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CountyReviewDraft
CypressPointProject 1 PreliminaryEnvironmentalEvaluationReportMidPenHousing July2018
CYPRESSPOINTPROJECTPRELIMINARYENVIRONMENTALEVALUATIONREPORT
ThisPreliminaryEnvironmentalEvaluationReport(PEER)providesanevaluationofthepotentialenvironmentaleffectsofimplementingtheproposedCypressPointprojectthatarenotassessedinthefollowingstandalonetechnicalreportspreparedfortheproposedproject:
• AestheticsandVisualResources • AirQualityandClimateChange• BiologicalResources • CulturalandTribalCulturalResources• EnvironmentalJustice • GeologyandSoils• HazardsandHazardousMaterials • HydrologyandWaterQuality• Noise • PublicServicesandUtilities• TransportationandTraffic
RecentenvironmentaldocumentspreparedforSanMateoCountyprovidealistofenvironmentaltopicstobeevaluatedinenvironmentaldocumentspreparedpursuanttoCEQA.Thisreportaddressesthoseenvironmentaltopicsforwhichatechnicalreportwasnotprepared,orwhichwerenotaddressedinthetechnicalreport,includingthefollowing:
• AgricultureandForestryResources • GeologyandSoils• HazardsandHazardousMaterials • HydrologyandWaterQuality• LandUseandPlanning • MineralResources• PopulationandHousing • Recreation• TransportationandTraffic
ThefollowingsectionsprovideresponsestotheCEQAchecklistquestionsregardingthesetopics,andbriefdiscussionsthatprovideevidencetosupportthoseresponses.Althoughabbreviatedcomparedtotheanalysespresentedinsingle-topictechnicalreports,theanalysesinthisdocumentarestructuredsimilarly,withadiscussionoftheproposedCypressPointproject’sfeaturesrelevanttothetopic,theenvironmentalsetting,andanenvironmentalevaluation.
Fortheresourcetopicsevaluatedinthisreport,fourpossibledeterminationscanbemaderegardingtheproposedproject’simpactsonthetopic.Thesedeterminationsaredefinedbelow.
“NoImpact”meansthatitisanticipatedthattheprojectwillnotaffectthephysicalenvironmentonoraroundtheprojectarea.
“Less-than-SignificantImpact”meanstheprojectisanticipatedtoaffectthephysicalenvironmentonandaroundtheprojectarea,buttoaless-than-significantdegree,sotheadoptionofmitigationmeasuresisnotrequired.
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“LessthanSignificantwithMitigationIncorporated”appliestotopicswheretheadoptionofmitigationmeasuresisrequiredtoreducetheimpactto“Lessthansignificant.”Insuchcases,mitigationmeasuresarelisted,aswellasadescriptionofhowtheyreducetheeffecttoaless-than-significantlevel.
“PotentiallySignificantImpact”meansthereissubstantialevidencethataneffectissignificant,andnofeasiblemitigationisavailabletoreducetheimpactto“Lessthansignificant”.
AGRICULTUREANDFORESTRYRESOURCES
ENVIRONMENTALSETTINGTheproposedprojectsiteislocatedinalow-densityresidentialneighborhoodwithintheunincorporatedcommunityofMossBeach.TheCaliforniaDepartmentofConservation(DOC)FarmlandMappingandMonitoringProgramdesignatestheprojectsiteasUrbanandBuilt-UpLandandOtherLand(DOC2016).TheU.S.NaturalResourcesConservationService(NRCS)identifiestheprojectsiteas“notprimefarmland”(USDANRCS2018).ThelocationoftheproposedprojectiswithintheMidpeninsulaRegionalOpenSpaceDistrict,buttheprojectsiteisnotinnotwithindesignatedopenspace(MROSD2018).Theprojectsiteisnotzonedforagriculturaluse,norisitsubjecttoaWilliamsonActcontract(SanMateoCounty2018b).Thesiteoftheproposedprojectisnotinanareazonedasforestlandortimberlandproduction(CDFWCNDDB2018).
ENVIRONMENTALANALYSISImpact:ForlandsoutsidetheCoastalZone,wouldtheprojectconvertPrimeFarmland,UniqueFarmland,orFarmlandofStatewideImportance(Farmland),asshownonthemapspreparedpursuanttotheFarmlandMappingandMonitoringProgramoftheCaliforniaResourcesAgency,tonon-agriculturaluse?Wouldtheprojectconflictwithexistingzoningforagriculturaluse,anOpenSpaceEasement,oraWilliamsonActcontract?NoImpact.
TheprojectislocatedwithintheCoastalZoneandisnotzonedforagriculturaluse.ThesiteisnotlocatedwithinanOpenSpaceEasement,norisitsubjecttoaWilliamsonActcontract.BecausetheproposedprojectisnotlocatedoutsidetheCoastalZone,andwouldnotconflictwithagriculturalzoning,anOpenSpaceEasement,oraWilliamsonActcontract,therewouldbenoimpactandnomitigationisrequired.
Impact:Wouldtheprojectinvolveotherchangesintheexistingenvironmentwhich,duetotheirlocationornature,couldresultinconversionofFarmland,tonon-agriculturaluseorconversionofforestlandtonon-forestuse?NoImpact.
Theproposedprojectsiteisnotzonedforfarmlandorforforestland;nosuchlandsexistontheprojectsiteorinthevicinity.Becausetheproposedprojectinvolvesnochangesintheexistingenvironmentthatwouldresultintheconversionofexistingfarmlandorforestlandtonon-agriculturalornon-forestuse,noimpactwouldoccurandnomitigationisrequired.
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Impact:ForlandswithintheCoastalZone,wouldtheprojectconvertordividelandsidentifiedasClassIorClassIIAgricultureSoilsandClassIIISoilsratedgoodorverygoodforartichokesorBrusselssprouts?NoImpact.
TheproposedprojectsitesoilshavebeendesignatedasClassIII,underbothirrigatedandnon-irrigatedconditions,andnotappropriateforBrusselsSproutsorartichokesbecauseofslopesanderosionhazards.Therewouldbenoimpactandnomitigationisrequired.
Impact:Wouldtheprojectresultindamagetosoilcapabilityorlossofagriculturalland?NoImpact.
Theproposedprojectisnotzonedforagriculturalland,andisnotcurrentlyinagriculturaluse.Noagriculturalusesareanticipatedfortheproposedproject.Becausetheproposedprojectdoesnotinvolveagriculturaluse,andthesiteisnotzonedforagriculturaluse,therewouldbenodamagetosoilcapabilityorlossofagriculturalland.Therewouldbenoimpact.
Impact:Wouldtheprojectconflictwithexistingzoningfor,orcauserezoningof,forestland(asdefinedinPublicResourcesCodesection12220(g)),timberland(asdefinedinPublicResourcesCodesection4526),ortimberlandzonedTimberlandProduction(asdefinedinPublicResourcesCodesection51104(g))?NoImpact.
Theproposedprojectisnotzonedforforestland,timberland,orTimberlandProduction.Implementationoftheproposedprojectwouldnotconflictwithexistingzoningforforestland,timberland,orTimberlandProduction.Therewouldbenoimpactandnomitigationisrequired.
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CLIMATECHANGE
ENVIRONMENTALSETTINGAtitsclosestpoint,theprojectsiteislocatedapproximately750feetfromthecoastlineofthePacificOcean.Thesiteslopesfromeasttowest.Elevationsoftheprojectsiterangefromapproximately77feetabovemeansealevel(MSL)atthenorthwestcornerto189feetMSLalongtheeasterlyboundary.Aperennialstream(MontaraCreek),locatedapproximately250feettothenortheastoftheprojectsite,runsinparalleltothenorthernborderofthesite(priortoemptyingintothePacificOcean).
Vegetativecommunitiesontheprojectsiteareclassifiedmostlyasgrassland,coastalscrub,andurban,withMontereycypress(Cupressusmacrocarpa)andMontereypine(Pinusradiata)forestalongthenorthernboundaryoftheprojectsite.Thepreviouslydevelopedportionsofthesitearelargelybarrenduetothepresenceofremnantconcretebuildingfoundations.Thesiteoftheproposedprojectisnotinanareazonedasforestlandortimberlandproduction(CDFWCNDDB2018).
ThewatersurfaceelevationinMontaraCreekisapproximately100feetbelowtheareaofthesiteplannedfordevelopment.TheCypressPointprojectsiteislocatedinFloodZoneXaccordingtheFederalEmergencyManagementAgency(FEMA).InthisareaofSanMateoCounty,FloodZoneXdelineatesareasofminimalfloodhazards.AccordingtoFEMA,thewatersurfaceelevationinMontaraCreekinthevicinityoftheprojectsitewouldbe72feetMSLduringa100-yearfloodeventundercurrentconditions.(FEMA2017)
ENVIRONMENTALANALYSISImpact:Wouldtheprojectresultinthelossofforestlandorconversionofforestlandtonon-forestuse,suchthatitwouldreleasesignificantamountsofGHGemissions,orsignificantlyreduceGHGsequestering?Less-than-significantImpact.
Muchoftheexistingvegetationontheprojectsite,especiallyalongitsperimeterswouldremainundisturbedbytheproposedproject.Whilesomeperimeterandinteriortreeswouldberemovedduringconstruction,theMontereyCypress/Montereypineforestalongthesite’snorthernborderwouldbemaintained.Thescatteredtreesthatwouldberemovedwouldnotbeclassifiedasaforest,andprojectimplementationwouldnotremoveasufficientnumberoftreestoreleasesignificantamountsofsequesteredcarbon,orreducethepotentialforfuturesequestration.Further,anyvegetationremovedwillbeoffsetbyvegetationplantedaspartofthesitelandscaping.Thiswouldbealess-than-significantimpact.
Impact:Wouldtheprojectexposeneworexistingstructuresand/orinfrastructure(e.g.,leachfields)toacceleratedcoastalcliff/blufferosionduetorisingsealevels?Less-than-significantImpact.
Theproposedprojectislocatedinanareawhosecliffstabilitylevelisdesignatedashigh.Atitsnearestpoint,thesiteislocatedapproximately750feetfromcoastalbluffstothewest.Allproposedstructureswouldbelocatedbeyondthisminimumdistance.Thenearest
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infrastructuretotheshorelinewouldbewastewaterandstormwatermainsconstructedintheexistingroadbedofCarlosStreet,locatedatelevationsbetween92feetand127feetMSL,nonearerthan600feetfromtheOcean.Theprojectsitedoesnotcurrentlycontainleachfields,andnosuchfieldswouldbecreatedundertheproposedproject.SanMateoCountyhasevaluatedsealevelriseandcoastalerosionhazardsinnorthernSanMateoCounty,includingtheprojectarea.Thoughtheresultsofthisassessmentcannotbeguaranteedtobeaccurateatthelevelofindividualparcels,theyrepresentthebestavailableinformationcurrentlyavailable.AccordingtotheBuiltAssetExposuremapcontainedinthisevaluation,theprojectsiteisnotlocatedinanareathatwouldbesubjecttocoastalerosionthroughtheyear2100.(SMC2018a)
Becauseofthedistancebetweenprojectstructures/infrastructureandthenearestoceanbluffsandthesite’selevationabovesealevel,theproposedprojectanditssite-specificsupportinginfrastructurewouldnotbeexposedtoacceleratedcoastalcliff/blufferosion.Thiswouldbealess-than-significantimpactandnomitigationisrequired.
Impact:Wouldtheprojectexposepeopleorstructurestoasubstantialriskofloss,injuryordeathinvolvingsealevelrise?Less-than-significantImpact.
Asnotedinthepreviousimpact,structuresontheprojectsitewouldbelocatedatminimumof750feetfromthecoastatelevationsabove158feetMSL,andtheprojectsitewouldnotbeexposedtocoastalerosionthroughtheyear2100.NeitherwouldtheprojectsitebeexposedtocoastalfloodingunderanyofthescenariosevaluatedbytheCounty.(SanMateoCounty2018a)
Becauseofthedistancebetweenprojectstructuresandthecoast,andtheelevationoftheprojectabovethesea,residentsoftheproposedCypressPointdevelopmentwouldnotbeexposedtoasubstantialriskofloss,injuryordeathinvolvingsealevelrisefromcoastalerosionorcoastalflooding.Thiswouldbealess-than-significantimpactandnomitigationisrequired.
Impact:Wouldtheprojectplacestructureswithinananticipated100-yearfloodhazardareaasmappedonaFederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?NoImpact.
Undercurrentconditions,theloweststructuralfloorelevationproposedfortheCypressPointprojectwouldbe158feetMSL,approximately86feetabovetheexistingcalculated100-yearfloodwatersurfaceelevationof72feet(FEMA2017).Althoughanticipatedfuture100-yearfloodelevationshavenotbeencalculated,thedifferenceinelevationbetweentheexistingfloodwatersurfaceelevationandtheprojectsitewouldprecludetheexposureofstructuresonthesitetofuture100-yearfloodhazards.Thus,therewouldbenoimpact.
Impact:Wouldtheprojectplacewithinananticipated100-yearfloodhazardareastructuresthatwouldimpedeorredirectfloodflows?NoImpact.
NostructureswouldbeconstructedwithintheexistingoranticipatedfloodwayofMontaraCreek,whoselowwaterchannelislocatedapproximately250feetnorthoftheprojectsitewithanexistingfloodwaterelevationapproximately86feetbelowtheproject’sminimumstructuralfloorelevation.DuetothehorizontalandverticalseparationbetweendevelopedareasofthesiteandMontaraCreek,therewouldbenoimpactandnomitigationisrequired.
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GEOLOGYANDSOILSAgeotechnicalinvestigationfortheproposedprojectsitewaspreparedbyRockridgeGeotechnical(2017).Theinvestigationincludedtheboringoftestholesandsoilanalyses.ThisanalysisaddressesthoseenvironmentaltopicsnotincludedintheRockridgereport.
ENVIRONMENTALSETTINGTheRockridgereportindicatesthattheCypressPointprojectislocatedintheCoastRangesgeomorphicprovinceofCaliforniathatischaracterizedbynorthwest-trendingvalleysandridges.MajoractivefaultsintheareaaretheHayward,Calaveras,SanAndres,andSanGregoriofaults,althoughtheprojectsiteisnotlocatedinanEarthquakeFaultZone,asdefinedbytheAlquist-PrioloEarthquakeFaultZoningAct(DOC2017).Thereportstatesthatstronggroundshakingcouldoccuratthesiteduringalargeearthquakeononeofthenearbyfaults,butnotesthattheriskofsurfacefaultingandgroundfailureisverylow.Thepotentialforliquefactionandliquefaction-relatedhazards,suchaslateralspreading,isdefinedasnil;thepotentialforlandslidingatthesite,underbothstaticandseismicconditions,isdeemedtobelow.(RockridgeGeotechnical2017).
TheSanMateoCountyGeneralPlansectionongeotechnicalhazardsindicatesthattheproposedprojectsiteislocatedinanareaofhighcoastalcliffstability.Italsoindicatesthattheprojectsiteisnotlocatedinareasofhighlandslidesusceptibilityortsunamiandseicheinundation,butgroundshakingisapotentiallyserioushazard(SanMateoCounty1986).
SoilsonthesiteoftheproposedprojectareclassifiedbytheUnitedStatesDepartmentofAgriculture,NaturalResourcesConservationServiceWebSoilSurveyasTypicArgiustolls,loamy-Urbanlandassociation,5to15percentslopes(USDANRCS2018).Thissoiltypeisratedassomewhatlimitedforshrink-swellpotentialandslope,andseverelylimitedforsoilerosion.
BecauseconstructionoftheCypressPointprojectwoulddisturboneormoreacresofsoil,theprojectproponentwillberequiredtoobtaincoverageundertheStateWaterResourcesControlBoard’s(SWRCB)GeneralPermitforDischargesofStormWaterAssociatedwithConstructionActivityConstructionGeneralPermitOrder2009-0009-DWQ.Constructionactivitiessubjecttothispermitincludeclearing,grading,anddisturbancestothegroundsuchasstockpilingorexcavation.
UndertheConstructionGeneralPermit,priortotheinitiationofgrading,aprojectapplicantisrequiredtoprepareandimplementaStormWaterPollutionPreventionPlan(SWPPP)designedtoreducepotentialimpactstowaterqualityduringconstructionoftheproject.AsrequiredbyregulationsimplementingtheConstructionStormwaterPermit,theSWPPPisrequiredtoinclude:
• SpecificanddetailedBestManagementPractices(BMP)tomitigateconstructionrelatedpollutants,includingsediments.Thesecontrolswouldincludepracticestominimizethecontactofconstructionmaterials,equipment,andmaintenancesupplies(e.g.,fuels,lubricant,paints,solvents,andadhesives)withstormwater.TheSWPPPwouldspecify
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properlydesignedcentralizedstorageareasthatkeepthesematerialsoutoftherainand/orprotectedfromthewind.
• DustcontrolBMPsforthestabilizationofexposedsurfacesandtominimizeactivitiesthatsuspendortrackdustparticles.Forheavilytraveledanddisturbedareas,wetsuppression(watering),chemicaldustsuppression,gravelorasphaltsurfacing,temporarygravelconstructionentrances,equipmentwash-outareas,andhaultruckcoverscanbeemployedasdustcontrolapplications.Permanentortemporaryvegetationandmulching,andsandfencescanbeemployedtopreventsediment-ladenstormwaterfromreachingreceivingwaters,ortoforcestormwatertodroptheirsedimentloadon-site.
• TheSWPPPisrequiredtospecifyamonitoringprogramtobeimplementedbytheconstructionsitesupervisor.SWRCBpersonnel,whomaymakeunannouncedsiteinspections,areempoweredtolevyappropriatefinesifitisdeterminedthattheSWPPPhasnotbeenproperlypreparedandimplemented.
TheimplementationofaSWPPPwouldalsoacttoreduceminimizepotentiallysignificantimpactsfromsoilerosionduringconstruction.
ENVIRONMENTALANALYSISImpact:Wouldtheprojectexposepeopleorstructurestopotentialsubstantialadverseeffects,includingtheriskofloss,injury,ordeathinvolvingstrongseismicgroundshaking.Less-than-significantImpactwithMitigationIncorporated.
ThepotentialforsubstantialadverseeffectsasaresultofgroundshakingwasdeterminedtobesignificantbyboththeSanMateoCountyGeneralPlanandtheGeotechnicalInvestigationReportpreparedfortheCypressPointproject.Thiswouldbeasignificantimpact.Toreducethisimpacttolessthansignificant,implementMitigationMeasureGEO-1.
MitigationMeasureGEO-1:
FollowallrecommendationsoftheGeotechnicalInvestigationreportpreparedfortheCypressPointProject(RockridgeGeotechnical2017).
ImplementationoftheGeotechnicalInvestigationreportrecommendationsforsitepreparationandconstructionwouldreducetherisktopeopleandstructuresasaresultofgroundshakingtoaless-than-significantlevel.Noadditionalmitigationwouldberequired.Foradditionalinformation,seetheRockridgeGeotechnicalInvestigationreport.
Impact:Wouldtheprojectresultincoastalcliff/bluffinstabilityorerosion.Less-than-significantImpactwithMitigationIncorporated.
Theproposedprojectislocatedinanareawhosecliffstabilitylevelisdesignatedashigh.However,constructionoftheproposedCypressPointprojectwoulddisturbasignificantportionofthe10.875-acreprojectsite.On-sitesoilsaresubjecttoseverehazardsoferosion(NRCS2018).Thiswouldbeasignificantimpact.
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MitigationMeasureGEO-2requirestheprojecttocomplywiththeSWRCBConstructionGeneralPermitOrder2009-0009-DWQ.AllconstructionactivitieswouldimplementstormwaterpollutionpreventionBMPsdesignedtoreducepotentialimpactstowaterqualityduringconstructionoftheproject.Inaddition,implementationofMitigationMeasureGEO-1wouldrequirethatthespecificerosioncontrolmeasuresfromtheGeotechnicalInvestigationreportpreparedbyRockridgebeimplementedduringconstructionoftheproposedproject.
MitigationMeasureGEO-2:
ComplywithallrequirementsandimplementallBMPsassociatedwiththeSWRCBConstructionGeneralPermitOrder2009-0009-DWQ.
Together,thesemeasureswouldreducethisimpacttolessthansignificantbyensuringthatreasonableBMPswouldbeimplementedtominimizeerosionduringprojectconstruction,andnoadditionalmitigationwouldberequired.Foradditionalinformation,seetheRockridgeGeotechnicalInvestigation.
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HAZARDSANDHAZARDOUSMATERIALS
ENVIRONMENTALSETTINGAEIConsultantspreparedthefollowingreportsfortheproposedproject:
• PhaseIReportdatedNovember10,2015.• PhaseIIReportdatedFebruary15,2016.• AdditionalSubsurfaceInvestigationandWaterWellEvaluationdatedFebruary20,2018.• GroundwaterSamplingandWellDestructionReportdatedApril9,2018.
QueriesoftheStateWaterResourcesControlBoardGeotrackerandCaliforniaDepartmentofToxicSubstancesControlEnvirostorhazardousmaterialssitesindicatethattheproposedprojectisnotlocatedonaknownhazardousmaterialssite(CASWRCB2017;CADTSC2018).
Therearenoschoolslocatedwithinone-quartermileoftheproposedproject.ThenearestschoolisFaralloneViewElementarySchool,onemilenortheastoftheprojectsite.
TheHalfMoonBayAirport,apublicairportownedandoperatedbySanMateoCounty,islocatedapproximately0.9milesouthoftheproposedprojectsite(SanMateoCounty2018b,GoogleEarthPro2018).TheairportissubjecttotheHalfMoonBayAirportLandUseCompatibilityPlan(ALUCP),asadoptedbytheCity/CountyAssociationofGovernmentsin2014(HMBALUCP2014).ThePlanisdesignedtoencouragecompatiblelandusesinthevicinitysurroundinganairport.
CaliforniaGovernor’sOfficeofEmergencyServicesoverseesthepreparationofemergencyresponseandemergencyevacuationplansforeachcounty.Theseplansprovideguidanceonrespondingtopossibleemergencysituations(e.g.,fires,floods,earthquakes,etc.).Theyalsoprovideaprocessforevacuatingpeoplefromdanger,andpreventingorminimizinglossoflifeandproperty.TheAreaOfficeofEmergencyServicesandHomelandSecuritywithintheSanMateoCountySheriff’sOffice,OperationsDivision,providesadviceandinformationregardingplanningfordisastersoremergencysituations.ThereisnoadoptedEmergencyResponsePlanorEmergencyEvacuationPlanfortheproposedprojectarea.(SMC2018c)
SanMateoCounty,likemanyotherpartsofCalifornia,hasenvironmentalcharacteristicsthatincreasethepotentialforfiresinwildlandareas.TheprojectsiteislocatedwithinaCommunityatRiskzoneaccordingtotheCounty’sWildlandUrbanInterfaceFireThreatenedCommunitiesMap(SMC2018c).Additionally,whiletheprojectsiteisnotwithinaHazardousFireArea,thereareopenspaceareasapproximatelyone-halfmiletothesoutheastoftheprojectsitethatextendtothefoothillsoftheSantaCruzMountains.TheseareasarewithintheHighandtheVeryHighFireHazardSeverityZones.(CALFIRE2007)
ThecanyonofMontaraCreekislocatednorthofthesitewithawatersurfaceelevationinMontaraCreekapproximately100feetbelowtheareaofthesiteplannedfordevelopment.TheCypressPointprojectsiteislocatedinFloodZoneXaccordingtoFEMA.InthisareaofSanMateoCounty,FloodZoneXdelineatesareasofminimalfloodhazards(FEMA2017).Locatedat
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elevationsrangingfrom77feetto189feetabovemeansealevel,theprojectsiteisnotlocatedinanareasubjecttotsunamihazards(CalEMA2009)Theprojectsiteisnotlocatedinanareasubjecttoinundationfromdamfailure(SanMateoCounty2005).
ENVIRONMENTALANALYSISImpact:Wouldtheprojectcreateasignificanthazardtothepublicortheenvironmentthroughtheroutinetransport,use,ordisposalofhazardousmaterials(e.g.,pesticides,herbicides,orothertoxicsubstances,orradioactivematerial)?Wouldtheprojectcreateasignificanthazardtothepublicortheenvironmentthroughreasonablyforeseeableupsetandaccidentconditionsinvolvingthereleaseofhazardousmaterialsintotheenvironment?Less-than-significantImpactwithMitigationIncorporated.
Investigationsofthepotentialforthebroadspectrumofhazardousmaterials(includingpesticides,herbicides,othertoxicsubstances,andradioactivematerials)thatcouldbepresentontheprojectsiteinsoilsandgroundwaterwerecompletedbyAEIConsultants(November2015,February2016,February2018,andApril2018).Thetransportanduseofhazardousmaterialsduringconstructionoftheproposedprojectwouldbeasignificantimpact.Toreducethisimpacttoalessthansignificantlevel,implementMitigationMeasureHAZ-1.
MitigationMeasureHAZ-1:
MidPenwillprepareaSiteManagementPlanfortheprojectsitepriortosubmittinganapplicationforaCoastalDevelopmentPermitfortheproposedproject,andwillcomplywithallrequirementsandimplementallBMPscontainedintheplanduringconstructionoftheproject.
ImplementationoftheseBMPswillensurethatallhazardousmaterialsusedduringconstructionoftheproposedprojectarehandledinasafemanner.PleaserefertothereportspreparedbyAEIConsultantsformoredetails.
Additionally,anexistingabandonedwaterwellontheprojectsitehasbeendestroyedinaccordancewithSanMateoCountyandStatestandards.Therefore,thisimpactwouldbelessthansignificant.
Impact:Wouldtheprojectemithazardousemissionsorhandlehazardousoracutelyhazardousmaterials,substances,orwastewithinone-quartermileofanexistingorproposedschool?NoImpact.
Therearenoschoolslocatedwithinone-quartermileoftheproposedproject.ThenearestschoolisFaralloneViewElementarySchool,onemilenortheastoftheprojectsite.Becausethedistancefromtheproposedprojecttothenearestschoolisonemile,hazardousemissionsorhandlingofhazardousmaterials,substances,orwastewithinone-quartermileofaschoolwouldnotoccur.Therewouldbenoimpactandnomitigationisrequired.
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Impact:WouldtheprojectbelocatedonasitewhichisincludedonalistofhazardousmaterialssitescompiledpursuanttoGovernmentCodeSection65962.5and,asaresult,woulditcreateasignificanthazardtothepublicortheenvironment?NoImpact.
AccordingtoqueriesoftheGeoTrackerandEnvirostorDataManagementSystems,theprojectwouldnotbelocatedonasiteidentifiedonalistofhazardousmaterialssitescompiledpursuanttoCaliforniaGovernmentCodeSection65962.5.Asaresult,implementationoftheprojectwouldnotcreateasignificanthazardtothepublicortheenvironment.Therewouldbenoimpactandnomitigationisrequired.
Impact:Foraprojectlocatedwithinanairportlanduseplan,orwheresuchaplanhasnotbeenadopted,withintwomilesofapublicairportorpublicuseairport,wouldtheprojectresultinasafetyhazardforpeopleresidingorworkingintheprojectarea?Less-than-significantImpact.
Theproposedprojectwouldbelocatedapproximately0.9milefromthenortherlyboundaryoftheHalfMoonBayAirport.AccordingtotheHalfMoonBayAirportLandUseCompatibilityPlan,theproposedprojectwouldfallwithinZone7,AirportInfluenceArea(AIA),theoutermostareaindicatedintheALUCP.TheaircraftaccidentrisklevelinZone7isconsideredtobelow.TheALUCPplacesnolimitsonthenumberofdwellingunitsperacrewithintheAIA.TheALUCPprovidesheightrequirementsfornewdevelopmentwithinZone7,allowingstructuresnohigherthan300feet.(HMBALUCP2014)
Withabaseelevationofupto186.5feetMSLforthebuildingpadsoftheproposedhousingunits,andamaximumbuildingheightof36feet(MidPenHousing2018),allnewdevelopmentontheproposedprojectsitewouldbeincompliancewiththeheightandresidentialdensitylimitationsoftheALUCP.Residentsoftheproposedhousingunitsmayexperienceover-flightsfromairplanestravelingtoorfromtheHalfMoonBayAirport;however,theprojectdoesnotrequireorattractlargenumbersofpeopletothesiteanddoesnotincludefacilitiesorprocessesthatcreatehazardstoaircraft.Theprojectstructuresandresidentswouldnotbeexposedtoorcontributetosafetyhazards.Thiswouldbealess-than-significantimpact.
Impact:Foraprojectwithinthevicinityofaprivateairstrip,wouldtheprojectresultinasafetyhazardforpeopleresidingorworkingintheprojectarea?NoImpact.
Therearenoprivateairportsorairstripswithintwomilesoftheproposedprojectsite(Tollfreeairline.com).Theproposedprojectdoesnotincludefacilitiesorprocessesthatwouldcreatehazardstoaircraftinthearea.Noimpactwouldoccurandnomitigationisrequired.
Impact:Wouldtheprojectimpairimplementationoforphysicallyinterferewithanadoptedemergencyresponseplanoremergencyevacuationplan?NoImpact.
ThereisnoadoptedEmergencyResponsePlanorEmergencyEvacuationPlanfortheproposedprojectarea.Otherthantheconstructionofinteriorroadswithintheproposedsite,theprojectwouldhavenodirecteffectonanyroadway.AlthoughMitigationMeasuresTRAF-2BandTRAF-3Bfromthetrafficreport(Kittelson2018)wouldresultintheclosureofCarlosStreettothrough-trafficnorthoftheproposedprojectentrance,emergencyvehicleaccesswouldbemaintainedthroughtheclosedarea.Nochangestoemergencyresponseroutesforthefire
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stationlocatedonStetsonStreetwouldoccurasaresultofimplementingtheproposedCypressPointproject.Thus,theprojectwouldnotresultinthemodificationorblockageofanyevacuationroute,orresultinanincreasedconcentrationoflargenumbersofpersonsinanat-risklocation.Theproposedprojectwouldnotimpactemergencyresponseorevacuationplans.Therewouldbenoimpactandnomitigationisrequired.Formoreinformation,refertothetrafficimpactreportpreparedbyKittelson&Associates(2018).
Impact:Wouldtheprojectexposepeopleorstructurestoasignificantriskofloss,injury,ordeathinvolvingwildlandfires,includingwherewildlandsareadjacenttourbanizedareasorwhereresidencesareintermixedwithwildlands?Less-than-significantImpact.
WildlandUrbanInterfacefiresoccurwherecombustiblevegetationmeetscombustiblestructures,combiningthehazardsassociatedwithwildfiresandstructurefires.Theprojectsitecouldbevulnerabletothesewildlandfires,shouldtheyoccur.Newresidentialstructuresconstructedaspartoftheproposedprojectwouldincludefire-resistantfeaturesthatconformtomodernfireandbuildingcodes,aswellasfiredetectionorextinguishingsystems.Thesenewerresidentialstructureswouldnotbeasvulnerabletofireasareolderstructures.Thelikelihoodthatamajorstructuralfirewillexpandintoawildlandfirebeforeitcanbebroughtundercontrolisthereforesignificantlyreduced.Similarly,wildfireswillbelessabletoburnthesebuildingsbecauseofthepreventativemeasuresinplace.Further,duetotheproximityoftheprojectsitetotheMossBeachfirestation,andtheveryshortexpectedresponsetimetoreportedfires,thelikelihoodofinjuriesisminimal(SMC2018c).Therefore,theproposedprojectwouldnotexposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingwildlandfires;thiswouldbealess-than-significantimpactandnomitigationisrequired.
Impact:Wouldtheprojectplacehousingwithinanexisting100-yearfloodhazardareaasmappedonafederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?Wouldtheprojectplacewithinanexisting100-yearfloodhazardareastructureswhichwouldimpedeorredirectfloodflows?Wouldtheprojectexposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingflooding,includingfloodingasaresultofthefailureofaleveeordam?NoImpact.
Locatedapproximately100feetaboveMontaraCreek,theprojectisnotlocatedwithinanexistingfloodplain.TheprojectsiteisnotlocatedwithintheFEMAdesignated100-yearor500-yearfloodplains.Becausetheprojectsitewouldnotbesitedwithinanexistingfloodway,implementationoftheproposedprojectwouldnotacttoimpedeorredirectfloodflows.Therewouldbenoexposureoftheprojectsiteandresidencestoinundationasaresultofadamorleveefailure.Thus,noadverseimpactsfromfloodingwouldoccur.Noimpactswouldresultandnomitigationisrequired.
Impact:Wouldtheprojectexposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvinginundationbyseiche,tsunami,ormudflow?NoImpact.
Locatedatelevationsrangingfrom77feetto189feetabovemeansealevel,theprojectsiteisnotlocatedinanareasubjecttotsunamihazards.Becausetheprojectareaislocateddistant
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fromanylargereservoir,theprojectwouldnotbelocatedinanareasubjecttoinundationhazardsfromseiche.Thegeologyofthesiteisnotsusceptibletolandslideormudflow.Noimpactsfromsuchphenomenawouldoccurandnomitigationisrequired.
HYDROLOGYANDWATERQUALITY
ENVIRONMENTALSETTINGTheCypressPointprojectsitetotals10.875acresinMossBeach,California,borderedbyCarlosStreettothewest,LincolnStreettotheeast,16thStreettotheNorthandSierraStreettothesouth.Thesiteisrelativelyundevelopedandconsistsofseveralconcreteslab-on-gradebuildingfoundations,nativevegetation,unpavedserviceroadsandwaterandelectricalinfrastructure.
Theexistingsiteslopesrangefrom10percentto50percentwiththehighpointontheeastsideofthepropertyandthelowpointatthenorthwestcorner.Thereisnoexistingstormdraininfrastructureontheproperty.StormwaterrunoffisassumedtopercolateonsiteandexcessrunoffsurfaceflowstowardsCarlosStreetand16thStreet,ultimatelydischargingtoMontaraCreekwithintheJamesV.FitzgeraldAreaofSpecificBiologicalSignificance(ASBS)watershedarea.Besidethe10.875acreproperty,anadditional1acreofoffsiterunoffdrainsthroughtheprojectsiteandcontributestotheoveralltributarydrainagearea.
MontaraWaterandSanitaryDistrict(MWSD)provideswaterservicestothecoastalcommunitiesofMontara,MossBeach,andadjacentareaslocatednorthofElGranadaandsouthoftheDevilSlideTunnel,inunincorporatedSanMateoCounty,California.MWSDobtainsgroundwaterfromSanMateoCoastalBasinaquifersandsurfacewaterfromtheMontaraCreek.TheprojectsiteislocatedintheHalfMoonBayTerracegroundwaterbasin,primarilyintheUpperMossBeachgroundwatersubbasin,althoughasmallportionofthesitemayencroachintotheLowerMontaraCreeksubbasin.AstudyofthewatershedsofseveralcreeksinandaroundtheHalfMoonBayTerraceGroundwaterBasinfoundthatforareasofhigherelevation,directprecipitationislargelyresponsibleforgroundwaterrecharge,whereasforthelowerelevationareasmostrechargeoccurslocallyfromstreams.LocalrechargewithintheUpperMossBeachgroundwatersubbasinisprovidedmainlybystorms.Accordingtostudies,enhancingrechargefromrainfallwouldbenefitgroundwatersuppliesinthissubbasin.LowerMontaraCreekisincisedtobedrock,therebylimitingaquiferrechargefromthisreachofthestream(DWR2016,BalanceHydrologics2010)
ImplementationoftheproposedCypressPointprojectwouldresultintheconstructionof71unitsofaffordablehousingonroughly5acresofthesite.Newimprovementswouldincludetownhomesandflats,acommunitybuilding,at-gradeparkingandaccessroads,anentryroadconnectiontoCarlosStreet,pedestrianpathwaysandnewperviouslandscaping.
Theexistingsitedoesnotcurrentlyconnectdirectlytothepublicstormdrainsystem.However,projectplansproposetomakeanewconnectiontotheexistingstormdrainmainonCarlosStreet,whichultimatelyoutfallstoMontaraCreek.Proposedstormdraininfrastructurefortheprojectwouldconsistofstormdrainlinesrangingfromapproximately12-inchto21-inch
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diameter,inletsatlowpointsthroughoutthehardscapeandlandscapeareas,manholesatjunctionareas,buildingdownspoutconnections,cleanoutsandbio-retentioninfrastructuredesignedtocomplywiththedevelopment’sdualrequirementsofstormwatertreatmentandHydromodificationManagement(HM)requirements.
TheSWRCBadoptedtheCaliforniaOceanPlanonJuly6,1972withthelatestrevisionsadoptedin2009.TheOceanPlanprohibitsthedischargeofwastetodesignatedASBS.ASBSaredesignatedbytheStateWaterBoardasoceanareasrequiringprotectionofspeciesorbiologicalcommunitiestotheextentthatalterationofnaturalwaterqualityisundesirable.(SanMateoCounty2018d)
TheOceanPlanauthorizestheSWRCBtograntanexceptiontotheOceanPlanprovisionsprohibitingwastedischargetoASBSwheretheboarddeterminesthattheexceptionwillnotcompromiseprotectionofoceanwatersforbeneficialusesandwherethepublicinterestwillbeserved.TheCountyofSanMateowasincludedintheWaterBoard’sGeneralExceptiontotheCaliforniaOceanPlanwithSpecialProtectionsadoptedonMarch20,2012.TheprohibitionsandspecialconditionscontainedintheSpecialProtectionsareintendedtoensurethatstormwaterandnonpointsourcedischargesarecontrolledtoprotectthebeneficialusesoftheaffectedASBS,includingmarineaquaticlifeandhabitat,andtomaintainnaturalwaterqualitywithinASBS.(SanMateoCounty2018d)
TheJamesV.FitzgeraldASBSislocatedintheunincorporatedportionofSanMateoCounty,approximately7milesnorthoftheCityofHalfMoonBayandextendsfrom4thStreetinMontara,southtothePillarPointbreakwater.TheFitzgeraldMarineReserveislocatedwithintheboundaryoftheASBS.A5.5-milebandofshorelineincludingtheReservewasdesignatedasanASBSduetothediversityofhabitatandbiologicalassemblages,includingdensestandsofbullkelpfoundalongwithredalgae,diversearrayofinvertebratesthatinhabitthebroadreef,andthe3typesofsubtidalhabitatthatoccuratthislocation.ThewatersheddrainingintotheASBSisa4.5squaremileareaofunincorporatedcommunitiesconsistingofMontara,MossBeach,ruralareasofMontaraandMossBeachalongandnorthofSanVicenteCreek,SealCove,andPillarPointBluff.SeeFigure1thatshowstheJamesV.FitzgeraldASBSboundaryandASBSwatershedboundary(SanMateoCounty2018d).MontaraCreekiswithinthisASBSwatershedboundary.
InJune2011,SanMateoCountybeganworkingontheFitzgeraldASBSPollutionReductionProgramtocomplywiththeWaterBoard'sGeneralExceptiontotheOceanPlanwithSpecialProtections.TheprograminvolvestheimplementationoftargetedstormwaterBMPs,waterqualitystudies,andBMPeffectivenessmonitoringwithintheASBSwatershedboundary,andeducationandoutreach.Theprogram'sgoalistoimprovewaterqualityandprotectthebeneficialusesoftheFitzgeraldASBSandassistintheCounty'scompliancewiththeASBSstormwaterregulations.(SanMateoCounty2018e)
Project Area
Fitzgerald Area of Special Biological Significance
Fitzgerald Area of Special Biological SignificanceSan Mateo County GIS, 2018
Stevens Consulting, June 2018Figure 1
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InordertocomplywiththeSWRCB’sSpecialProtections,theSanMateoCountyPlanningandBuildingDepartmentregulatesprivatestormwaterdischargesintotheASBSbyenforcingthefollowingrequirements:
• Dischargesmayoccuronlyduringthewetweatherseason(October1throughApril30)andmust:1)becomposedofonlystormwater,2)befreeofpollutants,and3)mustnotalternaturaloceanwaterqualityintheASBS.
• AllnewpointsourcedischargesintotheASBSshalleitherberetainedon-siteorshallbetreatedon-sitepriortoenteringaCountystormdrain.
• Dischargetreatmentandmanagementmeasuresarerequiredtobeidentifiedonprojectplansandimplementedduringconstructionandfuturemaintenance.
• Forpropertiesservedbyprivatesepticsystems,pooland/orspadischargeshallbedechlorinatedandslowlydischargedtolandscapedareas(determinedadequatetosupportthevolume).
• ErosionandsedimentcontrolplansarerequiredtobesubmittedforreviewandapprovalforprojectswithintheASBSwatershedthatinvolvesoildisturbanceandaresubjecttoabuildingorgradingpermit.
• PursuanttotheWaterBoard'sGeneralExceptiontotheCaliforniaOceanPlanwithSpecialProtections(AttachmentB,SectionA.2.c.1),weeklyconstructionsiteinspectionsarerequiredforallconstructionsiteswithintheASBSwatershedthatinvolvesoildisturbanceandaresubjecttoabuildingorgradingpermit(consideredStormwaterRegulatedConstructionSites).
• On-siteareas(neworreplaced)usedforcarwashingshalldraintoadequately-sizedvegetativeareasorotheron-sitetreatmentfacilities,oroccuronpermeablesurfaces(e.g.gravel,grass),andshoulduseaslittledetergentsasnecessary.Phosphatefreeorbiodegradablesoapishighlyencouraged.DischargetothesanitarysewerisprohibitedbytheMontaraWaterandSanitaryCode.(SanMateoCounty2018e)
Additionally,asrequiredbytheMunicipalRegionalPermit(MRP)andtheauthoritygiventotheCleanWaterProgramSanMateo,developmentprojectscreatingoneormoreacresofimperviousareainnon-exemptregionsoftheCountyarerequiredtoattenuaterunoffassociatedwithprojectimplementationtobenogreaterthanpre-projectconditions.ThespecificgoaloftheHMprogramistocontrolthepost-projectflowtomatchpre-projectrunoffflowratesanddurationsrangingfrom10percentofthepre-project2-yearpeakflowuptothepre-project10-yearpeakflow.
AsrequiredbytheMRPandtheauthoritygiventotheCleanWaterProgramSanMateo,developmentprojectscreatingoneormoreacresofimperviousareainnon-exemptregionsoftheCountyarerequiredtoattenuaterunoffassociatedwithprojectimplementationtobenogreaterthanpre-projectconditions.ThespecificgoaloftheHMprogramistocontrolthepost-projectflowtomatchpre-projectrunoffflowratesanddurationsrangingfrom10percentofthepre-project2-yearpeakflowuptothepre-project10-yearpeakflow.ConsistentwithCountyrequirements,theCypressPointprojectisrequiredtoimplementHM.Theproposedprojectanticipatesincorporatingbio-retentionareasintheprojectdesignasthemainBMP
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treatmentstrategyforbothMRPandHMwaterqualitydischargecompliance.Stormwaterattenuationwillbeachievedinthebio-retentionareasbymodifyingtheoverflowriserstructuresandaddingorificestosubdrainconnections,therebyaddingthestorageandflowcontrolnecessarytomeetHM.Theproposedprojectstormwatermanagementfacilitieswouldbeconsistentwiththepre-projectrunoffdrainagepatternwherestormwaterisdirectedtoonedischargelocationatMontaraCreek.ThePre-projecttributaryarealandusage,includingrun-onfromadjacentproperties,consistsof10acresofperviousand2acresofimpervioussurfaces.Thepost-projecttributaryareaisbrokenintotwowatersheds:onedrainingtowardthebioretentionareasandanotherthatbypassesthebioretentionareasandfollowsexistingdrainagepatterns.Cumulativelythepost-projectlandusewillinclude5acresofimperviousand7acresofpervioussurfaces.
BecauseconstructionoftheCypressPointprojectwoulddisturboneormoreacresofsoil,projectproponentswillberequiredtoobtaincoverageundertheSWRCB’sGeneralPermitforDischargesofStormWaterAssociatedwithConstructionActivityConstructionGeneralPermitOrder2009-0009-DWQ.Constructionactivitysubjecttothispermitincludesclearing,gradinganddisturbancestothegroundsuchasstockpilingorexcavation.
Inaddition,priortotheinitiationofgrading,aprojectapplicantisrequiredtoprepareandimplementaSWPPPdesignedtoreducepotentialimpactstowaterqualityduringconstructionoftheproject.AsrequiredbyregulationsimplementingtheConstructionStormwaterPermit,theSWPPPisrequiredtoinclude:
• SpecificanddetailedBestManagementPracticestomitigateconstructionrelatedpollutants,includingsediments.Thesecontrolswouldincludepracticestominimizethecontactofconstructionmaterials,equipment,andmaintenancesupplies(e.g.,fuels,lubricant,paints,solvents,andadhesives)withstormwater.TheSWPPPwouldspecifyproperlydesignedcentralizedstorageareasthatkeepthesematerialsoutoftherainand/orprotectedfromthewind.
• DustcontrolBMPsforthestabilizationofexposedsurfacesandtominimizeactivitiesthatsuspendortrackdustparticles.Forheavilytraveledanddisturbedareas,wetsuppression(watering),chemicaldustsuppression,gravelorasphaltsurfacing,temporarygravelconstructionentrances,equipmentwash-outareas,andhaultruckcoverscanbeemployedasdustcontrolapplications.Theuseofpermanentortemporaryvegetationandmulching,andsandfencescanbeemployedtopreventsediment-ladenstormwaterfromreachingreceivingwaters,ortoforcestormwatertodroptheirsedimentloadon-site.
• TheSWPPPisrequiredtospecifyamonitoringprogramtobeimplementedbytheconstructionsitesupervisor.SWRCBpersonnel,whomaymakeunannouncedsiteinspections,areempoweredtolevyappropriatefinesifitisdeterminedthattheSWPPPhasnotbeenproperlypreparedandimplemented.
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ENVIRONMENTALANALYSISImpact:Wouldtheprojectviolateanywaterqualitystandardsorwastedischargerequirements(considerwaterqualityparameterssuchastemperature,dissolvedoxygen,turbidityandothertypicalstormwaterpollutants,e.g.,heavymetals,pathogens,petroleumderivatives,syntheticorganics,sediment,nutrients,oxygen-demandingsubstances,andtrash)?Wouldtheprojectsignificantlydegradewaterquality?Less-than-significantImpactwithMitigationIncorporated.
Potentialimpactstogroundwaterandsurfacewaterqualitycouldoccurbothduringconstructionandoperationoftheproposedproject.Temporaryincreasesintheerosionofexposedsoilsduringconstructionoftheprojectcouldresultinminoron-or-off-sitewaterqualityimpacts,particularlyifrainfalleventsoccurduringanactiveconstructionphase.Additionally,chemicalsusedinconstruction(fuels,lubricants,paints,coatings)couldbereleasedtotheenvironmentifspilled.
ConstructionoftheproposedCypressPointprojectwoulddisturbasignificantportionofthe10.875-acreprojectsite.On-sitesoilsaresubjecttoseverewatererosionhazards(NRCS2018),andtheGeotechnicalInvestigationreportpreparedfortheprojectcontainsspecificrecommendationsregardingerosioncontrol.Inaddition,theproposedprojectwouldbesubjecttotherequirementsoftheSWRCBConstructionGeneralPermitOrder2009-0009-DWQandtheSanMateoCountyASBSrequirements.AllconstructionactivitieswouldimplementstormwaterpollutionpreventionBMPsdesignedtoreducepotentialimpactstowaterqualityduringconstructionoftheproject.
WithimplementationofMitigationMeasureGEO-1,whichrequiresimplementationoftheerosioncontrolmeasurescontainedintheGeotechnicalInvestigationreport,andcompliancewiththerequirementsoftheSWRCB’sConstructionGeneralPermitforStormwaterDischargesandSanMateoCountyASBSrequirements,potentialimpactsresultingfromcontaminatedconstructionperiodstormwaterrunoffwouldbereducedtoaless-than-significantlevel.Foradditionalinformation,seetheRockridgeGeotechnicalInvestigationreport.
Impact:Wouldtheprojectsignificantlydepletegroundwatersuppliesorinterferewithgroundwaterrechargesuchthattherewouldbeanetdeficitinaquifervolumeoraloweringofthelocalgroundwatertablelevel(e.g.,theproductionrateofpre-existingnearbywellswoulddroptoalevelwhichwouldnotsupportexistinglandusesorplannedusesforwhichpermitshavebeengranted)?Less-than-significantImpact.
TheprojectsiteislocatedprimarilyintheUpperMossBeachgroundwatersubbasin,althoughasmallportionofthesitemayoverlaytheLowerMontaraCreeksubbasin.LocalrechargewithintheUpperMossBeachgroundwatersubbasincomesprimarilyfromstormevents.LowerMontaraCreekisincisedtobedrock,therebylimitingaquiferrechargefromthisreachofthestream.Becausetheprojectsitehaslimiteddevelopmentcurrently(historicbuildingpads),muchofthesiteispermeabletoprecipitationandstormwaterrun-onfromadjacentproperties.
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Withimplementationoftheproposedproject,aseven-acreportionofthesitewouldremainpervious,andcontinuetoserveasgroundwaterrechargeduringstormevents.Asproposed,afive-acreareaoftheCypressPointprojectsitewouldbeservedbybio-retentionbasins.Stormwaterwithinthebasinswouldberetained,andamajorportionofthewaterwouldbedischargedintoastormdrainforeventualdischargetoMontaraCreek.Somestormwaterwithinthebio-retentionbasinswouldpercolatetogroundwater.Becausetheprojectsiteisnotidentifiedasanimportantareaforgroundwaterrecharge,andbecausesomeoftherunofffromthesitewillberetainedinbio-retentionpondsthatwillfacilitaterecharge,aminorreductionintheperviousareaofthesitewouldnotleadtoasignificantimpact.Theimpactongroundwaterrechargewouldbelessthansignificant.
Impact:Wouldtheprojectsignificantlyaltertheexistingdrainagepatternofthesiteorarea,includingthroughthealterationofthecourseofastreamorriver,inamannerwhichwouldresultinsubstantialerosionorsiltationon-oroff-site?Wouldtheprojectsignificantlyaltertheexistingdrainagepatternofthesiteorarea,includingthroughalterationofthecourseofastreamorriver,orsubstantiallyincreasetherateoramountofsurfacerunoffinamannerthatwouldresultinfloodingon-oroff-site?Wouldtheprojectcreateorcontributerunoffwaterwhichwouldexceedthecapacityofexistingorplannedstormwaterdrainagesystemsorprovidesubstantialadditionalsourcesofpollutedrunoff?Less-than-significantImpact.
Asnotedabove,implementationoftheCypressPointprojectwouldnotmodifythenaturalstormwaterregimeoftheprojectsiteandwouldbeconsistentwiththerequirementsofSanMateoCountyregardingtherateandamountofstormwaterdischargefromimperviousareasofthesite.Thiswouldbealess-than-significantimpactandnomitigationisrequired.
Impact:Wouldtheprojectresultinincreasedimpervioussurfacesandassociatedrunoff?Less-than-significantImpact.
AsnotedaboveintheGeologyandSoilssectionofthisdocument,implementationoftheCypressPointprojectwouldcreatesomeadditionalimpervioussurfacesontheprojectsite,butwouldnotincreasesiterunoff.TheproposedprojectwouldbesubjecttotherequirementsoftheSWRCBConstructionGeneralPermitOrder2009-0009-DWQ.AllconstructionactivitieswouldimplementstormwaterpollutionpreventionBMPsdesignedtoreducepotentialimpactstowaterqualityduringconstructionoftheproject.
CompliancewiththerequirementsoftheConstructionStormwaterPermit,includingthepreparationandimplementationofaSWPPP,andimplementationofMitigationMeasureGEO-2wouldreduceimpactstowaterqualityduetoincreasedrunofftoaless-than-significantlevel.Additionally,theprojectwouldbeconsistentwiththerequirementsofSanMateoCountyregardingtherateandamountofstormwaterdischargefromimperviousareasofthesite.Thiswouldbealess-than-significantimpactandnoadditionalmitigationisrequired.
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Impact:Wouldtheprojectplacehousingwithinanexisting100-yearfloodhazardareaasmappedonafederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?Wouldtheprojectplacewithinanexisting100-yearfloodhazardareastructureswhichwouldimpedeorredirectfloodflows?Wouldtheprojectexposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingflooding,includingfloodingasaresultofthefailureofaleveeordam?Noimpact.
SeeaboveunderHazardsandHazardousMaterials.
Impact:Wouldtheprojectexposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvinginundationbyseiche,tsunami,ormudflow?NoImpact.
SeeaboveunderHazardsandHazardousMaterials.
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LANDUSEANDPLANNING
ENVIRONMENTALSETTINGMidPenproposestodevelop71affordablehousingunits,anassociatedcommunitybuilding,andoutdoorrecreationareasontheprojectsite.TheSanMateoCountyGeneralPlanLandUseDesignationforthelocationoftheproposedprojectisMedium-HighDensityResidential.Thisdesignationallowsfordevelopmentatdensitiesofbetween8.8to17.4housingunitsperacre.(SanMateoCounty1986)
TheZoningDesignationfortheprojectsiteisPUD-124/CD.Thiszoningdesignationtracesbackto1986,andwasassignedtoaproposedPlannedUnitDevelopment(PUD)onthesitecalledFarrallonVista.Thiszoningdesignationallowsforatotalof148unitsonthesite,withadensityof13.6unitsperacre(SanMateoCounty2018).Asproposed,implementationoftheCypressPointprojectwouldresultintheconstructionof71unitsontheprojectsite,reducingthedensityto6.5unitsperacre.
ToimplementtheproposedmodificationtotheapprovedPUD,MidPenisrequestingthefollowingactionsfromtheCaliforniaCoastalCommission(CoastalCommission)andSanMateoCounty:
CoastalCommission
• AmendmentoftheLocalCoastalProgram(SanMateoCounty2013)landusedesignationfromMedium-HighDensityResidentialtoMediumDensityResidential,and
• Approvalofaplannedunitdevelopmentfortheparcel,whichrequiresanamendmenttotheadoptedSanMateoCountyLocalCoastalProgram(LCP)ImplementationPlan.
SanMateoCountyPlanningandBuildingDepartment:• AmendmentoftheGeneralPlandesignationfromMedium-HighDensityResidentialto
MediumDensityResidential,• AdoptionofaPUDamendmentfortheparcel,• ACoastalDevelopmentPermit.
ThesiteisdesignatedasMedium-HighDensityResidential(RD-2)intheSanMateoCountyLCP,whichallowsfordevelopmentatdensitiesfrom8.1to16.0unitsperacre.ThesiteisdefinedasinfillintheLCP,anddesignatedasaprioritydevelopmentsiteforaffordablehousingintheSanMateoCountyLocalCoastalProgramPoliciesdocument(SanMateoCounty2013).ThesiteisalsodesignatedasanaffordablehousingopportunitysiteundertheSanMateoCountyHousingElement(SanMateoCounty2015).
TheU.S.FishandWildlifeService(USFWS)hasissuedPacificGasandElectricCompany(PG&E)anEndangeredSpeciesActSection10(a)(1)(B)incidentaltakepermitforthecompany’sBayAreaOperationsandMaintenanceHabitatConservationPlan(HCP).ThisHCPisdesignedonlytocoverPG&E’sactivities;therefore,aspectsoftheproposedprojectoutsideofPG&E’s
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activitiesarenotsubjecttotheprovisionscontainedwithinthePG&EO&MHCP.TherearenootherHabitatConservationPlansorNaturalCommunityConservationPlansineffectontheprojectsite.
ENVIRONMENTALANALYSISImpact:Wouldtheprojectphysicallydivideanestablishedcommunity?NoImpact.
TheproposedCypressPointprojectsiteisanapproximately10.875-acreparcelthatiscurrentlyundeveloped.ThenorthwesternboundaryofthesiteisadjacenttoCarlosStreet,withvacantland,Highway1,andtheMontaraSanitaryDistrictbeyondtothewest.Therearefourresidentialparcelstothenorthofthesite,andadditionalverylow-tolow-densityresidentialareastotheeastandsouth.TheproposedCypressPointprojectwouldbelocatedinanexistingresidentialneighborhood;existingandplannedsurroundinglanduseswouldcontinuetoincluderesidentialandopenspaceuses.Therefore,theproposedprojectwouldnotphysicallydivideanestablishedcommunity.Noimpactwouldoccurandnomitigationisrequired.
Impact:Wouldtheprojectconflictwithanyapplicablelanduseplan,policy,orregulationofanagencywithjurisdictionovertheproject(including,butnotlimitedto,thegeneralplan,specificplan,localcoastalprogram,orzoningordinance)adoptedforthepurposeofavoidingormitigatinganenvironmentaleffect?Less-than-significantImpact.
Theapproximately10.875-acreprojectsiteisdesignatedformedium-highdensityresidentialusebytheSanMateoCountyGeneralPlan,ZoningCode,HousingElement,andtheLocalCoastalProgram.Asproposed,implementationoftheproposedprojectwouldresultinmodificationstoexistinglandusedesignations.However,becausetheproposedprojectwouldbeconsistentwiththeprojectsite’sGeneralPlan,ZoningCode,HousingElement,andLCPdesignationsasamended,aless-than-significantimpactwouldoccur,andnomitigationisrequired.
Impact:Wouldtheprojectconflictwithanyapplicablehabitatconservationplanornaturalcommunityconservationplan?NoImpact.
AsnotedintheBiologicalResourcesAssessmentpreparedbyDeNovoPlanningGroupfortheCypressPointProject,therearenoapprovedoradoptedHabitatConservationPlansnorNaturalCommunityConservationPlansfortheprojectsiteoritsvicinity(DeNovo2018).Therefore,theprojectwouldnotconflictwithanysuchplansthatwouldpertaintotheproposedproject.Therewouldthereforebenoimpactandnomitigationisrequired.
Impact:Wouldtheprojectresultinthecongregatingofmorethan50peopleonaregularbasis?Less-than-significantImpact.
Theprojectsitewouldfeatureacommunitybuilding.However,noregularuseoractivityisproposedforthecommunitybuildingorfortheprojectsiteingeneralthatwouldinvolvethecongregationofmorethan50peopleonaregularbasis.Thiswouldbealess-than-significantimpact.
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Impact:Wouldtheprojectresultintheintroductionofactivitiesnotcurrentlyfoundwithinthecommunity?NoImpact.
Therangeofactivitiesontheprojectsitewouldbeconsistentwiththoseintheneighboringcommunity.Therewouldbenoimpactandnomitigationisrequired.
Impact:Wouldtheprojectservetoencourageoff-sitedevelopmentofpresentlyundevelopedareasorincreasethedevelopmentintensityofalreadydevelopedareas(examplesincludetheintroductionofneworexpandedpublicutilities,newindustry,commercialfacilities,orrecreationactivities)?Less-than-significantImpact.
Theproposedprojectislocatedonaparcelthatissurroundedbysurroundingresidentialusesandopenspace;developmentofundevelopedparcelsadjacenttotheprojectsiteisinfeasibleduetolandslopes,closenesstoMontaraCreek,andissuesrelatedtoaccess.Therefore,theproposedprojectwouldnotencourageadditionaldevelopmentinthevicinity.Thiswouldbealess-than-significantimpactandnomitigationisrequired.
Impact:Wouldtheprojectcreateasignificantnewdemandforhousing?NoImpact.
Implementationoftheproposedprojectwouldresultinthedevelopmentof71newaffordablehousingunits,satisfyingsomeexistinghousingdemand.Itwouldthusnotcreateasignificantnewdemandforadditionalhousingunits.Therewouldbenoimpactandnomitigationisrequired.
MINERALRESOURCESENVIRONMENTALSETTINGTheCypressPointprojectareaisnotlocatedinazoneofknownmineraloraggregateresources(SanMateoCounty1986).TheCaliforniaSurfaceMiningandReclamationActMineralLandClassificationfortheareaisMineralResourceZone-3,whichisdefinedas“Areascontainingmineraldepositsthesignificanceofwhichcannotbeevaluatedfromavailabledata.”(DOC1996)
ENVIRONMENTALANALYSISImpact:Wouldtheprojectresultinthelossofavailabilityofaknownmineralresourcethatwouldbeofvaluetotheregionandtheresidentsofthestate?Wouldtheprojectresultinthelossofavailabilityofalocally-importantmineralresourcerecoverysitedelineatedonalocalgeneralplan,specificplanorotherlanduseplan?NoImpact.
Noactiveminingoperationsarepresentin,ornear,theprojectarea.Implementationoftheproposedprojectwouldnotinterferewiththeextractionofanyknownmineralresource.Thus,nosignificantimpactswouldresult.
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POPULATIONANDHOUSING
ENVIRONMENTALSETTINGTheproposedprojectislocatedonvacantparcel.Nohousingunitsexistontheparcel,andtheparcelhasnootherexistinguseinvolvingpersonsworkingonoroccupyingthesite.TheSanMateoCountyGeneralPlanLandUseDesignationforthelocationoftheproposedprojectisMedium-HighDensityResidential.Thisdesignationallowsfordevelopmentatdensitiesofbetween8.8to17.4housingunitsperacre.(SanMateoCounty1986)
ThecurrentZoningDesignationforthelocationoftheproposedprojectisPUD-124/CD.Thiszoningdesignationtracesbackto1986,andwasassignedtoaproposedPUDonthesitecalledFarrallonVista.Thiszoningdesignationallowsforatotalof148unitsonthesite,withadensityof13.6unitsperacre(SanMateoCounty2018).Asproposed,implementationoftheCypressPointprojectwouldresultintheconstructionof71unitsontheprojectsite,reducingthedensityto6.5unitsperacre.
ENVIRONMENTALANALYSISImpact:Wouldtheprojectinducesignificantpopulationgrowthinanarea,eitherdirectly(forexample,byproposingnewhomesandbusinesses)orindirectly(forexample,throughextensionofroadsorotherinfrastructure)?Less-than-significantImpact.
Implementationoftheproposedprojectwouldresultinadecreaseinthenumberofpermittedresidentialdwellingsontheprojectsite.TheprojectrequestsmodificationoftheSanMateoCountyGeneralPlanandZoningOrdinance,aswellastheLocalCoastalPlantodecreasetheintensityofusethatcouldbeconstructedontheprojectsite,thoughtheusewouldremainresidential.Whiletherewouldbesomeincreaseinemploymentbothduringtheconstructionphaseandduringprojectoperation,thenumberofemployeeswouldbesmallinrelationtotheoverallworkforceinthecounty.Thelocallaborpoolcouldaccommodatetheneedforadditionalconstructionemployees.ImplementationoftheprojectwouldnotresultinoverallincreasesinthecapacityofanyoffsitepublicservicesorutilitiesbeyondmodificationsandupgradesnecessarytoservetheproposedCypressPointproject.(Formoreinformation,seethePublicServicesandUtilitiesReport,July2018).Therefore,theproposedprojectwouldnotinducesubstantialgrowthinMossBeachorotherareasofSanMateoCounty.Theimpactwouldbelessthansignificant.
Impact:Wouldtheprojectdisplaceexistinghousing(includinglow-ormoderate-incomehousing),inanareathatissubstantiallydeficientinhousing,necessitatingtheconstructionofreplacementhousingelsewhere?Less-than-significantImpact.
Theproposedprojectwouldbesituatedonaparcelthatiscurrentlyvacant.Therearenohousingunitsoranyotherdevelopedusesontheprojectsite.Becausethesiteisundevelopedandhasnoexistinghousingunits,therewouldbenodisplacementofhousingunitsorsubstantialnumbersofpeople;replacementhousinginanotherlocationwouldnotberequired.Therewouldbenoimpact.
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RECREATION
StevensConsultingpreparedatechnicalreport,CypressPointProjectPublicServicesandUtilities,fortheprojectinJune2018.Thissectionaddressesthetopicareanotaddressedinthatreport.
ENVIRONMENTALSETTINGTheCaliforniaDepartmentofParksandRecreationownsandoperates8,353acresofrecreationalfacilitiesinSanMateoCounty,intheformofparks,beaches,andmarinereserves.ThefacilitiesnearesttotheproposedprojectvicinityincludeGrayWhaleCoveandMontaraStateBeaches.TheCountyofSanMateoDepartmentofParksoperates22parksthatencompassover17,000acres.Itfeaturesapproximately190milesofcountyandlocaltrails,includingthreeregionaltrails.JamesFitzgeraldMarineReserveandPillarPointBluffaretheCountyparksnearesttheproposedprojectsite.MossBeachParkisaplaygroundfacilitylocatedapproximatelyonemilesouthoftheprojectsite.RecreationresourcesaremorefullydescribedinthePublicServicesandUtilitiesReport.
ENVIRONMENTALANALYSISImpact:Doestheprojectincluderecreationalfacilitiesorrequiretheconstructionorexpansionofrecreationalfacilitieswhichmighthaveanadversephysicaleffectontheenvironment?Less-than-significantImpact.
TheproposedprojectwillprovideinformalrecreationalopportunitiesforCypressPointresidentsandthegeneralpublicbyprovidingaccesstoaninformaltrailonundevelopedportionsofthesite.Theaccessiblepathwillterminateintoatrellis-coveredareawithbarbecueequipment,picnictables,andbenches.Otheroutdoorareaswillincludeahalfbasketballcourt,andapavedoverlookwithtrellisandseating.Inaddition,thecentraloutdoorspaceadjacenttothecommunitybuildingwillincludetwoplaystructuresandopengrassyterraceswithfloweringtreesandplanting.Theseon-siterecreationalfacilitieswouldmeetaportionoftheresident’sdemandforrecreation.AsstatedinthePublicServicesandUtilitiesReport,theCountychargesimpactfeestoallnewdevelopmenttomitigateaproject’simpactsonparkandrecreationfacilities.TheseimpactfeesareusedtoaddresstheidentifiedfutureneedsfortheCity’sparksystem.Theimpactfeeswouldreduceanyimpactsfromthisprojecttoaless-than-significantlevel,sonomitigationisrequired.
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TRANSPORTATIONANDTRAFFIC
KittelsonandAssociates,Inc.preparedatechnicalreport,CypressPointTrafficImpactAnalysis,fortheprojectinJune2018.Thissectionaddressesthetopicareanotaddressedinthatreport.
ENVIRONMENTALANALYSISImpact:Wouldtheprojectresultinachangeinairtrafficpatterns,includingeitheranincreaseintrafficlevelsorachangeinlocationthatwouldresultinsubstantialsafetyrisks?Less-than-significantImpact.
Theproposedprojectwouldbelocatedapproximately0.9milefromthenortherlyboundaryoftheHalfMoonBayAirport.AccordingtotheHalfMoonBayALUCP,theproposedprojectwouldfallwithinZone7,AirportInfluenceArea,theoutermostareaasindicatedintheALUCP.TheaircraftaccidentrisklevelinZone7isconsideredtobelow.TheALUCPprovidesheightrequirementsfornewdevelopmentwithinZone7,allowingstructuresnohigherthan300feet(HMBALUCP2014).Withabaseelevationofupto186.5feetMSLforthebuildingpadsoftheproposedhousingunits,andamaximumof36feetofheightfortheproposedstructures(MidPenHousing2018),allnewdevelopmentontheproposedprojectsitewouldbeincompliancewiththeheightlimitationsoftheALUCP.Implementationoftheproposedprojectwouldnotresultinachangeinairtrafficpatterns.Thiswouldbealess-than-significantimpact,andnomitigationisrequired.
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