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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.

CountyReviewDraft


REFERENCESBalanceHydrologics,2010.MidcoastGroundwaterStudyPhaseIII,SanMateoCounty,

California.June2010.

CaliforniaCodeofRegulations,Title14,Division6,Chapter3,GuidelinesforImplementationoftheCaliforniaEnvironmentalQualityAct.Sections15000-15387.CEQAGuidelines.

California,Stateof.DepartmentofConservation,2017.CaliforniaGeologicalSurvey.MapDataViewer.VariousgeologicalmapsaccessedbyMaryWilsonofPlanningPartnersonJune13,2018at<https://maps.conservation.ca.gov/cgs/DataViewer/index.html>

_____.2016.FarmlandMapping,CaliforniaImportantFarmlandFinder.AccessedbyMaryWilsonofPlanningPartnersonJune13,2018at<https://maps.conservation.ca.gov/DLRP/CIFF/>

_____.1996.CaliforniaGeologicalSurvey.MineralLandClassification,OpenFileReport96-03.UpdateofMineralLandClassification:AggregateMaterialsintheSouthSanFranciscoBayProduction-ConsumptionRegion.Plate1.Author:Kohler-Antablin,Susan.1996.AccessedbyMaryWilsonofPlanningPartnersonJune12,2018at<http://maps.conservation.ca.gov/cgs/informationwarehouse/index.html?map=mlc>

California,Stateof.DepartmentofFishandWildlife,2018.CaliforniaNaturalDiversityDatabase.BIOSViewer,ForestandTimberlands.AccessedbyMaryWilsonofPlanningPartnersonJune13,2018at<https://map.dfg.ca.gov/bios/?bookmark=2669>

CaliforniaDepartmentofForestryandFireProtection(CALFIRE),2007.SanMateoCountyFireHazardSeverityZoneMaps,FireHazardSeverityZonesinStateResponsibilityArea,November6,2007.AccessedonApril11,2018byMaryWilsonofPlanningPartnersat<http://frap.fire.ca.gov/webdata/maps/san_mateo/fhszs_map.41.pdf>

California,Stateof.2018.DepartmentofToxicSubstancesControl,EnvirostorDataManagementSystemqueryconductedonJune15,2018byMaryWilsonat<https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=moss+beach+map>

California,Stateof.2016.DepartmentofWaterResources,Bulletin118,California’sGroundwater.AccessedbyBobKlousnerofPlanningPartnersonJune18,2018at<https://www.water.ca.gov/Programs/Groundwater-Management/Bulletin-118>

California,Stateof,EmergencyManagementAgency(CalEMA),togetherwiththeCaliforniaGeologicalSurveyandtheUniversityofSouthernCalifornia;2009.TsunamiInundationMapforEmergencyPlanning,StateofCalifornia,CountyofSanMateo,MontaraMountainQuadrangle.

CountyReviewDraft


CaliforniaStateWaterResourcesControlBoard,2017.GeotrackerDataManagementSystemqueryconductedonJune15,2018byMaryWilsonat<http://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=map+moss+beach+ca>

DeNovoPlanningGroup,2018.BiologicalResourcesAssessmentfortheMidPenHousingCypressPointHousingProject.PreparedforMidPenHousing,FosterCityCA.April2018.

HalfMoonBayAirportLandUseCompatibilityPlan,2014.FinalAirportLandUseCompatibilityPlanfortheEnvironsofHalfMoonBayAirport,adoptedbytheCity/CountyAssociationofGovernmentsofSanMateoCounty,ActingastheAirportLandUseCommission,September2014.PreparedbyCoffmanAssociates,Inc.

GoogleEarthPro,2018.VarioussatelliteimagesviewedonlinebyMaryWilson,PlanningPartners,onvariousdatesinJune2018.

Kittelson&Associates,Inc.2018.CypressPointTrafficImpactAnalysis.June2018.

MidPenHousing,2018.Projectapplicationandmaterials.

MidpeninsulaRegionalOpenSpaceDistrict,2018.MROSDWebsiteaccessedbyMaryWilsonofPlanningPartnersonJune21,2018at<https://www.openspace.org/preserves>

RockridgeGeotechnical,2017.GeotechnicalInvestigation,ProposedAffordableHousingDevelopment,16thandCarlosStreets,MossBeach,California.PreparedforMPMossBeachAssociates,L.P.,June8,2017.

SanMateo,Countyof.2018.PlanningandBuildingDepartment.SanMateoCountyZoningRegulations.January2018.

_____.OfficeofSustainability.2018a.CountyofSanMateoSeaLevelRiseVulnerabilityAssessment,AppendixB:AssetExposureMaps,BuildAssetExposure,Zone10:Montara,MossBeach,UnincorporatedArea–North.March2018.

_____.2018b.PlanningandBuildingDepartment,PlanningGISwebservice.AccessedbyMaryWilsonofPlanningPartnersonvariousdatesinJune2018.

_____.2018c.CountywebsiteaccessedbyMaryWilsonofPlanningPartnersonvariousdatesinJune2018at<https://www.smcgov.org/>

_____.2018d.AreasofSpecialBiologicalSignificance.Accessedat:https://planning.smcgov.org/areas-special-biological-significanceonJuly5,2018

_____.2018e.SanMateoCountyFitzgeraldASBSPollutionReductionProgram.Accessedat:https://planning.smcgov.org/san-mateo-county-fitzgerald-asbs-pollution-reduction-program

CountyReviewDraft


_____.2015.PlanningandBuildingDepartment.2015.HousingElement2014-2022.RevisedDecember2015.

_____.2013.PlanningandBuildingDepartment.LocalCoastalProgramPolicies.June2013.

_____.2005.MapofDamFailureInundationAreas–SanMateoCounty.April25,2005.

_____.1986.EnvironmentalServicesAgency,PlanningandBuildingDivision.SanMateoCountyGeneralPlan,OverviewandBackgroundIssues.ApprovedNovember1986.

Tollfreeairline.com,2018.WebsiteaccessedbyMaryWilsonofPlanningPartnersonJune14,2018at<http://www.tollfreeairline.com/california/sanmateo.htm>

UnitedStates,DepartmentofAgriculture,2018.NaturalResourcesConservationService(NRCS).WebSoilSurveyfortheCypressPointProjectSite.AccessedbyMaryWilsononJune13,2018at<https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx>

UnitedStates,DepartmentofHomelandSecurity,FederalEmergencyManagementAgency(FEMA),2017.FloodInsuranceRateMap;SanMateoCountyandIncorporatedAreas,MapNumber06081C0117F;August2,2017.

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