County of San Mateo

Planning and Building Division

INITIAL STUDY

ENVIRONMENTAL EVALUATION CHECKLIST

(To Be Completed By Planning Division)

I.

BACKGROUND

Project Title:

Ismail Townhouse Major Subdivision

File No.:

PLN 2004-00579

Project Location:

317 – 6th Avenue, North Fair Oaks

Assessor’s Parcel Nos.:

060-091-090 and -100

Applicant/Owner:

Abdel and Mimi Ismail Trustees

Date Environmental Information Form Submitted:

November 10, 2004

PROJECT DESCRIPTION

The applicant is proposing to create a 9-unit condominium project on a 15,009 sq. ft. parcel. A condominium consists of an undivided interest in common in a portion of real property together with a separate interest in space called a unit. In order for a condominium project to be considered legal, the boundaries of each unit must be described on a recorded final map. Development will consist of two buildings. Building A will contain three 3-bedroom units (1,420 sq. ft.) and one 4-bedroom unit (1,615 sq. ft.). Building B will contain five 3-bedroom units (1,420 sq. ft.). Each unit will have a 2-car garage.

The existing apartment buildings and accessory structures on the site will be demolished to accommodate this proposed development. Public utilities will be provided by underground lines. The California Water Service will supply water. The Fair Oaks Sewer Maintenance District will provide sewer service to the site.

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 an 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

CalTrans

X

Bay Area Air Quality Management District

X

U.S. Fish and Wildlife Service

X

Coastal Commission

X

City

X

Sewer/Water District:

X

Other:

X

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:

Mitigation Measure 1: Prior to the beginning of any earth moving, demolition, or construction activities, the applicant shall submit to the Planning Division for review and approval, an erosion and drainage control plan which shows how the transport and discharge of soil and pollutants from the project site will be minimized. The goal is to prevent sediment and other pollutants from leaving the project site and to protect all exposed earth surfaces from erosive forces. Said plan shall adhere to the San Mateo County Wide Stormwater Pollution Prevention Program “General Construction and Site Supervision Guidelines,” including:

a.

Stabilizing all denuded areas and maintaining erosion control measures continuously between October 15 and April 15.

b.

Removing spoils promptly, and avoiding stockpiling of fill materials when rain is forecast. If rain threatens, stockpiled soils and other materials shall be covered with a tarp or other waterproof material.

c.

Storing, handling, and disposing of construction materials and wastes so as to avoid their entry to a local storm drain system or water body.

d.

Avoiding cleaning, fueling or maintaining vehicles on-site, except in an area designated to contain and treat runoff.

The approved erosion and drainage control plan shall be implemented prior to the commencement of operations.

Mitigation Measure 2: Noise levels produced by proposed construction activities shall not exceed the 80 dBA level at any one moment. Construction activities shall be limited to the hours from 7:00 a.m. to 6:00 p.m., Monday through Friday, and 9:00 a.m. to 5:00 p.m. on Saturday. Construction operations shall be prohibited on Sunday and any national holiday.

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 of 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.

Michael J. Schaller

Project Planner

Date

(Title)

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