CountyReviewDraft

CypressPointProject 1 IntroductionandProjectDescriptionMidPenHousing July2018

CYPRESSPOINTPROJECTINTRODUCTIONANDPROJECTDESCRIPTION

1. INTRODUCTION1.1 OVERVIEWTheproposedprojectisahousingdevelopmentdesignedtoprovideaffordablehousingintheSanMateoMidCoastregion.TheintentionoftheprojectsponsorsandSanMateoCountyistoimprovethejobs/housingbalanceandjobs/housingfitbyprovidingpreferenceforthosewholiveorworkontheSanMateoCoast.TheprojectislocatedonaparcelintheCoastalZoneofSanMateoCountywithintheunincorporatedcommunityofMossBeach.Theprojectsponsorisseekingseveralactionsfromtwoseparateagencies.

MidPenHousingCorporation(MidPen)isrequestingthefollowingactionsfromtheCaliforniaCoastalCommission(CoastalCommission):

• AmendtheLCPImplementationPlanandexistingPlannedUnitDevelopment(PUD)forthesitetoreducethenumberofunitsfrom148to71;

• AmendLCPLandUsePlanandSanMateoCounty’sGeneralPlantochangethesite’szoningdesignationfromMedium-HighDensityResidentialtoMediumDensityResidential;and

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

MidPenwilllaterrequestthefollowingactionfromtheSanMateoCountyPlanningandBuildingDepartment:• ACoastalDevelopmentPermit(CDP).

1.2 PROJECTPARTICIPANTSANDOTHERAPPROVALS1.2.1 PROJECTSPONSORMidPen,headquarteredinFosterCity,isanon-profitorganizationdedicatedtoprovidingaffordablehousingintheBayArea.Ithasdevelopedorrehabilitatedover100properties,including29propertiesinSanMateoCounty.MidPen’smissionistoprovidesafe,affordablehousingofhighqualitytothoseinneed;establishstabilityandopportunityinthelivesofresidents;andfosterdiversecommunitiesthatallowpeoplefromallethnic,socialandeconomicbackgroundstoliveindignity,harmonyandmutualrespect.Throughitsaffiliateorganizations,MidPenResidentServicesCorporationandMidPenPropertyManagement,MidPenownsandmanagesallnewdevelopmentsandprovideson-siteresidentservicesandprogramstohelpresidentsadvance.MidPenhasbeenprovidinghousingtoresidentsoftheBayAreaformorethan45years.

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CypressPointProject 2 IntroductionandProjectDescriptionMidPenHousing July2018

ThepointofcontactforMidPenis:

AndrewBielakMidPenHousing303VintageParkDrive,Suite250FosterCity,CA94404abielak@midpen-housing.org(650)235-7675

1.2.2 DECISION-MAKINGAGENCYTheCaliforniaEnvironmentalQualityAct(CEQA)of1970(asamended)iscodifiedinCaliforniaPublicResourcesCodeSections21000etseq.,andtheStateCEQAGuidelinesintheCaliforniaCodeofRegulations,Title14,Division6,Chapter3.CEQArequiresthatapublicagencyserveastheLeadAgencyforthepurposesofcomplyingwithCEQA.However,Section15251providesaspecialenvironmentalcomplianceprocessforregulatoryprogramsofstateagenciesthathavebeencertifiedbytheSecretaryforResources(CCRTitle14,Section15250),includingsubsection(c)whichlists“TheregulatoryprogramoftheCaliforniaCoastalCommissionandtheregionalcoastalcommissionsdealingwiththeconsiderationandgrantingofcoastaldevelopmentpermitsundertheCaliforniaCoastalActof1976,Division20(commencingwithSection30000)ofthePublicResourcesCode.”

ThisenvironmentaldocumenthasbeenpreparedtoprovideenvironmentalinformationneededbytheCoastalCommissiontocompleteitsCEQA-equivalentcertifiedregulatoryprogramfortheproposedSanMateoCountyLCPAmendment.SanMateoCountyhasanalyzedthefullrangeofenvironmentalconditionssothatotheragenciescanrelyuponitforCEQAcomplianceaswell,underCCRTitle14,Section15253.

ThepointofcontactfortheCoastalCommissionis:

RenéeAnandaCaliforniaCoastalCommissionNorthCentralCoastDistrict45FremontStreet,Suite2000SanFrancisco,CA94105(415)904-5260renee.ananda@coastal.ca.gov

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CypressPointProject 3 IntroductionandProjectDescriptionMidPenHousing July2018

1.2.3 PROJECTAPPLICANTTheSanMateoCountyPlanningandBuildingDepartmentisactingastheapplicantfortheLCPAmendmentbeforetheCoastalCommission.Inthefuture,itisanticipatedthattheCountywillbetheagencydecisionmakerforthegrantingofaCDPfortheCypressPointproject.Aseparatedocumentwillbepreparedforthataction,incompliancewithCEQA.TheSanMateoCountyBoardofSupervisors’maybeaskedtoapprovetheenvironmentaldocumentfortheCDP,toadopttheMitigationMonitoringandReportingProgrampreparedfortheproject,andtoapprovetheCDP.

ThepointofcontactfortheSanMateoCountyPlanningandBuildingDepartmentis:

MikeSchallerCountyofSanMateoPlanningandBuildingDepartment455CountyCenter,RedwoodCity,CA94063mschaller@smcgov.org

1.3 BACKGROUNDINFORMATION1.3.1 PROJECTLOCATIONTheproposedprojectislocatedona10.875-acreparceladjacenttothenortheastcornerofCarlosStreetandSierraStreetintheunincorporatedcommunityofMossBeach,SanMateoCounty,California(seeFigures1and2).Thepropertyisboundedbyvacantlandtothesouthwest(towardsStateRoute1),residentialpropertiesalong16thStreettothenorthwest(inthecommunityofMontara),andresidentialpropertiesalongCarlos,Sierra,andLincolnStreetsontheothertwosides.IndividualhousesalongStetsonStreetandBuenaVistaStreetalsobordertheproperty.

1.3.2 BACKGROUNDONPROJECTSITEDuringtheWorldWarIIera,thepropertywasoccupiedbythePointMontaraArtilleryTrainingStation.Numerousconcreteslab-on-gradebuildingfoundationsandfoundationretainingwalls,locatedinthecentralportionoftheparcel,aretheonlyremnantsofthestation.Insomeareas,thesefoundationsarecoveredbythickvegetationconsistingoftreesandshrubsandarecoveredwithgraffiti.Heavyvegetationalsocoversthemajorityofthepropertyoutsidetheareasofthebuildingfoundations.Unpavedinternalroadwaysextendnorthwest-southeastacrossthenorthandcentralportionsoftheproperty.

TheMontaraElementarySchoolDistrictacquiredthesitein1948andusedoneofthebuildingsfortheFarallonViewElementarySchool.ThatschoolwasburnedaspartofafiretrainingexercisewhentheDistrictconstructedanewschoolonadifferentsite(SanMateoCountyPlanningandBuildingDepartment1986).

TwowatertanksownedbytheMontaraWaterandSanitaryDistrictalsooccupythesite,butarenotpartofthedevelopment.

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CypressPointProject 6 IntroductionandProjectDescriptionMidPenHousing July2018

1.3.3 EXISTINGLANDUSEDESIGNATIONS

GeneralPlanDesignation: Medium-HighDensityResidentialZoning: PUD-124/CDLCPDesignation: Medium-HighDensityResidentialandAffordableHousing

TheGeneralPlandesignationofMedium-HighDensityResidentialallowsfordevelopmentatdensitiesofbetween8.8to17.4housingunitsperacre.ThezoningdesignationofPUD-124/CDtracesbackto1986,andwasassignedtoaproposedPlannedUnitDevelopment(PUD)onthesitecalledFarrallonHeights.Thiszoningallowsforatotalof148unitsonthesite,withadensityof13.6unitsperacre.ThesiteisdesignatedasMedium-HighDensityResidentialintheSanMateoCountyLCP,whichallowsfordevelopmentatdensitiesfrom8.1to16.0unitsperacre.ThesiteisdefinedasinfillintheLCP,anddesignatedasaprioritydevelopmentsiteforaffordablehousingintheSanMateoCountyLocalCoastalProgramPoliciesdocument(SanMateoCountyPlanningandBuildingDepartment2013).ThesiteisalsodesignatedasanaffordablehousingopportunitysiteundertheSanMateoCountyHousingElement.(SanMateoCountyPlanningandBuildingDepartment2015)

1.4 PUBLICINVOLVEMENT1.4.1 OPPORTUNITIESFORPUBLICCOMMENTDuringtheproject’sconceptualstage,MidPenHousingconductedvoluntaryoutreachtobetterunderstandthecommunity’sconcernspriortosubmittingapre-application.MidPenheldthreecommunityopenhousesin2016,onMarch16,July11,andAugust18.Informationabouttheopenhouseswaswidelydistributedandpublicizedinmultiplelocalnewspapers.Morethan100communitymembersattendedeachopenhouse.MidPenrecordedallcomments,whichincludetranslatingcommentssubmittedinSpanish,andprovidedresponsesonaprojectwebsiteandemaillist(MidPen2018).Inadditiontothecommunityopenhouses,MidPencreatedanemailaddressspecificallyforcommunicationsregardingtheproject,sharedprojectstaff’sdirectcontactinformation,offeredadditionaloutreachthroughsmallgroupmeetingsorone-on-onemeetings,andmaintainedaprojectwebsitewithinformationavailableinbothEnglishandSpanish.

TheCountyofSanMateosponsoredapublicworkshoponSeptember20,2017from6pmto8pmattheElGranadaElementarySchoolinElGranada,CaliforniaPerSection6415.4oftheCountyofSanMateoZoningRegulations,thepurposeofthepublicworkshopwastoallowcommunitymembersandpublicagencyrepresentativestheopportunitytoprovideprojectinputpriortothepreparationoffinaldevelopmentplans.TheCountyofSanMateoandMidPenHousingarrangedforaleadfacilitatorandfourco-facilitators/recordersfromthePeninsulaConflictResolutionCenter,severalwiththeskillstotranslatebetweenEnglishandSpanish.TheteamaskedifSpanishtranslationwasneededasattendeesenteredtheroom,andtheleadfacilitatorreiteratedtheavailabilityofSpanishtranslationduringtheworkshop.Membersofthepublicalsohadanopportunitytoprovidepublicinputontheprojecton

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CypressPointProject 7 IntroductionandProjectDescriptionMidPenHousing July2018

September27,2017atameetingoftheMidcoastCommunityCouncil(anelectedadvisorybodyrepresentationtheregionwheretheprojectislocated).

Theconcernsexpressedinpersonandinwritingfromthepublicwhicharerelatedtoenvironmentalresources,canbesummarizedasfollows:

• Thescaleoftheprojectistoobigfortheneighborhood.• Whatmitigationmeasureswillbeputinplacetoaddresstrafficduringtheconstructionof

theproject?• ThetrafficanalysisshouldincludethecommutecorridorbeyondchokepointsonSR92and

inPacifica.• TheSR1SafetyandMobilityStudywasbasedondatabeforethetunnelwasopenedand

doesn’tincludetheproposedproject.• Thetrafficstudydoesn’tprovidesufficientanalysisofthecrossingofSR1atCarlosStreet.• Thetrafficstudyneedstoevaluatetheimpactsofotherdevelopmentsandtraffic

improvementsplannedbytheCounty.• WhatistheimpactoftheproposedprojectonneighborhoodstreetsandFaralloneView

Elementaryschool?• Thetrafficstudyneedstoevaluatetheimpactofline-of-siteconcernsattheSR1/Carlos

Streetintersection.• Howwillprojecttrafficaffectnarrowresidentialstreets?• HowwillsignalizationorinstallationofaroundaboutattheSR1/CarlosStreetintersection

affectsafety?• ReducingtravelspeedsonSR1wouldimprovethesafetyoftheSR1/CarlosStreet

intersection.• Soilsamplingshouldbedoneontheprojectsiteduetotheprioruseasamilitary

installation.• WilltheproposedprojectcontributetosewageoverflowproblemsontheMid-Coast?• Whatwillbetheeffectoftheproposedprojectonneighborhoodparking?• Effectsonstormdrainageshouldbeevaluated.• ImprovementstothepedestriancrossingofSR1at16thStreetintersectionareneeded,

particularlytoallowsafeaccesstothebusstop.• Thevolumeofwaterrequiredfortheproposedprojectshouldbeevaluated.• Theeffectsoftheproposedprojectonwaterqualityshouldbeevaluated.• TheeffectsoftheproposedprojectonthepopulationofMossBeachshouldbeevaluated.• Theeffectsoftheproposedprojectonpublictransitneedtobeanalyzed.• TheproposedprojectshouldincludearobustTransportationDemandManagement

Programtoreducevehiclemilestraveled.

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CypressPointProject 8 IntroductionandProjectDescriptionMidPenHousing July2018

AmoredetaileddescriptionofthecommentsreceivedandresponsesfromMidPenareavailableinaseparatedocument(MidPen2018).Inaddition,thepublicwillhavetwootherformalopportunitiestocommentontheprojectandtheenvironmentaldocumentation,atahearingbeforethePlanningCommissionandahearingbeforetheBoardofSupervisors.ThepublicwillalsobeabletoprovidewrittencommentstothePlanningCommissionandtheBoardofSupervisors.

SanMateoCountyandMidPenarepreparingaseriesoftechnicalstudies,otherenvironmentalanalysisdocumentation(includinganevaluationofarangeofalternativesandcumulativeimpacts),andaCEQAchecklist,tobeprovidedtotheCaliforniaCoastalCommissionaspartoftheapplicationtoamendtheLCPlandusedesignationfortheprojectparcel.Publiccommentsassociatedwithimpactsoftheprojectontheenvironmentwillbeaddressedinthosedocuments.

2. PROJECTDESCRIPTION2.1 PROJECTOBJECTIVESInproposingtheCypressPointproject,MidPenisattemptingtoprovideaffordablehousingontheMidCoastportionofSanMateoCountythat:

1. Provideasignificantnumberoflowincomeaffordablehousingunitsinavibrant,safe,well-designedcommunitythatrespectsthecoastalcharacteroftheMidCoastregion.

2. ProvideaffordablehousingintheMidCoastregionatcosteffectivedensitiesthatarecompetitiveforfinancing.

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

providingaffordabledwellingunitsnearMidCoastjobs.6. ProvideinformalrecreationalopportunitiesforMidCoastresidentsandthegeneralpublic

byprovidingaccesstoatrailonundevelopedportionsofthesite.7. Beconsistentwiththecharacterofthesurroundingneighborhoodbyadheringtothe

existingdevelopmentguidelinestotheextentfeasible.

2.2 PROJECTFEATURESMidPenproposestodevelopa10.875-acrevacantparcel(Assessors’ParcelNumber037-022-070)locatedtothenortheastoftheintersectionofCarlosStreetandSierraStreetinMossBeach,anunincorporatedcommunitywithinSanMateoCounty,California(seeFigures1and2).

1 Thejobs/housingbalancemeasurestheextenttowhichageographicareacontainsarelativebalancebetweenthe

numberofhousesavailableandthenumberofjobs;abalancebetweenjobsandhousingallowsmorepeopletolivewithinthecommunityandreducesthenumberofvehicletripsto/fromoutsidethearea.

2 Thejobs/housingfitmeasurestheextenttowhichthedistributionofhousingpricesmatchtheincomedistributionofworkers,andthuswhetherworkersinanareacanfindhousingtheycanaffordneartotheirjobs.

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CypressPointProject 9 IntroductionandProjectDescriptionMidPenHousing July2018

Thetotalareatobedevelopedincludesapproximately235,000squarefeet.ThedensityoftheproposedCarlosStreetHousingDevelopmentis6.5unitsperacre,belowthemaximumdensityallowedbythecurrentGeneralPlandesignation,zoning,andLCPdesignation.MidPenisrequestingthattheGeneralPlanandLCPzoningbechangedfromMedium-HighDensityResidentialtoMediumDensityResidential.AGeneralPlandesignationofMediumDensityResidentialallowsfordevelopmentatdensitiesof6.1to8.7housingunitsperacrein.IntheLCP,itallowsfordevelopmentatdensitiesof6.1to8.0housingunitsperacreintheLCP.

MidPenhasalsoclusteredthedevelopmentsoastoretaintheforestedopenspaceonthenorthernportionofthesite.Totheextentfeasible,MidPenwillretainthevegetationadjacenttoCarlosStreetandSierraStreetalongtheperimeterofthesiteoraddvegetationtoshelterthesitevisuallyfromneighbors.Altogether,MidPenproposestoleaveapproximately64%ofthesiteaspublicorprivateopenspace.

Becausethisprojectisintendedtocontributetoimprovingthejobs-housingbalanceandjobs-housingfitincoastalSanMateoCounty,preferenceforhousingwillbegiventopeoplewhocurrentlyliveorworkintheregion.

Residentswillalsohavetheopportunitytotakeadvancetotakeadvantageormultipleservicesincludingafter-schoolprogramsforchildren,adulteducationandtraining,andconnectionstoavarietyofsocialservicesprovidersinthearea.

2.2.1 LIVINGSPACESMidPenproposesthedevelopmentof71affordablehousingunitsonthislot,consistingofapproximately18two-storybuildingsholding2-4unitseachandacommunitybuilding(seeFigure3).Theprojectwouldprovideamixtureof1,2,and3-bedroomunits,includingacombinationoftwo-storytownhousesandADA-accessible1-storyflats.Alloftheunits,exceptforthemanager’sapartment,willbewillbeaffordabletohouseholdsearningupto80%oftheAreaMedianIncome.ItisexpectedthattheCypressPointprojectwillprovidehousingforapproximately213people,includingadultsandchildren.

2.2.2 OTHERSITEAMENITIESInadditiontothehousingunits,thedevelopmentwillincludeanapproximately3,200squarefootcommunitybuilding,thatwillincludethegeneraloffice,themanager’soffice,acommunityroom,kitchen,computerroom,laundry,andmaintenanceandstorageareas(seeFigure3).Theprojectplanalsoincludesseveraloutdooramenities,including:

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

Cypress Point Proposed Site PlanSan Mateo County, CA

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

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CypressPointProject 11 IntroductionandProjectDescriptionMidPenHousing July2018

2.2.3 LANDSCAPINGThelandscapedesignfortheCypressPointaffordablehousingdevelopmentwilldrawfromcoastalinspirationandincorporateseveraloutdoorrecreationandsocialareas,pedestrianandvehicularaccess,site-wideplanting,andirrigation.TheconceptuallandscapeplanfortheproposedprojectisshowninFigure4.

Specificlandscapeelementswillincludescreeningandbioretentionbasins,accessibleandnon-accessiblepathways,emergencyvehicularaccess(EVA),fencing,trailsthroughtheperimeterofthesite,andacommunitygarden.Inaddition,thecentraloutdoorspaceadjacenttothecommunitybuildingwillincludetwoplaystructuresandopengrassyterraceswithfloweringtreesandplanting.Anaccessiblepathwillmeanderthroughandconnecttheterracessteppingupthehillside.Bouldersandlowwallswillretaingradethroughoutthecentralopenspaceasneeded.Theaccessiblepathwillterminateintoatrellis-coveredareawithbarbecueequipment,picnictables,andbenches.Otheroutdoorareaswillincludeahalfbasketballcourt,pavedoverlookwithtrellisandseating,planting,andboulderstoretaingradeneartheEVA.Thedevelopmententrywillbehighlightedwithpermeableconcretepaversandadoublerowoflarge-scaletrees.Plantingwithinthedevelopmentareawillbedetailedandwillconsistoflargeandsmallscaletreesshrubs,grasses,andgroundcover.Outsideofthedevelopmentarea,plantingwillbeminimizedandwillincludetreesandshrubsforscreening,aswellasseedingtorestoreareasimpactedbyconstructionactivities.

Allexistingtreestoberetainedontheprojectsitewillbefencedduringconstructionandprovidedwithtemporaryirrigation.Inordertoensuretheefficientuseofwater,thelandscapingelementstobeaddedtothesitewillbeirrigatedwithapermanentautomatedirrigationsystemandincludeallpartscompatiblewitharemote-orsatellite-controlledsystem.Vegetationwillbeselectedwhichislowmaintenance,waterconserving,nativetotheprojectarea,oradaptivetothriveunderlocalconditions.

2.2.4 PARKINGANDCIRCULATIONAccesstoandfromtheprojectsitewillbeprovidedbyasingledrivewayonCarlosStreet(seeFigure4).Asecondaccessroute,whichwouldberestrictedtoemergencyvehiclesonly,connectswithLincolnStreet.Currentplansprovidefor142parkingspacesonsite,formingaringaroundthecentralcoreofapartmentbuildings.Accessiblewalkwaysprovideinternalpedestrianaccesstothesite,andsofttrailsareprovidedaroundmostoftheperimeterofthesiteforrecreationalusebybothresidentsandthegeneralpublic.

2.2.5 GRADINGANDDRAINAGETheprojectparcelismoderately-slopedtowardsthewest.Gradingwillbeusedtocreateagentlerslopeforthemiddleofthesite,allowingforaccessiblepaths.Thedevelopedareaatthemiddleofthesitewillhaveanaverage8%grade,andthebermatthetopofthehill(alongtheformerdrillfield)willbeextendedtoresolvethenewgradesatthecenterwiththeexistinggradesattheperimeter.Althoughfinalcalculationshavenotbeencompleted,itisanticipatedthatcutandfillwillnotbeabletobebalancedonsite,andthattheimportationofamaximumof7,000cubicyardsofmaterialwillberequired.

Cypress Point Proposed Landscape PlanSan Mateo County, CA

Figure 4Source = Midpen Housing Corporation and Joni L. Janecki & Associates, June 2018

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CypressPointProject 13 IntroductionandProjectDescriptionMidPenHousing July2018

Thesiteiswillbegradedtominimizestormwaterrunoff,pertheSanMateoCounty’sMunicipalRegionalStormwaterNPDESPermit(CaliforniaRegionalWaterQualityControlBoard-SanFranciscoBayRegion2015)andtheC.3StormwaterTechnicalGuidancedocument(SanMateoCountywideWaterPollutionPreventionProgram2016).Thiswillbeaccomplishedby,amongotheractions,theinclusionoffourbio-retentionareastotalingapproximately20,000squarefeet.

2.2.6 UTILITIESTheprojectparcelincludeseasementsforfacilitiesoperatedbytheMontaraWaterandSanitaryDistrict,includingtwowaterstoragetanksinthesoutheasternportionofthesite,aboosterpumpsystem,anddistributionfacilitieswithafenced-inparceloflandadjacenttoandwestoftheintersectionofLincolnStreetandBuenaVistaStreetneartheeasternboundaryoftheproperty.Inaddition,thereisaneasementforPG&Efacilitiesunderunpavedroads.Atthispoint,nooffsiteutilityimprovementsareanticipatedtobeneeded.

2.2.7 WASTEMANAGEMENTANDRECYCLINGRecologyoftheCoastwouldbethewasteservicesproviderfortheprojectparcel.Statelawrequiresthatmulti-familydevelopmentsprovidewaste,recycling,andorganicscollection.ThreewasteenclosuresareproposedforCypressPoint,toensurethateachunithasnearbyaccesstodropofftheirwaste.Theseenclosureswillprovidebinsforsolidwaste,recycling,andorganicwastecollection.Theloopeddrivewayallowsgarbagetruckstoenterthesite,circlearoundtoallthreeenclosures,andexitthesiteviathesameprimarydriveway.

2.2.8 LIGHTINGCountyordinancerequiresthat“allexteriorandinteriorlightingshallbedesignedandlocatedsothatdirectlightandglareareconfinedtothepremises.”Thepavedparkinglotsandpathwaysonthesitewillbewell-litasrequiredbycodeforsafety.TheprojectwilluseDarkSkyFriendlylighting,withshieldstoemitnolightabovethegroundplane,andwithwarm-tonedLEDsources.Lightinglevelswillprovidesafetyforresidentswhileminimizingglaretoneighboringparcels.

2.2.9 FENCINGANDGATESTopreventunwantedvehiculartrafficontheemergencyvehicleeasement,gateswillbeerectedjustoffLincolnStreet,blockingaccesstothesiteaswellasthewaterdistrict’saccessdrive.Thesegateswillbeabletobeunlockedbythefiredepartmentorbythewaterdistrict,butnotbylocalresidentsorothers.AlowfencewillrunalongLincolnStreetbetweenthetwositedriveways,disallowinganyuseoftheflatlandatthetopofthehillasaninformalparkinglot.Thefencewillhavenarrowgapstoallowpedestrianaccesstotheopenspaceforrecreationaluse,butwilldiscourageanyprivatevehiclesfromattemptingtoaccessoregressthesiteviaLincolnStreet.

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CypressPointProject 14 IntroductionandProjectDescriptionMidPenHousing July2018

2.3 PROJECTCONSTRUCTIONTheprojectwillbebuiltinonephaseandisexpectedtotakeapproximately18monthstoconstruct.Thecomponentsofconstructionwouldinclude:

• Sitedemolition• Sitepreparation• Sitegradingandexcavation• Trenching• Interiorarchitecturalfinishing• Paving.

Theequipmentexpectedtobeusedduringprojectconstructionincludes:

• Concrete/industrialsaws• Excavators• Rubber-tireddozers• Tractors• Loaders• Backhoes• Graders• Cranes• Forklifts• Generatorsets• Welders• Aircompressors• Aeriallifts• Cementandmortarmixers• Pavers• Pavingequipment• Rollers.

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CypressPointProject 15 IntroductionandProjectDescriptionMidPenHousing July2018

2.4 ENVIRONMENTALCOMMITMENTSMidPenhasagreedtothefollowingenvironmentalcommitmentstominimizetheenvironmentaleffectsofthisdevelopment.IndevelopingtheCypressPointproject,MidPenwill:

• LimitconstructiontoperiodsallowedunderSection4.88.360oftheSanMateoCountyCodeofOrdinances:between7:00a.m.and6:00p.m.onweekdaysand9:00a.m.and5:00p.m.onSaturdays.NoconstructionshallbeallowedatanytimeonSundays,oronThanksgivingorChristmas

• Makebesteffortstouseofatleast10percentlocalbuildingmaterials;• Recycleorreuseatleast50percentofconstructionwasteordemolitionmaterials;• Useadministrativecontrols,suchasnotifyingneighborsofscheduledconstructionactivities

andschedulingconstructionactivitieswiththehighestpotentialtoproduceperceptiblevibrationduringhourswiththeleastpotentialtoaffectnearbybusinesses,soperceptiblevibrationcanbekepttoaminimum.

• Preserveaportionofthesiteasundevelopedland.• Removeallinvasivepampasgrass(Cortaderiaselloana)fromtheprojectsite.• Theprojectshallbedevelopedinaccordancewiththeminimumrequirementsofoneofthe

followingprograms:LeadershipinEnergy&EnvironmentalDesign;GreenCommunities;PassiveHousing;LivingBuildingChallenge;NationalGreenBuildingStandard,ortheGreenPointRatedprogram.Thefollowingarefeaturesthatmaybeincluded:v Naturalcross-ventilationofeveryunitwithwindows3sidesofmostunits(2-3BR),and

2sidesof1BRunits;v Coolroofswithlowreflectanceforreducedheat-islandeffect;v High-efficacylightingfixturesthroughout;“Night-sky”compliantsitelighting;v Drought-tolerantlandscapingwithnativespeciesandminimizedandefficientirrigation;v Passiveon-sitestormwatermanagementv PVreadyroofsv Noairconditioningv Sharedlaundryfacilitiesv Securebikeparkingfacilitiestoencouragelessvehicleusev Installtoiletsusinglessthan1.6gallonsperflushv Installshowerheadsprovidingmaximumflowsof2.5gallonsperminuteorlessv Installself-closingfaucetsinnon-residentiallavatoriesv Installhigh-efficiencywashingmachineswithawaterfactorof5orless

• AConstructionManagementPlanshallbedevelopedpriortotheissuanceofagradingpermitandshallbeimplementeduponthecommencementofgradingtominimizethepotentialforconstructionrelatedenvironmentalreleasesandtoaddressthediscoveryofpresentlyunknownsoilcontamination(e.g.,stainedorodoroussoil)orsubsurface

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CypressPointProject 16 IntroductionandProjectDescriptionMidPenHousing July2018

structures(e.g.,undergroundstoragetanks).TheplanshallbepreparedbyaqualifiedenvironmentalprofessionalregisteredinCalifornia.Theplanshallidentifyspecificmeasurestotaketoprotectworkerandpublichealthandsafety,andshallspecifymeasurestoidentify,manage,and/orremediatewastes,including,butnotlimitedto,thefollowingaccidentpreventionmeasures:v Summaryofknownsitehistoryandsiteconcentrations.Appropriateworkpractices

necessarytoeffectivelycomplywiththeapplicableenvironmentallawsandregulations,including,withoutlimitation,hazardoussubstancemanagement,handling,storage,disposal,andemergencyresponse.Theseworkpracticesincludethefollowing:anon-sitehazardousmaterialspillkitshallbeprovidedforsmallspills;andallconstructionwaste,includingtrashandlitter,garbage,othersolidwaste,petroleumproducts,andotherpotentiallyhazardousmaterials,shallberemovedtoanappropriatewastefacilitypermittedorotherwiseauthorizedtotreat,store,ordisposeofsuchmaterials.

v Contaminationevaluationandmanagementprocedures.Protocolstobeimplementedifpotentialenvironmentalcontaminationorsubsurfacestructuresareidentifiedthroughphysicalobservations(soilstaining,odors,orburiedmaterial)willbedevelopedpriortobeginninggradingactivities.Suchprotocolsmayinclude:temporarycessationofconstructionactivityandevaluationinthevicinityofthediscoveredpotentialenvironmentalcontaminationorsubsurfacestructure;limitingaccesstothepotentialcontaminatedareaorsubsurfacestructuretoproperlytrainedpersonnel;notificationandreporting,includinginternalmanagementandlocalagencies(firedepartment,SanMateoCountyDepartmentofHealthServices,EnvironmentalHealthServices,etc.),asneeded;aworkerhealthandsafetyplanforexcavationofcontaminatedsoil;characterizationandmanagementofexcavatedsoilsinaccordancewithCCRTitle14andTitle22;andcertificationofcompletionofresponseactions,asneeded.

• Inordertominimizethepotentialforfirehazard,MidPenwillincludelanguageinallcontractsforconstructionoftheproposedprojecttorequirebasichousekeepingproceduresincluding:themaintenanceofmechanicalequipmentingoodoperatingcondition;carefulstorageofflammablematerialsinappropriatecontainers;andtheimmediateandcompletecleanupofspillsofflammablematerialswhentheyoccur.

• Priortoissuanceofgradingpermits,theapplicantshallalsosubmitatrafficcontrolplantotheCountyDepartmentofPublicWorksforreviewandapproval.Theplanwilldescribeproceduresforensuringcontinuousaccessforemergencyvehiclesduringanyrequiredroadclosures,andmeasurestoalertneighborstoallroadclosures.Allstagingduringconstructionshalloccuronsite.

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CypressPointProject 17 IntroductionandProjectDescriptionMidPenHousing July2018

3. REFERENCESCentralValleyWaterQualityControlBoard.2015.SanFranciscoBayRegion.MunicipalRegional

StormwaterNPDESPermit.OrderNo.R2-2015-0049,NPDESPermitNo.CAS612008.November19,2015.

MidPenHousing,Inc.(MidPen).2018.ResponsetoCountySummaryofPublicCommentsReceivedonCypressPointPre-Application.Availableat:<https://www.midpen-housing.org/moss-beach>.

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

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

_____.2013.PlanningandBuildingDepartment.LocalCoastalProgramPolicies.June2013.

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