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CypressPointProject 1 ExecutiveSummaryMidPenHousing July2018

CYPRESSPOINTPROJECTEXECUTIVESUMMARY

1. INTRODUCTIONANDBACKGROUNDThesubjectofthissubmittalistheproposedCypressPointaffordablehousingproject(proposedproject),sponsoredbyMidPenHousingCorporation(MidPen),anaffordablehousingdeveloper.SanMateoCountywillactastheapplicanttotheCaliforniaCoastalCommission(Commission)inrequestinganamendmenttotheSanMateoCountyLocalCoastalProgram(LCP)toaccommodatethelandusesrequestedintheproposedprojectapplication.Therequestedapprovalsinclude:

• AmendtheLCPImplementationPlanandexistingPlannedUnitDevelopment(PUD)forthesitetoreducethenumberofunitsfrom148to71;

• AmendLCPLandUsePlanandSanMateoCounty’sGeneralPlantochangethesite’szoningdesignationfromMedium-HighDensityResidentialtoMediumDensityResidential;and

• Amendsection3.15(d)oftheLCPtoallowfor100%ofunits,apartfromaresidentmanager’sunit,toservelow-ormoderate-incomehouseholds.

BecausetheproposedprojectwouldrequirediscretionaryapprovalsbytheCommission,theCommissionmustcomplywiththeCaliforniaEnvironmentalQualityAct(CEQA)of1970(asamended)priortomakingadecisiononapprovaloftheLCPamendment.Section15251oftheCEQAGuidelines(CCRTitle14,Section15000et.seq)providesaspecialenvironmentalcomplianceprocessforregulatoryprogramsofstateagenciesthathavebeencertifiedbytheSecretaryforResources(CCRTitle14,Section15250),includingsubsection(c)whichlists“TheregulatoryprogramoftheCaliforniaCoastalCommissionandtheregionalcoastalcommissionsdealingwiththeconsiderationandgrantingofcoastaldevelopmentpermitsundertheCaliforniaCoastalActof1976,Division20(commencingwithSection30000)ofthePublicResourcesCode.”

ConsistentwithSection15084(c)oftheStateCEQAGuidelines,thisdocumentationisintendedtoprovideenvironmentalinformationforconsiderationbytheCoastalCommissiontocompleteitsCEQA-equivalentcertifiedregulatoryprogramfortheproposedSanMateoCountyLCPAmendmentrequiredfordevelopmentoftheproposedproject.ThisExecutiveSummarydescribesthecontentsofthepackageofmaterialspreparedfortheCountyandCaliforniaCoastalCommission’sconsideration,whichareintendedtoprovideinformationnecessaryforpreparationofafunctionalequivalentofanEnvironmentalImpactReportbytheCoastalCommission.

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AsdescribedinSection15121(a)and15362oftheCEQAGuidelines,anEIRisaninformationaldocumentthatwillinformpublicagencydecisionmakersandthegeneralpublicofthesignificantenvironmentaleffectsofaproject,identifypossiblewaystominimizethesignificanteffects,anddescribereasonablealternativestoaproject.AnEIRfunctionalequivalentfocusesthediscussiononpotentialeffectsoftheproposedprojectontheenvironmenttopermittheleadagencytodeterminewhateffectsareormaybesignificant.PursuanttoCEQA,feasiblemitigationmeasuresareidentified,whenapplicable,thatcouldreducesignificantimpactstoless-than-significantlevels.

ThisdocumentationhasbeenpreparedfortheconsiderationoftheCountyandCoastalCommission,withthegoalofprovidinginformationconsistentwiththerequirementsofSection15151oftheCEQAGuidelines,whichdefinesthestandardsforEIRadequacyasfollows:

AnEIRshouldbepreparedwithasufficientdegreeofanalysistoprovidedecisionmakerswithinformationwhichenablesthemtomakeadecisionwhichintelligentlytakesaccountofenvironmentalconsequences.Anevaluationoftheenvironmentaleffectsofaproposedprojectneednotbeexhaustive,butthesufficiencyofanEIRistobereviewedinthelightofwhatisreasonablyfeasible.DisagreementamongexpertsdoesnotmakeanEIRinadequate,buttheEIRwouldsummarizethemainpointsofdisagreementamongtheexperts.Thecourtshavelookednotforperfection;butforadequacy,completeness,andagoodfaitheffortatfulldisclosure.

2. SUMMARYOFTHEPROPOSEDPROJECT2.1 PROJECTLOCATIONTheproposedprojectislocatedona10.875-acreparceladjacenttothenortheastcornerofCarlosStreetandSierraStreetintheunincorporatedcommunityofMossBeach,SanMateoCounty,California(seeFigures1and2).Thepropertyisboundedbyvacantlandtothesouthwest,towardsStateRoute(SR)1,residentialpropertiesalong16thStreettothenorthwest(inthecommunityofMontara),andresidentialpropertiesalongCarlos,Sierra,andLincolnStreetsontheothertwosides.

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Figure 1Base Map Source: ESRI, 2017Map Date: 10/05/2017

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2.2 PROJECTOBJECTIVESInproposingtheCypressPointproject,MidPenisattemptingtoprovideaffordablehousingontheMidCoastportionofSanMateoCountytomeetthefollowingobjectives:

1. Provideasignificantnumberoflowincomeaffordablehousingunitsinavibrant,safe,well-designedcommunitythatrespectsthecoastalcharacteroftheMidCoastregion.

2. ProvideaffordablehousingintheMidCoastregionatcosteffectivedensitiesthatarecompetitiveforfinancing.

3. Addresshousingneedsofhouseholds,familiesandworkersintheMidCoastregion;4. Providehousingforadiverserangeoflowincomeworkersandfamilies.5. Improvethejobs/housingbalance1andjobs/housingfit2intheMidCoastregionby

providingaffordabledwellingunitsnearMidCoastjobs.6. ProvideinformalrecreationalopportunitiesforMidCoastresidentsandthegeneralpublic

byprovidingaccesstoatrailonundevelopedportionsofthesite.7. Beconsistentwiththecharacterofthesurroundingneighborhoodbyadheringtothe

existingdevelopmentguidelinestotheextentfeasible.

2.3 CURRENTLANDUSEDESIGNATIONSTheSanMateoCountyGeneralPlandesignatestheprojectsiteforMedium-HighDensityResidentialuses.Thisdesignationallowsfordevelopmentofmulti-familyresidentialusesatdensitiesofbetween8.8and17.4housingunitsperacre.TheexistingzoningdesignationofPUD-124/CDtracesbackto1986,andwasassignedtoaproposedPlannedUnitDevelopment(PUD)onthesitecalledFarrallonHeights.ThePUDzoningallowsforatotalof148unitsonthesite,withadensityof13.6unitsperacre.ThesiteisdesignatedasMedium-HighDensityResidentialintheSanMateoCountyLCP,whichallowsfordevelopmentatdensitiesfrom8.1to16.0unitsperacre.ThesiteisdefinedasinfillintheLCP,anddesignatedasaprioritydevelopmentsiteforaffordablehousingintheSanMateoCountyLocalCoastalProgramPoliciesdocument(SanMateoCountyPlanningandBuildingDepartment2013).ThesiteisalsodesignatedasanaffordablehousingopportunitysitebytheSanMateoCountyGeneralPlanHousingElement.(SanMateoCountyPlanningandBuildingDepartment2015)

1 Thejobs/housingbalancemeasurestheextenttowhichageographicareacontainsarelativebalance

betweenthenumberofhousesavailableandthenumberofjobs;abalancebetweenjobsandhousingallowsmorepeopletolivewithinthecommunityandreducesthenumberofvehicletripsto/fromoutsidethearea.

2 Thejobs/housingfitmeasurestheextenttowhichthedistributionofhousingpricesmatchtheincomedistributionofworkers,andthuswhetherworkersinanareacanfindhousingtheycanaffordneartotheirjobs.

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2.4 PROJECTFEATURESMidPenproposesthedevelopmentof71affordablehousingunitsontheprojectsite,consistingof18two-storybuildingsholding2-4unitseach(seeFigure3).Theprojectwouldprovideamixtureof1,2,and3-bedroomunits,includingacombinationoftwo-storytownhousesandADA-accessiblesingle-levelflats.Inadditiontothehousingunits,thedevelopmentwillincludeanapproximately3,200squarefootcommunitybuildingthatwillincludethegeneraloffice,themanager’soffice,acommunityroom,kitchen,computerroom,laundry,andmaintenanceandstorageareas.Theprojectplanalsoincludesseveraloutdooramenities,including:

• Landscaping(seemorebelow);• Acommunitygarden;• Achildren’splayarea;• Anupperandalowergreen;• BBQareas;and• Apublicwalkingtrailthroughaportionofthesite.

Alloftheunits,exceptforthemanager’sapartment,willbeaffordabletohouseholdsearningupto80percentoftheAreaMedianIncome(AMI).ItisexpectedthattheCypressPointprojectwillprovidehousingforapproximately213people,includingadultsandchildren.Thedensityis6.5unitsperacre,significantlybelowthemaximumdensityallowedbythecurrentGeneralPlandesignation,zoning,andLCPdesignation.MidPenhasalsoclusteredthedevelopmentsoastoretaintheforestedopenspaceonthenorthernportionofthesite.Totheextentfeasible,MidPenwillretainthevegetationadjacenttoCarlosStreetandSierraStreetalongtheperimeterofthesiteoraddvegetationtoshelterthesitevisuallyfromneighbors.Altogether,MidPenproposestoleaveapproximatelyhalfofthesiteundeveloped.

Becausethisprojectisintendedtocontributetoimprovingthejobs-housingbalanceandjobs-housingfitincoastalSanMateoCounty,preferenceforhousingwillbegiventopeoplewhocurrentlyliveorworkintheregion.

Cypress Point Proposed Site PlanSan Mateo County, CA

Figure 3Source = MidPen Housing Corporation and Pyatok Architects, June 2018

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2.5 PUBLICINVOLVEMENTDuringtheproject’sconceptualstage,MidPenconductedvoluntaryoutreachtobetterunderstandthecommunity’sconcernspriortosubmittingapre-application.MidPenheldthreecommunityopenhousesin2016,onMarch16,July11,andAugust18.Informationabouttheopenhouseswaswidelydistributedandpublicizedinmultiplelocalnewspapers.Morethan100communitymembersattendedeachopenhouse.MidPenrecordedallcomments,whichincludetranslatingcommentssubmittedinSpanish,andprovidedresponsesonaprojectwebsiteandemaillist(MidPen2018).Inadditiontothecommunityopenhouses,MidPencreatedanemailaddressspecificallyforcommunicationsregardingtheproject,sharedprojectstaff’sdirectcontactinformation,offeredadditionaloutreachthroughsmallgroupmeetingsorone-on-onemeetings,andmaintainedaprojectwebsitewithinformationavailableinbothEnglishandSpanish.

TheCountyofSanMateosponsoredapublicworkshoponSeptember20,2017from6pmto8pmattheElGranadaElementarySchoolinElGranada,California.ConsistentwithSection6415.4oftheCountyofSanMateoZoningCode,thepurposeofthefacilitatedpublicworkshopwastoallowcommunitymembersandpublicagencyrepresentativestheopportunitytoprovideprojectinputonthepre-applicationandpriortothepreparationoffinaldevelopmentplans.TheCountyofSanMateoandMidPenarrangedforaleadfacilitatorandfourco-facilitators/recordersfromthePeninsulaConflictResolutionCenter,severalwiththeskillstotranslatebetweenEnglishandSpanish.TheteamaskedifSpanishtranslationwasneededasattendeesenteredtheroom,andtheleadfacilitatorreiteratedtheavailabilityofSpanishtranslationduringtheworkshop.MembersofthepublicalsohadanopportunitytoprovidepublicinputontheprojectonSeptember27,2017atameetingoftheMidcoastCommunityCouncil(anelectedadvisorybodyrepresentingtheregionwheretheprojectislocated).

ThepublicwillalsohavetheopportunitytoprovideinputfollowingthesubmissionoftheapplicationpackagetoSanMateoCounty.TheseopportunitieswillincludepublichearingsattheCountyofSanMateoPlanningCommissionandBoardofSupervisors,andtheCaliforniaStateCoastalCommissionastheapplicationprogressesthroughtheprocessforamendingtheLCP.

3. CONTENTSOFTHEENVIRONMENTALINFORMATIONPACKAGEInadditiontothisExecutiveSummary,thispackageofmaterialscontainsanumberofreportsonarangeoftechnicalandotherCEQA-requiredsubjects.Thissectionliststhereportsbeingprovided,alongwithashortsummaryofthecontentsofeach.

• IntroductionandProjectDescription–DescribestheapprovalsbeingsoughtbyMidPenfortheproposedproject;liststheprojectparticipants;describestheprojectlocation;describesexistinglandusedesignationsfortheprojectsite;liststheprojectobjectives,describesprojectfeatures;andliststheenvironmentalcommitmentsbeingmadebyMidPenforthisproject.

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• AestheticsandVisualResources–Describestheexistingvisualresourcesonandneartheprojectsite,fromneighboringpublicviewinglocations,andfromsceniccorridors;evaluatestheimpactsoftheprojectonthesevisualresources.

• AirQualityandGreenhouseGasEmissions–Evaluatestheemissionsofcriteriapollutantsduringboththeconstructionandoperationsphasesoftheproposedproject.Alsoevaluatestheemissionsofgreenhousegasesduringtheconstructionandoperationsphasesoftheproposedproject.

• BiologicalResources–Describesbiologicalresources,includingspeciesandhabitats,currentlypresentontheprojectsite,evaluatestheimpactsoftheproposedprojectonthoseresources,andproposesmitigationforsignificantimpacts.

• CulturalResourcesEvaluation–Describesthepaleontological,archaeological,andhistoricalresourcesonandaroundtheprojectsite,evaluatestheimpactsoftheproposedprojectonthoseresources,andproposesmitigationforsignificantimpacts.

• EnvironmentalJustice–EvaluatesthepresenceofcommunitiespertinenttoEnvironmentalJusticeconcernsintheprojectneighborhood,basedonanumberofdemographicandsocio-economicfactors;andevaluatestheextenttowhichtheproposedprojectwouldexposeanysuchcommunitiestodisproportionateenvironmentalimpacts.

• Geotechnical–Evaluatesexistingsiteseismicandsoilconditions,evaluatestheriskstheseconditionsposefortheconstructionandoccupationofprojectstructures,andproposesmeasurestomitigatetheserisks.

• HazardousMaterials–SummarizestheresultsofaPhaseIEnvironmentalSiteAssessment(ESA)completedfortheprojectsite,andaPhaseIIInvestigationReportthatquantifiesthepresenceofleadandasbestosontheprojectsiteresultingfromprioruses.ItalsosummarizesaGroundwaterSamplingandWellDestructionReportthatpresentstheresultsofgroundwatersamplingtakenatanunusedwellontheprojectsite,andprovidesrecommendationsfortheproperdestructionofthewell.Theresultsofgroundwatersamplingandthedestructionofthewellwasdocumentedinaseparatereport.

• Hydrology–Providesanevaluationofchangestothequantityandqualityofsitestormwaterrunoffprojectedtooccurafterprojectdevelopment,andproposesmitigationtocomplywiththeSanMateoCountyMunicipalRegionalNationalPollutantDischargeEliminationSystempermit.

• Noise–Describesexistingsourcesofnoiseonandneartheprojectsite,evaluatestheimpactsofnoisegeneratedbytheconstructionandoperationoftheproposedprojectonneighborsandsiteresidents,andrecommendsmitigationmeasuresforsignificantimpacts.

• PublicServices,andUtilitiesandServiceSystems–Describesthepublicservicesandutilitiesthatwouldservetheproposedprojectandtheprovidersoftheseservices;evaluatestheimpactsofdevelopmentoftheproposedprojectontheseprovidersandrecommendsmitigationmeasuresforsignificantimpacts.

• TrafficandTransportation–Describesexistingtransportationfacilitiesandservicesinthevicinityoftheprojectsite;evaluatestheimpactsoftheproposedprojectonintersection

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operations,transitservice,andpedestrians,andrecommendsmitigationmeasuresforsignificantimpactsonthesefacilitiesandservices.

• PolicyConsistencyEvaluation–EvaluatestheconsistencyoftheproposedprojectwithpoliciesfromtheSanMateoCountyGeneralPlan,theSanMateoCountyLocalCoastalProgram,andotherpertinentlocalplanningdocuments.

• AlternativesAnalysis–Describestheprocessbywhichareasonablerangeofalternativeswasdeveloped,evaluatesthefeasibilityofeachalternative,andevaluatestheenvironmentalimpactsofeachofthefeasiblealternativescomparedtotheimpactsoftheproposedproject.AlsoidentifiesanEnvironmentallySuperiorAlternative.(Seealsothesummaryoftheimpactsofthealternativesbelow).

• CumulativeImpacts–Presentsalistofreasonablyforeseeableprojects,providedbythecitiesofPacificaandHalfMoonBay,andbytheCountyofSanMateo,andsummarizesthefindingsoftheEIRpreparedforPlanBayArea2040.Alsoevaluatesforeachresourcetopicareathecontributionoftheproposedprojecttocumulativeimpactscreatedbypast,present,andreasonablyforeseeableprojects.

• PreliminaryEnvironmentalEvaluationReport–Providesinformationontheimpactsoftheproposedprojectforresourcetopicareasandquestionsnotaddressedinaseparatetechnicalreport.

4. SUMMARYOFALTERNATIVESTOTHEPROPOSEDPROJECTCEQASection21080.5(d)(3)(A)andSections15252and15253oftheCEQAGuidelines(CaliforniaCodeofRegulations,Title14,Division6,Chapter3,Sections15000–15387)requirethepreventionoravoidanceofavoidablesignificantimpactstotheenvironmentbyrequiringchangestoaprojectthroughtheuseoffeasiblealternativesormitigationmeasures.

UnderSection15126.6oftheCEQAGuidelines,anEIRisrequiredtoincludeananalysisofareasonablerangeofalternativesthat:

• Attainmostofthebasicobjectivesoftheproposedproject;• Substantiallyreduceoneormoreoftheenvironmentalimpactsoftheproposedproject;

and• Arefeasible.

Further,anEIRmustincludethefollowinganalysesrelatedtoalternatives:

• AnalysisofaNo-Projectalternative,whichdescribestheenvironmentaleffectsofnotundertakingtheproposedproject.ThisshouldnotbeconfusedwiththeCEQAbaseline,sincetheNoProjectAlternativemaybeevaluatedatsomefuturetime,whilethebaselinenormallyrepresentsexistingconditions;

• Ameaningfulevaluationandanalysisofareasonablerangeoffeasiblealternatives,includingacomparisonoftheimpactsofthealternativestothoseoftheproposedproject;and

• Adescriptionofthealternativesthatwereconsideredbutrejected.

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Sixalternativestotheproposedprojectwereevaluated,andthefollowingfourwerefoundtobefeasible:

• NoProjectAlternative• MediumDensityDevelopmentAlternative• ReducedNumberofUnitsAlternative• ExistingPUDZoningAlternative

Twooff-sitealternatives(SouthMossBeachSiteandElGranadaSite)wereevaluatedandfoundtobeinfeasible,becauseneithersiteisavailabletoMidPen,andbecausesignificantslopesmakedevelopmentofeithersitedifficult.

TheresultsoftheanalysisofthethreefeasibleactionalternativesissummarizedinTable1.Ofthefourfeasiblealternatives,theNoProjectAlternativewasfoundtobethemosteffectiveinreducingoravoidingtheenvironmentaleffectsoftheproposedproject.However,basedonacomparativeevaluationofalltheactionalternatives,theReducedNumberofUnitsAlternativewouldreducethemagnitudeofthemostenvironmentalimpactsbecauseitwouldresultintheleastlandandthefewestunitsdeveloped.Thisalternativewouldbetheenvironmentallysuperioralternative.However,theReducedNumberofUnitsAlternativewouldfailtomeetalloftheprojectobjectives,andwouldmeetotherstoalesserextentthantheproposedproject.ItwouldnotmeetObjectives#1and#3tothesameextentastheproposedproject,becauseitwouldprovidefeweraffordablehousingunits.ItwouldnotmeetObjective#2,inthatthemuchlowernumberofunitstobedevelopedwouldmakeitlesscosteffectiveandlesscompetitiveforfinancing.Itwould,however,meetObjective#6toagreaterdegreethantheproposedprojectbyleavingalargerproportionoftheprojectsiteasopenspace.

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Table1 SummaryComparisonoftheImpactofFeasibleAlternatives*

ResourceSignificantImpactsofProposedProject(beforemitigation)

MediumDensityDevelopmentAlternative

ReducedNumberofUnitsAlternative

ExistingPUDZoningAlternative

AestheticsandVisualResources

Creationofnewlightandglaresources;potentialconflictwithDesignReviewpolicies.

Potentialimpactswouldbegreaterthanfortheproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.

Potentialimpactswouldbelessthanfortheproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.

Potentialimpactswouldbegreaterthanfortheproposedproject.Additionalvisualresourceimpactscouldoccur.Foridentifiedimpacts,conclusionsandmitigationrequirementscouldbemodified.

AirQuality Impactrelatedtoprojectconstruction.

Emissionswouldbethesameasproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.

Emissionswouldbelessthanproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.

Emissionswouldbegreaterthanproposedproject.Impactconclusionsandmitigationrequirementswouldbethesame.

BiologicalResources Potentialdisturbanceofnestingraptorsduetoprojectconstruction.

Sameasproposedproject,butadditionalpotentialimpactstonestingraptorsduetoremovaloftrees.

Sameasproposedproject. Sameasproposedproject,butadditionalpotentialimpactstonestingraptorsduetotheremovaloftrees.

CulturalResources Impacttoidentifiedmiddensite;potentialdisturbanceofpreviouslyunidentifiedsubsurfaceculturalresources,andhumanremains.

Sameasproposedproject. Sameasproposedproject. Sameasproposedproject.

EnvironmentalJustice

Noimpacts. Sameasproposedproject. Sameasproposedproject. Sameasproposedproject.

GeologyandSoils Exposuretoseismicactivity,unknownsubsurfaceconditions,andwatererosionhazards.

Sameasproposedproject,butwithadditionalrisksassociatedwithdevelopmentofsteepslopesandincreasedareasexposedtoerosion.

Sameasproposedproject. Sameasproposedproject,butwithadditionalrisksassociatedwithdevelopmentofsteepslopesandincreasedareasexposedtoerosion.

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GreenhouseGasEmissions

GHGemissionsbelowBAAQMDscreeningcriteria.ProjectisconsistentwithPlanBayArea2040.

Sameasproposedproject. Emissionswouldbelessthanproposedproject.ConsistwithPlanBayArea,buttoalesserextent.

GHGemissionsgreaterthanproposedproject.ExceedBAAQMDscreeningcriteria,sodetailedGHGemissionsestimaterequired.Wouldprovidesomeaffordablehousing,sowouldbeconsistentwithPlanBayArea2040.

HazardsandHazardousMaterials

Noimpacts. Noimpacts. Noimpacts. Noimpacts.

HydrologyandWaterQuality

Mitigationrequiredforimpactrelatedtoincreaseinstormwaterrunoff.

Greaterimpactthanproposedprojectbecausemorelandwouldbeconvertedtoimpermeablesurface.

Slightlylessimpactthanproposedprojectbecauselesslandwouldbeconvertedtoimpermeablesurface.

Greaterimpactthanproposedprojectbecausemorelandwouldbeconvertedtoimpermeablesurface.

LandUse Noimpacts. Noimpacts. Noimpacts. Noimpacts.

NoiseandVibration Mitigationrequiredforimpactsrelatedtoconstructionnoise.

Constructionnoisegreaterthanproposedprojectduetoadditionalareaofsitegrading;samecontributiontotrafficnoise;possiblysignificantimpactrelatedtovibration,ifstructuresconstructedclosertoneighboringhouses.

Constructionnoisesimilartoproposedproject;lesscontributiontotrafficnoise;possiblysignificantimpactrelatedtovibration,ifstructuresconstructedclosertoneighboringhouses.

Constructionnoisegreaterthanproposedprojectduetoadditionalareaofsitegrading;greatercontributiontotrafficnoise;possiblysignificantimpactrelatedtovibration,ifstructuresconstructedclosertoneighboringhouses.

PopulationandHousing

Noimpacts. Noimpacts. Noimpacts. Noimpacts.

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PublicServicesandUtilities

Noimpacts. Sameasproposedproject. Sameasproposedproject. Impactsonservicesandutilitieswouldbemoreintensethanproposedproject;noguaranteeofadequatewatersupplyorwastewatertreatmentcapacity.

TransportationandTraffic

Impactstothreeintersections,topedestrians,andtotransit.Mitigationproposedwherefeasible.

Sameasproposedproject. Sameasproposedproject,buttripgenerationwouldbeless.

Sameasproposedproject,buttripgenerationwouldbemore.

TribalCulturalResources

Noimpact. Noimpact. Noimpact. Noimpact.

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5. AREASOFCONTROVERSYTheconcernsexpressedinpersonandinwritingfromthepublicduringtheforumsdescribedaboveinSection2.5thatarerelatedtoenvironmentalresources,includetheproject’simpactsrelatedto:

• Traffic,transitandpedestriansafety,andparking;• Thepotentialforhazardousmaterialstobepresentinthesoilsontheprojectpropertydue

toitsprioruseasamilitaryfacility;• Capacityandadequacyofstormdrainageandsewersystems;• Theuseofwaterandimpactsonwaterquality;and• ThescaleoftheprojectinrelationtotheneighborhoodandMossBeachasawhole.

6. SUMMARYOFSIGNIFICANTENVIRONMENTALIMPACTSOFTHEPROPOSEDPROJECT

Section126.6oftheCEQAGuidelinesstatesthat“AnEIRshallidentifyandfocusonthesignificantenvironmentaleffectsoftheproposedproject.”Table2summarizesalloftheenvironmentalimpactsoftheproposedproject,includingthesignificanceofeach,anyrecommendedmitigation,andthesignificancewiththeadoptionofrecommendedmitigationmeasures.

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Table2SummaryofImpactsandMitigationMeasures

EnvironmentalImpact

LevelofSignificance

BeforeMitigation

MitigationMeasure/Alternative

LevelofSignificance

AfterMitigation

NI/LS S LS SUAestheticsImpact:Haveasubstantialadverseeffectonascenicvista?

LS

Impact:Substantiallydamagescenicresources,including,butnotlimitedto,trees,rockoutcroppings,andhistoricbuildingswithinastatescenichighway?

LS

Impact:Significantlydegradetheexistingvisualcharacterofthesiteanditssurroundings,includingsignificantchangesintopography,orgroundsurfacerelieffeatures,and/ordevelopmentonaridgeline?

LS

Impact:Createanewsourceofsubstantiallightorglarewhichwouldadverselyaffectdayornighttimeviewsinthearea?

S MitigationMeasureVIS-1:SubmitdetailedLightingPlantoSanMateoCountyforapproval.Priortotheapprovaloffinalprojectplans,adetailedlightingplanshallbesubmittedtoSanMateoCountyforreviewandapproval,consistentwiththeirrequirements.Thelightingplanshallprohibitlightspilloveracrosspropertylinesandlimitlightingtotheminimumnecessaryforsecurityandexteriorlightingpurposes,asdeterminedbytheCommunityDevelopmentDirector.Alllightingshallbedesignedtobecompatiblewithsurroundingdevelopment.Theprojectshallnotproposelightsourcesthatareatypicalofthesurroundingenvironment.

Reflectiveglassorotherglaringbuildingmaterialsshallbediscouraged.Theexterioroftheproposedbuildingshallbeconstructedofnon-reflectivematerialssuchas,butnotlimitedtohigh-performancetintednon-reflectiveglass,metalpanel,andpre-castconcreteorcastin-placeorfabricatedwallsurfaces.TheproposedmaterialsshallbereviewedandapprovedbytheCommunityDevelopmentDirectorpriortoapprovaloftheCoastalDevelopmentPermit.

LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:BeadjacenttoadesignatedScenicHighwayorwithinaStateorCountyScenicCorridor?

LS

Impact:IfwithinaDesignReviewDistrict,conflictwithapplicableGeneralPlanorZoningOrdinanceprovisions?

S MitigationMeasureVIS-2:SubmitdetailedDesignPlanstoSanMateoCountyforreviewandapproval.

PriortotheapprovalofaCoastalDevelopmentPermit,detaileddesign,materials,andlandscapingplansshallbesubmittedtoSanMateoCountyforreviewandapprovalbytheCommunityDevelopmentDirector,consistentwithCountyrequirements.Theplansshalladdressdesignstandards(a)through(o)setforthinSection6565.17oftheZoningCode,aswellasallotherapplicableCountydesignstandards.Theprojectshallbeconstructedconsistentwiththeapprovedplans.

LS

Impact:Visuallyintrudeintoanareahavingnaturalscenicqualities?

LS

AgricultureandForestryResourcesImpact:ForlandsoutsidetheCoastalZone,wouldtheprojectconvertPrimeFarmland,UniqueFarmland,orFarmlandofStatewideImportance(Farmland),asshownonthemapspreparedpursuanttotheFarmlandMappingandMonitoringProgramoftheCaliforniaResourcesAgency,tonon-agriculturaluse?Wouldtheprojectconflictwithexistingzoningforagriculturaluse,anOpenSpaceEasement,oraWilliamsonActcontract?

NI

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Wouldtheprojectinvolveotherchangesintheexistingenvironmentwhich,duetotheirlocationornature,couldresultinconversionofFarmland,tonon-agriculturaluseorconversionofforestlandtonon-forestuse?

NI

Impact:ForlandswithintheCoastalZone,wouldtheprojectconvertordividelandsidentifiedasClassIorClassIIAgricultureSoilsandClassIIISoilsratedgoodorverygoodforartichokesorBrusselssprouts?

NI

Impact:Wouldtheprojectresultindamagetosoilcapabilityorlossofagriculturalland?

NI

Impact:Wouldtheprojectconflictwithexistingzoningfor,orcauserezoningof,forestland(asdefinedinPublicResourcesCodesection12220(g)),timberland(asdefinedinPublicResourcesCodesection4526),ortimberlandzonedTimberlandProduction(asdefinedinPublicResourcesCodesection51104(g))?

NI

AirQualityandGreenhouseGasEmissionsImpact:Conflictwithorobstructimplementationoftheapplicableairqualityplan?

LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Resultinacumulativelyconsiderablenetincreaseofanycriteriapollutantforwhichtheprojectregionisnon-attainmentunderanapplicableStateorfederalambientairqualitystandard(includingreleasingemissionswhichexceedquantitativethresholdsforozoneprecursors)?

S MitigationMeasureAQ-1:Includebasicmeasurestocontroldustandexhaustduringconstruction.

Duringanyconstructionperiodgrounddisturbance,theapplicantshallensurethattheprojectcontractorimplementsmeasurestocontroldustandexhaust.MidPenwillincludetermsinallconstructioncontractsrelatedtotheCypressPointprojectthatrequirecontractorstoimplementthefollowingbestmanagementpractices:1.Allexposedsurfaces(e.g.,parkingareas,stagingareas,soilpiles,

gradedareas,andunpavedaccessroads)shallbewateredtwotimesperday.

2.Allhaultruckstransportingsoil,sand,orotherloosematerialoff-siteshallbecovered.

3.Allvisiblemudordirttrack-outontoadjacentpublicroadsshallberemovedusingwetpowervacuumstreetsweepersatleastonceperday.Theuseofdrypowersweepingisprohibited.

4.Allvehiclespeedsonunpavedroadsshallbelimitedto15milesperhour(mph).

5.Allroadways,driveways,andsidewalkstobepavedshallbecompletedassoonaspossible.Buildingpadsshallbelaidassoonaspossibleaftergradingunlessseedingorsoilbindersareused.

6. Idlingtimesshallbeminimizedeitherbyshuttingequipmentoffwhennotinuseorreducingthemaximumidlingtimeto5minutes(asrequiredbytheCaliforniaairbornetoxicscontrolmeasureTitle13,Section2485ofCaliforniaCodeofRegulations[CCR]).Clearsignageshallbeprovidedforconstructionworkersatallaccesspoints.

7.Allconstructionequipmentshallbemaintainedandproperlytunedinaccordancewithmanufacturer’sspecifications.Allequipmentshallbecheckedbyacertifiedmechanicanddeterminedtoberunninginproperconditionpriortooperation.

LS

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EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SU8.Postapubliclyvisiblesignwiththetelephonenumberandpersonto

contactattheLeadAgencyregardingdustcomplaints.Thispersonshallrespondandtakecorrectiveactionwithin48hours.TheAirDistrict’sphonenumbershallalsobevisibletoensurecompliancewithapplicableregulations.

Impact:Violateanyairqualitystandardorcontributesubstantiallytoanexistingorprojectedairqualityviolation?

S MitigationMeasureAQ-1:

Includebasicmeasurestocontroldustandexhaustduringconstruction.

LS

Impact:Exposesensitivereceptorstosubstantialpollutantconcentrations?

LS

Impact:ImpactsonprojectresidentsfromExistingSources?

LS

Impact:Impactsonexistingsensitivereceptorsfromprojectconstructionactivity?



MitigationMeasureAQ-2:

Useconstructionequipmentthathaslowdieselparticulatematterexhaustemissions.

Priortoinitiatinganyconstructionactivities,MidPenortheircontractorsshalldevelopaplandemonstratingthattheoff-roadequipmentusedtoon-sitetoconstructtheprojectwouldachieveafleet-wideaverageofatleast84percentreductioninDPMemissionscomparedtotheemissionscalculatedfortheprojectwithoutmitigation(570poundsofDPMemissions).Onefeasibleplantoachievethisreductionwouldincludethefollowing:

LS

CountyReviewDraft



EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SU • Allmobilediesel-poweredoff-roadequipmentlargerthan25hpand

operatingonthesiteformorethantwodaysshallmeet,ataminimum,U.S.EPAparticulatematteremissionsstandardsforTier4enginesorequivalent.NotethattheconstructioncontractorcoulduseothermeasurestominimizeconstructionperiodDPMemissiontoreducetheestimatedcancerriskbelowthethresholds.TheuseofequipmentthatmeetsU.S.EPATier2standardsandincludesCARB-certifiedLevel3DieselParticulateFiltersoralternatively-fueledequipment(i.e.,non-diesel)wouldmeetthisrequirement.Othermeasuresmaybetheuseofaddedexhaustdevices,oracombinationofmeasures,providedthatthesemeasuresareapprovedbytheCountyanddemonstratedtoreducecommunityriskimpactstolessthansignificant.

Impact:Createobjectionableodorsaffectingasubstantialnumberofpeople?

LS

Impact:Generatepollutants(hydrocarbon,thermalodor,dustorsmokeparticulates,radiation,etc.)thatwillviolateexistingstandardsofairqualityon-siteorinthesurroundingarea?



LS

BiologicalResources

Impact:Directorindirecteffectsoncandidate,sensitive,orspecial-statusspeciesincludingtheirhabitatormovementcorridors?

S MitigationMeasureBIO-1:

MidPenoritscontractorsshallinstallorangeconstructionbarrierfencingtodefinethenorthernedgeoftheprojectsite,inordertominimizedisturbancetotheMontereycypress/Montereypineforestedarea.Beforeconstruction,thecontractorshallworkwiththeprojectengineerandaqualifiedbiologisttoidentifythelocationsforthebarrierfencing,andwillplacestakesaroundtheseareastopreventdisturbance.Thefencingwillbeinstalledbeforeconstructionactivitiesareinitiatedandwillbemaintainedthroughouttheconstructionperiod.

LS

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LevelofSignificance

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NI/LS S LS SUTemporaryfencesaroundtheareastobepreservedwillbeinstalledasthefirstorderofwork.Temporaryfenceswillbefurnished,constructed,maintained,andremoved,andasdirectedbytheprojectengineer.Thefencingwillbecommercial-qualitywovenpolypropylene(TensarPolygridorequivalent,orangeincolor,andatleast4feethigh).Thefencingwillbetightlystrungonpostswithamaximum10-footspacing.

MitigationMeasureBIO-2:

MidPenshallhireaqualifiedbiologisttoconductpreconstructionsurveysfornestingraptorswithintwoweekspriortoinitiatinganyprojectconstructionactivityduringtheraptornestingseason(March1throughSeptember5).Thisshallapplytoeachconstructionphase.SurveyresultsshallbeprovidedtotheSanMateoCountyPlanningandBuildingDepartmentinawrittenreport,within30daysofcommencementofconstructionactivities.Ifnestingraptorsarefound,thequalifiedbiologistshallconsultwithCDFWtodetermineifconstructionactivitiescouldcausereproductivefailure(nestabandonmentandlossofeggsand/oryoung).If,inthecourseofconsultationwiththeCDFW,adeterminationismadethattheconstructionactivitiescouldcausereproductivefailure(nestabandonmentandlossofeggsand/oryoung),anappropriatebuffershallbeestablishedbyaqualifiedbiologistincoordinationwiththeCDFWuntiltheyounghavefledged,ortheadultsarenolongernesting.AnyworkthatmustoccurwithinestablishedbuffersshallbeapprovedbyCDFWandmonitoredbyaqualifiedbiologist.Ifadverseeffectsduetoprojectactivitieswithinthebufferareobserved(includingbutnotlimitedtothepotentialtocompromisethenest),workwithintheno-disturbancebuffershallhaltuntilthenestoccupantshavefledged.

CountyReviewDraft



EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Haveasubstantialadverseeffectonanyriparianhabitatorothersensitivenaturalcommunityidentifiedinlocalorregionalplans,policies,regulations,orbytheCaliforniaDepartmentofFishandWildlifeorU.S.FishandWildlifeService?

NI

Impact:Potentialtohaveasubstantialadverseeffectonfederalorstateprotectedwetlands(including,butnotlimitedto,marsh,vernalpool,coastal,etc.)throughdirectremoval,filling,hydrologicalinterruption,orothermeans?

NI

Impact:Potentialtointerferesubstantiallywiththemovementofanynativeresidentormigratoryfishorwildlifespeciesorwithestablishednativeresidentormigratorywildlifecorridors,orimpedetheuseofnativewildlifenurserysites?

LS

Impact:Conflictwithanylocalpoliciesorordinancesprotectingbiologicalresources,suchasatreepreservationpolicyorordinance(includingtheCountyHeritageandSignificanttreeOrdinance)?

LS

Impact:PotentialforconflictwiththeprovisionsofanadoptedHabitatConservationPlan,NaturalCommunityConservationPlan,orotherapprovedlocal,regional,orstatehabitatconservationplan?

LS

Impact:Belocatedinsideorwithin200feetofamarineorwildlifepreserve?

LS

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EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SUImpact:Resultinthelossofoakwoodlandsorothernon-timberwoodlands?

LS

CulturalResourcesandTribalCulturalResourcesImpact:Causeasubstantialadversechangeinthesignificanceofahistoricalresourceasdefinedin§15064.5?

LS

Impact:Causeasubstantialadversechangeinthesignificanceofanarchaeologicalresourcepursuantto§15064.5?

S MitigationMeasureCUL-1:AdditionalSiteExcavation.

Anarchaeologicalsalvageprogramwilltakeplacepriortothecommencementofconstructionearthmovingactivitiesandwillconsistoffourhandexcavated1x1metermitigationunits.Placementoftheunitswillbebasedonavailablearchivalbackgrounddata,fieldobservations,andproposedprojectplans.Handexcavationwillbeconductedusingstandardarchaeologicaltechniqueswithtrowels,picks,andshovelsatarbitrarylevelsanddryscreenedthrough1/4inchmesh.Allidentifiedartifactualmaterialwillbecollectedfromeachlevel.Collectedmaterialwillbeplacedinlevelbagsandeachlevelwillberecordedusinglevelforms.Artifacts,soiltype,colorandstratigraphy,andfeaturespresentwillberecorded.Allartifactualmaterialfromthisprocesswillthenbeplacedwithinitsappropriatelevelbagduringthefieldprocess.

MitigationMeasureCUL-2:ArchaeologicalMonitoring.

Consideringthatculturalresourcesfrequentlyexistbelowthesurface,theirlocationisoftennotvisible.Fieldarchaeologiststhereforemonitorearthmovingactivitiestoobservewhetherartifactualremains,soilchangesindicatingculturaluse,and/orotherindicatorsofhumanactivityarepresentwithinaprojectarea.Monitoringconsistsofaqualifiedarchaeologicalfieldtechnicianpresentandobservingground-disturbingactivitiesinnativesoil.

LS

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LevelofSignificance

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NI/LS S LS SUArchaeologicalmonitoringwillbeconductedduringallearthmovingactivitiesinvolvedwiththeprojectinaccordancewiththeschedulecoordinatedbetweenthegeneralcontractorandprojectArchaeologist.Thiswillconsistoffulltimemonitoringduringallearthmovingactivitieswithin50feetofCA-SMA-341.Archaeologicalspotcheckmonitoring,consistingofperiodicmonitoringoftheprojectsiteduringgrounddisturbingactivities,includingduringdemolitionoftheexistingconcretefoundations,willtakeplacefortheremainderoftheproject.Thetimingandfrequencyofthesespotcheckswillbedeterminedthroughoutthecourseofearthmovingactivitiesfortheproposedprojectbasedupontheconstructionscheduleandthenatureofanyculturalmaterialsencountered.Pertheschedule,thearcheologistwillinspectthesiteandwillsubsequentlyprovideanarchaeologicalmonitoringreport.Thisreportwilldocumentallculturalmaterialsencountered,andwillbesubmittedtoprojectrepresentativeswithin40workingdaysofthecompletionofearthmovingactivitiesfortheproject.

MitigationMeasureCUL-3:Unanticipatedfindingsduringconstruction.

Ifanyindividualartifacts(prehistoricorhistoric),features,potentialmiddensoils,orotherindicatorsofculturalusearenotedbythearchaeologicalmonitorduringthecourseofearthmovingactivities,workwithin50feetofthefindwillbestoppeduntilappropriatemeasuresareformulatedbytheProjectArchaeologistandacceptedbytheCountyandtheprojectrepresentative.Iftheprojectarchaeologistisnotpresentonthesite,theCounty,OwnerandProjectArchaeologistshallbenotifiedbytelephoneandtheprojectarchaeologistwillexaminethematerialsencounteredwithin24hours.Anyarchaeologicalmaterialsfoundatthesitewillbecollectedandstoredforfurtheranalysis.

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NI/LS S LS SUPreservationinplaceisthepreferredtreatmentofanarcheologicalresource(CEQASection21083.2(b);CEQAGuidelinesSection15126.4(b)(3)(a)).Ifpreservationinplaceofanarcheologicalresourceisnotfeasible,datarecovery,inaccordwiththeapproveddatarecoveryplanwillbeimplemented,priortoanysoilsdisturbance(CEQAGuidelinesSection15126.4(b)(3)(C)).Therecoveryprogramshallincludecontrolledexcavationoftheentirety,orarepresentativesample,oftheculturalmaterials,analysisoftherecoveredmaterial,andwrittendocumentation.ThedatarecoveryprogramshallspecifythemethodstobeusedforcurationofscientificallysignificantdatainanappropriatecurationfacilitythatiscompliantwiththeOHP’sGuidelinesfortheCurationofArchaeologicalCollections(1993).

Scientificanalysiswillbeperformedontheresourcesrecoveredfromthearchaeologicalmonitoringforthisproject,followingbasiclaboratoryoperations.Anyartifactsandarchaeologicalfeaturesfoundduringconstructionshallberemoved,cleaned,stabilized/conserved,andcataloguedinaccordancewithprofessionalcurationandarchaeologicalpractice.NativeAmericanburials,ifdiscovered,willbeanalyzedinaccordancewithrecommendationsfromtheMLDdesignatedbytheNAHCandMitigationMeasureCUL-4.

RecoveredmaterialswillbedocumentedinawrittenreportpreparedbytheProjectArchaeologist.ThereportandrecoveredmaterialwillbesubmittedtotheOwnerforstorage,curation,oronsiteinterpretivedisplay.Thefinalreportshallbeproduceddocumentingandsynthesizingalldatacollectedfromtheabove-mentionedmeasures.Thereportwillincluderecordingandanalysisofmaterialsrecovered,conclusions,andanyadditionalrecommendations.CopiesofthearchaeologicalreportpreparedinconjunctionwiththisprojectwillbefiledwiththeCaliforniaHistoricalResourcesFileSystem,NorthwestInformationCenter(CHRIS/NWIC)atSonomaStateUniversity,aswellastheCountyofSanMateo.

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NI/LS S LS SUImpact:Directlyorindirectlydestroyauniquepaleontologicalresourceorsiteoruniquegeologicfeature?

S MitigationMeasureCUL-4:Pedestrianpaleontologicalsurveys.

Priortoinitiatinganyearth-movingactivitiesassociatedwiththeproposedproject,theprojectproponentshallretaintheservicesofapaleontologistwiththequalificationslistedbytheSocietyofVertebratePaleontology(SVP2010).

ThepaleontologistshallbeprovidedwithconstructionplansanddesignapaleontologicalresourcemonitoringplantobeapprovedbytheCountyofSanMateo.Thisplanwilladdressmonitoringofalldisturbanceofpreviouslyundisturbedsedimentsduringdemolitionandconstruction,sedimentsamplingandtesting,specimenpreparation,identification,reporting,andcuration.Oncetheplanhasbeenapproved,thepaleontologistshallexecuteapedestriansurveyoftheprojectfootprintforpaleontologicalresourcesandgeologicindicatorspertinenttotheseresources.Shouldanyresourcesbediscovered,thepaleontologistwillfollowtheproceduresintheplan.

LS

Impact:Disturbanyhumanremains,includingthoseinterredoutsideofformalcemeteries?

S MitigationMeasureCUL-3:Discoveryofhumanremains.

MitigationMeasureCUL-5:Proceduresfordiscoveryandtreatmentofhumanremains.

Ifhumanremainsarefoundduringexcavationorconstruction,workwillbehaltedataminimumof50feetfromthefind,theareawillbestakedoff,andtheOwner,theCountyofSanMateo,andProjectArchaeologistwillbenotified.TheownershallcontacttheSanMateoCountyCoroner,andnofurtherexcavationordisturbanceofthesiteoranynearbyareareasonablysuspectedtooverlieadjacenthumanremainsuntilthecoronerdeterminesthatnoinvestigationofthecauseofdeathisrequired.

LS

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EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SUIfthecoronerdeterminestheremainstobeNativeAmerican,thecoronershallcontacttheNativeAmericanHeritageCommissionwithin24hoursofthisdetermination.TheNativeAmericanHeritageCommission(NAHC)shallidentifythepersonorpersonsitbelievestobetheMostLikelyDescendent(MLD)ofthedeceasedNativeAmerican.TheMLDmaythenmakerecommendationstotheOwnerandexecuteanagreementforthemeansoftreatingordisposingof,withappropriatedignity,thehumanremainsandassociatedgravegoods,asprovidedinPublicResourcesCodeSection5097.98.

Ifrequired,re-internmentofhumanremainswillbeperformedaccordingtoCalifornialawforNativeAmericanburials(Chapter1492,Statutesof1982).TheintentoftheCaliforniastatelawistoprotectNativeAmericanburials,isolatedanddisarticulatedhumanremains,andassociatedculturalmaterialsfoundduringthecourseofanundertaking.Italsoservestoinsureproperanalysispriortotheirfinaldisposition.Thelocationandproceduresofthisundertakingwillberecordedbytheprojectarchaeologist.Re-internmentwilltakeplacewithallduespeeduponcompletionofallnecessaryanalysis.ThisinformationwillbeincludedinthefinalreportpreparedbytheProjectArchaeologist,orifnecessary,asanaddendumtothereport.

TheOwnershallreburytheNativeAmericanhumanremainsandassociatedgravegoodswiththeappropriatedignityonthepropertyinalocationnotsubjecttofurtherdisturbanceif:a. TheNAHCisunabletoidentifyaMLDortheMLDfailedtomakea

recommendationwithin24hoursafterbeingnotifiedbythecommission.

b. ThedescendentidentifiedbytheNAHCfailstomakearecommendationforburial,andmediationbytheNativeAmericanHeritageCommissionfailstoprovidemeasuresacceptabletotheOwner.

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EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SUAnyassociatedgravegoodsandsoilsamplesfromtheburialsitewillbeanalyzedpertheagreementbetweentheOwnerandtheMLD.Dependentuponthenatureofthisagreement,diagnosticartifactssuchasprojectilepoints,shellbeadsandgroundstoneartifactsmaybestudiedandillustratedinthefinalreporttobepreparedbytheProjectArchaeologistRadiocarbondatingandobsidianhydrationandsourcingmaybeundertakeninordertoprovideachronologyfornewlyidentifiedfeatures.

GeologyandSoilsImpact:Wouldtheprojectexposepeopleorstructurestopotentialsubstantialadverseeffects,includingtheriskofloss,injury,ordeathinvolving:ruptureofaknownearthquakefault,strongseismicgroundshakingstrongseismic-relatedgroundshaking,seismic-relatedgroundfailure,orlandslides?

S MitigationMeasureGEO-1:

FollowallrecommendationsoftheGeotechnicalInvestigationreportpreparedfortheCypressPointProject(RockridgeGeotechnical2017).

LS

Impact:Wouldtheprojectresultincoastalcliff/bluffinstabilityorerosion?

S MitigationMeasureGEO-2:

ComplywithallrequirementsandimplementallBMPsassociatedwiththeSWRCBConstructionGeneralPermitOrder2009-0009-DWQ.

LS

Impact:Resultinsubstantialsoilerosionorthelossoftopsoil?

S SeeMitigationMeasureGEO-2,above. LS

Impact:Belocatedonageologicunitorsoilthatisunstable,orthatwouldbecomeunstableasaresultoftheproject,andpotentiallyresultinon-oroff-sitelandslide,lateralspreading,subsidence,liquefactionorcollapse?


CountyReviewDraft



EnvironmentalImpact

LevelofSignificance

BeforeMitigation


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NI/LS S LS SUImpact:Belocatedonexpansivesoil,asdefinedinTable18-1-BoftheUniformBuildingCode(1994),creatingsubstantialriskstolifeorproperty?


Impact:Havesoilsincapableofadequatelysupportingtheuseofseptictanksoralternativewastewaterdisposalsystemswheresewersarenotavailableforthedisposalofwastewater?

NI

ClimateChangeImpact:Generategreenhousegasemissions,eitherdirectlyorindirectly,thatmayhaveasignificantimpactontheenvironment?

LS

Impact:Conflictwithanapplicableplan,policy,orregulationadoptedforthepurposeofreducingtheemissionsofgreenhousegases?

LS

Impact:Resultinthelossofforestlandorconversionofforestlandtonon-forestuse,suchthatitwouldreleasesignificantamountsofGHGemissions,orsignificantlyreduceGHGsequestering?

LS

Impact:Exposeneworexistingstructuresand/orinfrastructure(e.g.leachfields)toacceleratedcoastalcliff/blufferosionduetorisingsealevels?

LS

Impact:Exposepeopleorstructurestoasignificantriskorloss,injury,ordeathinvolvingseallevelrise?

LS

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EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SUImpact:Placestructureswithananticipated100-yearfloodhazardareaasmappedonaFederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?

LS

Impact:Placewithinananticipated100-yearfloodhazardareastructuresthatwouldimpedeorredirectflows?

LS

HazardsandHazardousMaterialsImpact:Wouldtheprojectcreateasignificanthazardtothepublicortheenvironmentthroughtheroutinetransport,use,ordisposalofhazardousmaterials(e.g.,pesticides,herbicides,orothertoxicsubstances,orradioactivematerial)?Wouldtheprojectcreateasignificanthazardtothepublicortheenvironmentthroughreasonablyforeseeableupsetandaccidentconditionsinvolvingthereleaseofhazardousmaterialsintotheenvironment?

S MitigationMeasureHAZ-1:

MidPenwillprepareaSiteManagementPlanfortheprojectsitepriortosubmittinganapplicationforaCoastalDevelopmentPermitfortheproposedproject,andwillcomplywithallrequirementsandimplementallBMPscontainedintheplanduringconstructionoftheproject.

LS

Impact:Emithazardousemissionsorhandlehazardousoracutelyhazardousmaterials,substances,orwastewithinone-quartermileofanexistingorproposedschool?

NI

Impact:BelocatedonasitewhichisincludedonalistofhazardousmaterialssitescompiledpursuanttoGovernmentCodeSection65962.5and,asaresult,woulditcreateasignificanthazardtothepublicortheenvironment?

NI

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EnvironmentalImpact

LevelofSignificance

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NI/LS S LS SUImpact:Foraprojectlocatedwithinanairportlanduseplan,orwheresuchaplanhasnotbeenadopted,withintwomilesofapublicairportorpublicuseairport,wouldtheprojectresultinasafetyhazardforpeopleresidingorworkingintheprojectarea?

LS

Impact:Foraprojectwithinthevicinityofaprivateairstrip,wouldtheprojectresultinasafetyhazardforpeopleresidingorworkingintheprojectarea?

NI

Impact:Impairimplementationoforphysicallyinterferewithanadoptedemergencyresponseplanoremergencyevacuationplan?

NI

Impact:Exposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingwildlandfires,includingwherewildlandsareadjacenttourbanizedareasorwhereresidencesareintermixedwithwildlands?

LS

Impact:Wouldtheprojectplacehousingwithinanexisting100-yearfloodhazardareaasmappedonafederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?

NI

Impact:Placewithinanexisting100-yearfloodhazardareastructureswhichwouldimpedeorredirectfloodflows?

NI

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EnvironmentalImpact

LevelofSignificance

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AfterMitigation

NI/LS S LS SUImpact:Exposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingflooding,includingfloodingasaresultofthefailureofaleveeordam?

NI

Impact:Inundationbyseiche,tsunami,ormudflow?

NI

Hydrology,WaterQuality,andSoilErosionImpact:Wouldtheprojectviolateanywaterqualitystandardsorwastedischargerequirements(considerwaterqualityparameterssuchastemperature,dissolvedoxygen,turbidityandothertypicalstormwaterpollutants,e.g.,heavymetals,pathogens,petroleumderivatives,syntheticorganics,sediment,nutrients,oxygen-demandingsubstances,andtrash)?Wouldtheprojectsignificantlydegradewaterquality?

LS

Impact:Substantiallydepletegroundwatersuppliesorinterferesubstantiallywithgroundwaterrechargesuchthattherewouldbeanetdeficitinaquifervolumeoraloweringofthelocalgroundwatertablelevel(e.g.,theproductionrateofpre-existingnearbywellswoulddroptoalevelwhichwouldnotsupportexistinglandusesorplannedusesforwhichpermitshavebeengranted)?

LS

CountyReviewDraft



EnvironmentalImpact

LevelofSignificance

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AfterMitigation

NI/LS S LS SUImpact:Significantlyaltertheexistingdrainagepatternofthesiteorarea,includingthroughthealterationofthecourseofastreamorriver,inamannerthatwouldresultinsubstantialerosionorsiltationon-oroff-site?

LS

Impact:Significantlyaltertheexistingdrainagepatternofthesiteorarea,includingthroughthealterationofthecourseofastreamorriver,orsubstantiallyincreasetherateoramountofsurfacerunoffinamannerthatwouldresultinfloodingon-oroff-site?

LS

Impact:Createorcontributerunoffwaterwhichwouldexceedthecapacityofexistingorplannedstormwaterdrainagesystemsorprovidesubstantialadditionalsourcesofpollutedrunoff?

LS

Impact:Otherwisesubstantiallydegradewaterquality?

LS

Impact:Resultinincreasedimpervioussurfacesandassociatedrunoff?

LS

Impact:Placehousingwithina100-yearfloodhazardareaasmappedonafederalFloodHazardBoundaryorFloodInsuranceRateMaporotherfloodhazarddelineationmap?

NI

Impact:Placewithina100-yearfloodhazardareastructureswhichwouldimpedeorredirectfloodflows?

NI

CountyReviewDraft



EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Exposepeopleorstructurestoasignificantriskofloss,injuryordeathinvolvingflooding,includingfloodingasaresultofthefailureofaleveeordam?

NI

Impact:Inundationbyseiche,tsunami,ormudflow?

NI

LandUseandPlanningImpact:Physicallydivideanestablishedcommunity?

NI

Impact:Conflictwithanyapplicablelanduseplan,policy,orregulationofanagencywithjurisdictionovertheproject(including,butnotlimitedtothegeneralplan,specificplan,localcoastalprogram,orzoningordinance)adoptedforthepurposeofavoidingormitigatinganenvironmentaleffect?

LS

Impact:Conflictwithanyapplicablehabitatconservationplanornaturalcommunityconservationplan?

NI

Impact:Resultinthecongregatingofmorethan50peopleonaregularbasis?

LS

Impact:Resultintheintroductionofactivitiesnotcurrentlyfoundwithinthecommunity?

NI

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EnvironmentalImpact

LevelofSignificance

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AfterMitigation

NI/LS S LS SUImpact:Servetoencourageoff-sitedevelopmentofpresentlyundevelopedareasorincreasethedevelopmentintensityofalreadydevelopedareas(examplesincludetheintroductionofneworexpandedpublicutilities,newindustry,commercialfacilities,orrecreationactivities)?

LS

Impact:Createasignificantnewdemandforhousing?

NI

MineralResourcesImpact:Wouldtheprojectresultinthelossofavailabilityofaknownmineralresourcethatwouldbeofvaluetotheregionandtheresidentsofthestate?Wouldtheprojectresultinthelossofavailabilityofalocally-importantmineralresourcerecoverysitedelineatedonalocalgeneralplan,specificplanorotherlanduseplan?

NI

NoiseImpact:Exposureofpersonstoorgenerationofnoiselevelsinexcessofstandardsestablishedinthelocalgeneralplanornoiseordinance,orapplicablestandardsofotheragencies?

LS

Impact:Exposureofpersonstoorgenerationofexcessivegroundbornevibrationorgroundbornenoiselevels?

LS

Impact:Asignificantpermanentincreaseinambientnoiselevelsintheprojectvicinityabovelevelsexistingwithouttheproject?

LS

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EnvironmentalImpact

LevelofSignificance

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AfterMitigation

NI/LS S LS SUImpact:Asignificanttemporaryorperiodicincreaseinambientnoiselevelsintheprojectvicinityabovelevelsexistingwithouttheproject?

S MitigationMeasureNOISE-1:Reduceconstructionnoise.

ConstructionactivitieswillbeconductedinaccordancewiththeprovisionsofSection4.88.360oftheSanMateoCountyCodeofOrdinances,whichlimitsconstructionworktothehoursof7:00a.m.and6:00p.m.onweekdaysand9:00a.m.and5:00p.m.onSaturdays.NoconstructionshalloccuratanytimeonSundays,Thanksgiving,andChristmas.

Thenoiseimpactsofconstructionequipmentmaybeminimizedthroughmodificationoftheequipment,theplacementofequipmentonthesite,andbyimposingconstraintsonequipmentoperations.Constructionequipmentshouldbewell-maintainedandusedjudiciouslytobeasquietaspossible.Theprojectproponentshallincludethefollowingbestmanagementpracticesinallcontractsrelatedtoprojectconstructionactivitiesnearsensitivelanduses:

• Equipallinternalcombustionengine-drivenequipmentwithintakeandexhaustmufflersthatareingoodconditionandappropriatefortheequipment.

• Unnecessaryidlingofinternalcombustionenginesshouldbestrictlyprohibited.

• Locatestationarynoise-generatingequipment,suchasaircompressorsorportablepowergenerators,asfaraspossiblefromsensitivereceptorsasfeasible.Iftheymustbelocatednearreceptors,adequatemuffling(withenclosureswherefeasibleandappropriate)shallbeusedreducenoiselevelsattheadjacentsensitivereceptors.Anyenclosureopeningsorventingshallfaceawayfromsensitivereceptors.

• Utilize"quiet"aircompressorsandotherstationarynoisesourceswheretechnologyexists.

LS

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EnvironmentalImpact

LevelofSignificance

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LevelofSignificance

AfterMitigation

NI/LS S LS SU• Establishconstructionstagingareasatlocationsthatwillcreatethe

greatestdistancebetweentheconstruction-relatednoisesourcesandnoise-sensitivereceptorsnearesttheprojectsiteduringallprojectconstruction.

• Locatematerialstockpiles,aswellasmaintenance/equipmentstagingandparkingareas,asfarasfeasiblefromresidentialreceptors.

• Controlnoisefromconstructionworkers’radiostoapointwheretheyarenotaudibleatexistingresidencesborderingtheprojectsite.

• Notifyalladjacentbusiness,residences,andothernoise-sensitivelandusesoftheconstructionschedule,inwriting,andprovideawrittenscheduleof“noisy”constructionactivitiestotheadjacentlandusesandnearbyresidences.

• Designatea"disturbancecoordinator"whowouldberesponsibleforrespondingtoanycomplaintsaboutconstructionnoise.Thedisturbancecoordinatorwilldeterminethecauseofthenoisecomplaint(e.g.,badmuffler,etc.)andwillrequirethatreasonablemeasuresbeimplementedtocorrecttheproblem.Conspicuouslypostatelephonenumberforthedisturbancecoordinatorattheconstructionsiteandincludeinitthenoticesenttoneighborsregardingtheconstructionschedule.

Impact:Foraprojectlocatedwithinanairportlanduseplanor,wheresuchaplanhasnotbeenadopted,withintwomilesofapublicairportorpublicuseairport,wouldtheprojectexposepeopleresidingorworkingintheprojectareatoexcessivenoiselevels?

NI

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EnvironmentalImpact

LevelofSignificance

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AfterMitigation

NI/LS S LS SUImpact:Foraprojectwithinthevicinityofaprivateairstrip,wouldtheprojectexposepeopleresidingorworkingintheprojectareatoexcessivenoiselevels?

NI

PopulationandHousingImpact:Inducesignificantpopulationgrowthinanarea,eitherdirectly(forexample,byproposingnewhomesandbusinesses)orindirectly(forexample,throughextensionofroadsorotherInfrastructure)?

LS

Impact:Displaceexistinghousing(includinglow-ormoderate-incomehousing)inanareathatissubstantiallydeficientinhousing,necessitatingtheconstructionofreplacementhousingelsewhere?

LS

PublicServicesImpactPUB-1:Wouldtheprojectresultinsubstantialadversephysicalimpactsassociatedwiththeprovisionofneworphysicallyalteredgovernmentalfacilities,needforneworphysicallyalteredgovernmentalfacilities,theconstructionofwhichcouldcausesignificantenvironmentalimpacts,inordertomaintainacceptableserviceratios,responsetimesorotherperformanceobjectivesforanyofthepublicservices:

Policeprotection? LS

Fireprotection? LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUSchools? LS

ParksandRecreation? LS

Libraries? LS

Hospitals? LS

RecreationImpact:Wouldtheprojectincreasetheuseofexistingneighborhoodandregionalparksorotherrecreationalfacilitiessuchthatsubstantialphysicaldeteriorationofthefacilitywouldoccurorbeaccelerated?

LS

Impact:Doestheprojectincluderecreationalfacilitiesorrequiretheconstructionorexpansionofrecreationalfacilitieswhichmighthaveanadversephysicaleffectontheenvironment?

LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUTransportationandTrafficImpact:Conflictwithanapplicableplan,ordinanceorpolicyestablishingmeasuresofeffectivenessfortheperformanceofthecirculationsystem,takingintoaccountallmodesoftransportationincludingmasstransitandnon-motorizedtravelandrelevantcomponentsofthecirculationsystem,includingbutnotlimitedtointersections,streets,highwaysandfreeways,pedestrianandbicyclepaths,andmasstransit?

S MitigationMeasureTRAF-1A:

SanMateoCountywillworkwithCaltranstoconverttheintersectioncontrolfromtwo-waystopcontrolintoaroundaboutorsignalizedintersection.TheexactintersectioncontrolwillbedeterminedattheconclusionofanIntersectionControlEvaluation(ICE)studyasrequiredbyCaltrans.TheICEstudywouldbeperformedaspartofthedesignphaseforchangingtheintersectioncontrol.

MitigationMeasureTRAF-1B:

DevelopaTransportationDemandManagement(TDM)planforreviewandapprovalbySanMateoCountywhichmayinclude:

• Locallive-workpreferenceforresidents• Oneormorededicatedcarshareparkingspace(s)• FreeordiscountedSamTranstransitpasses• Providepublictransitinformationandeducationforresidents–

mapsandschedulesforresidents,brochuresaboutenvironmentalandhealthbenefits

• Provideapedestriantrunk(grocerycart)toeliminatedrivingtolocalmarket

• Providebothshortandlong-termsecurebicycleparking• Supportforactivetransportationthroughprovisionofbicycleand

pedestrian-supportiveinfrastructure,streets,etc.withintheProject• Additionalmeasuresthatmaybecomeavailableastechnology

evolves.

SU

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SU MitigationMeasureTRAF-3B:

Sincethisintersectiondoesnotmeetthepeakhoursignalwarrant(Appendix2),thisrequiresthattheCountyshouldrestricteastboundandwestboundapproachestoEtheldoreStreetandhighway1toberightturnonlyduringthepeakperiods,withallleftturnsreassignedtotheintersectionofCaliforniaAvenue/WienkeWayandHighway1.

MitigationMeasureTRAF-3C

RestricteastboundandwestboundmovementsattheintersectionofHighway1and16thStreettorightturnsonlyduringthePMpeakperiod.

Impact:Conflictwithanapplicablecongestionmanagementprogram,including,butnotlimitedtolevelofservicestandardsandtraveldemandmeasures,orotherstandardsestablishedbythecountycongestionmanagementagencyfordesignatedroadsorhighways?

S SeeMitigationMeasureTRAF-1A,above.

SeeMitigationMeasureTRAF-1B,above.

SU

Impact:Resultinachangeinairtrafficpatterns,includingeitheranincreaseintrafficlevelsorachangeinlocationthatresultsinsubstantialsafetyrisks?

LS

Impact:Substantiallyincreasehazardsduetoadesignfeature(e.g.,sharpcurvesordangerousintersections)orincompatibleuses(e.g.,farmequipment)?

S MitigationMeasureTRAF-2B:

CloseCarlosStreetnorthoftheProjectentrancetoallvehiclesexceptemergencyservices.TheclosureremovesallvehicleturnmovementstoandfromtheeasternlegoftheintersectionofCarlosStreetandHighway1,requiringboththeProjecttrafficandtheexistingtrafficundertheNoProjectconditiontoaccessHighway1ateitherEtheldoreStreet(orCaliforniaAvenue.

SU

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Resultininadequateemergencyaccess? LS

Impact:Conflictwithadoptedpolicies,plans,orprogramsregardingpublictransit,bicycle,orpedestrianfacilities,orotherwisedecreasetheperformanceorsafetyofsuchfacilities?

S MitigationMeasureTRAF-5A:

ConstructasidewalkthatconnectstheProjectentranceonCarlosStreettothesidewalklocatedonthenorthsideofSierraStreet.ThisincludeslandbothonandadjacenttotheproposedProjectproperty.

MitigationMeasureTRAF-5B:

SanMateoCountywillworkwithSamTranstoidentifywhetherthebusthatusesthisstopcanbepermanentlyrerouted.Thisroute,SamTrans#17,onlyservesthebusstopforpartoftheday.Duringtherestoftheday,therouteturnsleftat7thStreetandtravelsthroughtheneighborhoodstoppinginMossBeachatEtheldoreStreetandVermontAvenueneartheProject.Byfollowingthisneighborhoodrouteatalltimesoftheday,projectresidentsandotherriderswouldbeabletoaccessabusstopwithoutcrossingHighway1,whichwouldincreasesafetywhilemaintainingtheserviceofSamTransroute#17.

UtilitiesandServiceSystemsImpact:ExceedwastewatertreatmentrequirementsoftheapplicableRegionalWaterQualityControlBoard?

LS

Impact:Requireorresultintheconstructionofnewwaterorwastewatertreatmentfacilitiesorexpansionofexistingfacilities,theconstructionofwhichcouldcausesignificantenvironmentaleffects?

LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Requireorresultintheconstructionofnewstormwaterdrainagefacilitiesorexpansionofexistingfacilities,theconstructionofwhichcouldcausesignificantenvironmentaleffects?

LS

Impact:Havesufficientwatersuppliesavailabletoservetheprojectfromexistingentitlementsandresources,orareneworexpandedentitlementsneeded?

LS

Impact:Resultinadeterminationbythewastewatertreatmentproviderwhichservesormayservetheprojectthatithasadequatecapacitytoservetheproject’sprojecteddemandinadditiontotheprovider’sexistingcommitments?

LS

Impact:Beservedbyalandfillwithsufficientpermittedcapacitytoaccommodatetheproject’ssolidwastedisposalneeds?

LS

Impact:Complywithfederal,state,andlocalstatutesandregulationsrelatedtosolidwaste?

LS

Impact:Besited,oriented,and/ordesignedtominimizeenergyconsumption,includingtransportationenergy;incorporatewaterconservationandsolidwastereductionmeasures;andincorporatesolarorotheralternativeenergysources?

LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUImpact:Generateanydemandsthatwillcauseapublicfacilityorutilitytoreachorexceeditscapacity?

LS

TribalCulturalResourcesImpact:CauseasubstantialadversechangeinthesignificanceofatribalculturalresourcethatislistedoreligibleforlistingintheCRHRorinalocalregisterofhistoricresources,asdefinedinPublicResourcesCodeSection5020.1(k)?

LS

Impact:Causeasubstantialadversechangeinthesignificanceofatribalculturalresourcethatisaresourcedeterminedbytheleadagencytobesignificantpursuanttocriteriasetforthinsubdivision(c)ofPublicresourcesCodeSection5024.1?

LS

OtherCEQAFindingsGrowthInducementandSecondaryEffects LS

IrreversibleCommitmentofResources LS

CumulativeImpacts

Aesthetics LS

AgricultureandForestryResources LS

AirQuality LS

BiologicalResources LS

CulturalResources LS

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EnvironmentalImpact

LevelofSignificance

BeforeMitigation


LevelofSignificance

AfterMitigation

NI/LS S LS SUGeologyandSoils LS

ClimateChange LS

HazardsandHazardousMaterials LS

HydrologyandWaterQuality LS

LandUseandPlanning LS

MineralResources LS

Noise LS

PopulationandHousing LS

PublicServices LS

Recreation LS

TransportationandTraffic S SeeMitigationMeasureTRAF-1A,above.




SeeMitigationMeasureTRAF-3C,above.

SeeMitigationMeasureTRAF-5A,above.


TribalCulturalResources LS

UtilitiesandServiceSystems LS

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7. OTHERCEQACONCLUSIONS7.1 SIGNIFICANTIRREVERSIBLEENVIRONMENTALCHANGESSection15126.2(c)oftheCEQAGuidelinesrequiresadiscussionofanypotentialsignificantirreversibleenvironmentalchangesthatcouldbecausedbytheproposedproject.Section15126.2(c)states:

Usesofnonrenewableresourcesduringtheinitialandcontinuedphasesoftheprojectmaybeirreversible,sincealargecommitmentofsuchresourcesmakesremovalornonusethereafterunlikely.Primaryimpactsand,particularly,secondaryimpacts(suchas[a]highwayimprovementwhichprovidesaccesstoapreviouslyinaccessiblearea)generallycommitfuturegenerationstosimilaruses.Also,irreversibledamagecanresultfromenvironmentalaccidentsassociatedwiththeproject.Irreversiblecommitmentsofresourcesshouldbeevaluatedtoassurethatsuchcurrentconsumptionisjustified.

ThissectionoftheEIRevaluateswhethertheprojectwouldresultintheirretrievablecommitmentofresources,orwouldcauseirreversiblechangesintheenvironment.Italsoidentifiesanyirreversibledamagethatcouldresultfromenvironmentalaccidentsassociatedwiththeproposedproject.Typicalexamplesofirreversibleenvironmentalchangesare:

• Useofnonrenewableresourcesduringtheinitialandcontinuedphasesofaproject;• Physicalchanges,suchasahighwayimprovement,thatprovidesaccesstoapreviously

inaccessibleareathatcommitsfuturegenerationstosimilaruses;and• Irreversibledamagethatcanresultfromenvironmentalaccidentsorotherimpacts.

TheCEQAGuidelinesalsosuggestthatirretrievablecommitmentsofresourcesshouldbeevaluatedtoassurethatsuchcurrentconsumptionisjustified.

7.2 IRREVERSIBLECOMMITMENTOFRESOURCESImplementationoftheproposedprojectwouldresultintheconstructionofanaffordablehousingproject,whichwouldrequirebothdirectandindirectexpendituresofenergy.Indirectenergywouldbeconsumedbytheuseofconstructionmaterialsfortheproject(e.g.,energyresourceexploration,powergeneration,miningandrefiningofrawmaterialsintoconstructionmaterialsused,includingplacement).Directenergyimpactswouldresultfromthetotalfuelconsumedinvehiclepropulsion(e.g.,constructionvehicles,heavyequipment,andothervehiclesusingthefacility).Additionalenergyresourcedemandswouldbeusedfortheheatingandcoolingofbuildings,transportationofpeopleandgoods,andlightingandotherassociatedenergyneeds.

Constructionandoperationoftheproposedprojectwouldcontributetotheincrementaldepletionofresources,includingrenewableandnon-renewableresources.Resourcessuchaslumberandotherforestproductsaregenerallyconsideredrenewableresourcesandwouldbereplenishedoverthelifetimeoftheproject.Forexample,lumbersuppliesareincreasedasseedlingsmatureintotrees.Therefore,thedevelopmentoftheprojectwouldnotresultinthe

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irreversiblecommitmentofrenewableresources.Nevertheless,therewouldbeanincrementalincreaseinthedemandfortheseresourcesoverthelifeoftheproject.

Non-renewableresources,suchasnaturalgas,petroleumproducts,asphalt,petrochemicalconstructionmaterials,steel,copperandothermetals,andsandandgravelareconsideredtobecommoditiesthatareavailableinafinitesupply.Theprocessesthatcreatedtheseresourcesoccuroveralongperiodoftime.Therefore,thereplacementoftheseresourceswouldnotoccuroverthelifeoftheproject.Tovaryingdegrees,thesematerialsareallreadilyavailableandsomematerials,suchasasphaltorsandandgravel,areabundant.Othercommodities,suchasmetals,naturalgas,andpetroleumproducts,arealsoreadilyavailable,buttheyarefiniteinsupplygiventhelengthoftimerequiredbynaturalprocessestocreatethem.

Thedemandforallsuchresourcesisexpectedtoincreaseregardlessofwhetherornottheprojectisdeveloped.AsdiscussedinthePlanBayArea2040,housingisinshortsupplyintheBayArea,andnewhousingwillbeconstructedtomeetthisdemand.Therefore,ifnotconsumedbythisproject,theseresourceswouldlikelybecommittedtootherprojectsintheregionintendedtomeetthisanticipatedgrowth.Theinvestmentofadditionalresourcesintheprojectwouldbetypicalofthelevelofinvestmentnormallyrequiredforresidentialdevelopmentsofthisscale.EnvironmentalCommitmentsandmitigationmeasureshavebeenincludedinthisEIRtoreduceandminimizetheimpacttorenewableandnon-renewableresources.

7.3 IRREVERSIBLEENVIRONMENTALCHANGESIrreversiblelong-termenvironmentalchangesassociatedwiththeproposedprojectwouldincludeanincreaseinoperationalairemissionsandgreenhousegasesandlossofbiologicalresources,amongothers.However,nospecial-statusspeciesorEnvironmentallySensitiveHabitatAreaswereidentifiedontheprojectsite.Further,designfeatureshavebeenincorporatedintotheproposedprojectandmitigationmeasureshavebeenincludedinthisEIRtominimizetheeffectsoftheenvironmentalchangesassociatedwiththedevelopmentoftheprojectandreducetheseimpactstoaless-than-significantlevel.Theprojectwouldresultinsignificantandunavoidableimpactsonlyrelatedtotraffic,aslistedinTable2.Mitigationisavailableforallofthesetrafficimpacts,buttheyhavebeendeemedsignificantandunavoidablebecauseimplementationofthesemeasuresisnotentirelywithinthejurisdictionofSanMateoCounty(astheapplicant)andtheCoastalCommission(astheCEQALeadAgency).

7.4 POTENTIALENVIRONMENTALDAMAGEFROMACCIDENTSPotentialimpactsandirreversibledamagethatcouldresultfromenvironmentalaccidentsassociatedwiththeprojectareevaluatedunderHazardsandHazardousMaterialsinthePreliminaryEnvironmentalEvaluationReport.Theprojectproposesnouniquelyhazardoususes,anditsoperationwouldnotbeexpectedtocauseenvironmentalaccidentsthatwouldaffectotherareas.

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7.5 GROWTHINDUCINGIMPACTSOFTHEPROPOSEDPROJECTTheprojectsiteisidentifiedfordevelopmentofaffordablehousing.Further,theproposedprojectwouldresultinadecreaseinthenumberofpermittedresidentialdwellingsontheprojectsite,comparedtothegrowththatwouldbeallowedundertheSanMateoCountyGeneralPlanandZoningOrdinance,aswellastheLocalCoastalPlan,soitfallswithinthegrowthplannedforunderthesedocuments.

Whiletherewouldbesomeincreaseinemploymentbothduringtheconstructionphaseandduringprojectoperation,thenumberofemployeeswouldbesmallinrelationtotheoverallworkforceinthecounty,theconstructionjobswouldbetemporary,andthelocallaborpoolcouldaccommodatethisneedforadditionalconstructionandoperationphaseemployees.Further,theprojectisintendedtoimprovethejobs/housingbalanceandjobs/housingfitintheMidcoastareabyprovidinghousingaffordabletolow-incomepeopleinthearea.

ImplementationoftheprojectwouldnotresultinoverallincreasesinthecapacityofanyoffsitepublicservicesorutilitiesbeyondmodificationsandupgradesnecessarytoservetheproposedCypressPointproject,whichasnotedaboveandthroughouttheimpactsanalysis,includeslesserdensitythaniscurrentlyplannedforthesite.(Formoreinformation,seethePublicServicesandUtilitiesreport).Theprojectdoesnotincludeorwoulditresultintheconstructionofanylarge-scaleinfrastructureimprovementsthatwouldincreasecapacityandfacilitategrowthinotherpartsoftheCounty.Therefore,theproposedprojectwouldnotinducesubstantialgrowthinMossBeachorotherareasofSanMateoCounty.Theimpactwouldbelessthansignificant.

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8. REFERENCESMidPen,2018.ResponsetoCountySummaryofPublicCommentsReceivedonCypressPoint

Pre-Application.July2018.

SanMateo,Countyof.2015.PlanningandBuildingDepartment.SanMateoCounty2014-2022HousingElement.RevisedDecember2015.

_____.2013.PlanningandBuildingDepartment.LocalCoastalProgramPolicies.June2013.