The URL can be used to link to this page

Home My Public Portal AboutResolution - 06-02- 20060112 - MND Driscoll Ranch RESOLUTION No. 06-02 PASSED AND ADOPTED by the Board of Directors of the Midpeninsula Regional Open Space District on January 12, 2006, at a Special Meeting thereof, by the following vote: AYES: J. Cyr, M. Davey, N. Hanko, L. Hassett, D. Little, K. Nitz, P. Siemens NOES: None ABSTAIN: None ABSENT: None ATTEST: APPROVED: 14 4 Sd6etary reside Board of Directors ?Board of Directors I, the District Clerk of the Midpeninsula Regional Open Space District, hereby certify that the above is a true and correct copy of a resolution duly adopted by the Board of Directors of the Midpeninsula Regional Open Space District by the above vote at a meeting thereof duly held and called on the above day. Distri erk RESOLUTION NO.06-02 A RESOLUTION OF THE BOARD OF DIRECTORS OF THE MIDPENINSULA REGIONAL OPEN SPACE DISTRICT ADOPTING THE MITIGATED NEGATIVE DECLARATION,THE MITIGATION MONITORING PROGRAM,AND THE FINDINGS IN CONNECTION WITH THE PROPOSED PURCHASE OF THE PENINSULA OPEN SPACE TRUST(DRISCOLL RANCH) PROPERTY AS AN ADDITION TO LA HONDA CREEK OPEN SPACE PRESERVE WHEREAS The Board of Directors of the Midpeninsula Regional Open Space District ("District")has reviewed the proposed purchase of the Peninsula Open Space Trust(Driscoll Ranch) Property J(and all associated actions "the Project")and has reviewed the Mitigated Negative Declaration P "MND" analyzing the environmental effects of the Project; ("MND") Y g J NOW, THEREFORE, BE IT RESOLVED by the District Board of Directors that, based upon the Initial Study, Mitigated Negative Declaration, Mitigation Monitoring Program, all comments received, and all substantial evidence in light of the whole record presented,the Board of Directors finds that: I. Notice of the availability of the Initial Study and Mitigated Negative Declaration and all hearings on the MND was given as required by law and the actions were conducted pursuant to California Environmental Quality Act(CEQA)and the CEQA Guidelines. 2. All interested parties desiring to comment on the MND were given the opportunity to submit oral and written comments on the adequacy of the MND prior to this action by the Board of Directors and all comments raised during the public comment period and at the public hearings on the MND were responded to adequately. 3. Prior to approving the Project that is the subject of the MND,the Board has considered the MND, along with all comments received during the public review process. 4. The Project is being carried out pursuant to Service Plan for the San Mateo County Coastal Annexation Area. The impacts of the Service Plan were evaluated in the Program Environmental Impact Report for the Service Plan for the San Mateo County Coastal Annexation Area certified by the MROSD Board of Directors on June 6, 2003 ("EIR"). The MND describes the Project impacts that are addressed in the EIR and identifies additional potential impacts that are not addressed in the EIR. Although these additional potential impacts could have a significant effect on the environment,there will not be a significant effect in this case because revisions in the Project have been made by the District as a part of the proposed Project as discussed below. 5. The MND finds potentially significant effects with respect to the impacts described below and the Board hereby finds that these effects will be mitigated or avoided by the changes made in the Project as described below: a. With respect to potential impacts to air quality, as part of the site clean-up process,the District may choose to demolish certain unoccupied dilapidated structures that are no longer in use by the tenant or necessary for on-going agricultural operations.Given the ages of the various structures, a potential exists for the presence of asbestos-containing materials and lead paint associated with these structures. During demolition or removal of these structures, lead dust and asbestos fibers could be released into the air, potentially affecting site workers at the site. (Residents dwelling on the property will not be impacted by these activities given the relative distance to the clean-up locations.) This Resolution O6-0 Page � potential impact will be avoided by implementation of Mitigation Measure AIR-1, which / has been adopted as part ofthe Project. That measure requires the District twadhere to existing regulations requiring abatement of lead and asbestos hazards and worker health and safety procedures during demolition activities. As explained in the N4Nl},these regulations require abatement mfall asbestos-containing materials and loose and peeling lead-based paints prior to demolition or renovation activities that would disturb them. Therefore,they will operate to avoid potential impacts to vvorkono at the site. � � b. With respect to potential impacts to biological resources, actions to rcmoediuteyoi| � contamination uothe project site could result in potential impacts through the disturbance of upland areas that may provide habitat for California red-legged frog or San Francisco garter snake. This potential impact will be avoided by implementation of Mitigation Measure Bl()-1 which has been adopted au part o[the Project. That measure requires the � District to consult and coordinate with the California Department of Fish and Game and � the U.B. Fish and Wildlife Service during preparation and implementation ofasoils � contamination rcmedio1ion plan. This will ensure that adequate mitigation mmcomunon and � procedures are employed during any soil disturbance actions to prevent any adverse � � effects tn these species. � � o. With respect to potential in4`uots associated with hazardous materials, several contaminants are known to occur in levels exceeding state regulatory guidelines within � the soils on the project site as well as potentially in various structures oo the project mi1e. Unless properly managed, human exposure to contaminants in the soil could occur � through inhalation of vapors from petroleum products or other volatile compounds that might have accumulated in the soils; from inhalation of soil particles or dust containing � � � elevated concentrations of metals, petroleum products or other volatile compounds, � orgunocb|orine pesticides,or asbestos; or from direct contact with contaminants. This potential impact will be avoided by Mitigation Measures 8AZ-laand lAZ'lhvvhich have been adopted as part of the Project. Measure 8AZ-la requires the District to restrict access and disturbance to the areas containing hazardous materials. Until such a time as the contunniuuted areas are renncdiu1odho levels below target health risk |evu|u or further investigations show that noexposure pathways exist, access tocontaminated areas will be � restricted through the use of site access contro\a including, bm�no1|inmi1�dto,��noinO, � , � oiBnuge, and site worker education. Measure HAZ-|b requires that, prior 10 the pcnmediu1ionofthe contaminated area ofthe Property,the District prepare a Site Management Plan,which shall heu condition of � approval of any proposed construction activities in any contaminated area of the Property. The Site Management Plan would provide site-specific information for contractors and others developing the Project site that would irup,mwe their management � of environmental and health and safety contingencies and include protocols and procedures to avoid human exposure to contaminants on the Property. � � Demolition orrenovation of existing buildings Vc removal ofasbestos-containing � � materials could release dust and asbestos fibers, potentially affecting site workers. This potential impact is identical to the impact described in Section 3.a above, and this � � potential impact will bc avoided hy Mitigation Measure}{AZ-2, which im identical kz Mitigation Measure AIR-l discussed above. � These Measures will ensure that potential human exposure tm these contaminants is � avoided. � � 6. The Board finds that, on the basis of the whole record before it, including the MND and all comments received,that there is no substantial evidence that the Project will have a significant Resolution 06-02 Page 3 effect on the environment in that, although the proposed Project could have significant effect on the environment,there will not be a significant effect in this case since Mitigation Measures have been made a part of the Project to avoid such effects. 7. The Board adopts the MND and determines that the MND reflects the District's independent judgment and analysis. 8. The Board adopts the attached Mitigation Monitoring Program, which it requires to be implemented as part of the Project. 9. The location and custodian of the documents or other material which constitute the record of proceedings upon which this decision is based are located at the offices of the General Manager of the Midpeninsula Regional Open Space District, 330 Distel Circle, Los Altos, California 94022. s MITIGATED NEGATIVE DECLARATION i POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve San Mateo County, CA November 14, 2005 Midpeninsula Regional Open Space District 330 Distel Circle Los Altos, CA 94022 650-691-1200 EXHIBIT A TABLE OF CONTENTS NEGATIVE DECLARATION 2 PROJECT DESCRIPTION SUMMARY............... ...............................................................................................2 FINDINGS AND BASIS FOR NEGATIVE DECLARATION 3 MITIGATION MEASURES INCORPORATED INTO THE PROJECT.............................................................4 RESPONSIBLE AGENCY CONSULTATION 4 INITIAL STUDY 4 REVIEW PERIOD 4 CONTACT PERSON 4 INITIAL STUDY 5 PROJECT SUMMARY 7 PROJECT LOCATION AND SETTING 7 EXISTING SETTING 11 SUBSEQUENTACTIONS ................................................................................................................................. 12 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:...................................................................... 16 DETERMINATION:........................................................................................................................................... 16 ENVIRONMENTALIMPACTS......................................................................................................................... 17 I. AESTHETICS...................................................................................................................................... 17 11. AGRICULTURAL RESOURCES....................................................................................................... 18 Ill. AIR QUALITY.................................................................................................................................... 19 IV. BIOLOGICAL RESOURCES .............................................................................................................21 V. CULTURAL RESOURCES ................................................................................................................24 VT. GEOLOGY AND SOILS.....................................................................................................................26 VII. HAZARDS AND HAZARDOUS MATERIALS................................................................................28 VIII. HYDROLOGY AND WATER QUALITY.........................................................................................33 IX. LAND USE AND PLANNING........................................................................................................... 35 X. MINERAL RESOURCES....................................................................................................................36 XI. NOISE..................................................................................................................................................37 XII. POPULATION AND HOUSING........................................................ ................................................38 XIII. PUBLIC SERVICES............................................................................................................................39 XIV- RECREATION ....................................................................................................................................41 XV. TRANSPORTATION/TRAFFIC.........................................................................................................41 XVI. UTILITIES AND SERVICE SYSTEMS.............................................................................................43 XVII. MANDATORY FINDINGS OF SIGNIFICANCE .............................................................................45 SOURCESREFERENCED.................................................................................................................................46 Midpeninsula Regional Open Space District PROPOSED MITIGATED NEGATIVE DECLARATION Based on the attached initial study,the District proposes to issue the following: A notice,pursuant to the California Environmental Quality Act of 1970,as amended(Public Resources Code 21,000, et seq.)that the following project: POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve,when implemented, will not have a significant impact on the environment. PROJECT DESCRIPTION SUMMARY The proposed project consists of purchase of the POST Driscoll Ranch property by the Midpeninsula Regional Open Space District("the District"). The property is comprised of ten contiguous parcels (Assessor Parcel Numbers 078-270-010, -020, -030; 078-290-010, -020, -030, -060; 082-140-020; 082- 170-010, -040)located in unincorporated San Mateo County,totaling approximately 3,681 acres. The District would add the property to the adjacent 2,078-acre La Honda Creek Open Space Preserve to expand the Preserve to a total of 5,759 acres. The property would be managed by the District consistent with the agency's mission,"To acquire and preserve a regional greenbelt of open space land in perpetuity; protect and restore the natural environment; and provide opportunities for ecologically sensitive public enjoyment and education." The property falls within the District's Coastside Protection Area and would be subject to all of the environmental and agricultural protection policies and guidelines described in the District's Service Plan for the San Mateo Coastal Annexation Areal, approved by the Board of Directors on June 6, 2003 and by the San Mateo County Local Agency Formation Commission on April 7, 2004. III! II The project also includes assignment to the District of a 50-year Lease Agreement allowing for continued grazing and monitoring of the grazing lease; parking for special events associated with the Driscoll Ranches Event Center; and limited equestrian and pedestrian use of the property by the tenant,Mr.Rudy Driscoll, who was a former owner of the property. Cattle grazing has occurred on the property for approximately the past one hundred years. The current grazing operation is managed according to a comprehensive Resource Management Plan which outlines a range of land management, conservation grazing, and monitoring activities designed to protect and restore the natural, cultural, and scenic values of the property. The project also includes development of a lease agreement with the tenant to continue residential use of the existing occupied dwellings on the property. Other de minimis conditions associated with the purchase include an access easement across the southwest comer of APN 082-140- 0 10 enabling District and potential public access to the property from Highway 84, and an easement agreement for shared utilization(50/50)by Driscoll Ranches LLC and the District of the Anzar and Peek- A-Boo Water Systems. A Preliminary Use and Management Plan will take effect upon the close of escrow, and remain effective until a comprehensive Master Plan for the property is developed. The Preliminary Use and Management Service Plan for the San Mateo Coastal Annexation Area,Midpeninsula Regional Open Space District,June 6,2003. Available on-line:http://www.openspace.org/plans_projects/downloads/MROSD-FinalSP 6 06 03.017 POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -2- Midpeninsula Regional Open Space District,November 2005 Initial Study Plan represents a status quo approach to management and includes continued grazing and monitoring of the grazing lease; parking for special events associated with the Driscoll Ranches Event Center; and limited equestrian and pedestrian use of the property by the tenant. The Preliminary Use and Management Plan also includes securing, posting, patrolling and cleaning-up the property(which may include demolition of unoccupied dilapidated structures that are no longer in use by the tenant or necessary for on-going agricultural operations), as well as maintaining the property as closed to public use pending approval of a Master Plan. Future land use decisions, including plans for public access,will be subject to public input and further environmental assessments in accordance with the Service Plan and to ensure land use decisions are consistent with the Service Plan and all other applicable laws and regulations. FINDINGS AND BASIS FOR NEGATIVE DECLARATION The Manager of the Planning Department of the Midpeninsula Regional Open Space District,based upon substantial evidence in the record, finds that: 1. The project will have no impact on land use and planning, mineral resources, noise, and population and because such impacts simply do not arise from the proposed project, given its minor nature,the rural,forested setting and the low-intensity agricultural uses that are associated with the project. 2. The project may have some limited effect on aesthetics, agricultural resources, cultural resources, geology and soils, public services, recreation,transportation/traffic, and utilities and service systems but these effects will be minor and not significant given the project's minor nature, the rural, forested setting and the low-intensity agricultural uses that are associated with the project. 3. The project will not have a significant effect with respect to air quality, biological resources, or hazards and hazardous materials because of mitigation measures that have been made a part of the project as proposed by the District. These measures will reduce impacts to a less than significant level. 4. The project will not: 0 Create impacts that 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 community,reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory,due to the project's small scale and localized nature. 0 Create impacts that are individually limited, but cumulatively considerable,based on project-specific mitigations that reduce these impacts to a less than significant level. 0 Create environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly, based on project-specific mitigations that reduce these impacts to a less than significant level. Therefore, the Midpeninsula Regional Open Space District has determined that the project will have no significant effect on the environment. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -3- Midpeninsula Regional Open Space District,November 2005 Initial Study MITIGATION MEASURES INCORPORATED INTO THE PROJECT Mitigation AIR-1: The Districts adhere to existing regulations requiring abatement of lead and asbestos in Section hazards and worker health and safety procedures during potential demolition activities. 111(d): Mitigation BIO-1: The District shall consult and coordinate with the California Department of Fish and in Section Game and the U.S. Fish and Wildlife Service during preparation and implementation of a soils IV(a): contamination remediation plan. Mitigation HAZ-I a: The District shall restrict access and disturbance to the areas containing hazardous in Section materials. VII(b): HAZ-lb: Preparation of a Site Management Plan(SMP) shall be a condition of approval for any proposed construction activities in areas identified as containing hazardous materials on the Project site. HAZ-2: The District shall adhere to existing regulations requiring abatement of lead and asbestos hazards and worker health and safety procedures during potential demolition activities. RESPONSIBLE AGENCY CONSULTATION San Mateo County. INITIAL STUDY A copy of the initial study is attached. REVIEW PERIOD The Review Period is November 16, 2005 through December 19,2005. If you have any comments about the proposed Mitigated Negative Declaration or Initial Study,have information that should be included, and/or disagree with the findings of our study as set forth in the proposed Negative Declaration, please submit your comments in writing no later than 5 p.m. on December 19, 2005 to Midpeninsula Regional Open Space District, 330 Distel Circle, Los Altos,CA 94022. CONTACT PERSON Matt Freeman, Senior Planner, 650-691-1200 Cathy Woodbury,Planning Manager Midpeninsula Regional Open Space District POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -4- N&dpeninsula Regional Open Space District,November 2005 Initial Study MIDPENINSULA REGIONAL OPEN SPACE DISTRICT INITIAL STUDY AND PROPOSED MITIGATED NEGATIVE DECLARATION PROPOSED ADDITION TO LA HONDA CREEK OPEN SPACE PRESERVE 1. Project Title: POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 2. Lead agency name and address: Midpeninsula Regional Open Space District 330 Distel Circle Los Altos, CA 94022-1404 3. Contact person and phone number: Matt Freeman, Senior Planner Telephone: (650)691-1200 4. Project location: 3,681 acres off of State Highway 84 in unincorporated San Mateo County; access via Sears Ranch Road. Assessor's Parcels Nos. 078-270-010, -020,-030; 078- 290-010, -020, -030, -060; 082-140-020; 082-170-0 10, - 040. 5. Project sponsor's name and address: Midpeninsula Regional Open Space District 330 Distel Circle Los Altos, CA 94022-1404 6. General plan designation: General Open Space(San Mateo County General Plan) 7. Zoning: RM (Resource Management) RM-CZ/CD(Resource Management—Coastal Zone) 8. Description of project: See Project Description, pp. 7. 9. Surrounding land uses and setting. See Project Description, p.7. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -5- Nfidpeninsula Regional Open Space District,November 2005 Initial Study 10. Other public agencies whose approval is required. San Mateo County. 11. Document Availability: All documents referenced in the Initial Study and Mitigated Negative Declaration are available for review on weekdays from 8:30 a.m.to 5:00 p.m. at the Midpeninsula Regional Open Space District office at the address listed above. The project is being carried out pursuant to the Service Plan for the San Mateo County Coastal Annexation Area and this initial study and proposed mitigated negative declaration is tiered with the Program Environmental Impact Report ("EIR") for that plan that was certified by the District's Board of Directors on June 6, 2003. Copies of the Initial Study, proposed Mitigated Negative Declaration,and EIR are also available for review at the Half Moon Bay Public Library, located at 620 Correas St. and the Woodside Public Library located at 3140 Woodside Road. The documents are posted on-line at www.openVace.org. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -6- Nfidpemnsula Regional Open Space District,November 2005 Initial Study PROJECT DESCRIPTION PROJECT SUMMARY The proposed project consists of purchase of the POST Driscoll Ranch property by the Midpeninsula Regional Open Space District("the District"). The property is comprised of ten contiguous parcels (Assessor Parcel Numbers 078-270-010, -020, -030; 078-290-010, -020, -030, -060; 082-140-020; 082- 170-010, -040) located in unincorporated San Mateo County,totaling approximately 3,681 acres. The District would add the property to the adjacent 2,078-acre La Honda Creek Open Space Preserve to expand the Preserve to a total of 5,759 acres. The property would be managed by the District consistent with the agency's mission, "To acquire and preserve a regional greenbelt of open space land in perpetuity; protect and restore the natural environment; and provide opportunities for ecologically sensitive public enjoyment and education." The property falls within the District's Coastside Protection Area and would be subject to all of the environmental and agricultural protection policies and guidelines described in the District's Service Plan for the San Mateo Coastal Annexation Areal, approved by the Board of Directors on June 6, 2003 and by the San Mateo County Local Agency Formation Commission on April 7,2004. The project also includes assignment to the District of a 50-year Lease Agreement allowing for continued grazing and monitoring of the grazing lease; parking for special events associated with the Driscoll Ranches Event Center; and limited equestrian and pedestrian use of the property by the tenant,Mr. Rudy Driscoll,who was a former owner of the property. Cattle grazing has occurred on the property for approximately the past one hundred years. The current grazing operation is managed according to a comprehensive Resource Management Plan which outlines a range of land management, conservation grazing,and monitoring activities designed to protect and restore the natural, cultural, and scenic values of the property. The project also includes development of a lease agreement with the tenant to continue residential use of the existing occupied dwellings on the property. Other de minimis conditions associated with the purchase include an access easement across the southwest comer of APN 082-140- 0 10 enabling District and potential public access to the property from Highway 84,and an easement agreement for shared utilization(50/50)by Driscoll Ranches LLC and the District of the Anzar and Peek- A-Boo Water Systems. A Preliminary Use and Management Plan will take effect upon the close of escrow,and remain effective until a comprehensive Master Plan for the property is developed. The Preliminary Use and Management Plan represents a status quo approach to management and includes continued grazing and monitoring of the grazing lease; parking for special events associated with the Driscoll Ranches Event Center; and limited equestrian and pedestrian use of the property by the tenant. The Preliminary Use and Management Plan also includes securing,posting, patrolling and cleaning-up the property(which may include demolition of unoccupied dilapidated structures that are no longer in use by the tenant or necessary for on-going agricultural operations), as well as maintaining the property as closed to public use pending approval of a Master Plan. Future land use decisions, including plans for public access, will be subject to public input and further environmental assessments in accordance with the Service Plan and to ensure land use decisions are consistent with the Service Plan and all other applicable laws and regulations. 2 Service Plan for the San Mateo Coastal Annexation Area,Midpeninsula Regional Open Space District,June 6,2003. Available on-line:http://www.openspace.org/plans_projects/downloads/MROSD-FinalSP-6-06-03.pdf POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -7- Midpeninsula Regional Open Space District,November 2005 Initial Study PROJECT LOCATION AND SETTING The 3,68 1-acre POST Driscoll Ranch property is located in the Coast Range Mountains northwest of the town of La Honda in unincorporated San Mateo County, about four miles inland from the Pacific Ocean. The property is bounded by La Honda Creek Open Space Preserve to the northeast. The 2,078-acre preserve is managed for resource protection and low-intensity public recreation, offering a limited trail system and permit parking located at the end of Allen Road. The majority of the existing open space preserve is closed to the public at this time while a Master Plan is being developed. Private properties lying to the north,west and south are generally large parcels with agricultural and rural residential land uses. To the east,Driscoll Ranch is bounded by State Highway 84 and smaller rural residential properties. The La Honda Elementary School is located adjacent to the southeast comer of the property at the end of Sears Ranch Road. To the south,the former owner of Driscoll Ranch owns a number of parcels near State Highway 84 where he maintains a private ranch and rodeo grounds. Approximately 543 acres of Driscoll Ranch lies within the coastal zone and is zoned RM-CZ/CD (Resource Management--Coastal Zone/Coastal Development). The remaining portion of the property is zoned RM(Resource Management). Adjacent private properties to the west of Driscoll Ranch are zoned PAD/CD(Planned Agricultural Development/Coastal Development)while those to the south and east are zoned RM. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve Kdpeninsula Regional Open Space District,November 2005 Initial Study 'OST Driscoll Ranch Additic o �• La Honda Creek Open Space Preserve r:nrlcs 4 92 San Francisco Ntitershed Lands P.O.S T. 3::. Bud ei POST. Murray 5=' 1thr.h;rt Puis�ma Cr°� G.G.N.R.A. e RedwPJOW Prgq 4 a PO S.T. Corm de m3oera ':. Preseare P.O.S.T. lc•la ' iAiley K Footndls Park F ns Project Location POST (Driscoll Ranch) ku;si� N lildge o i;rc�onn ! Pescadero Creek - 0 1.25 2.5 5 County Park Miles Figure 1. Project Location Map POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -9- ? � Midpeninsula Regional Open Space District,November 2005 Initial Study ' ! 1 T Driscoll Ranch Addition La Honda Creek Open Space Preserve r M� ,�I ` t,\`,` ` �j }- t f� � `�,c , )t'"{� L: "��f.r.�` M1 � ��Jf�''} 1JJr ``-.I��• all " /(`J ��.lf.J-� tf,�,----�; i 1' \.�• �,.,� ', r,',,1��, `r+�� ' -..J�,f4)l P.I 7>f ,4 ,,-•-f�� j,11 1..�,:�`',.�% �/+ 7 tL if- �.✓-�i�`,� i r�<<l� `�'�-;� t-f".. >l �, 1�-1'l"\ t ('J (l, eta -��,� .//lv..,J)1 f 1 �~��.�`,� ,� l�'/' 'i%��"; ,�s.J�f! ,I�:�,t'S `'l f�`�Ij I ��`` ��4" ` l��- .'��', :•'ii14 t f./�i 9' '``� �' =-L�.-.•� C� � ` 11- / ijj � \,�V� f.`L; � �irj �,�[ !J 1 �i /�� , �ti.--,t'� i `1�` �� `f ff=J' ✓r 7 �jC1 �in,.S � � l` <r,�� t�% � `{,. - i ,' �.ri l`/" :�•�-.\ (1_.}i^t„ .� 3 i'`-'l„�.;,r .( �.,,�tc'=�,-�jf lam` t ;:,� j � t�,�>_1l j J `'� , :;\ �,,�,,,5N" r.:i..�t l �S -.�`..r ". ...•y -1 1�:�\ i� �`^ !7 � � J G - ��l ��lJ _��/`'r� � �~•., r=..�'�—,.�'•',�+ r�i r_...- � w�'� ! u r r(`.•1 ! ((a ';�. ati. l � lti t � � .'\. l@ r,11 1 ��,'t+� ilk 0� f I r "` .--1�.7�� , .,r'..ti t Il"��.� � t,•��f I �'�l f 4•�.1 'ti,,`tl,, � ;,;``; ,{��111 '.+. ' '1 -- ;�- �5�f {1��,,•'•' -r J�( f 'S 1? ��j �'i .`...� ' , ,^r•,.ln��=t'--�.'1• •�" `F�.j S• ��'��; � _ n.-. �+`_ f j Qn i! fj t�'��f• �• (//(( t-�ti t�r'�� r'1�.�+�.`� :" )/� t f �� -7"•--. ' �`?`� if-"..- �\�,,� -J�--� ! � "�"�-= {��,•! `'^� .,=�-.r^...,j \�l, ^lam i I � �-•1 i' l i I '} �v�`\•�` -�?-iZ�r �� } �`,� 1,\•,`'��_\`-.�'�r�'��'i,.� � sl �, �iI {�l \ ,!!'•_�i iJ1. (� , �� 6 \�,F\�{ �. i q^ji r �('\` r 'l t `��, �:,:/%^•.•-- it Miles 'J '�='� -, �'�•';\� 1, '", _ -t�;•,` �1 ,r n iJ 0 0.25 0.5 1 1.5 •`.'- —'� �q .:��=-,t, ,v; �°'�i�� -��.;. Ali{ Fi gure ure 2. Project Sit e Map POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -10- Midpeninsula Regional Open Space District,November 2005 Initial Study EXISTING OWNERSHIP AND HISTORICAL BACKGROUND The project site is currently owned by the Peninsula Open Space Trust,a 50 1 c(3)non-profit land trust. POST purchased the property in 2002 through funding from supporters, including a$6 million grant from the Coastal Conservancy. Prior to POST's purchase of the ranch, the property was owned by the Driscoll family who had consolidated their land holdings in the area by acquiring the former Wool and Folger Ranches. These properties were logged until the early 1900s when wheat farming and grazing began. The Southwestern portion of the property was the site of petroleum exploration,the area known as the La Honda Oil Field,Main Area3. Oil drilling was first conducted in the La Honda area as far back as 1894, however,the first production well was not drilled on the project site until 1956,with development of the Main Area continuing through 1961 with the completion of 11 wells. Oil production on the property continued through the 1980's and the wells and associated infrastructure were abandoned and removed from the site in the 1990's. Native Americans occupied much of the Santa Cruz Mountains. Due to its gentle terrain, easy access to coastal habitats,year-round streams, and diverse vegetation,the project site was likely occupied by the Ohlone people. While there are no known Costanoan./Ohlone villages on the project site, a prominent bedrock mortar shows that the site was occupied at least occasionally to process acorns. EXISTING ENVIRONMENTAL SETTING The project site occupies 5 1/4square miles of mountainous terrain covered by rolling grasslands, oak woodlands, coastal scrub, and mixed evergreen forests supporting stands of second-growth redwoods. The terrain is characterized by two broad, grassy ridges that steeply descend into forested canyons. A prominent landmark,Ray's Peak, rises 1,037 feet above sea level and is visible for miles. Three perennial streams(La Honda,Harrington,and Bogess Creeks)transect the property, eventually draining into San Gregorio Creek and then out to sea. Approximately fifteen stock ponds are scattered throughout the property, several with year-round water. The diverse mosaic of vegetation communities and water resources present on the property provide habitat for a wide variety of plants and animals, including several special status species. The three perennial creeks provide important habitat for steelhead trout,a species listed as federally-threatened under the Endangered Species Act. Red-legged frog and Southwestern pond turtle,also listed as threatened,are present in several of the ponds. Habitat also exists for the San Francisco garter snake, a species listed as endangered under the Act, although the species has not been observed on the site. In 2001, as a part of the purchase process for the Driscoll Ranch property,Peninsula Open Space Trust (POST)prepared a Phase I Environmental Site Assessment("Phase I ESA").' The Phase I ESA identified several areas of potential environmental concern on the property. Further investigations were undertaken 3 Hector,Scott T.La Honda Oil Field.California Department of Conservation,Division of Oil and Gas Publication No.TR30, 1986. 4 Phase I Environmental Site Assessment:Driscoll Ranch Property,La Honda, San Mateo County,California. Erler& Kalinowski,Inc.,August,2001. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -It- Midpeninsula Regional Open Space District,November 2005 Initial Study to better understand the nature and extent of potential contamination on the property, if any. These investigations confirmed the existence of several areas of contamination on the property.5 EXISTING OPERATIONAL SETTING The property is currently being managed under the stewardship of the Driscoll family, who have reserved rights to continue grazing and related uses of the property in accordance with the Resource Management Plan. That Plan and grazing-related uses would continue following purchase by the District. The Resource Management Plan utilizes cattle grazing as a vegetation management tool to reduce invasive weeds and encourage the replenishment of native grasses, which will in turn restore native wildlife habitat. The plan is based on information obtained from a comprehensive baseline resource inventory of the property's grasslands conducted on behalf of POST in the spring of 2003 and 2004. Plan elements include protection and restoration of native grasslands,pest management and control of exotic species, erosion control, protection of fresh water resources, and habitat enhancement for listed species. The plan also identifies livestock management performance standards and establishes biological monitoring protocols. The property is divided into twelve fenced pastures. The plan recommends allocating livestock equally among the pastures under a seasonal grazing regime that would begin in November or December and continue through June or July, depending on rainfall and forage conditions. The District and the tenant will utilize a Monitoring and Reporting Program to ensure that the elements of the plan are being implemented. There are a number of improvements on the property. These include the former Driscoll, Wool,and Folger ranch houses and associated barns and outbuildings. Three former ranch houses are occupied by Mr. Driscoll's employees,who maintain the property and manage the grazing operation. A fourth residence is rented to a private party who runs a small dog board and care business. Other improvements include the stock ponds,troughs, and numerous spring boxes used to water cattle, and extensive pasture fencing. A small corral is used to occasionally pasture horses. Approximately eleven miles of improved ranch roads traverse the property, with many more miles of All Terrain Vehicle(ATV)routes that access the remote portions of the property. The tenant is obligated to repair and maintain all roads used for the grazing operation and to prevent and control erosion resulting from their use. Just across Highway 84 from the property,the grazing tenant runs an equestrian event center and rodeo grounds. During the annual Driscoll Ranches Rodeo and other occasional events,the tenant has the rights to continue using a portion of the property for overflow parking. This use is confined to a small area. The tenant also has rights to use existing designated ranch roads for special equestrian or pedestrian activities subject to District approval. DISTRICT MANAGEMENT AND RELATED ACTIONS The property would be considered an addition to the adjacent La Honda Creek Open Space Preserve, and would be incorporated into a comprehensive Master Plan that is being prepared for that preserve. The 5 Subsurface Investigation Report:Driscoll Ranch Property,La Honda, San Mateo County,California. Erler&Kalinowski, Inc.,October,2005. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -12- N idpeninsula Regional Open Space District,November 2005 Initial Study Master Plan is intended to serve as a long-range vision for the property, and will address trails and trail use;visitor access and parking; environmental education and interpretation; agriculture; and natural and cultural resources protection. Special attention will be given to the protection and restoration of listed species habitats. In preparing the Master Plan,the District anticipates working closely with the California Department of Fish and Game and with the US Fish and Wildlife Service to develop site-specific plans to improve habitat conditions for the red-legged frog, pond turtle, and other species. The Master Plan, including all recommendations and proposed implementation measures,will be subject to environmental review under the California Environmental Quality Act'CEQA,before it can be approved by the District's Board of Directors. The property would not be opened to public use until District approval of the Master Plan. Should the District purchase the property, existing grazing and related uses will continue as per the Resource Management Plan and the 50-year lease that was executed in 2002 between Peninsula Open Space Trust and the grazing tenant. In addition to the tenant's management of the grazing operation,the District would regularly patrol the site and would conduct routine maintenance activities. Initial actions would include installation of signs and fencing to help secure the site,and site mapping to identify emergency access routes. The District would secure the necessary permits and conduct the necessary agency consultation prior to conducting maintenance in sensitive habitats or areas under the jurisdiction of local, state, or federal agencies. The grazing tenant's 50-year lease agreement calls for the creation of a public access plan. That plan would be developed as part of the Master Plan process described above and would not be implemented until District approval of the Master Plan. Remediation of the contaminated areas on the property will occur should the District purchase the property. The District would develop and implement specific remediation plans for the site following further study, consultation with the necessary regulatory agencies,and environmental review. METHODOLOGY AND BACKGROUND The project is being carried out pursuant to the District's Service Plan for the San Mateo County Coastal Annexation Area("Service Plan"). The EIR for the Service Plan was certified by the District Board of Directors on June 6,2003. In order to eliminate repetitive discussions of issues addressed in the EIR this initial study and the proposed mitigated negative declaration are tiered off the EIR and focus on issues specific to this project. This environmental review considers potential effects that were not examined as significant effects in the EIR or which are susceptible to substantial reduction or avoidance based on feasible mitigation strategies specific to this project. The District's enabling legislation(California Public Resources Code sec. 5500)allows it to acquire land, or rights in land,to operate and maintain a system of public ecological and open space preserves,trails, and other facilities for the use, education, and enjoyment of all the inhabitants of the District. The Service Plan sets District policy for the roughly 140,000-acre Coastside Protection Area in San Mateo County. The District's mission for the coastal protection area is"to acquire and preserve in perpetuity open space land and agricultural land of regional significance,protect and restore the natural environment, preserve POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 43- Mdpeninsula Regional Open Space District,November 2005 Initial Study rural character,encourage viable agricultural use of land resources,and provide opportunities for ecologically sensitive public enjoyment and education."The Service Plan provides that the District will accomplish this mission as a cooperative endeavor with public agencies,non-profit organizations,and individuals with similar goals. The Service Plan directs the District to focus its efforts in the Coastside Protection Area on the preservation and management of open space resources of its own lands or lands of other public or non- profit entities that request management assistance from the District in order to: 0 protect watershed integrity and water quality; 0 protect sensitive resources such as habitats for special-status species; 0 provide key links to existing District and other public open space lands; 0 provide visitor-serving facilities for low-intensity recreation; 0 support development of an integrated regional trail system coordinated with the San Mateo County Trails Plan; 0 provide opportunities for scientific research,resource conservation demonstration projects,outdoor environmental education programs, and interpretive programs; and 0 preserve existing and potential agricultural operations in order to keep the maximum amount of prime agricultural land and other lands suitable for agriculture in agricultural production. The Service Plan sets forth specific policies, guiding principles,and implementation actions governing land purchase, use, and management in the coastal protection area in furtherance of this mission. Prior to adopting the Service Plan the District prepared a Program Environmental Impact Report that considered the potential environmental effects of implementing the Service Plan through programs such as land purchase,providing public access to open space lands, and protecting natural resources and agricultural lands in the coastal protection area. The EIR evaluated each effect and proposed mitigation measures to avoid or substantially reduce each of the potentially significant impacts. Each of these mitigation measures was incorporated into the Service Plan adopted by the District. The proposed project is being carried out pursuant to the Service Plan. The plan contemplated purchase of lands such as the Driscoll Ranch. As discussed in section IX of this Initial Study,the proposed purchase and Preliminary Use and Management Plan are consistent with the Service Plan and with the San Mateo County General Plan and zoning ordinance. Where a project is consistent with a plan for which an EIR has already been prepared, the California Environmental Quality Act provides that agencies are to focus environmental review on issues that were not addressed in the original EIR or where there are new opportunities to mitigate significant impacts that were not mitigated in connection with the plan adoption. Consistent with this direction,this environmental review document first considers the extent to which potential environmental effects of this POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -14- Mdpeninsula Regional Open Space District,November 2005 Initial Study i project were adequately analyzed and mitigated in the EIR. The analysis then focuses on effects that were not evaluated as significant effects in the EIR or for which substantial reduction or avoidance may be possible due to circumstances specific to this project. Where effects are found to be significant or susceptible to further mitigation, additional mitigation measures are proposed. For this project, each of the mitigation measures identified in this document has been made a part of the proposed project. I i POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -15- Midpeninsula Regional Open Space District,November 2005 Initial Study I ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards&Hazardous Materials EJ Hydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources R Noise E] Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation Traffic El Utilities/ Service Systems ❑ Mandatory Findings of Significance DETERMINATION: (To be completed by lead agency) On the basis of this initial evaluation: R I find that the proposed project COULD NOT have a significant effect on the environment,And a NEGATIVE DECLARATION will be prepared. R 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 revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. R I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project may have a"potentially significant impact"or"potentially significant unless mitigated" impact on the environment, but at least one effect 1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2)has been addressed by mitigation measures based on the earlier analysis as described on the attached sheets. This Initial Study analyzes only the effects that remain to be addressed. Although these effects could have a significant effect on the environment,there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects(a)have been analyzed adequately in an earlier EIR pursuant to applicable standards, and(b)have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. November 14,2005 Signature Date Cathy Woodbuty, Planning Manager Midpeninsula Regional Open Space District Printed Name For POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -16- Midpeninsula Regional Open Space District,November 2005 Initial Study ENVIRONMENTAL IMPACTS: Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation Intuact Impact I. AESTHETICS--Would the project: a) Have a substantial adverse effect on a scenic vista? ❑ n F] b) Substantially damage scenic resources, including, but not limited to, trees,rock outcroppings, and historic buildings within a state scenic highway? ❑ E] c) Substantially degrade the existing visual character or quality of the site and its surroundings? El n El E d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? El n E 0 Discussion: The aesthetic impacts of the project were considered in the Program Environmental Impact Report for the Service Plan for the San Mateo County Coastal Annexation Area certified by the DISTRICT Board of Directors on June 6, 2003 ("EIR").6 These impacts were discussed on pages DEIR-TV-G-1-4, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-18-19. (The Mitigation Monitoring Plan is located at the end of this document and incorporated by reference as Attachment A.) The EIR concluded that there would be no significant impacts to aesthetics if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.10 through G.6.15. These guidelines ensure the protection of visual and aesthetic resources associated with the project. This project is consistent with each of these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant aesthetic impact. a) The proposed project would maintain the existing environment and preserve scenic vistas. b) Portions of the project area are adjacent to a segment of SR 84. The San Mateo County General Plan designates SR 84 as a scenic route. The proposed project would preserve natural conditions on the project site and would have no impact on natural or historic resources located along SR 84. c) The proposed project would preserve the existing visual character and quality of the site by maintaining the existing environment as an open space preserve. The project would be likely to improve visual character of the site under District management through removal of abandoned ranch equipment,demolition of dilapidated structures,and restoration of the former building sites to their natural condition. 6 The EIR consists of the Draft Program Environmental Impact Report and the Final Environmental Impact Report/Response to Comments. Page references to the Draft Program Environmental Impact Report are in the format"DEIR-Page Number"(e.g., DEIR-IV-G-1-4). Page references to the Final Program Environmental Impact Report are in the format"FEIR-Page Number" (e.g.,FEIR-VII-G-17-18).Both documents are available on-line:http://www.openspace.org/plans_projects/cpp.asp POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -17- Nlidpeninsula Regional Open Space District,November 2005 Initial Study d) The proposed project does not include construction of new structures and therefore would not create a new source of light or glare. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation Impact hnoact H. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland,Unique Farmland, or Farmland of Statewide Importance(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? ❑ ❑ ❑ ❑ b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? ❑ ❑ ❑ E c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland,to non-agricultural use? ❑ ❑ ❑ E Discussion: The impacts of the project on agriculture were considered in the EIR. These impacts were discussed on pages DEIR-IV-B-1-6, FEIR-II-10-28,and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-4-12. The EIR concluded that there would be no significant impacts to agriculture if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan policies PA.1 through PA. 3, and as Service Plan guidelines G.3.1 through G.3.10 and G.6.3, and as Service Plan implementation actions G.3.A(i),G.3.13(i). These measures preclude development or conversion of important farmlands. This project is consistent with each of these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant impact to agriculture. a) This project would continue existing agricultural uses of the property per the 50-year lease with the grazing tenant,and would not result in conversion of farmland to non-agricultural uses. Only a small portion of the proposed project site adjacent to Highway 84 is mapped as Farmland of Local Importance. In accordance with Service Plan Guideline G.3.5, no new facilities or significant POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -18- Midpeninsula Regional Open Space District,November 2005 Initial Study improvements may be located on important farmlands,nor may important farmlands be converted to non-agricultural uses, and no improvements will be located on prime agricultural land. b) The property is zoned RM(Resource Management) and RM-CZ/CD(Resource Management— Coastal Zone). These zoning designations provide for park, open space,and recreational uses. Three parcels totaling approximately 1275 acres of the project site are subject to a Williamson Act contract. Per the lease agreement with the grazing tenant, agricultural operations will continue in this area. There will therefore be no conflict with an existing Williamson Act contract. c) See response to(a)above. Less Than Significa-t Potentially With Less Than Significant Mitigation Significant NO lmpgct IngpWoration. imp9ct Lyw-gct 111. AIR QUALITY: Where available,the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? El E] 0 1:1 b) Violate any air quality standard or contribute to an existing or projected air quality violation? E] El EJ El c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? ❑ F] F1 d) Expose sensitive receptors to substantial pollutant concentrations? F-1 0 F] e) Create objectionable odors affecting a substantial number of people? I❑__1 El 0 F Discussion: The impacts of the project on air quality were considered in the EIR. These impacts were discussed on pages DEIR-IV-F-1-3, and are summarized in the Mitigation Monitoring Plan on page FEIR-Vll-17. The EIR concluded that there would be no significant impacts to air quality if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guideline G.O(i). This guideline ensures the protection of air quality associated with this project. This project is consistent with this mitigation measure. The discussion below considers specific information concernin 9 POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -19- Midpeninsula Regional Open Space District,November 2005 Initial Study this project not considered in the EIR that could have the potential to cause a significant air quality impact. a) The project site is located in the San Francisco Bay Area Air Basin(Bay Area),a region that is designated as a"non-attainment"area(i.e., currently experiences violations)with respect to state and national ambient air quality standards for ozone,as well as state standards for respirable particulate matter(PM-10). The Bay Area is also designated as a"maintenance"area with respect to carbon monoxide standards. The"maintenance"designation corresponds to areas that had once been designated as"non-attainment"for a given pollutant,but have since been re-designated in recognition of having achieved the standard. The project could affect air quality temporarily during earthmoving activities related to demolition of dilapidated structures,and site remediation and restoration. Heavy equipment traveling over the ranch roads and excavating soil at the project site could generate fugitive dust. Wind erosion from exposed surfaces could also result in fugitive dust. The amount would vary from day to day, depending on the level and type of activity, silt content of the soil, and the prevailing weather. Dust generated by these activities could elevate local PM-10 concentrations. To evaluate temporary construction-related air quality impacts,BAAQAM(Bay Area Air Quality Management District) CEQA Guidelines emphasize implementation of effective and comprehensive dust control measures rather than detailed quantification of air pollutant emissions.? Under the BAAQMD-recommended approach, implementation of appropriate dust mitigation measures would reduce PM-10 emissions from remediation activities such that local PM-10 concentrations would not be significantly affected. The Service Plan for the San Mateo Coastal Annexation Area includes mitigation measure AIR-I to ensure the control of all fugitive dust emissions associated with construction and repair projects. This measure is described on page V11-16 of the attached Mitigation Monitoring Plan, and is discussed on pages DEfR-IV-F-1-3. b) See response to(a)above. c) See response to(a)above. d) As part of the site clean-up process,the District may choose to demolish certain unoccupied dilapidated structures that are no longer in use by the tenant or necessary for on-going agricultural operations. Given the ages of the various structures,a potential exists for the presence of asbestos- containing materials and lead paint associated with these structures. During demolition or removal of these structures, lead dust and asbestos fibers could be released into the air,potentially affecting site workers at the site. (Residents dwelling on the property will not be impacted by these activities given the relative distance to the clean-up locations.) The following potential impact and mitigation is intended to address the potential impact that may occur. Impact AIR-1: Demolition of existing buildings or removal of asbestos-containing materials could release lead dust and asbestos fibers, potentially affecting site workers. 7 Bay Area Air Quality Management,BAAQMD CEOA Guidelines,Assessing the Air Quality Impacts of Projects and Plans, April 1996. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -20- Mdpeninsula Regional Open Space District,November 2005 Initial Study As discussed above, lead paint and asbestos-containing materials are presumed to be present in buildings in the Project area. If these materials are present in the buildings,then any disturbance to the building materials could release lead dust and asbestos fibers,potentially affecting site workers. Mitigation AIR-1: The District shall adhere to existing regulations requiring abatement of lead and asbestos hazards and worker health and safety procedures during demolition activities. State and Federal regulations require the abatement of all asbestos-containing materials prior to demolition or renovation activities that would disturb them. State regulations(Title 8, California Code of Regulations, Section 1529)protect construction worker safety where asbestos-containing materials are present. Loose and peeling lead-based paints would require removal prior to demolition activities. Paints that are adhering to their surfaces do not require abatement and can be disposed of as regular construction debris regardless of their lead content. State regulations require that air monitoring be performed during and following renovation or demolition activities at sites containing lead-based paint to prevent persons from exposure to lead-based paint pollutants(Title 8, California Code of Regulations, Section 1532.1). Asbestos and lead-based paint abatement procedures are designed to contain these materials to the immediate vicinity. Safety measures employed during abatement activities ensure that tenants on the Project site are not at risk of exposure to these substances. e) See response to(a)above. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impoa Incorporation Imtwct Impact IV. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect,either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special- status species in local or regional plans,policies, or regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? ❑ b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? ❑ ❑ 0 ❑ c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act(including, but not limited to, marsh,vernal pool,coastal, etc.)through direct removal, filling, hydrological interruption, or other means? El E 1:1 POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -21- Mdpeninsula Regional Open Space District,November 2005 Initial Study d) Interfere substantially with the movement of any native resident or migratory fish or wildlife corridors, or impede the use of native wildlife nursery sites? El e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan,Natural Conservation Community Plan, or other approved local, regional, or state habitat conservation plan? El El F-1 E Discussion: The biological resources impacts of the project were considered in the EIR. These impacts were discussed on pages DEIR-IV-1-I-14, FEIR-11-40-43, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-23-27. The EIR concluded that there would be no significant impacts to biological resources if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.3 and G.6.20 through G.6.30, and as Service Plan implementation actions G.6L(i)through G.6P(i). These guidelines and implementation actions ensure the protection of biological resources associated with the project. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant biological resources impact. a) The project site has been the subject of numerous resource assessments and biological inventories. Special-status species present on the project site include steelhead trout, California red-legged frog, western pond turtle,and western leatherwood. Habitat exists for the San Francisco garter snake, although the species has not been observed on the project site. Potential impacts to species known or likely to occur on site resulting from the livestock grazing and day-to-day operations of the Driscoll Ranch property were evaluated by consulting ecologist Diane Renshaw. The findings of this evaluation are summarized belOW8. Routine ranching activities at the Driscoll Ranch are typical of a coastal San Mateo County grazing operation, and include regular use of the roads by trucks and other vehicles, and ATV activity off the roads; minor road grading, maintenance, and repair; erosion and erosion control;fence installation and repair; vegetation management, including burning and mowing;equestrian traffic; supplemental feeding; and cattle roundup and movement throughout the pastures. Cattle have some access to the existing stock ponds and the shorelines show varying impacts from cattle traffic: trampling and removal of emergent and shoreline vegetation, animal impact in the shallow margins, increased turbidity and nutrient loading in the ponds, and so on. Scrublands,woodlands, and the riparian habitat along the drainages are in general not heavily impacted by the cattle(Rana Creek and Ecologic, 2005),due largely to dense vegetation and steep, inaccessible slopes, although there are cattle crossings where streamside vegetation and water quality are impacted. 8 Renshaw,Diane. Sensitive species considerations,Driscoll Ranch,La Honda,San Mateo County California,November,2005. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -22- Midpeninsula Regional Open Space District,November 2005 Initial Study Both the USFWS and CDFG are of the opinion that continuation of the existing grazing activity will not increase the risk to listed species on the ranch,as long as there is a reasonable grazing plan with quantifiable standards and a responsible monitoring program in place(McQuillen,pers. comm.,Johnston, pers. comm.). The Resource Management Plan prepared for POST by Rana Creek-Ecologic in 2005 is more than adequate in this regard, and the grazing lease prioritizes resource conservation values over grazing. The Resource Management Plan employs a range of tools shown to be effective in avoiding impacts to biological resources. These include providing specific rotational grazing recommendations,stocking levels(Resource Management Plan, Table #1),and recommending use of supplemental feed to improve animal distribution and attract livestock away from water and roads. The Plan also calls for, 1)Grassland habitat restoration, including native grass reestablishment,pest and exotic species control, erosion control, and landslide treatments; 2) Protection and improvement of upland water resources to focus animal impacts away from sensitive species habitats; 3)Protection and maintenance of stream resources,with specific recommendations for streambank stabilization, monitoring water quality, and reduction of non-point source pollution from livestock use; 4)Minimizing the potential fire hazard; and monitoring pursuant to specified standards and schedules together with implementation of specific remedial measures and corrective actions based on monitoring results. The current grazing and rangeland management practices at the Driscoll Ranch have been generally compatible with the natural resources at the Ranch. Overall the vegetational communities and wildlife habitats are in good condition. There is no significant erosion and sedimentation into the drainages,which support spawning steelhead and are tributary to San Gregorio Creek, an important fish resource. Ponds in general are in good to excellent shape, and support resident populations of California red-legged frogs and western pond turtles. Grazed grassland contains sizeable patches of native grasses and wildflowers. Implementation of the Service Plan guidelines and the Resource Management Plan recommendations will ensure that impacts from the livestock grazing operation will not result in substantial adverse impacts to state or federally-listed species. The project is expected to benefit habitat for listed species through long-term pond management and habitat improvement projects conducted jointly with the appropriate Resource Agencies. Some of the areas found to contain contaminated soils,which are discussed in more detail in the Hazards and Hazardous Materials section, are also areas that potentially provide upland habitat for California red-legged frog and San Francisco garter snake. Implementation of remedial actions on these sites could result in impacts to these species if measures are not employed to temporarily exclude these species from these sites prior to soil disturbance. The following potential impact and mitigation is intended to address the potential impact that may occur. Impact 1110-1: Implementation of remedial actions to address contamination on the project site could potentially result in impacts to the California red-legged frog and/or San Francisco garter snake. Areas containing hazardous materials are all located within upland habitats on the project site. California red-legged frog are present on the project site and habitat for San Francisco garter snake is present,though no individuals have been observed. Actions to remediate soil contamination on the project site could result in impacts through the disturbance of upland areas that may provide habitat for these species. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -23- Nlidpeninsula Regional Open Space District,November 2005 Initial Study Mitigation BIO-1: The District shall consult and coordinate with the California Department of Fish and Game and the U.S.Fish and Wildlife Service during preparation and implementation of a soils contamination remediation plan. State and Federal regulations require that the California Department of Fish and Game and the U.S. Fish and Wildlife Service be consulted prior to implementing any actions that may result in take of a listed species. Prior to initiating any remedial actions on the project site within habitats potentially occupied by California red-legged frog or San Francisco garter snake,the District shall consult with these regulatory agencies to ensure that adequate mitigation measures and procedures are employed during any soil disturbance actions to prevent any adverse effects on any of these species. b) Livestock grazing use of the project site is not anticipated to result in significant impacts to sensitive communities or riparian habitat along drainages due to dense vegetation and steep, inaccessible slopes. Monitoring and adaptive management actions identified in the Resource Management Plan will ensure the continued protection of riparian and other sensitive habitats. c) See response to(a)above. d) The project will not result in construction of barriers that impede fish passage or movement of wildlife. e) The project does not conflict with local policies or ordinances. f) The project site is not subject to a Habitat Conservation Plan,Natural Conservation Community Plan or other habitat conservation plan. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Imaact Incorporation Impact Impact V. CULTURAL RESOURCES—Would the project: a) Cause a substantial adverse change in the significance of a historical resource? b) Cause a substantial adverse change in the significance of a unique archaeological resources (i.e., an artifact, object, or site about which it can be clearly demonstrated that,without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type, or is directly associated with a scientifically recognized important prehistoric or historic event or person)? E] POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -24- Nfidpeninsula Regional Open Space District,November 2005 Initial Study c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ❑ F] d) Disturb any human remains, including those interred outside of formal cemeteries? Discussion: The cultural resources impacts of the project were considered in the EIR. These impacts were discussed on pages DEIR-IV-J-I-10, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-2 8- 29. The EIR concluded that there would be no significant impacts to cultural resources if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guideline G.6.30 and as Service Plan implementation actions G.6Q(i)through G.6S(i). These guidelines and implementation actions ensure the protection of cultural resources associated with the project. This project is consistent with these mitigation measures.The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant cultural resources impact. a) There are a number of dilapidated structures on the project site that the District may choose to demolish for safety and aesthetic reasons. Local, state,and federal inventories list no historic properties on the project site9. Assessment of the structures on the project site by District staff confirmed that they are not historical resources because they do not meet the eligibility criteria established by the California Environmental Quality Act(Pub. Res. Code SS5024.,Title 14 CCR, Section 4852). The project would not result in impacts to historical resources. b) The project area contains one reported Native American site, a possible bedrock mortarlO. The primary source of risk to this site is through vandalism. Per District practice,the site will not be shown on public maps or otherwise disclosed. No actions will result from this project that would impact this site. It is unlikely that routine ranger patrol or continuation of the livestock grazing operation will result in the discovery of other sites. In the event that potential archaeological resources are encountered during routine operations on the project site, Service Plan implementation action G.6R(i❑Application of the Standard Protocol for Unexpected Discovery of Archaeological and Paleontological Cultural Materials—will reduce potential impacts to a less than significant level. c) See response to(b)above. d) It is unlikely that routine ranger patrol or continuation of the livestock grazing operation will result in the discovery of human remains. In the event that human remains are encountered during routine operations on the project site, Service Plan implementation action G.6S(i)—Application of the Native American Burial Plan—will reduce potential impacts to a less than significant level. 9 California Historic Resources Information System,Northwest Information Center,Sonoma State University,July 11,2005. 10 California Historic Resources Information System,Northwest Information Center,Sonoma State University,July 11,2005. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -25- Mdpeninsula Regional Open Space District,November 2005 Initial Study Less Than Significant Potentially With Lem Than Significant Mitigation Significant No Impact 1- Incorporation Impact p— Impact VI. GEOLOGY AND SOILS--Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: F1 El N EJ i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. r❑-1 n ii) Strong seismic ground shaking? El n N El iii) Seismic-related ground failure, including liquefaction? El El 0 El iv) Landslides? El b) Result in substantial soil erosion or the loss of topsoil? ❑ E] El c) Be located on strata or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? El d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code, creating substantial risks to life or property? El e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? EJ El N n Discussion: The geology and soils impacts of the project were considered in the EIR. These impacts were discussed on pages DEIR-IV-K-1-2, and are summarized in the Mitigation Monitoring Plan on page FEIR-VII-30. The EIR concluded that there would be no significant impacts related to geology and soils if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan implementation actions G.6T(i), G.6U(i),and G.6U9i). These implementation actions ensure the protection of geology and soils resources associated with the project.This project is consistent with these mitigation measures. The discussion below considers specific information concerning this POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -26- Mdpeninsula Regional Open Space District,November 2005 Initial Study project not considered in the EIR that could have the potential to cause a significant geology and soils- related impact. a) i) The project site is not included in current Alquist-Priolo fault zone mapsl 1. The major active faults in the vicinity of the project site are the San Andreas and San Gregorio faults,which are located approximately 4 miles northeast and 5 miles southwest, respectively12. The La Honda fault bisects the project site,trending from the northwest to the southeast. There is potential for on-site fault rupture or severe ground shaking during a large-magnitude earthquake. Such an event could affect roads, utilities,and structures, temporarily disrupting service and potentially rendering the four existing tenant residences uninhabitable. The project would not result in the construction of new facilities that would expose people or structures to impacts from existing geologic conditions. In some areas,existing tenants and trail users permitted under the Lease Agreement could be subject to small landslides or falling trees during severe seismic events. These risks are considered negligible in an open space area. ii) Portions of the project site are considered areas of high landslide susceptibility by San Mateo County13. Portions of five deep-seated landslides underlie the property as shown on USGS maps. The project will result in the preservation of the site as permanently protected open space, and will not result in construction of new facilities or other actions that could increase public expose to geologic hazards. In some areas, existing tenants and trail users permitted under the Lease Agreement could be subject to small landslides or falling trees during severe seismic events. These risks are considered negligible in an open space area. Recommendations for future facilities resulting from the master planning process would be subject to additional environmental review and permitting by the County of San Mateo. iii) Earthquake-induced ground failure can result in liquefaction, densification, lurching, and lateral spreading of soils. These hazards are usually associated with unconsolidated alluvial soils. The project site is largely underlain with sedimentary sandstone and shale. Potential for these hazards to occur on the project site is minimal given the nature of these deposits. iv) See response to(ii)above. b) The soils on the property are primarily loams and clay loams on moderately steep to very steep slopes. Erosion hazard ratings for these soils are characterized as moderate to high, based largely on slope14. The project would continue existing grazing use of the property,which has potential to increase soil erosion if livestock are allowed to overgraze and create areas denuded of vegetation. The Resource Management Plan divides the property into twelve pastures and establishes conservative livestock stocking rates for each pasture to ensure adequate vegetative cover and to prevent overgrazing. Fences,dense vegetation, and steep,rugged slopes prevent livestock access to most of the perennial streams, reducing the potential for sedimentation into I I Digital Images of Official Maps of Alquist-Priolo Earthquake Fault Zones of California,Central Coast Region. California Department of Conservation,Division of Mines and Geology,2000. 12 Brabb,Graymer,Jones.Geologic map and map database of the Palo Alto 30'X 60'quadrangle,California. US Department of the Interior,US Geologic Survey,2000. 13 Natural Hazards Map(Map 15.1M),General Plan,County of San Mateo, 1986. 14 Soil Survey,San Mateo County,California.U.S.D.A.Soil Conservation Service, 1961. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -27- Midpeninsula Regional Open Space District November 2005 Initial Study watercourses. Potential impacts to streams and other water resources are further described in the Hydrology section of this document. In general,the ranch roads that access the property are in good condition and do not show signs of substantial soil erosion. The roads have been well maintained by the tenant and will continue to be maintained per the Resource Management Plan and the terms of the grazing lease.. c) The project site is underlain by portions of five landslides as depicted on USGS geology maps 15. The project would not result in the construction of new facilities or changes in land use,thus the underlying strata would not become unstable as a result of project-related activities. d) The project will not result in the construction of new facilities that could be damaged as a result of expansive soils. e) The project will not result in the construction of new facilities requiring septic tanks or other wastewater facilities. Less Than Significant Potentially with Less Than Significant Mitigation Significant No Impact Incorporation Impact Impact VIL HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? ❑ ❑ E ❑ b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? ❑ E ❑ ❑ c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? ❑ d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? ❑ ❑ ❑ E e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use 15 Brabb,E.E.,Graymer,R.W.,and Jones,D.L.Geologic map and map database of the Palo Alto 30'X 60'quadrangle, California. US Department of the Interior,US Geologic Survey,2000. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -28- Nfidpeninsula Regional Open Space District,November 2005 Initial Study airport, would the project result in a safety hazard for people residing or working in the project area? ❑ EJ ❑ f) For a project within the vicinity of a private airstrip,would the project result in a safety hazard for people residing or working in the project area? ❑ ❑ ❑ g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? ❑ ❑ E ❑ h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? ❑ El Discussion: The impacts of the project on hazards and hazardous materials were considered in the EIR. These impacts were discussed on pages DEIR-IV-D-1-7, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-14-16. The EIR concluded that there would be no significant impacts associated with hazards and hazardous materials if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.7 through G.6.9 and as Service Plan implementation actions G.6.F, G.6.G, G.6.H, and G.6.L. These guidelines ensure the protection of the environment from hazards and hazardous materials associated with the project. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant impact associated with hazards and hazardous materials. a) The proposed project does not include the routine transport, use, or disposal of hazardous materials that would result in a significant hazard. Small quantities of common pesticides used in grazing operations will be occasionally applied. Applications will be in compliance with all applicable regulations, will be de minimis in nature,and will not create any significant hazard. b) During the purchase of the property, POST,the current property owner,contracted with an environmental firm to prepare a Phase I Environmental Site Assessment("Phase I ESA").16 The Phase I ESA identified several areas of potential environmental concern on the property,the primary site being the area of former oil drilling activity on the property, including former well sites and aboveground storage tanks. Additional areas of concern include the corrals where spraying of cattle with chemicals to control pests may have occurred,the existing aboveground storage tanks containing fuels for vehicles operating at the ranch,and a reported former mine site. The District contracted with an expert in the field of evaluating potential environmental contamination to conduct follow-up sampling and investigations in the areas of potential environmental concern17. These investigations indicate that petroleum-impacted soils are present in the former oil field area 16EKI,2001. 17 Erler&Kalinowski,Inc.,Subsurface Investigation Report:Driscoll Ranch Property,La Honda, San Mateo County, California,October,2005. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -29- Midpeninsula Regional Open Space District,November 2005 Initial Study and at the existing aboveground storage tanks at levels exceeding current California Regional Water Quality Control Board,Region 2("RWQCB"),Environmental Screening Levels("ESLs"). The investigations also indicate that chemicals consistent with organochlorine pesticides are present in the soil at two of the former corrals at levels exceeding current RWQCB ESLs and California Environmental Protection Agency,Department of Toxic Substances Control, California Human Health Screening Levels.18 In addition to the contaminants discussed above, numerous buildings and structures exist on the site which, given the ages of the various structures,a potential exists for the presence of asbestos- containing materials and lead paint associated with these structures. Hazardous materials and waste are present on the project site at levels exceeding regulatory guidelines. These contaminants will be remediated to concentrations below target health risk levels under the direction of the pertinent regulatory agencies and according to accepted industry standards. Because specific remediation plans cannot be developed until considerable additional investigation and agency consultation has been completed it is not feasible to evaluate the effects of remediation at this time. All remediation would be conducted in accordance with the Service Plan and applicable local, state, federal laws. The following potential impacts and mitigations are intended to address potential impacts that may occur prior to site clean-up actions taking place. Impact RAZ-1: Ongoing use of the property could create a health hazard to site workers and the environment due to exposure of hazardous materials prior to complete remediation of the site. As discussed above, several contaminants are known to occur in levels exceeding state regulatory guidelines within the soils on the project site as well as potentially in various structures on the project site. The current grazing lease includes the areas identified as containing contaminated soils on the site. Neither cattle nor site workers are currently excluded from these areas. Ongoing activities in these areas could expose site workers to unremediated areas during routine site use. Dermal contact with unremediated soil by site workers, or inhalation of soils by workers, could pose a human health risk. Unless properly managed, human exposure to contaminants in the soil could occur through inhalation of vapors from petroleum products or other volatile compounds that might have accumulated in the soils; from inhalation of soil particles or dust containing elevated concentrations of metals, petroleum products or other volatile compounds,organochlorine pesticides, or asbestos; or from direct contact with contaminants. Mitigation HAZ-la: The District shall restrict access and disturbance to the areas containing hazardous materials. Until such a time as the contaminated areas are remediated to levels below target health risk levels or further investigations show that no exposure pathways exist, access to contaminated areas will be restricted through the use of site access controls. These will include the following: • Securing the site with fencing or other barriers of sufficient height and structural integrity to prevent unauthorized pedestrian,vehicular, or stock animal access. • Posting"no trespassing"and"area closed"signs. • Providing on-site meetings with site workers to inform them about security measures and reporting/contingency procedures. • Prohibiting digging, excavating, or otherwise disturbing areas of known contamination. 18 EK1.2005, POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -30- Mdpeninsula Regional Open Space District,November 2005 Initial Study Mitigation HAZ-lb: Preparation of a Site Management Plan Prior to the remediation of the contaminated area of the property, preparation of a Site Management Plan(SMP)shall be a condition of approval for any proposed construction activities in areas identified as containing hazardous materials on the Project site. The SMP would provide site- specific information for contractors(and others)developing the Project site that would improve their management of environmental and health and safety contingencies. Topics covered by the SMP shall include,but not be limited to: • Land use history, including known hazardous material use, storage, disposal, and spillage, for specific areas within the Project site. • The nature and extent of previous environmental investigation and remediation at the Project site. • The nature and extent of ongoing remedial activities and the nature and extent of unrernediated areas of the Project site. • A listing and description of institutional controls, such as the County's grading ordinance and other local, State, and Federal laws and regulations,that will apply to development of the Project site. • Requirements for site-specific Health and Safety Plans(HASPS)to be prepared by all contractors at the Project site. The HASPS should be prepared by a Certified Industrial Hygienist and would protect construction workers and interim site users adjacent to construction activities by including engineering controls,monitoring, and security measures to prevent unauthorized entry to the construction site and to reduce hazards outside the construction site. The HASPS would address the possibility of encountering subsurface hazards and include procedures to protect workers and the public. If prescribed exposure levels were exceeded,personal protective equipment would be required for workers in accordance with applicable regulations. • A description of protocols for the investigation and evaluation of previously unidentified hazardous materials that may potentially be encountered during Project development, including engineering controls that may be required to reduce exposure to construction workers and future users of the Project site. Impact HAZ-2: Demolition or renovation of existing buildings or removal of asbestos- containing materials could release lead dust and asbestos fibers, potentially affecting site workers. Impact HAZ-2 is identical to impact AIR-1 and the impact is discussed in the Air Quality section of the document. Mitigation HAZ-2: The District shall adhere to existing regulations requiring abatement of lead and asbestos hazards and worker health and safety procedures during demolition and renovation activities. Mitigation HAZ-2 is identical to mitigation AIR-1 and the mitigation is discussed in the Air Quality section of the document. c) The nearest school is the La Honda Elementary School, located adjacent to the southeast comer of the property at the end of Sears Ranch Road, approximately 0.5 miles from nearest area of contamination on the project site19. All known hazardous materials on the Project site are located 19 USGS 7.5"La Honda quadrangle. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -31- Midpeninsula Regional Open Space District,November 2005 Initial Study farther than one-quarter mile from La Honda Elementary School and the nearest area is separated from the school by rugged terrain and is located within a separate drainage from the school. d) The site of the proposed project is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.520. e) The proposed project would not be located within an airport land use plan area,or within two miles of an airport.21 f) The proposed project is not located near a private airstrip22. g) As a component of the Service Plan for the San Mateo Coastal Annexation Area("Service Plan")23, the District identified several implementation measures intended to ensure that each preserve has adequate emergency access land and paths and roadways are documented and that maps are distributed to local fire and police stations prior to opening a preserve to the public(see FEK Mitigation PSI-2)24. Additional implementation measures identified further measures such as the purchase of a 1,500-2,000 gallon maintenance-style water truck that will be available for mutual aid calls during fire suppression activities. District rangers are required to maintain minimum First Responder and CPR Certificates and a number of rangers maintain higher Emergency Medical Technician(EMT)certification,which the District supports. Furthermore,District maintenance staff is required to possess Basic First Aid and CPR Certificates and Incident Command System(ICS)-trained staff have been integrated into the leadership structure of wildland fire and search and rescue operations. A study completed during the preparation of the EIR for the Service Plan concluded that"the District will have a positive impact on the County and La Honda Fire Brigade EMS and Rescue workload, and on EMS resources in general.1125 h) The Project site is located within an area characterized by CDF as a"wildland area that may contain substantial forest fire risks and hazards". This classification requires that property owners, including the District,maintain a firebreak along property lines,and adjacent to all buildings and structures. The ongoing grazing operation on the Project site reduces the fire risk through reduction in wildland fire fuels. The District actively participates in a cooperative relationship with the California Department of Forestry(CDF), San Mateo County, and other agencies and volunteer fire companies in order to ensure that the agencies and organizations work closely to respond to fire incidents and medical emergencies. District staff supplement and assist other public service providers, which is discussed in the Final ETR/Response to Comments. 20 Department of Toxic Substances Control.DTSCs Hazardous Waste and Substances Site List(Cortese List), San Mateo County. 2005. http://www.dtsc.ca.gov/database/Calsites/Cortese—List.cfm 21 San Mateo County General Plan, 1986. 22 Op.cit.USGS 7.5"La Honda quadrangle. 23 Op.cit.MROSD.2003a. 24 Op.cit.MROSD.2003b. 25 Firewise 2000,Inc.Expert Opinions and Wildland Fire Analysis. 2003, POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -32- Mdpeninsula Regional Open Space District,November 2005 Initial Study Less Than Significant Potentially With Less Than Significant Mitigation Signcant No Impect &c oration 1pct I--_pa_,�t VH1. HYDROLOGY AND WATER QUALITY-- Would the project: a) Violate any water quality standards or waste discharge requirements? El El E El b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there should be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? El El E El c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion of siltation on- or off-site? El d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off- site? El 1:1 ❑ e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems? E] EJ 11 E f) Otherwise substantially degrade water quality? El 1:1 E El g) Place housing within a I 00-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? El El El E h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? El n El N i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -33- Nfidpeninsula Regional Open Space District,November 2005 Initial Study flooding as a result of the failure of a levee or dam? ❑ ❑ ❑ E j) Inundation of seiche, tsunami, or mudflow? ❑ ❑ ❑ ❑ Discussion: The impacts of the project on hydrology and water quality were considered in the EIR. These impacts were discussed on pages DEIR-IV-H-1-5,and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-20-22. The EIR concluded that there would be no significant impacts to hydrology and water quality if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.16 through G.6.19 and as Service Plan implementation action G.6k. These guidelines and implementation action ensure the protection of hydrology and water quality associated with the project. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant hydrology and water quality impact. a) No actions are planned as part of the project that could violate water quality standards or waste discharge requirements. Nutrient and pathogen pollution from livestock animal waste can result from rangeland grazing,but most often occurs when livestock are confined and animal wastes are concentrated. The Resource Management Plan distributes livestock across the project site in twelve pastures and sets conservative stocking rates to prevent overconcentration of animals. Livestock are kept out of streams through the use of fencing and natural vegetation barriers. Overall, this project should be beneficial to water quality through protection of the project site's watersheds as permanent open space, and through implementation of Service Plan guidelines. b) Water is currently supplied to the occupied residences from nearby springs. Livestock are watered from stockponds which are replenished by seasonal rainfall, and through a series of improved springs. The project would not involve the pumping of groundwater. c) The project would not alter existing drainage patterns of the site that could result in substantial erosion or siltation on-or off-site. The lease agreement and Resource Management Plan ensure that the property will be kept in a natural condition to protect its natural resource values. d) See response to c)above. e) No actions are planned as part of this project that would create or contribute runoff water. f) The Resource Management Plan identifies protection of water quality as a key goal and outlines specific performance standards and monitoring guidelines to avoid potential water quality impacts from livestock grazing operations. g) No new housing is proposed as part of this project. Existing structures are located outside of known flood hazard areas26. h) The project would not place any structures within a 100-year floodplain that might impede or redirect flood flows. 26 Federal Emergency Management Agency, 1996. Q3 Flood Data,San Mateo County. Available on-line at: http://www.hazardmaps.gov/atlas.php. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -34- N4idpeninsula Regional Open Space District,November 2005 Initial Study i) The project would not create any conditions that would increase the exposure of people to flooding risks. j) The project would not create any conditions that would increase the exposure of people or structures to inundation of seiche,tsunami,or mudflow. Less Than Significant Potentially With Less Than Significant Mitigation Significant NO 1MRqct Incorporation Impact I—M ,MCI IX. LAND USE AND PLANNING--Would the project: a) Physically divide an established community? ❑ r] El E b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project(including,but not limited to the general plan,specific plan, local coastal program, or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? ❑ El 1:1 E c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? El E] F] E Discussion: The impacts of the project on land use and planning were considered in the EIR. These impacts were discussed on pages DEIR-IV-A-I-13, FEIR-II-9-10, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-20-22. The EIR concluded that there would be no significant impacts related to land use and planning if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan policy P.2 and Service Plan guideline G.6.4. These measures ensure compliance with land use plans and policies associated with the project. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant land use and planning impact. a) The community of La Honda is located approximately one-quarter mile to the southeast of the project site. Because the proposed project would be an extension of an existing open space preserve, and is located in an undeveloped area used primarily for agricultural and open space uses, the proposed project would not divide an established community. b) The proposed project site is designated as General Open Space by the San Mateo County General Plan. The purpose of this designation is to ensure protection of natural resources and generally to POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -35- Nbdpeninsula Regional Open Space District,November 2005 Initial Study direct new development to existing urban areas. The proposed project will result in permanent protection of the site as open space, which is consistent with this General Plan designation. Use and management of the site as an open space preserve with on-going livestock grazing operations is also consistent with the County's Resource Management(RM)zoning designation. Other uses that may occur on the project site include occasional equestrian events and a small dog kennel operation. Permitted uses within the RM Zoning District include livestock raising and grazing, kennels or catteries, and public recreation27. The proposed project would not conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. c) The proposed project does not contain areas subject to a habitat conservation plan or natural communities conservation plan. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation Impact Impact X. MINERAL RESOURCES--Would the project: a) Result in the loss of availability of a known mineral resource classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? ❑ El F] E b) Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific plan,or other land use plan? Discussion: The impacts of the project on mineral resources were considered in the EIR. As described on page DEJR- 1-3, the project was found not to have potential environmental impacts on mineral resources. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant land use and planning impact. 27 San Mateo County Zoning Regulations,Environmental Services Agency,Planning and Building Division,San Mateo, California, 1999. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -36- Midpeninsula Regional Open Space District,November 2005 Initial Study a) Mineral Resource Zone-2 (MRZ-2)indicates the existence of a deposit that meets certain criteria for value and marketability. The project site is not located in a designated MRZ-2 area.28 b) The San Mateo County General Plan identifies a portion of the property as a Significant Mineral Resource Area.29 Protection of the property as open space is consistent with the County policy to protect these areas from encroachment by incompatible land uses and will not result in impacts related to loss of availability of mineral resources. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation Impact Nwact XI. NOISE—Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? ❑ EJ b) Exposure of persons to or generation of excessive groundborne vibration or groundbome noise levels? ❑ ❑ H ❑ c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? ❑ El d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? ❑ ❑ E ❑ e) For a project located within an airport land use plan or,where such a plan has not been adopted, within two miles of a public airport of public use airport,would the project expose people residing or working in the project area to excessive noise levels? ❑ f) For a project within the vicinity of a private airstrip,would the project expose people residing or working in the project area to excessive noise levels? El 28 MC Stinson,MW Manson,and JJPlappert. Mineral Resource Zones and Resource Sectors:San Francisco and San Mateo Counties. SR-146,Plate 2.3. California Geological Survey, 1985. 29 San Mateo County General Plan,Environmental Services Agency,Planning and Building Division,San Mateo County,CA, 1986. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -37- Nfidpeninsula Regional Open Space District,November 2005 Initial Study Discussion: The impacts of the project on noise were considered in the EfR. As described on pages DEIR-IV-E-1-4, the project was found not to have potential noise-related impacts. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant noise impact. a) The project could temporarily increase noise levels through the use of heavy equipment during site restoration, cleanup,and road maintenance activities. The project site is not located within a noise impact area as designated by San Mateo County30. Temporary maintenance and site restoration activities would occur within the undeveloped project site and would not result in significant noise impacts to neighbors. b) The project would not expose persons to excessive groundborne vibration or groundborne noise levels. c), See response to(a)above. d) See response to(a)above. e) The proposed project is not located within an airport land use plan or an area with two miles of a public use airport31. f) The proposed project is not located within the vicinity of a private airstrip32. Less Than Significant Potentially with Less Than Significant Mitigation Significant No Impact Incorporation Impact Impact q XH. POPULATION AND HOUSING Would the project: a) Induce substantial population growth in an area, either directly(for example, by proposing new homes and businesses)or indirectly(for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? 30 San Mateo County General Plan,Community Noise Map, 16.1M 31 San Mateo County General Plan,Environmental Services Agency,Planning and Building Division,San Mateo County,CA, 1986. 32 Aerial Photography,AirPhoto USA, 1993. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -38- Midpeninsula Regional Open Space District,November 2005 Initial Study c) Displace substantial numbers of people necessitating the construction of replacement housing elsewhere? ❑ ❑ ❑ H Discussion: The impacts of the project on population and housing were considered in the EIR. As described on page DEIR-1-3,the project was found not to have population and housing impacts. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant population and housing impact. a) The project consists of the permanent preservation of open space and the continuation of existing livestock grazing operations. No actions will result from the project that would induce significant population growth in the area. b) Four residences are located on the project site. Three are occupied by the grazing tenant's employees and the fourth is occupied by a private party who operates the dog kennel. The proposed project would retain all existing housing. The proposed project would not,therefore, displace substantial numbers of existing housing units. C) The proposed project would retain all existing housing. The project would not displace substantial numbers of people. Less Than Significant Potentially With Less Than Significant Mitigation Significant No —linvact Incorporation bnmct Impact XIII. PUBLIC SERVICES--Would the project: a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: Fire protection? ❑ ❑ E ❑ Police protection? ❑ ❑ E ❑ Schools? ❑ ❑ 10 ❑ Parks? ❑ ❑ ❑ E Other public facilities? ❑ ❑ ❑ ❑ POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -39- Mdpertinsula Regional Open Space District,November 2005 Initial Study Discussion: The impacts of the project on public services were considered in the EIR. These impacts were discussed on pages DEIR-IV-C-I-11, FEIR-II-28-3 3, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-13. The EIR concluded that there would be no significant impacts related to public services if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.5 and G.6.6 and as Service Plan implementation action G.6.E(i). These measures ensure the protection of public services associated with this project. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant public services impact. Fire Protection: The project is expected to decrease fire hazards and increase fire protection services on the site through patrol and maintenance by District staff and through implementation of Service Plan policies. Fire prevention information is posted at preserve entrances and seasonal fire hazard warnings are posted where appropriate. District ranger vehicles are equipped with brush patrol units during the fire season. These units have foam capability and equipment to qualify as brush patrols within the state and federal Incident Command System (ICS). Per the Service Plan,the District has purchased a 2,000-gallon water tender for road and trail maintenance. This water tender will be a valuable water source for any fire emergency on District lands or as a Mutual Aid Fire Resource. The road system maintained by District staff throughout its lands provides fire and emergency vehicle access and the District provides detailed maps of all roads and trails,staging areas,access points and helicopter landing sites to public emergency service providers. The project site will remain closed to the public until a comprehensive Master Plan is prepared. This plan is anticipated to include a fuels management element. The project site is located in the Coastside Protection Area and is subject to the Agreement Between San Mateo County and the Midpeninsula Regional Open Space District(Regarding Fire Services). As part of this agreement,the District will pay to San Mateo County Fire Department an annual fee for fire services that are not currently provided within the State Responsibility Area of CDF. Police Protection: District rangers are licensed peace officers, and will routinely patrol the property. Because the project site will remain closed to the public until a comprehensive Master Plan is prepared, the project is not expected to result in additional need for police protection services. Schools: The proposed project would permanently protect the site as open space and would not generate any residents directly or indirectly. The proposed project would therefore not impact nearby schools or create a need for new school facilities. The project site is located within the Coastside Protection Area and the La Honda-Pescadero Unified School District(LHPUSD)and is therefore subject to an agreement between the District and the LHPUSD. The purpose of the agreement is to further the District's support of environmental education and to ensure that LHPUSD will be compensated for the potential loss of any property tax revenue associated with District land purchases within the School District boundary. Parks: The project would not result in impacts to other park facilities or park service providers. Purchase of the project site may eventually allow for public access and would not result in need for new parks or park facilities to maintain existing service ratios. Other Public Facilities: The project will not result in the need for construction or development of new public facilities that would result in environmental impacts. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -40- Nfidpeninsula Regional Open Space District,November 2005 Initial Study Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation 1MVact Impact XIV. RECREATION-- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? El El z ❑ b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? El FJ z El Discussion: The impacts of the project on recreation were considered in the EfR. As described on page DEIR-IV-A- 12,the project would result in no impact or less than significant impacts to recreational resources. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant recreation impact. a) The project site would become an addition to the adjacent La Honda Creek Open Space Preserve. The site would remain closed to the public until a comprehensive Master Plan for the preserve is completed. At that time,the project would likely provide opportunities for the public to access new traits and would compliment other parks in the vicinity. b) The project does not include construction or expansion of recreational facilities. The project site will remain closed to the public until a comprehensive Master Plan is completed. Less Than Significant Potentially With Less Than Significant Mitigation Significant NO lmpqct Incorporation Impact Impact XV. TRANSPORTATION/TRAFFIC —Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system(i.e.,result in a substantial increase in either the number of vehicle trips,the volume-to-capacity ratio on roads, or congestion at intersections? ❑ FJ Z El b) Exceed,either individually or cumulatively, a level of service standard established by the county POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 41- Nfidpeninsula Regional Open Space District,November 2005 Initial Study congestion management agency for designated roads or highways? ❑ ❑ E ❑ c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? ❑ ❑ ❑ E d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections)or incompatible uses(e.g., farm equipment)? ❑ e) Result in inadequate emergency access? ❑ El f) Result in inadequate parking capacity? E] g) Conflict with adopted policies supporting alternative transportation(e.g., bus turnouts, bicycle racks)? ❑ ❑ ❑ 0 Discussion: The impacts of the project on traffic were considered in the EIR. These impacts were discussed on pages DEfR-IV-C-I-11, FEIR-II-34-3 6,and are summarized in the Mitigation Monitoring Plan on page FEIR- VII-13. The EIR concluded that there would be no significant impacts related to traffic if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.5 and G.6.6 and as Service Plan implementation action G.6.E(i). These measures reduce traffic-related impacts to a less than significant level. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant traffic-related impacts. a) The project site will remain closed to the general public per the Preliminary Use and Management Plan that will be approved by the District Board as part of this project. Routine ranger patrol and District maintenance crews traveling to and from the project site will not generate significant traffic impacts. The project will therefore not result in conditions that will cause a substantial increase in traffic. The site will be included in the comprehensive La Honda Creek Open Space Preserve Master Plan,which will be subject to further transportation and traffic analysis once specific public access plans have been developed. b) No actions are proposed as part of this project that would result in traffic exceeding the level of service standard identified in the San Mateo County Congestion Management Plan. c) The project will not result in changes to air traffic patterns. d) No actions are proposed as part of this project that would result in substantially increased hazards to a design feature. Service Plan guideline G.6.5 precludes access in places where access would create a hazard due to a design feature such as a sharp curve or dangerous intersection. e) The existing ranch roads that access the project site are more than sufficient to allow for emergency vehicle access to all but the most remote portions of the property. The Resource Management Plan requires the tenant to keep these roads in good condition, ensuring good access. Service Plan POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 42- Nfidpeninsula Regional Open Space District,November 2005 Initial Study implementation action G.6.E9(i)ensures that each preserve has adequate emergency access and that the paths and roadways are documented and maps are distributed to local emergency service providers prior to opening a preserve to the public. f) No actions are proposed as part of this project that would require additional parking capacity on- site. Sufficient area exists to safely accommodate existing parking associated with the grazing operation, special events, and occasional equestrian activities that are permitted to occur on the site. g) The project will not conflict with adopted policies supporting alternative transportation. Approval of the project would result in the addition of the project site to the adjacent La Honda Creek Open Space Preserve. The resulting 5,759 acre open space preserve would then be master planned to identify opportunities for regional trail connections identified in the San Mateo County Trails Plan. This plan includes the Harrington Creek Trail, which is located in the vicinity of the project site. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation Intbact Impact XVI. UTILITIES AND SERVICE SYSTEMS--Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? El F❑ N El c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? El El El E d) Are sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? El 1:1 N F-1 e) Has the wastewater treatment provider which serves or may serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? El El El E f) Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? ❑ EJ ❑ POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 43- Mdpeninsula Regional Open Space District,November 2005 Initial Study g) Comply with federal, state, and local statutes and regulations related to solid waste? ❑ ❑ ❑ E Discussion: The impacts of the project on utilities and service systems were considered in the EIR. These impacts were discussed on pages DEIR-IV-C-I-11, FEIR-II-2 8-3 3, and are summarized in the Mitigation Monitoring Plan on pages FEIR-VII-13. The EIR concluded that there would be no significant impacts related to utilities and service systems if all recommended mitigation measures were adopted. The proposed mitigation measures were adopted as Service Plan guidelines G.6.5 and G.6.6 and as Service Plan implementation action G.6.E(i). These measures ensure the protection of utilities and service systems associated with this project. This project is consistent with these mitigation measures. The discussion below considers specific information concerning this project not considered in the EIR that could have the potential to cause a significant utilities and service systems impact. a) The four existing residences rely on septic systems to handle wastewater. The project will not result in the generation of new sources of wastewater. b) The project does not include construction or development of new facilities that would require new water or wastewater treatment facilities. Existing water supplies are sufficient to provide drinking water for the livestock. c) The project would not require construction of new storm water drainage facilities. Implementation of erosion control measures identified in the Resource Management Plan will reduce sources of erosion and sedimentation on the project site. Prior to making the site available for public use, the District will complete a formal roads and trails assessment to identify and prioritize sites where additional drainage improvements are warranted. Such improvements would require minor construction and would not result in significant impacts to public storm water drainage facilities. d) Existing water supplies are sufficient to meet the needs of the on-going livestock grazing operation. No additional entitlements or water rights are necessary. e) The project would not require a wastewater treatment provider. Wastewater generated at the residences is handled on-site with individual septic systems. f) The project continues an existing livestock grazing operation and will not result in creation of additional sources of waste that require disposal at a landfill. g) The project would not generate new sources of waste. Any solid waste generated by the grazing tenant would be disposed of in accordance with all federal, state, and local statutes and regulations. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve -44- Midpeninsula Regional Open Space District,November 2005 Initial Study Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporation Lm-_mct rn act XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) 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- sustaininglevels threaten to eliminate a plant or � animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? ❑ ❑ ❑ b Does the project have impacts that are individually P J P Y limited,but cumulative considerable? ("Cumulative considerable"means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects,the effects of other current projects, and the effects of probable future projects)? ❑ ❑ ❑ c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ❑ ❑ ❑ Discussion: a) See Section IV,Biological Resources. b) The project will not result in significant cumulative impacts to the environment. c) See Sections III,Air Quality; VI., Geology and Soils;VII,Hazards and Hazardous Materials; VIII, Hydrology and Water Quality; XI,Noise;XIII,Public Services;XV, Transportation/Traffic; and XVI,Public Utilities and Services. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 45- Midpeninsula Regional Open Space District,November 2005 Initial Study _ it REFERENCES AirPhoto USA, Aerial Image of the USGS 7.5 Minute La Honda Quadrangle, I meter resolution, 2004. Bay Area Air Quality Management, BAAQMD CEQA Guidelines, Assessing the Air Quality Impacts of Projects and Plans, April 1996. Brabb, E.E., Graymer, R.W., and Jones,D.L. Geologic map and map database of the Palo Alto 30' X 60' quadrangle, California. US Department of the Interior,US Geologic Survey, 2000. California Environmental Resources Evaluation System(CERES),California Information Catalog, http://ceres.ca.gov/catalog, July 2005. California Environmental Evaluation System (CERES), CEQA Guidelines, h!Ltp:Hceres.ca.gov/topic/env law/cega/guidelines,July 2005. California Historic Resources Information System,Northwest Information Center, Sonoma State University, July 11, 2005. Cox, Michael, Field Examination of a Mining Prospect on the Driscoll Ranch near La Honda, August 12, 2005. Department of Conservation, State of California, Alquist-Priolo Earthquake Fault Zoning Act, http://www.consrv.ca.gov/cjzs/index.htm, May 24, 1999. Department of Transportation, State of California, California Scenic Highway Program, http://www.dot.ca.gov.hg/LandArch/scenic/schwyl.html, May 17, 1999. Department of Toxic Substances Control,DTSC's Hazardous Waste and Substances Site List(Cortese List), printed 8/16/05. Erler&Kalinowski,Inc. Phase I Environmental Assessment: Driscoll Ranch Property, La Honda, San Mateo County, California, August, 2001. Erler&Kalinowski, Inc., Subsurface Investigation Report: Driscoll Ranch Property,La Honda, San Mateo County,California,October, 2005. Federal Emergency Management Agency, Q3 Flood Data, San Mateo County, 1996. Available on-line at: http://www.hazardmaps.gov/atlas.php. Firewise 2000, Inc.Expert Opinions and Wildland Fire Analysis. 2003. Hector, William. La Honda Oil Field. California Department of Conservation, Division of Oil and Gas, 1986. La Honda Quadrangle, California—San Mateo County, 7.5 Minute Series(Topographic), US Geological Survey, 1978. Midpeninsula Regional Open Space District,Policies Regarding Improvements on District Lands, amended October 10, 1984. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 46- Nfidpeninsulla Regional Open Space District,November 2005 Initial Study Midpeninsula Regional Open Space District, Service Plan for the San Mateo Coastal Annexation Area, June 6,2003. Midpeninsula Regional Open Space District, San Mateo Coastal Annexation Draft Environmental Impact Report,June 2002. Midpeninsula Regional Open Space District, San Mateo Coastal Annexation Final Environmental Impact Report/Response to Comments, May 2003. National Oceanic and Atmospheric Administration(NOAA, Western US Precipitation Frequency Maps, 1973. Provided by the Office of Hydrology,National Weather Service(NOAA Atlas 2,Volume XI), http://www.wrcc.dri.edu/pcpnfreq.html. Renshaw, Diane. Sensitive species considerations, Driscoll Ranch,La Honda, San Mateo County California,November, 2005. San Mateo County General Plan, Environmental Services Agency,Planning and Building Division, San Mateo County, CA, 1986. San Mateo County Zoning Regulations, Environmental Services Agency, Planning and Building Division, San Mateo County, CA, 1999. Soil Survey, San Mateo County, California. U.S.D.A. Soil Conservation Service, 1961. Stinson,MC, MW Manson, and JJ Plappert. Mineral Resource Zones and Resource Sectors: San Francisco and San Mateo Counties. SR-146, Plate 2.3. California Geological Survey, 1985. Weeks,Kay D. and Anne E. Grimmer, The Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,Restoring&Reconstructing Historic Buildings, 1995. POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 47- Midpeninsula Regional Open Space District,November 2005 Initial Study I ATTACHMENTS ATTACHMENT A Mitigation Monitoring Plan, San Mateo Coastal Annexation Final Environmental Impact Report,Midpeninsula Regional Open Space District,May 2003. ATTACHMENT B Driscoll Ranch: A Resource Management Plan,prepared for Peninsula Open Space Trust by Rana Creek Habitat Restoration and EcoLogic,March 2005. ATTACHMENT C Lease Agreement Between Driscoll Ranches LLC and the Peninsula Open Space Trust, 2002 I POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve 48- Midpeninsula Regional Open Space District,November 2005 Initial Study Regional Open ..,Ydce ............ ............ - ---------- ----------0"' MIDPENINSULA REGIONAL OPEN SPACE DISTRICT January 4, 2006 Mr. Steve Ross County of San Mateo Environmental Services Agency Planning and Building Division 455 County Center Redwood City, CA 94063 Re: POST Driscoll Ranch Purchase Mitigated Negative Declaration (SCH#2005112054) Dear Mr. Ross, Thank you for forwarding comments from the San Mateo County Agricultural Advisory Committee regarding the Mitigated Negative Declaration for the proposed POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve. As discussed in the Initial Study and Negative Declaration,the Resource Management Plan developed by POST and the grazing lessee provides for the continuation of grazing on the property throughout the 50-year term of the lease. Any future plans for public access will be developed in coordination with the grazing lessee to ensure that recreation will not impact the viability of the grazing operation. Public access to the property will be addressed in the La Honda Creek Open Space Preserve master plan process, which was put on hold pending purchase of the Driscoll Ranch. The master planning process will include numerous opportunities for participation and input from the County and the Agricultural Advisory Committee. We very much look forward to your participation in this process. In the meantime, please do not hesitate to contact me if you or members of the Agricultural Advisory Committee have comments or questions about the Driscoll Ranch property. Sincerely, Matt Freeman Senior Planner P:chron\rnf\AAC CEQA response 1-4-06 33o Distel Circle 650-691-1200 info@openspace.org BOARD OF DIRECTORS:Pete Siemens,Mary Davey,Jed Cyr, GENERAL MANAGER: Los Altos CA 94022.1404 650-691-0485 fax www.openspace.org Deane Little,Nanette Hanko,Larry Hossett,Kenneth C.Nita L Craig Britton awI as, wr. � ni �� %.,.g ,.ssicest COUNTY OF SAN MATEO ENVIRONMENTAL SERVICES AGENCY PLANNING AND BUILDING DIVISION DATE: December 19, 2005 TO: Matt Freeman, Midpeninsula Regional Open Space District FROM: Steve Ross, Staff Liaison to the Agricultural Advisory Committee Telephone: 650/599-7217 SUBJECT: Notice of Intent to Adopt a Mitigated Negative Declaration—Driscoll Ranch At its December 12, 2005 meeting the San Mateo County Agricultural Advisory Committee reviewed the Notice of Intent to Adopt a Mitigated Negative Declaration issued by the Midpeninsula Regional Open Space District. Its statement is attached to this memo. Comments from the San Mateo County Agricultural Advisory Committee on the Notice of Intent to Adopt a Mitigated Ne*gative Declaration for the purchase of the POST Driscoll Ranch property by the Midpeninsula Regional Open Space District. At its December 12, 2005 meeting the San Mateo County Agricultural Advisory Committee reviewed the Notice of Intent to Adopt a Mitigated Negative Declaration issued by the Midpeninsula Regional Open Space District, and has the following comment: In regard to the acquisition of the Driscoll Ranch property by the Midpeninsula Regional Open Space District, the Agricultural Advisory Committee would like to remind the County of our concern over the effectiveness of the management plan and the interface between agricultural use and public use of the property. Regional Open SNdce ------------------- MIDPENINSULA REGIONAL OPEN SPACE DISTRICT January 4, 2006 Mr. Timothy Sable Department of Transportation 111 Grand Ave. P.O. Box 23660 Oakland, CA 94623-0660 Re: Mitigated Negative Declaration, POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve (SCH#2005112054) Dear Mr. Sable, The District received your comments regarding the Driscoll Ranch Mitigated Negative Declaration. This letter is intended to clarify that the proposed Project focuses solely on the purchase of the 3,681-acre property and continuation of a grazing lease, and will not result in the construction of new facilities at this time. As described in the Initial Study and Negative Declaration,potential future improvements may be identified through a master planning process. The Master Plan will be subject to additional project-specific environmental review prior to adoption by the District's Board of Directors. The Department of Transportation will certainly be contacted regarding any construction projects that may be proposed within the State Right of Way. The District will secure the necessary encroachment permits prior to project implementation. Please do not hesitate to contact me at(650) 691-1200 if you have additional questions or comments. Sinc II Matt Freeman Senior Planner cc: Ms. Terry Roberts, State Clearinghouse P:\chron\mf\Caltrans CEQA response 1/4J06 33o Distel Circle 650-69i-r2oo info@openspace.org BOARD OF DIRECTORS:Pete Siemens,Mary Davey,Jed Cyr, GENERAL MANAGER: Los Altos CA 94022-1404 650-6gi-0485 fax www.openspace.org Deane Little,Nonette Honko,Larry Hossett,Kenneth C.Nitz L.Craig Britton 12/07/2005 11:05 5102865559 CALTRANS PAGE 01 DEPARTMENT OF TRANSPORTATION 111 GRAND AVENUE P.O.BOX 23660 7ff OAKLAND,CA 94623-0660 PHONE (510)286-5505 Ftex your power! FAX (510)286-5513 Be energy efficient! TTY (800)735-2929 December 7,2005 SM084121 SCH#2005112054 Mr. Matt Freeman Midpeninsula Regional Open Space District 330 Distel Circle Los Altos, CA 94022 Dear Mr. Freeman: DRISCOLL RANCH—NEGATIVE DECLARATION Thank you for including the California Department of Transportation (Department) in the environmental review process for the Driscoll Ranch project. The comments presented below are based on the Negative Declaration. As lead agency, the Midpeninsula Regional Open Space District is responsible for all project mitigation, including any needed improvements to state highways. While an encroachment permit is only required when a project involves work in the State Right of Way (ROW), please be advised that the Department will not issue a permit until our concerns are adequately addressed. Therefore we strongly recommend that the lead agency ensure resolution of the Department's CEQA concerns prior to submittal of the permit application. Further comments will be provided during the encroachment permit process; see the end of this letter for more information regarding the encroachment permit process. Project-speci ftm Environmental Review Please ensure that environmental documents for any future specific Driscoll Ranch improvement projects are routed to the Department for review. Project-specific analysis should evaluate impacts to traffic; particularly those associated with access and public safety, Impacts to biological and cultural resources in the State ROW as well as other resources should be included. Encroachment Permit Work that encroaches onto the State ROW requires an encroachment permit that is issued by the Department. To apply, a completed encroachment permit application, environmental documentation, and five (5) sets of plans clearly indicating State ROW must be submitted to the address below. Traffic related mitigation measures should be incorporated into the construction plans during the encroachment permit process. "Caltrans improves'mobility across California" 12/07/2005 11:05 5102865559 CALTRANS PAGE 02 Mr.Matt F+rem an Decmibcr 7,2005 Page 2 See the website link below for more information. http://www.dot.ca.gov/hq/traffops/developservlpmWts/ Sean Nozzari,District Office Chief Office of Permits California DOT,District 4 P.O. Box 23660 Oakland, CA 94623-0660 Please feel f-ee to call or email Patricia Maurice of my staff at (510) 622-1644 or Patricia maurice@dot.ca.gov with any questions regarding this letter. Sincerely, TIMOTHY SABLE District Branch Chief IGR/CEQ A c: Ms. Terry Roberts, State Clearinghouse "Cattranr improves mobittty across cd ornia" i MITIGATION MONITORING PROGRAM POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve State Clearinghouse Number 2005112064 San Mateo County, CA January, 2006 Open Mid peninsula Regional O Space District p 9 p p 330 Distel Circle Los Altos, CA 94022-1404 (650) 691-1200 EXHIBIT B MITIGATION MONITORING PROGRAM CONTENTS This mitigation monitoring program (MMP) includes a brief discussion of the legal basis and purpose of the program, a key to understanding the monitoring matrix, discussion and direction regarding noncompliance complaints, and the mitigation monitoring matrix itself. LEGAL BASIS AND PURPOSE OF THE MITIGATION MONITORING PROGRAM Public Resources Code (PRC) 21081.6 requires public agencies to adopt mitigation monitoring or reporting programs whenever certifying an environmental impact report or mitigated negative declaration. This requirement facilitates implementation of all mitigation measures adopted through the California Environmental Quality Act (CEQA) process. MONITORING MATRIX The following pages provide a series of tables identifying the mitigations incorporated into the POST Driscoll Ranch Addition to La Honda Creek Open Space Preserve (the project). These mitigations are reproduced from the Negative Declaration for the project. The columns within the tables have the following meanings: Number: The number in this column refers to the Initial Study section where the mitigation is discussed. Mitigation: This column lists the specific mitigation identified within the Negative Declaration. Timing: This column identifies at what point in time, review process, or phase the mitigation will be completed. The mitigations are organized by order in which they appear in the Mitigated Negative Declaration. Who will This column references the District department that will ensure implementation of verify? the mitigation. Agency This column references any public agency or District department with which Department coordination is required to ensure implementation of the mitigation. California Consultation: Department of Fish and Game is listed as CDFG. U.S. Fish and Wildlife Service is listed as USFWS. Verification: This column will be initialed and dated by the individual designated to confirm implementation. NONCOMPLIANCE COMPLAINTS Any person or agency may file a complaint asserting noncompliance with the mitigation measures associated with the project. The complaint shall be directed to the District's General Manager in written form, providing specific information on the asserted violation. The General Manager shall cause an investigation and determine the validity of the complaint; if noncompliance with a mitigation has occurred, the General Manager shall cause appropriate actions to remedy any violation. The complainant shall receive written confirmation indicating the results of the investigation or the final action corresponding to the particular noncompliance issue. Who will Department Verification Mitigation Timing verify? or Agency (Date& Consultation Initials) Mitigation AIR-1: The District shall adhere to existing regulations requiring On-going throughout MROSD Bay Area Air Quality in section abatement of lead and asbestos hazards and worker health and safety implementation phase of Planning Management District, 111(d): procedures during potential demolition activities. project. Dept. San Mateo County Mitigation 1310-1: The District shall consult and coordinate with the California During preparation and MROSD California Department in Section Department of Fish and Game and the U.S. Fish and Wildlife Service throughout implementation Planning of Fish and Game,US IV(a): during preparation and implementation of a soils contamination of remediation plan. Dept. Fish and Wildlife rernediation plan. Service Mitigations HAZ-la: The District shall restrict access and disturbance to the Following close of escrow. MROSD N/A in Section areas containing hazardous materials. Operations V11(b): Dept. HAZ-1b: Preparation of a Site Management Plan(SMP)shall he a Prior to implementation of MROSD San Mateo County condition of approval for any proposed construction activities in areas construction projects. Planning identified as containing hazardous materials on the Project site. Dept- HAZ-2: The District shall adhere to existing regulations requiring On-going throughout MROSD Bay Area Air Quality abatement of lead and asbestos hazards and worker health and safety implementation phase of Planning Management District, procedures during potential demolition activities. project. Dept. San Mateo County 2