaHistoricalResourcesFileSystem,NorthwestInformationCenter(CHRIS/NWIC)atSonomaStateUniversity,aswellastheCountyofSanMateo.
CountyReviewDraft
CypressPointProject 27 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Directlyorindirectlydestroyauniquepaleontologicalresourceorsiteoruniquegeologicfeature?
S MitigationMeasureCUL-4:Pedestrianpaleontologicalsurveys.
Priortoinitiatinganyearth-movingactivitiesassociatedwiththeproposedproject,theprojectproponentshallretaintheservicesofapaleontologistwiththequalificationslistedbytheSocietyofVertebratePaleontology(SVP2010).
ThepaleontologistshallbeprovidedwithconstructionplansanddesignapaleontologicalresourcemonitoringplantobeapprovedbytheCountyofSanMateo.Thisplanwilladdressmonitoringofalldisturbanceofpreviouslyundisturbedsedimentsduringdemolitionandconstruction,sedimentsamplingandtesting,specimenpreparation,identification,reporting,andcuration.Oncetheplanhasbeenapproved,thepaleontologistshallexecuteapedestriansurveyoftheprojectfootprintforpaleontologicalresourcesandgeologicindicatorspertinenttotheseresources.Shouldanyresourcesbediscovered,thepaleontologistwillfollowtheproceduresintheplan.
LS
Impact:Disturbanyhumanremains,includingthoseinterredoutsideofformalcemeteries?
S MitigationMeasureCUL-3:Discoveryofhumanremains.
MitigationMeasureCUL-5:Proceduresfordiscoveryandtreatmentofhumanremains.
Ifhumanremainsarefoundduringexcavationorconstruction,workwillbehaltedataminimumof50feetfromthefind,theareawillbestakedoff,andtheOwner,theCountyofSanMateo,andProjectArchaeologistwillbenotified.TheownershallcontacttheSanMateoCountyCoroner,andnofurtherexcavationordisturbanceofthesiteoranynearbyareareasonablysuspectedtooverlieadjacenthumanremainsuntilthecoronerdeterminesthatnoinvestigationofthecauseofdeathisrequired.
LS
CountyReviewDraft
CypressPointProject 28 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUIfthecoronerdeterminestheremainstobeNativeAmerican,thecoronershallcontacttheNativeAmericanHeritageCommissionwithin24hoursofthisdetermination.TheNativeAmericanHeritageCommission(NAHC)shallidentifythepersonorpersonsitbelievestobetheMostLikelyDescendent(MLD)ofthedeceasedNativeAmerican.TheMLDmaythenmakerecommendationstotheOwnerandexecuteanagreementforthemeansoftreatingordisposingof,withappropriatedignity,thehumanremainsandassociatedgravegoods,asprovidedinPublicResourcesCodeSection5097.98.
Ifrequired,re-internmentofhumanremainswillbeperformedaccordingtoCalifornialawforNativeAmericanburials(Chapter1492,Statutesof1982).TheintentoftheCaliforniastatelawistoprotectNativeAmericanburials,isolatedanddisarticulatedhumanremains,andassociatedculturalmaterialsfoundduringthecourseofanundertaking.Italsoservestoinsureproperanalysispriortotheirfinaldisposition.Thelocationandproceduresofthisundertakingwillberecordedbytheprojectarchaeologist.Re-internmentwilltakeplacewithallduespeeduponcompletionofallnecessaryanalysis.ThisinformationwillbeincludedinthefinalreportpreparedbytheProjectArchaeologist,orifnecessary,asanaddendumtothereport.
TheOwnershallreburytheNativeAmericanhumanremainsandassociatedgravegoodswiththeappropriatedignityonthepropertyinalocationnotsubjecttofurtherdisturbanceif:a. TheNAHCisunabletoidentifyaMLDortheMLDfailedtomakea
recommendationwithin24hoursafterbeingnotifiedbythecommission.
b. ThedescendentidentifiedbytheNAHCfailstomakearecommendationforburial,andmediationbytheNativeAmericanHeritageCommissionfailstoprovidemeasuresacceptabletotheOwner.
CountyReviewDraft
CypressPointProject 29 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUAnyassociatedgravegoodsandsoilsamplesfromtheburialsitewillbeanalyzedpertheagreementbetweentheOwnerandtheMLD.Dependentuponthenatureofthisagreement,diagnosticartifactssuchasprojectilepoints,shellbeadsandgroundstoneartifactsmaybestudiedandillustratedinthefinalreporttobepreparedbytheProjectArchaeologistRadiocarbondatingandobsidianhydrationandsourcingmaybeundertakeninordertoprovideachronologyfornewlyidentifiedfeatures.
GeologyandSoilsImpact:Wouldtheprojectexposepeopleorstructurestopotentialsubstantialadverseeffects,includingtheriskofloss,injury,ordeathinvolving:ruptureofaknownearthquakefault,strongseismicgroundshakingstrongseismic-relatedgroundshaking,seismic-relatedgroundfailure,orlandslides?
S MitigationMeasureGEO-1:
FollowallrecommendationsoftheGeotechnicalInvestigationreportpreparedfortheCypressPointProject(RockridgeGeotechnical2017).
LS
Impact:Wouldtheprojectresultincoastalcliff/bluffinstabilityorerosion?
S MitigationMeasureGEO-2:
ComplywithallrequirementsandimplementallBMPsassociatedwiththeSWRCBConstructionGeneralPermitOrder2009-0009-DWQ.
LS
Impact:Resultinsubstantialsoilerosionorthelossoftopsoil?
S SeeMitigationMeasureGEO-2,above. LS
Impact:Belocatedonageologicunitorsoilthatisunstable,orthatwouldbecomeunstableasaresultoftheproject,andpotentiallyresultinon-oroff-sitelandslide,lateralspreading,subsidence,liquefactionorcollapse?
S SeeMitigationMeasureGEO-1,above. LS
CountyReviewDraft
CypressPointProject 30 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Belocatedonexpansivesoil,asdefinedinTable18-1-BoftheUniformBuildingCode(1994),creatingsubstantialriskstolifeorproperty?
S SeeMitigationMeasureGEO-1,above. LS
Impact:Havesoilsincapableofadequatelysupportingtheuseofseptictanksoralternativewastewaterdisposalsystemswheresewersarenotavailableforthedisposalofwastewater?
NI
ClimateChangeImpact:Generategreenhousegasemissions,eitherdirectlyorindirectly,thatmayhaveasignificantimpactontheenvironment?
LS
Impact:Conflictwithanapplicableplan,policy,orregulationadoptedforthepurposeofreducingtheemissionsofgreenhousegases?
LS
Impact:Resultinthelossofforestlandorconversionofforestlandtonon-forestuse,suchthatitwouldreleasesignificantamountsofGHGemissions,orsignificantlyreduceGHGsequestering?
LS
Impact:Exposeneworexistingstructuresand/orinfrastructure(e.g.leachfields)toacceleratedcoastalcliff/blufferosionduetorisingsealevels?
LS
Impact:Exposepeopleorstructurestoasignificantriskorloss,injury,ordeathinvolvingseallevelrise?
LS
CountyReviewDraft
CypressPointProject 31 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Placestructureswithananticipated100-yearfloodhazardareaasmappedonaFederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?
LS
Impact:Placewithinananticipated100-yearfloodhazardareastructuresthatwouldimpedeorredirectflows?
LS
HazardsandHazardousMaterialsImpact:Wouldtheprojectcreateasignificanthazardtothepublicortheenvironmentthroughtheroutinetransport,use,ordisposalofhazardousmaterials(e.g.,pesticides,herbicides,orothertoxicsubstances,orradioactivematerial)?Wouldtheprojectcreateasignificanthazardtothepublicortheenvironmentthroughreasonablyforeseeableupsetandaccidentconditionsinvolvingthereleaseofhazardousmaterialsintotheenvironment?
S MitigationMeasureHAZ-1:
MidPenwillprepareaSiteManagementPlanfortheprojectsitepriortosubmittinganapplicationforaCoastalDevelopmentPermitfortheproposedproject,andwillcomplywithallrequirementsandimplementallBMPscontainedintheplanduringconstructionoftheproject.
LS
Impact:Emithazardousemissionsorhandlehazardousoracutelyhazardousmaterials,substances,orwastewithinone-quartermileofanexistingorproposedschool?
NI
Impact:BelocatedonasitewhichisincludedonalistofhazardousmaterialssitescompiledpursuanttoGovernmentCodeSection65962.5and,asaresult,woulditcreateasignificanthazardtothepublicortheenvironment?
NI
CountyReviewDraft
CypressPointProject 32 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Foraprojectlocatedwithinanairportlanduseplan,orwheresuchaplanhasnotbeenadopted,withintwomilesofapublicairportorpublicuseairport,wouldtheprojectresultinasafetyhazardforpeopleresidingorworkingintheprojectarea?
LS
Impact:Foraprojectwithinthevicinityofaprivateairstrip,wouldtheprojectresultinasafetyhazardforpeopleresidingorworkingintheprojectarea?
NI
Impact:Impairimplementationoforphysicallyinterferewithanadoptedemergencyresponseplanoremergencyevacuationplan?
NI
Impact:Exposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingwildlandfires,includingwherewildlandsareadjacenttourbanizedareasorwhereresidencesareintermixedwithwildlands?
LS
Impact:Wouldtheprojectplacehousingwithinanexisting100-yearfloodhazardareaasmappedonafederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?
NI
Impact:Placewithinanexisting100-yearfloodhazardareastructureswhichwouldimpedeorredirectfloodflows?
NI
CountyReviewDraft
CypressPointProject 33 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Exposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingflooding,includingfloodingasaresultofthefailureofaleveeordam?
NI
Impact:Inundationbyseiche,tsunami,ormudflow?
NI
Hydrology,WaterQuality,andSoilErosionImpact:Wouldtheprojectviolateanywaterqualitystandardsorwastedischargerequirements(considerwaterqualityparameterssuchastemperature,dissolvedoxygen,turbidityandothertypicalstormwaterpollutants,e.g.,heavymetals,pathogens,petroleumderivatives,syntheticorganics,sediment,nutrients,oxygen-demandingsubstances,andtrash)?Wouldtheprojectsignificantlydegradewaterquality?
LS
Impact:Substantiallydepletegroundwatersuppliesorinterferesubstantiallywithgroundwaterrechargesuchthattherewouldbeanetdeficitinaquifervolumeoraloweringofthelocalgroundwatertablelevel(e.g.,theproductionrateofpre-existingnearbywellswoulddroptoalevelwhichwouldnotsupportexistinglandusesorplannedusesforwhichpermitshavebeengranted)?
LS
CountyReviewDraft
CypressPointProject 34 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Significantlyaltertheexistingdrainagepatternofthesiteorarea,includingthroughthealterationofthecourseofastreamorriver,inamannerthatwouldresultinsubstantialerosionorsiltationon-oroff-site?
LS
Impact:Significantlyaltertheexistingdrainagepatternofthesiteorarea,includingthroughthealterationofthecourseofastreamorriver,orsubstantiallyincreasetherateoramountofsurfacerunoffinamannerthatwouldresultinfloodingon-oroff-site?
LS
Impact:Createorcontributerunoffwaterwhichwouldexceedthecapacityofexistingorplannedstormwaterdrainagesystemsorprovidesubstantialadditionalsourcesofpollutedrunoff?
LS
Impact:Otherwisesubstantiallydegradewaterquality?
LS
Impact:Resultinincreasedimpervioussurfacesandassociatedrunoff?
LS
Impact:Placehousingwithina100-yearfloodhazardareaasmappedonafederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?
NI
Impact:Placewithina100-yearfloodhazardareastructureswhichwouldimpedeorredirectfloodflows?
NI
CountyReviewDraft
CypressPointProject 35 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Exposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingflooding,includingfloodingasaresultofthefailureofaleveeordam?
NI
Impact:Inundationbyseiche,tsunami,ormudflow?
NI
LandUseandPlanningImpact:Physicallydivideanestablishedcommunity?
NI
Impact:Conflictwithanyapplicablelanduseplan,policy,orregulationofanagencywithjurisdictionovertheproject(including,butnotlimitedtothegeneralplan,specificplan,localcoastalprogram,orzoningordinance)adoptedforthepurposeofavoidingormitigatinganenvironmentaleffect?
LS
Impact:Conflictwithanyapplicablehabitatconservationplanornaturalcommunityconservationplan?
NI
Impact:Resultinthecongregatingofmorethan50peopleonaregularbasis?
LS
Impact:Resultintheintroductionofactivitiesnotcurrentlyfoundwithinthecommunity?
NI
CountyReviewDraft
CypressPointProject 36 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Servetoencourageoff-sitedevelopmentofpresentlyundevelopedareasorincreasethedevelopmentintensityofalreadydevelopedareas(examplesincludetheintroductionofneworexpandedpublicutilities,newindustry,commercialfacilities,orrecreationactivities)?
LS
Impact:Createasignificantnewdemandforhousing?
NI
MineralResourcesImpact:Wouldtheprojectresultinthelossofavailabilityofaknownmineralresourcethatwouldbeofvaluetotheregionandtheresidentsofthestate?Wouldtheprojectresultinthelossofavailabilityofalocally-importantmineralresourcerecoverysitedelineatedonalocalgeneralplan,specificplanorotherlanduseplan?
NI
NoiseImpact:Exposureofpersonstoorgenerationofnoiselevelsinexcessofstandardsestablishedinthelocalgeneralplanornoiseordinance,orapplicablestandardsofotheragencies?
LS
Impact:Exposureofpersonstoorgenerationofexcessivegroundbornevibrationorgroundbornenoiselevels?
LS
Impact:Asignificantpermanentincreaseinambientnoiselevelsintheprojectvicinityabovelevelsexistingwithouttheproject?
LS
CountyReviewDraft
CypressPointProject 37 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Asignificanttemporaryorperiodicincreaseinambientnoiselevelsintheprojectvicinityabovelevelsexistingwithouttheproject?
S MitigationMeasureNOISE-1:Reduceconstructionnoise.
ConstructionactivitieswillbeconductedinaccordancewiththeprovisionsofSection4.88.360oftheSanMateoCountyCodeofOrdinances,whichlimitsconstructionworktothehoursof7:00a.m.and6:00p.m.onweekdaysand9:00a.m.and5:00p.m.onSaturdays.NoconstructionshalloccuratanytimeonSundays,Thanksgiving,andChristmas.
Thenoiseimpactsofconstructionequipmentmaybeminimizedthroughmodificationoftheequipment,theplacementofequipmentonthesite,andbyimposingconstraintsonequipmentoperations.Constructionequipmentshouldbewell-maintainedandusedjudiciouslytobeasquietaspossible.Theprojectproponentshallincludethefollowingbestmanagementpracticesinallcontractsrelatedtoprojectconstructionactivitiesnearsensitivelanduses:
• Equipallinternalcombustionengine-drivenequipmentwithintakeandexhaustmufflersthatareingoodconditionandappropriatefortheequipment.
• Unnecessaryidlingofinternalcombustionenginesshouldbestrictlyprohibited.
• Locatestationarynoise-generatingequipment,suchasaircompressorsorportablepowergenerators,asfaraspossiblefromsensitivereceptorsasfeasible.Iftheymustbelocatednearreceptors,adequatemuffling(withenclosureswherefeasibleandappropriate)shallbeusedreducenoiselevelsattheadjacentsensitivereceptors.Anyenclosureopeningsorventingshallfaceawayfromsensitivereceptors.
• Utilize"quiet"aircompressorsandotherstationarynoisesourceswheretechnologyexists.
LS
CountyReviewDraft
CypressPointProject 38 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SU• Establishconstructionstagingareasatlocationsthatwillcreatethe
greatestdistancebetweentheconstruction-relatednoisesourcesandnoise-sensitivereceptorsnearesttheprojectsiteduringallprojectconstruction.
• Locatematerialstockpiles,aswellasmaintenance/equipmentstagingandparkingareas,asfarasfeasiblefromresidentialreceptors.
• Controlnoisefromconstructionworkers’radiostoapointwheretheyarenotaudibleatexistingresidencesborderingtheprojectsite.
• Notifyalladjacentbusiness,residences,andothernoise-sensitivelandusesoftheconstructionschedule,inwriting,andprovideawrittenscheduleof“noisy”constructionactivitiestotheadjacentlandusesandnearbyresidences.
• Designatea"disturbancecoordinator"whowouldberesponsibleforrespondingtoanycomplaintsaboutconstructionnoise.Thedisturbancecoordinatorwilldeterminethecauseofthenoisecomplaint(e.g.,badmuffler,etc.)andwillrequirethatreasonablemeasuresbeimplementedtocorrecttheproblem.Conspicuouslypostatelephonenumberforthedisturbancecoordinatorattheconstructionsiteandincludeinitthenoticesenttoneighborsregardingtheconstructionschedule.
Impact:Foraprojectlocatedwithinanairportlanduseplanor,wheresuchaplanhasnotbeenadopted,withintwomilesofapublicairportorpublicuseairport,wouldtheprojectexposepeopleresidingorworkingintheprojectareatoexcessivenoiselevels?
NI
CountyReviewDraft
CypressPointProject 39 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Foraprojectwithinthevicinityofaprivateairstrip,wouldtheprojectexposepeopleresidingorworkingintheprojectareatoexcessivenoiselevels?
NI
PopulationandHousingImpact:Inducesignificantpopulationgrowthinanarea,eitherdirectly(forexample,byproposingnewhomesandbusinesses)orindirectly(forexample,throughextensionofroadsorotherInfrastructure)?
LS
Impact:Displaceexistinghousing(includinglow-ormoderate-incomehousing)inanareathatissubstantiallydeficientinhousing,necessitatingtheconstructionofreplacementhousingelsewhere?
LS
PublicServicesImpactPUB-1:Wouldtheprojectresultinsubstantialadversephysicalimpactsassociatedwiththeprovisionofneworphysicallyalteredgovernmentalfacilities,needforneworphysicallyalteredgovernmentalfacilities,theconstructionofwhichcouldcausesignificantenvironmentalimpacts,inordertomaintainacceptableserviceratios,responsetimesorotherperformanceobjectivesforanyofthepublicservices:
Policeprotection? LS
Fireprotection? LS
CountyReviewDraft
CypressPointProject 40 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUSchools? LS
ParksandRecreation? LS
Libraries? LS
Hospitals? LS
RecreationImpact:Wouldtheprojectincreasetheuseofexistingneighborhoodandregionalparksorotherrecreationalfacilitiessuchthatsubstantialphysicaldeteriorationofthefacilitywouldoccurorbeaccelerated?
LS
Impact:Doestheprojectincluderecreationalfacilitiesorrequiretheconstructionorexpansionofrecreationalfacilitieswhichmighthaveanadversephysicaleffectontheenvironment?
LS
CountyReviewDraft
CypressPointProject 41 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUTransportationandTrafficImpact:Conflictwithanapplicableplan,ordinanceorpolicyestablishingmeasuresofeffectivenessfortheperformanceofthecirculationsystem,takingintoaccountallmodesoftransportationincludingmasstransitandnon-motorizedtravelandrelevantcomponentsofthecirculationsystem,includingbutnotlimitedtointersections,streets,highwaysandfreeways,pedestrianandbicyclepaths,andmasstransit?
S MitigationMeasureTRAF-1A:
SanMateoCountywillworkwithCaltranstoconverttheintersectioncontrolfromtwo-waystopcontrolintoaroundaboutorsignalizedintersection.TheexactintersectioncontrolwillbedeterminedattheconclusionofanIntersectionControlEvaluation(ICE)studyasrequiredbyCaltrans.TheICEstudywouldbeperformedaspartofthedesignphaseforchangingtheintersectioncontrol.
MitigationMeasureTRAF-1B:
DevelopaTransportationDemandManagement(TDM)planforreviewandapprovalbySanMateoCountywhichmayinclude:
• Locallive-workpreferenceforresidents• Oneormorededicatedcarshareparkingspace(s)• FreeordiscountedSamTranstransitpasses• Providepublictransitinformationandeducationforresidents–
mapsandschedulesforresidents,brochuresaboutenvironmentalandhealthbenefits
• Provideapedestriantrunk(grocerycart)toeliminatedrivingtolocalmarket
• Providebothshortandlong-termsecurebicycleparking• Supportforactivetransportationthroughprovisionofbicycleand
pedestrian-supportiveinfrastructure,streets,etc.withintheProject• Additionalmeasuresthatmaybecomeavailableastechnology
evolves.
SU
CountyReviewDraft
CypressPointProject 42 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SU MitigationMeasureTRAF-3B:
Sincethisintersectiondoesnotmeetthepeakhoursignalwarrant(Appendix2),thisrequiresthattheCountyshouldrestricteastboundandwestboundapproachestoEtheldoreStreetandhighway1toberightturnonlyduringthepeakperiods,withallleftturnsreassignedtotheintersectionofCaliforniaAvenue/WienkeWayandHighway1.
MitigationMeasureTRAF-3C
RestricteastboundandwestboundmovementsattheintersectionofHighway1and16thStreettorightturnsonlyduringthePMpeakperiod.
Impact:Conflictwithanapplicablecongestionmanagementprogram,including,butnotlimitedtolevelofservicestandardsandtraveldemandmeasures,orotherstandardsestablishedbythecountycongestionmanagementagencyfordesignatedroadsorhighways?
S SeeMitigationMeasureTRAF-1A,above.
SeeMitigationMeasureTRAF-1B,above.
SU
Impact:Resultinachangeinairtrafficpatterns,includingeitheranincreaseintrafficlevelsorachangeinlocationthatresultsinsubstantialsafetyrisks?
LS
Impact:Substantiallyincreasehazardsduetoadesignfeature(e.g.,sharpcurvesordangerousintersections)orincompatibleuses(e.g.,farmequipment)?
S MitigationMeasureTRAF-2B:
CloseCarlosStreetnorthoftheProjectentrancetoallvehiclesexceptemergencyservices.TheclosureremovesallvehicleturnmovementstoandfromtheeasternlegoftheintersectionofCarlosStreetandHighway1,requiringboththeProjecttrafficandtheexistingtrafficundertheNoProjectconditiontoaccessHighway1ateitherEtheldoreStreet(orCaliforniaAvenue.
SU
CountyReviewDraft
CypressPointProject 43 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Resultininadequateemergencyaccess? LS
Impact:Conflictwithadoptedpolicies,plans,orprogramsregardingpublictransit,bicycle,orpedestrianfacilities,orotherwisedecreasetheperformanceorsafetyofsuchfacilities?
S MitigationMeasureTRAF-5A:
ConstructasidewalkthatconnectstheProjectentranceonCarlosStreettothesidewalklocatedonthenorthsideofSierraStreet.ThisincludeslandbothonandadjacenttotheproposedProjectproperty.
MitigationMeasureTRAF-5B:
SanMateoCountywillworkwithSamTranstoidentifywhetherthebusthatusesthisstopcanbepermanentlyrerouted.Thisroute,SamTrans#17,onlyservesthebusstopforpartoftheday.Duringtherestoftheday,therouteturnsleftat7thStreetandtravelsthroughtheneighborhoodstoppinginMossBeachatEtheldoreStreetandVermontAvenueneartheProject.Byfollowingthisneighborhoodrouteatalltimesoftheday,projectresidentsandotherriderswouldbeabletoaccessabusstopwithoutcrossingHighway1,whichwouldincreasesafetywhilemaintainingtheserviceofSamTransroute#17.
UtilitiesandServiceSystemsImpact:ExceedwastewatertreatmentrequirementsoftheapplicableRegionalWaterQualityControlBoard?
LS
Impact:Requireorresultintheconstructionofnewwaterorwastewatertreatmentfacilitiesorexpansionofexistingfacilities,theconstructionofwhichcouldcausesignificantenvironmentaleffects?
LS
CountyReviewDraft
CypressPointProject 44 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Requireorresultintheconstructionofnewstormwaterdrainagefacilitiesorexpansionofexistingfacilities,theconstructionofwhichcouldcausesignificantenvironmentaleffects?
LS
Impact:Havesufficientwatersuppliesavailabletoservetheprojectfromexistingentitlementsandresources,orareneworexpandedentitlementsneeded?
LS
Impact:Resultinadeterminationbythewastewatertreatmentproviderwhichservesormayservetheprojectthatithasadequatecapacitytoservetheproject’sprojecteddemandinadditiontotheprovider’sexistingcommitments?
LS
Impact:Beservedbyalandfillwithsufficientpermittedcapacitytoaccommodatetheproject’ssolidwastedisposalneeds?
LS
Impact:Complywithfederal,state,andlocalstatutesandregulationsrelatedtosolidwaste?
LS
Impact:Besited,oriented,and/ordesignedtominimizeenergyconsumption,includingtransportationenergy;incorporatewaterconservationandsolidwastereductionmeasures;andincorporatesolarorotheralternativeenergysources?
LS
CountyReviewDraft
CypressPointProject 45 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUImpact:Generateanydemandsthatwillcauseapublicfacilityorutilitytoreachorexceeditscapacity?
LS
TribalCulturalResourcesImpact:CauseasubstantialadversechangeinthesignificanceofatribalculturalresourcethatislistedoreligibleforlistingintheCRHRorinalocalregisterofhistoricresources,asdefinedinPublicResourcesCodeSection5020.1(k)?
LS
Impact:Causeasubstantialadversechangeinthesignificanceofatribalculturalresourcethatisaresourcedeterminedbytheleadagencytobesignificantpursuanttocriteriasetforthinsubdivision(c)ofPublicresourcesCodeSection5024.1?
LS
OtherCEQAFindingsGrowthInducementandSecondaryEffects LS
IrreversibleCommitmentofResources LS
CumulativeImpacts
Aesthetics LS
AgricultureandForestryResources LS
AirQuality LS
BiologicalResources LS
CulturalResources LS
CountyReviewDraft
CypressPointProject 46 ExecutiveSummaryMidPenHousing July2018
Table2SummaryofImpactsandMitigationMeasures
EnvironmentalImpact
LevelofSignificance
BeforeMitigation
MitigationMeasure/Alternative
LevelofSignificance
AfterMitigation
NI/LS S LS SUGeologyandSoils LS
ClimateChange LS
HazardsandHazardousMaterials LS
HydrologyandWaterQuality LS
LandUseandPlanning LS
MineralResources LS
Noise LS
PopulationandHousing LS
PublicServices LS
Recreation LS
TransportationandTraffic S SeeMitigationMeasureTRAF-1A,above.
SeeMitigationMeasureTRAF-1B,above.
SeeMitigationMeasureTRAF-2B,above.
SeeMitigationMeasureTRAF-3B,above.
SeeMitigationMeasureTRAF-3C,above.
SeeMitigationMeasureTRAF-5A,above.
SeeMitigationMeasureTRAF-5B,above.
TribalCulturalResources LS
UtilitiesandServiceSystems LS
CountyReviewDraft
CypressPointProject 47 ExecutiveSummaryMidPenHousing July2018
7. OTHERCEQACONCLUSIONS7.1 SIGNIFICANTIRREVERSIBLEENVIRONMENTALCHANGESSection15126.2(c)oftheCEQAGuidelinesrequiresadiscussionofanypotentialsignificantirreversibleenvironmentalchangesthatcouldbecausedbytheproposedproject.Section15126.2(c)states:
Usesofnonrenewableresourcesduringtheinitialandcontinuedphasesoftheprojectmaybeirreversible,sincealargecommitmentofsuchresourcesmakesremovalornonusethereafterunlikely.Primaryimpactsand,particularly,secondaryimpacts(suchas[a]highwayimprovementwhichprovidesaccesstoapreviouslyinaccessiblearea)generallycommitfuturegenerationstosimilaruses.Also,irreversibledamagecanresultfromenvironmentalaccidentsassociatedwiththeproject.Irreversiblecommitmentsofresourcesshouldbeevaluatedtoassurethatsuchcurrentconsumptionisjustified.
ThissectionoftheEIRevaluateswhethertheprojectwouldresultintheirretrievablecommitmentofresources,orwouldcauseirreversiblechangesintheenvironment.Italsoidentifiesanyirreversibledamagethatcouldresultfromenvironmentalaccidentsassociatedwiththeproposedproject.Typicalexamplesofirreversibleenvironmentalchangesare:
• Useofnonrenewableresourcesduringtheinitialandcontinuedphasesofaproject;• Physicalchanges,suchasahighwayimprovement,thatprovidesaccesstoapreviously
inaccessibleareathatcommitsfuturegenerationstosimilaruses;and• Irreversibledamagethatcanresultfromenvironmentalaccidentsorotherimpacts.
TheCEQAGuidelinesalsosuggestthatirretrievablecommitmentsofresourcesshouldbeevaluatedtoassurethatsuchcurrentconsumptionisjustified.
7.2 IRREVERSIBLECOMMITMENTOFRESOURCESImplementationoftheproposedprojectwouldresultintheconstructionofanaffordablehousingproject,whichwouldrequirebothdirectandindirectexpendituresofenergy.Indirectenergywouldbeconsumedbytheuseofconstructionmaterialsfortheproject(e.g.,energyresourceexploration,powergeneration,miningandrefiningofrawmaterialsintoconstructionmaterialsused,includingplacement).Directenergyimpactswouldresultfromthetotalfuelconsumedinvehiclepropulsion(e.g.,constructionvehicles,heavyequipment,andothervehiclesusingthefacility).Additionalenergyresourcedemandswouldbeusedfortheheatingandcoolingofbuildings,transportationofpeopleandgoods,andlightingandotherassociatedenergyneeds.
Constructionandoperationoftheproposedprojectwouldcontributetotheincrementaldepletionofresources,includingrenewableandnon-renewableresources.Resourcessuchaslumberandotherforestproductsaregenerallyconsideredrenewableresourcesandwouldbereplenishedoverthelifetimeoftheproject.Forexample,lumbersuppliesareincreasedasseedlingsmatureintotrees.Therefore,thedevelopmentoftheprojectwouldnotresultinthe
CountyReviewDraft
CypressPointProject 48 ExecutiveSummaryMidPenHousing July2018
irreversiblecommitmentofrenewableresources.Nevertheless,therewouldbeanincrementalincreaseinthedemandfortheseresourcesoverthelifeoftheproject.
Non-renewableresources,suchasnaturalgas,petroleumproducts,asphalt,petrochemicalconstructionmaterials,steel,copperandothermetals,andsandandgravelareconsideredtobecommoditiesthatareavailableinafinitesupply.Theprocessesthatcreatedtheseresourcesoccuroveralongperiodoftime.Therefore,thereplacementoftheseresourceswouldnotoccuroverthelifeoftheproject.Tovaryingdegrees,thesematerialsareallreadilyavailableandsomematerials,suchasasphaltorsandandgravel,areabundant.Othercommodities,suchasmetals,naturalgas,andpetroleumproducts,arealsoreadilyavailable,buttheyarefiniteinsupplygiventhelengthoftimerequiredbynaturalprocessestocreatethem.
Thedemandforallsuchresourcesisexpectedtoincreaseregardlessofwhetherornottheprojectisdeveloped.AsdiscussedinthePlanBayArea2040,housingisinshortsupplyintheBayArea,andnewhousingwillbeconstructedtomeetthisdemand.Therefore,ifnotconsumedbythisproject,theseresourceswouldlikelybecommittedtootherprojectsintheregionintendedtomeetthisanticipatedgrowth.Theinvestmentofadditionalresourcesintheprojectwouldbetypicalofthelevelofinvestmentnormallyrequiredforresidentialdevelopmentsofthisscale.EnvironmentalCommitmentsandmitigationmeasureshavebeenincludedinthisEIRtoreduceandminimizetheimpacttorenewableandnon-renewableresources.
7.3 IRREVERSIBLEENVIRONMENTALCHANGESIrreversiblelong-termenvironmentalchangesassociatedwiththeproposedprojectwouldincludeanincreaseinoperationalairemissionsandgreenhousegasesandlossofbiologicalresources,amongothers.However,nospecial-statusspeciesorEnvironmentallySensitiveHabitatAreaswereidentifiedontheprojectsite.Further,designfeatureshavebeenincorporatedintotheproposedprojectandmitigationmeasureshavebeenincludedinthisEIRtominimizetheeffectsoftheenvironmentalchangesassociatedwiththedevelopmentoftheprojectandreducetheseimpactstoaless-than-significantlevel.Theprojectwouldresultinsignificantandunavoidableimpactsonlyrelatedtotraffic,aslistedinTable2.Mitigationisavailableforallofthesetrafficimpacts,buttheyhavebeendeemedsignificantandunavoidablebecauseimplementationofthesemeasuresisnotentirelywithinthejurisdictionofSanMateoCounty(astheapplicant)andtheCoastalCommission(astheCEQALeadAgency).
7.4 POTENTIALENVIRONMENTALDAMAGEFROMACCIDENTSPotentialimpactsandirreversibledamagethatcouldresultfromenvironmentalaccidentsassociatedwiththeprojectareevaluatedunderHazardsandHazardousMaterialsinthePreliminaryEnvironmentalEvaluationReport.Theprojectproposesnouniquelyhazardoususes,anditsoperationwouldnotbeexpectedtocauseenvironmentalaccidentsthatwouldaffectotherareas.
CountyReviewDraft
CypressPointProject 49 ExecutiveSummaryMidPenHousing July2018
7.5 GROWTHINDUCINGIMPACTSOFTHEPROPOSEDPROJECTTheprojectsiteisidentifiedfordevelopmentofaffordablehousing.Further,theproposedprojectwouldresultinadecreaseinthenumberofpermittedresidentialdwellingsontheprojectsite,comparedtothegrowththatwouldbeallowedundertheSanMateoCountyGeneralPlanandZoningOrdinance,aswellastheLocalCoastalPlan,soitfallswithinthegrowthplannedforunderthesedocuments.
Whiletherewouldbesomeincreaseinemploymentbothduringtheconstructionphaseandduringprojectoperation,thenumberofemployeeswouldbesmallinrelationtotheoverallworkforceinthecounty,theconstructionjobswouldbetemporary,andthelocallaborpoolcouldaccommodatethisneedforadditionalconstructionandoperationphaseemployees.Further,theprojectisintendedtoimprovethejobs/housingbalanceandjobs/housingfitintheMidcoastareabyprovidinghousingaffordabletolow-incomepeopleinthearea.
ImplementationoftheprojectwouldnotresultinoverallincreasesinthecapacityofanyoffsitepublicservicesorutilitiesbeyondmodificationsandupgradesnecessarytoservetheproposedCypressPointproject,whichasnotedaboveandthroughouttheimpactsanalysis,includeslesserdensitythaniscurrentlyplannedforthesite.(Formoreinformation,seethePublicServicesandUtilitiesreport).Theprojectdoesnotincludeorwoulditresultintheconstructionofanylarge-scaleinfrastructureimprovementsthatwouldincreasecapacityandfacilitategrowthinotherpartsoftheCounty.Therefore,theproposedprojectwouldnotinducesubstantialgrowthinMossBeachorotherareasofSanMateoCounty.Theimpactwouldbelessthansignificant.
CountyReviewDraft
CypressPointProject 50 ExecutiveSummaryMidPenHousing July2018
8. REFERENCESMidPen,2018.ResponsetoCountySummaryofPublicCommentsReceivedonCypressPoint
Pre-Application.July2018.
SanMateo,Countyof.2015.PlanningandBuildingDepartment.SanMateoCounty2014-2022HousingElement.RevisedDecember2015.
_____.2013.PlanningandBuildingDepartment.LocalCoastalProgramPolicies.June2013.