Hillsborough City Council
February 27, 2023

FOR DISCUSSION PURPOSES ONLY
ADU Questionnaire Summary
Survey Closed on May 1, 2022
The questionnaire is organized into three parts:
• Part 1: Current ADU Owner Questionnaire
• Part 2: Prospective ADU Owner Questionnaire
• Part 3: Homeowner not Interested in ADU Questionnaire All Respondents
Question 1: Please choose the best option that describes you. 14%
42%
43%
1%
I am a Current ADU Owner
I am a Hillsborough
Homeowner and interested in
constructing an ADU
I am a Hillsborough
Homeowner and not
interested in constructing an
ADU
I reside in an ADU
Hillsborough Housing Element | Appendix A
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Current ADU Owner Questionnaire
Question 1: What is the current address of your ADU?
Answers omitted from summary to preserve privacy.

Question 2: Who is your ADU intended to be occupied by? 21%
54%
12%
13%
Renter
Family Member
Domestic Help
Other
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Question 3: What range of monthly rent do you charge?
Question 4: How could the Town incentivize you to offer your ADU at a more affordable rental rate?
• What does the State or Town consider as affordable rent for a 2 bedroom? We are currently renting at an amount similar to rents in San Mateo County. 0 0.5
1 1.5
2 2.5
3 3.5
4 4.5
$0-$2,175 - 66%
$2176-$3,480 - 17%
$3,481-5,220 - 0%
$5,221 or more - 0%
Prefer not to disclose - 17%
Hillsborough Housing Element | Appendix A
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Question 5: How many bedrooms are in your ADU?
Question 6: How many people occupy your ADU?
0 0.2

0.4 0.6

0.8 1

1.2 0 (efficiency studio) - 0%
1 - 0%
2 - 100%
3 - 0%
4 or more - 0%
0 2
4 6
8 10
12 14
0 (not currently occupied) -

7.5%
1 - 4.38%
2 - 1.25%
3 - 0%
4 or more - 0.63%
Hillsborough Housing Element | Appendix A
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Question 7: Would you consider building a second ADU or a JADU on your lot?
Question 8: What could the Town do to encourage you to build a second ADU or JADU?
• Not sure. Our current unit is a
JADU. It works for short stays but
not long stays.
• Ease the guidelines and policies
including setback etc. Simplify
the process like now without
going through the ADRB process.
• Maybe tax incentives if it is unfair
rented to low-income person(s).
• Waive painfully long and
expensive ARDB review of minor
work on our home that would
match ADU and waive all the BS
around solar panel installation.
• Nothing.
• Pay me.
• Speed up process for ADRB —
they complained I had too much
house per lot even though it met
code. I don’t want to spend
money on an architect and then
go through that.
• Provide clear rules/requirements
and guidelines at the outset in
order to avoid having to change
plans/design as the process
progresses. Increase maximum
square footage rules, loosen
setback requirements, reduce
permitting costs for those who
intend to rent out the ADU or
JADU at below-market rates,
relax FAR rules to make it easier
23% 59%
18%
No
Maybe
Yes
Hillsborough Housing Element | Appendix A
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to build a second story for an
ADU in terms of floor-area-ratio
requirements and window
regulations, etc. and/or move to
form based codes. Remove any
requirements to go through the
ADRB process for ADUs or move
entirely to objective standards for
ADU’s if not done so already.

Eliminate any requirements for
architectural design similarity
between the primary unit and
the new unit. Allow for prefabricated construction of units to reduce cost.
• ADU’s are great for kids coming
home from college. Working
virtually total privacy for them.
• Do not include ADU square
footage in lot coverage
restrictions.
• We would be open to Expanding
the current ADU with a separate
bedroom.
• Nothing.
• Do away with lot coverage
regulations.
• We do not want a second ADU
on our property. Thank you.

Hillsborough Housing Element | Appendix A
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Prospective ADU Owner Questionnaire
Question 1: What is the address of the property you are considering building an ADU on?
Answers omitted from summary to preserve privacy.

Question 2: If you were to construct an ADU, who would you intend for it to be occupied by?
54%
21%
13%
12%
Family Member
Renter
Other (please describe
below)
Domestic help
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Question 3: What range of monthly rent would you intend to initially charge?
Question 4: How could the Town incentivize you to offer your ADU at a more affordable rental rate?
• Lease breakage guarantees. Free legal advice with the new laws/regulations/codes/ordinances.
• Minimize time and cost to build.
• Rental rate not significantly important.
• Subsidize the cost.
• Wave permitting fees; upfront cash incentive to develop; assistance with finding reputable tenant; finding cheap but quality builder.

Question 5: What could the Town do to encourage you to build an ADU or JADU on your lot?
• Nothing - No space.
• Nothing!
• Nothing. We just don't have the
space in our backyard.
• Nothing! Shocking that
Hillsborough is in compliance with
this!
• I do not know. I actually have
one large reck room outside with
a fireplace and lots of windows,
no bathroom, no heater and no
kitchen of any sort.
• My lot location/shape will not
allow an ADU.
• Nothing, we have no space to
appropriately add an ADU to
keep up with the high standards
of Hillsborough.
0 1
2 3
4 5
6 $0-$2,175 - 2.5%
$2,176-$3,480 - 3.13%
$3,481-$5,220 - 0.63%
$5,221 or more - 0%
Unknown - 3.13%
Hillsborough Housing Element | Appendix A
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• Would be cost prohibitive given
our current layout with the house
and pool.
• No logical location available.
• I don’t have the need for an
ADU.
• Not interested at all.
• I have room and might consider
it.
• Nothing.
• Nothing.
• Nothing.
• Nothing.
• Nothing.
• Provide financial support.
• I doubt anything.
• Nothing.
• Create a publicly available list of
(blinded) as to how many ADU’s,
how many are really rented to
non-Family members, rent of the
ADU thus how many square feet.
• Lower construction costs.
• Probably nothing at this point in
time. But we are open to
reconsider with certain
conditions.
• Nothing.
• Nothing. I'm horrified at the
thought!
• At this time, I am not interested.

My property is not suited for an
additional structure.
• Absolutely nothing. I think putting
these shacks right next to
property lines is wrong and
reduces home value.
• Allow other building exceptions
during my remodel process.
• Not much - my lot has too many
restrictions due to several
easements on the property.
• Provide some incentive.
• Not interested in building an ADU
or JADU.
• I don't have the funds.
• I’m retired, on a budget, and
have no interest in being an onsite apartment manager. • Nothing.
• The Town would need to allow
overnight parking on your own
parking strip. I don't think parking
on your neighbor's strip should be
allowed particularly by those who
flout the rules and obstruct
parking on their strips with rocks
or by planting grass, and who
then want to park in front of their
neighbor's house.
• Nothing. Much of my unused lot is
steep.
• It would be a tough sell - our lot is
not really conducive to the
construction of an ADU or JADU.
• I stopped short of designating my
attached guest house with new
kitchen as an ADU because the
town ordinances won't allow the
square footage of the existing
guest house on property to be
converted to ADU square
footage... thus my FAR remained
the same which didn't offer any
benefits to me.
• Nothing at the present time.
• My lot is not large enough or level
enough for an ADU.
• Not interested.
• I think this will have a negative
impact on the character of the
town and parking issues.
• These are infringing upon existing
set back ordinance/guidance.

Hillsborough Housing Element | Appendix A
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This causing lot crowding and
creating a severe reduction in
privacy.
• Nothing.
• Not a thing!
• Nothing. Some residents are
interested if they received a tax
break.
• My lot is not suitable for an ADU.
• Building costs are too high.
• Nothing, we don’t have room
and don’t want this amazing
town turned into overcrowded
lots taking away from this lovely
environment.
• I DON'T HAVE SPACE.
• Allow my children to live in an
ADU with their children who
could then go to the Hillsborough
Public Schools.
• Help to cover some of the cost.

Show me where on my property it
would go.
• Nothing.
• Make planning process easier
and reign in objections from
other residents.
• Making the building and
planning process efficient and
more transparent. Also limiting
fees associated with adding an
ADU.
• Nothing. Approve true multifamily
housing!!
• Nothing.
• Nothing.
• Not really interested. It would
make our house look and feel
crowded. I understand that the
law does allow these but am
concerned that they not change
the look and feel of the town
very much. For example, it is
important to me that there be no
on-street parking and that the
town retain its relaxed look and
feel. I don't think many people in
Hillsborough are happy about
more density. I will also note that
a recent ADU was built in our
neighborhood, and we believe
that it will be used as a place for
the kid of the homeowner to stay
when he is occasionally in town,
which is not all that often. So,
building that ADU is not some
great benefit to increasing
housing in that instance.
• Why? This only creates more
construction and larger homes in
a community that is already run
by the wealthy. It has nothing to
do with equity since these ADUs
will never be used by anyone in
need.
• Not sure.
• Absolutely nothing. I would never
build one.
• I am outraged that the town
allowed an ADU at the end of
McCreery at Oaks mainly
because it is an eyesore and
obviously no thought was given
to the layout of the ADU. There
must be no architectural review
board approval for ADU's or else
this would never have been
allowed.
• Provide mass transit
connections/infrastructure, EV
shuttles running to/from El
Camino Real as well as
BART/CALtrain stop especially
Hillsborough Housing Element | Appendix A
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mornings, after school/work and
on weekends.
• Because of the way the house is
situated on our lot (circular
driveway in front of house as well
as some legacy big trees), it
would be hard to do this unless
we removed our swimming pool
in back yard or unless we used
area in front of garage and gave
up having garage which we
have no interest in doing. So, we
are not aware of anything the
town could do at this time. There
could come a day when we are
older and if grandkids wanted to
move to Hillsborough, we would
consider that, but that would be
speculative if ever.
• Not one single thing!
• Nothing.
• Make it a simple process and
feasible in regard to setbacks
etc.
• Subsidy of building, or waiver of
permit fees on upgrades to main
home.

Hillsborough Housing Element | Appendix A
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Homeowner not Interested in ADU Questionnaire
Question 1: What could the Town do to encourage you to build an ADU or JADU on your lot?
• Pre-approved plans, timelines.
• Make the permitting process easy
and affordable. I believe you are
already doing this.
• Make the process smooth and
bump-free. Also make sure that
fees are low.
• We are planning a remodel and
considering adding an ADU or
JADU. We would like to make
some subtle adjustments to our
house design during the remodel
which will make it also worth
adding the ADU. We need to be
able to work with the town
planners to help us design
solutions that will work,
integrating inputs which will
significantly improve the property
overall but need some lowimpact variance exceptions.
• Make the planning and
permitting process easy.
• Assist with permitting and help
through the process. It is quite
complicated and I have heard it
is made much worse by local
bureaucracy but I am hopeful
you will make the process smooth
and friendly at Hillsborough
townhall!
• Have a channel for Q&A and
documents in English not in
jargon with examples. Let the
community learn from each
other and share learnings and
tips.
• To be greedy.... offer $ incentive.

Offer extremely streamlined
permits/inspections/waived fees.
• Making it streamlined to pull
permits without excessive delays.
• Approve our plans. The town has
decided that we are eligible for
historic home classification. They
are making it very difficult. The
only place that makes sense to
add an ADU is where we have
plans to do so, with a reputable
architect designed beautifully to
enhance the home.
• Fast track authorization of
rebuild/remodel/expansion of
existing home and include
construction of new ADU.
• Work with fish and wildlife on
intersecting issues. Work with
neighbors to promote good will.
• Help with the cost of permitting
and building one.
• Make sure the application
process is efficient.
• Making the process easy for
approval.
• Not charge taxes on it. Since we
have no more square footage
left in our FAR and a garage that
only fits1.5 cars when the
standard is now 2.5 cars, allow
the ADU sq ft to go towards a
garage space.
• Faster and easier approval of
permit without much red tape.

Lower cost for application permit
Hillsborough Housing Element | Appendix A
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and more flexibility on final plans
design.
• Allow less restrictive placement.
• Property tax-break incentives.
• Already interested.
• Make the process as easy as
possible.
• Find out more about the cost and
would we have to upgrade our
100-amp electric service that is
underground? What type of
building that would be more fire
resistant?
• Increase FAR ratio to put a
second structure on lot.
• Easy or no permitting required.

No square footage constraints.
• Some rebate in building cost?
Having some vendors to do some
demos to help residents visualize
how ADU may look like in
general? To showcase what are
the benefits ADU can provide.

Clear guidance on ADU permit
requirements.
• Streamline the process and
reduce the costs.
• Sharing other homeowners ADU
experience in regard to timeline
requirements and best practices.
• Eliminate the square footage
restriction as we are already at
the maximum. Allow easier
permitting for the design and
build process.
• Fast approval.
• Provide clear guidelines.
• Make process straightforward
and streamlined.
• Streamline permit process. Waive
permit fees. Facilitate information
exchange between residents
who have already constructed
their ADU and those who are
interested.
• Make the process easy and
publish approximate timelines.

Help by providing a list of the
vendors needed to go through
the ADU process.
• Simplified and less expensive as
well permitting process. No ADRB
review.
• Make it easy.
• Ease of permit and design.
• We just have a half-acre lot, and
we wonder if an ADU would add
to or subtract from the home
value. Also, what is an average
cost to add an ADU? Bring the
electrical and sewer to the unit?
• Offer incentives; streamline
permitting and related; set up
website with all the rules, possible
architects & contractors who
have worked in Hills successfully
previously; in general, offer help
instead of limits.
• Make the approval and permit
process extremely easy, limit
neighbor approvals, provide
names of contractors that could
be depended on to do the job
well.
• Tax break and easy approval
from the town.
• Reduced restrictions on square
footage. Allow more than an 800
square foot setback.
• See above - pre-approved
specs/plans with cheap builders,
upfront financial incentives and
finding tenants after building.

Hillsborough Housing Element | Appendix A
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• Construction subsidy would help
move this project further.
• let me remove some trees on a
wooded part of our lot
• Faster approval process, longer
allowable duration between
permit approval and build
completion to allow more time to
find a trustworthy, qualified, and
available contractor, which has
been a challenge. Also, flexibility
in design standards to allow for
different use scenarios (see next
answer).
• Minimize permitting needs and
requirements; issue permits faster.
• Ease requirements. I cannot build
an ADU that looks like my house -
a Faux French chateau. It would
look ridiculous. I would propose a
modern style.
• Expedite planning process.
• Streamline the permitting process
and make it close to free.
• Arrange for a vehicular bridge
over the creek on our property.
• Don’t know.
• Clarify and simplify the
application process. Educate the
homeowner on the minimal
requirements that must be met to
get a permit. Inform them off all
the rebates and incentives that
are available to help offset the
costs of constructing an energy
efficient ADU.
• Provide clarity on the process.
• Allow for accelerated process for
approvals. I hear that the current
process can be long and painful.
• Recommend/endorse designers
and contractors. Eliminate permit
fees. Subsidize costs to upgrade
basic services such as electrical
and plumbing. Expedite
permitting and inspection
processes.
• Not sure.
• Property tax credit.
• Subsidy.

Hillsborough Housing Element | Appendix A
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ADU Resident Questionnaire
Question 1: What is the address of the ADU you reside in? No responses to this question.

Question 2: How many people are in your household?
100%
1 2
3 4 or more
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Question 3: How many bedrooms are in your ADU?
Question 4: What range of monthly rent do you pay?
0 0.2

0.4 0.6

0.8 1

1.2 0 (efficiency studio) - 0%
1 - 0%
2 - 100%
3 - 0%
4 or more - 0%
0 0.2

0.4 0.6

0.8 1

1.2 $0-$888 - 0%
$889-$1,481 - 0%
$1,482-$1,904 - 0%
$1,905-$2,962 - 0%
$2,963+ - 100%
Prefer not to disclose - 0%
Hillsborough Housing Element | Appendix A
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Question 5: What option best describes you?
Question 6: What is the annual income range of your household? No responses to this question.

Question 7: What is your annual household income range? 100%
Retired
Domestic Worker
Police/Fire Personelle
Teacher
Other (please describe
below)
0 0.2

0.4 0.6

0.8 1

1.2 $43,850 or less - 0%
$43,851-$73,100
$73,101-$117,100 - 100%
$117,101-$119,700 - 0%
$119,701-143,600 - 0%
$143,601 or more - 0%
Prefer not to disclose - 0%
Hillsborough Housing Element | Appendix A
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Question 8: What income range does your household fall into? No responses to this question.

Question 9: What annual income range best describes your household? No responses to this question.

All Respondents
Question 10: Please share any other ideas you have on how the Town can promote ADUs and JADUs as a viable affordable housing option in Hillsborough.
• Advice on placement and costs.
• We need to make room for Lowor modest-income multifamily housing in areas such as near
280.
• They need to stop being built as
pool houses and obvious guest
houses. People should still be
able to build those things, but
they should be subject to regular
regulations.
• I feel that we do not need this
type of housing in Hillsborough.
• Are there rental regulations or
other laws we may need to know
about once an ADU is
constructed?
• More publicity and showing
samples.
• Don’t think either should be
promoted.
• Against.
• I think that the town should be
careful about promoting ADU.
• Have a simple process for getting
started. Have preferred
contractors who have done this
before and will guarantee the
quality of their product. Provide
financial support (for example a
tax credit against the cost).

Provide information on rental
income. Provide a vetted list of
possible renters.
• Require that ADU builders
(owners) stay at least three years
on the property WITH THE TIME

STARTNG WHEN THE ADU IS
FINSIHED AND. OCCUPANCY IS
FINALIZED.
• Help with construction cost.
• Consider a temporary freeze on
the property tax assessment.

Establish a list of qualified
contractors and tradesmen
because it is extremely difficult to
find good people in this super
tight and expensive market.
• Work on bringing contractor rates
down. The cost of everything has
increased significantly in the past
few years. There is also a
Hillsborough markup. We need
contractors who partner with our
homeowners and make it more
reasonable and fair.
• N/A.
• Don’t have any ideas.
• Stop them.
• Communication,
communication, communication.

Hillsborough Housing Element | Appendix A
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• Reality check. Few if any in
Hillsborough will use their
current/new ADUs for low-income
housing. They will use them a
pool and guest houses and
offices. They may also have
aging parents and returning
college grad kids live there which
is great. I know many who are
building, all for personal reasons.

NOT so they can invite lowincome person(s) to rent. Get them squeezed into any nook
while codes are relaxed. Also, it
costs a ton to build. Building a
low-income property will never
pay for itself. This whole thing is a
silly bad idea.
• Could the town offer any sort of
incentive (monetary or otherwise)
to promote ADUs/JADUs? As I
wrote previously, I think making
the approval process easy for
ADUs is also key.
• Ease permitting and fees
required.
• Try to convince people like me
that SB9/10 does not violate the
constitutional prohibition against
illegal seizure of private property.
• Quick permit turn around.
• Provide information via
community platforms such as
Hillsborough Together.
• We are not in favor of more
building with the existing
reduction in standards.
• Articles in Town newsletter with
specific ADU requirements.
• I don’t believe in this moving
forward.
• Very strict design regulations.
• Assurance that they will be
unobtrusive, not obstruct
neighbors’ views or shade their
property. Residents need more
information about the guidelines
you already have put in place.

Lot splitting is causing great
confusion and concern that
developers will destroy the singlefamily residence character of our community. Dividing current
minimum lot and constructing
two large new homes will result in
San Francisco Urban congestion.

There should be more provision
for priority given to our teachers,
police and fire and city
employees. What are the
restrictions about renting out
ADUs at market rate? What
about water? We are in a
centuries old record drought.

What about increased student
demand for our schools? What
about police and fire protection
for increased population? Will our
taxes go up for all of those plus
maintenance of our roads?
Traffic congestion. I have not
been able to receive any
answers about these issues.
• Make available some "prefab"
unit designs (vary sq ft and
layout) and make them free;
maybe explore kits or prefab units
that are preapproved by the
ADRB and would be quick and
easy to put in place.
• Please encourage ADU
developments to remain within
Hillsborough design standards.

The current ADU set back is too
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close and will have an eventual
negative effect on property
values. (There is on ADU being
developed in our area that is very
visible from the street and is a
significant eye sore not at the
typically enforced design
standards. Please don't let these
standards slip in haste to meet
the ADU requirements.
• We’ve been at this residence
for39 years. We purchased an
entry-level home in the
Carolands. It’s lovely and we
enjoy our lot and the privacy.

There are not too many small
towns anymore with the
character of Hillsborough. We
tried 35 years ago to build a loft
over our carport. From the street
it wouldn’t be seen. We were
turned down, with hardly any
conversation. And now the idea
of more housing, crowding of the
properties, more automobiles, just
seems wrong to me. We TOTALLY
oppose this idea. We citizens
should have a say.
• Provide a reduction in the
property value to reduce taxes.

Make permitting very easy. Some
other way to reduce fees (water
bill reduction?).
• Perhaps have an extended
period of time. 10-15 years when
property taxes are waived on this
improvement. Or perhaps waive
it for the owners/estate
altogether. When the property is
sold out of an estate, then
reassess adding in the ADU.
• Easy permit and approval
process, no neighbor approvals,
vendors/contractors that are
ready and willing to do the job.
• Make the permitting process
including permit costs more
transparent.
• See above.
• Allow construction of true
multifamily housing in
Hillsborough! ADUs are an
inadequate stopgap. Beverly Hills
has apartment buildings;
Hillsborough can have them too.
• Allow the ADU to be either
attached, detached, at top or
bottom level of existing structure,
so that it’s less costly to build.

Allow ADU to be a fully functional
self-inclusive unit with kitchen and
bathrooms, either with separate
or shared entrance (to allow
flexibility in floor planning and use
scenarios. For example: more
integrated for in-laws, more
separate for domestic help).
• Understand they are legal but
since not an ADU fan am not into
encouraging them either.
• Involve neighbors in the planning
process.
• Allowing larger ADU to maximize
rent and space.
• Make sure the permit process is
smooth and streamlined.
• ADUs and JADUs are the best
way for our town to meet our
RHNA allocation and not change
the character of the town. We
are uniquely able to build ADUs
and JADUs due to the large lot
sizes in town. We should
Hillsborough Housing Element | Appendix A
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maximize this ability and
encourage all homeowners to
build such units. Perhaps even
coming up with an incentive
program to build energy efficient
ADUs would be helpful if we are
coming up short in meeting our
RHNA requirements. ADUs and
JADUs should be the towns
preferred way to meet RHNA as
they are a much better and
gentler way then trying to use SB9
which would change the
character of the town
significantly.
• Help source architects and
contractors.
• Providing list of contractors,
standard plan templates, FAQs
on what often gets approved vs
rejected. Etc.
• Provide support to elderly
residents for vetting and
matching in-home health care
service providers.
• How does TOH PROTECT property
rights and ordinance adherence
for neighbors adjacent to ADU
projects in progress or
upcoming?
• I intend to further investigate this
matter. I would like to be
contacted to further explore the
process and see if this is how
others will be allowed to build in
this same haphazard way. I
realize ADU's are mandated by
the state, but to keep
Hillsborough from looking like an
overcrowded, poorly planned
town there must be regulations in
place to provide better
architectural design.
• I suppose the town could have a
staff person with expertise in
building in design or a
contracted architect so that a
homeowner could call and get a
free on-the-ground consult to
give the homeowner ideas as to
where an ADU might be sited
and what would be involved. I
think envisioning this and wading
through the rules and regulations
on ADUs is way beyond what
most residents can handle.

Perhaps some homeowners
might be more likely to do an
ADU if they could envision how it
would fit in on their property. I am
talking about a sort of 1st step
design process that the
homeowner could use. The
consult would not bind the town
to approve it and would also not
cost the homeowner anything.
• I believe it's PARAMOUNT that
Hillsborough require on property
parking for ADU residents. It
would be terrible to have cars
parked on our streets 24 hours
when there is already no room for
pedestrians.

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FOR DISCUSSION PURPOSES ONLY
Question 10: Please provide your email address below to stay engaged in the Hillsborough Housing Element Update project.

Answers omitted from summary to preserve privacy.

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REISSUED ADU

QUESTIONNAIRE
Questionnaire Responses
9/15/2022 – 9/23/2022
Hillsborough Housing Element Update

FOR DISCUSSION PURPOSES ONLY
ADU Questionnaire Summary
Survey Closed on May 1, 2022
The questionnaire is organized into three parts:
• Part 1: Current ADU Owner Questionnaire
• Part 2: Prospective ADU Owner Questionnaire
• Part 3: Homeowner not Interested in ADU Questionnaire All Respondents
Question 1: Please choose the best option that describes you. 14%
1%
I am a Current ADU Owner
ADU Questionnaire Responses
The following slides are from the ADU Questionnaire Responses Presentation.

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FOR DISCUSSION PURPOSES ONLY
Current ADU Owner Questionnaire
Question 1: What is the current address of your ADU?
Answers omitted from summary to preserve privacy.

Question 2: Who is your ADU intended to be occupied by? 21%
54%
12%
13%
Renter
Family Member
Domestic Help
Other

FOR DISCUSSION PURPOSES ONLY
Question 3: What range of monthly rent do you charge?
Question 4: How could the Town incentivize you to offer your ADU at a more affordable rental rate?
• What does the State or Town consider as affordable rent for a 2 bedroom? We are currently renting at an amount similar to rents in San Mateo County. 0 0.5
1 1.5
2 2.5
3 3.5
4 4.5
$0-$2,175 - 66%
$2176-$3,480 - 17%
$3,481-5,220 - 0%
$5,221 or more - 0%
Prefer not to disclose - 17%
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▪ Subsidize or provide very low-cost construction financing as construction costs and mortgage rates are high
▪ Offer financial incentives
▪ Provide easily accessible information about what is
allowed
▪ Consider not reassessing property values if they are
adding an ADU. Work with the County Assessor’s Office to make ADUs exempt from increasing the taxable basis of
your property
▪ Streamline and expedite the approval and permit
processes
▪ Share success stories from current ADU owners
Please share any other ideas you
have on how the Town can
promote ADUs as a viable
affordable housing option in
Hillsborough.
▪ Not interested
▪ Property not large enough
▪ Subsidize the cost of construction/design
What could the Town of Hillsborough do to
encourage you to build an ADU on your property?
Other Responses
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February 11, 2023
The Honorable Mayor Christine Krolik
Town of Hillsborough
1600 Floribunda Avenue
Hillsborough, CA 94010
Subject: The Nueva School - Hillsborough
Dear Mayor Krolik,
As we’ve discussed, the Nueva School shares your interest in and support for affordable housing for essential workers. Attracting and retaining our employees, including access to affordable housing options for them, remains a top priority. We have and will continue to explore the possibilities for affordable housing as circumstances and funding permit. We appreciate your continued support of Nueva.

Yours Sincerely,
Terry Lee
Associate Head of School
Cc: Ann E. Ritzma, City Manager, Town of Hillsborough
Lee Fertig, Head of School, The Nueva School
Property Owner Letters of Intention

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APPENDIX B: MAP
BOOK

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APPENDIX C:

MISCELLANEOUS

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Tobin Clark Property Biological Review
The following pages are from the Biological Report Conducted on the Tobin Clark Site.

WRA, Inc. | 2169 G East Francisco Blvd., San Rafael, CA 94901 www.wra-ca.com · ph: 415.454.8868

MEMORANDUM
TO: Liz Ruess, Town of Hillsborough FROM: Rei Scampavia, Biologist DATE: February 17, 2023
SUBJECT: Tobin Clark Property Biological Review (WRA Project# 29273-5)

1.0 PURPOSE
WRA, Inc. (WRA) has prepared this memorandum to summarize the methods, results, and conclusions of a biological review to analyze the proposed development of the Tobin Clark Property [Assessor’s Parcel Numbers 038-281-300 and 038-281-310, located in the Town of Hillsborough (Town) in San Mateo County, California (Study Area; Attachment A, Figure 1)]. The proposed project would consist of the development of 100 units of mixed-income housing on the site. The purpose of this biological review is to document existing site conditions, describe the regulatory framework within which a future project could be evaluated, and to identify the areas subject to the Town’s setback policies, regulatory permitting requirements, and/or other potential biological constraints.

2.0 REGULATORY BACKGROUND

2.1 Vegetation and Aquatic Communities
The California Environmental Quality Act (CEQA) provides protections for vegetation types defined as sensitive by the California Department of Fish and Wildlife (CDFW), and aquatic features protected by laws and regulations administered by the U.S Army Corps of Engineers (Corps), State Water Resources Control Board (SWRCB), and Regional Water Quality Control Boards (RWQCB). The laws and regulations that provide protection for these resources are summarized below.

2.1.1 Sensitive Natural Communities
Sensitive natural communities include habitats that fulfill special functions or have special values. Natural communities considered sensitive are those identified in local or regional plans, policies, regulations, or by the CDFW. The CDFW ranks sensitive communities as "threatened" or "very threatened" (CDFW 2023a) and keeps records of their occurrences in its California Natural Diversity Database (CNDDB; CDFW 2023b). Natural communities are ranked 1 through 5 in the CNDDB based on NatureServe's (2023) methodology, with those communities ranked globally (G) or statewide (S) as 1 through 3 considered sensitive. Impacts to sensitive natural communities identified in local or regional plans, policies, or regulations or those identified by the CDFW, or U.S. Fish and Wildlife Service (USFWS), must be considered and evaluated under CEQA [California Code of Regulations (CCR) Title 14, Div. 6, Chap. 3, Appendix G]. In addition, this general class DRAFT
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2 includes oak woodlands that are protected by local ordinances under the Oak Woodlands Protection Act and Section 21083.4 of the California Public Resources Code (CPRC).

2.1.2 Waters of the United States, Including Wetlands
The Corps regulates “Waters of the United States” under Section 404 of the Clean Water Act (CWA). Waters of the United States are defined in the Code of Federal Regulations (CFR) as including the territorial seas, and waters which are currently used, or were used in the past, or may be susceptible to use in interstate or foreign commerce, such as tributaries, lakes and ponds, impoundments of waters of the U.S., and wetlands that are hydrologically connected with these navigable features (33 CFR 328.3). Potential wetland areas, according to the three criteria used to delineate wetlands as defined in the U.S. Army Corps of Engineers Wetlands Delineation Manual (Corps Manual; Environmental Laboratory 1987), are identified by the presence of (1) hydrophytic vegetation, (2) hydric soils, and (3) wetland hydrology. Unvegetated waters including lakes, rivers, and streams may also be subject to Section 404 jurisdiction, and are characterized by an ordinary high water mark (OHWM) identified based on field indicators such as the lack of vegetation, sorting of sediments, and other indicators of flowing or standing water.

The placement of fill material into Waters of the United States generally requires a permit from the Corps under Section 404 of the CWA.

The Corps also regulates construction in navigable waterways of the U.S. through Section 10 of the Rivers and Harbors Act (RHA) of 1899 [33 U.S. Code (USC) 403]. Section 10 of the RHA requires Corps approval and a permit for excavation or fill, or alteration or modification of the course, location, condition, or capacity of any port, roadstead, haven, harbor, canal, lake, harbor, refuge, or enclosure within the limits of any breakwater, or of the channel of any navigable water of the U.S. Section 10 requirements apply only to navigable waters themselves, and are not applicable to tributaries, adjacent wetlands, and similar aquatic features not capable of supporting interstate commerce.

2.1.3 Waters of the State, Including Wetlands
The term “Waters of the State” is defined by the Porter-Cologne Act as “any surface water or groundwater, including saline waters, within the boundaries of the state.” The SWRCB and nine RWQCBs protect waters within this broad regulatory scope through many different regulatory programs. Waters of the State in the context of a CEQA biological review include wetlands and other surface waters protected by the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to Waters of the State (SWRCB 2019). The SWRCB and RWQCB issue permits for the discharge of fill material into surface waters through the State Water Quality Certification Program, which fulfills requirements of Section 401 of the CWA and the PorterCologne Water Quality Control Act. Projects that require a Clean Water Act permit are also required to obtain a Water Quality Certification. If a project does not require a federal permit but does involve discharge of dredge or fill material into surface waters of the State, the SWRCB and RWQCB may issue a permit in the form of Waste Discharge Requirements.

2.1.4 Sections 1600-1616 of California Fish and Game Code Streams and lakes, as habitat for fish and wildlife species, are regulated by CDFW under Sections 1600–1616 of the California Fish and Game Code (CFGC). Alterations to, or work within or adjacent to, streambeds or lakes generally require a 1602 Lake and Streambed Alteration Agreement. The term “stream,” which includes creeks and rivers, is defined in the CCR as DRAFT
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3 “a body of water that flows at least periodically or intermittently through a bed or channel having banks and supports fish or other aquatic life [including] watercourses having a surface or subsurface flow that supports or has supported riparian vegetation.” (14 CCR 1.72).

The term “stream” can include ephemeral streams, dry washes, watercourses with subsurface flows, canals, aqueducts, irrigation ditches, and other means of water conveyance if they support aquatic life, riparian vegetation, or stream-dependent terrestrial wildlife (CDFG 1994). Riparian vegetation has been defined as “vegetation which occurs in and/or adjacent to a stream and is dependent on, and occurs because of, the stream itself” (CDFG 1994). Removal of riparian vegetation also requires a Section 1602 Lake and Streambed Alteration Agreement from the CDFW.

2.2 Special-status Species

2.2.1 Endangered and Threatened Plants, Fish, and Wildlife.

Specific species of plants, fish, and wildlife may be designated as threatened or endangered by the Federal Endangered Species Act (ESA), or the California Endangered Species Act (CESA).

Specific protections and permitting mechanisms for these species differ under each of these acts, and a species’ designation under one law does not automatically provide protection under the other.

The ESA (16 USC 1531 et seq.) is implemented by the USFWS and the National Marine Fisheries Service (NMFS). The USFWS and NMFS maintain lists of endangered and threatened plant and animal species (referred to as "listed species"). "Proposed" or "candidate" species are those that are being considered for listing and are not protected until they are formally listed as threatened or endangered. Under the ESA, authorization must be obtained from the USFWS or NMFS prior to “take” of any listed species. “Take” under the ESA is defined as “harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or to attempt to engage in any such conduct.” “Take” under the ESA includes direct injury or mortality to individuals, disruptions in normal behavioral patterns resulting from factors such as noise and visual disturbance and impacts to habitat for listed species. Actions that may result in “take” of an ESA-listed species may obtain a permit under ESA Section 10, or via the interagency consultation described in ESA Section 7. Federallisted plant species are only protected when “take” occurs on federal land.

The ESA also provides for designation of critical habitat, which are specific geographic areas containing physical or biological features “essential to the conservation of the species.” Protections afforded to designated critical habitat apply only to actions that are funded, permitted, or carried out by federal agencies. Critical habitat designations do not affect activities by private landowners if there is no other federal agency involvement.

The CESA (CFGC 2050 et seq.) prohibits the “take” of any plant and animal species that the CFGC determines to be an endangered or threatened species in California. CESA regulations include “take” protection for threatened and endangered plants on private lands, as well as extending this protection to candidate species that are proposed for listing as threatened or endangered under CESA. The definition of a “take” under CESA (“hunt, pursue, catch, capture, or kill, or attempt to hunt, pursue, catch, capture, or kill”) only applies to direct impact to individuals, and does not extend to habitat impacts or harassment. CDFW may issue an DRAFT
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4 Incidental Take Permit under CESA to authorize “take” if it is incidental to otherwise lawful activity and if specific criteria are met. “Take” of these species is also authorized if the geographic area is covered by a Natural Community Conservation Plan (NCCP), as long as the NCCP covers that activity.

2.2.2 Fully Protected Species and Designated Rare Plant Species This category includes specific plant and wildlife species that are designated in the CFGC as protected even if not listed under CESA or ESA. Fully Protected Species includes specific lists of birds, mammals, reptiles, amphibians, and fish designated in CFGC. Fully protected species may not be taken or possessed at any time. No licenses or permits may be issued for “take” of fully protected species, except for necessary scientific research and conservation purposes. The definition of “take” is the same under the California Fish and Game Code and the CESA. By law, CDFW may not issue an Incidental Take Permit for Fully Protected Species. Under the California Native Plant Protection Act (NPPA), CDFW has listed 64 “rare” or “endangered” plant species, and prevents “take,” with few exceptions, of these species. CDFW may authorize “take” of species protected by the NPPA through the Incidental Take Permit process, or under a NCCP.

2.2.3 Special Protections for Nesting Birds and Bats
The Federal Bald and Golden Eagle Protection Act provides relatively broad protections to both of North America’s eagle species [bald eagle (Haliaeetus leucocephalus) and golden eagle (Aquila chrysaetos)] that in some regards are similar to those provided by the ESA. In addition to regulations for special-status species, most native birds in the United States, including nonstatus species, have baseline legal protections under the Migratory Bird Treaty Act of 1918 and CFGC, i.e., sections 3503, 3503.5 and 3513. Under these laws/codes, the intentional harm or collection of adult birds, as well as the intentional collection or destruction of active nests, eggs, and young, is illegal. For bat species, the Western Bat Working Group (WBWG) designates conservation status for species of bats, and those with a high or medium-high priority are typically given special consideration under CEQA.

2.2.4 Species of Special Concern, Movement Corridors, and Other Special-status Species under CEQA
To address additional species protections afforded under CEQA, CDFW has developed a list of special species as, “a general term that refers to all of the taxa the CNDDB is interested in tracking, regardless of their legal or protection status.” This list includes lists developed by other organizations, including for example, the Audubon Watch List Species, the Bureau of Land Management Sensitive Species, and USFWS Birds of Special Concern. Plant species on the California Native Plant Society (CNPS) Rare Plant Inventory (Inventory; CNPS 2023) with California Rare Plant Ranks (Rank) of 1 and 2, as well as some with a Rank of 3 or 4, are also considered special-status plant species and must be considered under CEQA. Some Rank 3 and Rank 4 species are typically only afforded protection under CEQA when such species are particularly unique to the locale (e.g., range limit, low abundance/low frequency, limited habitat) or are otherwise considered locally rare. Additionally, any species listed as sensitive within local plans, policies and ordinances are likewise considered sensitive. Movement and migratory corridors for native wildlife (including aquatic corridors) as well as wildlife nursery sites are given special consideration under CEQA.

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5 2.3 Local Plans and Policies

2.3.1 Town of Hillsborough Tree Removal Guidelines
The Town of Hillsborough Municipal Code states that all tree removals related to the construction of property improvements, along with property improvement plans, require design review and approval from the Planning Department. For projects that classify as subdivisions, all subdivision maps or divisions of land filed for tentative approval shall designate all “trees” (woody plants which have a trunk diameter of 12 inches or more measured at 4.5 feet above natural grade, i.e., ‘breast height’) or “groves” (group of at least five woody plants of the same type with a diameter of 6 inches or greater measured at breast height) proposed to be removed, and those to be retained. Once approved, a permit must be obtained from the building department. Final approval of a map by the Town shall constitute a permit to remove any trees and/or groves designated on the tentative map as approved. An arborist report may be required for projects that propose removal of trees or groves.

2.3.2 Town of Hillsborough Stream Setback Policy
The Town has two regulations governing stream setbacks: (1) development is prohibited within 20 feet of the top of bank (TOB) of any stream, and (2) if any development is to occur between 20 and 50 feet from the TOB, a biologist must assess the project plans to ensure that no damage to the riparian area will occur.

3.0 METHODS
On February 6, 2023, WRA biologists Eliza Schlein and Rei Scampavia traversed the Study Area on foot to document existing conditions. The potential occurrence of special-status species in the overall Study Area was evaluated by first determining which special-status species occur in the vicinity of the Study Area through a literature and database search. Resources reviewed included the following:
• California Department of Fish and Wildlife (CDFW) Natural Diversity Database records (CNDDB; CDFW 2023a),
• U.S. Fish and Wildlife Service (USFWS) Information for Planning and Conservation Species Lists (USFWS 2023a),
• California National Plant Society (CNPS) Inventory records (CNPS 2023a), • A Manual of California Vegetation Online (CNPS 2023b), • Consortium of California Herbaria 2 (CCH2 2023),
• SoilWeb (CSRL 2023),
• Contemporary aerial photographs (Google Earth 2023),
• Historical aerial photographs (NETR 2023), and
• U.S. Fish and Wildlife Service (USFWS) National Wetlands Institute (NWI) Wetlands Mapper (USFWS 2023b).

During the site visit, land cover types within the Study Area were characterized, mapped, and classified as sensitive or non-sensitive. WRA also examined the Study Area for indicators of wetlands, non-wetland waters, and riparian habitat potentially subject to the jurisdiction of the Corps, the RWQCB, and/or the CDFW.

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6 WRA assessed the Study Area for potential development-related constraints, including those imposed by the Town of Hillsborough setback policies. This analysis was performed to a level of detail necessary to understand what types of biological constraints may be associated with the project. The conclusions of this report are based on conditions observed at the time of the site visit and regulatory policies and practices in place at the time the report was prepared. Changes that may occur in the future regarding conditions, policies, or practices could affect the conclusions presented in this study.

4.0 RESULTS

4.1 Site Description
Maps of land cover types and potential biological constraints within the Study Area are included as Attachment A, Figures 3 and 4. A list of species observed within and around the Study Area is included as Attachment B. Representative site photographs are included as Attachment C. A list of special-status species documented to occur in the vicinity of the Study Area, and the habitats in which they occur, is included as Attachment D.

Most of the Study Area consists of steep slopes covered by woodlands and chaparral (Attachment A, Figure 2). Five ephemeral streams occur in the understory of chapparal and woodlands, and a sixth ephemeral stream runs along a segment of an unnamed trail, which occurs along the length of the Study Area. Openings alongside the unnamed trail are dominated by purple needle grass (Stipa pulchra) and non-native annual grasses. Elevations within the Study Area range from 330 to 600 feet World Geodetic System (WGS) 84 (Google Earth 2023).

Soils within the Study Area consist of Urban Land; Orthents, cut and fill-Urban land complex, 5 to 75% slopes; Maymen gravelly loam, 30 to 50% slopes; and Los Gatos loam, 30 to 75% slopes (CSRL 2023).

The Study Area is surrounded by suburban residential housing to the north, east, and west, and by the College of San Mateo to the south. The College of San Mateo and suburban residences surrounding the Study Area, and unnamed trails within the Study Area, were constructed between 1956 and 1968 (NETR 2023). The Study Area has remained relatively unaltered since at least 1968 (NETR 2023). Borel Creek, an intermittent stream, borders the western and northern edges of the Study Area, and another unnamed intermittent stream runs parallel to the eastern boundary of the Study Area (Google Earth 2023, USFWS 2023b). Borel Creek connects to Seal Slough, a tributary of the San Francisco Bay, approximately 3 miles east of the Study Area.

4.2 Land Cover Types
A total of five non-sensitive and seven sensitive land cover types occur within the Study Area.

Non-sensitive land cover types include developed areas, non-native annual grassland, California sagebrush scrub, chamise chaparral, and eucalyptus groves. Sensitive terrestrial land cover types include needle grass grassland, coast live oak woodland, California buckeye groves, riparian California sagebrush scrub, riparian coast live oak woodland, and riparian buckeye groves.

Ephemeral streams are the only sensitive aquatic land cover type within the Study Area.

Acreages of these land cover types are summarized in Table 1. Representative photographs of land cover types are included in Attachment C.

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7 Table 1: Vegetation Communities and Other Land Cover Types

COMMUNITY / LAND COVERS SENSITIVE STATUS RARITY RANKING ACRES WITHIN

STUDY AREA

TERRESTRIAL / COMMUNITY LAND COVER
Developed areas Non-sensitive N/A 1.11
Non-native annual grassland Non-sensitive SNA/GNA 2.17
California sagebrush scrub Non-sensitive S5/G5 1.98
Chamise chaparral Non-sensitive S5/G5 2.79
Eucalyptus groves Non-sensitive SNA/GNA 0.04
Needle grass grassland Sensitive S3S4/G3G4 0.76
Coast live oak woodland Sensitive S4/G5 10.58
California buckeye groves Sensitive S3/G3 0.09
Riparian California
sagebrush scrub Sensitive S5/G5 0.26
Riparian coast live oak
woodland Sensitive S4/G5 0.12
Riparian buckeye groves Sensitive S3/G3 1.01

AQUATIC RESOURCES
Ephemeral stream Sensitive N/A 0.13
Land cover types within the Study Area are described below.

4.2.1 Non-Sensitive Land Cover Types
The Study Area includes five non-sensitive land cover types: developed areas, non-native annual grassland, California sagebrush scrub, chamise chaparral, and eucalyptus groves. Developed areas within the Study Area include a paved trail and two former staging areas adjacent to the paved trail. Developed areas within the Study Area are largely unvegetated, except for scattered infestations of stinkwort (Dittrichia graveolens), a non-native invasive herbaceous species. This land cover type does not meet the membership requirements of any vegetation alliances and is not considered sensitive by any regulatory entities.

Non-native annual grassland occurs along the sides of the paved trail, along an unmaintained dirt trail in the northwestern portion of the Study Area, and within openings of chaparral. Nonnative annual grassland within the Study Area is dominated by Italian rye grass (Festuca perennis) and Mediterranean barley (Hordeum marinum), with lower cover of other non-native annual grasses such as rattlesnake grass (Briza maxima) and soft chess (Bromus hordeaceus).

Non-native forbs are also present, including Italian thistle (Carduus pycnocephalus), stork’s bill (Erodium spp.), and tocalote (Centaurea melitensis). Grasses and forbs were still in the seedling stage at the time of the February 6, 2023 site visit, and dominant species within this land cover type may shift as plants mature. Species richness and composition varies throughout the Study Area, and this land cover type is a mosaic of several vegetation alliances that are too intermixed to map separately, such as the Festuca perennis (Lolium perenne) Herbaceous Semi-Natural DRAFT
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8 Alliance, and the Avena spp. – Bromus spp. Herbaceous Semi-Natural Alliance. None of these vegetation alliances are considered sensitive by the CDFW.

California sagebrush scrub occurs in the western portion of the Study Area, within openings of coast live oak woodland. The canopy is open, with a moderately dense shrub layer dominated by California sagebrush (Artemisia californica). In some areas, poison oak (Toxicodendron diversilobum) is co-dominant with California sagebrush. Sticky monkeyflower (Diplacus aurantiacus), coyote brush (Baccharis pilularis), and immature coast live oak (Quercus agrifolia) also occur at lower densities in the shrub layer. Dominant herbaceous species include amole (Chlorogalum pomeridianum), pink honeysuckle (Lonicera hispidula), and purple needle grass.

Vegetation within this land cover type meets the membership rules of the Artemisia californica Shrubland Alliance, due to the dominance of California sagebrush. This vegetation alliance is not considered sensitive by the CDFW.

Chamise chapparal occurs in openings in coast live oak woodland on steep slopes throughout the Study Area. The canopy is open, with a dense shrubby layer dominated by chamise (Adenostoma fasciculatum). Blueblossom (Ceanothus thyrsiflorus), sticky monkeyflower, toyon (Heteromeles arbutifolia), poison oak, and immature coast live oak are present at very low densities within this land cover type. The understory is mostly bare, with scattered amole, gold back fern (Pentagramma triangularis), grasses, and forbs. Vegetation within this land cover type meets the membership rules of the Adenostoma fasciculatum Shrubland Alliance, due to the dominance of chamise. This vegetation alliance is not considered sensitive by the CDFW.

Two eucalyptus groves occur on steep slopes in the eastern portion of the Study Area, along the southern border. Eucalyptus groves within the Study Area are characterized by monotypic stands of blue gum (Eucalyptus globulus), with an understory dominated by non-native species such as Italian thistle, pampas grass (Cortaderia selloana), stinkwort, and Bermuda buttercup (Oxalis pes-caprae). Eucalyptus groves occupy only a small fraction of the Study Area; however, eucalyptus groves within the Study Area are connected to larger, distinct patches that extend beyond the Study Area boundary. Eucalyptus groves were therefore mapped as a separate land cover type. Due to the dominance of blue gum in the canopy, this land cover type meets the membership requirements of the Eucalyptus spp. Woodland Semi-Natural Alliance. This vegetation alliance is not considered sensitive by CDFW.

4.2.2 Sensitive Land Cover Types
The Study Area includes five sensitive terrestrial land cover types (needle grass grassland, coast live oak woodland, California buckeye groves, riparian California sagebrush scrub, riparian coast live oak woodland, and riparian buckeye groves) and one sensitive aquatic land cover type (ephemeral streams).

Six ephemeral streams, which exhibit indicators of an OHWM and convey flows only during or immediately after a precipitation event but remain dry otherwise, occur within the Study Area. Of these six ephemeral streams, three originate from culverts within or just outside the Study Area, and two originate in upland areas. The origin of the westernmost stream was not determined due to unsafe conditions, although it appears to be an overgrown culvert just outside the Study Area. Ephemeral streams within the Study Area were largely inaccessible due to steep, sometimes unstable slopes, and dense vegetative growth. Ephemeral streams were therefore mapped using a combination of topographic maps and ground truthing. At the time of the DRAFT
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9 February 6, 2023 site visit, which occurred a few days after a precipitation event, ephemeral streams within the Study Area contained 1 to 2 inches of flowing water. The OHWMs are indicated by scour, change in vegetation, and a break in slope. Streambeds below the OHWM range from 2 to 8 feet in width, are mostly unvegetated, and are composed of a combination of bedrock, gravel, cobble, and earthen substrates. Tops of bank along the ephemeral streams are characterized by a break in slope, and the channels range from approximately 2 to 30 feet in width at TOB within the Study Area. The banks of the three westernmost ephemeral streams are nearly vertical and unvegetated. The banks of the three easternmost ephemeral streams host riparian California buckeye groves, which are described below. Five of the six ephemeral streams within the Study Area are tributary to Borel Creek, which connects to the San Francisco Bay. The sixth ephemeral stream, south of the unnamed paved trail, is connected to another ephemeral stream within the Study Area via a swale that does not exhibit wetland indicators or evidence of an OHWM. Impacts to aquatic resources receive consideration under CEQA, thus ephemeral stream is considered sensitive for the purposes of this memorandum.

Needle grass grassland occurs in upland clearings adjacent to the unnamed trail that occurs along the length of the Study Area. This land cover type is characterized by an open canopy, with an herbaceous layer dominated by purple needle grass, with lower cover by oats (Avena sp.) and beardless wild rye (Elymus triticoides). Other herbaceous forbs present within this land cover type include yarrow, amole, and clover (Trifolium sp.). Although purple needle grass grassland was recently lumped by the CDFW into the needle grass – Melic Grassland Alliance, which is considered apparently secure globally and in California (i.e., G4, S4), purple needle grass grassland within the Study Area fits within the membership rules of the Stipa [Nassella] pulchra – Avena spp. Association, which is considered sensitive by CDFW (CDFW 2023b).

Coast live oak woodland is the most extensive land cover type within the Study Area. This land cover type is dominated by coast live oak in the canopy, with lower cover by California bay (Umbellularia californica) and buckeye (Aesculus californica). The shrub layer is dominated by chamise, coyote brush, and toyon. The herbaceous understory is dominated by a mix of natives and non-natives, including yarrow (Achillea millefolium), Italian thistle, amole, gold back fern, and purple needle grass. Vegetation within this land cover type meets the membership requirements for the Quercus agrifolia Forest and Woodland Alliance, due to the dominance of coast live oak in the canopy. Although this alliance is not considered sensitive by the CDFW, Chapter 14 of the Ordinance of the Town of Hillsborough Municipal Code (Tree Ordinance) prioritizes the preservation of forested stands of oak. This land cover type is therefore considered sensitive for the purposes of this memorandum.

One stand of upland buckeye groves occurs in an upland wooded area in the eastern portion of the Study Area. This land cover type is dominated by buckeye in the canopy, with lower cover by coast live oak and California bay. The understory is dominated by toyon and poison oak, with an understory composed of forbs and ferns, including cleavers (Galium aparine), Bermuda buttercup, purple sanicle, California maidenhair fern (Adiantum jordanii), and western bracken fern (Pteridium aquilinum). Vegetation within this land cover type meets the membership requirements for the Aesculus californica Woodland Alliance, which is considered sensitive by CDFW.

Riparian California sagebrush scrub, riparian coast live oak woodland, and riparian buckeye groves occur within the Study Area, along ephemeral drainages. Riparian habitat consists of DRAFT
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10 woody-species-dominated vegetation that grows as a result of, or contributes organic material to, streams within the Study Area. The edge of riparian woodland was determined by a combination of topography and community composition surrounding stream corridors within the Study Area. Dense, continuous canopy cover resulted in low GPS accuracy, and an accurate boundary of mixed riparian woodland could not be mapped based on GPS data or aerial signature; therefore, for the purposes of this memorandum, mixed riparian woodland was modelled as the average distance of the riparian corridor from TOB observed in the field, which was 30 feet for tree-dominated land cover types, and 15 feet for shrub-dominated land cover types. Riparian land cover types were similar in plant composition to their non-riparian equivalents within the Study Area. Impacts to riparian habitat receive consideration under CEQA, thus, riparian land cover types are considered sensitive for the purposes of this memorandum.

4.2.3 Special-status Plant Species
No special-status plant species were observed in the Study Area during the site assessment.

Ninety-six (96) special-status plant species have been documented within the vicinity of the Study Area (CDFW 2023a, CNPS 2023a; Attachment D). Of these 96 species, 90 are unlikely or have no potential to occur in the Study Area due to one or more of the following reasons:
• Specific edaphic conditions, such as serpentine or clay soils, are absent; • Specific hydrologic conditions, such as seasonal wetlands or tidal waters, are absent; • Unique pH conditions necessary to support the special-status plant species are absent; • Common associated plant species and vegetation communities are absent; and • A viable seed bank is unlikely to be present due to historic and contemporary soil alterations of the surrounding area.

Six special-status plant species: bent-flowered fiddleneck [Amsinckia lunaris, CNPS Rare Plant Rank (Rank) 1B.2], Brewer’s calandrinia (Calandrinia breweri, CNPS Rank 4.2), western leatherwood (Dirca occidentalis, CNPS Rank 1B.2), California bottle-brush grass (Elymus californicus, CNPS Rank 4.3), San Mateo woolly sunflower (Eriophyllum latilobum; federal endangered, state endangered, CNPS Rank 1B.1), and San Francisco owl’s clover (Triphysaria floribunda, CNPS Rank 1B.2) have potential to occur within the Study Area. These species are discussed below.

BENT-FLOWERED FIDDLENECK (Amsinckia lunaris), CNPS RANK 1B.2. HIGH POTENTIAL.

Bent-flowered fiddleneck is an annual forb in the forget-me-not family (Boraginaceae) that blooms from March to June. It typically occurs in open areas within cismontane woodland, valley and foothill grassland, and coastal bluff scrub habitat often underlain by clay substrate at elevations ranging from 10 to 1,625 feet (CDFW 2023a, CNPS 2023a, Jepson eFlora 2023).

Associated species include coast live oak, blue oak (Quercus douglasii), California juniper (Juniperus californicus), buck brush (Ceanothus cuneatus), poison oak, miniature lupine (Lupinus bicolor), foothill lotus (Acmispon brachycarpus), calf lotus (A. wrangelianus), fringe pod (Thysanocarpus curvipes), q-tips (Micropus californicus), cream cups (Platystemon californicus), slender tarweed (Madia gracilis), yarrow, gold back fern, one-sided bluegrass (Poa secunda), woolly sunflower (Eriophyllum lanatum), and slender wild oat (Avena barbata) (CDFW 2023a).

Bent-flowered fiddleneck is known from Alameda, Contra Costa, Colusa, Lake, Marin, Napa, San Benito, Santa Clara, Santa Cruz, San Mateo, and Yolo counties (CNPS 2023a). The nearest documented occurrence is from 1994, adjacent to Crystal Springs Road, approximately 0.5 mile west of the Study Area. Bent-flowered fiddleneck has high potential to occur in openings in DRAFT
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11 ruderal vegetation, buckeye groves, and coast live oak woodland within the Study Area due to the presence of suitable habitat, associated species, and close proximity to a documented occurrence.

BREWER’S CALANDRINIA (Calandrinia breweri), CNPS RANK 4.2. MODERATE POTENTIAL.

Brewer’s calandrinia is an annual forb in the purslane family (Montiaceae) that blooms from March to June. It typically occurs in recently burned or disturbed sites on sandy and loamy substrate in chaparral and coastal scrub habitat at elevations ranging from 30 to 3,965 feet (CNPS 2023a). Associated species are not reported in the literature. Brewer’s red maids are known from 23 USGS 7.5-minute quadrangles in Contra Costa, Los Angeles, Marin, Mariposa, Mendocino, Monterey, Napa, Orange, Riverside, Santa Barbara, San Bernardino, Santa Clara, Santa Cruz, San Diego, Shasta, San Luis Obispo, Sonoma, and Ventura counties (CNPS 2023a).

The nearest documented occurrence is from wooded habitat in San Carlos, 7.5 miles south of the Study Area (CCH2 2023). Brewer’s calandrinia has moderate potential to occur in chaparral and scrub habitat within the Study Area due to the presence of suitable habitat along disturbed edges of scrub and chaparral.

WESTERN LEATHERWOOD (Dirca occidentalis), CNPS RANK 1B.2. HIGH POTENTIAL.

Western leatherwood is a deciduous shrub in the mezereum family (Thymelaeaceae) that blooms from January to April but is typically identifiable via vegetative structures into late summer and/or early fall. It typically occurs on brushy, mesic slopes within partial shade of broadleaf upland forest, chaparral, closed-cone coniferous forest, cismontane woodland, North Coast coniferous forest, riparian forest, and riparian woodland habitat at elevations ranging from 165 to 1,285 feet (CDFW 2023, CNPS 2023a, Jepson eFlora 2023). Associated species include coast live oak, California bay, Pacific madrone (Arbutus menziesii), California coffeeberry (Frangula californica), poison oak, toyon, California buckeye, California hazelnut (Corylus cornuta var. californica), coyote brush, yerba buena (Clinopodium douglasii), Pacific sanicle (Sanicula crassicaulis), and Douglas iris (Iris douglasiana) (CDFW 2023a). The nearest documented occurrence is from 2007, approximately 0.4 mile southwest of the Study Area near Crystal Springs Road (CDFW 2023a). Western leatherwood has high potential to occur on wooded slopes within the Study Area due to the presence of associated species in suitable habitat, and close proximity to a documented occurrence.

CALIFORNIA BOTTLE-BRUSH GRASS (Elymus californicus), CNPS RANK 4.3. HIGH POTENTIAL.

California bottle-brush grass is a perennial graminoid in the grass family (Poaceae) that blooms from May to November. It typically occurs along stream banks or other mesic sites within broadleaf upland forest, cismontane woodland, North Coast coniferous forest, and riparian woodland habitat at elevations ranging from 45 to 1,530 feet (CNPS 2023a). Associated species include coast live oak and California bay (CCH2 2023). California bottle-brush grass is known from Marin, Santa Cruz, San Mateo, and Sonoma counties (CNPS 2023a). The nearest documented occurrence is from 1994, adjacent to Crystal Springs Road, approximately 0.5 mile west of the Study Area (CCH2 2023). California bottle-brush grass has a high potential to occur on wooded slopes within the Study Area due to the presence of associated species in suitable habitat.

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12 SAN MATEO WOOLLY SUNFLOWER (Eriophyllum latilobum), FEDERAL ENDANGERED, STATE ENDANGERED, CNPS RANK 1B.1. HIGH POTENTIAL.

San Mateo woolly sunflower is a 12- to 16-inch-tall perennial herb in the sunflower family (Asteraceae) that blooms from May to June. It typically occurs in cismontane woodland, coastal scrub, and lower montane coniferous forest at elevations ranging from approximately 150 to 1,085 feet (CDFW 2023a, CNPS 2023a). It often occurs on road cuts and shady slopes (CDFW 2023a). This species has a serpentine affinity rank of strict endemic (5.5) (Safford and Miller 2020), although it is found on and off serpentine. Associated species include coast live oak, buckeye, California bay, foothill needle grass (Stipa lepida), and white fairy lantern (Calochortus albus) (CDFW 2023a). The nearest documented occurrence is from 2015, adjacent to Crystal Springs Road, approximately 0.5 mile west of the Study Area (CDFW 2023a). San Mateo woolly sunflower has a moderate potential to occur within the Study Area due to the presence of nearby occurrences, shady slopes, and associated species. San Mateo woolly sunflower has a high potential to occur on wooded slopes within the Study Area due to the presence of associated species in suitable habitat.

SAN FRANCISCO OWL’S CLOVER (Triphysaria floribunda). CNPS RANK 1B.2. MODERATE POTENTIAL.

San Francisco owl’s-clover is an annual forb in the broomrape family (Orobanchaceae) that blooms from April through June. It typically occurs in serpentine substrate in coastal prairie, coastal scrub, and valley and foothill grassland at elevations ranging from 30 to 520 feet (CNPS 2023a, CDFW 2023a). This species has a serpentine affinity rank of weak indicator (2.3) (Safford et al. 2020). Associated species include coyote brush, evergreen huckleberry (Vaccinium ovatum), Douglas iris (Iris douglasiana), blue-eyed grass (Sisyrinchium bellum), California buttercup (Ranunculus californicus), tufted hair grass (Deschampsia cespitosa), and Pacific reed grass (Calamagrostis nutkaensis) (CDFW 2023a). The nearest documented occurrence of this species is 1 mile west of the Study Area, near Crystal Springs Lake. This species has moderate potential to occur within the Study Area due to the presence of suitable habitat and associated species.

4.2.4 Special-status Wildlife Species
No special-status wildlife species were observed in the Study Area during the site assessment.

Fifty (50) special-status wildlife species have been documented within the vicinity of the Study Area (CDFW 2023a, USFWS 2023; Attachment D). Forty-eight (48) of these species are unlikely to occur or have no potential to occur in the Study Area due to one or more of the following reasons:
• Coastal habitats and beaches are not present;
• Streams do not connect to tidal sources;
• Vegetation communities (e.g., tidal or freshwater marsh, grassland, and old-growth coniferous forest) that provide nesting and/or foraging resources necessary to support special-status wildlife species are not present;
• Structures or vegetation (e.g., caves, small mammal burrows) necessary to provide nesting or cover habitat to support special-status wildlife species are not present; • Host plants necessary to provide larval and nectar resources required for the completion of life cycles for specific special-status insects are not present; and, • The Study Area is outside of special-status wildlife species’ documented range.

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13 Two (2) special-status wildlife species were determined to have potential to occur within the Study Area: hoary bat [Lasiurus cinereus, Western Bat Working Group (WBWG) Medium Priority] and San Francisco dusky-footed woodrat (Neotoma fuscipes annectens, CDFW Species of Special Concern). These species are discussed below. Although the Study Area is within relative proximity to the documented range of the federal-listed California red-legged frog (Rana draytonii Federal Threatened), there are total barriers to movement/dispersal in all directions and no hydrological connectors. As such, this species is unlikely to occur and will not be discussed further.

HOARY BAT (Lasiurus cinereus) WESTERN BAT WORKING GROUP MEDIUM PRIORITY SPECIES; MODERATE POTENTIAL TO OCCUR WITHIN THE STUDY AREA (ROOSTING).

Hoary bats are highly associated with forested habitats in the western United States. This species is solitary and roosts primarily in foliage of both coniferous and deciduous trees, near the ends of branches, usually at the edge of a clearing. Roosts are typically 10 to 30 feet above the ground. Roosting has also been documented in caves, beneath rock ledges, and in tree cavities and squirrel nests. Hoary bats are thought to be migratory; however, wintering sites and migratory routes have not been well documented. This species tolerates a wide range of temperatures and has been captured at air temperatures between 32 and 72 degrees. Hoary bats likely mate in the fall, with delayed implantation leading to birth in May through July. This species typically emerges relatively late in the evening to forage, e.g., from over one hour after sunset to after midnight.

Hoary bats have the potential to roost in the buckeye and oak trees in the Study Area. The prevalence of edge habitat throughout the property would also create feeding opportunities for the species. The multitude of streams that run through the Study Area provide habitat breaks that would attract the species to the area; therefore, it is considered to have moderate potential to occur within the Study Area.

SAN FRANCISCO DUSKY-FOOTED WOODRAT (Neotoma fuscipes annectens) CDFW SPECIES OF SPECIAL CONCERN; MODERATE POTENTIAL TO OCCUR WITHIN THE STUDY AREA.

This subspecies of the dusky-footed woodrat occurs in the Coast Ranges between San Francisco Bay and the Salinas River (Matocq 2003). Occupied habitats are variable and include forest, woodland, riparian areas, and chaparral. Woodrats feed on woody plants, but will also consume fungi, grasses, flowers, and acorns. Foraging occurs on the ground and in bushes and trees. This species constructs robust stick houses/structures in areas with moderate cover and a welldeveloped understory containing woody debris. Breeding takes place from December to September. Individuals are active year-round and are generally nocturnal.

The heavily wooded riparian corridors throughout the Study Area offer highly suitable habitat for San Francisco dusky-footed woodrat. No woodrat structures were observed during the site visit, but the riparian areas contained well-developed understories that would provide this species with ample den building material. Additionally, the surrounding chapparal landscape would also support this species; therefore, San Francisco dusky-footed woodrat is considered to have moderate potential to occur within the Study Area.

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14 5.0 RECOMMENDED AVOIDANCE AND MINIMIZATION MEASURES
Currently, no plans have been proposed for the Study Area. As a result, specific impacts to the Study Area cannot be directly evaluated. Potential constraints are depicted in Attachment A, Figure 4. General avoidance and minimization measures that will limit any impacts to sensitive habitat types or special-status species are discussed below.

5.1 Sensitive Terrestrial and Aquatic Land Cover Types

5.1.1 Potential Impacts
One sensitive aquatic (ephemeral stream) and six sensitive terrestrial (needle grass grassland, coast live oak woodland, California buckeye groves, riparian California sagebrush scrub, riparian coast live oak woodland, and riparian California buckeye groves) land cover types occur within the Study Area. Streams within the Study Area may be considered jurisdictional by regulatory agencies such as the Corps, CDFW, and RWQCB. Riparian land cover may additionally be regulated by the RWQCB and CDFW, and needle grass grassland and upland California buckeye groves may be regulated by CDFW.

The Town has two regulations governing stream setbacks. Under Town regulations, development is prohibited within 20 feet of the TOB of any stream. If any development is to occur between 20 and 50 feet from the TOB, a biologist must assess the project plans to ensure that no damage to the riparian area will occur; therefore, all streams and riparian land cover within the Study Area are within the Town setback, and some portions of upland coast live oak woodland, upland chamise, developed areas, and non-native annual grassland fall within the Town stream setback as well (Attachment A, Figure 4).

Furthermore, tree removal within coast live oak woodland may be regulated by the Town of Hillsborough Tree Ordinance (Tree Ordinance), discussed below under “Trees.” Direct impacts to these land cover types, such as the placement or removal of fill, vegetation removal, and equipment access, and indirect impacts to aquatic land cover types, such as erosion or runoff, would be considered potentially significant under CEQA.

5.2 Recommended Avoidance and Minimization Measures
Direct impacts to sensitive aquatic or terrestrial land cover types may require permits from the regulatory agencies with jurisdiction over that land cover type within the Study Area, and/or avoidance, minimization, and mitigation measures per the CEQA environmental review process as described above. If no direct impacts are anticipated for sensitive terrestrial and aquatic land cover types, indirect impacts such as incidental spills, erosion, and siltation may still occur.

These should be avoided or minimized using construction best management practices (BMPs).

These BMPs should be included on the final site plans to ensure work crew compliance.

5.2.1 Special-Status Plant Species

POTENTIAL PROJECT IMPACTS
Six special-status plant species (bent-flowered fiddleneck, Brewer’s calandrinia, western leatherwood, California bottle-brush grass, San Mateo woolly sunflower, and San Francisco owl’s clover) have potential to occur within the Study Area. Bent-flowered fiddleneck, Brewer’s DRAFT
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15 calandrinia, and San Francisco owl’s clover have potential to occur in openings within the Study Area, and Brewer’s calandrinia, western leatherwood, California bottle-brush grass, San Mateo woolly sunflower, and San Francisco owl’s clover have potential to occur on wooded and brushy slopes within the Study Area. Impacts to bent-flowered fiddleneck, western leatherwood, San Mateo woolly sunflower, and San Francisco owl’s clover would be considered potentially significant under CEQA. Although impacts to CNPS Rank 4 species are not always considered significant under CEQA, California bottle-brush, if present within the Study Area, would be on the eastern periphery of its documented range. Impacts to this species within the Study Area could therefore also be considered potentially significant under CEQA (CNPS 2020). Impacts to Brewer’s calandrinia would not be considered potentially significant under CEQA; however, populations within the Study Area would not meet any of the requirements for CNPS Rank 4 species to be considered under CEQA (CNPS 2020).

RECOMMENDED AVOIDANCE AND MINIMIZATION MEASURES
To reduce potential impacts to special-status plants to less than significant, one or more focused surveys should be conducted prior to any ground disturbance or vegetation removal to determine the presence or absence of the three special-status plant species with potential to occur within the Study Area. The surveys should follow the protocol for rare plant surveys described by CNPS (2001) and CDFW (CDFW 2018). These guidelines require special-status plant surveys to be conducted at the proper time of year when rare or endangered species are both “evident” and identifiable. Field surveys should be scheduled to coincide with known blooming periods, and/or during periods of physiological development that are necessary to identify the plant species of concern. If no special-status plant species are found, then no additional mitigation measures are necessary. If any of the species are found and cannot be avoided by construction activities within the Study Area, the following measures shall be required:
• If the surveys determine that one or more special-status plant species are present within the Study Area, direct and indirect impacts on the species should be avoided where feasible through the establishment of activity exclusion zones, where no grounddisturbing activities will take place, including construction staging or other temporary work areas.
• Activity exclusion zones for special-status plant species should be established prior to activities around each occupied habitat site, the boundaries of which should be clearly marked with standard orange plastic construction exclusion fencing or its equivalent. The size of activity exclusion zones may be determined through consultation with a qualified biologist.
• If exclusion zones and avoidance of impacts to special-status species within the Study Area are not feasible, then the loss of individuals or occupied habitat of special-status plants should be compensated for through the acquisition, protection, and subsequent management of existing occurrences.
• Before the implementation of compensation measures, the Project’s applicant should provide detailed information to the lead agency on the quality of preserved habitat, location of the preserved occurrences, provisions for protecting and managing the areas, the responsible parties involved, and other pertinent information that demonstrates the feasibility of the compensation.
• A mitigation plan identifying appropriate mitigation ratios at a minimum ratio of 1:1 should be developed in consultation with, and approved by, the lead agency prior to the DRAFT
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16 commencement of any activities that would impact special-status plant species that occur within the Study Area.
o A mitigation plan may include but is not limited to the following:
▪ transplantation of perennial species and/or reseeding of annual species in other suitable portions of the Study Area,
▪ the acquisition of off-site mitigation areas presently supporting the special-status species within the Study Area,
▪ purchase of credits in a mitigation bank that is approved to sell credits for special-status plants, or
▪ payment of in-lieu fees to a public agency or conservation organization (e.g., a local land trust) for the preservation and management of existing populations of special-status plants.
• Transplantation and/or reseeding of special-status species will require a monitoring plan to ensure successful establishment.

In addition to these measures, if pre-construction surveys find that San Mateo woolly sunflower is present within the Study Area or access routes and cannot be avoided, consultation may be required with the USFWS and CDFW to assess impacts to this listed species. Consultation may result in additional conservation measures to further reduce any imposed effects resulting from building activities at the time of construction. Impacts to this species will also require consultation with the CDFW to obtain an Incidental Take Permit. If this species is found to be absent, formal consultation would not be required.

5.2.2 Hoary Bat (Lasiurus cinereus)

POTENTIAL PROJECT IMPACTS
Hoary bat has the potential to roost within the coast live oak woodland and within the riparian and non-riparian California buckeye groves. In addition, non-status bat species may also be present in the Study Area. Any tree removal or trimming of large limbs associated with project activities could adversely impact roosting bats either through disturbance or direct mortality.

RECOMMENDED AVOIDANCE AND MINIMIZATION MEASURES
To the extent feasible, any tree removal or trimming should be conducted outside of the bat maternity season (generally April through October). If this work window is not feasible, preconstruction bat roost assessments conducted by a qualified biologist at least 14 days and no more than 30 days prior to removal are recommended to determine if bats roosts are present which may be impacted by project activities. If special-status bat species or maternity roosts are detected during these surveys, additional measures including avoidance of the roost sites until the end of the maternity roosting season may be recommended. Regardless of the timing of tree removal or trimming activities, all felled trees or large limbs should remain on the ground for at least 24 hours prior to chipping, off-site removal, or other processing to allow any roosting individual bats to vacate the premises of their own volition.

5.2.3 San Francisco Dusky-Footed Woodrat (Neotoma fuscipes annectens)

POTENTIAL PROJECT IMPACTS
San Francisco dusky-footed woodrat have potential to nest along the riparian corridors surrounding the six ephemeral streams. No woodrat structures were observed during the DRAFT
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17 February 6, 2023, site visit; however, there was very dense vegetation that was not easily accessible in many of the riparian habitats. Vegetation removal and grading within riparian communities could result in impacts to suitable habitat for this species.

RECOMMENDED AVOIDANCE AND MINIMIZATION MEASURES
Prior to initial ground disturbance or vegetation removal, pre-construction surveys for woodrat stick nests should occur in all suitable habitat types within the Study Area by a qualified biologist. Nest structures should be avoided by project activity; the typical avoidance distance required is between 2 and 5 feet.

If nest avoidance is infeasible, the nest structure should be dismantled by a qualified biologist.

Nest material should be moved to suitable adjacent areas (e.g., woodland, scrub, or chaparral) that will not be disturbed. If young are encountered during the dismantling process, the material should be placed back on the nest and remain undisturbed for a minimum of two (2) weeks to give the young enough time to mature and leave on their own accord. After the young have left the nest, the nest dismantling process should begin again.

5.2.4 Nesting Birds

POTENTIAL PROJECT IMPACTS
Vegetation removal, including trimming, has the potential to directly impact nesting bird habitat.

Project activities also have the potential to result in indirect impacts to native nesting birds through acoustic nuisance. Nesting birds have the potential to nest in trees, shrubs, and herbaceous vegetation, and on man-made structures within the Study Area. Most nesting birds in California are protected by the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code. As a result of these protections, the removal or disturbance of active nests (i.e., those containing eggs or young) is prohibited.

RECOMMENDED AVOIDANCE AND MINIMIZATION MEASURES
To avoid impacts to these birds in compliance with Fish and Game Code, tree removal should be conducted outside of the breeding bird season, generally defined as February 1–August 31, to the extent feasible. If construction is scheduled to commence between February 1 and August 31, pre-construction surveys for breeding birds should be conducted within 14 days prior to start of construction. If active bird nests are found during the pre-construction survey, avoidance buffers specific to the species in question and setting of the nest would be required as determined by a qualified biologist. The buffers would establish a “no-construction zone” which would remain in place until after young have fledged the nest or the nest otherwise becomes inactive. At a minimum, any active nests should be monitored periodically to determine when the nest has become inactive. Nesting bird surveys would generally be repeated during the nesting bird season if the project experiences work stoppages greater than 14 days, given that new nests may have been initiated in the absence of disturbance.

5.2.5 Trees

POTENTIAL PROJECT IMPACTS
Both native and non-native trees are present throughout the Study Area. Trees are concentrated in coast live oak woodland, buckeye groves, and riparian woodlands; however, scattered trees are also present in scrub, chaparral, and grassland habitats within the Study Area. The Tree DRAFT
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18 Ordinance requires approval for removal of individual trees with a trunk diameter of 12 inches or more at breast height, or ‘groves’, (i.e., trees within a grouping of five or more of the same species with a trunk diameter of 6 inches or more at breast height).

Under the Tree Ordinance, the clearing or removal of these trees for the construction of any improvement on lands, other than for subdivision or division of lands, shall be permitted, nor shall a building permit be issued without the site plan having first been approved by the city engineer or their authorized representative. If the project includes tree removal, approval must be gained by the city engineer prior to any removal activities.

RECOMMENDED AVOIDANCE AND MINIMIZATION MEASURES
Should any tree removal be proposed, a tree survey conducted by a certified arborist should be conducted within the area of proposed tree removal to determine which trees are protected by the Tree Ordinance. All applicable measures discussed in the Tree Ordinance, including obtaining approval from the city engineer, should be adopted.

6.0 CONCLUSIONS
The Study Area includes seven different sensitive land cover types that occupy approximately 13 acres of the 21-acre total area. These include ephemeral stream, needle grass grassland, coast live oak woodland, California buckeye groves, riparian California buckeye groves, riparian coast live oak woodland, and riparian California sagebrush scrub. Disturbance of any of these land cover types could be considered potentially significant under CEQA. Impacts to an ephemeral stream will require a permit from the Corps, CDFW, and RWQCB; and impacts to riparian habitat will require a permit from CDFW, and possibly the RWQCB. For activities with potential to impact portions of the Study Area that are located within riparian corridors, the CDFW and the RWQCB would require some degree of compensatory mitigation for riparian habitat impacts. Town setback policies prohibit work within 20 feet of ephemeral streams, and within riparian corridors, as well. Work within these setbacks would require permission from the Town.

Prior to any ground disturbance or vegetation removal, targeted native plant surveys should be conducted for the six special-status plant species with potential to occur within the Study Area (bent-flowered fiddleneck, Brewer’s calandrinia, western leatherwood, California bottle-brush grass, San Mateo woolly sunflower, and San Francisco owl’s clover) during their blooming periods, or when plants are readily identifiable. If one or more special-status plant species are encountered, additional mitigation measures may be required. If tree removal is proposed, a tree survey should also be conducted by an arborist to determine the presence of any protected trees.

Hoary bat, San Francisco dusky-footed woodrat, and nesting birds have the potential to occur in the Study Area. The avoidance and minimization measures discussed above should guide future project plan development.

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19 7.0 REFERENCES
[Cal-IPC] California Invasive Plant Council. 2023. The California Invasive Plant Inventory.

California Invasive Plant Council, Berkeley, CA. Available online: http://www.calipc.org/ip/inventory Accessed: February 2023. [CCH2] Consortium of California Herbaria 2. 2023. Data provided by the participants of the Consortium of California Herbaria.
https://www.cch2.org/portal/collections/harvestparams.php. Accessed February 2023. [CDFW] California Department of Fish and Wildlife. 2018. Protocols for Surveying and Evaluating Impacts to Special Status Native Plant Populations and Natural Communities. California Natural Resources Agency, California Department of Fish and Game. March 20, 2018. [CDFW] California Department of Fish and Wildlife. 2023a. Natural Diversity Database, Wildlife and Habitat Data Analysis Branch. Sacramento, California. Accessed: February 2023. [CDFW] California Department of Fish and Wildlife. 2023b. California Natural Community List.

Accessed: February 2023.
[CNPS] California Native Plant Society. June 2001. CNPS Botanical Survey Guidelines. California Native Plant Society Publication.
[CNPS] California native Plant Society. January 2020. Considerations for Including CRPR 4 Plant Taxa in CEQA Biological Resource Impact Analysis. California Native Plant Society Publication.
[CNPS] California Native Plant Society. 2023a. Online Inventory of Rare, Threatened, and Endangered Plants of California. Available online: http://www.rareplants.cnps.org/ Accessed:

February 2023.
[CNPS] California Native Plant Society. 2023b. A Manual of California Vegetation Online.

Available online: http://vegetation.cnps.org/ Accessed: February 2023. [Corps] U.S. Army Corps of Engineers. 2018. National Wetland Plant List, version 3.5. Engineer Research and Development Center. Cold Regions Research and Engineering Laboratory, Hanover, NH. Available online: https://cwbiapp.sec.usace.army.mil/nwpl_static/v34/home/home.html Accessed: February 2023. [CSRL] California Soil Resources Lab. 2023. Online Soil Survey. Available online:
http://casoilresource.lawr.ucdavis.edu/drupal/ Accessed: February 2023.

Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Department of the Army, Waterways Experiment Station, Vicksburg, Mississippi 39180-0631.

Google Earth. 2023. Hillsborough Area. Image dates: 1939-2021 Accessed: February 2023.

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20 [Jepson eFlora] Jepson Herbarium. Jepson Flora Project. 2023. Jepson eFlora Available online:
http://ucjeps.berkeley.edu/IJM.html Accessed: February 2023.

Matocq, M. 2003. Dusky-footed Woodrats (Neotoma fuscipes) at Hastings: A Research Tradition.

Hastings Natural History Reservation. Available online:
http://www.hastingsreserve.org/Woodrats/DFwoodrats.html NatureServe. 2023. NatureServe Conservation Status. Available online at:
http://explorer.natureserve.org/ranking.htm. Most recently accessed: February 2023. [NETR] Nationwide Environmental Title Research. 2023. Historic Aerials. Available online:
http://www.historicaerials.com/ Accessed February 2023.

Safford, H., and M., J.E.D. 2020. An Updated Database of Serpentine Endemism in the California Flora. Madroño 67(2): 85-104.
[USFWS] U.S. Fish and Wildlife Service 2023a. IPaC Resource List. Information for Planning and Conservation, Sacramento Fish and Wildlife Office. Available online:
https://ecos.fws.gov/ipac/ Accessed February 2023.
[USFWS] U.S. Fish and Wildlife Service. 2023b. National Wetlands Institute. Wetlands Mapper.

Available online: https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/ Accessed February 2023.

Attachments
Attachment A. Figures
Figure 1. General Vicinity Map
Figure 2. Study Area Overview
Figure 3. Land Cover Types within Study Area
Figure 4. Potential Biological Constraints within the Study Area Attachment B. Species Observed within and around the Study Area Attachment C. Representative Site Photographs
Attachment D. Special-Status Plant and Wildlife Species Documented in the Vicinity of the
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Attachment A
Attachment A.

Figures DRAFT
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P ath : L : \Acad 2000 F i l es\29000\29273 - 5 \G I S \ArcM ap\29273 - 5B a se . aprx Layout N am e : F i g1_Gen era l Vi ci n ity M ap Sources: N at i on a l Geograp h i c, WR A | P repared B y: n ja n der, 2 /2 /2023 Study Area
View Exten t
Tob i n C l ark P rop erty, Town of H i l l sborough ,
Sa n M ateo Cou nty, Ca l iforn i a
0 0.250.5
M i les
F igure 1. Genera l Vicin i ty M ap
± DRAFT
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Parrot t Dr
Tournament Dr
Tobin Clark Dr Tobin Clark
Dr
E P
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Rd
Athletic Loop Rd
College of San
Mateo
P ath : L : \Acad 2000 F i l es\29000\29273 - 5 \G I S \ArcM ap\29273 - 5B a se . aprx Layout N am e : F i g2_Aer i a l P h otograp h of th e Stu d y Area Sources: Sa n M ateo Cou nty I m agery 2022 , WR A | P repared B y: n ja n der, 2 /17/2023 Tob i n C l ark P rop erty,
Town of H i l l sborou g h ,
Sa n M ateo Cou nty, Ca l iforn i a
0 250 500Feet
F igure 2. Stu dy Area Overview
±
Study Area (21 ac.)
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D
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W
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W Perimeter Rd
E Perimeter Rd E Perimeter Rd
W Perimeter Rd
College of San Mateo
College of San Mateo
Tob
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Tobin Clark D r
E Perimeter Rd
Athlet
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P ath : L : \Acad 2000 F i l es\29000\29273 - 5 \G I S \ArcM ap\29273 - 5B a se . aprx Layout N am e : F i g3_La n d Cover Study Area (21 ac.)
Top of B a n k
Sensitive
Ephemera l Stream (0.13 ac. )
N eed l e grass grassl and (0.76 ac.)
Coast L ive Oak Wood l and (10. 58 ac. )
Ca l iforn ia B uckeye Groves (0.09 ac. )
R iparian Ca l iforn ia Sagebru sh Scrub (0. 26 ac. )
R iparian Coast L ive Oak Wood l and (0.12 ac. )
R iparian Ca l iforn ia B uckeye Groves (1 .01 ac. )
N on - Sen s itive
D eve l oped (1 .07 ac. )
N on - native An n ua l Grass l and 2 .17 ac. )
Ca l iforn ia Sagebru sh Scrub (1 . 98 ac. )
Cham ise Chaparra l (2.79 ac.)
E uca l yptu s Groves (0.04 ac. )
Tob i n C l ark P rop erty, Town of H i l l sborough ,
Sa n M ateo Cou nty, Ca l iforn i a
Sources: Sa n M ateo Cou nty I m agery 2022 , WR A | P repared B y: n ja n der, 2 /17/2023 0 250 500Feet F igure 3. Lan d Cover Types wi th i n the Stu dy Area DRAFT Hillsborough Housing Element | Appendix C
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m
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t
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E Perimeter Rd E Perimeter Rd
W Perimeter Rd
College of San
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College of San Mateo
T
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a
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P ath : L : \Acad 2000 F i l es\29000\29273 - 5 \G I S \ArcM ap\29273 - 5B a se . aprx Layout N am e : F i g4_B i oCon stra i nts Study Area (21 ac.)
B iolog ica l Con stra ints
Add itiona l Sen s itive H ab itat (11 . 24 ac. )
Town of H i l l sborou g h Stream Setback ( 2 . 33 ac. ) Sensitive
Ephemera l Stream (0.13 ac. )
N eed l e grass grassl and (0.76 ac.)
Coast L ive Oak Wood l and (10. 58 ac. )
Ca l iforn ia B uckeye Groves (0.09 ac. )
R iparian Ca l iforn ia Sagebru sh Scrub (0. 26 ac. )
R iparian Coast L ive Oak Wood l and (0.12 ac. )
R iparian Ca l iforn ia B uckeye Groves (1 .01 ac. )
N on - Sen s itive
D eve l oped (1 .07 ac. )
N on - native An n ua l Grass l and 2 .17 ac. )
Ca l iforn ia Sagebru sh Scrub (1 . 98 ac. )
Cham ise Chaparra l (2.79 ac.)
E uca l yptu s Groves (0.04 ac. )
Tob i n C l ark P rop erty, Town of H i l l sborough ,
Sa n M ateo Cou nty, Ca l iforn i a
Sources: Sa n M ateo Cou nty I m agery 2022 , WR A | P repared B y: n ja n der, 2 /17/2023 0 250 500Feet F igure 4. B iological Constrain ts wi th in the Study Area ± DRAFT
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Attachment B
Attachment B.

Species Observed within and around the Study Area DRAFT Hillsborough Housing Element | Appendix C
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Attachment B-1
Attachment B-1. Plant species observed within and around the Study Area on February 6, 2023

SCIENTIFIC NAME COMMON NAME ORIGIN FORM RARITY
STATUS1

CAL-IPC
STATUS2

WETLAND
STATUS3
Achillea millefolium Yarrow native perennial herb - - FACU Adenostoma fasciculatum Chamise native tree, shrub - - - Adiantum jordanii California maidenhair fern native fern - - FAC Aesculus californica Buckeye native tree - - -
Arctostaphylos sp. Manzanita native shrub - - -
Artemisia californica Coastal sage brush native shrub - - - Avena sp. Oats non-native (invasive) Annual grass - Moderate - Baccharis pilularis Coyote brush native shrub - - -
Briza maxima Rattlesnake grass non-native (invasive) annual grass - Limited - Bromus hordeaceus Soft chess non-native (invasive) annual grass - Limited FACU Cardamine sp. Bittercress - - - - -
Carduus pycnocephalus ssp.
pycnocephalus
Italian thistle non-native (invasive) annual herb - Moderate - Carpobrotus edulis Iceplant non-native (invasive) perennial herb - High - Ceanothus thyrsiflorus Blueblossom native tree, shrub - - - Centaurea melitensis Tocalote non-native (invasive) annual herb - Moderate - Chlorogalum pomeridianum Amole native perennial herb - - - Cirsium vulgare Bullthistle non-native (invasive) perennial herb - Moderate FACU Claytonia perfoliata Miner's lettuce native annual herb - - FAC Cortaderia selloana Pampas grass non-native (invasive) perennial grass - High FACU Delairea odorata Cape ivy non-native (invasive) perennial herb - High FAC Diplacus aurantiacus Sticky monkeyflower native shrub - - FACU Dittrichia graveolens Stinkwort non-native (invasive) annual herb - Moderate - Elymus triticoides Beardless wild rye native perennial grass - - FAC Erigeron canadensis Horseweed native annual herb - - FACU Erodium botrys Big heron bill non-native annual herb - - FACU Erodium brachycarpum White stemmed filaree non-native annual herb - - - DRAFT
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Attachment B-1

SCIENTIFIC NAME COMMON NAME ORIGIN FORM RARITY
STATUS1

CAL-IPC
STATUS2

WETLAND
STATUS3
Erodium cicutarium Red stemmed filaree non-native (invasive) annual herb - Limited - Eucalyptus globulus Blue gum non-native (invasive) tree - Limited - Festuca perennis Italian rye grass non-native (invasive) annual, perennial grass - Moderate FAC Galium aparine Cleavers native annual herb - - FACU
Genista monspessulana French broom non-native (invasive) shrub - High - Helminthotheca echioides Bristly ox-tongue non-native (invasive) annual, perennial herb - Limited FAC Heteromeles arbutifolia Toyon native shrub - - -
Hirschfeldia incana Short-podded mustard non-native (invasive) perennial herb - Moderate - Hordeum marinum ssp.
gussoneanum
Mediterranean barley non-native (invasive) annual grass - Moderate FAC Juncus patens Common rush native perennial grass-like
herb
- - FACW
Lomatium sp. Lomatium - - - - -
Lonicera hispidula Pink honeysuckle native vine, shrub - - FACU Lupinus bicolor Miniature lupine native annual, perennial herb - - - Marah fabacea California man-root native perennial herb, vine - - - Medicago polymorpha Bur clover non-native (invasive) annual herb - Limited FACU Mentha pulegium Pennyroyal non-native (invasive) perennial herb - Moderate OBL Oxalis pes-caprae Bermuda buttercup non-native (invasive) perennial herb - Moderate - Pedicularis densiflora Indian warrior native perennial herb - - - Pentagramma triangularis Gold back fern native fern - - - Pinus sp. Pine non-native tree - - -
Plantago coronopus Cut leaf plantain non-native annual herb - - FAC Plantago lanceolata Ribwort non-native (invasive) perennial herb - Limited FAC Pteridium aquilinum var.
pubescens
Western bracken fern native fern - - FACU
Quercus agrifolia Coast live oak native tree - - -
Ribes sp. Gooseberry native shrub - - -
Sambucus mexicana Blue elderberry native shrub - - FACU DRAFT
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Attachment B-1

SCIENTIFIC NAME COMMON NAME ORIGIN FORM RARITY
STATUS1

CAL-IPC
STATUS2

WETLAND
STATUS3
Sanicula bipinnatifida Purple sanicle native perennial herb - - - Scrophularia californica California bee plant native perennial herb - - FAC Silybum marianum Milk thistle non-native (invasive) annual, perennial herb - Limited - Stipa pulchra Purple needle grass native perennial grass - - - Toxicodendron diversilobum Poison oak native vine, shrub - - FACU Trifolium sp. clover native - - - -
Umbellularia californica California bay native tree - - FAC Vicia sativa Spring vetch non-native annual herb, vine - - FACU Vicia villosa Hairy vetch non-native annual herb, vine - - - All species identified using the Jepson Flora Project (Jepson eFlora 2023); nomenclature follows Jepson eFlora. Sp.: “species,” intended to indicate that the observer was confident in the identity of the genus but uncertain which species. 1 Rare Status: The CNPS Inventory of Rare and Endangered Plants (CNPS 2023a) FE: Federal Endangered
FT: Federal Threatened
SE: State Endangered
ST: State Threatened
SR: State Rare
Rank 1A: Plants presumed extirpated in California and either rare or extinct elsewhere Rank 1B: Plants rare, threatened, or endangered in California and elsewhere Rank 2A: Plants presumed extirpated in California, but more common elsewhere Rank 2B: Plants rare, threatened, or endangered in California, but more common elsewhere Rank 3: Plants about which we need more information – a review list Rank 4: Plants of limited distribution – a watch list
2 Invasive Status: California Invasive Plant Inventory (Cal-IPC 2023) High: Severe ecological impacts; high rates of dispersal and establishment; most are widely distributed ecologically.

Moderate: Substantial and apparent ecological impacts; moderate-high rates of dispersal, establishment dependent on disturbance; limited-moderate distribution ecologically
Limited: Minor or not well documented ecological impacts; low-moderate rate of invasiveness; limited distribution ecologically Assessed: Assessed by Cal-IPC and determined to not be an existing current threat 3 Wetland Status: National List of Plant Species that Occur in Wetlands, Arid West Region (Corps 2018) OBL: Almost always a hydrophyte, rarely in uplands
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Attachment B-1

SCIENTIFIC NAME COMMON NAME ORIGIN FORM RARITY
STATUS1

CAL-IPC
STATUS2

WETLAND
STATUS3
FACW: Usually a hydrophyte, but occasionally found in uplands FAC: Commonly either a hydrophyte or non-hydrophyte
FACU: Occasionally a hydrophyte, but usually found in uplands UPL: Rarely a hydrophyte, almost always in uplands
NL: Rarely a hydrophyte, almost always in uplands
NI: No information; not factored during wetland delineation DRAFT Hillsborough Housing Element | Appendix C
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Attachment B-2
Attachment B-2. Wildlife species observed within and around the Project Area on February 6, 2023

SCIENTIFIC NAME COMMON NAME STATUS
BIRDS
Calypte anna Anna’s hummingbird --
Corvus brachyrhynchos American crow --
Mimus polyglottos northern mockingbird --
Aphelocoma californica California scrub-jay --
Columba livia rock dove --
Melospiza melodia song sparrow --
Buteo jamaicensis red-tailed hawk --
Cathartes aura turkey vulture --
Poecile rufescens chestnut-backed chickadee --
Colaptes auratus northern flicker --
Psaltriparus minimus bushtit --
Junco hyemalis dark-eyed junco --
Turdus migratorius American robin --

MAMMALS
Sylvilagus audubonii desert cottontail --
Lepus californicus black-tailed jackrabbit --
Odocoileus hemionus mule deer (scat) --

INVERTEBRATES
Ariolimax californicus banana slug -- DRAFT
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Attachment C
Attachment C
Representative Site Photographs DRAFT
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Photo 1. View of the paved unnamed trail, facing west from the access point of the Study Area.

Photo taken on February 6, 2023.

Photo 2. View of California sagebrush scrub within the western corner of the Study Area, near the westernmost ephemeral stream. Photo taken on February 6, 2023.

Attachment C.

Representative Site Photographs 1
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Photo 3. View of an ephemeral stream and riparian California sagebrush scrub within the Study Area.

Water was flowing within this feature during the time of the site visit. Photo taken on February 6, 2023.

Photo 4. Representative view of a purple needlegrass grassland within the Study Area. This landcover type occurs at various points along the unnamed, paved trail. Photo taken on February 6, 2023. 2 Attachment C.

Representative Site Photographs
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Photo 5. View of non-native annual grassland in the northwestern corner of the Study Area.

Photo taken on February 6, 2023.

Photo 6. View of the ephemeral stream paralleling the fire road for a large portion of the Study Area.

The feature contained following water at the time of the site visit. Photo taken on February 6, 2023. 3 Attachment C.

Representative Site Photographs
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Photo 7. View of ephemeral stream and associated riparian California buckeye groves in the eastern portion of the Study Area. Photo taken on February 6, 2023.

Photo 8. View of eucalyptus groves land cover type that cover areas along the southern boundary of the Study Area. Photo taken on February 6, 2023.
4 Attachment C.

Representative Site Photographs
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Photo 9. View of California buckeye groves on the eastern edge of the Study Area.

Photo taken on February 6, 2023.
5 Attachment C.

Representative Site Photographs
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Attachment C

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Attachment D
Attachment D
Special-Status Plant and Wildlife Species Documented in the Vicinity of the Study Area DRAFT Hillsborough Housing Element | Appendix C
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Attachment D
Attachment D. Special-status plant and wildlife species documented in the vicinity of the Project Area.

List compiled from a search of the California Department of Fish and Wildlife Natural Diversity Database (CDFW 2023), the U.S. Fish and Wildlife Service Information Planning and Consultation database (USFWS 2023), and the California Native Plant Society Inventory of Rare and Endangered Plants (CNPS 2023a), for the San Mateo, San Francisco South, Hunters Point, San Leandro, Redwood Point, Palo Alto, Montara Mountain, Woodside, and Half Moon Bay U.S. Geological Survey (USGS) 7.5-minute quadrangles.

SPECIES STATUS* HABITAT
PLANTS
San Mateo thorn-mint
Acanthomintha duttonii FE, SE, Rank 1B.1 Chaparral, valley and foothill grassland. Elevation ranges from 165 to 985 feet (50 to 300 meters). Blooms Apr–Jun.

Blasdale's bent grass
Agrostis blasdalei Rank 1B.2 Coastal bluff scrub, coastal dunes, coastal prairie. Elevation ranges from 0 to 490 feet (0 to 150 meters). Blooms May–Jul.

Franciscan onion
Allium peninsulare var. franciscanum Rank 1B.2 Cismontane woodland, valley and foothill grassland. Elevation ranges from 170 to 1000 feet (52 to 305 meters). Blooms (Apr)May–Jun. bent-flowered fiddleneck
Amsinckia lunaris Rank 1B.2 Cismontane woodland, coastal bluff scrub, valley, and foothill grassland. Elevation ranges from 10 to 1640 feet (3 to 500 meters). Blooms Mar–Jun.

California androsace
Androsace elongata ssp. acuta Rank 4.2
Chaparral, cismontane woodland, coastal scrub, meadows and seeps, pinyon and juniper woodland, valley, and foothill grassland. Elevation ranges from 490 to 4280 feet (150 to 1305 meters). Blooms Mar–Jun.
coast rockcress
Arabis blepharophylla Rank 4.3 Broadleafed upland forest, coastal bluff scrub, coastal prairie, coastal scrub. Elevation ranges from 10 to 3610 feet (3 to 1100 meters). Blooms Feb–May.

Anderson's manzanita
Arctostaphylos andersonii Rank 1B.2 Broadleafed upland forest, chaparral, north coast coniferous forest. Elevation ranges from 195 to 2495 feet (60 to 760 meters). Blooms Nov–May.

Franciscan manzanita
Arctostaphylos franciscana FE, Rank 1B.1 Coastal scrub (serpentine). Elevation ranges from 195 to 985 feet (60 to 300 meters). Blooms Feb–Apr.

San Bruno Mountain manzanita
Arctostaphylos imbricata SE, Rank 1B.1 Chaparral, coastal scrub. Elevation ranges from 900 to 1215 feet (275 to 370 meters). Blooms Feb–May.

Presidio manzanita
Arctostaphylos montana ssp. ravenii FE, SE, Rank 1B.1 Chaparral, coastal prairie, coastal scrub. Elevation ranges from 150 to 705 feet (45 to 215 meters). Blooms Feb–Mar.

Montara manzanita
Arctostaphylos montaraensis Rank 1B.2 Chaparral (maritime), coastal scrub. Elevation ranges from 260 to 1640 feet (80 to 500 meters). Blooms Jan–Mar.

Pacific manzanita
Arctostaphylos pacifica SE, Rank 1B.1 Chaparral, coastal scrub. Elevation ranges from 1085 to 1085 feet (330 to 330 meters). Blooms Feb–Apr.

Kings Mountain manzanita
Arctostaphylos regismontana Rank 1B.2 Broadleafed upland forest, chaparral, north coast coniferous forest. Elevation ranges from 1000 to 2395 feet (305 to 730 meters). Blooms Dec–Apr. ocean bluff milk-vetch
Astragalus nuttallii var. nuttallii Rank 4.2 Coastal bluff scrub, coastal dunes. Elevation ranges from 10 to 395 feet (3 to 120 meters). Blooms Jan–Nov.

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Attachment D
SPECIES STATUS* HABITAT
coastal marsh milk-vetch
Astragalus pycnostachyus var.
pycnostachyus
Rank 1B.2
Coastal dunes (mesic), coastal scrub, marshes and swamps (coastal salt, streamsides). Elevation ranges from 0 to 180 feet (0 to 55 meters). Blooms (Apr)Jun–Oct.
alkali milk-vetch
Astragalus tener var. tener Rank 1B.2 Playas, valley and foothill grassland (adobe clay), vernal pools. Elevation ranges from 5 to 195 feet (1 to 60 meters). Blooms Mar–Jun.

Brewer's calandrinia
Calandrinia breweri Rank 4.2 Chaparral, coastal scrub. Elevation ranges from 35 to 4005 feet (10 to 1220 meters). Blooms (Jan)Mar–Jun.

Oakland star-tulip
Calochortus umbellatus Rank 4.2
Broadleafed upland forest, chaparral, cismontane woodland, lower montane coniferous forest, valley, and foothill grassland. Elevation ranges from 330 to 2295 feet (100 to 700 meters). Blooms Mar–May.
pink star-tulip
Calochortus uniflorus Rank 4.2 Coastal prairie, coastal scrub, meadows and seeps, north coast coniferous forest. Elevation ranges from 35 to 3510 feet (10 to 1070 meters). Blooms Apr–Jun. bristly sedge
Carex comosa Rank 2B.1 Coastal prairie, marshes and swamps (lake margins), valley and foothill grassland. Elevation ranges from 0 to 2050 feet (0 to 625 meters). Blooms May–Sep. johnny-nip
Castilleja ambigua var. ambigua Rank 4.2
Coastal bluff scrub, coastal prairie, coastal scrub, marshes and swamps, valley and foothill grassland, vernal pools (margins). Elevation ranges from 0 to 1425 feet (0 to 435 meters). Blooms Mar–Aug.

Congdon's tarplant
Centromadia parryi ssp. congdonii Rank 1B.1 Valley and foothill grassland (alkaline). Elevation ranges from 0 to 755 feet (0 to 230 meters). Blooms May–Oct(Nov). pappose tarplant
Centromadia parryi ssp. parryi Rank 1B.2
Chaparral, coastal prairie, marshes and swamps (coastal salt), meadows and seeps, valley and foothill grassland (vernally mesic). Elevation ranges from 0 to 1380 feet (0 to 420 meters). Blooms May–Nov.

Point Reyes salty bird's-beak
Chloropyron maritimum ssp. palustre Rank 1B.2 Marshes and swamps (coastal salt). Elevation ranges from 0 to 35 feet (0 to 10 meters). Blooms Jun–Oct.

San Francisco Bay spineflower
Chorizanthe cuspidata var. cuspidata Rank 1B.2 Coastal bluff scrub, coastal dunes, coastal prairie, coastal scrub. Elevation ranges from 10 to 705 feet (3 to 215 meters). Blooms Apr–Jul(Aug). robust spineflower
Chorizanthe robusta var. robusta FE, Rank 1B.1 Chaparral (maritime), cismontane woodland (openings), coastal dunes, coastal scrub. Elevation ranges from 10 to 985 feet (3 to 300 meters). Blooms Apr–Sep.

Franciscan thistle
Cirsium andrewsii Rank 1B.2 Broadleafed upland forest, coastal bluff scrub, coastal prairie, coastal scrub. Elevation ranges from 0 to 490 feet (0 to 150 meters). Blooms Mar–Jul. fountain thistle
Cirsium fontinale var. fontinale FE, SE, Rank 1B.1
Chaparral (openings), cismontane woodland, meadows and seeps, valley and foothill grassland. Elevation ranges from 150 to 575 feet (45 to 175 meters).

Blooms (Apr)May–Oct.
compact cobwebby thistle
Cirsium occidentale var. compactum
Rank 1B.2 Chaparral, coastal dunes, coastal prairie, coastal scrub. Elevation ranges from 15 to 490 feet (5 to 150 meters). Blooms Apr–Jun.

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Attachment D
SPECIES STATUS* HABITAT
lost thistle
Cirsium praeteriens Rank 1A Known from only two records in California. Thought to be extirpated. Blooms JunJul. round-headed collinsia
Collinsia corymbosa Rank 1B.2 Coastal dunes. Elevation ranges from 0 to 65 feet (0 to 20 meters). Blooms Apr–Jun.

San Francisco collinsia
Collinsia multicolor Rank 1B.2 Closed-cone coniferous forest, coastal scrub. Elevation ranges from 100 to 900 feet (30 to 275 meters). Blooms (Feb)Mar–May. clustered lady's-slipper
Cypripedium fasciculatum Rank 4.2 Lower montane coniferous forest, north coast coniferous forest. Elevation ranges from 330 to 7990 feet (100 to 2435 meters). Blooms Mar–Aug. western leatherwood
Dirca occidentalis Rank 1B.2
Broadleafed upland forest, chaparral, cismontane woodland, closed-cone coniferous forest, north coast coniferous forest, riparian forest, riparian woodland.

Elevation ranges from 80 to 1395 feet (25 to 425 meters). Blooms Jan–Mar(Apr).

California bottle-brush grass
Elymus californicus Rank 4.3
Broadleafed upland forest, cismontane woodland, north coast coniferous forest, riparian woodland. Elevation ranges from 50 to 1540 feet (15 to 470 meters).

Blooms May–Aug(Nov).

San Mateo woolly sunflower
Eriophyllum latilobum FE, SE, Rank 1B.1
Cismontane woodland (often serpentine, roadcuts), coastal scrub, lower montane coniferous forest. Elevation ranges from 150 to 1085 feet (45 to 330 meters).

Blooms May–Jun.

Hoover's button-celery
Eryngium aristulatum var. hooveri Rank 1B.1 Vernal pools. Elevation ranges from 10 to 150 feet (3 to 45 meters). Blooms (Jun)Jul(Aug).

Jepson's coyote-thistle
Eryngium jepsonii Rank 1B.2 Valley and foothill grassland, vernal pools. Elevation ranges from 10 to 985 feet (3 to 300 meters). Blooms Apr–Aug.

San Francisco wallflower
Erysimum franciscanum Rank 4.2 Chaparral, coastal dunes, coastal scrub, valley and foothill grassland. Elevation ranges from 0 to 1805 feet (0 to 550 meters). Blooms Mar–Jun.

Hillsborough chocolate lily
Fritillaria biflora var. ineziana Rank 1B.1 Cismontane woodland, valley and foothill grassland. Elevation ranges from 490 to 490 feet (150 to 150 meters). Blooms Mar–Apr.

Marin checker lily
Fritillaria lanceolata var. tristulis Rank 1B.1 Coastal bluff scrub, coastal prairie, coastal scrub. Elevation ranges from 50 to 490 feet (15 to 150 meters). Blooms Feb–May. fragrant fritillary
Fritillaria liliacea Rank 1B.2 Cismontane woodland, coastal prairie, coastal scrub, valley and foothill grassland. Elevation ranges from 10 to 1345 feet (3 to 410 meters). Blooms Feb–Apr. blue coast gilia
Gilia capitata ssp. chamissonis Rank 1B.1 Coastal dunes, coastal scrub. Elevation ranges from 5 to 655 feet (2 to 200 meters). Blooms Apr–Jul. dark-eyed gilia
Gilia millefoliata Rank 1B.2 Coastal dunes. Elevation ranges from 5 to 100 feet (2 to 30 meters). Blooms Apr–Jul.

San Francisco gumplant
Grindelia hirsutula var. maritima Rank 3.2 Coastal bluff scrub, coastal scrub, valley and foothill grassland. Elevation ranges from 50 to 1310 feet (15 to 400 meters). Blooms Jun–Sep.

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Attachment D
SPECIES STATUS* HABITAT
Diablo helianthella
Helianthella castanea Rank 1B.2
Broadleafed upland forest, chaparral, cismontane woodland, coastal scrub, riparian woodland, valley and foothill grassland. Elevation ranges from 195 to 4265 feet (60 to 1300 meters). Blooms Mar–Jun.
congested-headed hayfield tarplant
Hemizonia congesta ssp. congesta
Rank 1B.2 Valley and foothill grassland. Elevation ranges from 65 to 1835 feet (20 to 560 meters). Blooms Apr–Nov.
short-leaved evax
Hesperevax sparsiflora var. brevifolia Rank 1B.2 Coastal bluff scrub (sandy), coastal dunes, coastal prairie. Elevation ranges from 0 to 705 feet (0 to 215 meters). Blooms Mar–Jun.

Marin western flax
Hesperolinon congestum FT, ST, Rank 1B.1 Chaparral, valley and foothill grassland. Elevation ranges from 15 to 1215 feet (5 to 370 meters). Blooms Apr–Jul. water star-grass
Heteranthera dubia Rank 2B.2 Marshes and swamps (alkaline, still, slow-moving water). Elevation ranges from 100 to 4905 feet (30 to 1495 meters). Blooms Jul–Oct.

Loma Prieta hoita
Hoita strobilina Rank 1B.1 Chaparral, cismontane woodland, riparian woodland. Elevation ranges from 100 to 2820 feet (30 to 860 meters). Blooms May–Jul(Aug–Oct).

Kellogg's horkelia
Horkelia cuneata var. sericea Rank 1B.1 Chaparral (maritime), closed-cone coniferous forest, coastal dunes, coastal scrub. Elevation ranges from 35 to 655 feet (10 to 200 meters). Blooms Apr–Sep.

Point Reyes horkelia
Horkelia marinensis Rank 1B.2 Coastal dunes, coastal prairie, coastal scrub. Elevation ranges from 15 to 2475 feet (5 to 755 meters). Blooms May–Sep. harlequin lotus
Hosackia gracilis Rank 4.2
Broadleafed upland forest, cismontane woodland, closed-cone coniferous forest, coastal bluff scrub, coastal prairie, coastal scrub, marshes and swamps, meadows and seeps, north coast coniferous forest, valley and foothill grassland. Elevation ranges from 0 to 2295 feet (0 to 700 meters). Blooms Mar–Jul. island tube lichen
Hypogymnia schizidiata Rank 1B.3 Chaparral, closed-cone coniferous forest. Elevation ranges from 1180 to 1330 feet (360 to 405 meters). coast iris
Iris longipetala Rank 4.2 Coastal prairie, lower montane coniferous forest, meadows and seeps. Elevation ranges from 0 to 1970 feet (0 to 600 meters). Blooms Mar–May(Jun). perennial goldfields
Lasthenia californica ssp. macrantha Rank 1B.2 Coastal bluff scrub, coastal dunes, coastal scrub. Elevation ranges from 15 to 1705 feet (5 to 520 meters). Blooms Jan–Nov.

Contra Costa goldfields
Lasthenia conjugens FE, Rank 1B.1 Cismontane woodland, playas (alkaline), valley and foothill grassland, vernal pools. Elevation ranges from 0 to 1540 feet (0 to 470 meters). Blooms Mar–Jun. beach layia
Layia carnosa FT, SE, Rank 1B.1 Coastal dunes, coastal scrub (sandy). Elevation ranges from 0 to 195 feet (0 to 60 meters). Blooms Mar–Jul. serpentine leptosiphon
Leptosiphon ambiguus Rank 4.2 Cismontane woodland, coastal scrub, valley and foothill grassland. Elevation ranges from 395 to 3710 feet (120 to 1130 meters). Blooms Mar–Jun. bristly leptosiphon
Leptosiphon aureus Rank 4.2 Chaparral, cismontane woodland, coastal prairie, valley and foothill grassland. Elevation ranges from 180 to 4920 feet (55 to 1500 meters). Blooms Apr–Jul.

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Attachment D
SPECIES STATUS* HABITAT
coast yellow leptosiphon
Leptosiphon croceus SE, Rank 1B.1 Coastal bluff scrub, coastal prairie. Elevation ranges from 35 to 490 feet (10 to 150 meters). Blooms Apr–Jun. large-flowered leptosiphon
Leptosiphon grandiflorus Rank 4.2
Cismontane woodland, closed-cone coniferous forest, coastal bluff scrub, coastal dunes, coastal prairie, coastal scrub, valley and foothill grassland. Elevation ranges from 15 to 4005 feet (5 to 1220 meters). Blooms Apr–Aug. broad-lobed leptosiphon
Leptosiphon latisectus Rank 4.3 Broadleafed upland forest, cismontane woodland. Elevation ranges from 560 to 4920 feet (170 to 1500 meters). Blooms Apr–Jun. rose leptosiphon
Leptosiphon rosaceus Rank 1B.1 Coastal bluff scrub. Elevation ranges from 0 to 330 feet (0 to 100 meters). Blooms Apr–Jul.

Crystal Springs lessingia
Lessingia arachnoidea Rank 1B.2 Cismontane woodland, coastal scrub, valley and foothill grassland. Elevation ranges from 195 to 655 feet (60 to 200 meters). Blooms Jul–Oct.

San Francisco lessingia
Lessingia germanorum FE, SE, Rank 1B.1 Coastal scrub (remnant dunes). Elevation ranges from 80 to 360 feet (25 to 110 meters). Blooms (Jun)Jul–Nov. woolly-headed lessingia
Lessingia hololeuca Rank 3
Broadleafed upland forest, coastal scrub, lower montane coniferous forest, valley and foothill grassland. Elevation ranges from 50 to 1000 feet (15 to 305 meters).

Blooms Jun–Oct.
spring lessingia
Lessingia tenuis Rank 4.3 Chaparral, cismontane woodland, lower montane coniferous forest. Elevation ranges from 985 to 7055 feet (300 to 2150 meters). Blooms May–Jul.

Ornduff's meadowfoam
Limnanthes douglasii ssp. ornduffii Rank 1B.1 Meadows and seeps. Elevation ranges from 35 to 65 feet (10 to 20 meters). Blooms Nov–May.

San Mateo tree lupine
Lupinus arboreus var. eximius Rank 3.2 Chaparral, coastal scrub. Elevation ranges from 295 to 1805 feet (90 to 550 meters). Blooms Apr–Jul. arcuate bush-mallow
Malacothamnus arcuatus Rank 1B.2 Chaparral, cismontane woodland. Elevation ranges from 50 to 1165 feet (15 to 355 meters). Blooms Apr–Sep. northern curly-leaved monardella
Monardella sinuata ssp. nigrescens Rank 1B.2
Chaparral (scr co.), coastal dunes, coastal scrub, lower montane coniferous forest (scr co., ponderosa pine sandhills). Elevation ranges from 0 to 985 feet (0 to 300 meters). Blooms (Apr)May–Jul(Aug–Sep).
woodland woollythreads
Monolopia gracilens Rank 1B.2
Broadleafed upland forest (openings), chaparral (openings), cismontane woodland, north coast coniferous forest (openings), valley and foothill grassland. Elevation ranges from 330 to 3935 feet (100 to 1200 meters). Blooms (Feb)Mar–Jul. white-rayed pentachaeta
Pentachaeta bellidiflora FE, SE, Rank 1B.1 Cismontane woodland, valley and foothill grassland (often serpentine). Elevation ranges from 115 to 2035 feet (35 to 620 meters). Blooms Mar–May.

Michael's rein orchid
Piperia michaelii Rank 4.2
Chaparral, cismontane woodland, closed-cone coniferous forest, coastal bluff scrub, coastal scrub, lower montane coniferous forest. Elevation ranges from 10 to 3000 feet (3 to 915 meters). Blooms Apr–Aug.

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Attachment D
SPECIES STATUS* HABITAT
Choris' popcornflower
Plagiobothrys chorisianus var.
chorisianus
Rank 1B.2
Chaparral, coastal prairie, coastal scrub. Elevation ranges from 10 to 525 feet (3 to 160 meters). Blooms Mar–Jun.

Hickman's popcornflower
Plagiobothrys chorisianus var.
hickmanii
Rank 4.2
Chaparral, closed-cone coniferous forest, coastal scrub, marshes and swamps, vernal pools. Elevation ranges from 50 to 1280 feet (15 to 390 meters). Blooms Apr–Jun.

Oregon polemonium
Polemonium carneum Rank 2B.2 Coastal prairie, coastal scrub, lower montane coniferous forest. Elevation ranges from 0 to 6005 feet (0 to 1830 meters). Blooms Apr–Sep.

Marin knotweed
Polygonum marinense Rank 3.1 Marshes and swamps (brackish, coastal salt). Elevation ranges from 0 to 35 feet (0 to 10 meters). Blooms (Apr)May–Aug(Oct).

Hickman's cinquefoil
Potentilla hickmanii FE, SE, Rank 1B.1
Closed-cone coniferous forest, coastal bluff scrub, marshes and swamps (freshwater), meadows and seeps (vernally mesic). Elevation ranges from 35 to 490 feet (10 to 149 meters). Blooms Apr–Aug.

Lobb's aquatic buttercup
Ranunculus lobbii Rank 4.2
Cismontane woodland, north coast coniferous forest, valley and foothill grassland, vernal pools. Elevation ranges from 50 to 1540 feet (15 to 470 meters). Blooms Feb–May.

Sanford's arrowhead
Sagittaria sanfordii Rank 1B.2 Marshes and swamps (shallow freshwater). Elevation ranges from 0 to 2135 feet (0 to 650 meters). Blooms May–Oct(Nov). adobe sanicle
Sanicula maritima SR, Rank 1B.1 Chaparral, coastal prairie, meadows and seeps, valley and foothill grassland. Elevation ranges from 100 to 785 feet (30 to 240 meters). Blooms Feb–May. chaparral ragwort
Senecio aphanactis Rank 2B.2 Chaparral, cismontane woodland, coastal scrub. Elevation ranges from 50 to 2625 feet (15 to 800 meters). Blooms Jan–Apr(May).

Scouler's catchfly
Silene scouleri ssp. scouleri Rank 2B.2 Coastal bluff scrub, coastal prairie, valley and foothill grassland. Elevation ranges from 0 to 1970 feet (0 to 600 meters). Blooms (Mar–May)Jun–Aug(Sep).

San Francisco campion
Silene verecunda ssp. verecunda Rank 1B.2
Chaparral, coastal bluff scrub, coastal prairie, coastal scrub, valley and foothill grassland. Elevation ranges from 100 to 2115 feet (30 to 645 meters). Blooms (Feb)Mar–Jul(Aug).
long-styled sand-spurrey
Spergularia macrotheca var.
longistyla
Rank 1B.2
Marshes and swamps, meadows and seeps. Elevation ranges from 0 to 835 feet (0 to 255 meters). Blooms Feb–May.
most beautiful jewelflower
Streptanthus albidus ssp. peramoenus
Rank 1B.2 Chaparral, cismontane woodland, valley and foothill grassland. Elevation ranges from 310 to 3280 feet (95 to 1000 meters). Blooms (Mar)Apr–Sep(Oct). northern slender pondweed
Stuckenia filiformis ssp. alpina Rank 2B.2 Marshes and swamps (shallow freshwater). Elevation ranges from 985 to 7055 feet (300 to 2150 meters). Blooms May–Jul.

California seablite
Suaeda californica FE, Rank 1B.1 Marshes and swamps (coastal salt). Elevation ranges from 0 to 50 feet (0 to 15 meters). Blooms Jul–Oct.

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Attachment D
SPECIES STATUS* HABITAT
two-fork clover
Trifolium amoenum FE, Rank 1B.1 Coastal bluff scrub, valley and foothill grassland (sometimes serpentine). Elevation ranges from 15 to 1360 feet (5 to 415 meters). Blooms Apr–Jun. saline clover
Trifolium hydrophilum Rank 1B.2 Marshes and swamps, valley and foothill grassland (mesic, alkaline), vernal pools. Elevation ranges from 0 to 985 feet (0 to 300 meters). Blooms Apr–Jun.

San Francisco owl's-clover
Triphysaria floribunda Rank 1B.2 Coastal prairie, coastal scrub, valley and foothill grassland. Elevation ranges from 35 to 525 feet (10 to 160 meters). Blooms Apr–Jun. coastal triquetrella
Triquetrella californica Rank 1B.2 Coastal bluff scrub, coastal scrub. Elevation ranges from 35 to 330 feet (10 to 100 meters).

WILDLIFE

MAMMALS
pallid bat
Antrozous pallidus SSC, WBWG High
Found in a variety of habitats ranging from grasslands to mixed forests, favoring open and dry, rocky areas. Roost sites include crevices in rock outcrops and cliffs, caves, mines, and hollow trees and various manmade structures such as bridges, barns, and buildings (including occupied buildings). Roosts must protect bats from high temperatures. Very sensitive to disturbance of roosting sites.

Townsend’s big-eared bat
Corynorhinus townsendii SSC, WBWG High
Associated with a wide variety of habitats from deserts to higher elevation mixed and coniferous forests. Females form maternity colonies in buildings, caves and mines, and males roost singly or in small groups. Foraging typically occurs at edge habitats near wooded areas, e.g., along streams.

Steller (=Northern) sea lion
Eumetopias jubatus FD, MMC SSC
Breeds on Año Nuevo, San Miguel and Farallon islands, Point Saint George, and Sugarloaf. Hauls-out on islands and rocks. Needs haul-out and breeding sites with unrestricted access to water, near aquatic food supply and with no human disturbance.
hoary bat
Lasiurus cinereus WBWG Medium
Prefers open forested habitats or habitat mosaics, with access to trees for cover and open areas or habitat edges for feeding. Roosts in dense foliage of medium to large trees. Feeds primarily on moths.
fringed myotis
Myotis thysanodes WBWG High
Associated with a wide variety of habitats including dry woodlands, desert scrub, mesic coniferous forest, grassland, and sage-grass steppes. Buildings, mines and large trees and snags are important day and night roosts.

San Francisco dusky-footed woodrat
Neotoma fuscipes annectens SSC
Forest habitats of moderate canopy and moderate to dense understory, also in chaparral habitats. Constructs nests of shredded grass, leaves, and other material.

May be limited by availability of nest-building materials. big free-tailed bat
Nyctinomops macrotis
SSC, WBWG medhigh
Occurs rarely in low-lying arid areas. Requires high cliffs or rocky outcrops for roosting sites.

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Attachment D
SPECIES STATUS* HABITAT
salt-marsh harvest mouse
Reithrodontomys raviventris FE, SE, CFP
Endemic to emergent salt and brackish wetlands of the San Francisco Bay Estuary.

Pickleweed marshes are primary habitat; also occurs in various other wetland communities with dense vegetation. Does not burrow, builds loosely organized nests. Requires higher areas for flood escape.

Alameda island mole
Scapanus latimanus parvus
SSC
Known only from Alameda Island. Found in a variety of habitats, especially annual and perennial grasslands. Prefers moist, friable soils. Avoids flooded soils.

Salt-marsh wandering shrew
Sorex vagrans halicoetes
SSC
Salt marshes of the south arm of San Francisco Bay. Medium high marsh 6 to 8 feet above sea level where abundant driftwood is scattered among Salicornia.

American badger
Taxidea taxus SSC
Most abundant in drier open stages of most shrub, forest, and herbaceous habitats, with friable soils. Requires friable soils and open, uncultivated ground. Preys on burrowing rodents.

BIRDS
great blue heron
Ardea herodias
none (breeding
sites protected by
CDFW)
Year-round resident. Nests colonially or semi-colonially in tall trees and on cliffs, also sequestered terrestrial substrates. Breeding sites usually near foraging areas:
marshes, lake margins, tidal flats, and rivers. Forages primarily on fishes and other aquatic prey, also smaller terrestrial vertebrates.

Short-eared owl
Asio flammeus SSC
Occurs year-round, but primarily as a winter visitor, breeding very restricted in most of California. Found in open, treeless areas (e.g., marshes, grasslands) with elevated sites for foraging perches and dense herbaceous vegetation for roosting and nesting. Preys mostly on small mammals, particularly voles. burrowing owl
Athene cunicularia SSC
Year-round resident and winter visitor. Occurs in open, dry grasslands and scrub habitats with low-growing vegetation, perches and abundant mammal burrows.

Preys upon insects and small vertebrates. Nests and roosts in old mammal burrows, most commonly those of ground squirrels.
marbled murrelet
Brachyramphus marmoratus FT, SE
Predominantly coastal marine. Nests in old-growth coniferous forests up to 30 miles inland along the Pacific coast, from Eureka to Oregon border, and in Santa Cruz/San Mateo Counties. Nests are highly cryptic, and typically located on platform-like branches of mature redwoods and Douglas firs. Forages on marine invertebrates and small fishes.
western snowy plover
Charadrius nivosus (alexandrines)
nivosus

FT, SSC, RP
Federal listing applies only to the Pacific coastal population. Year-round resident and winter visitor. Occurs on sandy beaches, salt pond levees, and the shores of large alkali lakes. Nests on the ground, requiring sandy, gravelly, or friable soils.

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Attachment D
SPECIES STATUS* HABITAT
Northern harrier
Circus hudsonius SSC
Year-round resident and winter visitor. Found in open habitats including grasslands, prairies, marshes, and agricultural areas. Nests on the ground in dense vegetation, typically near water or otherwise moist areas. Preys on small vertebrates. yellow rail
Coturnicops noveboracensis SSC
Summer resident in eastern Sierra Nevada in Mono County, breeding in shallow freshwater marshes and wet meadows with dense vegetation, also a rare winter visitor along the coast and other portions of the state. Extremely cryptic. white-tailed kite
Elanus leucurus CFP
Year-round resident in coastal and valley lowlands with scattered trees and large shrubs, including grasslands, marshes, and agricultural areas. Nests in trees, of which the type and setting are highly variable. Preys on small mammals and other vertebrates.

American peregrine falcon
Falco peregrinus anatum FD, SD, CFP
Year-round resident and winter visitor. Occurs in a wide variety of habitats, though often associated with coasts, bays, marshes and other bodies of water. Nests on protected cliffs and on man-made structures including buildings and bridges. Preys on birds, especially waterbirds. Forages widely.
saltmarsh common yellowthroat
Geothlypis trichas sinuosa SSC
Resident of the San Francisco Bay region, in fresh and saltwater marshes. Requires thick, continuous cover down to water surface for foraging; tall grasses, tule patches, willows for nesting.

California black rail
Laterallus jamaicensis coturniculus ST, CFP
Year-round resident in marshes (saline to freshwater) with dense vegetation within four inches of the ground. Prefers larger, undisturbed marshes that have an extensive upper zone and are close to a major water source. Extremely secretive and cryptic.

Alameda song sparrow
Melospiza melodia pusillula SSC
Year-round resident of salt marshes bordering the south arm of San Francisco Bay.

Inhabits primarily pickleweed marshes; nests placed in marsh vegetation, typically shrubs such as gumplant.
black-crowned night heron
Nycticorax nycticorax
none
(breeding sites
protected by
CDFW)
Year-round resident. Nests colonially, usually in trees but also in patches of emergent vegetation. Rookery sites are often on islands and usually located adjacent to foraging areas: margins of lakes and bays.

California Ridgway’s rail
Rallus obsoletus obsoletus FE, SE, CFP
Year-round resident in tidal marshes of the San Francisco Bay estuary. Requires tidal sloughs and intertidal mud flats for foraging, and dense marsh vegetation for nesting and cover. Typical habitat features abundant growth of cordgrass and DRAFT
pickleweed. Feeds primarily on molluscs and crustaceans.

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Attachment D
SPECIES STATUS* HABITAT
bank swallow
Riparia riparia
ST
Summer resident in riparian and other lowland habitats near rivers, lakes, and the ocean in northern California. Nests colonially in excavated burrows on vertical cliffs and bank cuts (natural and manmade) with fine-textured soils. Historical nesting range in southern and central areas of California has been eliminated by habitat loss. Currently known to breed in Siskiyou, Shasta, and Lassen Cos., portions of the north coast, and along Sacramento River from Shasta Co. south to Yolo Co. black skimmer
Rynchops niger
SSC
Found primarily in southern California; South San Francisco Bay has a small resident population. Nests colonially on gravel bars, low islets, and sandy beaches California least tern
Sternula antillarum browni FE, SE, CFP
Summer resident along the coast from San Francisco Bay south to northern Baja California; inland breeding also very rarely occurs. Nests colonially on barren or sparsely vegetated areas with sandy or gravelly substrates near water, including beaches, islands, and gravel bars. In San Francisco Bay, has also nested on salt pond margins.

AMPHIBIANS
California tiger salamander
Ambystoma californiense FE/FT, ST, RP
Populations in Santa Barbara and Sonoma counties currently listed as endangered; threatened in remainder of range. Inhabits grassland, oak woodland, ruderal and seasonal pool habitats. Adults are fossorial and utilize mammal burrows and other subterranean refugia. Breeding occurs primarily in vernal pools and other seasonal water features.

Santa Cruz black salamander
Aneides flavipunctatus niger
SSC
Climbing salamanders of the genus Aneides frequent damp woodlands and are usually found hiding under various debris (i.e., bark, woodrat nests, logs). The Santa Cruz black salamander exists south of the San Francisco Bay and was only recently recognized as a separate and protected species. Santa Cruz black salamander is highly sedentary, preferring to stay hidden under riparian debris.

Prey items include millipedes, spiders, and other insects (Stebbins and McGinnis 2012).

California giant salamander
Dicamptodon ensatus SSC
Occurs in the north-central Coast Ranges. Moist coniferous and mixed forests are typical habitat; also uses woodland and chaparral. Adults are terrestrial and fossorial, breeding in cold, permanent, or semi-permanent streams. Larvae usually remain aquatic for over a year.
foothill yellow-legged frog
Rana boylii SC, SSC
Found in or adjacent to rocky streams in a variety of habitats. Prefers partly shaded, shallow streams and riffles with a rocky substrate; requires at least some cobble-sized substrate for egg-laying. Needs at least 15 weeks to attain metamorphosis. Feeds on both aquatic and terrestrial invertebrates.

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Attachment D
SPECIES STATUS* HABITAT
California red-legged frog
Rana draytonii FT, SSC, RP
Lowlands and foothills in or near permanent sources of deep water with dense, shrubby, or emergent riparian vegetation. Requires 11 to 20 weeks of permanent water for larval development. Associated with quiet perennial to intermittent ponds, stream pools and wetlands. Prefers shorelines with extensive vegetation.

Disperses through upland habitats after rains.

REPTILES
green sea turtle
Chelonia mydas FT
Found in shallow waters inside reefs, bays and inlets with marine grass and algae.

Open beaches with a sloping platform and minimal disturbance are required for nesting. This species exhibits high site fidelity.
western pond turtle
Emys marmorata SSC
A thoroughly aquatic turtle of ponds, marshes, rivers, streams, and irrigation ditches with aquatic vegetation. Require basking sites such as partially submerged logs, vegetation mats, or open mud banks, and suitable upland habitat (sandy banks or grassy open fields) for egg-laying.

San Francisco garter snake
Thamnophis sirtalis tetrataenia FE, SE, CFP, RP
Vicinity of freshwater marshes, ponds and slow-moving streams in San Mateo County and extreme northern Santa Cruz County. Prefers dense cover and water depths of at least one foot. Upland areas near water are also very important.

FISHES
green sturgeon - southern DPS
Acipenser medirostris FT, SSC
Spawn in the Sacramento River and the Feather River. Spawn at temperatures between 8–14 degrees C. Preferred spawning substrate is large cobble but can range from clean sand to bedrock.
tidewater goby
Eucyclogobius newberryi FE, SSC
Brackish water habitats along the California coast from Agua Hedionda Lagoon, San Diego County to the mouth of the Smith River. Found in shallow lagoons and lower stream reaches; requires still but not stagnant water and high oxygen levels. delta smelt
Hypomesus transpacificus FT, SE
Lives in the Sacramento-San Joaquin estuary in areas where salt and freshwater systems meet. Occurs seasonally in Suisun Bay, Carquinez Strait and San Pablo Bay. Seldom found at salinities > 10 ppt; most often at salinities < 2 ppt. hardhead
Mylopharodon conocephalus SSC
Found in low to mid-elevation streams in the Sacramento-San Joaquin drainage; also occurs in the Russian River and tributaries. Favors clear, deep pools with sand-gravel-boulder bottoms and slow water velocity. Not found where exotic Centrarchids predominate.
steelhead - central CA coast DPS
Oncorhynchus mykiss irideus FT
Occurs from the Russian River south to Soquel Creek and Pajaro River, also in San Francisco and San Pablo Bay Basins. Adults migrate upstream to spawn in cool, clear, well-oxygenated streams. Juveniles remain in fresh water for 1 or more years before migrating downstream to the ocean.

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Attachment D
SPECIES STATUS* HABITAT
longfin smelt
Spirinchus thaleichthys FC, ST, SSC, RP
Euryhaline, nektonic and anadromous. Found in open waters of estuaries, mostly in middle or bottom of water column. Prefer salinities of 15 to 30 ppt but can be found in completely freshwater to almost pure seawater.

INVERTEBRATES
Crotch bumble bee
Bombus crotchii
SC
Range largely restricted to California, favoring grassland and scrub habitats.

Typical of bumble bees, nests are usually constructed underground. western bumble bee
Bombus occidentalis SC
Formerly common throughout much of western North America; populations from southern British Columbia to central California have nearly disappeared (Xerces 2015). Occurs in a wide variety of habitat types. Nests are constructed annually in pre-existing cavities, usually on the ground (e.g., mammal burrows). Many plant species are visited and pollinated.

San Bruno elfin butterfly
Callophrys mossii bayensis FE
Limited to the vicinity of San Bruno Mountain, San Mateo County. Colonies are located on in rocky outcrops and cliffs in coastal scrub habitat on steep, northfacing slopes within the fog belt. Species range is tied to the distribution of the larval host plant, Sedum spathulifolium.
monarch butterfly
Danaus plexippus
Winter roosts
protected by
CDFW
Winter roost sites extend along the coast from northern Mendocino to Baja California, Mexico. Roosts located in wind-protected tree groves (eucalyptus, Monterey pine, Monterey cypress), with nectar and water sources nearby.

Bay checkerspot butterfly
Euphydryas editha bayensis FT, RP
Restricted to native grasslands on outcrops of serpentine soil in the vicinity of San Francisco Bay. Plantago erecta is the primary host plant; Orthocarpus densiflorus and O. purpurscens are the secondary host plants.

Mission blue butterfly
Icaricia icarioides missionensis FE, RP
Inhabits grasslands and coastal chaparral of the San Francisco Peninsula and southern Marin County, but mostly found on San Bruno Mountain. Three larval host plants: Lupinus albifrons, L. variicolor, and L. formosus, of which L. albifrons is favored.
callippe silverspot butterfly
Speyeria callippe callippe FE
Two populations in San Bruno Mountain and the Cordelia Hills are recognized.

Hostplant is Viola pedunculata, which is found on serpentine soils. Most adults found on east-facing slopes; males congregate on hilltops in search of females.

Myrtle's silverspot butterfly
Speyeria zerene myrtleae FE, RP
Restricted to the fog belt of northern Marin and southernmost Sonoma County, including the Point Reyes peninsula; extirpated from coastal San Mateo County.

Occurs in coastal prairie, dunes, and grassland. Larval foodplant is typically Viola adunca. Adult flight season may range from late June to early September.

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Attachment D
* Key to status codes:

FE Federal Endangered
FT Federal Threatened
FD Federal Delisted
SE State Endangered
SR State Rare
ST State Threatened
SC State Candidate
SSC California Department of Fish and Wildlife Species of Special Concern WBWG Western Bat Working Group Priority Species
RP Published Recovery Plan
MMC SSC Marine Mammal Commission Species of Special Concern CFP California Department of Fish and Wildlife Fully Protected Animal Rank 1A California Rare Plant Rank 1A: Presumed extirpated in California and either rare or extinct elsewhere Rank 1B California Rare Plant Rank 1B: Plants rare, threatened, or endangered in California and elsewhere Rank 1B.1 California Rare Plant Rank 1B.1: Plants rare, threatened, or endangered in California and elsewhere (seriously threatened in California) Rank 1B.2 California Rare Plant Rank 1B.2: Plants rare, threatened, or endangered in California and elsewhere (moderately threatened in California) Rank 1B.3 California Rare Plant Rank 1B.3: Plants rare, threatened, or endangered in California and elsewhere (not very threatened in California) Rank 2B California Rare Plant Rank 2B: Plants rare, threatened, or endangered in California, but more common elsewhere Rank 2B.1 California Rare Plant Rank 2B.1: Plants rare, threatened, or endangered in California, but more common elsewhere (seriously threatened in California) Rank 2B.2 California Rare Plant Rank 2B.2: Plants rare, threatened, or endangered in California, but more common elsewhere (moderately threatened in California) Rank 3 California Rare Plant Rank 3: Plants about which more information is needed (a review list) Rank 3.2 California Rare Plant Rank 3.2: Plants about which more information is needed (a review list; moderately threatened in California) Rank 4 California Rare Plant Rank 4: Plants of limited distribution - a watch list Rank 4.2 California Rare Plant Rank 4.2: Plants of limited distribution - a watch list (moderately threatened in California) Rank 4.3 California Rare Plant Rank 4.3: Plants of limited distribution - a watch list (not very threatened in California) DRAFT Hillsborough Housing Element | Appendix C
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Three Conceptual Designs Not Supported
by the Community - Town Hall Campus
Hillsborough Housing Element | Appendix C
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C58

DRAFT FOR HCD REVIEW
Hillsborough Housing Element | Appendix C
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C59

DRAFT FOR HCD REVIEW
Hillsborough Housing Element | Appendix C
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C60