COUNTY OF SAN MATEO, PLANNING DIVISION

NOTICE OF INTENT TO ADOPT

NEGATIVE DECLARATION

A notice, pursuant to the California Environmental Quality Act of 1970, as amended (Public Resources Code 21,000, et seq.), that the following project: Revision of the General Plan Housing Element and Adoption of an Inclusionary Program for Affordable Housing, when adopted and implemented, will not have a significant impact on the environment.

FILE NO.:

PLN 2001-00766

APPLICANT/OWNER:

County of San Mateo/Planning Division

ASSESSOR'S PARCEL NO.:

N/A

LOCATION: Unincorporated San Mateo County

PROJECT DESCRIPTION

Consideration of a General Plan Amendment to update and revise the General Plan Housing Element and a Zoning Text Amendment to adopt an Inclusionary Program for Affordable Housing.

A.

Draft Housing Element - Consistent with State housing element law, the draft Housing Element: (1) provides an updated assessment of the County's existing and projected housing needs; (2) identifies opportunities and constraints relevant to meeting those needs; (3) evaluates the effectiveness of current housing programs; (4) develops new policies, programs, and quantified objectives to meet identified housing needs in unincorporated areas; and (5) develops a program for implementing housing element policies. The draft Housing Element is organized into six sections as follows:

1.

Introduction and Purpose - explains the scope and role of the Housing Element and its relationship to other County plans and programs.

2.

Background Data - provides a population and housing profile for the County and the unincorporated areas based on 2000 census data.

3.

Housing Constraints - analyzes potential non-governmental, governmental and infrastructure constraints to housing development in unincorporated areas and summarizes potential constraints countywide.

4.

Housing Needs Assessment - provides an analysis of housing needs, both countywide and in unincorporated areas, related to housing supply, overpayment, overcrowding, rehabilitation, special population groups, affordable units at risk of conversion to market rate units and energy conservation.

5.

Housing Resources - summarizes the financial and land resources available to the County to address housing needs.

6.

Housing Policies and Programs - provides an evaluation of policies/programs from the previous housing element, new policies and programs for the unincorporated area, and a plan for implementing the proposed policies/programs.

The Housing Resources section contains an inventory of land suitable for residential development. The focus of the inventory is on underutilized land suitable for multi-family residential development within urban areas. Although areas having the potential for increased residential density are identified, the Housing Element is primarily a policy document, and does not propose site-specific rezoning or redevelopment at this time.

B.

Inclusionary Program - The project also involves the adoption of an Inclusionary Program to promote the production of affordable housing in the unincorporated County. Specifically, the proposed inclusionary program would require residential developers to dedicate a percentage of the new units constructed for occupancy by extremely low, very low, low or moderate-income households. The program includes alternatives to the construction of units on-site (e.g. the payment of in-lieu fees), and development incentives (e.g. density bonuses).

FINDINGS AND BASIS FOR A NEGATIVE DECLARATION

The Planning Division has reviewed the initial study for the project and, based upon substantial evidence in the record, finds that:

1.

The project will not adversely affect water or air quality or increase noise levels substantially.

2.

The project will not have adverse impacts on the flora or fauna of the area.

3.

The project will not degrade the aesthetic quality of the area.

4.

The project will not have adverse impacts on traffic or land use.

5.

In addition, the project will not:

a.

Create impacts which have the potential to degrade the quality of the environment.

b.

Create impacts which achieve short-term to the disadvantage of long-term environmental goals.

c.

Create impacts for a project which are individually limited, but cumulatively considerable.

d.

Create environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly.

The County of San Mateo has, therefore, determined that the environmental impact of the project is insignificant.

MITIGATION MEASURES included in the project to avoid potentially significant effects:

1.

LAND SUITABILITY AND GEOLOGY

Impacts resulting from residential development in hazardous areas can be avoided or substantially reduced by compliance with the following General Plan and LCP Policies:

a.

Natural Hazards Policies 15.4 through 15.11 and 15.16 define hazardous areas of the County and require the maintenance of an information base that will assist in minimizing the risks from the hazards through public disclosure and during review of new development proposals.

b.

All Natural Hazards Policies encourage land use designations for hazardous areas that will minimize the number of people exposed to risk from the hazards.

c.

Natural Hazards Policy 15.17 encourages greater understanding of and improvement in emergency response procedures.

d.

All Natural Hazards Policies support the integration of requirements to mitigate the effects of natural hazards into the County's development review procedures.

e.

Natural Hazards Policies 15.43 through 15.51 encourage a comprehensive strategy for designating appropriate land uses, review of development proposals, and watershed management to solve flooding problems in the rural area.

f.

General Land Use Policy 7.18 supports land use designations that protect public health and safety.

g.

Urban Land Use Policy 8.31(b) encourages improvements which minimize the dangers of natural hazards to human safety and property.

h.

Rural Land Use Policy 9.4 establishes land use objectives for the protection of the resources of the rural lands in order to protect the public health and safety by minimizing the location of new development in potentially hazardous areas and directing infrastructure improvements to areas that will benefit the greatest number of residents and visitors.

i.

Rural Land Use Policies 9.29, 9.30 and 9.31 establish standards to minimize land use conflicts with agriculture, to allow land division/development in a manner that is least disruptive to agriculture and to protect agricultural lands from conversion.

j.

For the Coastal Zone, the policies of the LCP Hazards and Agriculture Components also apply.

2.

VEGETATION AND WILDLIFE

Any potential impacts to vegetation and/or wildlife can generally be reduced or substantially mitigated by compliance with the following General Plan and LCP Policies:

a.

All the Vegetative, Fish and Wildlife Resources Policies establish priorities for resource protection and management with a focus on protection of sensitive habitats in both urban and rural areas.

b.

Visual Quality Policies 4.3, 4.16, 4.28, 4.47 and 4.57 provide protection for coastal resources, and trees and vegetation.

c.

Land Use Chapter Policies 7.4, 7.22, 9.2, 9.4, 9.23 and 9.32 through 9.34 protect vegetative, fish and wildlife resources through mechanisms that provide for development which does not conflict with the management and protection of the resources.

d.

For the Coastal Zone, the policies of the Sensitive Habitats Component also apply.

3.

PHYSICAL RESOURCES

Physical resource impacts can be avoided or substantially reduced by compliance with the following General Plan and LCP Policies:

a.

All Soil Resources Policies provide for the protection and management of soil loss from erosion, depletion, contamination and conversion.

b.

Visual Quality Policy 4.14 promotes site design which will serve to protect soil resources.

c.

Rural Land Use Policies 9.4, 9.12 and 9.28 through 9.31 provide for the management and protection of soil resources in land use planning.

d.

All General Land Use Policies discourage urban sprawl, maximize efficiency of public services in urban areas and allow for levels of development in rural areas which focus on the preservation and management of natural resources.

e.

All Rural Land Use Policies provide mechanisms for encouraging the concentration of development in already developed areas, thereby minimizing impacts on surrounding resources.

f.

Rural Land Use Policy 9.47 requires the ongoing maintenance of the County's land use data base in order to monitor land conversion rates, the health of the rural economy, and impacts on resources resulting from land use changes.

g.

Soil Resources Policies 2.17, 2.18 and 2.20 through 2.26 require the regulation of land use, subdivision, resource recovery operations and other development in order to

minimize soil erosion and sedimentation and encourage land uses which emphasize the productive use of soil resources.

h.

For the Coastal Zone, the policies of the Locating and Planning New Development and the Agriculture Components also apply.

4.

AIR QUALITY, WATER QUALITY, SONIC

Compliance with the following General Plan and LCP Policies can avoid or substantially reduce air quality, water quality and noise impacts:

a.

Housing Chapter Update Policy 14.20 encourages the provision of housing near employment centers, which reduces the need for long distance commuting, thereby reducing traffic congestion and air pollution impacts.

b.

Urban Land Use Policies 8.2, 8.3, 8.22, 8.24, 8.29, 8.30 and 8.31 require designation of land uses to minimize environmental impacts, concentrate the location of industrial land uses, encourage mixed uses along major transportation corridors, and encourage efficient and effective infrastructure to serve the level of development permitted.

c.

Land Use Chapters Policies 7.4, 7.22, 9.2, 9.4, 9.23 and 9.32 through 9.34 protect water resources, along with vegetative, fish and wildlife resources through mechanisms that provide for development which does not conflict with the management and protection of the resources.

d.

All Water Supply Policies recognize and balance the need for protection and management of water as a resource.

e.

Wastewater Policies 11.2 and 11.7 require the provision of adequate wastewater systems and the coordination of wastewater management systems with land use and water supply planning.

f.

Wastewater Policies 11.10 through 11.14 require the provision of adequate wastewater systems in rural areas and establish standards for septic system installation and maintenance.

g.

All Man-Made Hazards Policies define the areas of the County that are impacted by man-made hazards, including noise, and identify those land uses which area most sensitive to impacts from them.

h.

Man-Made Hazards Policies 16.3, 16.4, 16.5 and 16.11 through 16.13 require recognition of noise in land use planning.

i.

Air Resources Chapter Policies 17.15 through 17.17 reduce air pollutants, odors and dust and reduce public exposure to these by requiring buffer zones, appropriate land use designations/locations and by regulating land use development, and by integrating land use and transportation planning.

j.

For the Coastal Zone, the policies of the Public Works Component also apply.

5.

TRANSPORTATION

Compliance with the following General Plan and LCP Policies will avoid or substantially reduce transportation impacts:

a.

All Transportation Policies promote more efficient use of the existing transportation system, ride-sharing, transit use, and other alternative modes, and the upgrading of transit or other transportation facilities including roads where congestion exists.

b.

Transportation Polices 12.9 through 12.12 and 12.14 provide guidance for the scale and type of transportation improvements and methods of financing transportation improvements consistent with adopted land use plans.

c.

For the Coastal Zone, the policies of the Locating and Planning New Development and the Public Works Components also apply.

6.

LAND USE AND GENERAL PLANS

Compliance with the following General Plan and LCP Policies will avoid or substantially reduce land use/general plan impacts:

a.

Housing Element Policy 14.24 directs the County to continue its efforts to develop infrastructure adequate to support residential construction in urban areas and urban service centers consistent with the General Plan and Local Coastal Program.

b.

All General Land Use Policies discourage urban sprawl, maximize efficiency of public services in urban areas and allow for levels of development in rural areas which focus on the preservation and management of natural resources.

c.

General Land Use Policies 7.8 through 7.19 define urban and rural areas and designate land uses appropriate for these areas.

d.

General Land Use Policies 7.20 through 7.25 promote growth management and sphere of influence planning.

e.

For the Coastal Zone, the policies of the Locating and Planning New Development Component also apply.

7.

AESTHETIC, CULTURAL AND HISTORICAL

Compliance with the following General Plan and LCP Policies will avoid or substantially reduce aesthetic, cultural and historical impacts:

a.

All the Visual Quality Policies seek to emphasize the attractive qualities of the urban and rural landscape and establish methods to improve the visual quality of less appealing features of the landscape.

b.

Historic and Archaeological Policies 5.8, 5.9 and 5.15 provide preservation techniques for structures with aesthetic value.

c.

Rural Land Use Policies 9.4, 9.12, 9.23, 9.41, 9.42, 9.45 and 9.46 provide for regulation of development which is sensitive to the maintenance of visual quality.

d.

All the Historical and Archaeological Resources Policies encourage identification and protection of high priority historical resources, consistent use of compatible materials and design in historic districts, recycling of historic structures, protection of archaeological sites, comprehensive inventories and continued surveys.

e.

For the Coastal Zone, the policies of the Visual Resources Component also apply.

RESPONSIBLE AGENCY CONSULTATION

State Housing and Community Development Department

INITIAL STUDY

The San Mateo County Planning Division has reviewed the Environmental Evaluation of this project and has found that the probable environmental impacts are insignificant. A copy of the initial study is attached.

REVIEW PERIOD

October 7, 2003 to November 6, 2003

All comments regarding the correctness, completeness, or adequacy of this Negative Declaration must be received by the County Planning Division, 455 County Center, Second Floor, Redwood City, no later than 7:00 p.m., November 6, 2003.

CONTACT PERSON

Lisa Aozasa

Planner III, 650/363-4852

Lisa Aozasa, Planner III

County of San Mateo

Planning and Building Division

INITIAL STUDY

ENVIRONMENTAL EVALUATION CHECKLIST

(To Be Completed By Planning Division)

I.

BACKGROUND

Project Title:

Revision of the General Plan Housing Element and Adoption of an Inclusionary Program for Affordable Housing

File No.:

PLN 2001-00766

Project Location:

Unincorporated San Mateo County

Assessor's Parcel No.:

N/A

Applicant/Owner:

County of San Mateo, Planning Division

Date Environmental Information Form Submitted:

N/A

PROJECT DESCRIPTION

Consideration of a General Plan Amendment to update and revise the General Plan Housing Element and a Zoning Text Amendment to adopt an Inclusionary Program for Affordable Housing.

A.

Draft Housing Element - Consistent with State housing element law, the draft Housing Element: (1) provides an updated assessment of the County's existing and projected housing needs; (2) identifies opportunities and constraints relevant to meeting those needs; (3) evaluates the effectiveness of current housing programs; (4) develops new policies, programs, and quantified objectives to meet identified housing needs in unincorporated areas; and (5) develops a program for implementing housing element policies. The draft Housing Element is organized into six sections as follows:

1.

Introduction and Purpose - explains the scope and role of the Housing Element and its relationship to other County plans and programs.

2.

Background Data - provides a population and housing profile for the County and the unincorporated areas based on 2000 census data.

3.

Housing Constraints - analyzes potential non-governmental, governmental and infrastructure constraints to housing development in unincorporated areas and summarizes potential constraints countywide.

4.

Housing Needs Assessment - provides an analysis of housing needs, both countywide and in unincorporated areas, related to housing supply, overpayment, overcrowding, rehabilitation, special population groups, affordable units at risk of conversion to market rate units and energy conservation.

5.

Housing Resources - summarizes the financial and land resources available to the County to address housing needs.

6.

Housing Policies and Programs - provides an evaluation of policies/programs from the previous housing element, new policies and programs for the unincorporated area, and a plan for implementing the proposed policies/programs.

The Housing Resources section contains an inventory of land suitable for residential development. The focus of the inventory is on underutilized land suitable for multi-family residential development within urban areas. Although areas having the potential for increased residential density are identified, the Housing Element is primarily a policy document, and does not propose site-specific rezoning or redevelopment at this time.

B.

Inclusionary Program - The project also involves the adoption of an Inclusionary Program to promote the production of affordable housing in the unincorporated County. Specifically, the proposed inclusionary program would require residential developers to dedicate a percentage of the new units constructed for occupancy by extremely low, very low, low or moderate-income households. The program includes alternatives to the construction of units on-site (e.g. the payment of in-lieu fees), and development incentives (e.g. density bonuses).

II.

ENVIRONMENTAL ANALYSIS

Any controversial answers or answers needing clarification are explained on an attached sheet. For source, refer to pages 11 and 12.

IMPACT

SOURCE

NO

YES

Not Significant

Significant Unless Mitigated

Significant

Cumulative

1.

LAND SUITABILITY AND GEOLOGY

Will (or could) this project:

a.

Involve a unique landform or biological area, such as beaches, sand dunes, marshes, tidelands, or San Francisco Bay?

X

B,F,O

b.

Involve construction on slope of 15% or greater?

X

E,I

c.

Be located in area of soil instability (subsidence, landslide or severe erosion)?

X

Bc,D

d.

Be located on, or adjacent to a known earthquake fault?

X

Bc,D

e.

Involve Class I or Class II Agriculture Soils and Class III Soils rated good or very good for artichokes or Brussels sprouts?

X

M

f.

Cause erosion or siltation?

X

M,I

g.

Result in damage to soil capability or loss of agricultural land?

X

A,M

h.

Be located within a flood hazard area?

X

G

i.

Be located in an area where a high water table may adversely affect land use?

X

D

j.

Affect a natural drainage channel or streambed, or watercourse?

X

E

2.

VEGETATION AND WILDLIFE

Will (or could) this project:

a.

Affect federal or state listed rare or endangered species of plant life in the project area?

X

F

b.

Involve cutting of heritage or significant trees as defined in the County Heritage Tree and Significant Tree Ordinance?

X

I,A

c.

Be adjacent to or include a habitat food source, water source, nesting place or breeding place for a federal or state listed rare or endangered wildlife species?

X

F

d.

Significantly affect fish, wildlife, reptiles, or plant life?

X

I

e.

Be located inside or within 200 feet of a marine or wildlife reserve?

X

E,F,O

f.

Infringe on any sensitive habitats?

X

F

g.

Involve clearing land that is 5,000 sq. ft. or greater (1,000 sq. ft. within a County Scenic Corridor), that has slopes greater than 20% or that is in a sensitive habitat or buffer zone?

X

I,F,Bb

3.

PHYSICAL RESOURCES

Will (or could) this project:

a.

Result in the removal of a natural resource for commercial purposes (including rock, sand, gravel, oil, trees, minerals or top soil)?

X

I

b.

Involve grading in excess of 150 cubic yards?

X

I

c.

Involve lands currently protected under the Williamson Act (agricultural preserve) or an Open Space Easement?

X

I

d.

Affect any existing or potential agricultural uses?

X

A,K,M

4.

AIR QUALITY, WATER QUALITY, SONIC

Will (or could) this project:

a.

Generate pollutants (hydrocarbon, thermal odor, dust or smoke particulates, radiation, etc.) that will violate existing standards of air quality on site or in the surrounding area?

X

I,N,R

b.

Involve the burning of any material, including brush, trees and construction materials?

X

I

c.

Be expected to result in the generation of noise levels in excess of those currently existing in the area, after construction?

X

Ba,I

d.

Involve the application, use or disposal of potentially hazardous materials, including pesticides, herbicides, other toxic substances, or radioactive material?

X

I

e.

Be subject to noise levels in excess of levels determined appropriate according to the County Noise Ordinance or other standard?

X

A,Ba,Bc

f.

Generate noise levels in excess of levels determined appropriate according to the County Noise Ordinance standard?

X

I

g.

Generate polluted or increased surface water runoff or affect groundwater resources?

X

I

h.

Require installation of a septic tank/leachfield sewage disposal system or require hookup to an existing collection system which is at or over capacity?

X

S

5.

TRANSPORTATION

Will (or could) this project:

a.

Affect access to commercial establishments, schools, parks, etc.?

X

A,I

b.

Cause noticeable increase in pedestrian traffic or a change in pedestrian patterns?

X

A,I

c.

Result in noticeable changes in vehicular traffic patterns or volumes (including bicycles)?

X

I

d.

Involve the use of off-road vehicles of any kind (such as trail bikes)?

X

I

e.

Result in or increase traffic hazards?

X

S

f.

Provide for alternative transportation amenities such as bike racks?

X

I

g.

Generate traffic which will adversely affect the traffic carrying capacity of any roadway?

X

S

6.

LAND USE AND GENERAL PLANS

Will (or could) this project:

a.

Result in the congregating of more than 50 people on a regular basis?

X

I

b.

Result in the introduction of activities not currently found within the community?

X

I

c.

Employ equipment which could interfere with existing communication and/or defense systems?

X

I

d.

Result in any changes in land use, either on or off the project site?

X

I

e.

Serve to encourage off-site development of presently undeveloped areas or increase development intensity of already developed areas (examples include the introduction of new or expanded public utilities, new industry, commercial facilities or recreation activities)?

X

I,Q,S

f.

Adversely affect the capacity of any public facilities (streets, highways, freeways, public transit, schools, parks, police, fire, hospitals), public utilities (electrical, water and gas supply lines, sewage and storm drain discharge lines, sanitary landfills) or public works serving the site?

X

I,S

g.

Generate any demands that will cause a public facility or utility to reach or exceed its capacity?

X

I,S

h.

Be adjacent to or within 500 feet of an existing or planned public facility?

X

A

i.

Create significant amounts of solid waste or litter?

X

I

j.

Substantially increase fossil fuel consumption (electricity, oil, natural gas, coal, etc.)?

X

I

k.

Require an amendment to or exception from adopted general plans, specific plans, or community policies or goals?

X

B

l.

Involve a change of zoning?

X

C

m.

Require the relocation of people or businesses?

X

I

n.

Reduce the supply of low-income housing?

X

I

o.

Result in possible interference with an emergency response plan or emergency evacuation plan?

X

S

p.

Result in creation of or exposure to a potential health hazard?

X

S

7.

AESTHETIC, CULTURAL AND HISTORIC

Will (or could) this project:

a.

Be adjacent to a designated Scenic Highway or within a State or County Scenic Corridor?

X

A,Bb

b.

Obstruct scenic views from existing residential areas, public lands, public water body, or roads?

X

A,I

c.

Involve the construction of buildings or structures in excess of three stories or 36 feet in height?

X

I

d.

Directly or indirectly affect historical or archaeological resources on or near the site?

X

H

e.

Visually intrude into an area having natural scenic qualities?

X

A,I

III.

RESPONSIBLE AGENCIES. Check what agency has permit authority or other approval for the project.

AGENCY

YES

NO

TYPE OF APPROVAL

U.S. Army Corps of Engineers (CE)

X

State Water Resources Control Board

X

Regional Water Quality Control Board

X

State Department of Public Health

X

San Francisco Bay Conservation and Development Commission (BCDC)

X

U.S. Environmental Protection Agency (EPA)

X

County Airport Land Use Commission (ALUC)

X

Determination of consistency with Comprehensive Airport Land Use Plan (CLUP).

CalTrans

X

Bay Area Air Quality Management District

X

U.S. Fish and Wildlife Service

X

Coastal Commission

X

Certification of compliance with Coastal Act.

City

X

Sewer/Water District:

X

Other: State Housing and Community Development Department

X

Certification of compliance with State Housing Element Law.

IV.

MITIGATION MEASURES

Yes

No

Mitigation measures have been proposed in project application.

X

Other mitigation measures are needed.

X

The following measures are included in the project plans or proposals pursuant to Section 15070(b)(1) of the State CEQA Guidelines:

1.

LAND SUITABILITY AND GEOLOGY

Impacts resulting from residential development in hazardous areas can be avoided or substantially reduced by compliance with the following General Plan and LCP Policies:

a.

Natural Hazards Policies 15.4 through 15.11 and 15.16 define hazardous areas of the County and require the maintenance of an information base that will assist in minimizing the risks from the hazards through public disclosure and during review of new development proposals.

b.

All Natural Hazards Policies encourage land use designations for hazardous areas that will minimize the number of people exposed to risk from the hazards.

c.

Natural Hazards Policy 15.17 encourages greater understanding of and improvement in emergency response procedures.

d.

All Natural Hazards Policies support the integration of requirements to mitigate the effects of natural hazards into the County's development review procedures.

e.

Natural Hazards Policies 15.43 through 15.51 encourage a comprehensive strategy for designating appropriate land uses, review of development proposals, and watershed management to solve flooding problems in the rural area.

f.

General Land Use Policy 7.18 supports land use designations that protect public health and safety.

g.

Urban Land Use Policy 8.31(b) encourages improvements which minimize the dangers of natural hazards to human safety and property.

h.

Rural Land Use Policy 9.4 establishes land use objectives for the protection of the resources of the rural lands in order to protect the public health and safety by minimizing the location of new development in potentially hazardous areas and directing infrastructure improvements to areas that will benefit the greatest number of residents and visitors.

i.

Rural Land Use Policies 9.29, 9.30 and 9.31 establish standards to minimize land use conflicts with agriculture, to allow land division/development in a manner that is least disruptive to agriculture and to protect agricultural lands from conversion.

j.

For the Coastal Zone, the policies of the LCP Hazards and Agriculture Components also apply.

2.

VEGETATION AND WILDLIFE

Any potential impacts to vegetation and/or wildlife can generally be reduced or substantially mitigated by compliance with the following General Plan and LCP Policies:

a.

All the Vegetative, Fish and Wildlife Resources Policies establish priorities for resource protection and management with a focus on protection of sensitive habitats in both urban and rural areas.

b.

Visual Quality Policies 4.3, 4.16, 4.28, 4.47 and 4.57 provide protection for coastal resources, and trees and vegetation.

c.

Land Use Chapter Policies 7.4, 7.22, 9.2, 9.4, 9.23 and 9.32 through 9.34 protect vegetative, fish and wildlife resources through mechanisms that provide for development which does not conflict with the management and protection of the resources.

d.

For the Coastal Zone, the policies of the Sensitive Habitats Component also apply.

3.

PHYSICAL RESOURCES

Physical resource impacts can be avoided or substantially reduced by compliance with the following General Plan and LCP Policies:

a.

All Soil Resources Policies provide for the protection and management of soil loss from erosion, depletion, contamination and conversion.

b.

Visual Quality Policy 4.14 promotes site design which will serve to protect soil resources.

c.

Rural Land Use Policies 9.4, 9.12 and 9.28 through 9.31 provide for the management and protection of soil resources in land use planning.

d.

All General Land Use Policies discourage urban sprawl, maximize efficiency of public services in urban areas and allow for levels of development in rural areas which focus on the preservation and management of natural resources.

e.

All Rural Land Use Policies provide mechanisms for encouraging the concentration of development in already developed areas, thereby minimizing impacts on surrounding resources.

f.

Rural Land Use Policy 9.47 requires the ongoing maintenance of the County's land use data base in order to monitor land conversion rates, the health of the rural economy, and impacts on resources resulting from land use changes.

g.

Soil Resources Policies 2.17, 2.18 and 2.20 through 2.26 require the regulation of land use, subdivision, resource recovery operations and other development in order to minimize soil erosion and sedimentation and encourage land uses which emphasize the productive use of soil resources.

h.

For the Coastal Zone, the policies of the Locating and Planning New Development and the Agriculture Components also apply.

4.

AIR QUALITY, WATER QUALITY, SONIC

Compliance with the following General Plan and LCP Policies can avoid or substantially reduce air quality, water quality and noise impacts:

a.

Housing Chapter Update Policy 14.20 encourages the provision of housing near employment centers, which reduces the need for long distance commuting, thereby reducing traffic congestion and air pollution impacts.

b.

Urban Land Use Policies 8.2, 8.3, 8.22, 8.24, 8.29, 8.30 and 8.31 require designation of land uses to minimize environmental impacts, concentrate the location of industrial land uses, encourage mixed uses along major transportation corridors, and encourage efficient and effective infrastructure to serve the level of development permitted.

c.

Land Use Chapters Policies 7.4, 7.22, 9.2, 9.4, 9.23 and 9.32 through 9.34 protect water resources, along with vegetative, fish and wildlife resources through mechanisms that provide for development which does not conflict with the management and protection of the resources.

d.

All Water Supply Policies recognize and balance the need for protection and management of water as a resource.

e.

Wastewater Policies 11.2 and 11.7 require the provision of adequate wastewater systems and the coordination of wastewater management systems with land use and water supply planning.

f.

Wastewater Policies 11.10 through 11.14 require the provision of adequate wastewater systems in rural areas and establish standards for septic system installation and maintenance.

g.

All Man-Made Hazards Policies define the areas of the County that are impacted by man-made hazards, including noise, and identify those land uses which area most sensitive to impacts from them.

h.

Man-Made Hazards Policies 16.3, 16.4, 16.5 and 16.11 through 16.13 require recognition of noise in land use planning.

i.

Air Resources Chapter Policies 17.15 through 17.17 reduce air pollutants, odors and dust and reduce public exposure to these by requiring buffer zones, appropriate land use designations/locations and by regulating land use development, and by integrating land use and transportation planning.

j.

For the Coastal Zone, the policies of the Public Works Component also apply.

5.

TRANSPORTATION

Compliance with the following General Plan and LCP Policies will avoid or substantially reduce transportation impacts:

a.

All Transportation Policies promote more efficient use of the existing transportation system, ride-sharing, transit use, and other alternative modes, and the upgrading of transit or other transportation facilities including roads where congestion exists.

b.

Transportation Polices 12.9 through 12.12 and 12.14 provide guidance for the scale and type of transportation improvements and methods of financing transportation improvements consistent with adopted land use plans.

c.

For the Coastal Zone, the policies of the Locating and Planning New Development and the Public Works Components also apply.

6.

LAND USE AND GENERAL PLANS

Compliance with the following General Plan and LCP Policies will avoid or substantially reduce land use/general plan impacts:

a.

Housing Element Policy 14.24 directs the County to continue its efforts to develop infrastructure adequate to support residential construction in urban areas and urban service centers consistent with the General Plan and Local Coastal Program.

b.

All General Land Use Policies discourage urban sprawl, maximize efficiency of public services in urban areas and allow for levels of development in rural areas which focus on the preservation and management of natural resources.

c.

General Land Use Policies 7.8 through 7.19 define urban and rural areas and designate land uses appropriate for these areas.

d.

General Land Use Policies 7.20 through 7.25 promote growth management and sphere of influence planning.

e.

For the Coastal Zone, the policies of the Locating and Planning New Development Component also apply.

7.

AESTHETIC, CULTURAL AND HISTORICAL

Compliance with the following General Plan and LCP Policies will avoid or substantially reduce aesthetic, cultural and historical impacts:

a.

All the Visual Quality Policies seek to emphasize the attractive qualities of the urban and rural landscape and establish methods to improve the visual quality of less appealing features of the landscape.

b.

Historic and Archaeological Policies 5.8, 5.9 and 5.15 provide preservation techniques for structures with aesthetic value.

c.

Rural Land Use Policies 9.4, 9.12, 9.23, 9.41, 9.42, 9.45 and 9.46 provide for regulation of development which is sensitive to the maintenance of visual quality.

d.

All the Historical and Archaeological Resources Policies encourage identification and protection of high priority historical resources, consistent use of compatible materials and design in historic districts, recycling of historic structures, protection of archaeological sites, comprehensive inventories and continued surveys.

e.

For the Coastal Zone, the policies of the Visual Resources Component also apply.

V.

MANDATORY FINDINGS OF SIGNIFICANCE

Yes

No

1.

Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal, or eliminate important examples of the major periods of California history or prehistory?

X

2.

Does the project have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals?

X

3.

Does the project have possible environmental effects which are individually limited, but cumulatively considerable?

X

4.

Would the project cause substantial adverse effects on human beings, either directly or indirectly?

X

On the basis of this initial evaluation:

I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared by the Planning Division.

X

I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because the mitigation measures in the discussion have been included as part of the proposed project. A NEGATIVE DECLARATION will be prepared.

I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

Date

Lisa Aozasa, Planner III

VI.

SOURCE LIST

A.

Field Inspection

B.

County General Plan 1986

a.

General Plan Chapters 1-16

b.

Local Coastal Program (LCP) (Area Plan)

c.

Skyline Area General Plan Amendment

d.

Montara-Moss Beach-El Granada Community Plan

e.

Emerald Lake Hills Community Plan

C.

County Ordinance Code

D.

Geotechnical Maps

1.

USGS Basic Data Contributions

a.

#43 Landslide Susceptibility

b.

#44 Active Faults

c.

#45 High Water Table

2.

Geotechnical Hazards Synthesis Maps

E.

USGS Quadrangle Maps, San Mateo County 1970 Series (See F. and H.)

F.

San Mateo County Rare and Endangered Species Maps, or Sensitive Habitats Maps

G.

Flood Insurance Rate Map - National Flood Insurance Program

H.

County Archaeologic Resource Inventory (Prepared by S. Dietz, A.C.R.S.) Procedures for Protection of Historic and Cultural Properties - 36 CFR 800 (See R.)

I.

Project Plans or EIF

J.

Airport Land Use Committee Plans, San Mateo County Airports Plan

K.

Aerial Photography or Real Estate Atlas - REDI

1.

Aerial Photographs, 1941, 1953, 1956, 1960, 1963, 1970

2.

Aerial Photographs, 1981

3.

Coast Aerial Photos/Slides, San Francisco County Line to Año Nuevo Point, 1971

4.

Historic Photos, 1928-1937

L.

Williamson Act Maps

M.

Soil Survey, San Mateo Area, U.S. Department of Agriculture, May 1961

N.

Air Pollution Isopleth Maps - Bay Area Air Pollution Control District

O.

California Natural Areas Coordinating Council Maps (See F. and H.)

P.

Forest Resources Study (1971)

Q.

Experience with Other Projects of this Size and Nature

R.

Environmental Regulations and Standards:

Federal

-

Review Procedures for CDBG Programs

24 CFR Part 58

-

NEPA 24 CFR 1500-1508

-

Protection of Historic and Cultural Properties

36 CFR Part 800

-

National Register of Historic Places

-

Floodplain Management

Executive Order 11988

-

Protection of Wetlands

Executive Order 11990

-

Endangered and Threatened Species

-

Noise Abatement and Control

24 CFR Part 51B

-

Explosive and Flammable Operations

24 CFR 51C

-

Toxic Chemicals/Radioactive Materials

HUD 79-33

-

Airport Clear Zones and APZ

24 CFR 51D

State

-

Ambient Air Quality Standards

Article 4, Section 1092

-

Noise Insulation Standards

S.

Consultation with Departments and Agencies:

a.

County Health Department

b.

City Fire Department

c.

California Department of Forestry

d.

Department of Public Works

e.

Disaster Preparedness Office

f.

Other

COUNTY OF SAN MATEO
Environmental Services Agency
Planning and Building Division

Initial Study Pursuant to CEQA
Project Narrative and Answers to Questions for the Negative Declaration
File Number: PLN 2001-00766
Revision of the General Plan Housing Element and
Adoption of an Inclusionary Program for Affordable Housing

PROJECT DESCRIPTION

Consideration of a General Plan Amendment to update and revise the General Plan Housing Element and a Zoning Text Amendment to adopt an Inclusionary Program for Affordable Housing.

A.

Draft Housing Element - Consistent with State housing element law, the draft Housing Element: (1) provides an updated assessment of the County's existing and projected housing needs; (2) identifies opportunities and constraints relevant to meeting those needs; (3) evaluates the effectiveness of current housing programs; (4) develops new policies, programs, and quantified objectives to meet identified housing needs in unincorporated areas; and (5) develops a program for implementing housing element policies. The draft Housing Element is organized into six sections as follows:

1.

Introduction and Purpose - explains the scope and role of the Housing Element and its relationship to other County plans and programs.

2.

Background Data - provides a population and housing profile for the County and the unincorporated areas based on 2000 census data.

3.

Housing Constraints - analyzes potential non-governmental, governmental and infrastructure constraints to housing development in unincorporated areas and summarizes potential constraints countywide.

4.

Housing Needs Assessment - provides an analysis of housing needs, both countywide and in unincorporated areas, related to housing supply, overpayment, overcrowding, rehabilitation, special population groups, affordable units at risk of conversion to market rate units and energy conservation.

5.

Housing Resources - summarizes the financial and land resources available to the County to address housing needs.

6.

Housing Policies and Programs - provides an evaluation of policies/programs from the previous housing element, new policies and programs for the unincorporated area, and a plan for implementing the proposed policies/programs.

The Housing Resources section contains an inventory of land suitable for residential development. The focus of the inventory is on underutilized land suitable for multi-family residential development within urban areas. Although areas having the potential for increased residential density are identified, the Housing Element is primarily a policy document, and does not propose site-specific rezoning or redevelopment at this time.

B.

Inclusionary Program - The project also involves the adoption of an Inclusionary Program to promote the production of affordable housing in the unincorporated County. Specifically, the proposed inclusionary program would require residential developers to dedicate a percentage of the new units constructed for occupancy by extremely low, very low, low or moderate-income households. The program includes alternatives to the construction of units on-site (e.g. the payment of in-lieu fees), and development incentives (e.g. density bonuses).

ANSWERS TO QUESTIONS

1.

LAND SUITABILITY AND GEOLOGY

The land designated for residential development in unincorporated areas of San Mateo County, particularly the land designated for single-family development, may be subject to hazards including but not limited to seismic hazards, slope instability, erosion and flood hazards. In addition, very low residential development is allowed in agricultural areas where conversion of agricultural land is potentially an issue. Where residential development has the potential to impact such areas or be impacted by such hazards, project-specific environmental analysis will be required. However, impacts resulting from residential development in such areas can generally be avoided or substantially reduced by compliance with the following General Plan and Local Coastal Program (LCP) Policies:

a.

Natural Hazards Policies 15.4 through 15.11 and 15.16 define hazardous areas of the County and require the maintenance of an information base that will assist in minimizing the risks from the hazards through public disclosure and during review of new development proposals.

b.

All Natural Hazards Policies encourage land use designations for hazardous areas that will minimize the number of people exposed to risk from the hazards.

c.

Natural Hazards Policy 15.17 encourages greater understanding of and improvement in emergency response procedures.

d.

All Natural Hazards Policies support the integration of requirements to mitigate the effects of natural hazards into the County's development review procedures.

e.

Natural Hazards Policies 15.43 through 15.51 encourage a comprehensive strategy for designating appropriate land uses, review of development proposals, and watershed management to solve flooding problems in the rural area.

f.

General Land Use Policy 7.18 supports land use designations that protect public health and safety.

g.

Urban Land Use Policy 8.31(b) encourages improvements which minimize the dangers of natural hazards to human safety and property.

h.

Rural Land Use Policy 9.4 establishes land use objectives for the protection of the resources of the rural lands in order to protect the public health and safety by minimizing the location of new development in potentially hazardous areas and directing infrastructure improvements to areas that will benefit the greatest number of residents and visitors.

i.

Rural Land Use Policies 9.29, 9.30 and 9.31 establish standards to minimize land use conflicts with agriculture, to allow land division/development in a manner that is least disruptive to agriculture and to protect agricultural lands from conversion.

j.

For the Coastal Zone, the policies of the LCP Hazards and Agriculture Components also apply.

2.

VEGETATION AND WILDLIFE

Development on lands designated for residential development in unincorporated San Mateo County could affect rare and endangered species or sensitive habitats. Some development could potentially involve land clearing on slopes or in sensitive habitats, or the removal of heritage or significant trees. Where residential development has the potential to significantly impact rare and endangered species, sensitive habitats or heritage or significant trees, project-specific environmental analysis will be required. However, any potential impacts to vegetation and/or wildlife can generally be reduced or substantially mitigated by compliance with the following General Plan and LCP Policies:

a.

All the Vegetative, Fish and Wildlife Resources Policies establish priorities for resource protection and management with a focus on protection of sensitive habitats in both urban and rural areas.

b.

Visual Quality Policies 4.3, 4.16, 4.28, 4.47 and 4.57 provide protection for coastal resources, and trees and vegetation.

c.

Land Use Chapter Policies 7.4, 7.22, 9.2, 9.4, 9.23 and 9.32 through 9.34 protect vegetative, fish and wildlife resources through mechanisms that provide for development which does not conflict with the management and protection of the resources.

d.

For the Coastal Zone, the policies of the Sensitive Habitats Component also apply.

3.

PHYSICAL RESOURCES

It is probable that some housing projects will require grading in excess of 150 cubic yards. Some residential development may involve agricultural lands protected under the Williamson Act. Project-specific environmental review will be conducted when warranted. Adequate protection of soil resources and agricultural lands, including those under the Williamson Act, is generally assured through compliance with the following General Plan and LCP Policies:

a.

All Soil Resources Policies provide for the protection and management of soil loss from erosion, depletion, contamination and conversion.

b.

Visual Quality Policy 4.14 promotes site design which will serve to protect soil resources.

c.

Rural Land Use Policies 9.4, 9.12 and 9.28 through 9.31 provide for the management and protection of soil resources in land use planning.

d.

All General Land Use Policies discourage urban sprawl, maximize efficiency of public services in urban areas and allow for levels of development in rural areas which focus on the preservation and management of natural resources.

e.

All Rural Land Use Policies provide mechanisms for encouraging the concentration of development in already developed areas, thereby minimizing impacts on surrounding resources.

f.

Rural Land Use Policy 9.47 requires the ongoing maintenance of the County's land use data base in order to monitor land conversion rates, the health of the rural economy, and impacts on resources resulting from land use changes.

g.

Soil Resources Policies 2.17, 2.18 and 2.20 through 2.26 require the regulation of land use, subdivision, resource recovery operations and other development in order to minimize soil erosion and sedimentation and encourage land uses which emphasize the productive use of soil resources.

h.

For the Coastal Zone, the policies of the Locating and Planning New Development and the Agriculture Components also apply.

4.

AIR QUALITY, WATER QUALITY, SONIC

Residential development could potentially have a negative effect on air quality. However, in accordance with General Plan General Land Use Policies, the Housing Element emphasizes infill residential development and redevelopment in urban areas which helps reduce the number and length of automobile trips and impacts on air quality.

Neighborhood noise levels could increase over the existing ambient levels, as residential development increases population densities. Also, airport noise potentially impacts three areas: (1) Country Club Park due to its location vis-à-vis San Francisco Airport; (2) Harbor Industrial area due to its proximity to San Carlos Airport; and (3) Moss Beach due to its proximity to the Half Moon Bay Airport. The Housing Element proposes no General Plan land use designation or zoning changes in these areas. Further, any future General Plan changes or rezonings affecting these areas and all future development proposals within the 65 CNEL contour of SFO and the 55 CNEL contour of the County airports require review by the Airport Land Use Committee (ALUC) and the City/County Association of Governments (C/CAG) acting as the Airport Land Use Commission. The ALUC and C/CAG review is intended to ensure land use compatibility with the airports and can define, on a case-by-case basis, the most appropriate measures necessary to mitigate airport/land use impacts.

Surface water runoff may increase as a result of residential development and could affect water quality. In addition, future housing development may require the installation of septic tank/leachfield sewage disposal systems; if installed improperly, such systems could negatively impact water quality.

Residential development projects with the potential to cause significant impacts in the areas of air quality, noise and water quality will be subject to project-specific environmental review. However, compliance with the following General Plan and LCP Policies help to avoid these impacts or mitigate them to an acceptable level:

a.

Housing Chapter Update Policy 14.20 encourages the provision of housing near employment centers, which reduces the need for long distance commuting, thereby reducing traffic congestion and air pollution impacts.

b.

Urban Land Use Policies 8.2, 8.3, 8.22, 8.24, 8.29, 8.30 and 8.31 require designation of land uses to minimize environmental impacts, concentrate the location of industrial land uses, encourage mixed uses along major transportation corridors, and encourage efficient and effective infrastructure to serve the level of development permitted.

c.

Land Use Chapters Policies 7.4, 7.22, 9.2, 9.4, 9.23 and 9.32 through 9.34 protect water resources, along with vegetative, fish and wildlife resources through mechanisms that provide for development which does not conflict with the management and protection of the resources.

d.

All Water Supply Policies recognize and balance the need for protection and management of water as a resource.

e.

Wastewater Policies 11.2 and 11.7 require the provision of adequate wastewater systems and the coordination of wastewater management systems with land use and water supply planning.

f.

Wastewater Policies 11.10 through 11.14 require the provision of adequate wastewater systems in rural areas and establish standards for septic system installation and maintenance.

g.

All Man-Made Hazards Policies define the areas of the County that are impacted by man-made hazards, including noise, and identify those land uses which area most sensitive to impacts from them.

h.

Man-Made Hazards Policies 16.3, 16.4, 16.5 and 16.11 through 16.13 require recognition of noise in land use planning.

i.

Air Resources Chapter Policies 17.15 through 17.17 reduce air pollutants, odors and dust and reduce public exposure to these by requiring buffer zones, appropriate land use designations/locations and by regulating land use development, and by integrating land use and transportation planning.

j.

For the Coastal Zone, the policies of the Public Works Component also apply.

5.

TRANSPORTATION

The Housing Element encourages residential development, particularly in urban areas. As a result of additional development, vehicular and pedestrian traffic may increase throughout the County. Future housing projects with the potential to significantly impact traffic will require project-specific environmental review. However, in accordance with General Plan General Land Use Policies, the Housing Element emphasizes infill residential development and redevelopment in urban areas which helps reduce the number and length of automobile trips and encourages transit use. In addition, compliance with the following General Plan and LCP Policies will help to mitigate transportation impacts from residential development:

a.

All Transportation Policies promote more efficient use of the existing transportation system, ride-sharing, transit use, and other alternative modes, and the upgrading of transit or other transportation facilities including roads where congestion exists.

b.

Transportation Polices 12.9 through 12.12 and 12.14 provide guidance for the scale and type of transportation improvements and methods of financing transportation improvements consistent with adopted land use plans.

c.

For the Coastal Zone, the policies of the Locating and Planning New Development and the Public Works Components also apply.

6.

LAND USE AND GENERAL PLANS

Although no site-specific general plan amendments or rezonings are proposed, the Housing Element identifies areas where housing development could potentially occur, and Housing Element policies call for exploring opportunities for increasing allowable densities on land currently zoned for residential use or rezoning additional urban lands for residential development. These policies may lead to increases in the development intensity of already developed areas, and it is probable that some new multi-family housing development may result in the congregation of more than 50 people on a regular basis. As residential development continues, some public facilities or utilities may reach capacity. Specific development projects and general plan amendments/rezonings implementing the Housing Element policies will be subject to future project-specific environmental review as needed.

The project also involves a zoning text amendment to implement an inclusionary program. The proposed inclusionary requirement does not have a physical environmental impact, as it does not increase or decrease development densities, but simply specifies rent/price levels for some of the units constructed within developments that are subject to the requirement. The proposed inclusionary program is intended to work in concert with the County's existing density bonus program, which does have the potential to could increase the intensity of development. Subsequent environmental review will be required as necessary for specific projects subject to the inclusionary or density bonus programs.

Compliance with the following Housing Element, General Plan and LCP Policies can be expected to assist in avoiding or substantially reducing land use impacts:

a.

Housing Element Policy 14.24 directs the County to continue its efforts to develop infrastructure adequate to support residential construction in urban areas and urban service centers consistent with the General Plan and Local Coastal Program.

b.

All General Land Use Policies discourage urban sprawl, maximize efficiency of public services in urban areas and allow for levels of development in rural areas which focus on the preservation and management of natural resources.

c.

General Land Use Policies 7.8 through 7.19 define urban and rural areas and designate land uses appropriate for these areas.

d.

General Land Use Policies 7.20 through 7.25 promote growth management and sphere of influence planning.

e.

For the Coastal Zone, the policies of the Locating and Planning New Development Component also apply.

7.

AESTHETIC, CULTURAL AND HISTORICAL

New residential development encouraged by the Housing Element policies could be adjacent to a State or County Scenic Corridor, be visually intrusive or obstruct scenic views, involve structures over 36 feet in height, and affect historic or archeological resources. Future projects will require project-specific environmental review to determine if such impacts are likely or significant. Compliance with the following General Plan and LCP Policies would generally avoid or mitigate such impacts:

a.

All the Visual Quality Policies seek to emphasize the attractive qualities of the urban and rural landscape and establish methods to improve the visual quality of less appealing features of the landscape.

b.

Historic and Archaeological Policies 5.8, 5.9 and 5.15 provide preservation techniques for structures with aesthetic value.

c.

Rural Land Use Policies 9.4, 9.12, 9.23, 9.41, 9.42, 9.45 and 9.46 provide for regulation of development which is sensitive to the maintenance of visual quality.

d.

All the Historical and Archaeological Resources Policies encourage identification and protection of high priority historical resources, consistent use of compatible materials and design in historic districts, recycling of historic structures, protection of archaeological sites, comprehensive inventories and continued surveys.

e.

For the Coastal Zone, the policies of the Visual Resources Component also apply.