3.3 MITIGATION MONITORING AND REPORTING PROGRAM
The following table indicates the mitigation measure number, the impact the measure is designed to address, the measure text, the monitoring agency, implementation schedule, and an area for sign-off indicating compliance.
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
Monitoring
Agency
Implementation
Schedule Sign-off
Chapter 4.1 – Biological Resources
4.1-1 Have a substantial
adverse effect, either
directly (e.g., threaten to
eliminate a plant
community) or through
habitat modifications, on
any plant species
identified as a candidate,
sensitive, or specialstatus species.
4.1-1(a) Prior to the commencement of
construction associated with the
proposed project, focused plant
preconstruction surveys shall be
conducted by a qualified biologist
during the documented bloom periods
of San Francisco Bay spineflower. Two
site visits, including one early-season
(April) and one late-season (July) shall
be sufficient to cover the blooming
periods. If San Francisco Bay
spineflower are not observed during the
focused plant surveys, impact to
special-status plant species would not
occur, and mitigation would not be
required. The results of the surveys
shall be submitted to the City’s
Planning Department.
4.1-1(b) If San Francisco Bay spineflower are
identified on-site during the focused
plant surveys, the project applicant
shall be responsible for ensuring
construction activities avoid specialstatus plants through preparation and submittal to the City’s Planning
Department of an Avoidance Plan
Report detailing protection and
avoidance criteria, measures, and the
extent to which special-status plants
were successfully avoided. The
Avoidance Plan Report shall be subject
City of Pacifica
Planning
Division
City of Pacifica
Planning
Division
USFWS
CDFW
Prior to issuance of
any grading or
building permits and
prior to any ground
disturbing activities
After survey results
and prior to the
commencement of
construction
activities, if San
Francisco Bay
spineflower are
identified on-site
Final EIR
570 Crespi Drive Project
September 2025
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to approval by the City’s Planning
Department and CDFW.
If avoidance is infeasible, the qualified
biologist shall ensure seed collection
for affected special-status plants is
completed and plants are reestablished at a minimum of a one-toone ratio (number of newly established plants relative to the number of plants
impacted) in a preserved, suitable
habitat approved by the City and
CDFW. The project applicant shall
document and submit proof of
compliance to the City’s Planning
Department and CDFW.
Re-established special-status plant
populations shall be monitored annually
by the project applicant in accordance
with an approved Habitat Mitigation and
Monitoring Plan prepared in
consultation with the City’s Planning
Department, with annual monitoring
taking place for a minimum of five
years. The Habitat Mitigation and
Monitoring Plan shall include criteria,
subject to approval by all applicable
agencies, including the City’s Planning
Department, USFWS, and CDFW,
detailing the survival ratio required of
re-established populations and
performance standards for further
replanting for any re-established
During construction
activities
Annually for a
minimum of five
years after reestablishment of
plants
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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Impact
Number Impact Mitigation Measures
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special-status plant species that do not
survive. Reports describing
performance results shall be prepared
by a qualified biologist and shall be
submitted to the City’s Planning
Department for years one, three, and
five of the monitoring period.
4.1-2 Have a substantial
adverse effect, either
directly (e.g., cause a
wildlife population to
drop below selfsustaining levels,
threaten to eliminate an
animal community) or
through habitat
modifications, on
migratory birds and
raptors protected under
the MBTA.
4.1-2 To ensure compliance with protections
for migratory birds under the MBTA and
the CFGC, the measures outlined
below shall be implemented prior to the
commencement of construction
activities. Evidence of compliance shall
be submitted to the City’s Planning
Department for review and approval
prior to the commencement of
construction activities.
1. If construction activities are
scheduled to occur outside of
the breeding season (i.e.,
September 15 through January
15), pre-construction surveys
or other mitigation measures
are not necessary.
2. If construction activities are
scheduled to occur during the
breeding season (i.e., January
15 through September 15), a
preconstruction nesting bird
survey shall be conducted on
the identified work area and a
buffer zone (see #3, below).
City of Pacifica
Planning
Division
Prior to the
issuance of grading
or building permits
and at least seven
days prior to start of
construction (if in
nesting season)
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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Number Impact Mitigation Measures
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The survey shall be performed
by a qualified biologist
experienced with nesting
behavior of birds of the region
no more than seven days prior
to the initiation of work. A
second focused survey shall
be conducted within 48 hours
prior to construction activities
that would occur during the
nesting/breeding season. If
ground disturbance activities
are delayed following a survey,
then an additional
preconstruction survey shall be
conducted such that no more
than two weeks will have
elapsed between the last
survey and the
commencement of ground
disturbance activities. If a lapse
of project-related activities of
seven days or longer occurs,
another focused survey shall
be conducted before project
activities can be reinitiated. If
nesting or breeding activity is
not observed, work may
proceed without restrictions.
To the extent allowed by
access, all active nests
identified within 250 feet of
construction activities,
including equipment staging,
Immediately prior to
and during initial
grading/construction
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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Number Impact Mitigation Measures
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for raptors and 100 feet for
other protected bird species
shall be mapped.
3. For any active nests found
near the construction limits (76
m [250 ft] for raptors and 33 m
[100 ft] for other protected bird
species), the project biologist
shall make a determination as
to whether or not construction
activities are likely to disrupt
reproductive behavior. If
construction is determined
unlikely to disrupt breeding
behavior, construction may
proceed. If construction is
determined to potentially
disrupt breeding, the
construction-free buffer zone
shall be expanded; avoidance
is the only mitigation available.
The ultimate size of the
construction-free buffer zone
may be adjusted by the project
biologist based on the species
involved, topography, lines of
site between the work area and
the nest, physical barriers, and
the ambient level of human
activity. For raptors, the project
biologist shall contact CDFW
and/or the USFWS Division of
Migratory Bird Management for
Throughout
construction near
active nests
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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guidance regarding site
evaluations and buffer
adjustments.
If construction activities are
determined likely to disrupt
raptor breeding, construction
activities within the
construction-free buffer zone
may not proceed and project
personnel or equipment shall
not be allowed to enter the
protective buffer until the
project biologist determines
that the nest is unoccupied and
the young have fully fledged.
4. If the project contractor, in
consultation with the City,
determines that maintenance
of a construction-free buffer
zone is not practicable, active
nests shall be monitored by a
qualified biologist to document
breeding and rearing behavior
of the adult birds. The qualified
biologist shall observe any
identified active nests prior to
the start of any constructionrelated activities to establish a behavioral baseline of the
adults and any nestlings, and
the nest site(s) shall be
monitored by the biologist
After fledging or
nest inactivity is
confirmed
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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Impact
Number Impact Mitigation Measures
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periodically to see if the birds
are stressed by the
construction activities and if
the protective buffer needs to
be increased. The perimeter of
the nest setback zone shall be
fenced or adequately
demarcated with stakes and
flagging at 20-foot intervals,
and construction personnel
and activities restricted from
the area. A survey report by the
qualified biologist verifying that
no active nests are present, or
that the young have fledged,
shall be submitted prior to
initiation of grading in the nestsetback zone. The qualified biologist shall serve as a
biological monitor during those
periods when construction
activities occur near active
nest areas to ensure that no
inadvertent impacts on these
nests occur. All buffers shall be
shown on all sets of
construction drawings. If
construction activities are
determined to potentially
cause nest abandonment,
work shall cease until the
project biologist determines
that the nest is unoccupied. For
raptors, the CDFW and/or the
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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USFWS Division of Migratory
Bird Management shall be
contacted for guidance.
4.1-3 Have a substantial
adverse effect, either
directly (e.g., cause a
wildlife population to
drop below selfsustaining levels,
threaten to eliminate an
animal community) or
through habitat
modifications, on any
wildlife species identified
as a candidate, sensitive,
or special-status species.
4.1-3(a) Implement Mitigation Measures 4.1-
4(b) and 4.1-4(c).
4.1-3(b) Pre-construction surveys for specialstatus and non-listed bat species shall be performed by a qualified biologist
prior to removal of the on-site trees and
commencement of construction
activities. If any active maternity or
hibernation roosts are identified within
100 feet of areas proposed for
development, a CDFW-approved
qualified biologist shall establish sitespecific protective buffers around roosts, sized with consideration for the
species that are present and the time of
year bats are roosting, as well as levels
of construction noise and light emission
from project activities.
See Mitigation
Measures 4.1-
4(b) and 4.1-
4(c)
City of Pacifica
Planning
Division
CDFW
See Mitigation
Measures 4.1-4(b)
and 4.1-4(c)
Prior to removal of
the on-site trees
and commencement
of construction
activities
4.1-4 Have a substantial
adverse effect on any
riparian habitat or other
sensitive natural
community, or State or
federally protected
wetlands (including, but
not limited to, marsh,
vernal pool, coastal, etc.)
through direct removal,
4.1-4(a) Prior to the commencement of grounddisturbing activities, the project applicant shall notify CDFW, pursuant
to CFGC Section 1600. The notification
shall include a description of all of the
activities associated with the proposed
project, not just those associated with
the drainages and/or riparian
vegetation. Impacts shall be outlined in
the notification and are expected to be
City of Pacifica
Planning
Division
CDFW
Prior to the
commencement of
ground-disturbing
activities
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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Number Impact Mitigation Measures
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filling, hydrological
interruption, or other
means.
in substantial conformance with the
impacts to biological resources outlined
in the Updated Definition of Potentially
Jurisdictional Aquatic Resources and
Effects Analysis prepared for the 570
Crespi Drive Project by Wood
Biological Consulting. Impacts for each
activity shall be broken down by
temporary and permanent impacts. A
description of the proposed mitigation
for biological resource impacts shall be
outlined per activity and then by
temporary and permanent impact.
Information regarding project-specific
drainage and hydrology changes
resulting from project implementation
shall be provided, along with a
description of stormwater treatment
methods. Minimization and avoidance
measures shall be proposed, as
appropriate, and may include
preconstruction species surveys and
reporting, protective fencing around
avoided biological resources, worker
environmental awareness training,
seeding disturbed areas adjacent to
open space areas with native seed, and
installation of project-specific
stormwater BMPs. Mitigation for
impacts to 0.550-acre of arroyo willow
scrub riparian vegetation may include
restoration or enhancement of
resources on- or off-site, or any other
method acceptable to CDFW.
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
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Mitigation shall not result in a net loss
of a Sensitive Natural Community.
If CDFW determines through the
course of the CFGC Section 1600
notification process that the project
does not require a Lake or Streambed
Alteration Agreement (LSAA) to
address potential impacts to arroyo
willow scrub, further mitigation beyond
the proposed mitigation included in the
notice to CDFW regarding the
aforementioned vegetation
communities shall not be required.
Written verification of the applicant’s
compliance with the Section 1600
LSAA process shall be submitted to the
City of Pacifica Planning Division prior
to the start of any construction
activities.
4.1-4(b) Prior to the start of any construction
activities, a temporary sediment and
debris barrier shall be installed on the
southern limit of the construction area
that slopes toward the arroyo willow
and emergent wetland habitat. The
fence will also double as a wildlife
exclusion fence during construction.
The fence shall consist of standard
construction silt fence material with a
height of 36 inches. The lower six
inches of fence material shall either be
folded toward the construction side of
City of Pacifica
Planning
Division
Prior to the start of
any construction
activities
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
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the fence and weighted down with soil
or sandbags, or backfilled in a trench;
with both methods, the purpose is to
completely contact the surface so that
water and sediment would not flow
underneath, and wildlife would not
enter the work area from the wetland.
The barrier shall be maintained
throughout the duration of the
construction period. Evidence of
compliance with this measure shall be
submitted to the City of Pacifica
Planning Division prior to the start of
any construction activities.
4.1-4(c) A qualified biologist, or a designated
representative who has been trained by
a qualified biologist, shall inspect the
area inside of the sediment and debris
barrier for special-status species,
including California red-legged frog,
every day before construction activities
commence. If any special‐status
species are found, the qualified
biologist shall be immediately
contacted (if the survey was conducted
by the designated representative),
construction activities shall not be
allowed to start, and the USFWS and
CDFW shall be consulted on an
appropriate course of action. Such
action could include leaving the animal
alone to move away on its own or the
relocation of the animal to an area
City of Pacifica
Planning
Division
Every day before
construction
activities commence
Final EIR
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September 2025
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outside of the construction area. The
qualified biologist, in consultation with
the CDFW and USFWS, shall make the
ultimate determination of the action to
be taken. Evidence of compliance with
this measure shall be submitted to the
City’s Planning Department upon
discovery of special-status species and
prior to commencement of construction
activities.
4.1-6 Conflict with any local
policies or ordinances
protecting biological
resources, such as a tree
preservation policy or
ordinance.
4.1-6 Prior to issuance of any grading permit,
the project applicant shall obtain a Tree
Removal Permit for any protected trees
to be removed and a Tree
Encroachment Permit for any
construction activities within 50 feet of
a protected tree from the City of
Pacifica Director of Public Works.
Prior to issuance of a certificate of
occupancy, the project applicant shall
complete planting of any replacement
trees required as part of the Director of
Public Works heritage tree removal
authorization or other authorizations. In
addition, the project applicant shall
prepare and submit a Tree Protection
and Preservation Plan prior to the
protected tree removal or
encroachment authorizations or other
authorizations in accordance with the
City Municipal Code, Sections 4-12.02
through 4-12.11, and shall implement
any tree protection measures identified
City of Pacifica
Director of
Public Works
Prior to the
issuance of any
grading permit
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
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to protect trees which will not be
removed during construction prior to
commencement of any construction
activity.
Chapter 4.2 – Greenhouse Gas Emissions
4.2-1 Generate GHG
emissions, either directly
or indirectly, that may
have a significant impact
on the environment, or
conflict with an
applicable plan, policy, or
regulation adopted for
the purpose of reducing
the emissions of GHGs.
4.2-1(a) Prior to the approval of project
improvement plans, the applicant shall
implement the following measure:
• Consistent with BAAQMD’s
Transportation criterion d., a
total of four EV Capable
parking spaces shall be
installed throughout the 15 onsite uncovered parking spaces, and an additional four EV
Capable parking spaces shall
be installed throughout the 17
community center spaces,
consistent with the current
CALGreen Tier 2 standards.
Compliance with the foregoing
measure shall be ensured by the City of
Pacifica Planning Division.
4.2-1(b) Implement Mitigation Measure 4.3-3.
City of Pacifica
Planning
Division
See Mitigation
Measure 4.3-3
Prior to the approval
of project
improvement plans
See Mitigation
Measure 4.3-3
Chapter 4.3 – Transportation
4.3-1 Conflict with a program,
plan, ordinance, or policy
addressing the
4.3-1 Prior to grading permit issuance, the
project applicant shall prepare a
construction traffic management plan
City Engineer Prior to grading
permit issuance
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
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circulation system during
construction activities.
for review and approval by the City
Engineer. The plan shall include the
following:
• A project staging plan to
maximize on-site storage of
materials and equipment;
• A set of comprehensive traffic
control measures, including
scheduling of major truck trips
and deliveries to avoid peak
hours; lane closure
proceedings; signs, cones and
other warning devices for
drivers; and designation of
construction access routes;
• Provisions for maintaining
adequate emergency access to
the project site;
• Permitted construction hours,
per City of Pacifica standards;
• Designated locations for
construction staging areas;
• Identification of parking areas
for construction employees,
site visitors, and inspectors,
including on-site locations; and
• Provisions for street sweeping
to remove construction-related
debris on public streets.
4.3-3 Conflict or be
inconsistent with CEQA
4.3-3 The project applicant shall implement
the following CAPCOA VMT reduction
strategy T-9 to reduce the number of
City Engineer Prior to issuance of
final occupancy of
the residential units
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
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Guidelines section
15064.3, subdivision (b).
vehicle trips that would be generated by
future residents, subject to review and
approval by the City Engineer. The
timing for the strategy is set forth below:
Implement subsidized or discounted
transit program (CAPCOA Handbook
Strategy T-9)
The proposed project shall provide
subsidized or discounted, or free transit
passes for residents of the project’s 19
dwelling units.
Prior to occupancy of the multi-family
residential units, the project applicant
shall provide two free one-year transit
passes to residents of the project’s 19
dwelling units.
4.3-4 Substantially increase
hazards due to a
geometric design feature
(e.g., sharp curves or
dangerous intersections)
or incompatible uses
(e.g., farm equipment) or
result in inadequate
emergency access.
4.3-4 Implement Initial Study Mitigation
Measure IX-3.
See Mitigation
Measure IX-3
See Mitigation
Measure IX-3
Initial Study
a-c. Cause a substantial
adverse change in the
significance of a
historical resource
pursuant to Section
V-1. If any potentially historic resources,
prehistoric or historic artifacts, or other
indications of cultural deposits, such as
historic privy pits or trash deposits, are
found once ground disturbing activities
City of Pacifica
Planning
Division
Prior to the
continuation of
ground disturbing
activities, if any
potentially historic
Final EIR
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September 2025
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15064.5; cause a
substantial adverse
change in the
significance of a unique
archaeological resource
pursuant to Section
15064.5; or disturb any
human remains,
including those interred
outside of dedicated
cemeteries?
are underway, all work within the
vicinity of the find(s) shall cease, the
find(s) shall be immediately evaluated
by a qualified archaeologist, and the
City’s Planning Department shall be
notified of the find(s). If the find is
determined to be a historical or unique
archaeological resource, as
determined by the qualified
archeologist, contingency funding and
a time allotment to allow for
implementation of avoidance measures
or appropriate mitigation shall be made
available (CEQA Guidelines Section
15064.5). Work may continue on other
parts of the project site while historical
or unique archaeological resource
mitigation takes place (Public
Resources Code Sections 21083 and
21087).
The requirements of this mitigation
measure shall be included via notation
on all project improvement plans and
building permit plans for review and
approval by the City of Pacifica
Planning Department.
V-2. In the event of the accidental discovery
or recognition of any human remains,
further excavation or disturbance of the
find or any nearby area reasonably
suspected to overlie adjacent human
remains shall not occur until
City of Pacifica
Planning
Division
County
Coroner
resources,
prehistoric or
historic artifacts, or
other indications of
cultural deposits are
found once ground
disturbing activities
are underway
In the event of
accidental discovery
or recognition of
human remains
Final EIR
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September 2025
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compliance with the provisions of
CEQA Guidelines Section
15064.5(e)(1) and (2) has occurred.
The Guidelines specify that in the event
of the discovery of human remains
other than in a dedicated cemetery, no
further excavation at the site or any
nearby area suspected to contain
human remains shall occur until the
County Coroner has been notified to
determine if an investigation into the
cause of death is required. If the
Coroner determines that the remains
are Native American, then, within 24
hours, the Coroner must notify the
Native American Heritage Commission,
which in turn will notify the most likely
descendants who may recommend
treatment of the remains and any grave
goods. If the Native American Heritage
Commission is unable to identify a most
likely descendant or most likely
descendant fails to make a
recommendation within 48 hours after
notification by the Native American
Heritage Commission, or the
landowner or his authorized agent
rejects the recommendation by the
most likely descendant and mediation
by the Native American Heritage
Commission fails to provide a measure
acceptable to the landowner, then the
landowner or his authorized
representative shall rebury the human
NAHC
Final EIR
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September 2025
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remains and grave goods with
appropriate dignity at a location on the
property not subject to further
disturbances. If human remains are
encountered, a copy of the resulting
County Coroner report noting any
written consultation with the Native
American Heritage Commission shall
be submitted as proof of compliance to
the City of Pacifica Planning
Department.
The requirements of this mitigation
measure shall be included via notation
on all project improvement plans and
building permit plans for review and
approval by the City of Pacifica Planning
Department.
a,c. Directly or indirectly
cause potential
substantial adverse
effects, including the risk
of loss, injury, or death
involving: seismic-related
ground failure, including
liquefaction, or
landslides; or be located
on a geologic unit or soil
that is unstable, or that
would become unstable
as a result of the project,
and potentially result in
on- or off-site landslide,
lateral spreading,
VII-1. All grading and foundation plans for the
development shall be designed by a
Civil and Structural Engineer and
reviewed and approved by the Director
of Public Works/City Engineer, Chief
Building Official, and a qualified
Geotechnical Engineer prior to
issuance of a grading or building permit
to ensure that all geotechnical
recommendations specified in the
Geotechnical Investigation, dated
January 2016, and the Response to
Geotechnical Peer Review, dated April
30, 2020, prepared for the proposed
project by GeoForensics, Inc. are
Director of
Public
Works/City
Engineer
Chief Building
Official
Qualified
Geotechnical
Engineer
Prior to the
issuance of a
grading or building
permit
Final EIR
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subsidence, liquefaction
or collapse?
properly incorporated and utilized in the
project design.
d. Be located on expansive
soil, as defined in Table
18-1B of the Uniform
Building Code (1994),
creating substantial
direct or indirect risks to
life or property?
VII-2. Implement Mitigation Measure VII-1 See Mitigation Measure VII-1
See Mitigation
Measure VII-1
f. Directly or indirectly
destroy a unique
paleontological resource
or site or unique geologic
feature?
VII-3. In the event that paleontological
resources, including individual fossils
or assemblages of fossils, are
encountered during construction
activities all ground disturbing activities
shall immediately halt and a qualified
paleontologist shall be procured to
evaluate the discovery for the purpose
of recording, protecting, or curating the
discovery as appropriate. The qualified
paleontologist shall provide the City of
Pacifica Planning Department with a
report detailing the findings and method
of curation or protection of the
resources for review and approval by
City Planning staff prior to
recommencing construction
City of Pacifica
Planning
Division
In the event that
paleontological
resources, including
individual fossils or
assemblages of
fossils, are
encountered during
construction
activities
b. Create a significant
hazard to the public or
the environment through
reasonably foreseeable
upset and accident
conditions involving the
likely release of
IX-1. Prior to initiation of grading, excavation,
or other ground-disturbing activities on
the northern portion of the project site,
the project applicant shall complete an
analysis of on-site soils to determine
whether substantial concentrations of
soil contaminants are present above
the applicable direct exposure
City of Pacifica
Planning
Division
Prior to initiation of
grading, excavation,
or other grounddisturbing activities
on the northern
portion of the
project site
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
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hazardous materials into
the environment?
Environmental Screening Levels
(ESLs) set by the Regional Water
Quality Control Board. If contaminants
are not detected above applicable
ESLs, then further mitigation is not
required. If contaminants are detected
above the applicable ESLs, then the
soils shall be remediated by off-hauling
to a licensed landfill facility. Such
remediation activities shall be
performed by a licensed hazardous
waste contractor (Class A) and
contractor personnel that have
completed 40-hour OSHA Hazardous
Waste Operations and Emergency
Response (HAZWOPER) training, and
overseen by the San Mateo County
Environmental Health Services
Division. The results of soil sampling
and analysis, as well as verification of
proper remediation and disposal, shall
be submitted to the City of Pacifica
Planning Department for review and
approval.
c. Emit hazardous
emissions or handle
hazardous or acutely
hazardous materials,
substances, or waste
within one-quarter mile of
an existing or proposed
school?
IX-2. Implement Mitigation Measure IX-1. See Mitigation Measure IX-1
See Mitigation
Measure IX-1
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
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Number Impact Mitigation Measures
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f. Impair implementation of
or physically interfere
with an adopted
emergency response
plan or emergency
evacuation plan?
IX-3. Prior to the issuance of a building
permit, the project shall demonstrate
compliance with the 26-foot access
road width, or obtain Fire Marshall
approval of an Alternative Methods and
Materials request by the NCFA to
deviate from the 26-foot access road
width requirement for the Project.
NCFA Prior to the
issuance of a
building permit
a,e. Violate any water quality
standards or waste
discharge requirements
or otherwise substantially
degrade surface or
ground water quality; or
conflict with or obstruct
implementation of a
water quality control plan
or sustainable
groundwater
management plan?
X-1. During construction, the contractor
shall implement BMPs to reduce
pollutants in stormwater discharges to
the maximum extent practicable, which
may include but are not necessarily
limited to the following practices, or
other BMPs identified in the California
Stormwater Quality Association
(CASQA) Construction BMP Handbook
and in the City’s Municipal Regional
Permit for stormwater discharges:
• Temporary erosion control
measures (such as silt fences,
staked straw bales/wattles,
silt/sediment basins and traps,
check dams, geofabric,
sandbag dikes, and temporary
revegetation or other ground
cover) shall be employed to
control erosion from disturbed
areas;
• Inactive construction areas
(previously graded areas
inactive for 10 days or more)
that could contribute sediment
City Engineer Prior to the
issuance of a
grading, excavation,
or building permit
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
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to waterways shall be covered
or treated with nontoxic soil
stabilizers;
• Exposed stockpiles of dirt or
other loose, granular
construction materials that
could contribute sediment to
waterways shall be enclosed or
covered;
• The contractor shall ensure
that no earth or organic
material will be deposited or
placed where such materials
may be directly carried into a
stream, marsh, slough, lagoon,
or body of standing water;
• The following types of
materials shall not be rinsed or
washed into the streets,
shoulder areas, or gutters:
concrete, solvents and
adhesives, thinners, paints,
fuels, sawdust, dirt, gasoline,
asphalt and concrete saw
slurry, and heavily chlorinated
water; and
• Grass or other vegetative cover
shall be established on the
construction site as soon as
possible after disturbance.
The applicable BMPs shall be included
via notation on the project Improvement
Plans for review and approval by the
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
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City Engineer prior to issuance of a
grading, excavation, or building permit.
X-2. Prior to issuance of a certificate of
occupancy for any component of the
proposed project, the project applicant
shall execute and record a
Maintenance Agreement addressing
future maintenance of the stormwater
treatment measures required to comply
with Provision C.3 of the Municipal
Regional Permit. The Maintenance
Agreement shall be subject to review
and approval by the City Engineer and
the City Attorney’s Office.
X-3. Prior to issuance of a certificate of
occupancy for any component of the
proposed project, the project applicant
shall install all required stormwater
treatment measures, and demonstrate
full compliance with the stormwater
treatment plans prepared for the
proposed project. Evidence of such
shall be submitted to the City Engineer
for review and approval.
City Engineer
City Attorney’s
Office
City Engineer
Prior to issuance of
a certificate of
occupancy for any
component of the
proposed project
Prior to issuance of
a certificate of
occupancy for any
component of the
proposed project
b. Generation of excessive
groundborne vibration or
groundborne noise
levels?
XIII-1. Pile driving shall be prohibited during
construction of the proposed project.
Compliance with such shall be ensured
by the City of Pacific Planning Division.
City of Pacifica
Planning
Division
During construction
of the proposed
project
a,b. Listed or eligible for
listing in the California
Register of Historical
Resources, or in a local
XVIII-1. Implement Mitigation Measures V-1
and V-2.
See Mitigation
Measures V-1
and V-2
See Mitigation
Measures V-1 and
V-2
Final EIR
570 Crespi Drive Project
September 2025
Chapter 3 – Mitigation Monitoring and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
570 Crespi Drive Project
Impact
Number Impact Mitigation Measures
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Agency
Implementation
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register of historical
resources as defined in
Public Resources Code
section 5020.1(k); or a
resource determined by
the lead agency, in its
discretion and supported
by substantial evidence,
to be significant pursuant
to criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1. In applying the
criteria set forth in
subdivision (c) of Public
Resources Code Section
5024.1, the lead agency
shall consider the
significance of the
resource to a California
Native American tribe.